The URL can be used to link to this page

05-28-14 PC Agenda AGENDA Planning Commission Regular Meeting Golden Valley City Hall, 7800 Golden Valley Road Council Chambers Wednesday, May 28, 2014 7 pm 1, Approval of Minutes April 28, 2014, Regular Planning Commission Meeting 2. Informal Public Hearing — Final PUD Plan — Morrie's Automotive —7400 Wayzata Blvd. — PU-115 Applicant: Morrie's Automotive Group Address: 7400 Wayzata Blvd. Purpose: To allow for the addition of a new standalone dealership with customer service support area within the existing parking lot. 3. Informal Public Hearing — Final PUD Plan —Tennant Company— 701 Lilac Drive North — PU-114 Applicant: Tennant Company Address: 701 Lilac Drive North Purpose: To allow for the consolidation of multiple properties into one parcel to enable inter-campus connections. 4. Informal Public Hearing — Preliminary PUD Plan — Marie's Woods — 7200 and 7218 Harold Avenue — PU-116 Applicant: Peter Knaeble Address: 7200 and 7218 Harold Avenue Purpose: To allow for the reconfiguration of the existing two single family properties into a new six-lot, single family development 5. Informal Public Hearing —Zoning Code Text Amendment— Definition of Lot Width and Lot Depth —ZO00-94 Applicant: City of Golden Valley Purpose: To consider amending the definition of Lot Width and Lot Depth in the Zoning Chapter of the City Code. --Short Recess-- 6. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings 7. Other Business • Election of Officers and BZA Liaison • Council Liaison Report 8. Adjournment � This tlocument is available in alternate formats upan a 72-hour request. Please call 763-593-800b(TTY: 763-593-3968)to make a request, Examples of alternate formats � may include large print,electranic,Braille,audiocassette,etc. Regular Meeting of the Golden Valley Planning Commission April 28, 2014 A regular meeting of the Planning Commission was held at the Golden Valley City Hall, Council Chambers, 7800 Golden Valley Road, Golden Valley, Minnesota, on Monday, March 24, 2014. Chair Kluchka called the meeting to order at 7 pm. Those present were Planning Commissioners Boudreau-Landis, Cera, Kluchka, McCarty, Segelbaum and Waldhauser. Also present was City Planner Jason Zimmerman and Administrative Assistant Lisa Wittman. Commissioner Baker was abser�t =�� 1. Approval of Minutes , ;�, March 24, 2014, Regular Planning Commission Meeting' MOVED by Cera, seconded by Segelbaum and motion carried ;unanimously to approve the March 24, 2014, minutes as submitted. 2. Informal Public Hearing — Minor Subdi�r�sion —�QO Dec�tur Avenue Nor#h — Fretham 21St Addition — SU22-02 '� �� d � �, � '� Applicant: Lake West Developr,r��nt, LLC '" � � °_, �� ..; ,, t Addresses: 400 Decatur Av�C1�� NC�rtl�� r. Purpose: To reconfigur��he existing s�ngle family residential lot into two new single f�rnil�t��eside�ntial lots. � =� . 9��. Zimmerman explained the��pli�ant's rei�uest to subdivide the property into finro lots. He stated that the existing home would remain and would be 11,315 square feet in size with 94 feet of frontage along Decatur. A new home would be built toward the east side of the proposed new l:ot 2 and wo�ld be 20,153 square feet in size with 161 feet of frontage along Harold Avenue. ' Segelb�t�rn re�er`��red�.t� a riiap showing the proposed building envelopes and asked why the new hous�.�� r�oposed to be built so far to the east. Zimmerman stated that the applicant originally suk�mitted�,a proposal for three lots and that he may come forward in the future with plan'�fQr a thir�;lot. He explained that the Zoning Code and Subdivision Code define lot width diff�w�ent�y and that the Council is going to be discussing this issue soon in order to clarify which definition should be used. Waldhauser referred to the plans and asked about the notation shown on the western portion of the proposed new lot. Zimmerman stated that notation referred to the grade/elevation of the property. Zimmerman noted that the existing house has a deck that will be located in the rear yard setback area after the proposed lot split. He also noted that there is an existing shed that would be located on proposed Lot 2. He stated that the applicant has agreed to reconstruct the deck in a conforming location and to remove the shed from the property. Minutes of the Golden Valley Planning Commission April 28, 2014 Page 2 He stated that staff is recommending approval of the Minor Subdivision subject to the conditions listed in his staff report. Cera noted there is also an overhead wire will need to be relocated. Zimmerman agreed. McCarty asked if there are many trees that will need to be removed. Zimmerman stated that some trees will be removed and that a tree preservation plan will be required. Segelbaum referred to the existing curb cut on Harold Avenue which will provide access to Lot 2 and noted that it will be the only driveway on Harold. He asked if that existing curb cut, or the fact this this will be the only access on Harold Avenue, is significarrt in the City's consideration of this proposal. Zimmerman stated that the existing curb �ut isn't the reason that the access will be on Harold Avenue, Harold Avenue just provide��the frontage needed in order to subdivide the property. Kluchka asked if there are any potential issues with the proposed new house being so close to two parking lots. Zimmerman stated that there aren't any Code issues wi#h houses being close to parking lots and that anyone purchasing the property v�►i,ll ha�e #ull knowledge of the parking lots. Kluchka said he doesn't want the City put in ��Q,�osition of�`having to grant variances for taller fencing in order to screen the existin��par�Ci�g��ts. �?�, f: �� Segelbaum asked if Mr. Fretham owns the property. Don J�;�sen, Lake West Development Co., representing the applicant, said yes, Mr. Fretham is th�''current owner of the property. Jensen referred to an aerial photo of the prope� and sta'ted that he will work with the City's forester regarding the trees on the prs�perty„ Mi� e�c�I�it�ed that the power lines running over the property will be relocated eith�� underground or to the perimeter, the required inflow and infiltration work will be complete�;=the deck on the existing house will be removed and reconstructed in a conforming loca��on,and the existing house will be remodeled. He added that the proposed new hQ.�;�e will=k�,e ��ed on the east side of the newly created lot in case they can build another hoii�e m �futur�; if the can't build another home there will 'ust be � more ard s ace for� �'� � �� y p ��e two�I��C '. He stated that this proposal fits with why people want to be in Golden Valley. �� , Kluchka asked M�. Jensen�abouf the timeline for this proposal. Jensen said they hope to begin construction in June. Kluchka askea'ifi the nevv home would be a custom home or a spec home. Jensen said it would be a'es�mbination of the two. Kluchka asked if the home would be built before they have;a buyer. Jensen said a home would potentially be built before they have a buyer. Segelbauri��a�ked the applicant how their plans would be impacted if they are able to split the property into three lots. Jensen said there would be no impact to their plans because they are placing the house on the property so that a third house could fit. Segelbaum asked about the size of the proposed new home(s). Jensen said they would be 2,000 to 3,000 square feet in size. Segelbaum asked if the currently proposed new home would double in size if they are not allowed to split the property into three lots. Jensen said no, the market would not support that large of a home in this location. Minutes of the Golden Valley Planning Commission April 28, 2014 Page 3 McCarty asked Jensen to address the screening of the adjacent parking lot. Jensen said the screening can be addressed with the floor plan, the window placement, and landscaping and it should not be incumbent on the City to provide variances for screening. Waldhauser asked Jensen if the potential buyers are likely to be residents of the home, or just the owner. Jensen said he thinks there is more demand for the homeowner to live in the home. Kluchka opened the public hearing. Seeing and hearing no one wishing to comment, Kluchka closed the public hearing. Boudreau-Landis stated that if a Lot 3 is created it would have a much s aller rear yard setback than Lot 2. Zimmerman stated that the rear yard setback ►`equir�►�t�nt is 20% of the lot depth, whereas the side yard setback requirement is 15 fee�� , . ¢b; g��, a Segelbaum said he is supportive of this proposal. The apphc��,t has answ�r�d all of the Commissioner's questions and he feels this is an appropriate v�i�y to �nhance this property. ��. Kluchka suggested a condition be added stating that future varianees for screening will not be allowed. Cera said he would rather leave vari�nce decisions to the Board of Zoning Appeals or the City Council. Segelbaum agreed. Waldhauser agreed, but said she thinks it's important to note that the Planning Commissibn doesn't se��the need for future variances. Cera asked how high a fence could be:c��i'the �tljacent cc�mmercial property. McCarty said fences in the Commercial zoning di�trict�ar��If�i�nie�sto,be 8 feet in height. Cera said in that case a variance regarding the he�g�it'of�fence would not be an issue. He suggested a condition be added requiring that:the e�,�ting�s��d be removed. ; � ��;�� MOVED by Cera, second�d by �pu�F�€�au-Landis and motion carried unanimously to recommend approval of t�i�; proposed minor subdivision at 400 Decatur Avenue North subject to the follow�r�� con�itio�s: ��x�� e� 1. The City Attorney v�rill ��n6iF��; if a title review is necessary prior to approval of the final plat. ��;: � 2. A ark de �catior� fee`�qf$800 shall be paid before final plat approval. P �,_ 3. The �xis�rr�"''��F ��Ir�n the home at 400 Decatur Avenue North shall be removed to ��.�;j allowAth� p�a�erty�o�conform to the rear yard setback as outlined in Section 11.21, Subd. 1'1�A)��}�qf the City Code. 4. Th� existing,sh�d shall be removed before building permits are issued. 5. The Gity En�ineer's memorandum, dated April 23, 2014, shall become part of this approv�l.. '' 6. A Subdivision Agreement will be drafted for review and approval by the City Council that will include issues found in the City Engineer's memorandum. 7. All applicable City permits shall be obtained prior to the development of the new lots. --Short Recess-- Minutes of the Golden Valley Planning Commission April 28, 2014 Page 4 3. Reports on Meetings of the Housing and Redevelopment Authority, City Council, Board of Zoning Appeals and other Meetings Waldhauser gave an update on the April 10 Bottineau LRT Planning Advisory Committee Meeting where the group met with representatives of the Minneapolis Park Board. Zimmerman informed the Commission of two upcoming meetings regarding comments on the Draft Environmental Impact Statement (EIS). The first meeting wiU b�=Eheld on May 7 and will be led by Hennepin County. The second meeting will be�a�jointlP,lanning Commission, Environmental Commission and Open Space and Re�reation Commission meeting and will be held on May 15. The purpose of both meetin�S��s to a�cept �°;�� comments on the DEIS in order to pass them along to the Met�opolitan Cot�n;cil and the City Council. �'" ��' PG'` ��` I� 4. Other Business ' ; � � • Council Liaison Report � �� ; 'fi �, �a��: Council Member Snope stated that the City Council approv�,� the Preliminary PUD plans for the new Maserati/Bentley deale��hip�t th��pril ��7`City Council meeting. K� �� ,,�_ ;�. < <<,��, 5. Adjournment The meeting was adjourned at$:05 pm.' �� .. . � ��, �E. R�� '�ij�lpt � _ Charles D."''�e�'etbaum; Secretary Lisa Wittman, Administrative Assistant � .;F:. city of � o�den MEMtJRANDUNI � �la, �� Planning Department 763 593 8095/763 593 8109{fax) , . ,�� Date: May 28, 2014 To: Golden Valley Planning Commission From: Jason Zimmerman, City Planner Subject: Informal Public Hearing— Final PUD Plan for Morrie's Automotive (Maserati & Bentley) PUD No. 115—7400 Wayzata Boulevard—Morrie's Automotive Group, Applicant Background Morrie's Automotive Group is seeking approval of a Planned Unit Development (PUD) Permit to develop an additional, stand-alone, dealership within the existing parking lot at 7400 Wayzata Boulevard. A new lot would be created in the southeast corner of the property. The site currently contains the Morrie's Cadillac dealership; it would be joined by a Maserati and Bentley dealership in the new building. The Preliminary PUD Plan was reviewed by the Planning Commission on March 24, 2014, and approved by the City Council on April 17, 2014. The property is zoned "I-394 Mixed Use" and guided for long-term "Mixed Use" on the General Land Use Plan map. The total lot area is 5.6 acres; it is bounded by Highway 394 to the south and Pennsylvania Avenue South to the west. The adjacent property to the east contains an Infiniti dealership and the adjacent property to the north contains the Liberty Carton factory. Summary of Proposal The proposed PUD would allow the Applicant to subdivide the existing property and create two lots. Lot 1, containing the Cadillac dealership, would be 4.6 acres; Lot 2, containing the new Maserati and Bentley dealership, would be 1 acre. The new building would be located on the southeast portion of the property and would have parking both to the south and north. The new building would have a footprint of 11,640 square feet and total square footage of 20,986. The first floor would contain two showrooms as well as sales offices and workspaces. A revised floor plan now shows the car elevator incorporated into the interior of the building to allow cars to be brought up to an additional pre-owned showroom on the second floor. The front (south) facade of the building would consist mostly of a curtain wall of clear glass with illuminated signage and a clear glass overhead door. The other three sides of the building would mainly consist of white aluminum panels with banks of windows facing east and west. A wall of windows on the north side of the building would shelter a covered service drive. New landscaping would be installed around the foundation of the building and along the parking areas and trees would be added to the east side of the new lot. Six new Honey Locusts would be planted along Pennsylvania Avenue to the west. Overall, the amount of impervious surfaces on the lot would be reduced slightly. After the subdivision,the Cadillac dealership would be left with 255 parking spaces. The new Maserati and Bentley dealerships would share 28 parking spaces for a total of 283 spaces on-site. Code requires a minimum of only 217 spaces for these uses, resulting in an excess of 66 spaces. A private road runs along the south side of the property and provides access not only to the Applicant's property, but to other businesses further to the east via a driveway easement. The new Lot 2 will require use of this road and the existing curb cut into the Cadillac dealership lot. � � ,_ �. 500 y 501 500 � k; 501 600 � 501 421 �` , . � . . � � , �� , , re �. ,�, .,��,: >. ' � � 7400 520 � 521 7700 �. ; 521 520 ' S21 510 { 7100 .� _,..r ,.. ..__ �:. . . . _ . . ....�. ...... .. � ;�, we"'"R' �;>,_ ..� �_ .. _ .. . ,W,;{c,. .. ..: . _. �.r=� . .. .,. -�.� :..�. �-- �-k:�t�'��-._____ .._----�---- ___��.__.._ �_ __� , ._._... _ � . � 611 7701 . wre.";��`r{u.ia�,,.�r .�.. , .�r, +�a, s�. .a,.. � 600 , ; � 642 F 623 648 . 675 700 ��; � . 7425 Laurel Ave � � ,� � � -- `' > � 716 �° 723 716 ` � 710 � ►d , 705 .� � � � c t : 32 ld3 732 750 705 Pennsylvania Ave S � $� �� t '� `}� 825 � '-� ,�y�° 815 820 r'Q� � � . '+�r �`.'�+a' 840 ,v- ^ ,.»� .. _ ) w�843 830 '� __. :.n..,,,�: :�+�. -�.' - � 900 � �*+^. � 4 �. �_� ;� � ��915 � 950 , � .� �_� x 1 � � 904 t. �� s 1033 1030 �� °� � � :� -�, , �.�� : ��j 901 C�# 1000 �� '�� t 041 1040 d 1040 �t, 1051 1050 � � o � � 74� 7000 4��1060 �G' 7630 `r�° rtO. ^ 1�p0 , 7200 7100 � , - _ '-�-..._-.._.___.___ _ _..f.._..� __ � _ _"��f.L�$�$ �� •n---s�.c�r��::..�..='�`� _�_w � , � ^ � � � . ' � _ - _ _ . .. � „ .. . . _ r - N , - - - �''" �!S/.��4 �__ �:=��.r:��:___.._.�:....-.,.�-........,a:--••-----�-- -----:-•---•- � _ �'�' J'.E� . ,. � il �y •-•-- _" 4.` --��'�" .d� ,�"p� I�.»:-..-as. � �r+a.v "�.,�� , T'�ts.3�_ �� __'�-..r.c., � - ^ �� bl � Ifl 1♦ � �/•'%_'�� . � ` LKZS�'u""�"' -�. �ty+��i.ty . � tA „1�4 .; }I /.xrAl�K . ! .� ° .�.a �yrt �._ �.�.,. .i - r 3? .a'.�t ��M �� ,,t_ � �:� P,� . 11 M 1 q ♦ ' ' �` . � � �� afyY7 f.�� r i�• [�,' �t'1 -IYJ • t c. �1(: i i� �". �, I R�k �, � h..,�.� ' �� , z t �' ` .. .'�.� . .. �i ° T 4�F �"� i �� "1� � t�� w 1.. «. 7�y,�. �� , i y 1 1 �. � �I�,r,��. �!'f . � .;..a.� :� � r .f`—+��j }�, ,�lq�,�"`t� ,,�+��f�.:s x r'" � �. :' R � ��fl.'bT�.� .d`v�°.'+��"'�' v ,_ - �y .""�ar� _ +��" `S+'.._a^ � � ,. ,.�� .. �<i�"� . ..:. . ''�.: ,. . �' PUD 115 - Site Map Land Use and Zoning Considerations The property was guided for long-term Mixed Use development in the Comprehensive Plan in 2008. At that time, it was also zoned "I-394 Mixed Use." Although the I-394 Mixed Use Zoning District requires a Conditional Use Permit for outdoor auto sales, a PUD would allow the development to occur without this requirement. The I-394 Mixed Use Zoning District regulates Dimensional Standards, the Density and Mix of Uses, and various Development Standards. The Code allows the City to approve alternative approaches that achieve the same design objectives. As a PUD, the City can also offers flexibility from the regular zoning requirements in order to achieve a better development. The following table summarizes how closely the requirements of the I-394 Mixed Use Zoning District are met under the current proposal: I-394 Mixed Use District Morrie's Maserati & Bentley Dimensional Standards Front yard setback, building No minimum 88' Side yard setback, building 10' 15.5' Rear yard setback, building 10' 35' Front yard setback, parking 15' 26' Side yard setback, parking 15' NA Rear yard setback, parking 15' 10' with no landscaping Maximum height 3 stories 2 stories Impervious coverage 65% maximum Overall: 86% (down from 87%) Lot 2: 80% (down from 89%a) Density and Mix of Uses Required mix of uses At least two uses when site is Single use over one acre Required open space 15%when site is over one Unknown acre Floor area ratio 0.6 maximum 0.48 Development Standards Building placement Building close to primary Parking use between building street; parking use in the and primary street interior of the site Building design Facades over 30' divided Yes visually Building tops defined through Yes architectural details Defined base, middle, and top Some with human scale elements Transparency Window and door openings at Yes least 60%of length and 30% of facade facing primary street Windows located minimum of No (floor to ceiling windows) 3' above grade Door height maximum of 8' Yes Window and door or balcony Yes openings at least 15%a of upper story, side, and rear facades Building entrances Entrances provided onto Yes primary street Entrances lighted and defined Yes with architectural details Building materials Exterior wall finish of glass, Yes stucco, natural stone, brick, architectural concrete, non- corrugated metal, or an equivalent or better At least 20% of the facade None facing primary street Kasota stone or other indigenous dolomitic limestone Up to 15% of exterior wall More than 15% aluminum may be wood, metal, EIFS, or cladding equivalent when used as trim All facades shall be Yes constructed with materials of equivalent levels of quality to the front facade, except when not visible to public Building colors Bright or primary colors Yes limited to 15% of all street- facing facades and roofs Parking location Located to the side or rear of 22 parking spaces in the front buildings; parking within front of the building; parking yard setbacks between between building and street building and street limited to 62' deep maximum depth of 40' Parking screening Screened from streets by 5' 26' wide landscaped strip but wide landscaped strip no screening Screening shall consist of None masonry wall, berm, or hedge a minimum of 3.5' and maximum of 4' and not less than 50% opaque year-round 1 deciduous tree per 50' of Yes landscaped frontage Pedestrian circulation Sidewalks required along all New sidewalk along street frontages Pennsylvania; none along the private road 6' sidewalks along all fa�ades Sidewalk along south fa�ade that abut public parking areas but not north Public art Encouraged None Public Works and Fire Safety Considerations As is standard practice for development proposals, plans for this proposal were reviewed by the City's Public Works Department to ensure the site can be adequately served by public utilities and that traffic issues are resolved. A memorandum from the Public Works Department that addresses sanitary sewer and water services, stormwater management, and tree preservation and landscaping is attached. The Fire Department reviewed this proposal to ensure that buildings are equipped with fire protection systems and that adequate emergency vehicle access is achieved on the site. A memorandum from the Fire Department that addresses fire hydrants, water supply, and No Parking Fire Lane signs is attached. Modifications from Preliminary PUD Plan The building footprint and floor plans were revised between the Preliminary and Final PUD Plans. The car elevator that was the north of the building has now been incorporated into the interior of the building. In addition, a covered service drive was added to the north. Rain gardens are now proposed to be constructed in the landscaped buffer between the front parking area and the private drive to the south. As requested by the Planning Commission, trees have been added to the plans along Pennsylvania Avenue. New to this plan is a third pylon sign proposed to be constructed in addition to the existing two pylon signs. The City's sign ordinance does not permit more than one pylon sign per lot in the I-394 Mixed Use Zoning District. Justification for Consideration as a PUD The PUD process is an optional method of regulating land use in order to permit flexibility in uses allowed, setbacks, height, parking requirements, and number of buildings on a lot. Staff has determined that this application qualifies as a PUD because it achieves the following standards established in City Code: • Achieves a high quality of site planning, design, landscaping, and building materials which are compatible with the existing and planned land uses. • Encourages creativity and flexibility in land development. • Encourage efficient and effective use of land, open space, streets, utilities, and other public facilities. • Achieve development consistent with the Comprehensive Plan. • Achieve development consistent with the City's redevelopment plans and goals. In order to be approved as a PUD, the City must be able to make the following findings: 1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and design than generally expected under conventional provisions of the ordinance. 2. Preservation. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes,trees, scenic views, creeks, wetlands, and open waters. 3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. 5. General Health. The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. Recommendation Staff recommends approval of the Final Plan for Morrie's Automotive (Maserati & Bentley) PUD No. 115, subject to the following conditions: 1. The plans prepared by mfra, dated 4/25/14 submitted with the application shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from the Public Works Department to Mark Grimes, Community Development Director, dated May 19, 2014, shall become a part of this approval. 3. The recommendations and requirements outlined in the memo from the Fire Department to Mark Grimes, Community Development Director, dated May 19, 2014, shall become a part of this approval. 4. Access to the newly created Lot 2 shall be maintained via a driveway easement. 5. The Final Plat shall include "P.U.D. No. 115" in its title. 6. A park dedication fee of$80,640, or 2%of the land value, shall be paid before Final Plat approval. 7. All signage must meet the requirements of the City's Sign Code (Section 4.20). 8. This approval is subject to all other state,federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant's Narrative (3 pages) Memo from the Fire Department dated May 19, 2014 (1 page) Memo from the Public Works Department dated May 19, 2014 (4 pages) Renderings of Proposed New Building (2 pages) Final Plat (1 page) Site Plans (13 pages) � ��_ � � �.� � t � r�_ �'�� aw� ��' � �4 �� "" � a � �� , � �# �� " �� "� � r ��;_ � ��.. � ��sv.�y�td ` � ' :�s � _ �n� � ; �- � i � " � � � �� 5��11�� i ��, , t ��a � ��mm�.�,, � �i��iq�s � � �a�' . . �-r ; , �li ei � I�ii�� i.� ii) ��`d# r .; k �� : � f�tlelxeC AVe S �d`��`��}� - ; � �� .�;�� , �i z= �'c� � � �� t � � ��= �- �`��; � �� ,�,' ,,��,�.,..�».. 3* i : E :��.�G��3riV� �� 5��. .A.,�,.� �..«.. � . . �. � � � � � ,: � � n .��t 14.R,,`( y��`,�.�,,:�u � � s � , �� Subject Property: �' �� ' � � �� _ �� 7400 Wayzata Blvd. � � ..� � � �� ., �' �� . �� vs -�� "a" ,�,�,, �° � « { � � �' � � ��. � �� =u�� _ , � � � � > � ,� w <��.� � � � � � ` do g +� C qy --aN..j�4 � T1 z t m9 �.„. ��,- �� cs � '�� @ „� ��a �� s� � � � t e �,�`�' � �a s��-��i �:� g_� �,� � � � � �� y—s '�� g{ � �� ' - W �..�.. � �� <" �' �� w�s�„,.�.��.��' �'� WUyZ�f�t CfIYq � � _�� ,�,�,�"��.� , lnt�3rst�tte€�1try 39C �, :: , : �Ii1t�M��iiiFFit►�liiii�l{ifFitiiii�i� .�f�l�i�iiiik�HiNi{{i�t�lt�i#�ii�iFi��i�i��if� t�/i�iiiitilEfp�llwt{i�iiii . ..�Mk§FwxF}. .:: M�� i�' k $ �� t � x� �O��'��+ 7400 Wayzata Boulevard �� 7 Golden Valley,MN 55426 � "�` CA�ILLAC/SAAB phone 763-449-4200 �•. � . fax 763-449-4271 �� :, r B U Y H A P P YTM morries.com � �� ' Morrie's Luxury Auto— Golden Valley" ��`. ��- Final PUD Application �� ` ` 7400 Wayzata Boulevard }� � �.�� Golden Valley, Minnesota ��,�,�� °�� Proiect Narrative: ��, � ,�� `-� Introduction: � ��x; �� `� • Morrie's Automotive Group is proposing to amend the land use designation for their � � ��, . �� existing property at 7400 Wayzata Boulevard to a Planned Unit Development (PUD). �� . ��,� ��x�"�� ,�� General Project Scope: �� ,��.�; • The purpose for creating a PUD is to allow Morrie's to develop the existing site as a ��`f luxury automotive development. Currently Morrie's Cadillac/Saab is located on the site, ��, -., �r�� and Morrie's would like to construct another showroom facility that will house � ��_ �� ' �� = additional high-end luxury automobile lines. � �� • Under the PUD,the current parcel will be platted into two lots, and each building will be �t��` r�� located on separate lots. � :��:' �� : � �� Site Design: � ��,�a,,• �� f��w^ • The proposed location of the high-end luxury showroom facility is east of the current ��:�t ��`��"� Cadillac/Saab buildin which is currentl a vehicle dis la lot. ��; g, Y p Y ��M ��"� • Vehicle display will be located on the northeast portion of the site. Customer parking �� ' ��:�� for the proposed high-end luxury showroom facility will be located in front. �� • No modification to the existing site lighting is anticipated. �� . �� ` ��k°. �� , �� Building Design: �m �f�: � ��; ' • The proposed high-end luxury showroom building consists of a two-story structure, with � ��.�� ;��°� , showrooms on both levels. Service write-up is located between the main level ��r showrooms. All service work for the high-end luxury vehicles will be performed in the �� existing Cadillac/Saab service department. } �°�� • The construction type proposed to the new building is II-B, and will be fully sprinklered. � � ��` • The proposed exterior building materials consist of a combination of glass, aluminum ��«X• �� composite (ACM) rain-screen system, and face brick. The colors of the proposed �� , +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ �� -��.. ; Morrie's Luxury Auto—Golden Valley � �� ;,£� PUD Appication ��`� �"�` April 25,2014 �� "� ��, �� 3� a ��i �� 1a a��.:; �K�h�3� r `�'�`s�:� building materials will be of a lighter tone, which will blend with the existing building colors. • Building signage will consist of individual illuminated channel characters for verbiage, and the manufacturer's logo mark will be a backlit cabinet sign. • The two main showrooms will each have a separate entrance to their respective showrooms. Landscaping: • Landscaping around the new facility will consist of a variety of foundation planting around the building perimeter, a hedge along the east edge of the customer parking, and several over-story shade trees at the northeast corner of the building. • The sidewalk in front of the proposed showroom facility will be either a decorative stamped concrete or pavers, which will match the sidewalks around the Cadillac/Saab building. • The total landscaped area (pervious surface) will increase from the current condition. • New trees will be planted along the west side of the existing dealership building per code. • There currently are no trees located in the general area of the proposed development, thus a Tree Preservation Plan is not required. Grading& Drainage: • Grading/drainage will be limited to the extent required around the proposed showroom building. The general drainage direction will remain as currently exists, which is to the southeast. • The total hard surface (impervious surface) will decrease from the current condition. Conclusion: We believe this PUD request should be granted for the following reasons: • The creation of this PUD will increase the land density within the I-394 corridor, and eliminate the view of the expansive display lot from Wayzata Boulevard/394. • The proposed use is compatible with the adjacent businesses, and because of the nature of the product sold, it is a destination point, and will not create an excessive amount of traffic. • The proposed building design and exterior building materials are high-end, and complement the designs of the existing adjacent buildings. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ Morrie's Luxury Auto—Golden Valley PUD Appication April 25,2014 • The proposed development reduces the total amount of impervious surfaces on that site. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++ Morrie's Luxury Auto—Golden Valley PUD Appication April 25,2014 �� _ � � � e n� '' �� F��.�a �Hf�ij� Fd �� i;�i�� Alii{i'�� i . e �� "+�'..-� ��i�l� 5',. '^�nV' Fire Department 753-593-8079/763-593-8098(fax} Date: May 19, 2014 To: Mark Grimes, Director of Community Development Cc: Jeff Oliver, City Engineer From: John Crelly, Fire Chief Subject: Final PUD—7400 Wayzata Blvd —Morrie's Automotive (Maserati & Bentley) I have reviewed the application for the Final PUD application for Morrie's Automotive (Maserati & Bentley) located at 7400 Wayzata Blvd. Most of the comments that I presented in the March 14, 2014 preliminary PUD letter were addressed but a couple still remain. Listed below are my comments. 1. The installation and maintenance of any fire hydrant shall be in accordance with the City of Golden Valley Public Works Department. Private fire hydrants located on private property shall be identified with a red paint color. The installation of a fire hydrant shall be within 150 feet of any fire department sprinkler connection or standpipe connection located on the building. City Policy and Minnesota State Fire Code Section 9.3.3.7. Provide a fire hydrant within 150 feet of the building fire department connection (FDC). 2. The fire department connection (FDC) shall be located within 150 feet of the hydrant. The plan does not indicate a location for the FDC. Please the FDC location on future utility plans 3. The installation of No Parking Fire Lane signs shall be installed in accordance with the Golden Vatley City Ordinance. A 20 foot wide access road shall be provided and maintained starting at the service drive, continue north along the west side of the new building and continuing north and then west out to Pennsylvania Avenue. Fire lane signs "may" need to be added to ensure the 20 foot wide road is always accessible. If you have any questions, please contact me at 763-593-8065, or e-mail jcrellv@�oldenvallevmn.�ov ��tyof OlC�eYl MEMORANDUM � . �la,, ey Public Works Department � 763 593 8030/763 593 3988(fax) ,.:. ;;: , : ,;,,: ,.�� ;,.. - °��: t. ;�,. �� :...��. . . �:��- .> Date: May 19, 2014 To: �1Vlark Grimes, Director of Planning and Development From: Jeff Oliver, PE, City Engineer /�' � Eric Eckman, Public Works Specialist ��`C/ Subject: Review of Final Plans—Planned Unit Development#115 Morrie's Automotive—Maserati and Bentley (7400 Wayzata Boulevard) �� :.<� ��,. ��f�� , ��.��: .: ��x �� r� ..,�"x ��w,,,�,,,, �r,.:-,:: s�.. ., �°��;, „ �, - Public Works staff has reviewed the Final PUD Plans submitted by Morrie's Automotive Group (Developer)for construction of a new automobile dealership on a portion of the existing Cadillac dealership site. The proposed redevelopment, called Morrie's Luxury Auto, is located on the property known as 7400 Wayzata Boulevard, which is east of Pennsylvania Avenue South and north of Interstate 394.This memorandum discusses issues identified during the Public Works review that must be addressed prior to final plat approval. The comments contained in this review are based on the plans submitted to the City on April 25, 2014. Site Plan This redevelopment includes the creation of a new parcel in the southeast corner of the existing Cadillac dealership for the construction of a two-level, 20,986 square foot automobile showroom and customer service building. A portion of the existing Cadillac parking lot will be removed to accommodate the new building and associated parking facilities. Landscape improvements are proposed along with a decrease in overall impervious surface area. The City's street system in the vicinity of this project is adequate to accommodate the vehicle trips generated by the development. The existing Cadillac parking lot will be modified to allow for construction of the new dealership and there are no changes proposed to the site circulation within the PUD or access to the City's street system. The Driveway Easement (Document 1033214) which provides the car dealership to the east of this site access to Pennsylvania Avenue South may need to be modified to ensure that the new parcel has permanent access to the City's street system. The Developer must provide copies of this easement to the City. The City's Comprehensive Transportation Plan identifies a future sidewalk on the east side of Pennsylvania Avenue South extending from Wayzata Boulevard to Laurel Avenue. The Developer must construct the portion of this sidewalk that is adjacent to this PUD, including the connection G:\Developments-Private\Morrie's Auto Maserati PUD 115\FinaIPUDReview_051914.docx south to the pedestrian bridge which crosses I-394. There are curb cuts in the existing driveways serving the Cadillac dealership that may accommodate the placement of the sidewalk. Final plans for the sidewalk must be submitted to the City along with a Right-of-Way Management permit application. The concrete sidewalk must meet City standards and Americans with Disabilities Act (ADA) guidelines. The City will own and maintain the sidewalk following completion of construction. The Developer must post a financial security as a guarantee that the sidewalk will be constructed in a timely manner and in accordance with City standards. Preliminarv Plat This development includes subdividing the existing property into two new parcels. Lot 1 will contain the existing Cadillac dealership and Lot 2 will be home to the new Maserati and Bentley showroom. A proposed final plat was not submitted with the Final PUD plans. However, based upon the preliminary plat submitted earlier,the Developer has included the dedication of right-of-way along Interstate 394 and Pennsylvania Avenue South consistent with the City's recommendation. However, depending on the alignment of the proposed sidewalk along Pennsylvania Avenue South,the Developer may have to dedicate additional right-of-way or possibly a walkway easement. The proposed final plat must include the dedication of drainage and utility easements consistent with the City's Subdivision Ordinance. In addition, since the development is adjacent to Interstate 394, MnDOT must review the plat and may provide additional comments. Utilitv Plan The City's water system that provides service to these properties has adequate capacity to accommodate the proposed redevelopment. The proposed redevelopment is within a sanitary sewershed that is tributary to a system capacity issue near the intersection of Laurel Avenue and Turners Crossroad. The City's 24-inch diameter sanitary sewer is effectively at capacity in this location and there is minimal capacity available for future redevelopment along the I-394 corridor unless inflow and infiltration can be reduced throughout the sewershed. The City is putting plans in place to reduce the inflow and infiltration in the City's portion of the sanitary sewer system over the next several years. In addition,the proposed use at this location is a low generator of wastewater flow and will contribute minimal flows. Therefore, connection to the City's sanitary sewer system should be acceptable as proposed. The Developer has demonstrated that extension of sanitary sewer and water services is possible, as shown in the Utility Plan. The proposed sewer and water services for the new building will be extended into the site from the existing City facilities within Pennsylvania Avenue.The Developer will be required to obtain Sewer and Water Permits, and a Right-of-Way Management Permit for installation of these services. The Developer will own and be responsible for the sanitary sewer from the point of connection to the City sewer to the building. The Developer will also own and be responsible for the maintenance of the water service from the new valve, at the point of connection to the City's main, to the building. The City will own and maintain the valve at the point of connection. G:\Developments-Private\Morrie's Auto Maserati PUD 115\FinaIPUDReview_051914.docx The Preliminary Utility Plan submitted for review does not indicate any structural piling to support the sanitary sewer and water services. The soils in the vicinity of this property have resulted in utility service issues on adjacent properties that appear to be the result of soil settlement. The Developer must submit information from a soils engineer regarding the need for pile support of the utility services before final plat consideration. The existing and new building within this PUD must comply with the City's Inflow and Infiltration Ordinance. The existing building has been inspected and is in the process of receiving its Certificate of Inflow and Infiltration Compliance. A Certificate of Compliance must be obtained for the new Maserati/Bentley building prior to occupancy. Stormwater Management This proposed redevelopment is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed and is therefore subject to the review and comment of the Bassett Creek Watershed Management Commission (BCWMC). Due to the scope of redevelopment,the project is not subject to the BCWMC requirements for water quality. However,the plans will be reviewed for erosion and sediment control best management practices. Sweeney Lake is listed as an impaired water for nutrients (phosphorus) by the Minnesota Pollution Control Agency. Review by the City and BCMWC will include an evaluation for compliance with the Sweeney Lake Total Maximum Daily Load (TMDL) Implementation Plan. The plans submitted by the Developer include the reduction of impervious surface area (approximately 3,500 square feet), which is recognized as an effective best management practice. In addition, the Developer has proposed the construction of a vegetated swale and two bioretention basins to assist in the reduction of stormwater volume, phosphorus, and total suspended solids from the site.The City recommends that storm sewer manhole 1 (STMH 1 on the plans) be designed with a 4-foot sump and a SAFL baffle for sediment capture and removal. All existing and proposed storm sewer facilities that are part of this development will be owned and maintained by the Property Owner. The Developer will be required to enter into a Maintenance Agreement with the City for all stormwater quality treatment facilities and storm sewer facilities installed as part of the development. This PUD is also subject to the City's Stormwater Management Ordinance.The City must approve the Stormwater Management Plans prior to submittal to the BCWMC. In addition,the PUD is subject to the Minnesota Pollution Control Agency's NPDES Construction Permit. A copy of this permit must be obtained by the Developer and provided to the City, prior to issuance of any permits to begin work on site. Tree Preservation Plan and Landscape Plan This PUD is subject to the City's Tree Preservation Ordinance and Minimum Landscape Standards. There are no existing trees within the redevelopment area and therefore no tree preservation permit is required. G:\Developments-Private\Morrie's Auto Maserati PUD 115\FinaIPUDReview_051914.docx The plans submitted with this application include a Landscape Plan. Prior to approval of the final plat and PUD development agreement,the Developer will be required to post a financial security as a guarantee that the landscaping will survive the two-year warranty period. Therefore, the Developer must submit to the City an estimate of the cost to furnish and install the landscape materials. Summarv and Recommendations Public Works staff recommends approval of the Preliminary Plans for Morrie's Automotive PUD 115, subject to the comments contained in this review, summarized as follows: 1. The Developer must construct a sidewalk along Pennsylvania Avenue South, and submit a financial security to ensure proper construction, as discussed in this review. 2. The Developer must submit a proposed final plat for review and approval. 3. Approval is subject to the review and comments of the Minnesota Department of Transportation. 4. The Driveway Access Easement between the two adjacent automotive dealerships must be reviewed and be modified as necessary to allow the new automotive dealership access to Pennsylvania Avenue. 5. The Developer must submit a geotechnical analysis on the need for structural piling to support the sanitary sewer and water services to the new building. 6. An Inflow and Infiltration Certificate of Compliance must be obtained for the new Maserati/Bentley building prior to occupancy. 7. Storm sewer manhole 1 (STMH 1 on the plans) should be designed with a 4-foot sump and SAFL baffle to assist in sediment capture and removal. 8. The Developer must enter into a Maintenance Agreement for the stormwater quality treatment facilities and storm sewer facilities being constructed as part of the PUD. 9. The Developer must obtain Stormwater Management, Right-of-Way Management, Sewer and Water, and any other permits that may be required for development of this site. 10. The Developer must submit a security for the landscaping on site, as discussed in this review. Approval is also subject to the comments of the City Attorney, other City staff, and other agencies. Please feel free to call the Public Works Department if you have any questions regarding this matter. C: Jeannine Clancy, Director of Public Works Bert Tracy, Public Works Maintenance Manager Mitch Hoeft, PE, Utilities Engineer Mark Ray, PE, Street Maintenance Supervisor AI Lundstrom, Park Maintenance Supervisor and City Forester Kelley Janes, Utilities Supervisor Joe Fox, Water Resources Engineer John Crelly, Fire Chief Jason Zimmerman, City Planner Jerry Frevel, Building Official Sue Virnig, Finance Director G:\Developments-Private\Morrie's Auto Maserati PUD 115\FinaIPUDReview_051914.docx � 9� � ,� ��r�,�.� <�,Fm *� �� ; � � � ��" �`�, � , y�g �� d � °z �� ' ; �, � ✓ ' �� +� � a z+�� s T"�� '. � ""t ',�" Gc; �r�: �;a" .. r- r� tf . s � � �s ; � � �� > � � � ' r �"rv + � p� �€: ��-�' � � % � r �� ti�r f� �� ` � a ,�' ��r � '� �i �. ��.. r�,r . .�� .,'.�� ,� ��k�' � � �� .�� ,,.� �� ' � ��ri �i�� ,��;� �` u� z � � ,; `�{ �� : i�e��i � ��#��Ii� 4�� '�, ,:` ��`1' �,.,,,�j �.#� _ �� _ I 3` �� ai ..� .� .�:� ��.«;� ,� �_ �..�-�-�� ; � �: � ; � :� ' � �:,� ,y � �` � � � �_� ; � � �� ,� � .��. ,�...��, �` �..�- �;�� r��,..�� .,� � . ..�.. r� ��►z.� � �� q � �5... S � 'a4C:�, ��iY .f �: �`3 t 1 � ��, '.P �'si, �! b , ,��," �;.-. s �E ,,., � �� ':7� x a e � 1 '� �� a �; ��r� ,��. ��;'� �� ..�.�'. } 1 � t' f" d gtt4, ,s�`�'��'y + � � �r` ,k� v.�1 �5.. . � ��pa`.� .� �: � g, N�`s YAt,y,`', �Y x .1+' .}"' .--�Ms1�.,� . . � � �, a�� _ — .�� - � � �i��_�� — r� �__ + �, �.: �: � ; �� .�� ` �� . � �4 � � �� .� � . y.. 11 �� , � �; �I�� , �i / m '_' �` i��, � 1�' rt�,� �� , �� ,�� :� �� : ;.�. ;� �� ,�� _ � �� _ � _ � � �,.;;, � �'�a t:: ' �I��;II��;I � I��i��,�f� � ��11'N�� ..�� -- i■iY�iuh ��r��i��il� f � ,'��i � ��:' �, �� ' �� ► . : `1 �� i�� ' � �� .,..� !�.,� �"` �� , _,i ��'�'�. � ��; �. 1� Yll� . �� '�Li .,.�I �. � � �� .= �� ,zt��,�� ,� �� ;�-_-�-�- ir��il h i, _ ai ,� ��i � ��i� Y ._— •va _:.:: , .,. —_..— ..�ua. � y� I'I'� #'f, ,, y �� " 1 I v-_ t`�� ' . �,.. . � I � �� ;� . . ,.�� ,,_. � ., �� , ,M��, ,,,: �� DRAFT oxxxxxxx U X X X X X X X MORRIE 'S GOLDEN VALLEY — P . U . D . NO . 115 R.T.DOC.NO. a � a � KNOW ALL PERSONS BY THESE PRESENTS:That Wagener Properties LLC,a Minneso[a limi[ed liability company,fee I Marws F.Hampton do hereby certify that this plat was prepared by me or under my direct supervision;that I am a � w NW CORNER OF THE SE 1 4 OF N LINE OF THE SE 1/4 OF THE owner,of the followin described ro ert situated in the Count of Henne in,State of Minnesota,to wit: dul Licensed Land Surve or in the State of Minnesota;that this lat is a correc[re resentafion of the boundar . o � B P P Y Y P Y Y P P Y - THE NW 1/4 SEC. 5, T. 117, R. 21 - NW i/4 SEC. 5, T. 117, R. 21 � ' � survey;that all mathematical data and labels are mrrectly designated on this plat;that all monuments depicted on . � I � � Parcel 1: this plat have been,or will be correctly set within one year,that all water boundaries and wet lands,as defined in � Minnesota S[atutes,Section 505.01,Subd.3,as of[he date of this certificate are shown and labeled on this Plat;and xxxxxxx - x x x x x x x $ g That part of the following described property lying westerly of a line drawn from a point in the all public ways are shown and labeled on this pla[. xxxxxxx x x x x x x x southerl line of said ro ert distant 42.57 feet East of the Southwest corner thereof to a oint xxxxxxx Y P P Y. P xxxx xx x x x x x x I � � � in the West line of said property,distant 204.87 feet South of the Northwest corner thereof;That Dated this day of ,20_ x x x x x x x �9�.9'��W�3.rJ� - 535.49 1 �I, m x z x x x x x (.�- � ^ � part of the Southeast Quarter of the Northwest Quarter(SE 1/4 NW 1/4)lying west of the East 10 � �` � ' acres thereof and southerly of a line drawn from a point in the westerly line of said Tract,dis[ant 0000000 � i-------------------------------------------------------------------------, ��577J � � 588feetsoutherl fromtheNorthwestcornerthereof,asmeasuredalon saidwesterl linefromthe 0000000o I � 30.15 � 453.35 i � I Y g Y �+o 0 0 0 0 0 0 � i i � Northwest mrner of said Tract,to a point on the easterly line of said Trea,distant 585 feet Marcus F.Hampton,Licensed land Surveyor, i i i i i i i i i �o 0 0 0 0 0 0 30 30 � � southerly,as measured along said easterly line from the Northeast corner of said Tract,except Minnesota License No.47481 0 0 0 0 0 0 0 � i i I I the westerly 500 feet,front and rear,of the above-described property,Section 5,Township Ill, o�Nna�n�or� �• W N 0 � � Range 21,and situate in Hennepin Counry,Minnesota. z • � i � STATE OF MINNESOTA � � � � � � i-_ ' i � M Parcel 2: COUNTV OF i i I O �� I \^ z i i N i,�j=Z I- , W� �i � i I W All of the following described Tract:The westerly 500 feet front and rear of the following described The foregoing instrument was acknowledged before me this day of 20�by Marcus N o i i � F.Hampton,a Licensed Land Surveyor. �-~ a � � i I N tract of property to-wit:That part of the Southeast Quarter of the Northwes[Quarter(SEl/4 NW 1/4) o N N� W g � � � I lying west of the East 10 acres thereof and southerly of a line drawn from a point on the westerly line wHC�J �W i i w V Z U y �j i � of said Tract 588 feet southerly from the Northwest cornerthereof as measured along said westerly line � �a � � � x p Q� � i Z from the Northwest mrner of said Tract,to a point on the easterly line of said Tract distant 585 feet �Z�� W.- � � i Notary Public, County,Minnesota Notary Printed Name p O _ Z i i I southerly as measured along said easterly line from the Northeast corner of said Tract,Sec[ion 5, O x _. �3 � � � My Commission Expires w m�_ ` I 3 Z ? � ! ." I Township lll,Range 21,except that part which lies easterly of a line drawn from a point in the North U a~ ' LOT 1 i I line of said property distant 16.5 feet West of the Northeast mrner thereof to a point in the East line of said z , +� w O-� � � - property,distant 204.87 feet sou[h of[he Northeast corner thereof,and situate in Hennepin County,Minnesota. W N�� _ � i i � __ Golden Valley,MINNESOTA d w�p I W i� �i � '" I Has caused the same to be surveyed and platted as MORRIE'S GOLDEN VALLEV-P.U.D.NO.115,and does hereby ��v i^ N� � This plat of MORRIE'S GOLOEN VALLEY-P.U.D.NO.I15 was approved and ac�epted by the City Council of Golden .S. w :�' � �� •i � . I donate and dedicate to the public for public use forever the public ways,and does also dedicate the easements as _��a '� ��n S89°54�53�W 731_92 °0i � - Valley,Minnesota,at a regular meeting thereof held this day of 20 .If applicable,the f--z= .�, � �--- ---ry- �_ shown on this plat for drainage and utility purposes only. , i + I � � '. written comments and recommendations of the Commissioner of Transportation and the Coun[y Highway Engineer `~ � �3 �� --, � ' � � have been received by the City or the prescribed 30-day period has elapsed without receipt of such comments and '�' •°� �� BLOCK 1 3� �I -- In witness whereof said Wagener Properties LLC,a Minnesota limited liability company,has caused these presents to ==: i 4) ^,� � LL recommendations,as provided by Minneso[a Statutes,Section 505.03,Subdivision 2. ' ' ie �� I� - I besignedbyitsproperofficerthis dayof 20 "" O; �N W �N ry� � -- I W Wagener Properties LLC,a Minnesota limited lia6ility mmpany •+-, I _ � � �i i (,' � `- o�N City Council,Golden Valley,Minnesota i : i i � o�- _ Z , __ � .pz yJ i i i _ o i I - i i ri f' ^a � i � � i \^ SIGNED: ' F I � B: Ma or B: . i Clerk a i i - N^ . r ♦ Y Y Y Q � I ... � i �i _ <w� I Q i , � i i W tn i �_� I � i i i w vi „ i w „' z r i i li � By: ,as 'N a i i � LOT 2 i - FZ U RESIDENT AND REAL ESTATE DEPARTMENT,Hennepin County,Minnesota � I a� 1 N I I �W � I � J i � Ni i �I� � - �O a STATE OF MINNESOTA a � i � I W I h e re b ce rt i t h a t t a x e s a a b l e i n 2 0 a n d r i o r e a r s h a v e b e e n a i d f o r l a n d d e s c r i h e d o n t h i s l a t d a t e d t h i s Q n (n i Mi i m i N �- Z N\ C O U N T Y O F Y f Y P Y — P Y P P , J I N I N I __� W� I � W z i 7� da of 20 . > Y _ i • i i � � wi ", I ci 3 Z i �i i i W 3<Z The fore oin instrument was acknowled ed before me this da of 20 b � W I B g B Y � Y �i � I i i fp i / Mark V.Cha in,Count Auditor Q d �i P Y . � i I, ,as of Wa ener Properties LLC,a v e� i �(j g � � � oi � i'`� � Minnesota limited liabilit com an on behalf of the cor oration. � O � pi � �i�i I Y P Y, P p I Z � (n i � � I i i i O � i � DRI�EWAY EASEMENT ' i�� Z I By: ,Deputy O � i i PEft DOC.N0.1033214 c� �� i i i �`I�ii tn I � i � � ig� Notary Public, County,Minnesota Notary Printed Name w -- � ------------------------ ----� � --------- 1%� I SURVEVDIVISION,HennepinCounty,Minnesota � � � r T i i r r ��i i My Commission Expires � � '�� 'O i DRI�EWAY EASEMENT PER DOC.N0.1033214�� i � � ❑i� i '? N \ i i � I ii�i Pursuant to Minnesota Statutes Section 383B.565(1969�,this plat has been approved this day of � I � � — Z -- '-1-� �------� ' 1�—�' zo Y .. T------------------------- r--------- T � Q � -----342_42 i 152J9 -- - � �O I___ _______________ _______________________ L--______________ Y � g — — _ — _ w � —C S89'S9�19�E i i I ,County Surveyor � �-RESTRICTED ACCESS T01-394 O PER OOC.N0.2417782 N.L1NE EAS�AENT PER DOC.N0.562327 -�� w I i m � I B n Y: x I n I O DENOTE51/21NCH BV 141NCH IRON MONUMENT ~ I j SET AND MARKED BV LICENSE NO.47481. I , w ,-"_HIGHWAY EAS�AEHT PFR�OC.N0.562328�� ' i � - i I • DENOTES 1/2 INCH IRON MONUMENT FOUND. REGISTRAR OF TITLES,Hennepin Caunty,Minnesota I I iW m � I i^ I I hereby certify tha[the within plat of MORRIE'S GOLDEN VALLEY-P.U.D.NO.115 was filed in this office this � �� ,' i N THE WEST LINE OF THE SE 1/4 OF THE NW 1/4, w � �� `�-� I SECTION 5,TWP.117,RGE 21,IS ASSUMED TO HAVE A day of 20J at o'clock_.M. _____________T_-__-------_____--- -_-----__________ � Q � � i BEARING OF NORTH OS DEGREES 38 MINUTES 44 J ` _ i I SECONDS EAST. Martin McCormick,Registrar of TiUes w INTERSTATE HIGHWAY NO.394�`. � �� I � �_ HIGHWAY EASEAIENT I :'. � By: ,�eputy $ ' (WAYZATA BLVD) P�DOC.N0.155672'�� 8 ' I I ' � DRAINAGE AND UTILITV EASEMENTS ARE SHOWN THUS: i �' \� i I (NOTTOSCALE) � � `� I � i I I � � i ' I � � ! SC000 _ .4257 i 572H9� -J 6 �� ' S89°57�28'E 54257 ��S LINE OF THE SE 1/4 OF THE ' I I 6 NW 1/4 SEC. 5, T. 117, R. 21 I~ —�6— —J L—_--L 6 NORTH 0 50 100 BEING 6 FEET IN WI�TH,UNLESS OTHERWISE INDICATED,AND ADJOINING LOT LINES AND SCALE IN FEET ADJOININGRIGHT-OF-WAYLINES,ASSHOWN MFRA� INC. oNTHEPv�T. ENGINEERING,PLANNING AND LAND SURVEYING � _ � . ra �� ,�z��,� PymaNi,Mlnnesrob 55447 V631476.fi010 mleplqne � 17831478.8532 fa�slmlle Site Development Plans �'��°m Client MORRIE'S f o r AUTOMOTIVE � ' GROUP o r r i e s u X u r 12520 WAYZATA BOULEVARD U O MINNETONKA,MN 55305 Project Golden Valley, Minnesota MORRIE�S LUXURY AUTO P rese nted by: • � • Location Morrie s Automotive Group GOLDEN VALLEY, MN 7400 WAYZATA BLVD. Certification I herebY�ertify that this plan,zpecification or report was prepared by me or under my direct supervision and that I am a duly I�icensed professional EN6INEEP under[he laws of[he state ofMinnesota. Brady D.Busselman 100 RegiztrationNo.44579 Da[e:02/21/2014 Ifap0licable,contactusfora signetlmpyofthis plan wh'icM1 Is available u0o��epuest at MFPA,Inc., PlymautM1,MN oRlce.. —CONSULTANT CONTACT LIST: —SHEET INDEX Summary CIVIL ENGINEER 55 SHEET DESCRIPTION Designed:soe/con Drawn:innl DEVELOPER/OWNER MFRAINC. Q W C1.01 TI7LESHEET approved:eoe sook/Page: MORRIE'S AUTOMOTIVE GROUP 14800 28TH AVENUE,SUITE 140 � Phase:vaeunniNnnv Initial issued:oz/�i/mia 12520WAYZATABWD PLYMOUTH,MN 55447 Q Q 1/i ntia/n[Smi.eno7ii�e5uavev MINNETONKA,MN55305 TEL763-476-6010 > C3.01 Si7EVLnnI Revision History TEL 95b544-0376 FAX 763-476-8532 > No.Date By Submittal/Revision CONTACL LYNN ROBSON CONTACT: BRADY D.BUSSELMAN,PE '^ MARKET ST Ca.o1 GRADiNG&DRAiNAGE&EROSION CON7ROLPLAN n w/i3/i4 innr upaaceas��eya z S�TE C6.01 UTILITVPLAN SrormwarerManagementRevisions w e oa/�5/ta lnnr Fi�aivUOPia�s a * a C7.01 DETAILS 169 394 n.oz DETAILS � �w ARCHITECT SURVEYOR p Q DARWWLINDAHLARCHITECTS MFRAINC. 4124 QUEBEC AVE N,SUITE 106 14800 28TH AVENUE,SUITE 140 MINNEAPOLIS,MN 55427 PLYMOUTH,MN 55447 TEL 763-560-0445 TEL763-476-6010 �—�� FAX 763-560-0441 FAX 763-476-8532 '...�,-i CONTACT: DARW W LINDAHL,PA CONTACT: MARCUS F.HAMPTON,LS I n,.T.s. Sheet Title TITLE SHEET GEOTECHNICAL BRAUNINTERTECCORPORATION 1826 BUERKLE ROAD ST.PAUL,MN55110 VICINITY MAP TEL 651-487-3245 Fax esi-as�-isiz NO SCALE CONTACT:STEVE MARTIN,PE Sheet No. Revision - C1.01 6 Project No.MOR19974 � � a�ag� I -LEGEND •FOUND MONUMENT�a�-�- I --�Q WATERMAIN EASEMENT LINE �� /A` �� ra I ' SETMONUMENT d-�-OO SANITARVSEWER - SETBACKLINE �`Y • NW f�11MER OF 7HE g 1/{OF N I1NE OF T1E g 1/{OF TE � �MARKED l54]481 (�DD -�STORM SEWER 0- RESTRICTEDACCESS � I i I - NW 1/4 gG 5,T.117,R 21 �-NW 1�4 3C.5,T.717,R 21 �'ELECTRIC METER I}--DD--G�FIARED EN�SECTION ------- CONCRETE CURB N�'��Z �9 I ��' � IXIS7ING BUILOING - Y -� �LIGHT G� 'u[--�p ELECTRICTRANSFORMER BUILDIN6LINE ��y��j��j�� wm . I NORTH ^�`y AIRCONDITIONER c�u*-pp TELEPHONEPEDESTAL - BUILDINGCANOPV %J �� I� � � �GUVANCHOR ,rc�vc-po GASMETER � BITUMINOUSSURFACE 7480028thAve.N,Ste140 �I ; I �v�' � '�cns u[�ms 0 40 80 .�HAN�ICAP STALL ow OVERHEAD WIRE � [ONCRETESURFACE Plymouth,Mlnnesota 55447 � � ;S ' �I t�UTIIJTV POLE -o CHAIN IJNK FENCE .., I � ,.-�-�� ,� PROPERtt ID:OS 11]21 24 0002 _ � SCALE IN FEET O LANDSCAPESURFACE C/631476.6010 �elephane . ; ADDRESS:]Ot PENNSYLVANIA AVF 5 � POST t IRON FENCE �/s',{�4]6.8532 faalmlle OWNER:LIBERTY DIVERSIFlEO IN�INC �- y O SIGN -x- WIREFENCE DECIDUOUSTREE www.mha.com 'l\ I I I I � , �� ' p� -o- WOO�FENLE CONIFEROUSTREE I L_ o �SgJ9�H�YY 4B3.SO_ _ _ "' A \ I I� � _ - _-_ ._ __. 500.00_-___ -a----.- � F \ � / 30�,5 ' __.- - _,-. ..... ,..� __- ��. __- -_ �5113� F�D 1/2VI,P ien _ a 1 �I• l nooaEss eaa��nrisrivaHin°°E s E_�, N,i� ' 1 � I I I 'T �SURVEY NOTES , � ' - � I � � . - OVMER�,HIGHLANDBANK, M n o � I� I 1 BIIUMINO I I I I� � I I I I � \ I 1 Thebeerngrystem'sbasedontheHennep C ry dne[esystem,NA083�1986Adust�lM1rthenassumedbeerngofN05"3844EfartheWestine Morries I . • m nat -- - oEsNs) � ofthe5E1/4oftheNW1/4of5ecton5 To h'p117 R ge21 - -- - - I � � I I Automotive � i�� '�� US SURFACE ` ��. I I 2.The vert�ical da[um-s based on NAVD88 The or -I � -- g -ingbenchmarkzareWINNETKARMland2]89AV,ba[hreferencedfromtheMnDOTGeade[ic I :I „ V�I�I � m .... _ ______- . •_�/ i 4 / 'Y � �I�~ ... DataBENCHMARKkl GIOUp _ � I � ' ' ��/�� I .I �' � MI ' I iNH located approx mately 140 feet northwesterly of the southwest comer of bu Iding(a<ross Pennsylvan'ia Avenue�. ` II Z � i ...�.. . � � i \ �' I� �.�N 6ENCHMARKPPraxma Y Yo g�across y a I W � .I, � I TNHloca[eda tel 140fee[sauthwesterl f[henorthwestcamerofbuld-n Pennslvan�aAvenue�. � '� a�.�{ . \ I ., I � Elev. 889.21 <5 i / . y i ' � I i I I^�-I , ". , 35�bjectprpertysatltlress's]400WayzataBlvtl.GOldenValley,MN55426,'tsproperty'dentfcatbnnumber's0511]21240POlVem r C� � ` y , ' ti � � � ,� , p � I I �.�� _ I � ..; _ � , � _ � qf � -� I � I � I � 1 _ 1 I I II � I 4 Thssurveyw performedunder[hemverofasgnfcantamountafsnaw Thesurveyo makesnagu anteeNa[allvsble m m enLsareshown O�p' i � 04.9--___ ..- az r a PROPERTYID:0511] 1 23-�004 /�11 � 4 �i s -�- ----- 139.6---- -�-� . . nooaEss.�eoownna�ne�w 1' F{/ � � �� '�'� � ; ' I � �SUBIECTPROPERTY Morries Cadillac OWNER:ADVANCE FyJSIC INC J� - I � � � �\ �� ; � , .-�,•� .I�� zI � !� � Q, � � i � � o�crpco�fromcne�ommcme�� - C�' �' w�� , � _ � �� ... I Pa��e�� Saab � � �� ,a.,I �� Q w � � / � I�� i,p� \ �i � � - That part of the fallow ng descr bed property ly ng westerly of a I'ne drawn from a po nt'n the southerly I'ne of sa'd property,d'stant 42.5]feet East of the �Z , � I x I Southwest corner thereaf ro a po n[-n the West I-ne of sa d property d-stant 204 8]fee[South of[he Northwes[rorner thereof,that part of the Southeas[ �� I . fi' _ / '� I 'I�f3 ':� \ / /i.. _ �+ � , - Quarter of the Nor[hwest quarter ly ng west of the East 10 acres thereof and Sau[herly of a I-ne drawn from a pa�nt-n[he Wes[erly I-ne of sa-d Tract,d-stant I ��N I �� \ � rc � � I _-- I 588 fee[Southerly from the Northwest mrner thereot as measuretl along sa d Westerty fne from the Northwest corner of sa'd Tract to a po nt on the � � \ � \ � �� u Easterlyl'neofsadTract,dstant585feetSoutherly,asmeasuredalongsa'dEasterlyl'nefromtheNortheastcomerofsadTract exceptthewesterly500 / .� :I�Z i II..:" \ � o --�-�� - �---- ��--138.1--�- feet frontandrear,aftheabave descrbedproperty SectonS,Townsh'pll]Range2l. LQCaL��n / ` , 3 ,' . �nrvrc � ___ . = I Parcel 2� ..� ; � \ + � asaass / � ` � ' o � '� -i � [a 0 � r' 8 / � �. -- All of the follow n descr bed Tract:The Westerl 500 feet front and rear of the follow n descr bed tract of r ert ro w t that art of the Southeast ,:e \ r �e.s / , d Y d P oP Y P z , • • • o • ... _ . 9 nane,of�he en Vall o, Gold e Nor[hwest uarter I'n West of the East 10 acres thereof and Southerl o�a I'ne tlrawn from a o'nt on the Wescerl I'ne of sa d Tract d-stant '� \ �� ?�� g�� y � �� • �'� / z^.,.� `�' m I 588er1y I�e of sal dfTract tl stant 585 feetr5outherly afs measured along sagd Easrerly I ne from the Northeast corner of sa d Tract,5 ct on 5,Tow h �' '�"ma . � j ' � I � �.� -� -I� ��o y (as measured alon a tl westerl I ne from the Northwest corner of sa d Tract�,to a po nt on the ��- �� x' � �\ / i. I'�� ^3� Range2l,exceptthatpartwhchfesEasterlyafa-nedrawnfromapont-ntheNorthl�neofsa-dpropertyd-tant165fee[WestoftheNortheaztcomer MN , ��m ,� \ u -�. I,, " /BINMINOUS� SURFACE I - I thereof to a po n[-n[he Eazt I-ne of sa d property,d-stant 204.8]feet South of the Northeast�arner[hereof.s , . �- �i .;\ ' _ � rd LL /I 9e� � � ___ w HennepnCounryM-nnesota ' �W � /� / 1` ' I Torren Property EXISTNC BUILOING I ❑ r Q o I 7orrens Cert'f t No.1190625 - - ,_ . � �/ . _ da PROPERTY1�:05-11]-21-23-0056�--- _ -� � d ...I - I ReferencngT'tleComm'tmentNo.35585�PROFORMA�dated6/1/2012,[ha[StewartT'tleGuarantyCompanyhasprovdedusthefollowngmmmen[son ADORESS:1040 PENNSriVAN1A AVE 5 irao- � o c� / ��' easemen[s etc,that the property-s subjec[to-n Schedule B Sect an 1 thereof us ng the same number ng system as-n sa�d Sect on 1 Ezcept on Items No's. OWNER:NW BELL iELEPHONE��CO/ __� � � I_ �-�� m / _ �I� �� ( I 1 3 and 9 11 are not Survey rela[ed'[ems . � / � �� 109.8--_ � �T 4 Easement for h�ghway purpores'n favor of the State of Minnesota,as aeatetl n document dated lanuary 18,1940,filetl April il,1940,as Documen[Na. I I 1'N � .s x� w I I `_ I 8�� 1556]2.Ease t h �a�=�rveY. Certifieation - - - - - - � �+�i 'M � � Iql __ I � 5 Rghtsofth St t fM nesota-nclud-ngh�ghwayeasementandeasementtaerectandma-nta-ntemporarysnawfen�esuponlandsadlacentto �I❑ �� W i � �^ h'ghway taken'n F'nal Cert fcate tlatetl Apr I 30,1958,fletl luly],1958,as Document No 562329.Easemen[s shown on survey W x �� - � I�', I / . g I"�I I €€� 6 Easement for street,road and u[�I ry purposes,n favar of the V Ilage,now Cty,of Golden Valley as created'n documen[dated May 25,1965,filed May PROPERTY I�:OS-11]-21-23-005] 14 � � 26,1965,as�ocument No 808689 Easement is shawn on survey ADDRESS:]550 WAYZATA BLVD r I � � ] Terms and contl[ons of and easements conta'ned n Easement,dated A 'I 19 19J2,�led lune 6 19]2,as Documen[No 1033214 Easement s shown OWNER:LORRAINE D MEYER f�� "Iin I� II � � � � I � � I �� P� � � N�' I Z I' o _" / / � ' an SUNey � I � '�� . I �� . I ;�= e Th - ofac sroTrunk .394waztake ateofMinneotanFinalCertificatefiled , , Documen[No.241]]82. �' �„ � p� e r ght c Hlghway No n by 5[ Septembe � r 2]993 as --- -- / or _ I ' � li? i � � i i. '.. � N ' Shown on survey.es o „„ � � x f i = �_ �,�'_ � i L�� _ i ; �� I `� 1 4"<-_ � � � �IXt��EWAY EASEMEN � , I PeoaeaTr io.os in zi=za-o\\ nm I � �, �;� m 'g � Prn ooc.No.m3aziC I � m � I ��TABLE A��NOTES � AD�RESS:]5�0 WAYZATA BIVD 1 I m: � %�w �n�. �-9 `o� � � ' � " � '`, " � I 3. The subject property I es w th'n Flood Pla'n Zone%per FEMq FlRM Map Nos.2]053C0332E and 2]053C0351E dated 9/2/2004. � �` OWNER:�ORRAINE D MEYER�� m �: �' � CANOPY � a �- �� RETAINING al'a'ALL�1 ��' 'I �� O I 4. The6rossareaofthesublectProPertV-s8.592Acresor3]4,25]S4uareFeet. .7�mmary " I �`..I . �... INING WALL��- �.-. - I - .. __ _ � ' � � . -----� __�a, �- - Z Designed Drawn laH I __.., _____'_T__r . ____.= _ 30 � I I �AI I g a � � � s'�E"'� �� ' 6a, The subject property's zonetl I 394 M'xed Use,per zon ng le[ter dated lune 14,2012 antl I-394 Mixetl Use:SubtlisVict B(mid rise-up to 6 stories�,per q d.MfH Book Pa lxol/5,691/6] � �M �� ' ��o u 3 I uE)F ry [he City of 6olden Valley z ap tlated March 3,2014. pprove / ge: _ _ _ i3. t � l I 1 '� / - ORIVEW�Y ERSEMENT PEP�OC.N0.1033214�� ; -- - BITUMINWS SURFACE �e N � a I b.Thes u r goo[a fthebultln 55,5505 r feet PhaS¢: Initidl ISSu2d:3/6/2014 I I � � aI 1 �' � i ii � ' ]. Thebuldn ndexterartlmensonsafNeou[sdewallatgroundlevelareshawnonthesurveyltmaynotbethefoundatonwall. � � , � -- __ _____ _______ I Qde gP0 g= QOde Revision Histor y � r -" - �- -��--�-�` �- - -� �Or------�----s-y--�"-- �_ eeo« � t. _ .g�- par-garea:a� p�go� i ProPe vareaaaro�ma v: veraera-maserya� yor�: No.DateBy Submittal/Revision �-i �� ' � _ . - 9. Duems �f t over,the kn dstr thesubect rt tel hown -I d[hesurve - - - - - - �AfTNAI �.�'. � � ..... . .� .. I - - "f =--- unablet t' th umberofstalls -' -_... : FD 1I2'IP�� i ;� A(�VAIL � �� p p � p_ [t- � Z� � --A�� 4 - [x � 11_ Under dut'I'tesare bnatono£thefollown s� � � �� .. . ._ _ � _� -_ �_ ._.._ ,,�-- groun peracom g. 'a �� -RES7RICTEI7 ACCE55.T01-394 � - �� T �-� - . I }�� /- �� a.Observedevdence Dd �� '" �� ` PERDOCN0.2417782 �� - � . �� o -o ��o�l � 0 6 0-o-o��Nl� AGopher5[ateOneCallY(GSOC�re twasl don2]2014forut s �- �WALL b.Fs locared for us b Go her Stare One Call,T cket No 140380401. , .eso�� _.- _ . .. ... _ _ � _ _- �. . _-_ � '- � a �� - �� --_o-o-o-a�o-o-o-o -aa-o ° q p // t-tylocatesanth�ss't Th d gr d tftyl tans hawnherean,fany .. __ .._6..�a-_�_�-o=�=�---e--o-o-o-a- i I i P ..Y P V P 9ue �-V PP- Pon _o --o-o-o-o I are based u on laca[es f th [I t -d [h t aR II rf d a laca[e as a re It f th- t U[I t I er'often do not res d ro these requests but may p 'd b g p pl a d tl g- I-eu of phys cal b t Th vey k g a antees[hat[he underground ut I't es shown compr se all such ut I't es'n the area,e ther-n servi ce or abandonetl Ut I ty-ntormat on shown hereon,-f any,-s a I I compllatlon of thls map informatian and those visible utiM1des that were located during the survey fleld work.The surveyor further does not warrant that Me underground u[illties shown hereon,if any,are in[he exac[locatian as Indicated,although he does certify that they are located az accura[ely as ___---HICHWAY EASENENT PEA OOC.N0.562329--�� I I possible from information available.The surveyor has not physically located[he undergraund u[ilities.Pursuan[to MS 216.D cantact Gopher 5[a[e One Call at(651-0540002)prior to any excavation_ � . I i� I 13.Thenamesofadjoiningownersofplattedlandsareshownon[hesurvey. h �h ,'� I r+ �� I -CERTIFICATION �VICINITY MAP -----------------=----------------------- ----------------------- i - SheetTitle � r JJ I To Morries Automo[ive Group;TCF Na[ional Bank,its successors A LTA/ACS M IU I a�nd/orasslgns;Wagener Propertles,LLC,a Minnesota Ilml[ed liablll[y � � mpany;and Stewart Title Guaranry Campany'. � i ._. Land Title y I rn,s,s m certtN�nac cnis maP o�pia�a�a me suNev o�wnrcn ic��s INTERSTATE HIGHWAY NO.394 ' base°we'e'^a°e'"a«°'°a"�ew""`hezo'1"^'"""°'"S'a"da'tl ioo p ��__ HIGHWAY EASEAIENT � Detail Requirements for ALTA/ACSM Land Tltle Surveys,ioinNy S u rvey o PER DOC.N0.155672-'�� I I established and adopted by ALTA and NSPS,and indudes Irems 1,2,3, ` (WAYZATA BLV�) � A,5,6(b�,](a�,]�b)�1�,8,9,11�b�andl3ofTableAthereof.Thefleld II work was completed on 2/25/2014. 55 II Dated this 6th day of March,2014. _ - MFRA,Inc. a - 3_°-o-p-o-° -o-o-o-o-o-o-o 0 550.00 o-O-p-�---p-p-°-a_____ _ , 425J o-,_ 5�2.89 _ MPRKETST _.�< Sheet No. Revision S89°57'28'E 542.57 � 6 -5 IINE OF 7FE g 1/4 OF Tlff M F Hampmn,L5 169 394 NW 1�4 SEC.5.T.117,R.21 M' sota L'cense No 4]481 � 1/1 o> � Th' rtiflcaton'snotval'dunlesswets'gnedinbluelnk. �� J �� Project No.MOR19974 �.- � �oa ua w n�rw..�u . i� (�.............._� , ,. . . . � ' ��,»..r._ a � ------- -------------- -------- - -------------------------------- ------------------ _____-__ _____--�-�--�-- -` —LEGEND � f i PROPOSED EXISTING � i PROPERTV LIMIT � ' '�O�j� +Sy � � � � � � � �'� � ��.�� -� EASEB&6UTTER ------ _"__'___ ASPHAATPAVING v� � MENT „� �.,�i,..u,,.,t.�. � � �'� �1 � � � � � � � � � � � � � � � � � � � � � � � � � 1 ` BUILDIN6 �._.�v�.� � tlI�ICI�."'P'!1'�•�tltlN�011lr� � I 1 ' ` ` ., '.; - �� REfAININ6 WALL OOOOOOOm =�•.:��- ='�'so.z .. _ � � � ` �... .-.... WETLAND LIMITS —�— CONCRETE PAVIN6 �. • �4BIIO 2BUT AYB'N'SIB�MI � .. i f � ' �. raEEUNE w�.�.v. � �aN4 Mln�¢SOG 55447 � snwcuTUNE � � � f/631478.6010 Oelephone � � - x= ; - - �� /� � � � . � ` ... sicrv T � fI631478.8532 facslmlle ' �� ` ` � 7 EXISTING PAVEMENT W . . � PIPE BOLLARD � TO REMAIN www.mha.com ;�� Y ' � , ` ` i � NUMBEROFPARKING O � ! STALLSPERROW � Client 3 W J I I I .. � KEV NOTE O J IANDSCAPE AREA c � ; Q . � I w � PS�N�Nos�APE MORRIE'S a `} t� � Q i' i --�—,_—'� ry �- � � �; � j —DEVELOPMENT SUMMARY AUTOMOTIVE Z � I I = � AREA ' � Q �� aT=;a�o�K� °oA� GROUP i J � : . � � � I I �..,. � � a.o.w. 3.onc 12520 WAYZATA BOULEVARD -� � MINNETONKA,MN 55305 t � � � ?� .. ' �� . I � .��. ', �i : �ors i a z _' � I �, ' IMPERVIOUS E%ISTING 214,4365F 8]Y � �, � � I I �( '�/ PROPOSE� 210.9185F 86% 'Z /-"i Q` I I gUIL�INGAREA 6],1955F 6UILDING COVERAGE 28% •-- � a � /; � Q , � � '� .,, �01� Project � � � I , �� IMPERVIOUS � \ I � � ;i � ,- EX�sT�N� ��58�zsF 8�� MORRIE'S i PeoPoseo vs,s�zsF a�% � __ BUILDINGAREA SS,SSSSF / - BUILDINGCOVERA6E 28% � aa I � _ �, LOTz LUXURY AUTO � �'� � --------- - � y�'�tV I � �" I � � � � � , I . IMPERVIOUS �'� � � _ � � H: t E%ISTING 38,5645F 89`Y `�� ' �OT'1 ♦a a a a. ' -' E ---- �_� PROPOSED 35,0965F SO% � �'-� 389'5�^SS'W13T.B2-- � ., i � BUILDI NG AREN 11,640 SF TOTAL I � � � � . �I � �� j (11,6405FFOOTPRINT� � \^ ..� � � �. . ��I a a .� . � a s z ...-.-.-. �' - -�-��'----- � - � B -' - 1 __ BUILOINGCOVERAGE 2]q � i PARKING PROVIOE� 28 STALLS __� ! �!- .— - __-_ -- - 90', ��,� i " ! � �/;' 6 ;� � a �,� Location ��' , ��; i '" �, - - � � g ; ' � ��, , , ° � � - � ,� �' � ;� � � —DEVELOPMENTNOTES GOLDEN �__ I Z`-� � , � ' , VALLEY, MN \.O .' � -�-- -- �y p ; � A. ALLDIMENSIONSAREROUNDE�TOTHENEARESTTENTHFOOT. .; �3 ��z .,:� �� . / i 3 ] ; . ..� " .... ; � --. .- .. --�� ' i-' 7400 WAYZATA BLVD. a � �a ExISIING BUILDING � ___ [, q��qREASAftEROUNDEDTOTHENEARESTSQUqftBUNLE550THERWISENOTE�. ' I ,' '__ B ALLDIMENSIONSSHOWNARETOTHEFACEOF�REFOOT. � �� i � � D. ALLPAPKINGSiALLSTOBE9'INWIDTHAN0185 _ j ! � . _ .'IN LENGTH UNLESS OTHERWISEIN�ICATED. � � � . � � E. REFERTOARCHITECTURALPlANSFOREXACTLOCATIONSANDDIMEN510N50FEXITPORCHES,RAMPS, � � „`i PROPOSEDBUILDING <�i PaeaseewioirvsoimervsioNsarvoexncreui�oiN�unurveNranNce�ocnrioNs. '�-�' � i � 20,9865.F. � F. sEenaaiTECTuaa�a�nNSFoasi�NneEOETa�s _ �� • � � �-�LOCK, FFE=886.0 � � � � �'� � ' . `=' G. SEEARCHITECrURALPLANSFORLI6HTPOLEFOUNDAT10NDETAILANOFORE%ACTLOCATIONSOFLIGHT �I , ' ''�. I � aas � Pae. C2PtIfIC8t1011 �� { : M� �� ' ' � LOT 2 !: __, H. REFERTOFINALPLATFORLOTBOUNDARIES,IOTNUM8ER5,LOTNREAS,ANDIOTDIMEN510N5. Iherebycertfytha[[h'splan,s0e�fca[onor �`� � � � __� report was OreOared by me or undei my d'rec[ n ALL6RA�IENTSONSI�EW/LKSALONGTHEADAROUTESHALLHAVEAMAXIMUMLONGITUDINALSLOPE supervsonandthatlamadulyl'censetl �: W� r � I� profesionalENGINEERunderthelawsofthes[a[e ; �! � I . OF SY(1:20�,E%CEPT AT CURB RAMPS(1:12),AN�A MA%IMUM CftOSS SLOPE OF 2.OSY(1:48) THE of M�innesota. ' MA%IMUM SLOPE IN ANV DIRECTION ON AN ADA PARKING STALL Oft ACCESS ISLE SHFLL BE 2.08Y(1:48�. ' � � �� r . � � THECONTRACTOFSHNLLREVIEWANDVERIFVTHEGRA�IENTINTHEFIELDALONGTHEADAROUTES ' � � � � ' PRIOR TO PLAC N6 CONCRETE OR BITUMINOUS.THE CONTRACTOR SHALL NOT FV TH � 1� ; ' � � � q � M D IMMEDIATELYIFTHEREISA�ISCREPANCVBETWEENTHEGftADIENTINTHEfIEL�VER5U5THEDESI6N _ . ��. - i � � � I (�� 5 � � _ .... ._..� GRADIENT. B d D B .'. ., " ....�... i �„ . '6' .,. ra Y usselman � EENGINEER � �, �i ," l � � ,{�-*-��x' �" � 1. "NOPARNING"S16NSSHALLBEPLACEDAL�NGALL�RIVEWAYSASREQUIREDBVCITV. U + � . � � . i � Pegzo-aton No.445J9 0 '.02/21/2014 r =-� � ' . I �!a � � � ..._... i --�- � - 90'9A'9.0'� I � — ptymolum MNoH'ce. lora -'6 d P f[nls . ..... �t + . � � �+-�O� .., � ti m . ..- �. Planwh'cM1 'Ibl.uPone9uez[a[MLRA.Inc.. 1 � � '` ` � ' ;nP - N KEY NOTES �U �^ [' � \ j � � i /� , - '�I �, F W A. BUILDING,STOOPS,STAIRSSEEARCHITECTURALPLANS. .7ummary � � �___ L_ AN Y __i. �11 � Desgned e�o/coa Drawn iMr � __ ' � � ' i T � B. 8-612CONCRETECURBANDGUTTER. 7 � '�� , o ,,, 'I Approved�eoe Book/Page. i i N ; � � � Z � ; � � ' � P _ C- FLATCURBSECTION. PhaSP PREUMINAPV Intal ISSUed 02/21/2016 ' � ��. ��,� CANOPY ,.-- � i ' i o. nccessia�annnP. �� _ \ ' a � ` �� E ��RB��TSEEOETA��s�EET��o� Revision History ' '� ' �----� � � �� '�� __ ,y. �_, � �- _-._. . _'� r' :� ... _ . . . , . . No.Date By Submdtal/ evision ._ �___--�_.__- "- �� _.T .- ._. .._�_ 7 30 ' �� } l ,,,, ,,. ,' . ! ,,, . --- - -. . __. .. _....! f a oa/ia/io imr uaaziea m��ev a _, J_ � ` i { ' . StormwaterManaKemenlRevsons 1 �i DRIVEWAY EASEMENT�ER �OC.N0. 1033214-;�' �. e ooizstta imr F�aivuocia�s � ` l" � t 1,�� ' � ._ . _. _ .... .. �� i t `' --yi� -'--� �- - -- --- — *------ � - - -- --� -- - _ _ _ , � � . r _ � � � � '_______{ ________ _ _ ____ ___'__ ____ ____' __{ ______ _____ _________________'_ `____ ______ ____ _____ '______J � } 'J IME-,45E4�NT°E� CC N0.562j23 � _ _ __ i.. �- `� NB9°59'19'W 495.20 � _• � ; - �, � S3 '3 5 , . i .�� K ;C7Ff rc`7CC. a ? "77 � �.� �� .._.;__c.._o—�—o--a—o__"_° � o—`�—__c.—c—a—°-_.�__°�° .__ . . i R O W. DEDICATI_Q1V__� —�—� - �— _a—�—�—�— : , � +_,—o—o—o--�--� � � , ! S eet Tit e � � � SITE PLAN � _,- � � � 7 _ _-----NIGHWAY EASEMENT?ER DOC. N0. 562326--"� � � ! , f � � I . � � � � � 'I' � ____________________,�______________________________ ________� _ ____________________________ � � LL, ! � NORTH Sheet No. Revision a � a 3a bo ��.01 � ' Q SCAIE IN FEET � INTERSTATE HIGHWAY N0. 394 ��'� � � o � _ ,:-_� � ,: o ! � Project No.MOR19974 wo..,,o,a=,sam��..sa,,Pao.ER=�oa�ss,<,�w„�.,orem�,,.,,ss,.<,o,-,.E�. � ----------- ----------_----_--_ ___��.___--- ----, — � ---- ---------------- —----------w� — ---------------------- LEGEND �' , _ � � � ra ' �� PROPOSED EXISTING • i j ' , .... ,�. . , . , � ... , , �, �. . f � PROPERTVLIMIT ��--�— I_ , — — — — — — — — — — — — �I ' CURB&GUTTER � ;� T , � � � STORMSEWER �►►� �DD� ��r�. "_ _ .._" '� � � � � � i DRAINTILE —� » -- .; — ��Agl'�•�tl�� _�_�'' � � �.... � � � � � � � � � � � y ,,,� � � `` BUILDING . + . . l . . RETAINING WALL .��. 14�Z��'�� 1 ' � ' ' , " wEnallo innirs —a— RymaNRMlnnes�a55447 � ' � � � % � � % � � raeeuNe ..,..-�........w 0631476.6010 teleP�ane � � � � � � . ; � _ � � i`�' _ � � �� svore�v iorv 55zs vszs f7831418.8532 facslmlle � W ` � � y % / � %� � i� � � � � coNroua�� -soz� x www.mha.com f � �� ` �� i : � � i '.% r , i __;� � , i ;�/ � � i i � , �I �+ RIP RAP � � Z ; i � � 'j oveeFiowe�ev, �e0F C�1211t W � � eoz.s ` ; , � t — SOILBORINGS S- �J�'......� � J� � �` ., _, . . I . i7) � LIMITSOFDISTl1RBANCE� � 1 Q �'�. ' SILT FENCE ■��$F�\�$F■ + � � . a I I . � � I . i r f _ � ._ .. � .x _ S��rFE��E��Er � �P� AUTOM TIVE f _ �� J { �j �^ ....... I PROTECrION TVP k L � \ - � _ I = _—_ �1—" —x2 I{ � �$ i � ��—� . , — ' � � ' j Q � �� - ' � FI�,ER5A�K5�N�ET ,PZ GROUP /I t > / . . ' , / . , � . PkOTEC�IONiVPE2 � � : � � I � � 12520 WAYZATA BOULEVARD J ,u � �I � � � � j%" I . ' MINNETONKA,MN 55305 I I � TEMPORARYSTONE . � � �, ' � j� / I I I I �.. � CONSTRUCTIONE%IT 7 / ' �( . /00 � �' L' \ f� " ' �� i �N{ WI � II I �/ r a �� I � Project �' � � :; i �� i , ��. �i � � � � � � �,. � '� � � � � -- � E'S % ' ; ' � " ' ' MORRI � � � � ' � '� � ,� �� LUXURY AUTO � , , , . , , 9 � ; , , _ ��3� ��s , , , � � .i �I `. U MATLM� - -- ) » + � .� �,.. a _ ___�gy_ _ _'_____'_____ ' ` , LOT1 °°°°° e� ; � , q �x / - � {� �\ /i �5 802 838 '�. 9 ' �� . � . �a • a � �• S a. D . .— i, _ __ _ _ _ , � � � � �I . 856 B5. 8 85.3 84J / �l � +� � 59 �Ps Pz ►► p� � , Location � � � ' es_3 - � �` � ,8=, �< � �as � GOLDEN + � ' �� , �� ' �4 d I � j i , s6 as. VALLEY MN � ; � � o. __ J 86 0 } �: � ,� % �. �.ss ee.o a�.o as.e esa � � �� 7400WAYZATABLVD. J - -- — — � i% f . �� EXISTING BUIIDING .- - �^a� , { + �� s� a�o es.a � i � � i ' � � � i � . � �� - � . � � .,� � � ._.. � � �--oa- , . ' ,. + -- i �.. �' :', _� � � , �` �m ' �' �I � ;� PROPOS�D BUILDING � % f:''-\ ' � ` `i i '" ' � , - ., � � .:-�� Z0,9S65.F. . � � _. . . . � FFE=886.0 ,; ,` ; � - � ,, � Certification , � �. � � � � , , ' � `r LOT 2 - - � � � � 1. � � o� � \ ;� " 1 B5. 'hPoebYcerPfePaa�t[hYml p 'f [Yn � �w d b d d rect f p f ss IENGINEERunder(helawsoftheztate j �� / � X p -- d[h lamadulylcensed f' H�� i � �� +�846� � 85.2 ei9 85.5 m I� of Minnesota- i \ � r �� . / � � 3 � ' . � � � . . .__.. ..._.. I Q �4.) �� '' _ ' �� _ � 80.5 85.0 g$ � 85.4� 84.8 �� +'�- � � — �I '� , �, Brady D.Busselman i i '' ' ' } i / { � � �S Regsva N 44579 Dare.02/21/2014 � , � F 1 ( 1 i B6_9 885 85.3 / � II I I�d � ' � • � fa001'abl sforawetsgneticopyof[h��s — —.,! -i5-.._}I � � � \ �� . - planwh'M1' 'I bl uponreques[atMFqA Inc., . � ,. �'� . �. . ..,\. �iQ 1 ..:� � . �: .. PlYmouM,MNoffce. ''` � i � r---iU C gaa , � � � , � ; �i ° � Summary � �� z � \ ' w , '� �.` J' I I� J a _ __ . __ 3 � � , i' DPSgnPC BOB/GOA Df2W�'1Mt � i , .�.: ...� �, �� i o �--- - � -7 . ,_�.�-:�� .. .�. � p a3b IPl IP2 , � t avvrooed aoa sook/Peae , � � ; � ;.':� =,�1{��' ¢ 'i 3^ �" o� 883 '�'rv Phase:aaRmrvnavinitlallssued.mJu/wso `� , i �" � � ` �� f ' ., \ CANOPY �.. --- ANOP _ c� '88 ~se3 _ IPl IP2.. 9� ,�: .,.... . .: 1 ¢� � ; ��. `\� �� :� k.� - , �----.�� E �� ' Revisi n Hist ry. , \' �..�-.,,,,________________�_ ��______-_,._-, .__ _ , y.,__ �-.....!_ .. SE�y � No.DateByO SubmittalO/Rewsion ��_ LL � . I �__ _ . ,�n__ , . _ . �� i I ,; ':. , ,' sEaio rErvrio�v o o3/i3/ia imr uaaa�Pas��ey� �� r '' �.' < rr ' swaionereHno �IP2 ��ansr�RE sw�mwa�e�m.,��e� emae�:o�s [,` � i �,;, `' �' � awsrv oa�zs/in �mr F aivuocia�r �_, i „ � �' 7 i � _ ��' �- - : _ � � �:_-=_----_ --_- �------- -__ __ -- -_ --------= - IP L . . ._ , ; .. � .. y ��_c-•..�__ __'__..t.��—._. "' i � �_J / t 1 � I _ __ � , � ,J� _ ____________ ___________'__________________________ � � � �... .� . .�,r__ ______ ____________�____ _________ _ __ __________________ __ _ 1 ' � •'. . .____ _ . _— . . � _ ____ � 1 /� -. . .,, ___ _. .. � � _ � _.. . — .____ . � gi � .. . . � - i , � g� ' ' 1, _ —— - -- � -—090 �--— _ - - , _ , � � � -- R.O.W. DEDICA�IQ�N : _� �—� ,�_ �� 0 6 � �--o—o— a—�° � — ---�=-r�. � b—o—a—o—� a—.-� I � �__ -_a—a—=o--�—�—�� —-- __. � I �� GRADING & j � NORTH DRAINAGE & 0 30 60 � ;� S�A�E ,N FEET EROSION I I � CONTROL PLAN 1 I ! - _ ; ---------------- ------ ' � ---- ---------------------------------- '� � Sheet No. Revision - =oa�Ea�a,��aEOE�R�.�a�.Ee�ooaE,Ea�a�.a�ou��.��E=��oE�aa��oA�oa�Ew��;�eEo��=o�Eoa. � � C4.01 6 �Ew.<�o�.�E.,E,�E,<R,�E�oa��_,aa�.,E,�.,,aEA�:j�rrow.�o�.Aoowo�a�,A�M.�Eo4o,E�E��EEA INTERSTATE HIGHWAY NO. 394 � � Project No.MOR19974 <o.,<x„_„sam�...asa��ao.E�,�oa,� , .,��,o��m�.,r„ss,,«o,�AAOEd., CONNERTOSEWER � - -' — _`_ MAINPERCITYDETAIL I ��: �__'___ :-:_ _____._._' —__-_-___��_.�._.________`_____ ___________"_______'__ _�___'__ __'__.� _�_.��_«<__�...a�.��_�_- �- � —LEGEND � �y.. "SANITARYSEWER � 30LF 6 SAN . ��. � � � � � ' �'��. � PROPOSE� E%ISTING � YYY SERVICEIMAINTO � � � SWq@2:0% .. . � � �.'' PROPERIYLIMIT -�- ----— �� PROPERTVLINE�"� �OIF-BJ4.00 ' COJE 875.00 ��. . COIE=876.00 � � COIE 876.]7 �� '� � FIELDVERIFVLOCATION j+ , � ' �, , ' ,�, , ' , ,�, , � , �� ,� �� CURB&GUTTER !,� . &ELEVATION � I I I I � �� STORMSEWER yy—►►� � ie a�s a �< , ' I I�—I I I I�I� � ,,� >o - � — �-- - �— . _ � ! ;< . I �� ! FoacEnnnN�(snN.l �s 1�►—�,� >•„n � �� +ti9�'hqPla�i9mrimiel�l WETTAP&CONNER � ' 100LF 6 SAN lO1LF-6"SAN ' 4 GATE VA�VE� � � � fi"WATEftSERVICE �� . ..... ' ,� WATERMAIN ��I—}%^�� - ��2�1I�Y9.�$IB�� • d, -: � ioa�F-e^snrv swe�ai.o% swa�i.o% EnsenneNT ---- -- - ------ Plym0ult4Mlnne5ala65447 -- � SWR@1.0% : ' " �I ,. � , . . � �. "' . oaniNrue —n.—�� , >e> - 476.fi010 9eleplqne �� ! � / ` . . . ; _ ,'� ' �'j �nsurve a _ � __ V831478.8532 hdmlle � � � � _�- -r - , < <' . 1�. � � �� _ _. , � ( � �. -4 i ; � � � ;� � e�ecraic vmw.mha.com i � � � — , .,, I TELEPHONE �T �j 68LF-6"SAN �� CLEANOUT ��O � !� SWR@1.0% COIE=B]].65 i Client W �� —UTILITY CONSTRUCTION NOTES a � � MORRIE'S , � Q , _I � F. CONTRACfOR SHALL REFER TO ARCHITECTURAL PLANS FOR E%ACT LOCATIONS AND DIMENSIONS OF i � � VESTIBUIE,EXITPORCHES,RAMPS,TRUCKDOCKS,PRECISEBUILDIN6DIMEN510N5ANDE%ACT 7 Q. i �,, . � 6"WATERSERVICE , i ; � 8111L�INGl1TILITVENTRANCELOCATIONS. TIVE ( z I i AUTOMO � ^__ _. � ___ . ...,. �I �' ; I B. THECONTRACTORISSPECIFICALLVCAUTIONEDTHATTHELOCATIONAND/OftELEVATIONOFEXISTING ' � �� i �� 'y �� 'e. c .�� i. Y I UTILITIESASSHOWNONTHESEPLANSISBASEDONRECORDSOFTHEVARIOUSUTI�ITYCOMPANIES GROUP � AND,WHERE POSSIBLE,MEASUREMENTS TAKEN IN THE FIELD.TME INFORMATION IS NOT TO BE RELIED ONASBEIN6EXACTOFCOMPLETE.THECONTRACTORMl15TCALLTHEAPPROPRIATEUTILITVCOMPANY ZZSZOWAYZATABOULEVARD ; � j `J' �� / y / �// /�� ( ar�easraaHouesaeFoaeaNvexcnvnnoNroaenuesrexatrFie�o�ocn.ioNOFununes.ir MINNETONKA,MN55305 /� /��I . ( 100LF-6"SAN .' I '. �� I SHALLBETHERESPONSIBILITVOFTHECONTRACTORTORELOCATEALLE%ISTINGUTILIiIESWHICH (/� � -:j �/ \.l SWR@1.0% �I i � CONFLICTWITHTHEPROPOSEDIMPftOVEMENT55HOWNONTHEPLANS.THELOCATION5OF5MALL UTI LITIES SHALL BE OBTAINEO BY THE CONTRACfOR,8V CALLI NG GOPHER STATE ONE CALL AT j(' Z � ' � � (G51�454 0002. ( _,� ,� � �� . � i ` � , 1 �� C THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTV�AMAGE TO � a: � /,,I Q ��... �) . I� ADIACENTPROPERTIESDURINGTHECONSTRUCTIONPHASESOFTHISPROIECT.THECONTRACTORWILL proect � �f .� BEHELDSOLELVRESPONSIBLEFORANYDAMA6ESTOTHEADIACENTPROPERTIESOCCUftRINGDURING J + � '� ,I -(iI� COIE 87865'. � � ��. � THECONSTRURIONPHFSESOFTHISPROIECT. 1 ' µ I i) � � D SAFETYNOTICETOCONTRACTORS.INACCORDANCEWITHGENERALLYACCEPTEDCONSTRUCTION MORRIE'S PRACTICES,THE CONTRACtOR W ILL BE SOLELV AND COMPLETELV RESPONSI9LE FOfl CON�ITIONS ON I THEIOBSITE,INCLUDINGSAFETYOFALLPERSONSANDPROPERTVDURINGPERFORMANCEOFTHE LUXURY AUTO WORK.THIS REQUIREMENT W ILL APPLY CONTINUOUSLV AND NOT BE LIMITED TO NORMAL WORKIN6 i aR'�. � I - HOURS.THEDUTVOFTHEENGINEERORTHEDEVELOPEftTOCONDUCTCONSTRUCTIONREVIEWOFTHE ` R , � � �f � �/ CONTkACrORSPERFORMANCEISNOTINTENDEDT0INCLIIDEREVIEWOFTHEA�EQUAGYOFTHE � \.�� '��'�. ,i �� + �� gd CONTRACTOR S SAFETV MEASURES IN ON OR NEAR THE CONSTRl1CTION SITE. �� LOT 1 � � - ------ - - � � � � . ;,x;w.o x E ALLAREASOUTSIDETHEPROPERP(BOUNOARIESTHATAREDISTURBEDBYUTILINCONSTRUCTION � � �� - � OLF 6 SAN SHA�LBERESTOREDINKIND.SODDEDAREASSHALLBERESTOREDWITH6INCHESOFTOPSOILPLACE� � �__ . � �� '',. % i T— ., y m e � BSWfl @ 1,0% �, - ------ "N1F-1----' -- BENEATH THE SOD. j � AE=384F � ' _ � � 2 5T I � �� @ 1090 � � ,� ��.�� - - . . „ - I ��STMH 3� F. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTRO� Location � , + . / i . . '.. . p .RE=883.6 DEVICESSUCHASBARftICADES,WARNING51GN5,DIRECTIONFLSI6N5,FLA6MENANDIIGHT5T0 _ ) �.I �� IE=880.62 CONTROLTHEMOVEMENTOfTRAFFICWHERENECESSARV.TRAFFICCONTROLDEVICE55HALL � �� ,. I / :�� ,I'�� CONFORMTOAPPROPRIATEMINNESOTADEPARTMENTOFTRANSPORTATIONSTANDARDS GOLDEN V 1 � ' " r . �� ,' �, ' � G. PRIORTOPLACEMENTOFAGGREGATEBASE,ATESTROLLWILLBERE4UIREDONTHESTREETAND ��'��s) � � ... . �� t': i �� __ . � � 6"SANITARVSEWER � �� PARKINGFREASUBGRADE.THECONTRACTORSHALLPROVIDEALOA�EOTANDEMAXLETRUCKWITHA VALLEY MN � \"� � � � / � � SEftVICE � .. � � GROSSWEIGHTOFZSTONS.THETESTROLIINGSHALLBEATTHE�IRECTIONOFTHESOILSENGINEER � '- a ��- � ' --. .-_ � IE=B]9.45 � ANDSHALLBECOM�LETEDINAREASAS�IRECTEDBVTHESOILSENGINEER.THESOILSENGINEERSHALL ]QOOWAYZATABLVD. � ` � �j EXISTING BUIL�ING ' �� / � DETERMINEWHICHSECTIONSOFTHESTREETORPARKINGAREAAREUNSTABLE.CORRECTIONOFTHE � i � � i / � ` i i ��. 6"WATERSERVICE �� SUBGRADESOILSSHALLBECOMPLETEDINACCOR�ANCEWITHTHEREQUIREMENTSOFTHESOILS ..� � ' .... _ . � ENGINEER. - � i � � .r - w . � � f` � � � � �I �a � i PROPOSED BUILDING ' H. THECONTRACTORANDTHEIRSUPPLIERSHALLDETERMINETHEMINIMUMDIAMETERREQUIREDfOR �--�=- r�_�_ � � '., . ' ' "li EACHSTORMSEWERSTRUCTURE. I _ f I J � Im ,;;, o.-J � , f ' � ', � --_ � . ` . :'z. . , .F li , � , __ r � � �.' �%�,, C I FPE=886.0 W�—r � -BLO K ' : � + , N : ,� j ' �I� Certification , � ; , ' a= �n ma � ' � LOT 2 � ' � � � Ihe�ebycertfy[ha[th-zplan spe[f'catonor �� reportw pre�paredbymeorundermytlrec[ � � �� ' " � i i supe n�s on en at duly I censsd i, �� , .- / '- i. � ' � ' pmfess'onaier�eir�eeeu�de�meiaw,ofines�ave + (� � ' ' / / 4 . ' � of M esota \ � � � � ;� � � � �'�` , ��'�� .,- �� E_ea8��;s � � —STORM SEWER STRUCTURE$CHEDULE Re , , ", / � ' � � ' � i I� �� --� BradyD Busselman � ' i � i gsna�onNo.44579 oace 02/21/2014 � � � �. -.�� ,;�- �a" ' ie=e�a.e�w � TYPE CASTING*" iapprame,�o��«�sro�awe�ss�ee�avorm�r _._ 1 1 �{ i j �. , ,O � �B1'A planwlicM1savalableuDonrequesla�MFRAInc., � � ""+- ._. , i � � '��,q � RE=882.0 33LF-12" 53LF-15" STMH1 N STORMMANHOLE R-1642 PymoutnMNOH're. � � ' `• - � •. ' '�U �i � . IE=879.0 STM @ 1.0% STM @ 1.3% � ' .. � ...� � . .. ... _ " , -� j CB 1 A CATCH BASIN R 2560 �` �� % � � C8MH2 CATCHBASINMANHOLE R-2560 .7UIY�IY�arY � I i i � � ��, ' •� ... ' ___ _` ' ' � TM STORM MAN R-1642 � i �� . , ` �--J- CemH2 Desgned aoa/�on Drawn iMr � ' ' ' �. 1 > �� RE 8815 5 H3 HOLE � AN Y � `� � � � ' , a i i Approved'BDB Book/Page' �z,-' . i . „' ,.i '.:' ; / O ' -�-� -�� __ IE e]884. ..... CB4 CATCHBASIN R-1878-87G i _ � � � i � ,. , , i `� i Phase'vnEimrvnRr Iniallssued 02/u/iola ' ' � ' �i �' � ', "INDICATES NEENAH FOUNDRY CASTING NO OR APPROVED EQUAL z � ' I � 4 � � „ LL DE R E THE MINIMUM DIAMETER � � ., A��OPY _._ CA�}OP c� ` -€�-�"� N U �„ VEN i . . . - , �., �`t t .i� -�. � �,� j .- � � "PROVIDE271NCHROUNDOPENINGINMANHOLESL46C0 ReVISI n History ' � �� -� ' � f � �_ NOTE'TH CONTRACTORANDTHEIRSUPPLIERSHA TE MI NO.Ddte ByO $Ubmittal�ReVI510n �__ � J-'_-,....- � .. ._._ ...... , . . ...�,,, J ..:-��,.,`� m._�__��w� . .. E n ,,.� ... _-__.__�__._�v��_ �.��'_____ _�._�. _ '-- _.^ _._ ____. __ __. ._.�..v'_^__ � ii r ��,. �,. ,,,. . ' �� SLF-15' i �� REQUIREDFOREACHSTORMSEWERSTRUCTURE. 03/13/14 1MT UpaatedSVroy& � � STM @ 16% e Smrmwater Manageme t ae n r CONNECTTOEXIST� 04/25/1J 1MT FnaIPUDFIansf 1 � IE 878 f' i � I� .�..... _ .. _ ._ _ ... . i + �,., . . ..._ . . .. .__ -- .. .. _ -. . ��-_. .... ._.__ ...... .- _ ...__.. _- _"___.. .__ - _ . _� r : s_-. J-.._ t.-____.._....__ . _.._,».._._..___--_- .�,,.______.__�___ _-_-�---__.__��' ..-f___-_-_________-.�-r-_- �- . J ' . ti ,.� �. � 1 J `________________________________________---� _ - - t � _____J : ___ ._._ .___ ._ I � __ -.. � .�� . . � � i � R.O,W. DEDICATIQ�L -, � , T°- ' I �� --�--��--�—-__�— � -�--�—�_�—a—a--�—�—._o o—a—o—�--�-- —�--�—�-- � q_a_ a_o Sheet Tit e I 3 � � � UTILITY PLAN � , � i� � � ' � � . 1 � ---------------------- - �----- ---------------- --------------- � w - J Sheet No. Revision - _ O NORTH �/�.OA ^ � � 0 30 60 /•� �•� eEo�u=o�Eos. <t � i 1 �� oa�evr>�wxE*oc.aa�v.aurearvorvuevvean.anonLL�r�unEsiun Excxounoonoo�eA��e<oi�G� �_ � SCALE IN FEET �F�_,�,F,�E,,E,�E„<R�E�oAR�EOAA�,E,�A�.s_sa��,E,ow.�o�„oao�a..�oM,�Eoao,E_��,�E�a INTERSTATE HIGHWAY NO. 394 i � ProjeCt No.MOR19974 .�.z,=o.a=,som��.,s,�,Pao,ER=,Moa�ss,,,aw„m„o.�m�,�„s9,a�,-�.�,.e REFERENCELANOSCAPE '� SUMPALONG3X24"DEEP PaNf00.PROPOSE� � �� E%TENp lE W DE�UkB CUT CATCH BASIN WITH DOME�6RPTE PLpNTING mrviMUMo.i�oaov (seEuriu�vaiaN� d�� FROMOACKOFNNBTO 6"CLEANOUTWITHTHRFAOED �ON�BOITOM j ' 12' �1 CONCftETE PtU6lON6PA�1U590( �) ELEV=5EE6MDN6PlAN � 6"�6"6ABIONSTONE�iVP� ag lZ 12 Za � ��. V�10.iES VqVEMENT <. ��y�9��d�� 2% ( 2'.SSLOPE .�. .. ,.'.- MNDOi3�33TYPE ��.•�• � .`�•�"• •' / 1/2��R 3"R . '��'n ��4"POHTL4N�CEMENTCONCRETE GEOTEXTIIELINENOETWEEN �� • • �� `� �� _. .;• l'�� 6i� � sroNenrvosue�anoe/sai �' �• - •. ,� . �• . •• � ••-•••`_•-•'• - ` i:is�ovE ` � � PIyItI01M MnnCS01255447 t 4'SAN�MN/�OTSGEC 3149.25 � � ' ' � 3 1/2"R MI% � 32"MIN.PlA151E�'S MIX 6EOTEXTILEFABflICIINERfioz 1:151OPE o Op �� SLOPE3/C"PERFT. �J��4]6.�0 (L'�eQhO�e NON�WOVENFABPICBEiVJEENSTONE PEAGIIAVELIO"�EEP(]"ABOVE&BEIOWPIPE) � " ��4�6.8� hcslmlle ANoSUeGRnoE/SOILMIX ' -Z��" I� ` � . SECTION B-B aorroMeiev= 6•snnoorHwnuvoiverHneNeoaniHciPe. % + � � www.mha.Com NOSCAIE SEEGRADINGVLAN MEETINGASTMF910.BALLAN�SPIGOTl01NTi ;� _ 2-HOLE,120°HANCORPflODUCTCODE�W2ER "� . � 1 0400100REQl1AL PIALEWRHHOLESDOWN. � � , ..t �2"�.S { � ��, �I'pM} �}�4.�j�S}ZV'��_.'p�+ ONCRETE E-SEEIITILITYPIAN STAINlES55TEEL . _.-� C�� l4Y�C V.�, � F TAPPINGSIfEVE '�� 3 �, G�, NT5 BIORETENTION BASIN PROFILE L 6"MIN 8 18" SHAINBEPLACOEDBEOLOW`THECURB MORRIE'S 2-#4REINFORCINGROOSATCATCHBASINS AUTOMOTIVE 061]Ct1P0&GI1TiER PNSt�a FOREPROPOSEDPIANiiNG� 20FEETINLENGTH,CENTEREDONTHESTFI1CTlIRE I 3. I 3. I 3. I 9,�p s�laarvsmar� G RO U P m� 12520 WAYZATA BOULEVARD TOP ��ly �qBCUT �� THRUSTBLOCK y�Z"q e" , j„R MINNETONKA,MN 55305 NO SCALE 9 � �- 3]"Mirv_vLniSTE�'Snnix - 1 3 1/2"R . B ` � \ .. _ � � ~ � � SLOPE 3/6••PER FT. � ��"�"�3�nEq CURBPERSPECTIVE � aei2cuaaa�u zc m Z,5 z.. � , , , . i � i NO SCALE 10"vEa GnavEi�SHow 2" � �� ~ � �� 3� � � � ,. , Aao�E&aE�owPPE, �� Project � � I OVERpOVENFABRCC�TYP�IAV a � , ' ' � � ��'w _ MORRIE S � UN�ISTURBEDEARTH 8 18 6,s�„Ep�,E,p,��„pEw,r� LUXURY AUTO SECTION A-A 2-#4 REINGORCING RODSATCATCH BASINS g'�HOLES ON 2"CErviERS Irv COMPACTED 6RANUtA0. 20 FEET IN LENGTH,CENTERED ON THE STRUCTURE NO SCALE 90TfOM [arvcREiE eLOCK STOV VIVE I'FNOM SI�E SLOPE BACKFILLOP POCK CURB CUT �� BIORETENTION BASIN Ni5 30/13/OB 1 N.T.S. 3 NTWATERMAIN WET TAPgfi 4 Nt B618 CONCRETE CURB&GUTTER 5 Location 38 3.8 50% 65�oF GOLDEN q ensE oinnnErEa '~'' VALLEY, MN /� O ^\ oesiaeomirvimum �� 1716 \ 7400 WAYZATA BLVD. mNCRErEWALK �OUTERLIMITSOF ��8� 4"P.C.CONCRETE' o CONCRETE WALK - � °=o„ A� e �� DOMESECTION �1� �'4��"�� / 8 'Li 0 5�_8�. \ 1-5/8"-2-3/8 �� {� 5/8 2-3/' 'L 4•_�, P. 1 _ 8� -► 5 Tl 3/� �f ��"'W,,, q ��C, `E��{� ��l \ T � 5/8 MIN� o5/8"MIN /�s!` � \�� O � 15/16"�TVP)J �I� DOME�TVP) \E�NAH t-1 i`. SENI'�S�OLI) � ,� � ( p \ �� s�-o°nnwwiorn p DOMESPAQNG :=O,E�� SEE .iGtii;, E�s B�'os. � � ��/y,'F- � I �� I/y� Certification NOTE: 301, OF. APPPCVED EUUN� � �Vi � � � Z�/! iherebycertry�hacth�spla p 'f t 4"P.C.CONCRETE 4 5 � � /�� \\�y�+,�. ,�, 1i��` reportwaspreparedbyme d yd'rct 2.00Y CONCRETECUFBANDGUTTER��THERAMPAREP.PWILLL9EEPAIDASOSQUAftEFEETFOFCONCRE ERWALKUUNLOE55 � ( � \��\��, � supervion andthatlamad lyl' d � _ � � I / � � professonalENGINEfRunderthelawsofthestate . '-- � ..- - � SPECIFIEOOTHEftWISETHETRUNCATEDDOMEAHEAWILLBECON5IDEPEDINCIDENTAL. FLEX-SEAL SEALANT UR� � ��-� � ofMnnesota. z ___ � 8, �� nF�aovco cnun�(s�� SECTION�S55 � 6'-3"2 q�-0.6 6'-3 Ol. 1/21NCHPREFORMED101NTHLLERMATERIAL,AASHTOM213. DETAILGV-SS-000� / � rJ• ' A-A e RONOTFFACE OF CURB ZO' �ApIES WITH CURB HEIGHT.EXAMPLE SHOWN IS FOR 6"CURB HEIGHT. . - 3 27" CONCRETE � � Brad D Busselman A� 3�. 6"T08"ISTHEREQUIREDOFFSET�FTHEDETECTABLEWARNINGS/TRUNCFTE�DOMEAREAFROMTHE 4DJUST'�NC RINGS �LG-�+ Y GENERALNOTESFORCONCRETECONSTRUCTION: FRONTFACEOFCURB,OFPIACETHEDETECTABLEWARNINGSATTHEBACKOFCUR9. �MIN. L MAX. 5� ' �\ Aegs[ratonNo.44579 �ate:02/21/2014 BECONSTRUCTEDINACCOflDANCEWITH 0.08FT./FT.SLOPEOFFIARED PLANVIEWOFRAMP q. pDAREqUIREDTRIINCATE000MEAREASHALLBE2'0" � � � • ��- �- Ifapplcablecontactuslorawe�ignedcopyof�M1is SIDE(IFEXISTINGCON�ITIONSDO ELFNDSHALLEXTEND .��'� I �'-- 1 THEREQUREMENTSOALMN/DOT"STAN�AR�SPECIFICATIONSFOR SLOPEDINTROSECTIONS THEFULLWI�TH�30"Oft4'OTVP.�OFTHECURBRAMPITHI52'0'EBYI30'OOOR4A0"WIDTH�TVP.) • . If-�� .�'• �Z� � planwh-ch' 'lableuponreques[atrvtFnn,nc., CONS7RURION". O TRUNCATEODOMEAREASMALLCONTRASTVISUALLYWITMTHEADIACENTWALKINGSURFACE.THEENTIRE �� "� � vlymout� ffice. NOTPERMIT,MAVUSE0.10 '� ►-- .�rJ !, •�� ---�' I FT./FT.-0.08 FT./FT.SLOPE) TRUNCATE��OME AREA SHALL BE A LIGHT COLOR(LIGHT GRAV,WHITE,OR YELLOW)WHEN THE ADIACENT � � w�w�^� 2. SIDEWALKCONTROL101NTSSHALLBELOCATEDATSFEETONCENTER. SIDEWALKISADARKCOLOR.THEENTIRETRUNCATEDDOMEAREASHALLBEADARNCOLOR�RED,BIACK, SUIIIIIIG�CY SIDEWALKE%PANSIONl01NT55HAL�BELOCATEDATAMAXIMUMOF100 DARKGRAV,OPBRIGMTVELLOW�WHENTHEADIACENTSIDEWALKISA"WHITE"ORLIGHTGRAVCEMENT �-RNGS -6^ Desi d:BOB/6DADrawn:lMi FEETONCENTER,ANDWHERESIDEWALKABUTSCURB,STRl1CTURES,AND �� p�pR. ON JOINTS gne OTHER R%ED OBlECTS.SEA�ALL E%PANSION IOINTS.BROOM FlNISH SHALL BE � Approved Boe Book/Page PEftPEN01CUURTOTMELINEOFTRAFFIC. � 6 O 16'- O 6'-3" O O5. THETRUNCATEDDOMEAREAMAVBEEITHEFGRANREPANElORSTAMPEDCONCRETE,INSTALLEDIN .�• �..� PhaSe:PNELMINARYInitiall55ued:02/21/203a 3' 2 6' STRIR ACCORDANCE W ITH MANIIFACTURES RECOMMEN�ATIONS.GRANITE PANELS SHALL BE 2" 6�� NOMINAL TNICKNESS W ITH SANDED TEXTURED FINISH,FREE OF ANV CRACKS,CHIPS OR COLOR 'iHETHICKNES55HALLBEINCREASEDTOA I DEFORMATIONS.STAMPEpCONCRETESHAIIMEETREQl/1REMENT50F3A36CONCftETEMIXANOHAVE V'ARIES Revision History MINIMUMOEPTHOF INCHESATDRIVEWAY INTEGRATEDHOMOGENEOUSCOLORING. NJTC: NO.DdLf By Submittal/Revision ceasswcs. ELEVATION OF RAMP O6. 4'0"FORNEWCONSTRUCTION.3'0"ALLOWE�FORflETROFIT50R PRESERVFTIONPROIECTS. A 03/13/14 IMT Updated5urvey& �NHERE ?E I U CD T�.�[ S[ormwaterManagemen[Revsons CURBORCURB 5� OO ]O, WHENGOSSIBLE,PROVIOEAPATHOFTRAVEL4'0"WIDEBEHINDTHEPEDESTFIANflAMP.AREIATIVELY MANHJLE �i�LL BE UP.iJHE�' 0 Oa/25/la IMi Fnalcuovlanc CONCRETESIDEWALK �� A"o�u'7ER wiiH ��n Ei rc-r ec�T FT ci npE OR��TTER FUT(2%MA%IMUM SLOPE�4'%4'LANDING W ILL ALLO W W N EELCHAIRS TO NAVIGATE AROUND THE ^� opgFT�__ PEDESTRIANRAMP. H.7.s. o ALL M�h1N0 FS S-i WCi Ui)F NON-CORRO��F S'=F� CONCRETEWALK � � '� 1 SECTION A-A 7 G i .._-.-_ ..: PEDESTRIAN CURB RAMP , --_, --�_ _- - - . _-__�_ N T.S. � ----�� i __ ' -�_..___ j �� :� � ��''�' �'�� `� �� Sheet Title ` D ETAI LS ��Ft�"'ft.�.,;i`,SI C:;-""i:.'. ;)li CAST-IN�--�_HCc BaSi o-�R��iEo FEe��u^Rv i, �oa� STANDARD SANITARY �� z i �� SEWER MANHOLE WITH � ��F cirv�N��NFFH HFc zsi�o CAS'ING & COVER GV-SS-010 � Sheet No. Revision . C7.01 B Project No.MOR19974 �_.25 3/4"�� yd� -:-'r, � � 3�4��- �'�� 9�A�9D��9eMmnenGl 0 � � � �� Jt ORE T / � 14800 28tli Aoe.N.Ste 140 > >/ie"� f- i �- � - � aJ�J Tt�'�_N f �i 1G5 �� Plymouth,Mlnnesota 55447 (CR FRC'�n E JaLI � �� 17631476.8010 �lephane CAST IRON FRAME & COVER �� 11 a < M x � � �; / � (SEE DETAIL GV-ST-O50) NEENAH R-'�733 SERIES SOUD � � U631476.8532 hcslmlle l� �,��. � � � `n vnvw.maa.com COVFR (SEE RIGHf�, t55 BROS. �_ � / �� v 3(11, OR APP�20VE0 EQUAL —� � S� � FiTnNc Hue win� a" n-iREnoEo R �� ' CI1211t PLUG. APPLY TEFLON THREAD �LEx-SEa� SEnL�.Ni OH-� - � TAPE, OR APPROVED EQUAL, a�PROVED E�UaL (SEE � '�EaL AJJUSTMENT � OVER THREADS. �t i:+i�c�;-�s-000) �� / �L4� EIPdGS (SEE NOTE) �� ,� ,� ;:� MORRI E�S / FINISHED GRADE ��` � � \ � ;�� AUTOMOTIVE � 35 i/1o' � , � ,� — �` GROUP ---� =1 I 1=1 I 1=iTi -I I i PARKING REQUIREMENTS: � EXISTING BUILDING: (62,869 sq.ft.) .-ia�u•aui�oiNc SHOWROOM(DISPLAY) (9,745 sq.ft.) . I --- ----- ------------------------��-sErencK -------------------------- I (1 SPACE/1,000 SFJ= 10 SPACES . �--,�--, --�--- I � I � �� , I i ' ��' �� I i� I ' i ii � �I I . i PARTS/STORAGE (8,569 sq.ft.) ��L� � I I� as ` I i � . (1 SPACE/3,000 SF)= 3 SPACES I I . � . '� ' Y OFFICE SPACE (5,758 sq.ft.) , �� ; � � (1 SPACE/250 SF)= 23 SPACES Darwin Lindahl Architects,P.A. � if_; I —175'-0"PAkKING i -_ I SETBACK— _ � 4124 Quebec Ave.North,Suite 106 I �� SERVICE(40 STALLS) � / (4 SPACE/STALL)= 160 SPACES Minneapolis, Minnesota 55427 � t_ _ � � � � � � � --�a 2� — � e- I� Ph763.560.0448 Fax:763.5fi0.0441 '� / // NEW BUILDING: (20,986 sq.R.) mail:lindahlarch@gmail.com � I�� - za _ i �� THIB�PAWING ANp THE WFORMATION THEREIN IS TNE � I � �� p� �' SHOWROOM(DISPLAY) (20,986s ft. aaoaearroFonawwuHoaHinacw*Ecrs,va.irs 4� � usE ar rHE Ho�oEa oa oisc�osuRE ro omEas � � � � � � (1 SPACE/1,OOOSFJ= 21 SPACES cor�i Aus�ac��o a�nav'��n�rsio�acorvFioEri�u I' I � ' � MIN.SPACES REQUIRED= wFoamnrorv oF oaawrv urvone�nacHTecrs an � i 217 SPACES REaaooucroH oF rHE MnrEaiu HEaEH w.Hoirr �' I TOTAL SPACES PROVIDED= 283 SPACES waneH aeRmissioH or onawir� urvonH� . I - Nc DISPLAYSPACESAVAIL.= 665PACES iouroasio Eca�ceos sua�Ecrwr°ne i � � r SETBACK I _ � � \ \ \ � � � QOvvR6NT�20138V�ARWN�LNONLARCNTEGT56PA �-10'0"BUILDI + 18 �..� � \ � � � \ � I 1 I I � '� � � � �� PRELIMINARY BUILDING CODE ANALYSI6 PfOf@Ct#: 2O`I3-3O II � '` i \� ..____._. --�--��-- - ._�� - �� CODE�.STATEOFMINNESOTA,16C2006(ASN�OPTED) I � � r . — .. _ . - I -�'(�q EXISTING STRUCTURE: � � � �- � OCCUPANCY CLASSIFICATION - MIXED,SEPARATE USES � � � � � ._ __ � SERVICE SHOP -S-1 ��sioew��aee�� ' � ��,�� - —__- SHOWROOMIOFFICE B rymsTnrdonaos �� , OCCUPANCY SEPARATION -2 HOUR O SERVECE — � -- TYPE OF CONSTRUCTION - Q-B (SPRINKLERED) 40 STALL� — � � � � �� . � _ . . � —� FLOOR AREA: 55,575 sq.tt. (main leveq I � I �-1 �,- � ��...� -- 7,354 sq.k. (upper level) � � L�__J � � � � p Z � ' � �� _ — I. PROPOSED STRUCTURE: O � � r I I -^- � � .,.. , ; {� �� -� � . OCCUPANCYCLASSIFICATION LL �/ � � ; Wi .�� .. (—g.� �. � r—�q �:�� I SHWROOM/OFPICE - B � Li CD � �I ,'y'-J � . �-��J a � � � � ��-- .______. . .— TYPE OF CONSTRUCTION - Q-B (SPRWKLERED) �— i � � ; '�1 I W� �� ; I � � PARTS � L,J ,! � — � = FLOOR AREA: 11,622 sq.ft. (main level) U �/ Q J i �- ��. � � �� . ` . .. ., - �-, 9,364 sq.ft. (upper level) /� i Q� r�� '� ��s.�� ; (� � �] � STt�RAGE �� (� �� - � � N > � ' � r_ ,'�eEcriorvn� J I� �. � L-�t �.. —� - -- - � � - -- �� s��. � , o .J Q i � ri e I � � � r� � �� s i �� I cwi� � � w �� _ � � . � - , � � �; �� - , � � � ' — � � � o 00 m ? - � > �� r � LO'� '� - �' ' �� ,) W o I �'�- . P. _ /� OIRECTIONAL J ��-'� � � O g _1� p � , s�� f� � � � ��, a � � C� a },i i. .� i; � �� I, EXISTING BUILDING __ ._ � �!� � p� � � , � a a � - � LZi �� ,-� ., T � , I�z I B\ � NEW �� 62;889 SF � z 13� �� BUILDING , � ,L O_� _ I �� I -- � j �� SHOWROOM � � � � .� ' - (2 LEVELS) ^ o � �� 20,986 SF � � ��.� � ' � � � OFFICE� �� ; �� J� i� �\� I � I � ° ✓ ,� • ..CROSS WALK � � RACK . . .� ' . e . .. . I rn I F...... _... _". ._'_ ...__, I PEDESiRIM' BICYCLE ..._._ ' i I ' I � ^_I I „ , ._� � _.. I . �niHrEo - - -- �+ -�� .-�� i r- Revisions: i i i � � _ � , ! �. . . . .� � ��'� -. � � i No.' Revision: Date: � i �� i . /s � Ao�u❑ �.6 1, i � � � \ I �': �� \� i�J � � GI�P.) .I r 'I N i� i� I �r� I i \ 7. �i /� ►/� �—^ i, DIRECiIONAL I � �GHTI II I I�� 10 � � lL -a, � SE-0'6UILOING � � I- � \ �7H�WRVQIYI �� SIGN . TBACK O q � Ir.. _ 1 I L IV� — 1 \ � - I'I A �yI�� _ ' I� 'I! � I �� \ . I_ '�" � I I � I\ � d ; .� � � —__ .. `5� I �� I il�l 1�_. I � , ��. � �„ _. �� q � . ,� „ �, - Certification. , --— _ . � � _ _ � . . . _ � I � -' � � I IherebyceMtythetthsplan specfoa[on orreport E � - �-�i � 4 G - ¢ i I PYLON � � � �� ' waspreparetlbymeorundermydrectsupervsan 1 � J� i i �-I _ . _ � ,�� ,._ _ d�.-. __ ��-� ---� and�ha�lamadulyLcensedArchtectuntlerlhe � � i I`10� i I �ISTIN CAOI�IAC-' I I I �� E%ISIINGMESSA�'E I` CADILLACCERTIFIED - MORRIPSLU%l1RY I Iawsofthe/SG��eofM'nnew�a. � SIGN BOARb PRE-0WNEO PYLON A11T0 PVLON SIGN � q� / � � 1 SIGN(RE�OCATED) � �� y ' � I 15'-0"PARKING %� [6w `� % � 10'-0"BUIL�ING -� I SETBACK� � DerwlnM.L'ndahl o / � � � � � SETBACK � � Date:��25114 �icense No: 15248 � _ . —.. _ _ ..._-- � / ' i ��r s �� ; Drawing: , , �----�s�- ---------------------- � , � __ , . �-- ,:;_ _— ---------------------------------------------- � � � - SITE AND Q / HIGHWAY I - 394 � SIGNAGE g �e � ' PLAN a IV � Sheet No: < � o is so• �� 0 O � �� NORTH , ,� SITE PLAN 1'=30'0" �; �—�,�-+---------- -------------------- ------ _'----------------------- I i � � 1 I EXTERIOR BOLLARD LIGHT FIXTURE "AA" ��• � �A i� i � r,� i �� 'i � i ' � i i - , �' KBR8 LED �-� � ��II �Eo s�z_ ::��d Darwin Lindahl Architects,P.A. I I , p 4124 Quebec Ave.Norih,Swte 106 I� �I Mlnneapolls, Minnesota 55427 � ' �� / i ex. —�� Ph763 560.0448 Fax 763 560.0441 � I � _ —_ -- T �„i,�„�tb� e ma i�ntlamarch gmaii cam I I �_ I �X. EX. �- - — `. .� , T�OPERTYOFOARWNELNF�H�LATRCHTECTS PIR ITS i / / � � USE BY THE HOL�Eft OR O SCLOSl1kE TO OTHERS ' WITHOl1T THE WRTiEN PERMSSON OF DAAWN ' H , LNDAHI ARCHTECTS P.A IS PROHIBRED. IT __.. �� SpedituGorts � I =�� CONTANS PROPRIETARV AN� CONFI�ENTIAL I -- FORMATON OF OARWIN LNOAHI ARCMITECiS PA. � �rt usJ P�'� REPRODl1CT0 N OF THE MNTERIAL HERE N W TNIXIT . I �� I _I� �� ` . �r..' ME�UNTE�ESTAESN NOF LLRSUBJECTopHE .tt} FI Y- ARCHITECTSPAVIOlATpSTHEWOPVWRTELNW50F � I �M+ ,,, � � *' V OlAi0ft5 TO LEGAL PRQSECU'ION. I I �maal I I� � \ \ \ \ \ � \ � . � .."'z. PYROHT�20�]Y NLNOAHLAROHiCtI � �.� � � � � � \ � - Ex. � � �' �� .sPA � � \ � \ � � � � � - �� - � � Project#�: ��2013-30 � � , � - k xu � -, _ �; I � _ __ -- -- __�- � � -- -I 1 Ci �. � __ — I� I' � `�`�:�`�`��`�`�`�`�`�' '` ��' =" I � EXTERIOR SOFFIT LIGHT FIXTURE "BB" ' �; � SERVICE -- � Q � � � i i' � 40 STA�LS _ ��tirHonrr.a t«s�rrinr� � � - - -- - a , �a , � � Iv � .�� r T� — ' fFATUNESBSPEQFfUiTIOMS i . . . . �°°# . . i �'F� � ��I . . ....,M.� . .n�ra,..,��.,� �,..k. , t� i ,; ,� � � �� _ ._. � a o Z � �� - � � � � �- > � � , � � m,w � . � u.► � � � � � o , � � _ �� ' I � � � � � �� -- _- — _ — , ��.,� �N, DoM8 LED � oC m � � � � „ _ , �� 0 � � � W' � I � � � � PART8� �� - - - � � � � � _ � � >' ��_, � � j� i �� ] S�QRAGE �', � � �. � ,�,.��. � U � Q � I ... .._ , � { � � �. ,, , i �..�......�. ' �. N I Q I Q �,� , � I � t� � I � , IC � � ,��m.�.�.,.b...�m Q , , > � �i N—i � I � soFFir� ' I i - , .;��w�.,� - � Z. i I � � � � �i I� � �I ^ LIGHTING � � , ` I �' wtmx�ium.4.w..n�a^.nm � //� W i I / � . • - � ,a..��rd.e..rr..,.�,.,.n . _ � o J � � Z � ,, ; li �� mP, ��-- i � � f - �,� cn _ Q' �I f \ - J � I . \ -_�. i B � , . o. . . ��. O V/ � Q w � � � 1 r EX� . . �i �i �I _ 1 .` � � J Z > � �_.. � �..g8 ___ ___ B � � �� p x_,,.�. � Q � � O � � �I I � WALL PACK I . ""� � � � '^ � EXTEftIOR LIGHT � v� � ;� �EXISTING�BUILDlNG �� F��RE,NP, �\� �f �� `.,�.� .,�.�M.�.�_ � � � � � r� " , � I z� � � � s2,$sss� � � � -- �� I j � ' O � � o � Z� ��, �� ' ��I� '�i NEW I � a ,� �,�n.�, , ,,._.., � W � �� -�� UILDINM � � ,�rt � a � X ' � �' �� SBHOWROO � / � � w I � �- � (2 LEVELS) i �Y.,,..,- ., o I �{ i � �c.i I c 20,986 SF ��I � � � � �� I i � � , � OFFICE ��' I ' _-- � 5 j I � ? �7 I �:I I = nn rw nn ,w nn �j�B , uGHT FIXTURE "C ReV/R ions: Q I EXTERIOR WALL PACK C" a j� _ D I � � ,'F—{ � � � � � _ ..�.. . . � - ..._�� so�Fir � �.�8-- -��a0 n c v. �a�� - . LEC�YN�,I��:,mme No: evision: Date: ' � ' if_ ,I � _ _ ' �� -� '�a rN � � ' � �� D-Senes Size 2 _ � ' � � �e� � � � � li � �� — � ; � I ,� ' (� � � ��.-- � 3 ��, �� ' ��f , w , � ; � I� — — � _ � ; ' I � n SHOWROOM •= i � a°=�s �� — � I � Ex. — I i ' i a� t.s .. �` � 1 � L I I � 1 1 Specdicatians — m � � I � \ '.. t ] � 4uminnre 8ac48on(BHw) _ ' ..� _ i ; � � � I > �� .. . w�., . _ ,� . . � I , iC� � � � . , i „�,M � _ � i I �� '� � � . � II I. -- O�pIM� ' �c Wp� ' , ..z ,� sf 3� . a � O i i . __' , , . ' � - —_I _ �.{{ /� � ' 1 � _s�� —' 1 ».y., .. xem� " N��-w� 'nE . .. CP./[�/�C�iat��/7 o � I � � \ � � '^".' �� 4 � / � 4 � A �� w o n„� ��x ine�eoy�n�vinaimsoia�:re�r��o�o�reaon _ � ; I i � -- -- . IX, . I EX ..�� '�_ ' , �M�'�'�'N �- was prepared by me or untler my tl red supernslon ��'��'� '� �'� end�ha�I am a dul Lcensed Arch tec�underlhe ' � � , � � i � I'��i I :'I r - � �. �.. .� r iaws o�me s�are oi M��eso�a. � � � ,_ ,,�_�. � J ' I i _� i � Y .._. 4 Y � �� ' oa��rn.r�eani o i� I �� EX. � EX EX � � NOTES: Date �412`.il14 L'censeNo�. 15248 � i �t -� — 4 � SHIELDS TO BE PROVIDED AS REQUIREO TO MEET MAXIMUM ILLUMINATION � AT PROPERTV LINE OF ONE-HALF FOOT CANDLES. • I---„_' ----------------------- Ex � Drawing= � .-- i� .. ..�__ _� PHOTOMETRIC SITE PLP,N TO BE SUBMITTE�TO CITV FOR APPROVAL PRIOR -_.... ___--_ Q I ---"-------------'-----"—"--'----"—"----- TO SITE LIGHTING INSTALLATION. EXTE RI O R o /g HIGHWAY I - 394 LIGHTING � PLAN a` nl � Sheet No: < � _ r o ,5 30 6o A 101 0 � NORTH , ,� EXTERIOR LIGHTING PLAN 1"=30-0' PLANTING MATERIAL SCHEDULE n s a oirsurniuxixos Mvroie Eaw��ouEr�xusr e � 68a US'SaaixGSNOw' iNGSNOWFtOWfPot�GC G � S IIRNaFLE(9IrvOlEBiEMJ � F� � �-�A 0 11 UMAGP08T8%ACUiFLOM KM'�FOER6lEkREEOGM65 ___ _ I a�n� zor cn � i �1�— _--—__—_'—__—__— _—__—__— i . ________ I _. . _'. I. —._. c io ocn� wr �Nusmuao'rz�r�r r�c-rvYawnArmusovuE � �•L• /I , ; : ; r , i� F a �o�uµ��s.Fo�A�o�orE �o.Ea�E�oEa I � �� i � I � � � � , ! � � �� , , � a o�.M�sFoa.��E��o�o�.�s o�TM�sw��R�aEEPEa Darwin Lindahl Architects,P.A. j � i� � ,e �R�s�oA��o�.��s�ooPEROE��, PEwoE��„�N�PEa ' °P 4124 Quebec Ave.North,Suite 106 � - � / --- � . x s �nw000sn ph:763.560.0448 Fax:763.560.0441 �� I _____ _- � , , �sM1��,Aa„o�oseM�ne� W,00sen,we�aus*a�.«„ Minneapolis, Minnesota 55427 � � m ia o sin oa[nmw[4vcR �Mw� e ail:Ilntlahlarch@gmail.com � �--- � EA��a iNIS�RAWINGANOTHEINPoRMATIONiHEREINISTHE I I— _.. N ]] TFCNE6L�EFOFNUF EFOniuNEaxi5EHv550P PROPERiVOF�ARWINLINDAHLARCHRECTS,�A.ITS USE BY THE HOL�ER OR OISCLOSIIRE TO OiHEftS ' I WITHOUT THE WRITTEN PERMISSION OF�FRWIN LINOAHL ARCHITECTS. PA. IS PftOH161TE0. IT 1 ' � N�ORMASIONO�OAIRWINLINDAHOARCHRECTS PIA. I __ __ _ _ REPRODUCTION OF THE MATERIAL HEREIN WRHOUT WRITTEN PERMISSION OF �NRWIN LINDAHL 1 RAIN GAR�EN PERENIALS: ARCHRECTS P.A.vIOLAT p5 THEW OPrnRIiE IAwS OF '�� TO TORSTO E ALP EC L SUBJECT THE i � � � COMBINATION OF NEW ENGLANDASTER,PURP CONE , ; � � \ v v v \ v ' I F -- � FLOWER,JOEPVEWEEOANOBLUEFLqQIRIS Cowa Hr�mia rv�rvoan�utcnT .. �� V� �� . � �� -� Project#�� 2013-30�� oa ,s�A � — i � � , . � � LAWN IRRIQATION NOTE9'. � i i i —..__ �—�. ..�..:._ . .:" _ •... ... �_._ � I F-J ;, . . � .. _ "'_ — �i � � 1.LAWN IRRIGATION SYS7EM TO BE A DESIGN-Bl11LD.Sl18MIT DESIGN TO � �,i I �-A ARCHITECT FOR REVIEW. — .i ' I v . \ __"_ . � � i �� -__ � 2.ALL NEW SOD AREAS SHALL BE IRRIGATED WITH UNDERGROUNO LAWN ' � � � , � �� , � ' I � IRRIGATIONSVSTEMSPRINKLERHFAOTOBETYPETHAiWILLMINIMREOVER I �� i i i' � — -- SW3AYONVEHICLES,ANDORBUILOING. I � � O ' li : \ /I,� � SERVICE� .___ �- 3.ALLNEWLAN�SCAPEAREASSHALLBEIRRIGATEDWITHUNDERGROUNDLAWN I � / I i � �! IRRIGATION SYSTEM SPRINKLER HEADS TO BE TVPE THAT MINIMIZE OVER � � I / . � 4OSTALL�T-� .- — SPRAVONVEHICLESANDORBllIL01NG � I �� ._�_A � � r'"—'�— �� , I 4.PROVI�EBUBBLETVPEHEA�SATLAN�SCAPEAREANEXTTOWINDOWS. _ , �� ' � � a ' / 5.LAWNIRRIGATIONSHALLCONNECTTOBUILDING. � � I Q �� ___ i i I �yl I �..� . � --- — 6 PROVIOEP.V.C.PIPESLEEVESUN�ERPAVEDAREASASREQUIRED. O � � i I � � i - �— �i i�� I / I C� � � �� I/� �.AOOSUBCO TRACTORSGHAI�TMAYBEAM ECT DENERALCONTRACTO, � � M ` " R AN � I v _ o J� _._.__ __ ... �� Z I �7' I � / � � PARTS � � � � � � J � � J , � ooe � _ — - QI �-; '" C� �] STOF2A�E _,"B ,z"� 2� �� , � � N � � �� I � � t� _ I � I �o ! I� o J >' �I �� ' 3M i 1 '�c w Q Z i� �I ��+ I� � \ '��-� ��.� � , ' �:<.. OO� __ � ill I � � O Q Z � ,I �—. �� . . 2K.. f ___ .37-N_ �� O � }� i � ' _ I � � � � z ' EXISTING BUILDING i ; � 5 i � � f� , `s1 � I � a . . ZU , W I � I I/—Ex Ex } f s�,$$9.SF �ex ; �i BUIL NG �soo O i , , I � Q � 1 � � I � z � �� r �� SHOWROOM � �I g �; � � (2 LEVELS) I � o I� , � � 20,986 SF � j � , ,� ' oFFicE — o �E �i� ; �� g I zsF I i ' i ` . , � I �� E ,__ � � , � g� , r � i � � � \ i � �_ � � � � —�� Revisions: � . _ � i ! � , i - - - � - - -- - ' ,.� � � � � � , ��i � , �� ° _ - lVo: Rewsion: Date.� r ; ! , , , �r � � ', � � � � � - � � � x I � I I I �. � � ' d K I �I wrn \ �'" �. , � _— � — � �; � � �' � ' �--- 3 �, _ s F � � � — � � � �� ,� '\ � � — o s�+ow�ocs�i� � j ' — � I �� I � - � � �. , � . � � . 6-J ��-B _ � �� 1 JI 1.A I ... I . = I �-I � �Q 3J �. . '� � '� — � ,�« ,��.,...�w, ,. .::, y __... d Q 1 �� Q 2-0 \ D 3J 2 2J -0 I 3 'J-D m I N i 1 F� . I ' � \�i � \ � �I� . — I \ � I � 'a � r I \ EX. � � I �+ � r � °O �� ,� � � Certification: r ° , � o � � � � ' . �} S0a� i 1 � 4�� soo� inereoycenrymaim�spia�,specrwro�or�epon a . � � ��. ..EX. LI . _._-_ � � ,. i i I � � — � � C�. �' �f� , _ — was prepare y me or un er my � Z I I Ex � -1-�- d b E tl rect suparvlsion � antl that I am a duly L'censetl Arch tect untler Ihe ? I �� E%. i �RAIN GARDENS J I laws of�he^State at M nnesota I '[� I i I � i w i � i � I � �aiwin M L�ntlahl � � � � _ . . .. �e�e:�4�25114 License No'. 15248 — --__ _— - _ ' — _." __ �_�; 4 4 4 4 �' � � - ------------------ --- Drawing: � _ _ ; ' - -- _ _ _—�-- -----------------------------------------------� Q i LANDSCAPING g HIGHWAY I — 394 PLAN � a` N � Sheet No: < � � �� A102 0 � NORTH , ,� LANDSCAPING PLAN r=3o-o^ LEGEND � - EXIST CONSTRUCTION TO REMAIN nza, 0 NEW STEEL STUD CONSTRUCTION 0 NEW CMU CONSTRUCTION ' 1 EXIST DOOR TO REMAIN � � � NEW�OOR&FRAME ��L� � I ,9..,� B,I �_ _. 6,j �5,, 3.9i 3�� -_�3��. __ '��2, 1�,, .. �.��. i � 12z'0' Darwin Lindahl Architects,P.A. �_ - .— s�a^ *_ n�-a^ ---- pr-0._. zr�e� ...__ ie�a• e•-0• za•-0• � I� 4124 Quebec Ave.North Swte 106 �— '� �� A�' APPROVEDVENDORNOTES: MinnBep011s Minnesota 55427 ��, ��, % '� I Ph763.560 0448 Fax.763.560 0441 � .__ _ _ _ - / � . -_ - - - - - MOEN�UBOARDNFRAM OIARTWORKANDPRO U emal-I'ndahlarch@gma com / . CTCE _ _�' . _ � _-- --- "- — -- - - - - - ' �B; INFORMATION CENTER(P.I.C.)MAY BE PURCHASE� 7 E � ��, �'I iil _____�I FROMONEOFTHEFOLLOWINGFABRICATORS'. THISOMWINGANOTHErvFORMATIONiHERErvs H � I / � I PROPERTY OF�AftWIN L NDHHL FRCHRECTS P A.TS USE 6V THE HOL�ER Oft 0 SCLOSl1RE i0 OTMERS DCIMANKEfING WRHOUT TH W0.TTEN PERMISSON OF�ARWIN LNDAHL NRpHTECi9, PA. IS GROH6TED. IT i 1 � I I �� I I � I � aoo w.ei�eEnvEa conrnws aovai�nar neo coeFioeHrw� A . I \ I I � TROV,MI 48084 NFOftMAiION OF DARW N L N�NHL ARCHITECTS PA �' �`� JONBLAKELY REPRoouCroN oF THE MarEaa�HEREIN WlrHour ' -�- - �{-� WRT'EN PERMSSION OF pARWN LIN�AHL ..,"� I II � I~ �`�--... - II I I ' 2a8-6as-osoa nec��lecrs.vwvouresrnecoavwareuwsoF / I ' ' � I \ f I I 6LAKELV �CIM.COM 'HE UNrEo eTnrEe o WILt 9Ua,IEcr TnE I � � � � � v ouroas ro�ecn�aaosecur or�. I �r 1 / I �� I \ � -'��I �i COPYRGM17620t98VDARWNLN�AHLARLHiECTS,GA I{ I rv �"i I �__ . _- __---� I ' � Pro'ect#: 2013-30 I �T� 7 - I __ Nore � k �, I 1. E%IBTINO MTERIOR DOOR6/FRAME6 TO REMAIN � �pggy� � �.ST IR C SERVICE �I SERVICE �� SERVICE � "/ SERVICE ,� �� SHALL BE PAINTED TO MATGH ADJACENT WALL I �I � GOLOR. � � � o �P: - � ,-�_� o � o 0 0 � � , , � � � - -- - - �' - -- � _ __. - ._ y ;.p . -- _ _ .. ..--- � _.._ _- - _. .�'-� ... m - .' 'MEN MEN�� }�� ._. I � �� I COFFEEI ----- . HALL ��O O �� HNLL� I��l I`��.I /�/� .� O o� �I � , ; � � �.� � � " ,'� , �� , - � . . � � � � :; — � �h� � �p' I � Q Z �� '� � � �� , � � � �' o WOMEN WOMEN / � � / I �, ; �.-� �, o o� y�b��a�a�� '\�, �� ' � � m � �� ;, L _ - ; 0 �� -o .. � � � �y� �`� e�evnroa / � e '� � �nH � d � � � � � W � �— � — �� - - - ��_ e`�, J � J _... - . . _— - - . _ . EQtIIPMENT /: _ - _ o Q J . . �°'+� �� . � . i �� - U / _ � _ � > --� i�-_iu. \ / ��-_�` � � � � m o J Z (�� I - I! �u� -+� �i�-�, �� Q W � � / �^ � ` � �i - � = �� i�� P�P � i Q�� '' O � o � , � �, SHOWROOM Yf �� METAL FRAMING PARTITION SCHEDULE Q � O� O � ' _ Z ' ' 9ALE5 � TAIR TAIA � Q _- � ; i i \ i .r'"I 0 �I/ N � a �t7 � � — �_. �` � ��-"� 6NOwRoOM �� I I. n�o MARK LDCATION 9rzE Ga REMARKS d � � � � � - �; o � � � � �� . � - �� o I� , � ' sruosnrr-a^o_c.;§;^ � p i � „ � i �- f LL � �- � I � j� _ �`� ...I_ _ _ .l � F�, � 6YPSUM BOAftD ON EACH w 6ALE6 — I — � �� i F` �� A IMERIOR I BATT INSULATION',EXfEND > O % - -- I p � � WITHISOUNO � 3,-6�.zsfi= SI�E�3'i FIBERGLASS � W � / \ )��' I AITENUATION I TO STRUOTURE ABOV � � � P � -_- P i '°/�� 'DENOTES fi STUD.A ,� � / �- Q y � ' . ` \ ) / � � � '�. (SEESTRUCT) � fl . I -_ - _ �� (� .� - ,L ` - _ _- � � � �, I� ��--' � �2 �_/ �� I� STUDSATI-0 OC � r � � I' � � I�� ol ... .INTERIOR �GVPSUM BOARD ON EACH g SALES ��`- �-- � I �I / �' B I�WITHOUTSOUND a/8" z18R�5TRUCTUREABOVE; d O LOBBV �� ., ATTENUATION �. 'DENOTES6'SND t I N (SEESTRUCT) Revisions: �n r� � � I O , '�. o � 0 I�`�'�I� � '--'�\ " n��L� , , �C I�OUNTION WITH 22 STRU � F� � ,,, No: Revision.� Date.� Q _. �,,.. .. , SAT1-0 OC:i'• x RECEPTION_ ----- - -I _'-'------- ' y�/�Cf^_-��\�I �'�.. .. .}... . -- - ��G��. .�.ATTENUATION ^� UM BOAR�ON EACH fi � I I I `�� 8" SIOE�,IXTEN�TO � _ _ . ABOVE — _ CTURE � _ -_ _ O I �� INTERIOR w � I ',FURRING FURRING(ji'-0"O.C.;s'e" /` I � ON MASONRY �5�a�� 25 GVPSUM BOAR�;EXTEND � � �� i � � r i — o , - — — � , ,. I I I I I �/ � `` ��II I ;6'ABOVEFINISHCEILING _ � ' ' I I \ � _ TITIONS .. �` I�� `�� I � .\ ' �' =� � �/i I P� I I ._ .._ _ � I \ 1 � � I I � I! � ENTRY-�/ J � � I i � I rFURRING�1-0 O.C':' . , I I \ % c ENTRY �J� 'F` /' J � MTERIOft � GVPSUM BOHR�,1�¢RIGID o O , ' O �� ^'� I FURRING INSUtATION; I � � -_ , _ _ . ,_.. _ ,_ ' E ONEXTERIOR �5a 25 �ENDTOSTRUCTURE __ U' I Q= ' " o � � _ - _ - � � � - - - - --\ H e i ica ion: r I�- - _1I _ ._ _ - - -�- - - - - ._ ... '.�.Y � :.: .I _ . . ._ - __ __ ._ _ .. �I ALL I - 10 wsof Mnne hteclunderlhe �� W ABOVE; Iherebyceh(ythat hsplan spec \ I OMITINSULAiIONQ waspreparetlbymeorun0ermydectsuperv'so � r and that I am a dul L'censetl Arc- n I �' RE N ORCINGEROOTING la the/Sta�te ot ' sota. J I �I ._ � - - .� - - - - - - _ - - - I . - ._ _ - ..� i �I F MASONRV B' '��.�WITH STRUCTt1RAL L/ / DIMENSIONS 8 LOCAT NS - I I I I , DRAWINGS;EXTENOTO o�.�h�� - PARTITION STRUCTl1RE A90VE; �arwin M.Lindahl I I � I o �� •DENOTE58'CMUWIACM � �ate:�4�ZS114 License No: 15248 II � PANEL � i • �s�<^ m•-o• ie�-0^ � so-e srr' ._- / -._+o'o•�__.+s.�� --- -. ._ �,— --- /"aW/ � _ - � �n9= � �� ,zz._o. O _. . .. -."_— i,50,' .__...... _ . __'__ —.___._.. �32 G PANERIONEXIST . _ �' SIB"P �--... LVWOO�OVERMTI o fiz � �a WA« MAIN LEVEL ' STUD,��z'ACM PANEL o li g , ST�oSAT,-0�o�.sa� FLOOR PLAN I�GYPSUM BOARD ON EACH o �o � ��sioE;E�ENo To H IMERIOR 6. I Zp �STRUCTl1RE ABOVE;FRP PARTITION ON EACH SIOE-UP TO B'-0' a I A.F.F. nl + � IPARTITIONTOMATCH � Sheet NQ. � 0 4' 8' �8' J PARTITIONINFILL I -- �I -- EXISTAOJACENTWALL ¢ I TYPE � � � A11 � _L _ o _ _ __ � NORTH M�ASONRV OR P.0 WALL PANEL,B TO CENTERLN E OF INTERIOqCE OF � MAINLEVELFLOORPLAN PARTITIONS.EXISTPARTITIONSAREDIMENSIONE�FROMFINISHED ` � SCALE�.11B'=1'-0' SURFACE LEGEND � I � EXIST CONSTRUCTION TO REMAIN �8 0 NEW STEEL STUD CONSTRUCTION � � NEW CMU CONSTRUCTION '� EXISTDOORTOREMAIN � � NEW DOOR&FRAME �� 9�; 1� �B) 51 3.8'� 9.3�, ��3; �.2 i:� \ �. 9' . T �' .-' � �� Zz-0� ' Darwin Lindahl Architects,P.A. r - _ _- -- - — - � 1 9'-8' 1T-B" 21'-0' __.___22'-8' _._ ifi'-0' __....._ 8'-0' 24�-0' ._. • - -- - 4124�uebec Ave North,Swte 106 . ,A.' APaaoveoveNoortNOTEs: Minneapolis, Minnesota 55427 ' I � I I LOGO SCREENS,SERVICE WRITE-UP DESK,SERVICE Ph:763 560 0448 Fax.763 560.0441 -_ _.__ - _ _ - � - - -_- - �J . MENU 80AR�,FRHMED ART WORK AND PRODUCT e-ma I.I'ntlahlarch@gmail com I -�Ilr B�'� MFORMATIONCENTER(P.I.C.)MAVBEPURCHASED FROM ONE OF THE FOLLOWING FABRICATORS'. TXIS DRAW NG NNO THE INFOftMNt ON THEREIN 5 THE PROPEftiV OF�ARWIN LINOAHL ARCHRECTS PA.ITS �- i lISE BY THE HOLDEk Oft OSCLOSl1RE TO OTHERS ' � � WITHOIIT THE WRIITEN PERMISSION OF�ARWIN �� I I I I DCIMARKETING LINpANL NRCHITECTS. PA. IS PROHIBITED. IT 300 W.BIG BEAVER CONTAiHs PRaPRIErnFv nrvo coNFIOENTiu I�, I I � I I JONBLAKELY� INFO ENTION RMSSR�WINLIONOAHDPRWNRECTN�AHL 4��' , I � . 240-649-Ofi00 pHER00UCT10N OF THE MATFRIN�HEREIN WiTHOUT W�CHRECTS,F A.VIOIATES THE COPYWFITE lAWS OF BLAKELV �CIM.COM uw o STATES nN LL SUBJECT mE I C� NOLATOftS TO LE6AL PROSECUTION. COmRIGNT B 201]BV OARWIN LINDAHL ARCHRECTS.P A � ' � -- i i �I ' Project#: 2013-30 ,. — .._r. -_. .., � NOTE: DN L 1. EXISTINGIMERIOROOORSIFRAMESTOREMAIN LOBBV I I i �i �' �'i . �I �I � �, _�. 'i "�; SHALL BE PAIMED TO MATCH ADJACENT WALL o -, �a�oR. , , ,� - ,, - - , ' � �- _ _ . , . _ _ - o _ � �(—,�1EN� WOMEN ��' i �I O '. HALL u � - HALI i I I Q`..c�_�- .:, � � I� _�I 0 - �Al i � � i"��-_ �' 'o '� � � � � Q V °�� „y' � Z ` o }. > � ---�_� � -- �' ; �r, � � �+' i i �I �i�' �- ��i�� E ~ = Q J ��li � � .i � J - - -- �� - - oN oH -- . � _ U � � J � ;�� _ � -- _ /. _ � � I I � . � � � � �' / I I Z I Q -- a W � > ❑ �I W , I — __ cA _ I � > � ��i�-�c-�� V �� , s � _ I � � 0 � � p 3 � - � J II METAL FRAMING PARTITION SCHEDULE � O Z L AT O O - 1 � 5 i — �_ � �- - � - I� C� a - i 9 � \1 n - I I SrzE GA. REMARKS � ,� � I 1 MARK LOCATION �I� I n y ��I � � �� I ' � � � �� u- ��`� II� � � �li,� � � '� I - � _jll � �� J-=��' I i sluos nr i�o.c.� � � i i LL ___.L � ��_� I _ - __ _ _ _ \��J _ _ �_ . _ _. � I F,' , i GVPSUM BOARD ON EACH INTERIOR '�910E',3'�{FIBERGLA55 O �I I �I � PARm10N I 9.' ,26oa' C > I q �BATTINSULATION;EXTEN� —\ I - � .- � � �Ir , �I WITHSOUND oa6 �6 TOSTRUCTUREABOVE; C � SMOWR00 \ � �II�� _ \ �._ � I ATTENUATION I'pENQTE88 STUD _ I I �� I�_�4 --__ � � �� sHowaoo .�7 � . � (s[-E sraucr� w � i � ��. _ i � ��— j ..._ _ _ � - �. sluosnria oc.�..a _. � i __ � i� I � - - INTERIOR GYPSUM BOARD ON EACH s I I QI � B I PARTITION '��.34"��25oa SI�E',EXTENDTO � , ��..WRHOUTSOUND aw6"� i6 '��STRUCTUREABOVE; L , ATTENUATION 'DENOTESfi STUD i � �SEESTR��T� Revisions: o � -� i � �. -- - ��--_ - ' - - - - - �i � � � i � I i'i �'rrPicu � No: Revision.� Date: Q 1I .� -��I ' �_ � I� _ II � I i � i PWMBING �STU�SAT7-0O.C-."' � � �'. I I � : '.. i fi"oa I GYPSUM BOARD ON EACH _ � . � % ,... . � I ,. � � � ... C PARNITOIONWITH '� g' Zz ST�UC UREA60VE — SOU � � i" I i I _ _ - � - -_" � _.....- - -\ .I _ I �' _ _'.— - _ . ._I_ _. I .__- - I II G.', I F RRNNG TIOT, li FUftRING @ 1'-0"0 C.:s-a, — _ j N � 0 II�) 'I � � 1 I I� If J I IONMASONRY � 5 � J� / 'I � _ \ __ _ � I� D 1%' � 8"YABOVE FlNISH CEIL NNG _ � � L i � I __ I � c PARTITIONS i � ' . . � I - ' I - _ ' \ e > ` � I I I � INTERIOR � GVPSl1M OA D PC"ftIGID "_ � I I � _0 . .._ I - I _.. - ,y�'�, E !ONEXTERIOR � �e" p5 IINSULATION, _ il �e .EXTEND TO STRUCTURE Certification: � �- JI __ - - - - _. - I�- - _ - __ -I - \ � .WALL ��A90VE O I �-�� ' � � I OMITINSULATION(] Iherebycerl�ythalth'splan specfcaCon orrepoH � __ - __" . - _ - _ _ _ _.__ _�_ � was p�eparetl by me ot unCer my d rec[superv sion j I I I J J.. � I ��iCMUWALL VERIFV ana�hallamatlulyL'censeEAichlectuntlert�e l �� I I I I REINFORCING FOOTING lawsofth Sta�eofM'nnesota 'i EXTERIOR �IMENSION58LOCATIONS � WITH STRUCTURAL p'��,{�(��%// I F MASONRV �'� 8' DRAWINGS;EXTENDTO �n _Q I I I I i PARTITION ,�DENOTES e'CMU WI ACM oaiwin M.L'ntlahl 0^-'�— � � STRUCTUREABOVE; Oale:0425114 License No: 15248 � I . .._ �� ''.PANEL.. _ _ � f Q" 79-0" 10'-0" ' _ 19'd' 20 B' 21'-0' 10'-0' �,9•d•.. �-� �� Drawing. - - .r.� > -- -- -*- -- m 722'-0' � � �E%TERIORACM o �-�- �-�--- ---�--� t- �..-..- �--'-- "".�..�. .- —�- —�� . G PANELONE%IST _. `�B"PLVWOO�OVERMTL o ;sz 58 ,3z; ze WA« UPPER LEVEL STUD,��'i ACM PANEL U __ -_ � ST�oSAT,-0,o�.5a� FLOOR PLAN g �. ',GVPSUM BOHRD ON EACH I�INTERIOR � ��.SIOE�,EXTEN�TO y �2�0 H �I 6' . 22 STRUCTURE ABOVE;FRP �o PARTITION ONFACHSI�E-UPTOB'-0' a A.F.F. N anannoNTOMnrcti $hE@t l�/O: � 0 G' e' 16' J ��i PARTITIONMFlLL�.��%ISTADJACENTWALL � —�_.. �. I�TYPE o �_ _ A121 � NORTH MASONRV OR C WAI1 PANE1L I8 TO CENNERLINE OF INTERIORCE OF � UPPERLEVELFLOORPLAN anRTitioNs.exisranRririoNsnReoiMeNsioNeoFRaMFiNisHeo � � SCALE�.118'=1'-0' SURFACE ncr,FZFnscunsorFrr— A0A1�""'"�Q' EXTERIOR FINISHES SPECIFICATIONS SYSTQA ,r ACM-2MINSCREEN ��ILLUMINATFDCHRNNFl I � SYSTEM �RS COOE MAiERiAL unNUFACiUREF/SPEQ�IGilONS qNUFqCNRER ' ACM-2RVNSCREEN - � ` � �� -i ona�uernwc n�rouc i nmon cx eaw� - ♦ ' '�, I , �� / '. M coMPar� � I � iFPoAI GADpNG �CA M�S G AY C�O55.HI - '. � . TO MEiALPANEL„ '� RlUMINATFDCHRNPIEL _—_ —_' _.. ... �� . ' __ —— '_' I ELEV:ts9-0�. � LEfTERS �-... ' —_—.. -.. li �. _—_. .. ._� " �' a�a0l',C n�;An OR Eouu �, '_'__ _—_' I ( �. ` _'"' ____ '_. -"i n[M-1 vmi¢ ntie�„ uuuwuu m�wosrt m+�� CLEARAUIMINUM -----� � � � �.+��'�o' un2Pou Cuooixc �.�. � CURTAIN WALL SYSTEM II �. I � W/CLFAR G1A55 I I (BllTr GI.��) ( ___'.___._ . '', ,_ cnNe�„ _.__ __`_.._ ILLUMINRTFDCFUNNEL .__ - '— ' .t�s-a il ,� n�A s E R A T i�_ '� �] � Darwin Lindahl Archilects,P.A. - � - � � -- ��e�Ev�,�,a o ��, 4124 QuebecAve.North,Suite 106 CLFARALUANNUM i Minneapolis,Minnesota 55427 af�ruNw�v.�srsma � I �� I �. Ph:763.560.0448 Fax:763.560.0441 W/CLEARGlASS 11 I I��, I 11 �� -ma'I:I'ndahtarchQgmail.com (BUff GUffD) - � � e n�rs mur�xc,vm nre nuau�na TMwoH is ixe � ioa o PROPEAtt OF�NCMN UNO/JIL MWiEC15,P.A I15 Ug BY 1HE HOl➢EA OR�ISQOSUlE RI OlHERS ACM.1 HAINSCREEN ALUM.OVEWIEPDDOOR-- ' EXTEPoORSIGNTRROEM4RI( . CONTOURE�WAl17ANEL r�ixwr ix[wnmr�vmu�a a onxrnw uro,wi SYS7EM W/CIEMGLASS BIETiERS 81LLUMINATED ��, prt�av��T�,PwD�arl oFl�Eil�n��MfOw��nqlsaF ' SOUTH ELEVATION (FRONT) SIGNAGE ouanx uHorr�Nwxi[cis,rr,nEvxmucna av �� mc wr,mcu Nrime rn�ar warm/rmuissax �I OF OMMW 11NDNIL MCMIIECI$PA N01.116 iHE SCALE:3/32"=1'-0" cavrwa�c uws a nc uwhn suhs u+o wu we.Ecr nc�wumas ro�ccu a�anori '�. �ACM Q RAINSCREEN COPNE�II�MIt]BY UMMX IIXUINL IAtl11ECiS P.A �'EM Project: #2013-30 --ecM-s nuHscaeex ��,�z Fnscu e sorFrt SYS7EM � II / / �v iaa a � � +— -. ze-a^ _ scin I �� --- __ � _ �-- — �� W wu.�Mour�oucHr� . , �� - o _ _ ao ME,A�PaNE�. J o _ o E�E�,z.-o� O J - - � - — - - __ _ _ ro MErA�aA�E�. � � > ---- � I __ _- _ , s-o. � Q W , � —� — � �— r a � � �' tiE�, � � ,o.a � � J _ __ — ,,,� , , � . _ , .� � —_ � o,n d Y ✓ �I . _— _— �p� � V N f f I . _ _— L/ �/ ❑ RLUALOVERHFADOOOfi taoo Q /� •..��L CLEPR�ILUMINUM I� Z , W/CLEARGLA35 �ACM-iMINSCREEN � W/CLEARGlASS�M � � SYS7EM WEST ELEVATION (SIDE) ��' � � m SCALE:3/32��=,�-o�� a � Q —ACM-2RAINSCREEN lu�, LJ� � SYS7EM a � � / O Q E�ev.isa a � � � —_' _ _ ._ ,. � _t__ '. -. . � CIEMALUMINUM -- -- —_�—.. . ..___-_ ��' -.-..—CLFARALUMINUM " " CUFlfAIN WPLL SYS7EM CUNTAIN WALL SVSTEM Re visions: W/CLEARGIASS . ...__.. ._— _ . . — _—__. , . ......_ _ __._. , .. o _ W�� No: Revision: Date.' �evrrcu�) . _ _._ __... �.. ---- --. __ . ._ (�urrcugo> `— -- - _......._ _.._ . +_ - --- -- ii i,t I _.__ . .-- ', i �� rrE. � CLEARALUMINUM +oo a — CURTAIN WALL SYSTEM NORTH ELEVATION (REAR) """�"RG� — (BIfR GlA2ED) SCALE:3/32"=1'-0" ACM-2fWNSCREEN Certification: SY5tEM ��. i nereey ce.ery ua<enis piao sae��ficauo� A�Z�I�� reporu.as preoa�ea ey meTr�naer my ACAt2FASCIAdSOFFR — �rgstere°`rvision nc tnat I a a tluiy SVSTEM � 't d Arcnitect under Ine laws ot Ine Stote o!M n sota. "M'K � \,.,.��,\ 1 I —ACM-7RAINSCREEN I r o.Fnsew ' &Y&TEM � �✓I I OE�ei�t33'<" � . . . I ro.M�n� � �' Date:oa/ss/u Regiscration No: iszae anuE� i ' �ev.�zv-o� _.___._.____.—_ . —_ _'_ �I I — -. _.. ,. ._. - " ; 0o ME,a�Pa�E� ' --i —W��,r„�� Drawing: OE�E�,z<o _' _ ' -- � QEMALUMNUM O O ' ._ —_ — I ( � CURTAINWALLSYS7EM —____ , , W-�� EXTERIOR (BUif GlA1ED) .. __ _ . � ' 'i OELo�,E;-0Pa�E� , _ �- ' ELEVATIONS , � � — - � _ , „ -_ _ -- � --- -- Bo ME,A�Pa�E� , , 0e�ev.nan . - .� ____ ,. .._. _. —__ � � `. CONTIXIRED WALL PANEL :�� ...-. .�1.. � �. �a �. e �......�... ACAL2 GNOPY — � � � ��. , � � e . . _ -. . . ..- ' ---- e . � ' � Sheet No: _ ,ao o _ �,�o,�� L QEARALUMINUM W/CLEARGlA55 CURTAIN WALL SYSTEM - EAST ELEVATION (SIDE) "',�a�`� WEST ELEVATION (SIDE) A201 SCALE:3/32"=1'-0" C2�� Of ' olden MEMt� RANDUM � va, �� Planning Department 763-593-8095/763-593-8109(fax) , , ��. , ��_.a,� -. � , . . � � �. Date: May 28, 2014 To: Golden Valley Planning Commission From: Jason Zimmerman, City Planner Subject: Informal Public Hearing— Preliminary PUD Plan for Marie's Woods PUD No. 116— 7200 & 7218 Harold Avenue— Peter Kneable, Applicant Background The Applicant, Peter Knaeble, is seeking approval of a Planned Unit Development (PUD) Permit to develop six single family homes on two existing single family lots. The existing single family homes would be demolished and six new homes would be constructed. The property is zoned "Moderate Residential (R-2) Density" and guided for long-term "Low Density" on the General Land Use Plan map. The total area of the two lots is 1.6 acres. The site is bounded by Highway 55 to the north, by Harold Avenue to the south, and is located across the street from Lions Park. There are single family homes on either side of the proposed project. Summary of Proposal The proposed PUD would allow the Applicant to creatively divide the property utilizing two shared driveways and a layout that stacks some of the lots north-south between Highway 55 and Harold Avenue. Two of the homes would have direct access onto Harold Avenue; four of the homes would share two driveways. Given the current frontage of the two existing lots, without a PUD the site only accommodates two single family homes or two twin homes for a total of two to four units. Under the proposed PUD,the site would contain six single family homes. The R-2 Zoning District allows single and two-family homes at a moderate density of up to eight units per acre. The Low Density land use in the Comprehensive Plan allows for a density of less than five units per acre. At 3.75 units per acre, this proposal is consistent with both the Zoning and the Comprehensive Plan. The property currently addressed as 7218 Harold Avenue would be split into Lots 1, 2, and 3: Lot 1 would have frontage of 48 feet and be 8,161 square feet in size. The proposed building pad would be 33 feet wide and set back 35 feet from Harold Avenue. Lot 2 would have frontage of 48 feet and be 8,157 square feet in size. The proposed building pad would be 33 feet wide and set back 35 feet from Harold Avenue. Lot 3 would have frontage of only 13.1 feet and function as a flag lot with the majority of the area located closer to Highway 55. It would be 14,945 square feet in size. The shared driveway for Lots 2 and 3 would run along the west side of the site and be 9 feet wide. The property currently addressed as 7200 Harold Avenue would be split into Lots 4, 5, and 6: Lot 4 would have no frontage and would be located just south of Highway 55. It would have 26,356 square feet and would be accessed via an easement and shared driveway. A wetland would occupy much of the eastern portion of this lot. Lot 5 would have no frontage and would be located centrally between Highway 55 and Harold Avenue. It would have 6,176 square feet and would be accessed via and easement and shared driveway. The proposed building pad would be 36 feet to the east and 46' to the west. The shared driveway for Lots 4 and 5 would run along the east side of the site and be 9 feet wide. Lot 6 would have frontage of 119 feet and be 7,090 square feet in size. The proposed building pad would be 30 feet wide and set back 25 feet from Harold Avenue. In a pre-application meeting, Staff suggested the Applicant explore the option of providing a public street with cul-de-sac to serve all of the proposed homes,thereby minimizing the curb cuts onto Harold Avenue and centralizing the utilities under a public right-of-way. Staff also felt this would establish a pattern for the area that could be replicated north of Harold Avenue in the future. The Applicant evaluated this option and has chosen to keep the original layout. A Neighborhood Meeting was held on Wednesday, May 21, and the Applicant presented the proposal to four residents. In general,the attendees were supportive. N O N O '� t` h ` N N � r 7101 � � /'�� 01 � 7330 � u� �n �n ,�� '�`�.� : .�. K .� �. ,�, � ., ,� K.K, .�r,. � , n �:�. .. , . . ,� ,, .,� ,. �_ , �, , ;, ; ,� T_ . _ „� ,: ,� _ . �,.. ,..�-_ �� - � - � �_, . �~�_,.�...:,��T...., �`.�� ,. � � � ,. (� � - ; � �:b° �: ��.,.. -��V�� .- ...,� 4 ��.� ..µ � ��. ,.-- � , � , �`� �.. _.,. .e FiL-� ,a. .. � .�'_ � .. „.»r- , ._..— � ,� w . ,.,.. ... . �:a •i, � .:..: � I ..,�� m. �� '�. . ..r. m�, ��` a�. . ... ��.{ �, .. � �,,� � T s < � ° � �. �� 7040 : _ �, �. ��k�' � � � �� . .. . � ; O , - � � �h � � p � �.�� `� -<, ' . . . �� ° . . "� � , 7045 � �_ _.. � � �� , , f `�� F � 7031 � . �� 6900 .�� o a � � � � � d' M N (�j � p N � � � � � � N 1 N � � � N f� ; ` f�- t�- � � Q ,_ . ,... . _ :- R... . �.....4.a..,...,,. .�- ... f� �j �, � �*� r �. . .,�ss,.; • . „„-+�a' r ` x�� '�` � �a .�' ,„. , �; N�:� __ ... __ . � sx—.:.. -te:.;.�t .. ... � , '� .,�.�;. � _y , = x-: �� 9 t��1!'i '-�+t��.�,ws wN.�.� �t �A�� . " -, .,. �� .. . .� �. 00 �'7303 w,,.. 340 ,n �� k` � � � , 7309 330 ``°� rn � � :� , � rn ��' �'� . 7315 � -��n �,°� C° � PUD 116 - Site Map Land Use and Zoning Considerations The Moderate Residential (R-2) Density Zoning District regulates various aspects of development. As a PUD, the City can offer flexibility from the regular zoning requirements in order to achieve a better development. The following table summarizes how closely the requirements of the R-2 Zoning District are met under the current proposal: R-2 Zoning District Marie's Woods PUD 116 Dimensional Standards Lot area 11,000 square feet From 6,176 square feet Lot width 100' From 46' (exception being Lot 3) Front yard setback 35' 25' to 35' (exception being Lot 3) Side yard setback 15' From 5' Rear yard setback 20% of lot depth Varies—some less than 20% Density Up to 8 units per acre 3.75 units per acre Lot coverage 30%of(ot area maximum Unknown Impervious surfaces 50% maximum Unknown Public Works and Fire Safety Considerations As is standard practice for development proposals, plans for this proposal were reviewed by the City's Public Works Department to ensure the site can be adequately served by public utilities and that traffic issues are resolved. A memorandum from the Public Works Department that addresses access, utilities, grading and stormwater management, and tree preservation is attached. The Fire Department reviewed this proposal to ensure that adequate emergency vehicle access is achieved on the site. A memorandum from the Fire Department that addresses the length of the driveways and the ability for fire vehicles to turn around is attached. lustification for Consideration as a PUD The PUD process is an optional method of regulating land use in order to permit flexibility in uses allowed, setbacks, height, parking requirements, and number of buildings on a lot. Staff has determined that this application qualifies as a PUD because it achieves the following standards established in City Code: • Encourages preservation and protection of desirable site characteristics and open space and protection of sensitive environmental features including steep slopes, trees, scenic views, water ways, wetlands, and lakes. • Encourages creativity and flexibility in land development. • Encourage efficient and effective use of land, open space, streets, utilities, and other public facilities. • Encourage development in transitional areas which achieve compatibility with all adjacent and nearby land uses. • Achieve development consistent with the Comprehensive Plan. • Achieve development consistent with the City's redevelopment plans and goals. In order to be approved as a PUD, the City must be able to make the following findings: 1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and design than generally expected under conventional provisions of the ordinance. 2. Preservation. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes,trees, scenic views, creeks, wetlands, and open waters. 3. Efficient— Effective. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. 5. General Health. The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. Recommendation Staff recommends approval of the Preliminary Plan for Marie's Woods PUD No. 116, subject to the following conditions: 1. The plans prepared by Terra Engineering, dated April 9, 2014, submitted with the application shall become a part of this approval. 2. The recommendations and requirements outlined in the memo from the Fire Department to Mark Grimes, Community Development Director, dated May 19, 2014, shall become a part of this approval. 3. The recommendations and requirements outlined in the memo from the Public Works Department to Mark Grimes, Community Development Director, dated May 21, 2014, shall become a part of this approval. 4. The final design shall be reviewed by the City prior to Final Plan approval. 5. A park dedication fee of$2,133 shall be paid before Final Plat approval. 6. This approval is subject to all other state,federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant's Narrative (1 page) Memo from the Fire Department dated May 19, 2014 (2 pages) Memo from the Public Works Department dated May 21, 2014 (6 pages) Site Plans (9 pages) 314t� �'•li 530 7t� 7428 7030 5 317 7215 �Glf 321 �; rn G�eh 712 0 `m St0 W �� ,� 7031 7462 7442 .. '� 7201 �� j }T460 7440I ` � 7157 y 7d58 7438 311 �+ 510 P 71� T040 ��02� 7456 1� 7436 � y S10 � � •�� 7454 .�7434 � 5�S20 512 � 7101 7452 7432• s� 7330 a�� T500 7450� 7430 �'� OIS 1 Subject Properties: ;3 7218 and 7200 Harold Ave. State Hwy No:55++�� s C ' _ �4 7040 _:..• ::: ...::. .:.:. � �_ �� 7045 p � , . � 4 7340 � '.-'Ur`.� ?� ..+U�!�::• R � :: ':::::vk s-'� � -;`�r 7031 7600 7420 '•�, r•�,- 7430 `"'=••..:',ily 69 ._ 7200 I�'" .:..... . -=-.�.-- nss rn a ,� ��s2� ��oss :-_'�Ju:��7330 7324 � �' � 7756 T146 _..�.-. �*':_::;' Harold Ave ��.,...�...�.�. 3177SOf7S01 7463 7443 7425 �00 7303 340 6945 5137503 � Y;y� a ,•� � 7309 � 330 51•7507 7320 � � �7303 ::{:�';u, ��.e�r�re 7310 � � c � 6941 6 .�a� � R � .....�,�Ir�..�_:: ,�w, b Ts,a �. N �� '� .. ,, ,�ic 733 o a � 5�Br�C ' o � V�Lr `�!.� �� J � i :.:: � 7325 310 J� '' &935 �i�k�'r:..��':�' � T325 �. 7340 � � __-�lu'"._::+':vt, p T327 e:'atVr.':E�`..�:�'::: � 300 240 .2 � � ,�, •ul, � 7340 ' .�, vlu ..! ` 73!f0 ia� � ' � � _. � '��'l�r�"w�e,w�.M„ = 7329 „ iEngineering,lnc. citi;;Enair?E�r:r.g Lar��ianning•Consuiting 4I21/l4 :Re: :1��arie's 'Vt'c�ods PUI3 Golc��t �'�llev, 1�T'� TE r�I4-1(�3 L This �rop�rty, ai�d its etit�ire biock, is cur��eritly zox�ed R-? R�lc�dera�te Derisity= Re�icier�tial Z�rlint�r, This zoning district allows sin�le faixiily hor7tes, tti��i��l�ornes ar�d to�vt�Yto��es, up to a i��aximz�n� dei�sit�� of� unitsl�cre. 4ur �rc��osec� sirt�l� f�n�il�� cle��lapmenfi h�s a detisity of>.7 ut�itsi�cr�;. �Ve ar�e prc�pasin� �:ng1e fa�nily han��s��it}i lot area �nd lot se�back va��iar�ces. T13ree t��in hames (six utiits) could be built on tl�is site�ithou� v�ria�a��es. Tl�e site den�it�� -oulci be the same �vhether si� tu�ix� i7otne uriits ox- six siz�,�ie fan�ily� har�les �ere bullt c�n tl�is site. Tl�� buildin� covera�;e, impervious area, site �rading, tre� remo��al, a�id t�tilitv ser��ic�e cor�s�truction ��oulcl alsc� be almc�st identical ��ith the constrtzctio�3 �af eittler six tw=in hom� or six sin�l� fa�niJy> hc�riles on Yhis site. 1�'e believ� this si� Iot single fan7ily del�elopzn�nt will be � hiah c�uality project azzd a�� sset to tlzis n�i��lao�r�aod ancl the City. Tl1is �'LTD i��ill m�e� t��e Cit�'s ha��5in� aensity gaals, anci satisfy the �zeed in Galden V'all�;�� for a variety of aff�f-dable residentiall�«usit��ty��es. T13is �t-oject is taki�l� an uriderutilized site and co��vertix�� if into a beautifi�i sin�le fan7ily residential de��elapment for six new families to iive i�z Golde�� alle��. Peter•3�. Knaeble. P� Terr� E��gznee��•ing, Inc. 6001 Gienyvaod Fivenue, Minneapalis, Minnesota 55422 763-593-932� �� a. � �,��b �� '�� _ �� i �� . . _ �E ��i �� Fire Department 7s�-ss�-so��/7��-s��-so�s(f��) Date: May 19, 2014 To: Mark Grimes, Director of Community Development From: John Crelly, Fire Chief Subject: Preliminary PUD Plan —7200 and 7218 Harold Avenue—Marie's Woods The Golden Valley Fire Department has reviewed the preliminary PUD plans submitted on April 22, 2014 for 7200 and 7218 Harold Avenue—Marie's Woods. Listed below are the fire department comments: 1. Lot 1 as proposed meets the requirements of Minnesota State Fire Code. 2. Lot 2 as proposed meets the requirements of Minnesota State Fire Code. 3. Lot 3 as proposed does not meet the requirements of Minnesota State Fire Code. The following need to be addressed: a. The private driveway is approximately 230 feet in length. A fire road that exceeds 150 feet shall be provided with an approved turn around. b. The private road/driveway is 9 feet wide which is not adequate to traverse with a fire truck. Also, what standard is the road/driveway constructed to. The fire department would not be able to provide a reasonable level of fire protection to this home. 4. Lot 4 as proposed does not meet the requirements of Minnesota State Fire Code. The following need to be addressed: a. The private driveway is approximately 170 feet in length. A fire road that exceeds 150 feet shall be provided with an approved turn around. b. The private road/driveway is 9 feet wide which is not adequate to traverse with a fire truck. Also, what standard is the road/driveway constructed to. The fire department would not be able to provide a reasonable level of fire protection to this home. 5. Lot 5 as proposed does not meet the requirements of Minnesota State Fire Code. The following need to be addressed: a. The private driveway is approximately 120 feet in length. Due to the width of the driveway and the unknown construction of the road surface the fire department will not commit to driving on this surface. This will delay firefighting activities. b. The private road/driveway is 9 feet wide which is not adequate to traverse with a fire truck. Also, what standard is the road/driveway constructed to. The fire department would not be able to provide a reasonable level of fire protection to this home. 6. Lot 6 as proposed meets the requirements of Minnesota State Fire Code. Note: The biggest challenges facing the fire department are the very lengthy driveways that are extremely narrow (fire trucks are S' 6" wide), the distance to a water supply and our ability to turn around and get back to a public street. Typically the fire department will park on the street in front of a house and lay a 200 foot pre-connected hose which will reach ALL interior points of a home. If you have any questions, please contact me at 763-593-8065 or by e-mail, jcrelly@�oldenvallevmn.�ov city of r* olden MEMORANDUM � . �t�,. �� Public Works Department 763-593-8030/763-593-3988(fax) � .�-« ��,,r �� .r�.�� : '°>� ,ffi�� .,.W..�.�... . : ��..��. _�.�=��,w, .., . �.,� �.:�: ;:��`�� .. ��"„� � Date: May 21, 2014 To: �rk Grimes, Director of Community Development From: Jeff Oliver, PE, City Engineer � Eric Eckman, Public Works Sp cialist� Subject: Preliminary PUD Plan—Marie's Woods—7200 & 7218 Harold Avenue �,.�,.� �� :,,-s� �� ,� ... E � �.«a.:� ��:s�. . �.�, _ �� ; .; ��_.,�. � , .�� n rti,� � H4� �,>.§ , Public Works staff has reviewed the application for a Planned Unit Development (PUD), called Marie's Woods, located at 7200 and 7218 Harold Avenue. The comments contained in this review are based on plans submitted to the City on April 9, 2014. Site Plan and Access The Developer proposes to combine the two existing single-family parcels located at 7200 and 7218 Harold Avenue and subdivide them into six new single-family parcels. All lots will have driveway access onto Harold Avenue; however, shared driveways (9 feet in width)will be created for Lots 1 and 3, and Lots 4 and 5. Staff has concerns about shared driveway situations and has seen many instances where problems arise regarding driveway design and materials, maintenance responsibility, and cost obligations. In addition,the shared driveway width must be adequate to allow for snow removal and for vehicles to pass one another. Therefore, it is suggested that the driveways be a minimum of 16 feet in width. In order to assure the long-term success of the shared driveway situations,the Developer must draft and record private driveway easements that clearly address these items. The draft easements must be reviewed by staff prior to Final PUD submittal and must be recorded prior to the issuance of building permits. Copies of the recorded easements must be submitted to Public Works. The final design and location of the driveways onto Harold Avenue will be determined at the time of permitting for home construction. The new driveways must meet City standards including the installation of concrete aprons. A City Right-of-Way Management Permit is required for the construction of each driveway. The existing homes will be demolished to make way for the proposed development. The Developer must obtain all necessary permits to demolish the homes and cut off the existing utility services. G:\Developments-Private\Marie's Woods-7218 Harold\Memos\Memo_PW_PreliminaryPUD_Review.docx Preliminarv Plat The existing properties proposed for development are part of Auditor's Subdivision Number 322. There appear to be no platted easements across these properties. City records show that the City obtained an easement for drainage and utility purposes in 1985 over the east 15 feet of the property at 7200 Harold Avenue for the construction of an 18-inch storm sewer pipe. Future access to this storm sewer pipe must be preserved as part of this development. The Developer is dedicating a new 25-foot easement as shown on the preliminary plat, and therefore has satisfied this requirement. As such,the existing 15-foot drainage and utility easement may be vacated as part of this process. There is an existing wetland on the property located at 7200 Harold Avenue that, upon platting, will be situated on Lot 4 of the development. The Developer will be required to dedicate an easement over the wetland that is a minimum of 10 feet upland of the delineated wetland edge, in order to accommodate a 10-foot native vegetation buffer zone. The buffer requirement is discussed in more detail in the stormwater management section of this review. The City's Subdivision Ordinance requires 10-foot drainage and utility easements on all plat boundaries and 12-foot easements centered on all interior lot lines. The final plat for this development must include easements on all property lines consistent with the City's Subdivision Ordinance. The proposed development is adjacent to Trunk Highway 55 and therefore MnDOT will review the plans and may provide additional comments. Utilities The City's water system that provides service to these properties has adequate capacity to accommodate the proposed development. The proposed development is within a sanitary sewershed that is tributary to system capacity issues in several locations including near the intersection of Laurel Avenue and Turners Crossroad. The City's 24-inch diameter sanitary sewer is effectively at capacity in this location and there is minimal capacity available for future redevelopment along the I-394 corridor unless inflow and infiltration can be reduced throughout the sewershed. The City is putting plans in place to reduce the inflow and infiltration in the City's portion of the sanitary sewer system over the next several years. In addition,the proposed number of units at this location will likely contribute minimal wastewater flows to the overall system. Therefore, connections to the City's sanitary sewer system should be acceptable as proposed. There are existing sanitary sewer and water services serving the existing homes. Plans show that the existing services can be utilized by Lot 2 and Lot 6. New services will need to be constructed to serve the remaining lots. The new services will be grouped (for Lots 1 and 3, and Lots 4 and 5) to line up with the shared driveways into the development. Consolidating the new services as planned will reduce the number of pavement cuts in Harold Avenue. Harold Avenue was reconstructed by the City as part of the 2012 Pavement Management Project. Since the pavement is less than five years old, the Right-of-Way Management Ordinance requires an advanced level of restoration. According to the City's restoration standards, cutting open a pavement less than five years old requires a full-width pavement mill and overlay at a length determined by the City Engineer. The extent of the mill and overlay will be determined by the City Engineer at the time the Developer applies for a Right-of-Way Permit to install the utilities. Staff has a concern about the length of the sewer service to Lot 3 and the long-term maintenance of the service. Although the Developer has proposed cleanouts every 100 feet or less on the plan, the City has concerns about the deposition of solids. Before the Final PUD plans are submitted, the Developer must submit an analysis showing that the service can be constructed as proposed without experiencing hydraulic issues. The City has a Sanitary Sewer Inflow and Infiltration (I/I) Reduction Ordinance. City records indicate that the property at 7200 Harold Avenue has obtained a Certificate of Compliance with the I/I Ordinance. The Developer has entered into a deposit agreement with the City for the property at 7218 Harold Avenue to ensure future compliance. All existing and new sewer services in this development must be inspected by the City after construction, and must achieve compliance with the City's I/I Ordinance, prior to occupancy of the homes. Grading and Stormwater Mana�ement The proposed development is within the Sweeney Lake sub-watershed of the Bassett Creek Watershed. However, due to the size of the development,the project does not meet the threshold for review by the Bassett Creek Watershed Management Commission (BCWMC). It appears the development will include a two-phased approach. In the first phase,the overall site will be graded to cut down the existing hill in the middle of the development, construct a berm along Highway 55, and prepare the lots for construction. In the second phase, individual lots will be graded by each builder as the lots are sold. The Developer will be required to obtain a City of Golden Valley Stormwater Management Permit for the overall site grading. In addition, the Developer or Builders will be required to obtain individual Stormwater Management Permits for each lot at the time of permitting for home construction. A stormwater management plan that meets City standards is required as part of the Stormwater Management Permit submittal. This PUD is subject to the Minnesota Pollution Control Agency's NPDES Construction Stormwater Permit. A copy of this permit must be provided to the City, prior to issuance of any permits to begin work on site. There is a wetland on the property being developed and therefore the Wetland Conservation Act (WCA) will apply. The City of Golden Valley is the local governmental unit responsible for administration of the WCA. The developer has submitted a wetland delineation report, and a Notice of Application is being prepared consistent with WCA regulations. According to the grading plan submitted,there are no proposed impacts to the wetland. However, the overall stormwater management plan for the site, as well as the individual stormwater plan for Lot 4, should show protection of the wetland, and care should be taken during construction to ensure that the wetland is clearly marked and protected at all times. The preliminary utility plan shows that the normal water elevation of the wetland is controlled by an 18-inch reinforced concrete pipe that is located within a public easement. The pipe provides drainage from the wetland to the south into the City's storm sewer system in Harold Avenue. City records indicate that the pipe is owned and maintained by the City. The City will inspect the pipe outlet in the wetland to determine if it meets current City standards. The City will also inspect the entire length of pipe to determine if the material, size, and condition meet City standards. If it is determined that the pipe does not meet City standards or the needs of the development, the developer may be required to make the necessary repairs or construct a new pipe as part of the project. It is anticipated that the City will continue to own and maintain this storm sewer pipe upon completion of the development. In addition to the stormwater requirements discussed above,the City's Stormwater Management Ordinance outlines the following general performance standards that apply to this development and must be incorporated into the Final PUD plans: 1. Lowest Floor Elevation -The lowest floor elevation of new principal and accessory structures must be at least 2 feet above the calculated high water level of the wetland. The Developer has estimated the 100-year high water level of the wetland and has based the lowest floor elevations of the new homes on this information. However, it is not clear how the high water level was estimated. The Developer must submit calculations to the City showing the calculated high water level. The overall preliminary grading plan appears to meet this performance standard as submitted. However, if each lot is custom graded and plans are subject to change,the Developer or Builders must ensure that each stormwater management plan submitted meets this requirement. 2. Wetland Setback— New principal structures must be set back 25 feet from the delineated wetland edge. The plans submitted are in conformance with this requirement, and the Builder must ensure that individual stormwater management plan for Lot 4 is also in conformance. 3. Native Vegetation Wetland Buffer-The Developer must create a buffer of native vegetation around the portion of the wetland within the PUD, consistent with the BCWMC's Watershed Management Plan and the City's Surface Water Management Plan. This buffer must be a minimum 10 feet in width and should be shown and described on the stormwater plan or landscape plan for the development. The Developer will be required to deposit a financial security guaranteeing proper establishment of the buffer and its maintenance for the first three growing seasons. Although proposed to be located in a public easement, the wetland buffer will be owned and maintained by the Developer or future owner of Lot 4. The owner of Lot 4 will be able to create an access corridor to the wetland consistent with the buffer requirements listed in the City's Stormwater Management Ordinance. As discussed earlier,the proposed development is within the Sweeney Lake sub-watershed. Sweeney Lake is listed as an impaired water for nutrients (phosphorus) by the Minnesota Pollution Control Agency. Review by the City will include an evaluation for compliance with the Sweeney Lake Total Maximum Daily Load (TMDL) Implementation Plan. The establishment of a native vegetation buffer around the wetland as a proposed best management practice will likely satisfy the TMDL requirement for this development. Tree Preservation This development is subject to the City's Tree Preservation Ordinance.The two-phase grading approach will include a requirement for a Tree Preservation permit at the time of overall site grading, and separate Tree Preservation permits for each lot at the time of home construction. The Developer has submitted a Preliminary Tree Preservation Plan showing the removal of a number of significant trees. An inventory tabulation will also need to be submitted. The City Forester will review the plan in more detail to determine if additional information is required before Final PUD Plan submittal. Recommendation Based upon a review of the materials submitted by the Developer, Public Works staff recommends approval of the Preliminary PUD Plans for Marie's Woods, subject to the comments contained in this review, summarized as follows: 1. The Developer must draft and record private driveway easements to address concerns regarding shared driveways, as discussed in this review. 2. Approval is subject to the review and comments of the Minnesota Department of Transportation. 3. The Developer must dedicate easements on all property lines consistent with the City's Subdivision Ordinance. 4. The Developer must dedicate an easement over the wetland that is a minimum of 10 feet upland of the delineated wetland edge, in order to accommodate a 10-foot native vegetation buffer zone, as discussed in this review. 5. The Developer must submit an analysis showing that the sanitary sewer service to Lot 3 can be constructed as proposed without experiencing long-term maintenance issues, as discussed in this review 6. All existing and new sewer services in this development must be inspected by the City after construction, and must achieve compliance with the City's I/I Ordinance, prior to occupancy of the homes. 7. The Developer must submit calculations to the City showing the calculated high water level of the wetland. 8. The Developer must create a buffer of native vegetation around the portion of the wetland within the PUD, as discussed in this review. 9. The City Forester will review the plan in more detail to determine if additional information is required before Final PUD Plan submittal, including a tabular inventory. 10. The Developer must obtain Stormwater Management, Right-of-Way Management, Tree Preservation, Sewer and Water, Demolition, and any other permits that may be required for development of this site. Approval is also subject to the comments of the City Attorney, other City staff, and other agencies. Please feel free to call the Public Works Department if you have any questions regarding this matter. C: Tom Burt, City Manager Jeannine Clancy, Director of Public Works Bert Tracy, Public Works Maintenance Manager Mitch Hoeft, PE, Utilities Engineer Mark Ray, PE, Street Maintenance Supervisor AI Lundstrom, Park Maintenance Supervisor and City Forester Kelley Janes, Utilities Supervisor Joe Fox, Water Resources Engineer John Crelly, Fire Chief Jason Zimmerman, City Planner Jerry Frevel, Building Official Sue Virnig, Finance Director � � � � � N N ` V �-i � � � � � � � � O �` C . .. Q � ly�., C O � lC1 O _ CV � N M G � m � ��, �.R:1. � ao .:i�`,i,.r 3� c7 m m „� m �n c c � � n _.,� �T�y�� " � _ � � � �' SUBDIVISION PLANS s.� � «��,},� �.�.� � . � �� _ �� s�,:;, a F 0 R: �,��a� PA. r dw,,?,�r�,h - ,. �. _ ti'`C,- . t ` R ' l�/IARIE S ��IOUDS PUD � � � ,�. .. Vg•lF.Iw1.;.�.� ._.... ....^ .. . _.. � GOLDEN VALLEY, M i N N ESOTA `J _�.�� _ , � � �37p�ED P.JX L�� u� C�'TC dPAVN HAC. NO SCALE J I G � o,,,� �� SHEET INDEX ��.� o g SH T DESCRIPTION ��.� �,,� 1. COVER SHEET / SHEET INDEX oe d 2. EXISTING OVERALL AREA PLAN �� ` 3. EXISTING CONDITIONS PLAN 4. PRELIMINARY PLAT ��o � �'' 5. UTiUTY PIAN �� o� 6. GRADING & EROSION CONTROL PLAN � a 7. TREE PRESERVATION PIAN 8. CONFORMING TWtN HOME P�AN 9. SITE PIAN �VIL EN(� f L./�IJD P!_AI�R �I =Z f�V R-2 MODERATE DENSITY RESIDENTIAL ZONING TERRA ENGINEERING INC. SING. FAM.. TWINS, TOWNH�MES 6001 GLENWOOD A4E. PE1ER KNAEBLE O� MIN. LOT AREA 11,000 SF (T�TAL BOTH TWIN UNITS> 6001 GLENWOOD AVE. MIN. LOT WIDTH 100' (AT 35' FSB) <TOTAL BOTH TWIN UNITS) GOLDEN VALLEY, MN 55422 �p�p�ry VALLEY, MN 55422 N� MAX. BLDG. COVERAGE 30% 763-593-9325 612-309-9215 � � MAX. IMPERV. PER LOT SO% PETER KNAEBLE, P.E. PETER KNAEBLE �yJ X 35' FSB peteHcnaeble�gmaii.com peterknaebleCgmail.com VJ WQ � 20% RSB � � 15' SSB C35' STREET SIDE) <OUTSIDE SSB ONLY) a�B,� 1NE7LAND (�IdSULTANT ? N Z 30' MAX. HEIGHT REHOER dc ASSOCIATES iNC. JACOBSON ENVIRONMENTAL, PILC 2.5' MAX. EAVE PROJECTION 3440 fEDERAI ORIVE, �110 5821 HUMBOLDT AVE. N0. �� W W EAGAN, MN 55122 BROOKLYN CENTER, MN 55430 W �9 651-452-5051 612-802-6619 Q 4 Q GREG GENR, RI.S BEN CARLSINJ, WOC V(�/ �(7 GGentz�rehder.com jocobsonenv�msn.com SITE ADDRESS: 7200-7218 HARO�� AVE., GO�DEN VAL�EY, MN crr� L'NrJNFFR � HAUGO GEOTECHNICAI SERVICES 13570 GROVE DRIVE, �278 4/9/14 SITE AREA: 70,889 SF (1.627 AC.) MAPLE GROVE. MN 55311 PAUI HAUGO nva,arcr ra phaugoOhougogts.com LEGAL DESCRIPTION: THE EASTERLY YZ FRONT AND REAR, OF LOT � 14-103 40, AUDITOR'S SUBDIVISION N0. 322, HENNEPIN COUNTY, MN.; ANO "'� ` ' ' LOT 039 AUDITOR'S SUBD. N0. 322 W. 118.15' EX. HWY. ��2� `� + �� '� 1 �,�"" '+°►� ro"�°'�,--�'a'��"°° NNI '�l3Ttdn N3a109 LTLO Zi9 E9L-xej gL£6 E65 E9L 3'd 19p�H'P+N'd �+ t�fVW M� ZZtSS elosauu�W's��adeauu�yq � +� � r� �� J la♦I� �arnou ` � anuany pooMualJ Z009 ` ��'"'�� .�"�,p��'3 N1ild ll�/�3A0 � � �R! �� $ � �•�,�o.,,�°.;:,�;;. SNOLLIaNO� JNLLSpC3 �� s � � � A��' � �� GL�N�°O N �� Z r--�'------� i o i � � �--------J '3h'd tfN'dISIt10� M W $ � 1----�--i r---� r-----i 1 � i �D 1 �. j � r_J L________J � I � 1 f. �'� � ^ i = N i � � K�� # � � I �___� �__J r---� ; I I I 1 1 � 1I � �� i � i ��t�a ��$ �;� �---� � r---� __------� I � 1 �\l � i �� i �i7' I � r l�_J �� I I � I • I `�J � i ( � :::::�:::::::: : : : :::::::::::::::::I::: : ::::;�:::::: ::;:: :::�:: :;:: :::::': : : :::>;: ::: ::::: :�%::::::::::::::': ;:: ::; ; ::::;::;::: ;;:: ;; ; ;;: : : :t ��■y�' . . . . .� . :: Wq ✓ � ��. . . : .�. ;:::::\1��.Y!�.;�%'i'-.�::::::::;::�:::�::�:::: ::�: ... :�:�:�:':':':':':':':':':''' :.:�:; . �_ . ..... ........ ..... � ; :;: �. . . : ::::.: : : ::....:::.:.::: :::.�.;�: : :: ..�. ::::::: ;:::�: ::::::: :: � ::::::�: :�:: ::: :::::�:�::::: : ::::: � Q ; : :��.: .:. : : : ::: :: :::::::::::::.::: :::.:::........ ....�... ;:; : :::::::,: :::;:::: . . �� aa � 3 3 „a,� Z ^ o � � � H � � : ��'�:;':':�:�t�:::�t:t�t�t�:�::��:'::::::''�:��:�t�:�t:�::��i :�'�:�[::::::::::::.::. W � �::::.:::::::::�:;:::: : : : : : : :•:•:� �: :•: J � '. r �, � , �: q�:, 3 u� ��:::::::::::::::::::::::::::::::::::::�:::;::::..�,,,.. .. . . _ } :�:;:�:: ::::::: :: > r 3 Q v = 3 _ .:.:.:....................•. .....•..... ..... . . . . . . . . . . W � ¢ _ N tl � �� N � � ^ � # �RO .sW r--� � i i � � ' � � �� i � i � �y� i a i � i i o L__J n r--� J � ; M � �b�3�b°�' � ,� � Q�, � � �� ; # ; � F_ W �C� �__J W � cooc A Z `n 3 � o �---� ; � ~ �¢�� o � � o �- vi �� i M � � vj W .��N i ^� i � W � i i A T �---J W� F- 3 > �------, ¢ � �� i � i Fa r �� 1 � __� � � O J �--- � � �' � N ¢ I � � W . J �b r--� x� o i i O`~ $g� i a i � � N v �----� � n .�y�y � .rp 'S'j�, ' . �r�'ds� ' ;f . ' . . . , �' ., ' . � ' . � . .. �,� ' � � . . . � ' ��Q �x'� 'Y �� '`/ ' � � l�� o Y�� ; �� e��;�� .. �� o�� . �� , � , � �,�,'- -.__ _, ----0 6 8�%' ------ ��s.o `° � ' � \� \ --��.�� 40.0� � � � � f � � �' __�.---'_._ � _.'-, ;.--------_____896---� 1i�.0' I STORM; — � ^ I ` ' � / � _ ----"`—. s � � `� �p � I � � � // /� � I 'I � STORMi v/ ' � � � ! �'1 � N u % � N �� ` � � (/J� � � � � � ' �� "1�� N �N � � 1 �( � A Z �' (0 b . q q ( ) „ � , �, � � � r.� � �°:y �7 �� } � �� _ °� �t-� � �z O �� / 1 3. ,r-- � �' m'!d �° � � � .-� � m , � � O� � � „ _ p ��,. �� ; � � , � � � / �; I � � �' p'L.1 � �� N o � _ , N � � -< fA JI ,' �J wV � /� �' �i � N A a i O o � x� o _6h � N �� o�� CO i� � � -- '- ��' u � � !� � �-� � I � rxtA EX. V SER� �� T � f—� s - -- �--- � � � � � � �J � j a (� _—________-__ �_____---�r- �i°�� ,�v � �.F-r' � ;`� 'gj .i N00'34'08'W Z 66 R W I '� � + \��, �� / -� �� ' 40.07' � \ \ � i � � � /� '� 75.0 $, /^ ; � � i ' "� I �;�b ,� E � �� o�/�.Y (�_ .•c� � �A � !0 I.-._,47 � � / � � a�q I v +g a'�l � � � / �N � `. I D �# � __ ____ / � A l V p� / V �� , I � II � ` I � � �i � ___ �� 1 oW I � -�, � I � ppp�� -'�_ a!�rdi t , � I I I � I'� � - ��r1 � o� � i I � / //� ��>� $8��\ w�p # i i �� /� n"' � aNr�ty - � U I � / � � __ 1_��_ �ti - �� ( \ iS�D&U`�A$E._ _ � "'�' ,' � �I I 18' �RM o � � \ � �� I i � � \ � I 3 23' � SO '34'08'� i � i, i � � i VO r_ / �` � �� I a0 Ob �0 � I � .� � I I � � � I � � °' o I `i 'nI -� � � r � ��I ��J � � / � � i I' I�I L Lt � �O tD ��y000 ' \ I I , �FF-£m � I � � � � � \ 1 � i II 1 ��qg�� N , � � N � � —� � � i ��`� � I I � —__ i , G� N � � I � gsa=��n o � �� a� I �____ � �, ��k"� i � �� . . . . , J � ��y� �, `�. Lr�L. 34 ,60' � � ,� '' �`---- _ %' ' , � � �� __ � �� _ " � � I �� ' , r � � �� I I % ��'--- n- a = �.: �� '� � I i �� , <N� � � '� �� " �� o � z�� m �ZA��Z � N Z G�'��a� N CB��O u 1�1 mW�� N��i� � S p �DO��'ak+u �� o�iw � �� '� EXISTING CONDITIONS PLAN �,�a«�'��"'� � � �� b � ��, , 6001 Glenwood Avenue � ' W w � �aa�crr MARIE S U � �` � �' Mlnneapolis,Mlnnesota 55422 � G�LVG, Vr1LLG 1. MN p��., 4�s��♦ P�Rp,µo, �4g�µ �� 763 593 9325 Fax:763 512 0717 s 75.�� 275.6' 40.0' 115.0' 0 �0 b `� qg w rn � --� _ � D ---I Z7 • • �--r-� r ;. � 5' D6U EASE, — — — -� d , ��.�..i �.�� 2�� S -.�"'- _Vnn� � .-c� r- — — — — — — — — — — �..._.._.._.._.._.._.._.._.._.SB.� �ap �..�.� D � ._.._.._.._.._.._.._.._.10'�S BlL.E4SE. _I • � � j.._.._' � � . I I I N Z = / I W 1 y# 1 I �=p�•� \ �. ( �' � � ►yryI W w� I 7c Ou � � �y � I � N~' d j I �pVY '' r u� rb � N � �1 I � � 'nl I N � L _ �._..—.---�—..�..ssB� �(�J� �� N ' n � � _ — — — —��Q�� t� n 1 I� o n V' � o '� � • o � � o . 1Q..�.1D:..D� EASE.o � d I � � At�v � r — — �D ,1 W r.._.._.._.._.._.._.._.._.._._.. • . a I I C '`j C� �—� t� N I � �+ I C �� I I p T . �I � a � V � 'A D J : � moNe� N � irn mI • � m�.._.._.._.._.._.._.._.._.._.._..� N N �v i � a .�y a �� 20' RSB � Q � 66' ROW � �mL � " � �' — — — �N00•34'08'V � _ �_ ____�'.�5_DdI�EASE.J 10' D6U EASE. 40�07' �/ ) 60.0' , 64.0' 10' D&U EASE.206.6' 75.0' � T.L�� - - - / - - - - - -_—_— _— . .. _. ._.— _- - -o . �..1�_SB.._.._.._.. .. . . . . . . . . . -••� � –•–•–•–•N_'–'–'_ � � i ' I ; �VI ��I �� 1!� CI �CZD ( I y �� N I � '� �� y H 1 � ' ._.._.. D D I N. � L�: �1 �y. I A . • N� ,( � �.._.._.._.._._. �..�..` � m M� � I r�I �I !' _ r tL: � 4"r yZ ..�% I N O� � � ' ' r�� .. --- �� ; ��'�` � i„� i ; '� o u a�01� (� i / t.,l �S: ,- —-�� o0 : . : : � �I i �� I � �' /-� �� \ o� m L.._.._.._.. L:._.._.._.._. � r/ . ._.. . ; / Q o A D \`� DL _ � � L3�S� � L._ _ _ _ �L � CN�Z \ I N N — !� �25' D6U EASE. 1 � ( �'�`�� ' I � � \ •` J / ! � j � \ •\I � � � ; . 40.6' 239.6' 340.23' '•,500•34'08'� ; � ! 1 1 / ) i ( ;� � � I �,: � i �., � i �� ,. F �� j� � � I � ; ��g�� N �� - � �� >� � �� , �� > � �� <. a �� .r- �� u o�� F��m� o €�� gz �n � ~� U r �eN�� mj��C �N�� PREUMINARY PLAT '�"�°��"�":°"° � � � �� a� �� C �NYm�sow.�� e � 6001 Glenwood Avenue � \ "'�"" MARIE S J �"""`�- �` ` � � Mlnneapolis,Mlnnesota 55422 w � Vv�.yu� V�1L.L��. MN P�J P E ��.+�� 763 593 9325 Fax:763 512 0717 p�; 4/0/14 Rp.No. 14E44 �► �w+��++--ir��o NW 'A3TI�d/� N3UlOJ LitO Zi9£9L�xej 5L66£65£9L �a"�"`e�°'� 3d I�M'P�i°d M LZOSS elosauu�W'si�odeauuiyy � � � � �v d S S 3i2ldW i»-wu � � � anuantl pooMual9 T009 �O� � � � '�al`�I� wR W YDI�n�ua �W�47 � � ,�.,,�, ,,�,.�„ r�v�d unun ��. .- �� .nc�ww � � � ,o «u Fa o�.w+wa. a ,o � � � ��Zp��W < �F�m� �� W ��'�� » ��z � <�o N �v< � z �� N � �� W�� s��;��a 3 �� N � ��g� ��$� ,:� _�� o� � �� , � n , ,�� ... � �� _ m ' � �^ �� ;' x e� li 1 � � �< � I > � ' � �� -------. i � i � �� J� � � \�1 � � � � ~ Q ��k � ' I �, $ I = �3�� L--_J 1 I i � I � ° I / ' L_�J A' / � � ( � N�,eo,re.00s ,ez•ore �� o waals .e _ I � � � �- � � I � Q�y� Z I �3Stl3 fl'iQ , ( _ � — �a o � � Ja�� f - - - - - , � r — W o hJ�Q3 � ''/ �) I �� m4 I � �a�� ' F' °� �`----� �W f �I � `p �o N I � N I U � I �., ' / � �n �� 1 I � I � -'�_ s_ '° � - � � �� i W ,-��, , � , , -- n k� �� iQ .� � �iU, i � i i �n � � � — J i- - - -1 g � o I , � .O�SL L' - - - - - - - - - - - - - 3Stl311RQ ,Oj � L (/� II- v i 3 - - - - - - - - - - - - -� �9 Z .LO�Ob '3Stl3 f19Q .OZ �'3Stl3 f1RQ .S M 21 99 - �a ' a � NiSO��E�OON N - - �N I I W . W .�a W� � � a I I,�y I , (�j I� v----- -- H o W � = IQ Q o I — � .e Q 1 _. J o a3S n'tS '%3 �x � � aNC qI Y Ib L'3Stl3 fl'4Q_OI _ — — — — — — — ___,_ __ � �� ' c^ � �n o t ' ..��.�� oo �-xo 0 L� , V� .►�i I V!y\ � _ � � � � � � � _� � _ � � n 1��,� N }' � " ` �� I � I � I N „� W �°� i a a � � � I � > = w g I I L �3sv3 nRa ,ei _ — — — — ..� � � ¢ 3 U'~ � L�� .�� r�rr�r��.�� y •asv3 n�a .s W L - - - - - -,- J . Q� a3 � Q � U � � N = � - � ' � . N �. � ~ N . � � � � � U � NQ,, � ^ wa01s � 0� � N o = � � U waals ,0'SIT � x z ,0'Ob .9'SL2 ,o�s� 8 9� ��„" *'�►' ""�°�'--�a�`"°° NW 'Jl3T1VA N3Ql0�J LTGO Zi5£9L�xe� 9ZE6£64 E9L '3'd �71'P�Md �+ �I�,IW M ZZVSS gloseuu�yy's��odeauu�W � � � � /�� J (a♦I� f�.rwv ` 0 � � anuany poornualJ T009 � � ,� � �p ,� ..�.,^"�'�'.��. NVId �OlNO� NOIS02l3 � JNIaH21J k� � � � � .� � �$ �° A � � � <�� F �Z YW F mF � �� W ��g �� N ��a �� .. _ � �� Z �'o � �� 3 � �� 8��,�#��a .�� N � �� ,.f�� < �� , � � ��oo �, , �i,� ��to� _��`�� ?�X� ZO�� iI _ �i I I ( � I � ��'�� I '� J ' ��I i �I� ,''I � �� ,�.��..� � �\ `� , / oW��V . . .. � . .. � •- i �„�..�.. ` 1 J � ,09'8bE � � ; � � ��i , I �, �l ; .� _� �—_——� ---� � �,��o � �� o � � ' �' ': � � �' __-----'�\ �'1 �� I � I \ o �3�� i � � � • � �� \ � � c� � �r. �, � � � � � � � � � � � � '', � 'I � ! � � . � � ) � � � � � ) � I � � i a'` rn v�i � L---� 'i i `��., � � �� c� m �rn ��--- � ,' �i�., ; � � � �` :o ` �' � � �I I I � � rn � � . I i � j co ('� /J � ' �—�_—� on ` a' � �i i � � � °,, � a �tso,tie.00s��. ,ez• �e 3�3j l�IS/lIWI�a� , / _ � � � I I ' \ x ql•,., � AW'13�y IMQ ,6 � � i' i � — — �'i � I I i \�`�1�_\ \ --� -�_ t� � — —►-r- — . � ----_ '3S � '8Q�SI � I I —� \ �� q�yQ yWqom J � � �_ „�. � � �I \ z � � W o, / ! 1 � 1 0+ � o ��QCQ\\, �88 g 3-�3 �vn��W�� / � � / r �` �I; � Q � � � 3�a�� °DY� � � I , � �d Q ��' � " � �` �`---- � V'� :�c„� Yt� � 'i � N � �p�~x ...�%,�� (� � � �' n/ ` S Z W � � � � `, � I � •�.. _,-r"" ?,s� / � 6'�� L_C_ � �. � ,o "'••�.-�.._.._.._.._.._.._.._..�'� � �� / �� Q � ?M "�~ . � u, oJ � ;� .6.�6 � , �� ______� � � � � � � , . � ' _� ,�,o° � `�, ;� I 0'SL � V ) `` ' 3 .LO'Ob ^ — — 9� i �ls \�-- g. I M�?J ,99 � A.$O,i'£.00N � 9,r �_ j66{ ` / � � � � � �'OI) a � � � �� `i-_I v� I A , ^`� N �� ' I--� � i !�n� ' \ , � � � k � � i � � p N � 7X� \ �.-r,� �.�� ' i l;n v ao �t �c� f L ,r_ - vi ��--� � ,�69 � tl: V �� - � �- o� � �-�, , � 3 N � � � �� ¢ � ; ;�. � , , _ � �� i �' � s ` m / �$ � ' �, � . ,��' � AtlN�3N ,6 _f� '� � � � f W ...:.'"..-.�.r. � . , , m 3�N3� 1�IS/lIHI"1 'Q21� � �� ` I = \ �� ,i � � � � � � � i � � � � I � �' � � � � � ' Z � W � � o I °� � � � � � � I � � � �---�'— j � ,0'STT � _.._....a �l .��__ � �---___--96�.---�—„--.-. . _—___ _ = ..- m � � ,0'Ob i J! -;9'SL��___._.. ,� , , ! . 75,0' 275.6' 40A' 115.0' ,;�: i o �D � V � V� N � w , � � Q � � � A � � q � � —'� "' ,� � +�� ' . � � ��O• GR�IMIT/SILT'FENCE w � �—.� � Q -- .��. , � � 9' DRIVEIIAY �0 :i;;;, u ~ene � � � �tl = D � , �:� � N � � � ~ I �� A'� _ ..o � � E � (A�� u � � i Z _ _ _ _ _ __,��-_.,r_---� � � � o.", � � � � � 160' H � � � I ^ $� . N �. i..Q ,.;, � a , � , � � N 66' R❑W � z :' �, z`.'/�' � 2t �� No0•34'os'v � � � � 40.0�' � ( ^ ( ¢ d 75,0' V l � � Y N � � Y� ( � 1 �� m � ' 49' �� Q I I �� D I I I / Am �''7 I I , U� /� � /I V /\J ' � / o r � I 0� ---_� � � x � � � �/ r'Nmt D�' ( �` �� ' � ' � �-- �� ao I , � � � / � o��v \ � r�,S _v// ay,;d � `n I `�� N �� r-+��o � 1 -�i � \ � � � � j # � 9' DRIVEVAY ; �� 4? GRD. LIMIT/SILT FENCE 34023' SO •34'OB'� _ ` / I R I � r I � I I l L_—J � � \ �---� 1 �F�>� I 8 � I � � g�� ' _J � N ��i� � I � I \� Q�c�� "----_,_�-- �� ^ � � �""`� �---J 348.60' ��> �� a�� ;, ��a�� : �� u �� 0 �� n = b��Z N u c� R � C8Nyp0�5 m��2�` �y�$r� � � a � � -' � �� TREE PRESERVAII�I PLAN ��'��""�"'`° � � � �I� � � � � �M"K"� �°�� 6001 Glenwood Avenue VC� � �T MARIE S .S � � �• ^""""— �` � �` � Mlnneapolis,Mlnnesota 55422 W �� V�Y, MN p�: s/s!t♦ P�Rp. No. �� 763 593 9325 Fax:763 512 0717 \ ) LILO ZI5£9L�xe� 5Z£6£65£9L *��,�;,�„�� "B" '" ��''� Nw ��l3TldA N3Q10`� �d �•r�d M ZZD95 alosauu�W's��odeauu�W � � � � —�"O� and saoon� s 3iaer� larars � � � a � anuany pooMualJ T009 �D�O� � � � � � � $� � '�.�°�� Ndld 3WOH NWLL JNIW210�N0� �� a � � i��=� �mF W ��$y�_ y �U�Z ..~.� n z <�3 = N y3 �' ; �� W�� Z� 0 3 0 �� 3� aa � S 0 y N � �� H� W 7 < p A ,J o�S =� R1� F y` =y�o{Y� Q Iya. � �<�� F- O� \ W Z �j�� O �.,�� Q F- g� rZ ya F N W 2Z�t<U oOQJ W p tFif��o QH�a yt7� oW�pis U a 3 � �=W � � ,'��O OO�ZyN�X� �J� o 1 '!J "l�.�N2� W�W�C iiaaino�o� .., . . S2=2f7N...(�fll L---� �;��'� � .\ .� � i r__l �j � � � � � � � � � � i' � i i L__J � � ; ( a �.so,rs.00s��. ,ea•otis � � l � ._.._.._.._.. HSS.st.._.., � � r..—.._. � � � o, i � � �� Qa�� J ; �y � � o \�� \ �J�3 �� j �� . �4 \ ` i�� :' �o� �' �` �`�——————� :'� J� � q� �\ �S �v� �� - � ��.��'� ,S'SEE I � n � � �.. T��•�.. w , �.. .% �('� � �� i �..`.._.._.._.._.._.._..�..J� N 4 4 � y '� o Z� ty..' OT '� � � U°° J � � In. .ti f`� �.._.._.._.._.._..�.._.._.._.._.._.._.._..�..�.._.._..—.._.. SSS �SI ,o'sc (� 3 ,S. j ,�o�t Z ,LO'0� sss .st a n.ao,re.00N N r.._.._.._.._.Hss,st � ef � 3 Mo21 ,99 Ly, N �.. � o � I f N y � � ' � � � O I�.,� 0,� � �'1 I �W ��Q� I r! �� U / w !.(� �� y! Y �y,z�ctic � o� ,orotit �— � � � �' O � N 7- �� pJq �� F'� I o N W 3 � ��g � � � > N � o-- �;� � � ~� � L.. � " ¢ � �g � ' �� ~ sss .si y-� L,._..�.,,..... J A `-�$s�t' � W . , . . � F-- a Q = � � � � � � Nn V 'N� � � O Q� O .-+ ,0'SIT ,0'Ob ,9'SLZ ,Q'SL . '. ; ; . , 75.0' 275,6, 40.0' ,;';: 115.0' ;, . .� 0 �0 b � v � w � a' � � �' --� ]� �''� --°{ .,', O w � r' 9' DRIVEVAY 'Q t� 'o �c� D � � $ �� _ � � � � �o � _ , r— � �� w0 � u - - --- - - n = o� Ul � � � ��`�� 160' �� 0 �� r $o� 0 °� N ' N � 66' R�W � � �N00•34'OS'W � z 40.0�- � � �S.o- , � �� —0 49' � � � �� 'U � (M� ,) !%�� A A W /� � u T� � U� �V � � � N ( j u A V' (t �) O„p. � , f� ��_��-1�\W � �/��/i W W r'rv t+E �!`'� D,u lhG /`'� E�� J l o I --1 / D N�-.� \ �\��✓ � � � � HTI�O �} � v I ` � � � `ti...r � � 9' DRIVEWAY 3 W r—''�� 23' S00'34' D � ' ; / I R I � � I � I I � �_� � � �---� ' � TF�'m � g �`, � I ��g�� N � ` I ��`� o � _ � �� _J �s��^ o > � g i �_..__—_.._-- �� I � � Q�� -———-� r < 348,6�� n� �L��c Sd �� ;- Zo � � �� o�m�� F��m o �� g N z ��g� u �a�� mm�� "y��i� � S � « � $ � � � ,r �� a�`d��a a � ■i'r7� � � �� P�.I�1N �uu..�`�n.w.,ol n» Eapae�,Y�e. � � � � �, � 1 6001 Glenwood Avenue � W ` �� MARIE S J U� ^� �` � � � Minneapolts,Mlnnesota 55422 .A GN nry' vw 1 ' �� MN �J. PE� �A,.r°�°1�oa.�.r� 763 593 9325 Fax:763 512 0717 VLIJGI� r\LL.G.1 s/9/14 No. 14844 ��ty of olden E � Q u � Va, �� Planning Department 763-593-8095/763-593-8709(fax) Date: May 28, 2014 To: Planning Commission From: Jason Zimmerman, City Planner Subject: Informal Public Hearing— Final PUD Plan for Tennant Company PUD No. 114— 701 Lilac Drive North —Tennant Company, Applicant Background Tennant Company is seeking approval of a Planned Unit Development (PUD) Permit for the consolidation of its multiple parcels into one cohesive development site. The site, located near the northwest corner of the Highway 100/Highway 55 intersection, is Tennant Company's North American headquarters. During the past two decades, Tennant Company has been acquiring various properties adjacent to its primary building at 701 North Lilac Drive. Officials from Tennant Company have met with City staff in the past to discuss ways in which the multiple properties could function as one cohesive campus. Tennant Company spent the past several years working to create a master plan for its site. Summary of Proposal The "One Campus" plan, which was developed by Tennant Company, looks at ways to accommodate future development on the site while addressing immediate needs of the corporation. The proposed PUD would allow the Applicant to consolidate the various parcels into one and would allow for the construction of pedestrian walkways that would connect various buildings and parking areas throughout the site. While Tennant Company is anticipating future development in the form of a three story 45,000 square foot office building and has shown concept plans that locate the building and associated parking on the site, any future construction phases would require a full PUD amendment. At that point details related to location, height, materials, landscaping, and parking would all be addressed. � Q� o µ,s— y- y „oe e"m - ,... i„oa �{ a ,i<o ,as, ,z3o ,z�� ^ .. . �re�5 q tt]6 b 'S. � 6�6� „ � . � y� � , 110E i101 { � � 4,;, � , � � � �: �ios R4� � eseoo ssio �� szo ivi ��:. ,no izxi � nzw �za� � '. 7 .�' `l �sezo ,, � � .. ��' ^° '".._P..�1De6}4K.n�M�� _ , �.uco ,zo, �,zoo ,so, . �,mo ,ao, �, noi 4 6•�' ' f m �.�..\ s�as,.. y z �� .. nao iui .�?iuo iui �iao nai �'. � /.m rr ,\ . �fi`1�'' ,�; �o y9�'S y� �-' � S , :v1 � } ;. � `Y � `Y r � 1130 1131 ;y t190 � ��t30 �tlt " $ �`' � f t .�. B�� ' � . ----. . ,.- ...� .<f" �O j, C�.;11>0 it?1 �1120 121 T p tt$0 tt}t . J < < �—...... . �.'_`' 1k �¢' �.,c� v �. ,p5 ��.•��\� I '1� . —�`'r''�� 5�" v" 1100 SZ00. .•�100 110f '�.0 � 4 . 35 y' I . Q S135 y, ,� +�\.. ° • �- ."Tho"tlail'd f�, ' .. i � . ° ��:,_.�, . r:�->�r w .-. . w ... . . . ._. o sa� Y 1 � , �� ti�' S�� eai iwi: a ,� . ' r �n ,. h e'� < .. . " t � �J� �K�`'�� ' i ��imeo io�i�imo _. . __ ' vv aic +oan �oa5 �sjF k +oz� .- .. . _.. . ... ; I � � .. . .a _�..y �'f��azo ,00,�s�o ._. 1_. . .. ..._.. y�_._.._ ; c�s_. �`/b'Q � '• - 'b9"�.1 .� w� . . o }.,,? , .._ � i e�e< �, ` -. '_ _ . . � �t 1 "' � .:� +,..., ea� �� s3� �'� � �� '4. S `l� §:� ez� 'Fq S �O� e . } �i � \ I �_, _'„ ' -� ti i�, .:t R �' o: . � i e,ae ewz i . , ..,<„ ..._ � 1.:.,.. �, # ..... . � m t eoi _�—.. � � r�.:�,,:s "s �'_' ° � 4 ,� _. �� k� e�oz.�z � � � . ro � ty . �. . , � �. c,u ��} � i;� " I � . a,i o • � � a i . � . .._ � � " . � R A'� � f� ��: f � , � e�o �,`'r'1�' .; . + - , aza .. �'�'r�^c, '� 8 �o . .. . i�� f . ;�:� 841 ,� � � � ...... � 4 � � � �; � .� i �.� eioo��sa . � .�seoe :�. 3�� ,. ��"��sv : . . _ � _.. ... ��.. . � �r �' � "�� . . � � � � sao � ae� � �� ; ..� ' �+Nu�+� . a � . .. . ,�� ' $ � , e � k '� /� � � 3 �• i �^ �,.: ° � S ,#� `Yg Y` __. � v�,. .. . m, - � P � A„,-.�- � T. �. �u►. N�ro tage Rd� .. X �v 4 ' ., ,. +' *"'reT"'�.---m-..,.. a • p{son Memorial Nwy --- �w�„ ,, . .: . .. ...._ a. �'"`� __ __---- y Hwy 55 e, ; `_"'�..p'_+wi:_'= fllso :.. `^ ' �++�al•� { B1T5 . � y2p - �wl 520 Q_1 521�� .: ,: H ' �� .. t . .xe-� :. �eroo .eJ° � sis ,!s'o " '" sa r�r..�sii � sr �. y �� , � �'�+��,�y�� :�I .� •+ ^ V� ;�, � g sno e '+'��^�' 1 . � r. R ie'�� a1�s . :os � es0 Olsoi � \` . N'„`" . 592 q�.�. �a�z , } 8125 505 �� 5)5 \ � e�` 533 4�� O M1 �'l f 1 d'�h . NS k�u a40 f� 5.,. Q�,� ; ' y�' `. 5]a �. ,^� `�' " . Q'.a �j��'�a, ��..,.�KJ�,- a15 °d k '7 sn ^ �',&,X,jk l�.,.s�e � 4 . �ss ��,ae � �, aa sn <a � �. � � F/�` c'�' g`' �B .,�V.�4'�� 0105 } � � � "�t � yy 5..�5. .�i . C'4aza S� . .'�boi w/ ' � _' PUD 114 - Site Map Land Use and Zoning Considerations The affected properties are guided for long-term Industrial development in the City's Comprehensive Plan. The properties that will be consolidated into the Planned Unit Development are zoned Industrial, Light Industrial, Business and Professional Offices, and Single Family (R-1) Residential. All zoning designations, with the exception of the property zoned Single Family (R-1) Residential, are consistent with the General Land Use Plan Map. Properties will have to be rezoned as new uses come to the site. Public Works and Fire Safety Considerations As is standard practice for development proposals, plans for Tennant Company were reviewed by the City's Public Works Department. The Public Works Department reviewed the proposal to ensure the site can be adequately served by public utilities and that traffic issues are resolved. A memorandum from the Public Works Department is attached. The Fire Department reviewed this proposal to ensure that adequate emergency vehicle access is achieved on the site. In addition, the Fire Department ensures that the buildings are equipped with fire protection systems. The Fire Department's memorandum is attached, and is incorporated with the conditions of PUD approval. Key items were included in the conditions for approval for the Preliminary PUD Plan and negotiated with Tennant Company prior to the current Final PUD Plan application. Specifically: 1. A plan for fire access along the south side of the main building was submitted and approved by the Fire Department. Implementation of the plan must be completed by July 1 and prior to Final PUD Plan approval. 2. A Fire Protection Plan was prepared by a consultant and submitted and approved by the Fire Department. A timeline for phased implementation of the plan will be agreed upon prior to Final PUD Plan approval and will be included as a condition. 3. Surface filtration (rain gardens) will be implemented as part of the walkway construction authorized under the Final PUD Plan. Installation of a stormwater filtration chamber will take place within three years of the execution date of the Final PUD Plan and will be included as a condition. 4. The vacant building located on Parcel 5 will be demolished and the sanitary sewer removed up to the main by July 1 and prior to Final PUD Plan approval. lustification for Consideration as a PUD Section 11.55 of City Code states that the PUD process is an optional method of regulating land use in order to permit flexibility in uses allowed, setbacks, height, parking requirements and number of buildings on a lot. Staff has determined that this application qualifies as a PUD because it achieves the following standards established in City Code: � Achieves a high quality of site planning, design, landscaping, and building materials which are compatible with the existing and planned land uses. • Encourages preservation and protection of desirable site characteristics and open space and protection of sensitive environmental features including steep slopes,trees, scenic views, water ways, wetlands and lakes. • Encourages creativity and flexibility in land development. • Encourage efficient and effective use of land, open space, streets, utilities and other public facilities. • Allow mixing land uses and assembly and development of land to form larger parcels. • Encourage development in transitional areas which achieve compatibility with all adjacent and nearby land uses. • Achieve development consistent with the Comprehensive Plan. • Achieve development consistent with the City's redevelopment plans and goals. In order to be approved as a PUD, the City must be able to make findings which are specifically described in City Code. These findings are incorporated into staff's recommendation to the Planning Commission. Recommendation Staff recommends approval of the Final Plan for Tennant Company PUD No. 114, based on the following findings of fact: 1. Quality Site Planning. The PUD plan is tailored to the specific characteristics of the site and achieves a higher quality of site planning and design than generally expected under conventional provisions of the ordinance. 2. Preservation. The PUD plan preserves and protects substantial desirable portions of the site's characteristics, open space and sensitive environmental features including steep slopes, trees, scenic views, creeks, wetlands and open waters. 3. Efficient—Effective. The PUD plan includes efficient and effective use (which includes preservation) of the land. 4. Compatibility. The PUD Plan results in development compatible with adjacent uses and is consistent with the Comprehensive Plan and redevelopment plans and goals. 5. General Health.The PUD plan is consistent with preserving and improving the general health, safety and general welfare of the people of the City. 6. Meets Requirements. The PUD plan meets the PUD Intent and Purpose provision and all other PUD ordinance provisions. And subject to the following conditions: 1. The plans dated April 25, 2014 prepared by LHB submitted with the application shall become a part of this approvaL 2. The recommendations and requirements outlined in the memo from the Fire Department to Mark Grimes, Community Development Director, dated May 19, 2014, shall become part of this approval. 3. The recommendations and requirements outlined in the memo from the Public Works Department to Mark Grimes, Community Development Director, dated May 23, 2014, shall become a part of this approval. 4. The implementation of the fire access restriping shall be completed prior to Final PUD Plan approval. 5. The Applicant shall work with the Fire Department to reach an agreement regarding the timing for implementation of the Fire Protection Plan prior to approval of the Final PUD Plan. 6. The Applicant shall construct surface filtration (rain gardens) as part of the walkway construction authorized under the Final PUD Plan. 7. The Applicant shall install a stormwater filtration chamber within three years of the execution date of the Final PUD Plan. 8. The Applicant shall demolish the vacant building located on Parcel 5 and shall remove the sanitary sewer up to the main prior to approval of the Final PUD Plan. 9. The Applicant shall submit a revised parking plan that meets accessibility requirements with respect to the number and location of handicapped parking spaces to the satisfaction of the City's Building Official prior to approval of the Final PUD Plan. 10. The Final Plat shall include "P.U.D. No. 114" in its title. 11. All signage must meet the requirements of the City's Sign Code (Section 4.20). 12. This approval is subject to all other state,federal, and local ordinances, regulations, or laws with authority over this development. Attachments Location Map (1 page) Applicant Narrative (6 pages) Memo from the Fire Department to Mark Grimes, Community Development Director, dated May 19, 2014 (2 pages) Memo from the Public Works Department to Mark Grimes, Community Development Director, dated May 23, 2014 (7pages) Site Plans (34 pages) m�.� � , _ _...,.- _.._ . .m m__�� ..� � � e_ ._�, . . _. . � e_�. � __ ... _ __. , _ . _ � .. _. �� m. �„, � �� -� . � � � � � � � � � Subject Properties � �� `�� "�k�� ---` W+».....�y_.. . ^h,.... . � 7 ,.9�.. --w�{��"�" � �� .. �YY..�.,,.,f.� ' '..'S..—...s,f,,, `^—v...,�—�...� . '"—t--._y„_ �--�� y �rr�, qi r� : � . � � '�. e�� w� �'. � `�. � � �tl'YC � � - �� mm)�� 4� ��.p. . �� -� �IG� i ,��^ � �i q ^'-+-••__ t7 1 !,i �Ya... �!�t` �I� i�� ) •.,.�� . � i� i i : i� `��f��a��#�If�t��t � #�" ��" �� ( �(I � s�, h� �: ii,.��'� .r .� .�, (�r (),�,� G x'��Fn� .��'Es ��r . .. , y�t�'Ya+� .�s' �14�r �� y!� :� ��.�- � a.,'". "� " .a°�� d�� , t �t � :� ��,�.. . � �� r� ?,s�F`�� ` � z °�- ;2 � � �� _�� . YS , �� d3s � �? � `� � �:,�" J �- � i � .. 4s Y � n...�'� �'�� 1�i�6 �l��l�i — I t � ce�. 'Q � 9 �'� � � i � , , � �'£'+-"",`„-, U � � � � ��..... � �k� y� r.� � � � �!'��: � � � � p � �u��+ _ * +iy ii�':,;�::. ��N: '��' -�� P • � � 4�'. � � )� � F �. r �,��{,, ��.: � t t,': .:Z 3=�.yi�. {�'R* p*i .: �".i5 ..:�, � � "i� " ura �' e �,,� �� - i � r �1 � ' t � � �' � �� i �� ♦ a�: 3 y�`" M � h N ' � �; ,_ i � k � �s>, n_. � � � 1 1 4{ t � sx p 1 � � � �� '`m. � . � . . �t � ll�p'� � �� `� 1._.al � �.---�'�"�.�_�--� � � � � � 0 � � . .... � . . t�'aJ1.�.t`!f`Y �v7i'ri7li�ti�7l $'�LY�/ ... . . . -�.: . �. .... . .,_ ,.. . .w .. «A$C!'��'t''c'�'i�VU�tJ�� _.._... � . :.`:.�. ....,.. �. '.i�lw�n�ma,�.�R.a«.��*„��..w, -r ,. . .. ` .... ` +�''��ILEt�"fibS'�'��Q y�"J -..�_ ,. .��.�.�-=��..,.d.��.w�.wr.�.�,a,.��¢a�xi�:..+:�a„,�....„�. � fiu �. . � . ... ., .. ......�-.�.» a ., v� .. _ w,.,.:�w.-��sram '��.,�,a„€ . � �I��arn it�9�rtttsr��i��htwY "T�rrn�r�' ""�� _.__...:_,. ` . # Gt�y� � � � ,, .m�^,*'-"^ �°, Sr�r t F� � �� tY r. �*� Tennant Company Narrative supporting an application for Planned Unit Development Submitted to the City of Golden Valley 25 April 2014 Overview By submitting an application for Planned Unit Development to the City of Golden Valley,Tennant Company intends to reinforce its presence in the community for the long term. It's"One Campus" vision aims to incrementally coalesce dispersed headquarters activities in a single location, creating efficiencies and more effective working relationships among the company's various corporate units. The plans submitted as a part of this application are not set to a specific development schedule. Rather, the plans demonstrate incremental steps toward the "One Campus"vision with phased implementation of campus connector walkways, site improvements for fire suppression and water systems, and stormwater management systems that builds the foundation for the future development of a 45,000 square foot office building and supporting infrastructure. Campus Connectors(walkways&stairs) provide critical foot traffic connections between 701 Lilac Drive (Main facility)and 5612 (Service/Showroom) and 5738(IT/Solutions Center)Olson Memorial Hwy. Parking lot re-configuration and new water system improvements achieve compliance with GVFD fire suppression and access requirements.The new stormwater management system stores and filters runoff from a significant portion of the existing campus parking lot and surrounding landscape improving both stormwater quality and runoff rates on site. The new building would house new office space, complementing the existing manufacturing and office facility(Plant One), the Solutions Center,Service/training Center, and the nearby Innovations Center(located at 815 Zane Avenue). The proposed PUD is accomplished on lands owned by Tennant Company. No acquisitions are required to implement any aspect of this proposal and no properties will be sold or otherwise released by the company as a part of this proposal.As the company's contiguous holdings are combined, opportunities for efficiency in site development and function are created and patterns that perpetuate Tennant's presence on the site are affirmed. The proposed PUD aligns with the city's plans for the general area.Tennant Company occupies a prime corporate site benefitting from access from two major arterials and a location proximate to the region's major city.An expansion of the current use resonates with the city's goal of protecting its existing job base and its policy of assisting major employers, like Tennant,to expand in the community. Importantly, this expansion can be accommodated without intrusion upon the community's residential uses. Tennant Company Narretive supporting an application for Planned Unit Development Submitted to the City of Golden Valley 25 April 2014 Page 2 Phased Development While a significant piece of Tennant's proposed improvements include the eventual creation of the new office facility, key elements of this proposal consider supporting functions of parking,fire suppression and access, stormwater management, and campus connections facilitating employee movement between facilities.These improvements are proposed as "Phase Development" and subject to the schedule and requirements as identified in the "Terms and Conditions" agreement of the Final PUD. On a more basic level,this application is the first step in creating more deliberate internal connections among the existing uses on the Tennant Campus. Current operations require some employees to move between various buildings, most often using their personal vehicles. Current city ordinances prohibit these connections.With a PUD, connections like the existing link between Plant One and the Innovations Center can be legally created to facilitate internal employee trips, largely eliminating the frequent or occasional trips employees make between buildings on the Tennant Campus. In the short term new campus connectors are planned to provide safe walkways and stairs between campus facilities, a significant safety and employee health improvement. Proposed Phased Development Summary 1. Fire Lane: Revisions to the existing parking lot at 701 Lilac Dr.to create a continuous fire lane along the south side of the main Tennant facility(Summer 2014). 2. Campus Connectors:Two walkways will be constructed allowing for pedestrian circulation between 701 Lilac Drive, 5612 Olson Memorial Hwy, and 5738 Olson Memorial Hwy.Walkways will consist of concrete sidewalks and stairs (Summer 2014). 3. Water system improvements for fire suppression:Tennant has provided a Fire Protection Evaluation with recommendations for improvements to the exterior water system and fire suppression facilities for the existing Tennant facilities. Improvements are to be confirmed with the GVFD and will become part of the terms and conditions agreement for the Final PUD approval (Timeline TBD). 4. Stormwater Management Improvements: Per Golden Valley Public Works request as outlined in the Preliminary PUD approval,Tennant has provided a stormwater management system to be implemented into the existing campus facilities.The proposed system design and performance has been confirmed with the Golden Valley Public Works and will become part of the terms and conditions agreement for the Final PUD Approval (Timeline TBD). Future Development:New Office Complex Buildin�: Future Development Tennant's primary goal in establishing a "One Campus"vision is the integration of several corporate units onto a single site.A new building planned with an understanding of the company's projected growth will result in 45,000 square feet of new corporate headquarters use. Flexibility to respond to Tennant Company Narrative supporting an application for Planned Unit Development Submitted to the City of Golden Valley 25 April 2014 Page 3 conditions that remain variable in a competitive marketplace is an important feature of this proposal. The plans demonstrate the building improvements at three stories and 45,000 square feet.The massing of the building, as reflected in both height and footprint, can be reasonably accommodated on the site and provide efficiencies in a layout based on the company's internal organization strategies.At three stories,the building exceeds the city's ordinance limitations for height; if, at the time the building is implemented, the company recognizes the need to create four stories, the same limitation would apply. As a part of its request for approval of a PUD,Tennant desires the city to establish the height limitations at four stories or height in feet to be determined. Importantly, there are no nearby uses that would be overwhelmed or overshadowed by a building of this height. Few residential structures exist in the immediate vicinity of the proposed building and major transportation corridors provide significant separation from more dense residential uses. Additionally,the building design and location within the site will help promote the health, safety and general welfare of the users by encouraging mobility for employees through the system of exterior walkways and connecting buildings.The location of the building within the site also works with the existing slopes, serving as a retaining wall and enabling employees and visitors to enter the building through two main entrances—one at the level of the south parking lot and service center, and one at the level of the north parking lot and manufacturing facility. While the company has long occupied structures of a utilitarian nature and aggregated additional structures of a similar character as a part of their campus,this building establishes a signature for Tennant Company and clearly becomes the centerpiece of the campus.The building brings together functions aligned with corporate needs, a position on the site that establishes it as the hub of campus activities, and aesthetics that reflect corporate identity. The material palette of pre-finished insulated metal panels, prefinished aluminum window wall systems, and stone veneers balances energy efficiency with the programmatic requirements of an office building as well as indoor environmental quality benefits such as daylighting.This material palette also creates a strong aesthetic identity to showcase the campus both to visitors and travelers on Highway 100 and Olson Memorial Highway. Traffic studies conducted in 2009 explored the impacts of much more significant development on the Tennant Campus and found that no undue burden would result on the city's streets.Those studies recognized the city's planned evolution of uses along the Douglas Drive corridor as well as typical background growth in traffic. Tennant Company Narrative supporting an application for Planned Unit Development Submitted to the City of Golden Valley 25 Apri1 2014 Page 4 Parkin�: Future Development While Tennant understands parking formulas required by city ordinances, it prefers to pursue parking that more directly meets demand without over-building parking and creating unneeded hard surfaces. The company has projected employee populations over the next 10 years and has determined a need for 705 stalls assuming the development of the 45,000 sq.ft. office facility.This numbers of stalls is derived according to the following: Employees present during the largest shift 493 spaces Plus 30% parking spaces required for shift turnover(95*.30) +29 spaces P/us"Proof-of-Parking"from Innovations Center +36 spaces P/us Prop.45,000 sf office bldg: 271 sf/employee (Exist.Tennant Rate) + 166 spaces Less Alternative transportation users (3%) - 19 spaces Total employee population calculated demand 705 spaces With confidence in this calculation and recognizing that it controls the employee population,Tennant proposes to use a "proof-of-parking" solution that: • allows for a well-considered number of parking spaces to be created to satisfy known parking demand; • minimizes site disruption and the creation of potentially unused parking spaces and expanses of pavement and associated stormwater facilities; and • establishes a method for creating additional parking on the campus should it become evident that the proposed parking supply fails to meet demand. Parking to meet the "proof-of-parking" uses the city's standards for parking based on the uses present on the site.The total ordinance-based required parking quantity of 905 spaces is based on: 226,203 square feet of manufacturing use at 1 space per 500 square feet 452 spaces 71,932 square feet of warehouse use at 1 space per 3,000 square feet 24 spaces 68,157 square feet of office use at 1 space per 250 square feet 271 spaces Proof-of-Parking from 815 Zane 36 spaces Proposed 45,000 sf Office Building 180 spaces Less alternative transportation users (3%) - 19 spaces Total ordinance-based parking required 944 spaces Tennant Company Narrative supporting an application for Planned Unit Development Submitted to the City of Golden Valley 25 April 2014 Page 5 The "proof-of-parking" solution requires that the difference of 239 spaces (944 spaces resulting from the ordinance requirements less the parking provided based on an employee population calculation- 705) be established as a part of the PUD. Stormwater: Future Development As the site evolved from its original condition, improvements were made without consideration of stormwater management. In fact, most of the requirements for accommodating stormwater did not exist when the majority of the existing improvements were created.Still,Tennant understands that today's requirements are far more stringent that those of the past and recognizes that runoff from this site is tributary to Sweeney Lake,which was classified as an impaired water by the Minnesota Pollution Control Agency in 2011. It is Tennant's intention to meet all requirements of the new development relative to stormwater management. The patterns of the site and existing development do not lend themselves to an easily implemented solution.There are not large, open, low areas of the site where stormwater could be ready captured, retained, and treated.Tennant proposes a solution using the same technology applied when it improved the parking and drive areas at its Innovation Center. Large below-grade pipe galleries and sand filters will collect runoff, affording opportunities for enhancing runoff water quality and discharge rates. Tennant,to the extent possible,will implement best management practices that not only meet the management requirements but, also serve as a community steward by showing use of pervious pavement, rain gardens, and other BMP's that can serve as an example to the larger community. Landscape: Future Development The landscape of the site varies considerably, with a groomed landscape around existing buildings and more wild areas occupying unused portions of the site.The proposed improvements will extend the qualities of a more designed landscape to areas around the new building.The tended nature of this landscape offers a stronger reflection of Tennant's activities, but those improvements more directly consider long term sustainability and create spaces that engage the company's employees and visitors. While features of the existing landscape will be disturbed in areas near the new building and parking area, a new landscape will be established that resonates with notions of a new suburban corporate environment; where visibility, sustainability, longevity, and safety are critical features. By continuing strategies shown in the 815 Zane site renovation,the use of native prairie plantings serves as habitat and stormwater management. Placement of the new building and parking reflects logic in site planning that also results in zones of a more wild landscape at the west end of the campus that are protected from development.The design limits sod areas to locations approximate to the building development while converting much of the existing turf area to a native prairie environment. Tennant Company Narrative supporting an application for Planned Unit Development Submitted to the City of Golden Valley 25 April 2014 Page 6 Si�n Desi�n Guidelines Proposed signage will follow the standards currently implemented by Tennant Companies. Current signs (815 Zane Example) consist of natural rock, architectural steel and internally light sign panels.All signs include foundation plantings.Approximate dimensions are 6' height, 3'width, and 12' length. Maintenance of Facilities Rrior to future PUD amendments and permitting for construction, plans that address maintenance of the facilities within the Tennant Campus will be provided per City requirements. �� . �. �a t��r ?_ °=, �� a��ik�� i�ll� �a��k��', �� h Fire Department 763-593-8079/763-593-8098(fax} Date: May 19, 2014 To: Mark Grimes, Community Development Director From: John Crelly, Fire Chief Subject: Final PUD for Tennant's "One Campus" The Golden Valley Fire Department has reviewed the information submitted for the Final PUD application of Tennant's "One Campus". We have also reviewed information from LHB Corporation regarding the fire protection report dated April 24, 2014. Staff has met with Tennant Company and the Fire Protection Engineer with LHB Corporation to review this report. From that meeting a revised fire protection report has been submitted and reviewed. This report addresses concerns that were noted by staff during the preliminary PUD process dating back to October 2013. The Final PUD information addresses the four points that Tennant Company acknowledges in a memo to Jason Zimmerman dated April 7, 2014. Of the four points, two are directly related to fire code issues that the fire department had identified and needed addressed. The first fire code issue involves drive access to the building. The applicant has submitted a plan showing how the parking lot on the south side of the building will be striped to provide proper fire department drive access (drawing PD 2.0). This plan is agreeable and needs to be implemented and completed by July 1, 2014. The second code issue involved having a Fire Protection Engineer review the site conditions related to fire protection of the facility and access to the other sides of the building. The initial report was received on April 24, 2014. Staff inet with Tennant Company and LHB Corporation to review the report. A revised report has since been submitted on May 16, 2014 (see attached). In discussion with Larry Spears, he acknowledges this report and the need to move forward with design and implementation. Internally, Tennant Company is reviewing the report, the costs associated with these items, and the possible time line for completing these items. To date, Tennant Company has met the two (2)terms and conditions that have been discussed to date. Moving forward, we will work with Tennant Company to identify dates of completion for the correction of fire code violations (deficienciesj that exist and are addressed in the fire protection report dated May 16, 2014. This process needs to be completed by July 1, 2014. If you have any questions, please contact me at 763-593-8065 or by e-mail, icrellv@�oldenvallevmn.�ov city of OZd�Yt MEMt'� RANDUM � . V�, �'� Public Works Department 763-593-8030/763-593-3988(fax) �. � v�;,:. ,.�� r. . ��3�= ��'.. . � ;� ��.._�.n � � � � ��`< x��,. r. . .�� ,.,� . Date: May 23, 2014 To: �rk Grimes, Community Development Director From: Jeff Oliver, PE, City Engineer � Eric Eckman, Public Works Sp cialist ��, Joe Fox, EIT, Water Resources Engineer Subject: Final PUD Review—Tennant Company ��..��a�.�" . '� ,,�� _,�.r;No� . �. ,.r„.,�. 4. �ti��..� ..� ,,,�� wr, . �� ,��.. � Public Works staff has reviewed the Final Plans submitted by Tennant Company for a Planned Unit Development (PUD) located north of Trunk Highway 55, west of Trunk Highway 100, and east of Zane Avenue North. The proposed PUD consolidates ten parcels currently owned by Tennant into a single, corporate campus property. While the proposed PUD includes a future office building expansion and new parking lots,there are no immediate plans to construct these facilities. The primary intent of the proposed PUD is to allow Tennant to construct improvements across existing property lines to facilitate near-term use of the site as a single campus. Tennant's current long-term plans for the PUD include a 45,000-square-foot office building and a new parking lot with 177 stalls, within this new "One Campus" vision. This memorandum discusses issues identified during Public Works review that must be addressed prior to the consideration of final plat approval.The review is based on the plans submitted to the City on April 25, 2014. Preliminarv Plat Zane Avenue, which borders the proposed PUD on the west, is classified as a collector street in the Comprehensive Transportation Plan, and is currently located within a 25-foot wide Roadway and Utility Easement. There is a similar 25-foot wide easement on the western half of Zane Avenue, with a total easement of 50 feet. As outlined in the Subdivision Ordinance, collector streets require a minimum right-of-way width of 70 feet. Therefore, the existing 25-foot wide easement must be vacated and a 35-foot wide street right-of-way must be dedicated on the final plat. 6:\Developments-Private\Tennant-701 Lilac Dr\701 Lilac Dr-One Campus\FinaIPUD Review 052114.docx Tennant has included an exhibit titled "PUD Properties" as part of its PUD submittal. The parcels identified on this exhibit include Parcel 6. The Tract E portion of Parcel 6 is a 60-foot wide parcel that is entirely covered by easements that run in favor of the City, including a Sanitary Sewer Easement, a Drainage and Utility Easement and a Right-of-Way Easement. The Right-of-Way Easement includes the provision that, if the City discontinues its use of the parcel for street right- of-way purposes,the use and occupancy of the property will revert to Tennant, which dedicated the easements to the City. Because there are still two privately-owned homes on the portion of Olson Memorial Highway within Parcel 6,the use of the property as right-of-way must continue and the property should be excluded from the final plat with the easements also remaining in place. Should Tennant purchase the two homes on this street in the future, the street and the parcels can be incorporated into the PUD and the easements can be vacated at the time of platting. There are existing Sanitary Sewer Easements across the southern portions of Parcels 9, 10, and 11, as identified on the "PUD Properties" exhibit. These easements run in favor of Metropolitan Council Environmental Services (MCES), which owns and operates two sanitary sewer forcemains within the right-of-way for Olson Memorial Highway frontage road. The PUD has been reviewed by the MCES for potential impacts to its facilities and easements. MCES had the following comments: 1. Trees and shrubs may not be planted over the top of MCES forcemains. 2. MCES does not allow gravity connections to its forcemains. There are also permanent Wall Maintenance Easements on the eastern property line of the Tennant property that run in favor of the Minnesota Department of Transportation. The PUD Plans must be reviewed by MnDOT for potential impacts to the retaining walls, the need for additional right-of-way, and impacts to easements. The final plat must include Drainage and Utility Easements that are consistent with City Code on all property lines within the PUD. Site Plan As discussed earlier in this review,the proposed PUD includes a long-term build-out of the site for the expansion of Tennant's corporate headquarters. These long-term plans include construction of a three-story, 45,000-square-foot office building that will be connected to the north end of the existing building at 5612 Olson Memorial Highway. The plans also include sidewalk connections to existing Tennant buildings and a new bituminous parking lot. The primary accesses to the Tennant site include a driveway into the existing offices and production facilities from Lilac Drive on the east side of the site, and from Zane Avenue on the west. There are individual driveway access points for the properties located at 5612 and 5738 Olson Memorial Highway. G:\Developments-Private\Tennant-701 Lilac Dr\701 Lilac Dr-One Campus\FinaIPUD Review 052114.docx The proposed long-range plan for the site includes maintaining the Lilac Drive and Zane Avenue access points, as well as retaining the driveways to the separate buildings at 5612 and 5738 Olson Memorial Highway.The introduction of two new driveway openings onto Olson Memorial frontage road, in close proximity to the existing driveways and the street segment on Parcel 6 discussed earlier, increases the number of conflict points for turning vehicles, which greatly increases the potential for motor vehicle crashes. Therefore,Tennant's engineer should review the proposed driveway locations and the possibility of providing connections to adjacent parking lots within the Tennant property, in order to reduce the number of driveways onto the frontage road. A more detailed long-range access plan must be submitted to the City before the Final PUD is approved by City Council. Traffic Impacts In 2010,Tennant prepared a traffic study based on a Campus Development Plan that included two additions with a total of approximately 237,200 square feet of office space on site. This study determined that, after build-out, a total of 250 trips in the morning and evening peak hours would be generated. Furthermore, the study examined three primary intersections that these trips would be routed through: Douglas Drive and the Olson Memorial frontage road; Lilac Drive and Duluth Street; and Golden Valley Road and Zane Avenue. Based upon this analysis, it was determined that adequate capacity existed in these intersections and that there would not be a decrease in the level of service at any of these locations.This study analyzed the existing intersections without consideration of the upgrades included with the Douglas Drive reconstruction project. The total office space considered in the Tennant study was approximately 192,200 square feet larger than the current proposal. Based upon the Tennant study, and the traffic analysis performed as part of the preliminary design for pouglas Drive, it is staff's opinion that the traffic generated by the present PUD proposal will not have a negative impact on these intersections, or the intersection of Douglas Drive and Golden Valley Road. Utilitv Plan The existing Tennant buildings within the proposed PUD are currently served with City sanitary sewer and water and there is adequate capacity within these City systems to provide service to the future office building. There is an existing water line extending into the Tennant property from Lilac Drive that provides fire protection and potable water to the property. This watermain is owned and maintained by Tennant. In order to ensure adequate supply for fire suppression, Tennant's engineer has identified the extension of this watermain to the west to connect to the existing City watermain within Zane Avenue as part of its phased development plan. Additional hydrants will also be provided as recommended by the Fire Department. As a condition of its approval of the Final PUD, the City is requiring that Tennant complete the watermain extension by November 1, 2014. A financial security must be submitted as a guarantee that the watermain work will occur by this date. G:\Developments-Private\Tennant-701 Lilac Dr\701 Lilac Dr-One Campus\FinaIPUD Review 052114.docx In order to ensure that adequate domestic and fire suppression water service can continue to be provided to the Tennant property, a Utility Maintenance Agreement will be required as part of this PUD. Tennant will own and maintain all mains and hydrants within the PUD. Determination of ownership and maintenance responsibilities for the watermain within Olson Memorial (Parcel 6, Tract E) will be discussed with Tennant as the site develops, and will be amended into the maintenance agreement, when applicable. The buildings within the proposed PUD are subject to the City's Inflow and Infiltration Ordinance. All buildings within the PUD have been inspected by the City. Results are as follows: • The building at 701 Lilac Drive is in the process of obtaining its Certificate of Compliance. • The service for the building at 5738 Olson Memorial Highway is in need of repairs. The repairs must be made and the property must achieve compliance before the Final PUD is considered by City Council, otherwise Tennant must enter into an I/I Deposit Agreement for the repairs. • The sewer service for the house at 5808 Olson Memorial Highway is not compliant. Tennant will demolish the house and remove this sewer service by July 1, 2014 as a condition of Final PUD approval. Stormwater Mana�ement The proposed PUD is located within the Sweeney Lake sub-watershed of the Bassett Creek watershed and is therefore subject to the review and comment of the Bassett Creek Watershed Management Commission (BCWMC) for its water quality and rate control requirements. Because Sweeney Lake is listed as an impaired water by the Minnesota Pollution Control Agency (MPCA), the plans will also be reviewed for compliance with the approved Total Maximum Daily Load (TMDL) Implementation Plan for the lake. As Tennant has acquired properties that are included in the proposed PUD, they have been making improvements to these properties that have included land-disturbing activities. As stand- alone projects these improvements have not required compliance with the BCWMC water quality policy. However, when considered as cumulative campus improvements, these projects have increased the total impervious surface on the campus by approximately 1,840 square feet. In addition,the total land disturbance over the campus is in excess of one acre, which is enough to trigger water quality improvements. In order to address the water quality issues in Sweeney Lake and the Bassett Creek watershed, Tennant has agreed to work with the City and the BCWMC to incorporate water quality improvements as redevelopment occurs. The water quality improvements shown in the PUD Plans will be implemented as redevelopment occurs on site, with the overall goal of providing water quality treatment for the entire corporate campus as expansion occurs. The stormwater improvements included in the PUD will be required to comply with the BCWMC, City, and other applicable water quality standards in effect at the time of implementation. Because there will likely be a delay between approval of this proposed PUD and the actual construction of the long-range improvements on site,the PUD will not be submitted to the G:\Developments-Private\Tennant-701 Lilac Dr\701 Lilac Dr-One Campus\FinaIPUD Review 052114.docx BCWMC for review at this time. However, approval of the campus-wide plan will be required at the time the office building, parking lot, or any other improvements are undertaken that disturb one-half acre or more of land, or adds more than 10,000 square feet of impervious surface, and submittal of the Stormwater Management Plans to the BCWMC will also be required. Implementation of the water quality and rate control requirements will be required, following BCWMC review. Tennant's preliminary, long-range plans call for underground stormwater storage with sand filtration in three areas of the campus, as well as one proposed pond. These Best Management Practices (BMPs) will provide nutrient and sediment removal for the parking lots, driveways, and roof areas. The entire stormwater management system within the PUD will be owned and maintained by Tennant and Stormwater Maintenance Agreements will be required at the time of implementation of the BMPs. As part of its Final PUD Plan submittal,Tennant has provided a phased development plan that includes the following stormwater improvements: • In 2014, Tennant proposes to construct two campus connectors (walkways) between the 701 Lilac building and its facilities located on Olson Memorial Highway. Rain gardens will be constructed as part of this project to provide water quality treatment. • As a condition of the Final PUD approval,Tennant has agreed to construct Filtration Area 1. Filtration Area 1 is an underground sand filtration and storage system located on the 701 Lilac Drive campus. This filtration system must be constructed within three years of approval of the Final PUD, independent of whether or not there is future expansion or new construction. A financial security must be submitted as a guarantee that the filtration system will be constructed within this timeframe. Because the site being developed is larger than one acre,the Developer's contractor must obtain an MPCA Construction Stormwater Permit. A copy of this permit must be submitted to the Public Works Department after it is obtained. The MPCA adopted new standards for this permit on August 1, 2013, that includes volume control. Therefore,the plans must comply with this standard or the MPCA standards that are in effect, at the time of site improvements, as discussed above. The outlet from Filtration Area 3 (at the southern edge of the project) flows into MnDOT storm sewer along the Olson Memorial frontage road. Therefore,the plans will need to be forwarded to MnDOT for its review, comment, and permitting. If a MnDOT permit is required, a copy of the permit (once obtained) must be provided to the Public Works Department for its files. This PUD is also subject to the City's Stormwater Management Ordinance. City approval of the Stormwater Management Plans must be completed, prior to forwarding the plans to the BCWMC for its review. Additionally, approval by the BCWMC will be required, prior to issuance of a Storm- water Management Permit by the City. G:\Developments-Private\Tennant-701 Lilac Dr\701 Lilac Dr-One Campus\FinaIPUD Review 052114.docx The Developer will be required to enter into a Maintenance Agreement with the City for the proposed underground storage and filtration system and any other stormwater infrastructure. Tree Preservation and Landscape Plan The proposed PUD is subject to the City's Tree Preservation Ordinance and Tree Preservation Permits will be required as development occurs. The plans submitted for review include a Tree Inventory and Landscaping Plan. However, an inventory for the entire site must be submitted, including a tabular inventory with identification numbers,tree species, and size. Based upon the ordinance, the determination of tree replacement and/or mitigation must be determined before the Final PUD is considered by City Council, based upon the inventory of the entire campus. Summarv and Recommendations Public Works staff recommends approval of the Final Plans for Tennant Company Planned Unit Development, subject to the comments contained in this review, which are summarized here: 1. Dedication of additional right-of-way for Zane Avenue, as discussed in this review. 2. The final plat must include Drainage and Utility Easements that are consistent with City Code on all property lines within the PUD. 3. Extension of watermain to connect to the existing watermain within Zane Avenue, as discussed within this review. 4. A detailed long-range access plan showing consolidation of existing and proposed driveways must be submitted to the City before the Final PUD is approved by City Council. 5. Tennant must enter into Utility and Stormwater Facility Maintenance Agreements, as discussed in this review. 6. All existing and proposed buildings within the PUD become compliant with the City's Inflow and Infiltration Ordinance, as discussed in this memo. 7. Tennant must implement its phased development plan for stormwater improvements for the campus walkways and Filtration Area 1, as discussed in this review. 8. Tennant must provide water quality Best Management Practices for the entire campus, based upon standards in place at the time of development, as implementation of the PUD occurs. 9. Tennant must submit the tabular tree inventory for the entire site, and the tree replacement and/or mitigation must be determined, before the Final PUD is considered by City Council, as discussed in this review. 10. The plans are subject to the review and comments of the Minnesota Department of Transportation, Metropolitan Council Environmental Services, Minnesota Pollution Control Agency, and the Bassett Creek Watershed Management Commission. 11. Subject to compliance with the City's Stormwater Management, Right-of-Way Management, and Tree Preservation Ordinance. 12. Subject to the review and comments of the City Attorney, City Planner, Fire Chief, and other City staff. G:\Developments-Private\Tennant-701 Lilac Dr\701 Lilac Dr-One Campus\FinaIPUD Review 052114.docx Please feel free to contact the Public Works Department if you have questions regarding this memorandum. C: Tom Burt, City Manager Jeannine Clancy, Director of Public Works Bert Tracy, Public Works Maintenance Manager Mitch Hoeft, PE, Utilities Engineer Mark Ray, PE, Street Maintenance Supervisor AI Lundstrom, Park Maintenance Supervisor and City Forester Kelley Janes, Utilities Supervisor John Crelly, Fire Chief Jason Zimmerman, City Planner Jerry Frevel, Building Official Sue Virnig, Finance Director G:\Developments-Private\Tennant-701 Lilac Dr\701 Lilac Dr-One Campus\FinaIPUD Review 052114.docx , TENNANT COMPANY CAMPUS SHEET INDEX FINAL PUD PLAN INFORMATION �� GENERAL TOTAL AREA: 26.1 ACRES �� Go.o COVER SHEET PERFORMANCE I G1.0 PROPERTY DESCRIPTION INDUSTRIAL/LIGHT INDUSTRIAL/BUSINESS AND PROFESSIONAL OFFICE G`?�lV��;DESIGN. I^_ � LHBcorp.com ,� , SURVEY IMPERVIOUS COVERAGE � 1 OF 4 BUILDINGS: 375,182 SQ.FT. 701 Washing�nAve,N,Sle2W�Minneapdis,MN55101�612.3382029 � il — _ _ 2 OF 4 PAVING AND OTHER IMPERVIOUS: 405,382 SQ.FT. � � - 3 OF 4 TOTAL 780,564 SQ.FT./17.92 ACRES � _ � 40F4 I �� —.— _ _ PERVIOUS COVERAGE �— ' PHASED DEVELOPMENT NATURAL AREAS: 90,953 SQ.FT. � � PD1.0 PHASED DEVELOPMENT DIAGR.4M LANDSCAPE AREAS: 263,912 SQ.FT. � PD2.0 FIRE LANE ACCESS INFILTRATION POND: 1,485 SQ.FT. � PD3.0-3J CAMPUS CONNECTORS TOTAL 356,350 SQ.FT./8.18 ACRES I PD4.0 WATER SYSTEM PD5.0 STORMWATER MANAGEMENT EXISTING BUILDINGS: 4 + LANDSCAPE ARCHITECTURAL PROPOSED STRUCTURE(S): 1 � [ � 7 L1.0 FUTURE DEVELOPMENT PLAN 3 STORY 45,000 SQ.FT. �� ti ;� L1.1 FD SITE PLAN I L12 FD SITE PLAN ENLARGED L2.0 FD LAYOUT PLAN —�� L2.1 FD LAYOUT PLAN ENLARGED �Ki > " -. L3.0 FD TREE REPLACEMENT PLAN � =-� :r �; � w �� ti, � � L4A FD PLANTING PLAN 7 � � � �� _�� .�:-�� _ L4.1 FD PLANTWG PLAN ENLARGED q aieHr: �� ..T � .. - ""��_ �:� CIVIL �2, FD GRADING PLAN TENNANT COMPANY !v�?1 �,, k � ` - v�� C3.1 FD UTILITY PLAN � � J ' C5.1 FD STANDARD DETAILS �_ �� , � �� C52 FD STANDARD DETAILS �' � � �� r� -� � � _„ !��ti-� ARCHITECTURAL � ��'� %; �s �'�� s•r �' � A2.0 FD BUILDING PLANS �'� �� i � �� '�� -,- �" �`'=�. :, � A3.0 FD BUILDING ELEVATIONS � 701 NORTH LILAC DRIVE ��' � ,;i f, `� � � ; °_ e�ecrRica� GOLDENVALLEY,MINNESOTA55422 ��'� ` E1-0 FD ELECTRICAL SITE PLAN � 6.�� °�` r�' a ,:I � � � ;� '�<�b �� „-I �� „ '� . l�i'' ' '�'. # nns souaaE nP 17 x 111' FULL SIZE SHEETS. �;; ,,1 L—fr-� �a � � €�„� °�� `�� i I �;, '� �; � �< � ` t �, �� _ �� "� i -- - � - �= � `---, x �� i I �� __ _ -- �;, � I � � i, � �t' = ;w. ` _ -- __ ' 1 � _ � �`: ; �� '� � � ' � � � '� i 4zsmta ciru�auosu�nirru �-- , � � * , I � � � � � �, � �.;t� - + no on� aewsiorr ��,� _ _�L _ 1 � . ,,�- / � �'� � '-� � VICINITY MAP . � � i 1 , � � t�..� � ,_ � �,._ _�.v ., � � � 8 - � � si.E�ocn�ioNm sor� CAPYRIGI1�2D14BYLHB,INC,ALLWGHTSRESERVE�. PROJECT NAAIE�. �3sa � CAMPUS PUD � � 3 - GOLDEN VALLEY,MN oRnwiNc m�: COVER SHEET . � FILE: _11301251fi00 DrewingslG1130125_G0.0_COVER.dxg ' �RANMBY: BAID � � CHECI��BY: CJF PROJ.N0: 130125 �0 O DRAWING N0: � � �� l- . CJ.LJ. /V�/. .�.J PRELIMINARY PLAT INFORMATION: —�— t. PROPOSED NAME'.TENNANT COMPANV CAMPUS �' — 2. OWNER�.TENNANT COMPANIES , � . �— 3. SURVEYOR/PLAT OESIGNER:SUN�E LAN�SURVEYING LLC —��— 4. EXISTINGZONINGCLASSIFICATIONS(3)�.INDUSTRIAL, PERFORMANCE LIGHTINDUSTRIAL,BUSINE558PROFESSIONALOFFICE '��.;j�%=Qt�Ey DESIGN. Ch,�Cq�—�— 5 TOTALAPPROX ACREAGE 261 ACRES �— LHBcorp.com � 589'0545'E 335J5 /9T � �� O HGYEST — 701 Washinglon Ave.N,Sle PW I Minrieapdis,MN 55101�fi12.338.2029 -�_zs�� — ' - �� _ �`"" E F�N i9�4/ � � Nores: — � j � — _ MINN S�TA �cTERN �ROAD 1. SURVEV PREPARED BY SUNDE LAND SURVEVING � � � � — � RA��WAY COMPqMy � PARCEL 211 LLC,PLEASE CONTACT FOR A�DITIONAL � � _ _ � �8172'q4.� � INFORMATION_ _ i G04 42 � I — �rca 4��.so�,u� �' � 1 — - � � LOCATION OF PUD: � � —. � � PARCELI � � � � �� PARCEL3 � 2 q�� PARCEL4 �� 58�85,5��E anRce�s PARCEL7 � 79' PARCELB O PARCEL9 � O PARCEL t0 �dI h PARCELt1 `' � CONCRE�B[OCK � BU/CO/NG_ ~ h e�s zan�E rEi✓NqNr coMPaNr � � O �I q✓�ivue n�oRni � � � Z ' PAFICEL > ��zo N � � 0 � - �� O Z CLIEIf�: N � � � = TENNANT COMPANY � : ,�m�. � 0 21 aw� ��o�� , R � � Q , I� �a �� ' W "� �Q Q 701 NORTH LILAC DRNE =i `P I � �'� GOLDEN VALLEY,MINNESOTA 55422 �I � �885576.,� � � Q� �� g84 � C BRG= su E- , � � ' �� S03'09'36""W �( 4 P M :^• � � C=5747 7HISSDUNREPPP 17x1f1' FULLSIZESHEETS. 1 qac<�`"ccwcqs L=57.48 _�. "0�zeossoa Pca`oo�* �'p R=7BZ 40 � �, _ � ' 4=47038,. � � � N897339�W 29567 � � ____. ..._ .__. v � S� 139 89 �co QP�� PAHCEL�4 - - � - - � ivev2ss4'w -� - - ' ' ��R�F� � � � - - � � _z�zsi_�� _ �89z�48 W � � � 33 � , , ia � — — — � — �3e.2a '� I � � I 1 � �o �� a � aaszau Firuavuosuernirru 5� I � NO M1E REVISION W I � � -n � � W � o rRacr e o � 1 I� �I a '� Q PUD PARCELS ^�� i �� "�ow ;� PPP�L i� ^�� P�� I � � � a i �� o� a �� N � � � �o� � � P rRacr c Q =� a �.�_�� " rn �� a^' ��P ° `�� o_�g: N o Q � q � O�� j a�g�w�. I� � I I gg I N � \(� . � �3 =� � g � /� ^wfs�a� �� Z' � F �Q \ � � � � _�;"sa�� I � � � 1 I`' � �� Pp, � �3e_za �—�---� � � � � �923'4B""� „o.s,.� � � o�,o ..a. � CAPYRIGHT 2014 BY LHB,INC.All RIGHTS RESERVED. ' � TRAC7 5 ' 1 ' 1 9 �°"o�°C — PROJELTNMIE: TT � ' PaP�� , � � pPP� r ��:�.� -��. � CAMPUS PUD - —= aR wA.� �� ' - ' ,� �� =a _ 1 _ �_ _ � o� 0�.o,9e=.� �5� �.t � _ _ _ _ o �o ^ N8977"04'"W 196.28 � Z �2 .. . . �.Po` � '� ♦ � � � � � .. �. . . -� � � �'� N , 0 0 � - - � � — L7 N _ o � N -� �39 ao � i � c� �, � GOLDEN VALLEY,MN �� o o /� N8927"04'"W � � ��'��, �� N N I 1 � � " W _ ,�s' � � t� SEE DE7AlL A � �� DRAN7NG TITLE: � N h ... h`^ . z (OLSON o MEMOF�/AL ° HIGHWAY) o STATE H/GHW,4 Y o h NO. 55 ��' � PUD PROPERTIES ° Z� ° Z ;�'�' � ,- ,�,s�� ,, ; (�c2�z MEas) � � ��40»MEas) " Na9zro4�w 2z9 00 � N89 27'04"W � N8977"04"W � � FILE: ..11301255�0 Drewngs1G1130125_G1_IX C�NO Mg DRAWNBY: BMD CHECKEDBY: CJF 0 40' 80' 160' p��I��7�125 G1.0 � � = " m� � .�� o�p _ ago �I� ��aW efrF��o _ �,o '�eo : __ �--_N � ��° '�_� I� zo�' - � z 6 ` �`9V� ��n F � � 6ro �'�IN '�2° P a ��QZ Wv e� � 3��da�., � =�8 ogw� ��a , � ~ pg TET` a Q i� 'O � _1�� ry _ , � �" �°- '" ��I� & m �� 8: -_ - �oEo��a _ 9.vE _� _ _ _ -- __ 3a -oEv _- �3 J ••E c__ -� � - o E� _ No`z _ F� =_vE;oEo POF - � iE` �° a __ ` - �'Ee'"^c oE E _ �3� _ -- _ - _ N"o =w3 « - - - _;E o_ 3w _ " 30_ ,�_�E.N - - o -NEN _ aE v�� _ - _ _ _�'�Jv -- v�E rv3��`o Ea v � v _ ` _ _ _ - � 6E�o3� o �oEu� „ �oEE > nE N N N a o �- E c - o3°noo�oE _ __ "3aET =_ ,EL E EY � ✓ = , o - _ - vEa= _ - -_ ?a _ - o Q - _ _ _w3o3i�Eo � v�3a _ _ -vE :'- i __ _ o - _ � '" � 3 v � � -- - _ __ - -�E�'€ n3� - E,oE _ o � .- j L '_ _ wE� �c,P - 3P - oEP - a E� - _ _ n x ? L ` � � - �o E. E E� � _ � o �E � o _ - � ow - _ vE��_ _ � � E� _ - II L�V Q F _ E o _ S _ _ _ _ _ _ _ � __ PE L9� - �3s ✓ _ _ _ =�Em� Z in r �o_o o� v�_ u� Q Z row row F-ow rxw �-ow r.w ��w row r w Q o� - � - _ ~ _ � � u' z o cv a u� e n m m a �� mo____�aeo�..� v �.,..om d �� _�-�<a a � .m - - � � < _ - � E�� -_ - - �,EaEo= __ - ---- _ _- - - - � -� a cc9o__ 03� o3'c __ `°3�. oEnE� ~ cE3rv- vEv -- �E - 6 - aEnL� D v3 -_____ __-�-_ �- rEo _ 03 ..EH - � 3� - - - -;�3�w ~ - - __ _' -- 'oy _ 30_ _ _ _ _ _ - _ - - `3�' 3 - E� _ _ - ' - cEv-- o __ _ _ _ _ _ e3c _ _ - -_ °oty '-_ �or �E� _-«EE�y _ _ v _ _ _ - ' -- - 'nEa _�. __ _ -_ - __ sEEo a£J= � _ .v.E�_ _ avn �_ - orEa� _ = PE�a� - � oEv �o � a __ - _ -WE' o o y o ON _ -oE -_- oE __ --- _ E _ =oE3 _ -� _- �E?- yE3a _ - vE P3`� 0�3"�- �EEoo3iEEc - ic� uEa'^E -_w3.a _ _ -- t�E�_ _� _ _ -_� E�°r� �3a y s _ o.oh __oEJ __ -oE° - - - - ' v - oEo �Eo-o _ --- _ _-- - - _ -_aEv v3 _ _ _ _ _ _ -3 J __�o P o3 - _ _ _ - _ _ >.E�c _'• >.E�v = aE3o _ ;EErv c = oEo - _ oEoa�a > _ - �E�_-��9� N vJ-oo ~ '_oc _ _ v oE�o �Esv M3.�. _ - oE° vctv�¢ - - � - _ _ � - _ - - - _ _ ?�o a _ _ _ � � � ��_ __-_�03� �E __ _ _ _ _ " _ �E�vEoE nE��E`E a _ = 33 ° ^E _ rvE�°. � �E E �E E _ LL ca _ _ -_ `a3o EoJ � � E _ _ _ aE,.on E�,._ _ �. _ _ _ _ - E c Z _ _ = vE`o _ .� __ - -- a3v _ _ _ d — _ - �EE�o - - � r P3u` aE oE� a' - _ JE __ _ - aE._ __ -_ -_ _ _ U __ _ _ _ U _ - _ _ -- 9E; vEP - - - _ - -- — Ev -- _ � - _ - - - ¢ -- - � � � � �E° _ E..� ¢ - ¢ _ Q Q Q w s E��a� - - s z n�..a n r za�.a � � � � u� �w � � �� ... a � , a �� 3� �.. � � �w _ . � a _ ao�ao � �_�� z__�..��-oz _�_ � . } ' :� �a V W :� � R ro - lo m� ttt�� _ " = 8� � -- I�J ��W as�� _ E ` `E I� ~2s�� PE�;E Em E E3 0�iia ^ehV� e » Eo - - m _ _ �io J��W �V �h 1� - _ _ -- 3"' __ I= 'Qa=��Zi A�� , __ ��-- �� z2�� `y� , Z o. o o� am -- ;m � �� _ v - - - - ^ � o; -- m . ao - - � � � � _ ��3� _ = c�h"mo°� `o � mo��m� _�' ° II�n n -- o � � �� I `1rI .'on BmV�V�� &�� i3Nn �. .�sco _ e„r �".�- irawr�enno��0 3�+n isv3 or i¢a � o -ccxiti �____��____ ______L_________�.---1.�__ a�g - m�,o�ii.aarv � i ��0 3 akk W 81 S✓m � /� '_ seztz 3.o,ii.00s --- iz�e'ail' '6c�3s�a z - �1N ��0 3Nl iSV3 51 pl^o _ � � SCZLZ —� � ' �v� v�� P � b< < StZL2 M,YOIIOON �— u—� . � 3 r0 .o0s r1 �b � v /�� 1/��/C��/� �/��r�1 � � � \ —�� (5y3rv 9e�6) Sf LLt - i "- 'M"`a0 tT -�Q1�3.7� � t1IY�Y/11/TiAl1��Yf.J.. ..- - I (JS3a ie9) o I I Vl r✓ �, r . .� � ' � � I 1 lv .._,ivv 1 `. i�.. i� '� I +sY� .'(, 1� I _ � i �J ' �;rt�r,��aoos _'_ eJ�'69� ....sHunr,�oalo$ "' _ i � � _ � Lb, .. , . - .-_.._,.J. ,�_�: ..I \ .o: � `� _ , � � ._ � ��68'99., —_� .o,. � , ,i .� ,., ��_..-.,.. y � b�w � I �� a��eti3 � 3 � , �-�\ �Z� i�-� �� ' � ��'� ;g � .,e3isam ��,� qa�° ( _.� 'Naw35e,3J"e'oava�� \� � �o�� p ap I.. iH rvHrvn �� I >�- � h i - `" a3e � go i o I �� 2 �O ` e H��a �l. "^� � � I h �Ni).tYMz N�Yb \ \ ¢ � wLL arc m � �.o erve ��ON � a F_Wm N � �n i �� `�,� `� �� Q «�o � i � � � � >o �,.,< Qa A.m�a,�a�oo�rv �03�,,.m�o��d i 7 � ,\ �� . o go ' , � � � �� -, s 3 �w� ,, a� � o.� . ry , ; m . . � � . 8 ,m � i F M s� ��a � � .t=� � � i — " � s � - � � � � �. 2 �b\ �\ �` \ T �_, , �'� ` 9 -. ` � � < a ,� `� i C � � a z�' �00 ti°` � /l � _-.._ _� e° , t � , � � � � � � r � �Ob'6B£ M 60,6ZOOS � BLZLL 3„LS,�(I,OOS � �i ! + �\_ � �. - . ...,. ,. ..r - - 7 nec ( �s) V� .� ' � �� t 1. .. �gs� �. � s) " . �. ,� ,�; 7 � ( ) � � (t__. �$F'a I' �__(r3rv ec esl "b�� + �i Q � ��I � �� e �� \� � �a � '\ o 0 . , 0 �r � ;� � �(� � ; d � �,� �� \\ �-. � �"�� <� I - � �J) I�R $ �; I �� - � ,. ,.. ... a�� d° t�;F�� ` \� 3 � y� �y ; -- �� ... , we - �\ ^l ^ M � - 1- seol ' ��tl,{ �� O �� z , _ �� j as3a �9> � Q��a,z��, ',^ :� �sd3rv .�s, a r�� a �� t � � 3 �;�s`y 1 o u� c�3 o<si R Q t�o ro � � 4 .� r � - ! '. ��" tsr3w�sacsl - e.� a� sa c . ti l� 2 I �� U � t � 5 � C R 1CNJ U��.W �1�r \ (V p r � �3'� � (as3a s-cs) %g ��i. I .,.�� 1 O (� I > C J I rw , Kt t��l �r r '<-� � � ( tsl d �x� {W� ` • vJ �,�$ �,,3 j ' .__ � �( �\ � 3 � ^ �I L � . � v3w ass) �$ � iil J �� r � �` I �S' W � I U � �. � \ �� oo� -s�=6. � �ryi t3 A�1„LS,S900N 'i+, �� /�. � i I� �I 3 � , `V 8N �� r F 3�" I j O p � o ./I I � a �I . � 1 � � � P� :9� III ON � y � r nlla _ � ,� 1 � � 3w s9� � � � Q � � w r d �� s» rv .a � � '�o, ��' � _ � �� z f �se �., �_�� z �� Z � i� �� ise s9i r �"� � � �_ 3a.s� �— � � �� N I ! L� � ��Q� i �r�sas 3,�i,szoaa zz�aoi i- �m� ^ I, I � 9 �--3 : �M„LS,/1e00N �i ; '� iil I `� t q h .I �ooz—�� V �, � � "� � I pj N �Q 9 . �-� � � (� : � �� 7 � � � �+ � � ._. �0 �� :� ��z f i Q :;,'��. � .e� 2 f� .._. � .��.��< ;�� ; � � I I � ; ; � � � - _ - 8££L� �,LS,II,OOS � � � � ��'- � . r�w s esst �" - - �' -(� _ '; I 9F'S8F M„66,FL,OOS I i�i I •' '�� ,��;� �€�$ � o r� � 9,.t � � ' h 3 . ,> c s a; � � � ^ x� s - I Wv f L� _ (� � � �o C�, � � a�� n�3� ��'�. �� ,��i , � , w � „ + � „ � „ . �- �` �� al �� _�� r � �� i � l ` � � � - - � � �f7s� � �a _ � �-` � — -- „ �� , , �� _ —� „ y �a� a � �. -;-,.. ?�� .9 73�E16'd T � � �� f , e '� � ew� q . _ I � N 9/ �� .�s.� ; � , I J .� =�o , ��tj` �'� . .� �\'� 3 00'OOZ �� M,��19/v0� e.� .. �3 c �'��.3 1 � G> I " � ' � - � � yi � O �� 3z � I ' � � ( . o _ ` �� ] � , , z Q `C f � y. 1 _. I � (,`) � I ' �.. �.�,;,_--_,__----.._ r ��w �� _ �e ��F' ` b M << o�-n C � � I �i � � , I _.' `� N� @ M N Q N ..J � � , ._ . �� mf. � �_ �� C� �� F � _>� d i � � , . i 'i � � 4u� �� ...... 1� ! �'�x � 2 c��= a � a ��, Z �� 2 .� � � ) ; : � 7� ,�� o oo� � 00'OOd 3„Z1,9/ . �� .a�9`� � _ 0 'OOd�M,.Z/,9/,OOS � � o n � `t � , _ ., � .'. _ � �, � I . � � .. aOON " �' � , � � II�J � ' / N1 g'k i i on s�d da 3r+�is3rn � '� ' � ' 1 1 ��°�Ui � r� l Q 3 r� om o r � j -"_ C "---•.__-_. w �n - � ---_... o � �� u�� _ � �� . . � � � � � �� ' �°� ___ i o �o J � � _ � 3rv3 �_ � �� _ ��3—, �------- � �� ==s�. � ��3 0��3�,�s � ., _�4 _ �—.�--�� 3 H -- — ---- a�� :._ __ W�3 _ r 3w ooz�=> 3 .{=.00� � � F11dON 3/7N3i1 b'«�rv •�, � -� 3Nt/Z ,s�„°«g�s, �- � � c�oa .a,.i mavoe dSY60/ 3ib£ZOON -"' ^^l6fLZ M„4SllOON . .. ..._... _ __.._. .. .__. . ........ ..—.. —....._ _. . . ��' —"=1--'1-- — --= ...._ � ......_ ...... .. ......... __._... __ ."- —� _--- � ��—�_.,. , � � �� awrva3.o� � Noseaixa ns eo 3rvi is3m � � � � � � � � � � � � �— � � � � po3 � � � �� I I �� I I �— I L- -- � F r �, " � = e ' id ..'�' _ � „rv� � �^ I IIz mj� � � Y�y = og t �� i�� 4�0 ��ar � s � mE —� ' OOl 'ON .(b'MHJ/H 31 G'1S ; �; �'�,� �y�� ffiP ' I n _ �, p _ , a � � � o a n � � o a � e � a e a s o �M a m m � �a s a P e � "' ° �� m � i 3�oa � g �w��3�ae ." ^a�a = �_ ,�� 0� �,a =gP�� ;�� ° > �� :. m: o: z � �/ �g �, _ e ; : _ o g �� w� � � � � d , ,� s�o so�,so� ��,_,w �� A�� B � oKa �K � �: ��:� �� ,� i= a � � �. �.� � � v�O� �o i „8; �rw� �- �� $ —m9-� as tl — °'� -:r�_�``�\ o "P� ' � �I= ;o � �� g__ �� a � aa,�' s"e— ,.,,W,� � � �x� .` � � � �� i �� g�/m�� ( ' a � � e e - � . �� a 0 0��P "g��—,� i J m `^ o° � ) �� g � ✓ e . � � ��§ � � �aj�o� o � I ti k�"~ �� orTd4�zavn ��fi/4 ' � 8 I '� � 6 � I 1 I�I m � � _ ��"� ' e,=�m�s � �h � � 0 m ' � ' � � " � � � � � �— �� I ��,/, � a � � `-0a� & � 's m� — i �i � �II� � I�� %'/ �,� t a � � &"e A ae; m �1� � � � �� / � .. � �r g Y � $ m� S ', �� II �„ ��/�-� _�� ~ - ��- ��n� � _ � �� / � �1M1 / � �` - — \ , �III I �� "� : �4 �� g oe �` 1 � \ � �m-z ii � �If�� I � � � � � � �a„��..cf� � � �� `�'�— F � I �yi I�1'�� " ,�� .� - ..'�,� �� .�� 1 3� \ � — � d., �� i �/lll il f� � �a� , �� a�-�� _� �-- - ---- '311��1` '. �� al � :g °gNl � k� � �� I la � �� '�0 �'� �I � ��I� /$ "�.' e'"3� �.�_`� , $� I e K I€' ��I �m�.� i � �li�� n � � � ; �� o i > � � � �� ; o�o � B ,��,, a� ��..I� � �,g�� \ 3 a��l� oe�� ^ �� ' �i �� j� � e m��9= �d- � m � �� i ��Folm I�IIm'�. �j��llg� �a $a ��ml�l\I'm. � � '�� "� `� � �e _ � m�I ��a,� � q��I II�z -�P �'B^� �_ � 8�4��0�/�� - � �� "�� " a a� � " es �)�� y� _ �� .�� im � '.�� /�-�' �� `�"' o � a �� - - Ii � .�� }YI �� ! e"s �m�\ �,�, f� � �I��I��(�� e; o., o --- d=- I I ��I I�I�q4 � 1 _ Y ._ � �� 11=\ � _- m ¢3c�ic�ivnia33 e� /�l/�'{ 3 � ^ 8 _ I 8gz�4 � �nl��1,+.. � � a�ll��" `3 �I ��e � -- _ `�m�� i o00000000aa00000000000 � � `x � � �� v�va va5 �� .gp � f��e� ��aaa� I�� 1�'�s� �� Q �� q{��ll�_ —� ammmm��u�wx��daa�,�,�,�33 O� ' , � � i"8' � i $�°'��ro�.��^ l,: IQ� � g�l��e�� 1�� I� h � a a� _�Jd�� /� _ � �d� � I �a �° �l �l I ��j/ �/j/� f� ��Q -� I �� z� B�� —! ,=I � z ��ai �� o � � � {��`�aa �m , \ a � I� 1�I e �� -�� _FI� �;q�� 1 " ° E I� U �I �r/x'�I I� o s mM.�" C)= Bg� a I �e e I �", �`II.91 �\`� 1 1I� �o �E�_�E° t I� 3 I ��III/rI��II oj��n OQ ay`o II_� g�La��4y.IS��I aff oEEoEa oE� E> I. ;2c1 I,� I' m �� g \ m2 ,.�� g8 � C� � �'4 EEEo .._ >, I��Wo� �I�1a I�I / ♦ � �m5`�' �Im.l I8a � „1\I n�l� ' � w i� �-� �V� �� $ ? oh m ,r��';I $ � � �n ng $C!j-1a1 0000000000000000000000000000000000000a 3 0 � � � v v v Q "� �I (II BI I' 8}� �� \Po w'� ��a/ �I $ i � e�S BPiz,- ; c�� IQ ~ ��I I II�/ I 8 I� \ / 8 I EZEOOooaaddnanrcrc¢¢fnv�v�v�viinr-rrr»»»>333 � � 6I � W �� I� Z I I6� I�I II. O o.$ � � 8€ 6 � �m � �I�I� I g� Q�I g �I ��II� \ O �sv I � CS.I/ I<. �� Y � .�� ^ C� „ / � � �. "� / .�`. / I ^ .08�€P ^ „a m o / g 5 1 /�� o� Q � � e / / i� IQ' � �e� �� I �.� �'s�� 3 �� : � �„t � � �� II � �.� g�� `I a ^$ I � ` m� � �� E ° a - a " E I� �� mli� , 8 0 I g � $ � � � ; � E o Eo � � � � � �� g � � ��a o�.,_ � v ��o - e� i �j 6�� li I � � ^� ;� � � � ��; Em E E �Eo : I� �I � pl�� m8 ` . $ � � � r� Eo E vE�9�: E � e@�� ` g $�e@=� 3� I .. s o ". � . a.,�� a�� m t t t�v_ ��al ��.�� . � 5 �� s' I — � ° m I�I $ � . Pory ^ m '8�,�. "'I ii o� o 0000000000a000000000000000000a000000 6I ' 8"• . 8Po j i`v`v`v`w�`v`w`vio � � �I� � �g� •el \ $ g��o a � � e $ I " ea ml � s Z � � �� $" � a�� '� �� - � � ��I j�� '� o . a<ammmm��osww��9a � � �� I ��( o� �� '' l � � � �° y a y� / � � �m �al � i �I �'� ��p� � � . / a / � �.�, h��l � I �� m _ § � � � � � r,�l� I ��I� � �� a ��:: � _ a -lif, � �.� a B �I�gy��(� I II Ill 3� .. �� '��I'e e e Nli��mml :� � �� a / � � o � Ig /$ I I I �I I � o N $� e o's - / a l°�ae $e�f 1I��s,�� a S �� I I�� /�� r a m1 �4 P e m � e I —'. � $ h�I� I 3� �0 / / ��y;�.�?a�� -a _� ' / ., � �I�I�/� � ��a g $ � $ em e � /�I ^ar�a e � �/ a / � �� / ! I �g�' S ^ � �� a � �'�� I�� o -� i �I � � " � � ° m o ��I/� �I I a�`� $ �^^' � ya - oaan � 3 38 8 0 "� % P F� Q a � V o � ,� " ��-ea � s a�a ��. � � � �� e�g�� v. � � � � E I d e � £ 9� y /�� NIII�� ell�l^ $ �� a\ o m ��_'S`\ ge e""s y`.\�`3� � ''/�i I $ �e & E `I9 IM�/t /i .. « ., o � i ii�� 9�� , � _ _ __�_��lo�I� �� ir, '�, - I � m� ��i,� e�;�i� �� B° � o �� ,�oPo or r°�-s;=e_��_� P �$'09 � qr ,� � - � � ;� � � , a� �� i � y � � �� - . . _ �� _'�_�_s o � �� e�'<« � "°° �--�_� ��`�;��,I�� m " _ " - I �l f l — � a _ a �—e o ae � � �t�„ %�� i�.�i�s //I��1p � �� I�� r✓� _ _�,�/ � �� la �� L ^,o � I� �I� el'l ��; L I ,�� 00�� e o /%a�� __ �- '_—_�,_—_�0_ $�($�0 9 n'��. m qi` . /o� $ . � �� 1�� _x ' � _ _ _ - �� i � � / �ieoi----�_-____— � � `'c - o 0 I I � 8 e j////� � �� _—`a\`e� �`� `i`e "'" _/0 'g � \�� m I"� �I � �� g �` T ^°� m°. Q � 0�� a �� ^ I � �� — r aee� a � � g .o$ ( �� . ��: �� I ,��; q . ��.w '� �� _.\ v� m m �� , � 1�,. � � � I � 9 I � :��.� I Is g �s `I��\�`��^V_--� '„��:��/% ",�;��; -9��,� , ^� a3m9"$�� o� ¢ o I ��III� � io �\ _ ��\��\_=\'r—�ae 4�__ ��_�//" `� � (�—J—�-� �'3� ��m B �a� �' � ��.J .ow Now �ow p�w Now �_w �rw maw m w a �� 1 I� � �� VA��— ��—�_ —� _—�� a'� ,.� '�. � � me� � � � a o� �� ,�g� J FS � � u�� 3 8_ 1„�x\��x—_\�\�� = _z��. �ufa�� g � �p �n � ��e96 F:"I/a i/I I g 88�- � _ -_ _ � �a�� I � I "i �s�k �„"� T' 3n/V�d�;` e��/Vd2 �noNirvnii� o. e. a. :S�oc�e �� . �� i' s...5 m� , , m � ��-� moo� tl�f.�. '° .� � ��—��,w.� �,��. o aH?� �_ s„ �-�- . a:— ��: $M1 �ae m e�:•�� e. �a o. e. e. ��7�1�"T m �F �F- ~�9., 6888 � I N ��— I I_ _ Qg�� rv.l �$� � ` z I _xn N � I U I �.$ � � � , Q� � � , � � } •, _, � _ _ a �I Id m� � � a� og a ��_� _T ��g� ��a_'% �� " '�O - � � �OaU - I� \ I � y � � � a h _ i� � � ,o� i� . .. . _ .,� .. .. ...__.._ .. i I � '^ O a �—$" �� `d ��z2A3� y� ��. p�,�e�a_ s„ � � � ..��i h +�1 ��a w��, I a 5 I m e •,�,o�' �. I .J �, a O•E , l�u"o� �.osoe a� m� °�,�Q,��`I I a `a�o 3 ��i R=' �$�.,. a M$m'�� Q �'s:�M1�'� I i V � � �/\ o;_ i e= �s=, �\\\ �: ��,, I o � ,� �s � � i a: � I� � � � � � e'e � 6 ^ y3's� ^ � i � ��e��e� - I I � ,, e,�= , � � _ , � � �. � � �� o� I �i � � �� - �e \ `�`�'.g' ;s �M1 ;,, ' \\ $��$. ��, I i \ �" 'r �>� �,� \, �`�"x < � I � j g \P� �f`��fa �ies �e I I / `. "\�. Q�w �� m gc\ me\fFm�e\cVP _�°$'� I / rL'o/� o. b 8. ^ I b �� g ` o�BB ve '� \�ge �„ \`� � �0 6e`i� a�.exii+' � e o\ o$' �\ �\�,r ol�� 8� �Ilfm..6�� .I,�,� a $Y " / m�`a\'m'�a0$ ' Q�,��a0 ✓ ��m � ��.� ��g� � 3�v�a�s � ��ees � _.'E ��2 �:,�$ 9 a" ,i �' �� SnoN�w `�� _.'- �ea a: �^ o� -�� £I ��I g \ ^ � -a3-. s $ 6 �\lte� e ��% 3� e �P' �33 � h�4 ��\-2 g�/ �.II 6 6 g�`9w:�:5o B �FC.�6 '\ c�m YA�s • �� 000000a000000000000000 � ��. �P(�.� � �� .� �� . a vv mv � �� f �� eti� oa s��'� � '� ��"� 4e ��a a a � �b i � �o '"' o� -0 \� � � ¢mmmmc�c�c�c�wx�iaad�nin��33 I \ \ � ^ "�m"-L `JOl9 M�a]e/MJ�i ��'a ^d e m$ � ��_ � i � o aa,bozs� 3. � o �'�� : �� i� � � � o s a-e -��;��" _� 1'�� / \r��`1. m\� \o\ rv E � \ B^ g 9bl - �� 'a ��;�o� a� �g �a; �ea o. __ °�� ga ��`� -�� _ - _ � � sg' g-- —�—�T�� — . ��,�� „ � � � � � & r— '1 �� \�� E� E�v '/ �I ✓ .1( � 'dYJ:.. , d 8 \\ � e &a B i E `c cvE� � Um � r �1�.�..� � �8 ~��/ 8 � � ^ e�� , oErErvn °o oE'o g� ., • ' I UI aoc °EE�Ea° E. 1�.8 `F�-��p�� j. , , & —__9a--.� � m� I O 1 8 V m�� u.-� >>> �\ \ -a� E E E'o p� 6/�3 e� .//� .. � nvapP.l I ,.\�. �I .� � $ I ��_ —5_.�—`�--o�-.d- &. ol� 0000a000aa0000000000000a00000000000000 �' _ � » -` — m ^. o m sn _ \n � � � �' _ ��'d_� _' �� _,_ -. S� I 91 �� d�dmm vvv j�� 9 �. A a�-� _ _ �� ,/�i� � g � � � �� ' _ �� .��N; \�� a� � �.9I,,�� r�— > ry� �,° �� 1. y � � .. �� '� I� e$: i ��s0000daddddasrc��,��n��»»�»33i �'� 3 � I \��\1 ��j'o ��b�`��_ ��/^` oz%� g� 3 �� „: iN� 9 �\; � � ��.�. . � --�'.' r A . : ma �g�5B � �� s_� � I1 � . '� �� I�^ „o � • 38� � I \�\- �� `�d; �tp II g g a+ � I x.lmf�o � i� .T- ��\oofi \�� nl I' � �V 3 g// .�$I g'I � J�x� � I N c .t�h �.. ��', _ afi "�� 1 e�e �:�I� `I � € • , �. 7.� � k � `ad .a� `�l y �k � � P =�\ � n \ Bm � , � � " � ��.-� i � s+ O � ' – � � _ �� e� �� ,_.�� a �� $, Z E E � � �� $o� ,��` � —� �,._ � N E E o ` �� i �� I �P �n��;�' � 1 w mf � a: —� v �i �'�p, � �--�r�J /�.'- — ,,��, ;-s ... m� � �a � " Q� E� E E -E E E Yn�.o e � , m l � z \ ?�` --b\� \, ��\ ��:%� � .� $� `--� a�y��^ . a � ` .s\ �� mo � I E° E E F i� A"� V A'�„�.p� l � � 3 .�� s � �.., ^� 3a. f� E � _� °I � ��\ �„��\�\�\ ��\�',� �°�i�'. � a. �� .s I} aa' ..A, �n"I.�o V ' " i ,�� '�� a ��\V -�� ,`_os_ ��.a � .. ` r� � � � 03 0 0000000000000000000000000000000000000 e 4 ; � �., A� �"s.�V�c �� ' � x�/, " �a�§e� s�� " avvdvavvvvv u� � � �'_ ��-�� ", �� A� �� ' � � q „ �g�3^'� ,a��a � � o . ��ooww,��.��zoa � �� \ ��\�.s � �°�� o�� ;e e �3." �a <aammmm�� !� � /� l,�� -� � � �� `� � a �� - s ': � ss Q I � `` \ �\\ \\ o \ ' \ -�: � m� II� �/�•j �f�c' �� i.fm��'��d.�� 1 tl � �L so�� 1� �Syoo O8; � �i �//� �--� �-�-� _� �C�J �. ��"� '�\� ,� +� e�, " s p T a —� �ss ��e m - / K ^ 91 0 I �. � � 8 8 �, '8�� m m° \.^I. � �. � / �'� S d � e / S � / � .`°9��8 Rt '&a � nl � fiti 8 g /� o�P' � f J /� Pa/ \ � S I g C 6� \ I S��II ��.�+o $ / \ \ \Ero�P : \ �1� o,s � I� ��4�; `� �/ '\� �mh �� 4 .� y\$ �� I ` ,g �� II � I�Li�� & S,// o / oP� / o� � I � . `� P� � 6gu :�^-��jt`��` '�� I s� �/I al ��Ia��I y� �g° a \„m .�� , Z ;i' ��1�� ' � �' �9 §� � �,�-��,' ,�=`��`��-� s �""�'e��' � \ �� J f�`�� J ��. �.` �..:��'e —��`OLy[ C6T`''z� �B" �,e,�� g � a �_ �T� / a--s Q � : h � � _� � o i�. _ �� u- o ., �(s e— _ ,:::i�� :�¢"x�_'—-^��5� a �;�.° _ Q I ` � � " �,,. �e�-� ra-� - ��/ �i/� � �� E � X .�/%/ �� T � a,,;� � - //�� s��L /f � �� 2 P � I � o „ ' -a- `-�a /�/r / � �e � �� /-/ �e/ �'� �. a /�a,-r...��. s �/ / a ��y,� �. ..� �,.,� �/ i a .j p' ;/ /°, /�e � � / �---=� � �� $ '�\e �� - � � - o o a � � , � /� �� a � zs a � , �� 1 �� _ � o � ;�'�.'%/ m�� a � m�� a�-�"�.:�� ,:� � �II� I" � ' " : z " `° " - y� �°�� o��b�m � ?�o�k � §w srv �� -� �� 4��1��_§ �� r t o - p- � � g�, �� . � s / � �� i� R i - - �D � v d� � "� � - m iP / � v v v �p a v � v � o / � — .,��-- _ �. �� v . _ . \' � � v �; � � - �� — � � _ v � I _ _ _ _ a� P�, - w - - - � & �� i �� s�°��_9��1, �-�y ��i i� "r° ��i'�-�o��:lm��j ��a �� I � � -�+� �n, ,1 ., � — 'x � q� � �.1`- '� ._m.`W`^�� "-S � o �x ��tl N �x k9'sloC �' ��§I $ a c.. C��=��-�-��`\1\�� \�� a��,f�t J��'�//�'�I I�I ^a = �ow �ow .-xw .ow ��w �.w �ow � \' m y � ` ��£ )�� s�e� ,�� -. �� I�U � �. ��'��)��/�f$ �� ry�� z �aw ,� Q � e � � m � I �s'1 /_��'.�S� '8� � � _ � '� ..� 3 � � �^ '6'�8. '6$y.¢� yI�/ pe � I 1 p i..�9o'� Td-�"Y�� , \eos\ �� s' '-�,'. `»� �� -��'�t��<y�K//�/'I� - / � / & < � �� \ g\ $ 3 �� I� r J✓i ', �` �.-y`r :�//g "s, � �1�� {.��`..14%� \ �''�� xP�s �e, ��\�� . ��gy v�/ �/ - � �.�'�r�3\n��a�� s yM1,`E� � � �� %�� )�.j.o _ � ��r�le° .. L S � � � ./, -- ��°' `�/ I n \ %o - ,�=o i I � a�,,� 0e �. �, °°� �,. _ � �i �3 Nt+�Z °s� � - +—P '�-�� °^� „— � � - �- \ -�- ��--� �m-T-F=='M'�_�,---�,�--8-=.� - 0/e a a. s_ `ae �d ma,. aa a_ . m� ��o q % IZ � �" �" � I c�i II� _ E � � r , } �° f ( �iw I' , � emv , y`_ s. y . -- �mr... �ei + — �` ` �,- t` -; � -��-< �_� PERFORMANCE � -: N i .�_ � = �< �� -,, .� C�[�[��1 DESIG . - _..�. _ e.�. � � ��r:{„as, -'1 ; ` - __. LHBcorp.com � , - - „ �_ �'�-�t��p�G�'`�,� p ,.�o �Y �� .... -. �� _ _: ,,:� �-� , - . . ��t7j�j L^a�{p{�`} !-y ..� 701 Washinglan Ave.N,Ste 2W�Minneapdis,MN 55401�fi12.3382029 ._.z-„ ...,. .< '� m.;� ....�: '-- .' t..�` � .,...; P7/Yt41JiRRn � � , .... -: _ �� ,. t� � f , � �� ' _ I ,,,. �� . � �._, ... � l, . _'�"-"-,-�T [ y � � ---_—�._ , - ,� _ _ - _ e � ., �, Qa � � �, , , . ,, � -� � _ , � ,�- � „ � �� ' /, � , ;/� � —r---� , �, , :� %�i� � � �; /, ii/ � � ; _._� �_�_ . . , , � � � ,,,� � �� ,� � ,� . . � , � , ,�� , � �; / 'r � , , `� =� � � ;'/ >�,/// '�''��--'� =f ♦� — — - � _ 1,0 � � % � -:�,; � � � � � � , , � � E �, � % . ,� �� ,;-<; ,< , � �' � : s j/ i., c '� ` ��' ,�o (� �j� � � �� /i i;ii' -.: J ��r � ' � / % ��} � � E � CLIEM: l� , �� , �==-�,�� TENNANT COMPANY C � . � � �� , ; �o �.�� , � 'I — � �� ► �, l '- . ' �� _I�__ FIRELANEACCESS I � � .�� \ I ` PD2.0 � , f ___.. ,.. ___. _ 7 € � _ _ �,T.,��"---� _,,, '�� j�� _ � , c�' � 701 NORTH LILAC DRIVE � �..,,. — � � � � � �_� , � _ STORMWATERMANAGEMENT ! �' GOLDEN VALLEY,MINNESOTA55422 � � .�Y � � � t —,. : _ +.. y�.... ... .� � �'.,� PD5.0 JI ..,.�. � _1 I I � , � � [� � � ._- ��,� � � �� -� i ' I _. __, .;.. � , � � I� � � .. . � �- .; _� _ . ,_.e.,_,� �- . . , . _ � � ( .` � �''� � � � � -`"--�� '� �� 1 ' � % �� I �.,.,, THI56�UAREAPPC,e 72'x12' FULLSIZESHEETS. - � � WATERSVS7EM � � � � ��="'��== = ..r "` � . ' � � � ""� PD4.0 : � '�' /. �� .. . � � I � .� � 1 � I � � I� '.,. � . t. — = -�� ...� ._. � — { � 1 �... � _ , .� � — ... .`—» � " . i � .-.._-...._. � .._---_.....__vi s . � ._� ' .. � � ... ......, cf �-`-�i I � \ ' ' � � , ' � ... : . . - ..� � _ —��{ � � .. -___. ..._. .. _ � . .,, ...., ._. __- � . . ... ..... � _ __. I i ..... �. f . . .. ._. �- � _. � �--- ---` . - -- -- "`'cq � ' .. �� y., , ! ... .. _. � .. � � _ _e , � ...� . «�� „ , ,.. ` ..... �<c � _.. ... -., ��- ,,,,�... �:_.. � ... .. . �L �-._; -_,_ -= � , . _ . ._.. _. ._. SS—� - 1 � " _.,, ;,,. _.....� ... �_� � � _,. _. .. � ,.22�5� .. '.: ' � S � r � 0 ; � t -.._ -�..., f - - � -- � r•- - ' - � F _ _ ,► � _ i zoi ;�:i._-'�, _ "; - _ _ _ — _ _ _ _ _ __ �� 2? l x � ,- - - - - , -�'s. q ,. ... • ..;. , � l26 4 FINALPUDSU&AITfP1 . _. ' �. r'� _ ��' �� _1 : � ,..,,,,,,_ - I ' L � ' '_ .-_ ... __ __ , R I -� ,.� -� ' � � . .. - � � .......»,. .._ -.-. . ._. ... . ._. ' _ - ' " 7 CAMPU3 CONNECTOR ' � - ' � '�' -- I� � , WATER SVSTEM F'' NO DATE EV 51 � � - '--, HERE Y CERTIFY that this lan, s ecifica- �' ` PD3.0-PD37 ' '� � ' � - ',- �� -.� - � P P �� ,�. �-..�,. --— P I B I�� -:�_; �� ' -' ---� - �� tion or report was prepared b me or under ,,, -�. � .. ..' , ( ..... f _�� ,,,,, .. ... � — — — �-..... .._.. - ..� ..� -.. � ° � � \.� - hp �. o my direct su ervision ond that I am a duly t � t_ � -�-, : �_ ' _� �,., - �-� `�- �_ �+'° i �' 1 ; i ------- i � laws of r under the P � r ^^--� _ ,'� _ Llcensed Professional Enginee r , , � �, � t a Mln a. I � � � _ _ ; soi / he St te of n�� _ .__..._,- - _ _., � n �_, . . __., _� �PX/d1lv"/l L. �l� , r SIGNA7URE � _ � _. i_ _ _ _ _ _ _ � 1 _ _ _ _ + � � 1 , � ` _�� _ _ _ �i I __I 3=._ TYPED OR PRINTED NAME�.AIELISSA M.NNITE r. , !' . I CAMPUS CONNECTOR .. 3� pATE:4/25/2014 REG.NO.:46192 I! _ .I � I I �� P03.0-PD3.7 , , I� ,,. i, ,. ,.,..� I ....�_.____ g ,I I .,, I I CAWRIGHf 201/BY LHB,INC,P11 RIGHTS RESERVED. ° i F i , I /�N�/�-I-��_ I , PROJECT WJAE: ' �_ , � � ///� ;�` CAMPUS PUD �� - . ' � . ;� � __ � , C Pi��?� �� \ i / � ` , ', �. \ ._ _. ' ` � ;'� {p� �( 9 � � � / � /' _ I, t�� J � . ' ". ; �, i 7--_ Z I �, ; �� - � _ t� � � ai , _ _ _ - { . _ __ � f I ( ` '� � � ; � ' � t GOLDEN VALLEY,MN C, � F� ' —�— --- �, _ -- � � � � �� , _ _ � � � � ow,wiHc rrr�: > ,.i � $� �' rl �� \ � � ��._ � . � / � � �I � f- � , ; ; � r- VELOPMENT � � � — ,, � , ; _ � PHASED DE ,� , lo„o ` ,, ,�—�—,� I '�`y 6/ , 3� � ; �_ r � DIAGRAM .' �, . , , { — ! ,� �1 � � �� ` — � r � �< � ��. t � — - � .a,, k �J" s 1�. � � � a, „ F r-� .'. , , , .J` fi r t ; �y � _ � � ,. �.l'i � , . i _ -_ ' ° "" !�' „ � FIIE: ..1130129FOO�rexiiyslClExhihibN70125-PDI.OPM1ase�evelopmerADiag2m.Mg �RANRi BY: BM� CHECI�DBY: CJF 0 30' 60' �20' PROJ.Nd. 130125 p D 1 �RAWING N0: � S I' . PERFORMANCE �[21��3ti DESIGN. LHBcorp.com S 701 Washiigtai Ave.N,Ste 200�Minneapdis,MN SSM101�612.3381029 , ' -�_---__ � . ` �� __ /// , ,' /� j" � �� i , � �i � , � � i� - , , , /_� i�.� / � �_ ;/ � �s � - . . .. .. � .__ aee.v . . (� _ !' . . /�- ��- NO PARKING CLIENf: - FIRE LANE(TYP.,@100'O.C.) ' � TENNANT COMPANY � ,; , �� _'�^b� PROPOSED FIRE LANE y 295',q='� � ' � , r � /�i � /�� " .' _ �� i6'-6" PAINTED6TR�PING(TVP_) -��-_�'_�� / ��,% / /� ,' _� _ q �� , .� / % i• o �: , y � �' � � /,i �,: A _ p� � " � / � . � .. 24-0 p : . ' , ` . j/ i. � �, / . . y =. , � � �% . � �.135g• = � . . ' ,";; ,, � ,_ •_ i o � _ � .....S3 N� :'-`—_ _ �// .� / / -- 701 NORTH L LAC DRIVE .� � ---- ._. � ........ � -o. � m �. s,.� � , . , , ry . . �--. . , ,, , . GOLDEN VALLEY,MINNESOTA 55422 _ _ -�_ --__ ___. � O _ - i , � �� , , � _ ;� ___ � � � - , � , �__ ,,._,,. __ � � �� v..� N _ � . --- --_._ , n�issauaaeaa .i F11LL511ESHEETS. , , _. > � ' - ti � _ �. �, , 4_. o 0 , /, e ___ _ ,. , � , ; � -` -— — — o � ; , ,i — �� '� � / , / ; � - . -- , . _ u� ti �--- � �" " � � -�". - —� . --- � '�� , r-- __. � ' � � ; _ __, ; .; � � � , � - �� - ; � � �, , � .-i21'-3. n � � '�_ � "' ! 1 i ... ' - - �,,. ' ._' . -. . 1� �- . . � � i Fz � , ..'_'_' . _.... ... . . _...,. .. ...- , . ; � _,.,.. ,. ..,,.. .... . ,... ..... ' . ' . � i + : . .' ' . ,� .. . , :�. .._. _.__ ; _ _ + i : .,,, .._. -.-__ . .__ i .... . __.. � --... . ,... � .. .. _� __ ___.. . "' . � : . ; ... � . : . . . , _ � � ...... . ; : ,,... � ... ... . ' • � � �-� �� --- •. 1 � -_ .__- .__ - __ .'_ ` .... -,,,, -. . "" i � . . .-.-_,._ „ c. _.. _ _. . . . � __ - . ._ � � • • ' "�' ' " ._.� , -� � '- -� ��. . � , TO MAINTAIN 24'DRIVE AISLE . ___ - i i ; ..._. ..... .., 1... . . i).�1" r .� . ; . � }--� ----.__. � � "�- -- ATTIMEOFROTOMOLD i _ _ _- - - - � r . i `� --_. ' '.... .._..._- - � .� ' _' '.. � � .��.,,..._ ."'_--... . , -... � ". -_._ . .... N i AL r � s � , r .--'� , � - , ' ..- _ . . � . - _ -_ - '. A , : -__ . ; , . -�. � � . , - . _. -- ' --,. �. . . i ; .:' CO STRUCTION � � • 1 48201< FINALWDSU&AITf c - • n' � �. {�i{�k,,, h �D� Y. � r . E . �_ ._._ � ' , . ._. --.�_ ' " ` � , . , � . .._. - _ �_ _ j � l- ..._, . ..-� -.._. . �`�-- -"_ r.. _ � � a� : .._ '� ' :.._._ '._ �' _..... .. � ' _� _ � - _ , lan, speclfica- _ � ; . � , '; � . . y � �� ... � _ ,---` . . _ ... NO DATE REV ON _.. • :_.�,,:,.ti�-,.,__ ��i a __., " -'_.._ ' +....__ _. ____ '__'_.. • 11on oEB eP ERTwas prepareld by me or under _ l�. __ __ -__ _' " -- ,,,_.. �II , ___ ' .! -- �_.,, _ _ - ' � 4tb . my direci supervision and that I am a duly _. � i �� I f under the __�C+� �� --' ; � aws o _ . Licensed Professional Engineer �;_ �n ; v 1 the State of Mlnnesotal I/-� C- . - - I. , � i ; � (� � [� ( `U i _* i � ; .��=` .. tF1'� l �=i .."' �� . - _� SIGNATUR i _ - '�� _ ' I ' :' � � � l��P�.dllv�Wi"U�IA/ _ . �� = _ _ TENNANT COMPANY CAMPUS SHEET INDEX �; � GENERAL PD3.0 CovER SHEET PERFORMANCE .-� PD3.1 SITEKEYPLAN �°R?VEsti DESIGN. V. ti ' ` °� - � A g; � PD3.3 DEMOLITION AND�ROSION CONTROL PLAN .��W p H�2�� r� � 2338.2029 __ � o .c � ��-::�-' '�" ��- PD3A SITE AND LAYOUT PLAN eshingmn ve. , W Minnea is,MN 01 s1. � �_ —�._� � '--, '. . 'i' `�.t�� ,, �., .,. — ky ,,�,_.,...z . . - --.. .,,. . PD3.5 GRADING,SEEDWG,AND PERMANENT EROSION CONTROL PLAN � .. �� 1 �, . PD3.6 ADD ALTERNATE ONE:SNOWMELT CIRCUIT PLAN I� ' " - � ��. PD3] DETAILS . _ _ �i_ �� '� �• � � ' � �� ` � ' -- .; ��_. , # _�_ � �. � � - _ . ' ` � , � � �;�� = ' , IC�� w i� � �i� 1 ; � II� � � ; �.. `' ¢ �� ., �� :3 , __ �,,� , , � . e„;�;��,� ' m ��.,� _ � � „ � , � 1 � �.` PARCK 1 � I� �- _� , - k �'�_ ' „ „ �� ` � �: �� I,� �- �� , t--- _ , q j � _, : �:�' ; _, ..v � �" �,--� , : � �� . - � ; � � � , � _ _ � �:: ; „ I' F� � - , _ �f� �� " � .f� � � CLIEM: t ,` r ��- ` "�� ;_ � _ � ' { _ �.. _ � � 3 w---�" -� ..� � , ;:� �� IF . 4 � . ""---,.� ; � _ �� " _ I 3 �-.. � �- -_ -- .� .. I�� i r . , .-.� k , F / = y „� � hT . ! �.. _�, ' y�� r �--.."„_� -, _ "- _ �. x I � _ __ �. -''3.. .'_ -: � � .. � • -. � � ; �.. � 41.'k";+�1t3 F�;,�.„_„�,, pf��+. .( �° � p � � § �; ' I 3! i I ._ , , ,, �-� ��t�� _ � 701 NORTH LILAC DRIVE �, P_,�_ �� ,; � , ` �, � �� GOLDEN VALLEY,MINNESOTA 55422 r , _� � ,- �_� �� _ � � � _ �� ,� �� • - �� i_ , � _"____-';� � _ _.�I �� 8 �.. � -} :��"�. � .. - .� ; . ; 6 r ii` IS- THIS S�l1ARE APP 17 x 17 FULL SIZE SHEETS. N. s �" , , �� i, � \ ''� �' =� v � �� e ;P� i„ ;- p� ,p � � 8 i; � � .f�_ , , � , _, - ,, � �" t� �I � � �,;� � �� `` �_ � R� � � � 'i � �� _ — i , _ � ;� __ � � � - „ �� 3 s� _ ...b_ ,-� ' — . �- �� — -- — z " i� � �?� • , ., .. ... s -- - —-... — --.. # � � .. .� � _ . �, ; � / ` � � � � €� �C ` �. � y'< .� � a�. � �y� t a2S207a FINALPUoSu&AITfQ _ ' _5 ` a� -- ��. „� I�.. ..aa ---- _— . _.__. _,� . ��, ��_ p� P = � r}�, NO DATE REVISION ;_. � ��`� � VICINITY MAP ___ 'i ;; - ,� , ' '— `_ �� .� I HEREBY CERTIFY that this plan, specifica— �i `. -; � ' -- tion or repori wos prepared b me or under , _- , �_ t _. ,, ,._ -. _. :` ,L - 4 . � ,,, . . � �� ; + • . , - '��✓ ��*.. - ,, __ - �, �� _ , , , . , , my direci supervisi n and th t am a duly o I —'�� °—� '- - � � � - �� " -., �,,`>-` �icensed Landscape Architect under the 7 `� �--" � �� - �� — � y._" rn laws of the State of in aeota. -._., .� __ _ ....:..._ 'a-..�`<.s r ��_..< �;c : : -- �c i _—. _ � _.._� � . � - vm � f�.� r _ SIGNATURE'l�^"'" i = oo TYPEO OR PRINTED NA :CARLOS d GERNANDEZ r DATE:4-25-2014 REG.NO.: 45414 � 2 CAPYRIGfi�2014BVLHB,INC.ALLRIGHTSRESERVED. PROJECTNAME'. TENNANTCOMPANY CAMPUS PUD SITE LOCATION OLSON MEMORIAL HIGHWAY I 394 r� � �OLDEN VALLEY,MN 1394 oRnwiNc nne, �94 �94 PHASED DEVELOPMENT ° CAMPUS CONNECTORS � o COVER SHEET 0 � � � FIIE: ..113012Sb00 Drexi�uplClFxhih�1730725-PD 3.0 Campus ConraMrs.My - �RAWN BY: BMD CHECKEDBY: CJF �RAWING�N0301� PD3�o __ .. r . - :� � . ,_. . E , ��, - xw. :: _��} �� ,�� '�-�._ �ti€ �� -� : -_ _ „ � - �� I� „ ."u--,� / �I �� 1�___. � � �� ':, � `--+�� PERFORMANCE '� � � C��''DESIGN. � � � , 1 ��I ' LHBmrp.com i =� ! � , ,� ,. ,, . .. , � i � - _ . �� <=�;,_ : = .-. ".`� 701 Washingtai Are.N,Ste 200�NHnneapolis.MN 55401�612.3382029 �� ; _ � ;; � � , `� I� _: _ .. � � � a� � � �� 1 C - � � , � ; �� I -� � � t� 3 , � �' � � L i� . � � _ � -__ , �I , _ ,___�. � _ _ '� �! � W_ � ,- �i _ r_ I' �. _ „ , �� i -- t� :� _ , � �� < ,°, ___, -�_ __ � � �� , � , , �, � r_ .. , _ � -�, - <I �-_ - �_ , _ � �� f- � � , � , _.4 Q - � - � �� - -_ , , ' � � _ ,., _. _ _ � � ': �.�� ' ' ' � � � , ,„ f , � _ ,, _ � , _ __ ._ � � �•, ', _ � _�-..._ �, I ` � _ � � � � . i , .... .:. �� ., ..,.. ...,,,.5,._ ��t � CLIEHr' f ~ I� �-� I` � -, ' � - - ' . � _ ' �k __ ` _' r >, ...._f ' .„'_ w... ,..._. - y .... - ' � _; y � " � -,.: , � �`• �. , _',. ; , ,�, �� { , ;� � - a _ . Q �_ CI __��,� � �--�:. k -- - , � , _ __ ;� ,I {„ � , \ ^ . _ , _ , TENNANT COMPANY � � � I� � - � �� - _ _ - � � -- : , _ , . , -� �t �� _ , � . , , , , - � _ , .�. -.._ � -r-- - 1 , ; __. i _ � ; _ �_ �- -- PD3.3 �� ___ _� - �«..... ; � � -`----� , < � _ - } � f t _ � - � =_ _ _ ` . _ : , �x .�� . ,q . :` I - ; � - _ . _ f r- - '— a _. I -- __ ,_: i � �, , — - __. -__. �_ ; � ; �a �, � i � r=� _ �-- � _ _ _ �- , _a ; _ _ - � � � - ' a �r r D3 �� f n � � _ _,_ '' ; � ��`""`----=-�;>� `= �_� -=- '�� - _ -=_ — - P .a 701 NORTH ULAC DRIVE ---=......._-..�_ -4. i �-------�, � _ . , , -„ _ _ __ � ; ,_�.., PD3.4 , • - _ _ _ � � '. _ - "- - - - _ � �� - _ .� _ i + �' , �______ � � t t __ _ J ��, i ; __ � _' �. ��. - - � -,�� , _ , � ; I�I � � 2 � _ � ,' ;, ,.... � , I . / � �`'"��-�---......(�� . ' � GOLDEN VALLEY,MINNE 5 Y __v � �'�TM-�- .T � �� " � . 'Y �„�� a t�� . .:.. '� "„` P�3.5 ': r • . � - THISS�UFREAPPEM 1?x1n' FULLSIZESHEEfS. I� - _ '�. � __ ' .. � - � �� I \ _ � � � .w ., >«Y � , „ �Y ' � ` � `.-... � , - , , � �� -P' , -� , t .. �,y ___._.-------.a� ,, , ( � x ' �E ; _ , 1 ' _ 1 � __ i� .._, � z .. �. _ i _�� , zv �� - � � � � � �_ 1 aaoPoseo cnMPus j _ � � y � IS -: � � � � PROPOSEDCAMPUS "-�I � , „J y J CONNECTORWALKWAY I., � CONNECTORWALKWAV ))) j � � s . I( _ � [ AND STAIR ac _ � _ � AND STAIR � �'j __ _. _ __ � , � �� ... � � - - — - � � _ �_ _ _ , �� x x � � { � ��, - _ �� - - � . , , _ i " . I� i ^` ' " �&r, �\ � �, ; .""..�'��.... --`•�« p�`' . • � �4 ` �\ _ . ,�.\ 1 �4252016 FINRLPUDSU&AITfAL _. ,, m � ,. ^ } , _� � 1 _ . �_ � x_ _ , �_� a� . ,�.�a_ _�: _ _ - � _ � � , ' � � �,� a��s�� i �� --- ,y.� � ,d �� ------ 1 � �� iF� I HEREBY CERTIFV ihat this plan, speclfico- � �� a �x" � �, - '- , �# - � � �. _. - ( � i. ^G �_ . � , '� : . . . ( �� -�� _ ,�. r _ k. �,.� � / � 1 � � , �,� �� . - - ' . �- �.,_ ' �. �.� , j { .�, :� � I J. tion or report was prepared by me or under � � � i , - ^ �� _ _ �1 � ' �� " - _ 1i� my dnect supervision and that I am a duly , , ' �r = � .x � ° > � +` - .�'a. �� '� F �- Licensed Londsca e Architect under the I !� � ' y 4 _. ' laws of a. ; :�,�� ` � �_ t �`� � �"` ,. � l he State of in sol r �� /' 0. � _�' � -x, x� ,� 3= sicNaluae C�^,v�- . , ,-. �_. I� � _� �, � � : �� . _ � � � .� � . � � � � �. TYPED Ok PRINTED NA �.CARLOS J-FERNANDEZ � � � , G NERAL CONSTRUCTION NOTES onre a-zs-zo,< REc Ho.: 4sa,a r C _ : �� _ r _ � � � � � -�., _ � �-- ��. � '� a - 1.CALL WORK SHHLL BE DONE IN ACCORDANCE WITH THE PLANS AND REDUIREMENTS I� � : �� - � . OF THE DETAILED SPEGFICATIONS. . m4.n��.-�.,.� e;: : s 1�� ~ �� ' 4 ;�� I � Z OTHERASSOCIATE�FEESRE�UIREOBYLOCAL9TATE �PYRIGHT20148YLHB,INC.RLLRIGHTSRE3ERVE0. �,... � �_ �� . , � _ : � . � � ., ._ _� . _. � , v-. ` �� r: _ -< = ' " � . = SHAL PAYALLPERMITAND� , I � , � _� ' i AND FEDERNL AOENCIES ' [ �, '; � µ � ' '. -' � - I. ; - � il -�� RS PRIOR TO CONSTRUCTION THE CON1RhCTOR . � � j� _ _ ,'�: ":'� - '_.` � �� _ -� � . � ( � ' - "4 t 3. CTRICAL,STRUCNRALAN�FRCHITEC7URALELEMEN�SSHOWN _ PROJECiWVdE' I� __ _ MECHANICALELE CAMPUS PUD . • , c €, � $ -�� /� ON THE CML PlANS ARE FOR INFORMATION ONLY REFER TO THE APPROPRIATE � �. lT�� _ "� �.:� , 1 � _ � DISCIPLINE DRAWMGS FOR OETAILS OFTHESE ITEMS. I? ;: _� , ' ; }�S � ` , r " � : � � ; ' � � � �-�- - � �� _� � .� �� 4. ALL E%IS71NG SRE INFORMATION WAS TAKEN FROM A SURVEY BY SUNDE IAN� ' .',�,� ��- �'� �•� �� ' - ` � '�dr� Sl1RVEYING,LLC,GOLDEN VALLEY,MN,06242013,VERIFVALL FIELD CONDITIONS .. . ( �' '*+. ' ��. �� ' . .��J � � 1 _ � NOTIFYTHEO NEIRANDARCHITECT�OFANYOISCREPANCIESAF�FECTWGT�E � } ��''�" ` �. ' . _ �_' �� SCOPEOFTHISCANTRACT. � . i� �1 x � _ y 5. COMRACTORSHN.LPROTECTFROMOAAIAGEPIIE%ISTINGFEATURESDESIGNATEU GOLDEN VALLEY�MN � ! ' � �� "' TO REMAIN ANV FEATURES DAMAGEO BY THE C TflACTOR SHRLL BE REPAIRED BY J a' ! ��: � - � � � THECONTRACTORATNOCOSTTO7HEOWNERON pqpWINGTITIE. ; i _ ' �.. 1I`_�� , '�T , . . :: ' x �„/•.. �� „ { I � ` � - t� ' �� 8 UTILRIESPORTO MMENCINRGWORI(DAGREESTOBEFULLYRESP'ONSIBLE PHASED DEVELOPMENT � ! � �� _� �� A Xh / f � NOTICESVS7EMOFGOPHERONE�Il1➢ES.IfTILi7ETHEO�NECALLIXCAVATION CONNECTORS , � � � � �, .� , �. ' CALL'CALL tA0U252 _ „ , FORANYPNDALLUNDERGRO � � i �v � � � __.--.: ' , "� _" ' _� .�_ . �.j . . .. . . � y-".. .. .. :..t' . ., f j:•' � '�� ' � ��_ ` � . „ �....-•w'�' � � �,�-,.- � . THECAN�RACTORISRESPONSIBLEFORALLCONSTRULTIONSTAKING.SEE � CAMPUS � � �� `��'� SITE KEY PLAN �� , ' .—..- '� �.__..r..._�..,.„,��..,,,_»_._---�--�� ,-' SFEqFICATIONSFORRE�UIREMENTS. ,� _ � - ' - ' " . _ - . - � 8. THE LAYOUTSHALL BE ESTABUSHm FROM THE LANDSCAPE ARCHITECTURAL �_.,�-.v.._._.._..,..�._...._.,� .� - ` .�� " L _,,., __�.:�_, ._,.........,�._ .__....._..,..._._..___....�_.._.,d .;� - , .. ._.. .� �- ..- �.---^"- PIANS.THECONTRACTORSHALLVERIFYTHElAYOUTLOCATIONWffHSfiE ...�.�_�.._.m�....� _ -�-W- ----��---��----�--- -"" � INiERFACE5INCLUDINGBUlNOTLIMITEDTOl1TILITIES.SIDEWALKS,EXISTiNG GRAOES.AN�PROPOSED GRADES.THE CONTRACTOR SHALL PIELD VERIFY ALL DIMENSIONSPRIORTOEXECUTINGTHEWORKNOTIFYTHEPRQIECTMNNAGERIF FILE: ..113012Sb00Drewingslqfxhibi�S1130125-PD3.00anpusConne�rs.My FIELDCONDITIONSVARVFROMTHEPLAN. DFAWNBV: BMD , . , .. � ..� ..... ,� -�. ;�,.' , ,,; 0 30' 6�' 120' � � � 9. ALL DEBRIS AND REFUSE RESULTING FROM CANSTRUCTION OPERATIONS SHP1.L BE CHECI�O BV: CJF w � � � HAULEDOFFSITEAN�OISPOSEDOFPROPERLYATTHECANiRACTORSEXPENSE. p�p�p��NO30�� pD_J.� J v�J � i� . -� �� 889.2� � 888.2 ,.� g g g 0 x, g g 6 g 8 7 O PERFORMANCE � 888.6 ' �86.7 ;;�;��;,a�Esicrv. '.�. '. . .v� -.. LHBcorp.com , < �g� � � 887.3 , 4Q ____ "- ��, % _..__. _.- (�C3��.� `' .___.. •• ,.:: ._ .. .._ .... 701 Washingtrm Ave.N,SYe 200�MinneaDdis.MN 55401�612.338.2029 - - 887.� � = - :: - : +0.0 -� � , �-- 1 889.7 889.5 � _ _ -:: --_- _ � � �� 888.9 � - ;= �87 4 887.7 887.7 , ��- � 8g��.6 �8�.� -887.9 v ��88.0_�, �< � �x 891 .0 58�.5 � � - - ;= 887�.7 = _ 88�.3 �� .88�.2 � � ,�. 889,.,1_ � - - � � � �PLP � - , ,- GW__ � �PP�LP _ _ _ __ _ _ � OHE - � " - _ _ , _ , _ _ _ _ . � -� �- � - �' __ � � �_ - -- - -- _g9 �� - _ � - � � - � �� 6 � - - _ ' � 88�.7 �� _ _ _ _,__ �. ��____ - _ , � - � _ � �' J0� �� 8�8.�_ � � - =_ 888.6 �'K� � �-_� �� - , � _ _ _ _ � � � 888 6� �-.�.._� _ ��- � _ . . � ,, ��l . � , � _ u ' , , . , _- . . ..: _ � ,_ ., �_ � _ �''� '� 89�. _ � �� . _� "� 8 8 6�.3� � �� - , � _- , � ,� `. �, � ' 887.2 � _ _� , , � , �� , '� � 8T9 � �. � , , - - - �� r , ��, _s-,�; , � ;- , � � - � � - C B �' �� ; _ � ��8 8 6 0 ' � � � ��E�: , ,� �- ��_- � � � � � CO ANY : , , �__� � � �� TENNANT MP __ ,_: ��_: _ �8981� : _--_ ;' ; . �� 889 7 �� 7 7 �` �,:.�� _ _ �,.�� 894.8�� ,I � 8��.� , � 899.3 � � , I,. _ r '� 1 � � � � � ��8 9�1 .1 _ � � z. , � , � _ ��;� io�NORTH u�ac oRivE � � �__ � - __ � � � � � .� � ; E . _ � � � , � �-, �-� -, �.� ' � > , _ �9�_ � � � � _ ' =, ``� - '� -� � �� GOLDENVALLEY,MINNESOTA55422 • , - `� ��g.�� , , = _ _\ ! _ _ � , , ��; '�°�_ �� - � � '��, � '_ _- -- " � � __,_,., < _ \ - \ ` - - �� x � � � , ,, ,� , � - � , � , , _ � �� -<, � _ - �-.., ,� � nnssounaenaaenx +rr.+n• Fuus�sNeers. 1 � � -� �� _ � 87.6 _� � � � � _ �- -- -- _ , _ � - -_ � _ _ _ - � - � _ ✓, �, , � �� , � r i, i .4'Y _ ; r„ .. _ \ _ ,i, d'� . . -. � � :, , � . . f .- , -_ �, , ' _"' ; , - .O - i . �. -w=„ �, � � , _ , .._ , , ... - , � � i a C � _ - =_y � , -_ , , - _ , , ` 899 6 _ , _ . _ , � ^ _ .�_�� _ ._, _ , _ , �- -� � - � _ _ ; ;� _ r. . _T � ,. �.,, _ _ __ �,� �� , �_ , ��J-�ir4- , � _ _ , � -� ,� � -:- - -- - - _ _ 89 �, < � � Q __ _ -' � t I �; , ( ^, ;- 2�"G rq' . .� -- '�� i ,__ � �_' 'a ^ _ " r' - ' ��.-.T .._ , �, -."- ` �- � , �' �` � i 1 894.�_ _ . 897 5 , . ; __ _ - � , �� 1' ��, _ � �;� ; � , � - - r ..� 899.8 � 8 9�.7 ��%" � � � `�� ` � -- �"" �, � O � � � � Q s ' � � o� _ � ; , � - � - - ,.k , , �� _ � V '� • �: C��.� t'::' T r, -�_;� � '_.__ .yr ,r,. , ; .'� -� � � 1 4262U14 FINFIPUDSUBMITfAL � � �-�{:� , �� > >_ . �^ I �� ' ,' -� r� - - � --� _ __ r O�u-C �', � , .� .,� .,,_ �. -�� -.... _ . r.... NO DATE REVISIINJ ' . , ,� �i"� _, '� t .>: � , � . I I L . . "' - ;� , `" �8�5.8 �� - -, - - � `'� �� n � � _� � , - ;` � ``� �'�� `� � �, � � :�•�_ � s`� � � � I HEREBY CERTIFY that this plan, spealfica- ,F� ._: �"- � �- �`�_� � tion or report was prepored b me or under , ` , �,� ' r� .,. : . _, , _ . , � � ��' Y ._ _ - �., ,�_� , lC - � � � my direct supervision ond thdt I am o duly ` _� �- ` � ,� � � -, _, � , , y� . �-__ i�` � . -� � � `� �- � ' � F , , ' ' �i > � ,�} `- � ,`�, ' Licensed Landscape Architect under the ,�_. .. , ... . . � --' �,�_ Q n n � ' i Q laws of the State of �in esola. ,, n ' _ -" � 898.6 �� r � - _ �_y,� yx _ �� =' - _ ;�_ �� __ C- SIGNATURE'lP"�` ""' � � �- ' .,. . . v v ' � . � ` - � � i-./ - � � t � �� _ H'H � � TYPED OR PRINTED NA '.CAR�OS J.FERNANDEZ 899 5 , _°` �� .� � - ,n. r � �_-x_ � -- _� � � - „ �� ___ " a �� - - �_ �98.9 � �'� � �, i � � - i DATE 4 25 2014 REG.NO.: 45414 x �"� ' �` " � PPLP �� ' � ` �� ` _' - = x_.- - a- �_" - _ - _ - aeseaveo. _... � �� r�i� . __._ ___ �; Q(�Q - , __�..� ,,� �� I � ,'� COPYRIGHf 2016 BY LHB,INC.ALL RIGHTS �=-C��dU-:�� __. , __ � �. �899.0 899.1 899.0 899.0 8 � � r `. -t�. '_' .. . _ - _ _ PROJECT NAME'. ......... , � �� gg�.� - _- - - - � - __ �, �f� , , CAMPUS PUD ` � ;_ 8 9 9:� _ _ __ , .�- � �, 899.�_ �� , _ __- ,� a � - - - 8�4.4 _ �� .3 - 7.1 �1__ � _ ,;� 4�� . . - ..._._._. ...__..._ < 'v` ��. 1- '= g��'� Y � - - _ . - _, � . �-- � � � � �4.7 �� 894.5 894.4 894.5 � � � � ,� = �, , . � � GOLDEN VALLEY,MN ; � � _� o� r� - - - - - � � �� co = , o��m�: ��' ��_. -� � � , g � PHASED DEVELOPMENT � � � 8�4.1 _ �`" . . , � ,� _;; 899.9 _ _ _ CAMPUSCONNECTORS .� '. _, � � 897.6. .6 - � , = 9 0 0.1 „ �r � � EXISTING CONDITIONS . _ 0 5 ,o zo a 5 ,o zo � CONNECTOR A EXISTING CONDITIONS 2 CONNECTOR B EXISTING CONDITIONS Scale:1"=10'-0" Scale:1"=10'-0" Fl�: _uw�25waoorew��u,re,n'm��t�o�zsao�ocamp�scoo�.c.p ' NOTES: oRawner: er�o t. SURVEY PREPARED BV SUNDE LAND SURVEVING CHECKEUBY: CJF LLC,PLEASE CONTACT FOR ADDITIONA� PRQI.N0: 130125 INFORMATION. pqpW�NGNO: �D�� LEGEND I; .� � REMOVE TREE PERFORMANCE � SAWCUTANDREMOVE70F o�o SILTFENCE ��DESIGN. �� - � � � � EXISTING BITUMINOUS AS NEEDED LHBcory.com � � ' � � � � FOR CONSTRUCTION � CONSTRUCTION LIMITS _ - .: `///�� --- . � � SAWCUTANDREMOVE 701WashingtonAve.N,$teYW�Minneapdi5,MN55401�612.3382029 � ( a ��o � 2'OF EXISTING CURB /� TREE PROTECTION ,. . ,'� o�o—o.... ' AND GUTTER . . �p� --.. SAWCUT AND REMOVE � �... _ - _ � 2'OF EXISTING � �� -_ � � � � � � � � � � BITUMINOUS : � �� I� I� REMOVAL NOTES '::" " :�:�.1 0 �e o--.—_ ...._ ....... �SAWCUTANOREMOVE � �;I I� ..... b n�51 �:'.EXISTINGCURBAND ..._. _ .. ... ... — — ....... . _._ �, I GUTTER ��'� �-- -- ., '' l�o� S �o JI 1. USETEMPORARYCONSTRUCTIONFENCINGORBARRIERSTOSECURETHEBUILDING a .. _ _ \\ ��..,, _ _ � SIiE FOR PROTECTION OF PERSONS AN�PROPERT'AS RE�UIREO �,. I I I ,... `` . _`\ \ ,\ -.,_ �f - _� � 2. REMOVE TOPSOII WITHIN LIMRS OF CONSTRUCTION.S70CI(PILE ON ;..,� � � . �. .. ... ORSI�EW ,CAOfiDINATE a IN AREAS NOT SCHEOUIED FOR BUILOING,PAVEMENT �K SITE FOR US �\.. �._ I° / ,J . __, �..\ �� .. . `:-- _- /, ..- - REMOVALOFANYEXCESSTOPSOILWRHOWNER. �� ._ __- , , '- - ` �-._ � - "�..__. .._. �' a`� - -` � -.,,� �� -�' 3. MAINTAINALLCOMMUNICATIONANDUi1LJTY5ERVICE5T0ALlBUILDINGSWHICHE � / �\ �' . ��... I I . .. .. ,� �... � _ � �/ ' .._. _ - . ... REMAM OPERATIONAL COORDINATE OUTAGES WITH OWNER AND THE CRY OF � �{, . � .__ _. _._ , �, � �I S�BOX ...... � � ,.. ' Iq ._. . .. � - .. GOLDENVALLEY. � � �� -""�� a/ 4 COOR�INATEWRHOWNERANYMATERIPIOREQUIPMENfTOBESAIVAGED - � � �— ... .— �-"�- �.....\-� - �.`� �� - �/� .... � ITHINTHEPRQIECTUMITSTHATHRVEN � � � � � �I � - �� ' - 5 ALREA�Y e EN EMOVE�M STE E REMOVE�AND DISPOSEO OF PROPERLV,OT � ' . 0 '� `'�� I � / � y(�� CRAB -" - � - � � OFFSITE,BYTHECANTRACTORATTHECONiRACTORSE%PENSE. � � _ � - o � �.� '.. . /- c7 .. . �--..�.'..�.� — `.- _ .'. �� _ _ � —�....}�� 6. CONfRACTORSHALLREMOVEANDIORRELOCATEALLfTEMSNECESSARYTO CLIENr i /, � � . , i ' ' ' I . ... // �.�... � ... . ��.'...., � _._ �� // ... ACCOMMODATETHEPROPOSEUIMPROVEMEMSWHETHERSPECIFICALLYCALLE� ' �- � � _ _ � .. �� o�a�No�oRNOT TENNANT COMPANY ,F,�' I � � ' - � 7. ALL D(CAVATION WITHIN TREE DRWLMES SHALL BE PERFORME�BY HANO.AlL o � � � � O]� C B I ., �`� o '�� R00T5 TO BE CUT 6Y SAW.CUifING R00T5 WfiH EXCAVATION MACHINERY IS NOT i�� I ,) . � / � --- ` �- -�/ � ' � ALLOWED.(DOESNOTAPPLVTOBOXELOER). % ' � � , � , , � , � I \ j � %/ EROSION CONTROL NOTES _ i � � � $�� OX�� / � � � ANDMAINfAINDURNG�ENTIRELENRGTHOFCONSTRUCTIONFAREASWHIHOARE 701NORTHLILACDRIVE � \ I _ _ /, .. � SU&IECTTOSEVEREERO510NANDOFFSITEAREASWHICHAREESPECIALLY GOLDENVALLEY,MINNESOTA55422 WINERABLE TO WJMGE FROM EROSION ANDIOR SEDIMEN7ATION ARE TO BE O � Q ' . ° IOENfIFIE�ANDRECENEAD�fiIONALERO510NCANfRO�MEASURESAS�IRECTED � .... � �� BYTHECONiRACTINGOFFICER�OROWNER'SCIXJSTRUCTIONREPRESENTATNE). . O I �BOX, ��. �� o ` j,'� �� I �, . � 2, qT THE BEGINNING OF CANSTRUCTION THE CANTPACTOR SHRLL INSTALL CRUSHED 7H�S Sal1ARE F7P 77 a 12' FULL SIZE SHEETS. % ; �� ' ��„ � i STONESTABILIZEDEMRANCEANDIXITORNE�S)TOREDIILETHEiRAp(INGOF ' � " � � �'� - - -�"'� I SE�IMEHfONTOPUBLICORPRNATEROA�S TOBEDEfERMMEDIFMPLICABLE , /, O .. � ' ` �Q. / . . % . . i � � � �� . . ' � 3. COORDINATE ALL LAN�DISNRBING ACTNITIES PND CONDUCT SO AS TO MINIMIZE , � � � �� - BLCH � � SEDATANYONETIMEANDMINIMIZETH EOF , .. \ . '\. � . . � THESIZEOFTHEAREA70BEE% _. .___ ..... . � � o ' - �� EXPOSURE.MA55 CLEARING AN RADING OF THE ENTIRE SITE SHOl1LD � , � QX �. ��9^�� ... . ........_ . � - \�-�� .- . AVOI�ED.RESTABUZEOISNRBEOAREASASSOONASPDSSI9LEFFfERgE ..-. . _.. .- ...._.. 9 / I� i , � � �� ._- °,�-� .., ' _�, �, � " . - � � CONSTRUCTION ISICOMPLETED - TIM _ / ` � � ` �I � q ��-- �� R0.510NCONTROL�EVICESUNi1lPERMANENTFACILJTIES / ..... '� �.� �� _._ I � 4. MAINTAIN TEMPoRPRV E O' � b �. � / ...o .- � �- � ��. �.__ . .. . . ARECONSTAUCTEOANDFINALSTABILIIATIONHASOCCURRED. �_ . _._ ___ � '� �� QX. � 'J� , � , , ,.- ' I � ass2ma Finu vuo susrairru ' � \ / �'`l `\ Y I . 5. PROVIDE EROSION CONTROL BLANKET ON ALL CONSTRUCTION AREFS. A � — , .. .. . . NO 0 TE REVISION � I � ��. o� 1 I � � 6 CANNSRUCTION L M TSRANO AS OWNSTING AND PROPOSED CATCH BASIN$WfR11N � � � �� o �� I HEREBY CERTIFY thot ihis plon, specifico- / �' , � o� �,, X � _. �� I I I L ALLSILTFENCESSHOWNAREPROVIOEDASAGUIDETOTHECONiRACTORASA tion or report was prepared by me or under ' - ,__ ��. ` MINIMUMLEVELOFPROTECTIONAGAINSTEROSIONRUNOFP.CONTRACTORSHALL mY di�eCf SUPervisi0ll Ond thdf I am 0 dUly � �� ` � � �-_ �� I I ��I PROTECT FROMNIXC 59 ER0.510N Ml�SEDIMENT RUNOFF FROA1 THE SfTE. P ' noo,noduST Licensed Landsca e Architect under the 1�" BOX / laws of the State of in sota. i r / � �. . \ � � 8. THE CON�RAC�OR MUST COMPLY WRH P11 NOISE AN��UST CONTROL /'O� � FIELDVERIFYEXCAVATIONWITHINOAKDRIP � ORDINANCESOFTHECITYOFGOLDENVALLEV. SIGNATURE:��' ��4 AK LINE WITH LANDSCAPE ARCHITECT.IF TREE � �� ' � � 9. REFERTOLANDSCAPEDRAWINGSFORPERMANENTVEGETATIONANDEROSION TYPED OR PRINTED NA :CARLOS d FERNANDEZ �0.�� \ RE�UIRESTOBEREMOVED,CONTRACTOR I � �Z�OX I � , � � � \ SHALL BE RESPONSIBLE. O ' � CONTROL RE�UIREMENB. �„ _ � \ �9'�SH ,` onre:a-zs-zoia Rec No: asaia (` p r �I _ __ _ ; �� . } \ vIl n �Z yP � � CAPYRIOVi�2010BYLHB,INC.PI1RIGfRSRESERVEO. � �� B�X � �� X �o\ / _._. � _ ' .. . \ � o � _ �1I_ t � ` ___ �� 1 __ . � PRQIECTNAME'. ' , —.�� — � _ _ !/.._ .�__ __ _ i �� CAMPUS PUD _ � � _ � � �-�� "� . I SAWCUT AND REMOVE _ � {I _ � \I '.. .... ..... _.... I . 2 OF EXISTING CURB -' ` ' � � AN�GUTTER AS o '_ � i � �NEEDED_ �; � I '� '�� ` SAWCUT AND REMOVE 2'OF �� o � EXISTING BITUMINOUS AS NEEDED -�-��... "' --� ,��"'��-�� J �� , , f � � , FaR�oNSTR��T�oN GOLDEN VALLEY,MN � , \ , ' ____— / _ ! � �� . SAVJCUT AND REMOVE 2'OF O�WI��'� �: � ', - J FOR�oNSTR��T�oNSASNEEOEo PHASED DEVELOPMENT '�:. _ � CAMPUS CONNECTORS �� t , -- , � � � -- ' �_ j , - -- DEMOLITION&EROSION CONTROLPLAN , , - � � � . , , , r :- - ��--- �� _ �._ - � � Fi�: ..u�o+sss000a�;�ys�a�,�n��n�o+ssvo3.aca�wusc��aors.ay �, , . ... . 0 5' 10' 2P . 0 5' 10' 2a' DPAWNBY: BMD � , i CHECI��BV: CJF CO NNECTOR B PLAN PROJ.NO 130125 CONNECTOR A PLAN `� o��No PD3. 1 Scale:1"=10'-0" `- Scale 1"=10'-0" _ LEGEND I, � �CONSTRUCTION LIMITS 79`5" PERFORMANCE 2,_0. :R:V�"�7 DESIGN. ' -�� ?I 3�-0 3'-p^ LHBcorp.com � w� _ � s'-0�• 5 0 � � � � SITEILAYOUT NOTES �� N'.17t223.60 =, - �� 1. THE CONTRACTOR SHRLL CONSTRUCT ALL PAVEMEMS TO CONFORM WITH THE 701 Weshi�g�n AYB.N,Ste 200�Mlnneepolb,MN 55401�612.3382029 � E�.507654.77 ',i ; ^o N:�1712353P ^ � ' "-�� --�� -�� O�FWATERLWILLBEALLOWED.GRADESASINDICATEDONTHEPLANS.NOPONDING I �,.�' r� �; �-�_,_ �E�.50831217 �- REPLACEBITUMINOUS P O.B. 3'-0" ��- � -� � � -' � p. THE CONTRACTOR SHRLL CIXJSTRUCT ALL PAVEMEMS TO MATCH EXISTING T � � � � 5-0 ' . . �. , � o. .... .PAVING . .. .-� �-�- �� PAVEMENT GRADES AT TIEdN POINTS. I � i� 1 . ,. P O B. �,�, ' . .. ... .. .........,. 1 ,__ .. �g�_�� N:�171230.53 I '��^= t PROVIDEPEDESTRIANCURB 3. SAWALLCANCRETECONSTRUCTIONJOINTS,CLEPNTHEMOFDEBRIS,BLOWTHEM � •-- � � �.��.RAMPSPERMNOOTSTAN�ARD ORYANDIMMEDIATELYSFALWfiHJ01Nf5EAlANT. E'50829t 85 �" �__.�. . ...'- -- =- -________ ' ,-" � '� :._�PIAN SHEET 5-297250 SHEETS 1 ' .-�- �� I REPLACE BITUMINOUS�-�� -- '�� .. ��- � � �,� � �� THROUGH 5 DATE�APRIL 10 20�3 '�. �� I � ,,. PAVING . � .. y ' r � — � � ..�_.. ,�� . -. _._ . - , m I . PROVIOE PEDESTRIAN CURB _., � ��\ � � �� --I� - -- � �� I� � . RAMPS PER MNDOT STANDARD �� -�" -__� 4� i: i ��'� /( 7x 3 --� � ` � � `�. �� E � PLAN SHEET 5287 250 SHEETS 1 � - .-, �' - � ��—._. -- . .. _.... ......... .-. � �,i � .. THROUGH 5,DATED APRIL 10, � -fi- � . � � ��– — – � � �_ D3. � � �� zo,3 , �_ •i , ; _ , , � � � , _ �' _ `� , �9'$"� � -- --- cg '� o- � �. ,<_I � � ..._. - _ .-..,. .. _ � � � �. .. _ a I -- � � � m Z /STEPS SHALL BE 8" -"" ; � .. � �.. I � � .-I... ._. ��.� '-�, . � / RISE WITH 15"TREAD \ � g n, �� " I ... � y z:�� ' � . � (TVP_)l . `' I . . .z —1 -._ ____, _'� `� C<4$ � .. s,a � .. « �/ '. - 1 . -1 —/� . {� — - _ . ' I �" " � �'-, �-_ . PAINTED TEEL �� u� _ __ _ � � � �...,o I I � . 6 0" . .._. ,,,. �I '� V RAILING 5 _. . � � ' " 1 . N I RBP.. � CONCRETE.. . ,_, �� , �� ,, �. 2 � . " �, m -T m 2 , ,,, �..I . � � -WALKWAY(TVP) . ��-,.— _'7`��0 - � �,_ - __ ' ( ' � � _ m . TE , i : . 6 To,� oRE55ERTRAP � � NNANT COMPANY i_ . I. �' ' ROCK RIP RAP fD % ��.,; ...... . ., .. . � I. } ^ ��. . � � � � / . I �� .. " �..�.' CONCRETESTAIR(TYP.) , 1,6_3 D3. ' � � � i ��= � . � �'�� I lT `, �. . �R'TO12"DRESeERTRAG . I � � ; / � �. . � - . OCK RIP RAP € CONCRETE ��. I � � E. . \ >.� / --. I WALKWAY(TVPI .. . m ,i , 701 NORTH LILAC DRIVE � I-- � � � MINNESOTA55422 EN VALLEY �. � _ � , " i ,� D3. �-_ � � ' GOLD � �� 1 � ,� �� ' � �� ;�, ,� ,a o � . _� � , , � � o _ � : i � � __ �� / � �' �'. g g � � . . PAINTEDSTEEL ;� � I � / �� . THISSUUAREAPPEFRS1fYK112' FIILLSIZESHEETS. N � a � �c / RAILING .__ a . � i -, � A �- � I[� ' h . t i "' O , �� \ . . . � � , w 2 1, ,� \ / v! / . �� . � . , � � I o i' / / , �J ' _` _ ^, �/\. . . � . -_. -_ _-__ � , � � �_ � '6.9.,i a5� �� _ � ' '_'_ _ ,_ � . � � � f � � � �' � �� I p ..._ -. __ -_ , Y . . - , \ � _.._ . ..� �.� . . .... � . . 1 � . ��_ � -.__ , �= w E , . � �� .. // ' � -. ._-_'_ s� I - �. �� . . __ . _ , � r � �._ � _,� � � � ! � P � ,_, _ ' _� , , _.. � . _ , ... � ' - :.. �� , �� ', ,.. -� �, � 1 - __ _ _ _-__ I . . � �5 6 : �- , � ., � - . . ��. ,:. '�� R777.2. .�./ '.., � ` �.� �. _ � I . ._ _ _ _ � e �� --� � . 1 4PS4014 FINAL PUD SUBMf1TAL II � O� " � . . —. _ _. _... ._. � � � Z' � / � I I No onrE rsEvisioN � ' � q ' � �� ,', � �� '� 3 �� N�.m�as.a9 � � I HEREBY CERTIFY thot this plan, speciflca- � �' - �- E�.508297.65 . ` � � --i 4 0 -, � 2 � � iion or report was prepared by me or under � my direct supervision and ihat I am o duly g t � / __ D3. � D3. � � " i . Licensed Landscape Architect under ihe ; �1 � coNCREre srniR I i laws o(the State o( din�soia. , ' I i� �..__ � `� _ (rvP� g .. '. �' (�� ,: , � �� N � � � SIGNATURE ll^"'� �'�' 3 �� c �� Z � ,^' . ,� . I � � TYPm OR PRIMED NA �.CARLOS�L FERNANDEZ O � u, � � ` � � � � �� %�� `� � OATE 4-25-2014 REG.NO.: 45414 . .:� ,� 1''8" ', ' P.O.B. �_ � ' . � � - � � � __ ' ---� �—�G ; � �A - � � - _ E� , � ,,��, « _ � N:t 71 t 05 21 / CAPYRIGfR 2014 BV IHB,INC.l�LL RIGMTS RESERVED. \', I ' E � E�.507855.85 �� . �� \ I � \ .----- FGp ,. p ,,, CONGRETE STAIR WITH � PROJECTNPME: '� r � � PAINTED STEEL RAILING � CAMPUS PUD ' � � � i_ _ a = , m � __ � \; � � ._ �.� = = - � � � . _ _ . _ � E 6A �PROVIDE PEDESTRIAN CURB °' -"-'+ - �-- � ..., . .�.\,. ... .-- RAMPS PER MNDOT STANDARD ..._._ ...... ._.... ' �'�� ` .. "`�- .'. � ... _ = � PROVIDE PEDESTRIAN CURB . I �� -� THROUGH 5 5-297.250 SHEETS 1 , . � RAMPS PER MNDOT STANDARD �� I�� 20'-6" RE�UIREDIS DATED APRIL 10, � � >�,y"� I pLAN SHEET 5-297.250 SHEETS 1 PLAN SHEET � � T.CURB�EMO WAS --��- ` ��:"' `" �� ' �.� . THROUGH 5 DATED APRIL 10 20t3 �' i \ REPLACE CONC CURB . ... �� 8��ER �%'' P.o B GOLDEN VALLEY,MN z..J ` � N:�7109229 6�" �2�'�� ' �i � + REPLACE BITUMINOUS E 508301 48 � ,. w I. I \ �;,, / ..._ ..._._..... PAVING ......... .-. ..,. E-.50832044 ,..,.I . � OHAWINGTIILE: �' O I'� '= � REP��EB�T�M�No�s .: PHASED DEVELOPMENT , ... PAVING � ... __ CAMPUS CONNECTORS � _ ___ _, � _— -- - - SITE AND LAYOUT PLAN I . \� _ _ '/ � `• . F t, �� . _ . . � FILE: ..11301251600Dmnn9slC�EdiibAs\13012SPD3.00amDusOanedds.dA9 ��. � 0 5' io' 20• 0 S 10' 20' BMD DRAWNBY: CONNECTOR A PLAN cNec�oev: c�F CONNECTOR B PLAN vRa.r+o: ��o+z5 pD3 4 1 Scale:1"=10'-0" � Scale:1"=10'-0�� DRAN'INGNO: � __ LEGEND (� � 3'CURB TAPER , � s ovER NATCH EXISIING �coNsrRucnoN unnirs F�ow (pppRO%886.70 PERfORMANCE 3'CURB TAPER 3'CURB TAPER � 3'OVER O W�ODLANDEDGESEEDMIX ;,i'RI�{EP�DESIGN. . �� / � FLOW LHBrorp.com L ,� 3'CURB TAPER �EROSION CONTROL BLANKET,MN DOT, '. � � � `' ""."_- � � Cni.s 701 Washington Ave.N,S@ 200�Minneapdis,MN 55401�612.3382029 l�ATCH EXISIING(APPROX-889.1) � �675 � � � '• � - �oEleNrioN ensiN sEEo Mix�PRniRie � ^ � � �' ..- �. � ..' � � .. �� L^BSO/ACRE OR 204 SE�E�S�FT)OR 5 � � � � � � � �:� � ...' � : . BS).BO � � � . ._. E�UNALENT -��-' _..... � ' - - - - - -� ,' � 886�885.08 `886 25 __ -`-- -----._. �.. 1 4 :�_. 88720� 686 I NOTES: � �� . .-� ` � ��" �:':''^ . � ----- -�- �.: ' 887 -.�� SS� I �. 1. TOTAL PROJECT DISTURBED AREA�.6,520 5�FT -.. ,_. ---- . v I .___._ �.. _ � �=�� '- �'= � � . J - 2. ALL DISTURBE�AREAS SHALL RECENE TOPSOIL AT 4"DEPTH � , , : � 888 �aaa _ _ _ _ _, �� _ I ; �: � � � � � �� _ _� 8es , � � �� / aas - = OTES � c I _�._ _ a90 � sso _ GRADING N � I � } - ,_ . r , �� - --' B9 � � �-HJ'I ,_ 1. GRADES SHOWN ARE FINISH Sl1RFACE ELEVATIONS UNLESS � _. � � I I � t - � 8'92, BJI JS J �/8g2 I � �THERWISE NOTED.THE CONTRACTOR SHALL MAKE APPROPRIATE ' L � � � - � -� ' "'�- � 1 891� _.. _ . . DEDUCTIONS FOR VARVING SURFACES TO DETERMINE SUBGRADE � _ � � " � � �' , . LEVATIONS.SPOT ELEVATIONS ALONG THE CURBLINE REPRESENT � . I � � ag9 . " I ' '"-- � 893 I �� ;. . / I � THE FLOWLINE UNLESS OTHERWISE NOTED. .�__ -__ �'` _ . �_. . ; � . 8g4 / 8`9 ; 2 EXISTING AND PROPOSED STRUCTURE ACCESS COVERS SHALL J- �� --�" - � � �� B � � _.. 894 98 . / 3 �� BE ADJUSTED TO FINISHED GRADE BV THE CONTRACTOR. � . I �41� 27-� �� g88 � I � �� 8965 J1 - � �• 894. I ... 3. GRAOINGACTIVITV THAT 6LOCKS TRAFFIC IS SUBJECT TO APPROVAL -- �� .-_ ' ,p�� " � ' BVTHECTY ' � --' �- _ -'�,Y }- 95�� _ - � I�_ . �. � B.O _ " \I ,�. N 89S. --- 4. COMRACTOR SHALL STOP WORKAND NOTIFV THE OWNER CLIENf: IN 86 ` /� � � ��-8g � �� s / � �� IMMEDIATELV IF CONTAMINANTS ARE SUSPECTED IN THE SOIL TEN NANT V 0�PANY *', RIPRAPTVP. � �� .../ 8 ` \ , ,, / Q96•` � 5. PROVIDEPOSITNEDRAINAGEAIALLTIMESWITHINTHE ��. DTRfi' t2"��' � �� ., '� CONSTRUCTION AREA.DO NOT ALLOW WATER TO POND IN � ' � ��<._ ' � �. �� ' ��. .. I � �� - �� \�. EXCAVATION AREAS AND MAINTAIN ALL EXISTING ORAINAGE i INV SB�,ZS ' I . � � PATTERNS , , e9o.o �� X : ; � es>_ � �'. � . �� 9 75 �� • � .� 8986� '��.., , �� 6. MAINTAIN POSITIVE DRAINAGE ON CURB IN CURB ISLANDS. , I / � � , 5,_6„@ 4.8%W/FES , _ � �, 12"H�PE,t .' � : ,. �: BOTH SI�ES � I � /��B98.�� 7. ALL GRADES WITHIN THE LANDSCAPED AREA SHALL NOT EXCEED 3 , �. , �../ o � ' � RIPRAP.DRESSER TRAP . 99� � . _ HORIZONTAL TO 1 VERTICAL AND HAVE A MINIMUM GRADE OF 2% 701 NORTH LILAC DRIVE �-, , `. �� 6 12"TVP. 79 � / . UNLE55 OTHERWISE NOTEO. ^I �� ,1�� B9O OE . � '` I 0 �� -- 8. ALL NEW PAVEMENT GRADES SHALL BE AS FOLLOWS: GOLDEN VfLLLEY,MINNESOTA 55422 °. ; �. . .'. " - , � s , � 8.1.CONCRETE PAVEMENT_0.5%MINIMUM,5%MPJ(IMUM ` ' ' �, � - � .� � ` � �_ . � � � � /' 8y9 �� . � 8.3.ASPHAL7PAVEMENT 12°hMINIMUMl6%MAXIMUM 8.2 CON �' , � ,.. . ;' � � . 8y9 � ` _., ..... �.-" ... I .. �,� . THISS�UARERPPEPR 17x112' FULLSIZESHEETS. I � a90� \ 88g,� --- _ � � � UTILITY CONSTRUCTION NOTES ' � �� 892.06 � ' gg�_ � , oisruReeonaEn � J f0 �. 4 . � \ , 3,310 6�FT �Y ^�A* . l - , , � �� 8g2 f � �� , � I / � � � 1. ALL EXISTING UTILITIES AND SERVICE LINES SHA�LBE KEPT IN .._ .. ' 8922 � n, � p�'S ` -., � � / � � SERVICE AT ALL TIMES DURING CONSTRUCTION OF THIS PROJECT, / � � � � '." �� Y $ � � � � � -"- "� �� UNLE55 OTHERWISE AUTHORIZED BY THE OWNER. - �--� � - --�- �J < � . �A � k� � _� �_ _ , � � , _ _, � � � � ssa � _ _____ _ „,' � �� ' , H P BJ). � 2. REPORT ANV DISCREPANCIES TO THE ENGINEER.RECONNECT ALL �� ' �' S7EPS SHALL BE G � �� ' �� -OISTURBED AREA � SERVICES NOT MARKED FOR REMOVAL OR AS DIRECTED BV THE ) '.� I �� . � ��. . '.-.- �� RISE WITH 15"TREAD ' ..._ ".�. '.� ._-� . 3 209 S�FT OWNER. - - ... _ _. . l I�.. t�3� ..� �/ ., � � (�-yP.) � .. ._�. - I I . I . 7 42SP014 FINRlPU�SUBMITfNL ..... �895.26 ..^ � � . ' . 3. REPAIR OF DAMAGED UTILITIES SHALL BE REPORTED THROUGH THE . __ .__ � ' � ...... .. '�. � "� . ' . .. I ... � OVVNER. NO DATE �_�REVISION � •' N �O �. j - _ � �, � -. � � ` ' �, O� ' .v y�� . ". -'�� . -- �� , 4. CONTRACTOR SHALL IDENTIFV,FIELD VERIFV AN�COORDINATE ALL � ' ap BJS.SZ / . �' � � I 2' _ ' I �� CONFLI TS RE�U RPNG REDESIGN TO THE OVVNER HE FIELD.REPORT I HEREBY CERTIFY tllOt LY11S bI0�e5 oeCl nder � tion or report was prepared y :.�-i � � .. . � ,-_, �� , my direct supervision and that I am a duly ' � � ~ ' / f � , �/ � t_ STORM PIPE SHALL BE HDPE WHERE INDICATED ON THESE PLANS. P hlf2Ct IJ/ICJ2f tll2 � ... / _ /! ' , ..�.. .N �..... f... , ....... STORM P O\R E ORM SEOWER PIROVCDED THE MINIMUM SH EOUBEDNS O SICNATUR dhe StdtC Of e,Ifl rC50t0. � � ' \ �'- � � � � � j \ I' ,z � �� ,'�� I �� - � � 2. SUBDRAINAGEPIPINGSHALLBEPOLVETHVLENE. TYPED OR PRINTED NA '.CARLOS J.GERNANDEZ � � � 899 2 �� i' _ � � � �, ,' onre a 25 2oin eec Ho a5a�a , oo - ` _- �_ _� � � � __ ; Z � zq I � � �,ass � � _ _ � - \�` � `.� / B9B.O2 899. ' CAPYRIGM21114BYLHB,INC.ALLRIGHTSRESERVE�. :, ......... . .. I.. i , \�' � . ......BgQ HJS .._.._..� I ; PROJECTNAME: , � N � _ � � _� US PUD �� x :�:� �.��, � _ � � �� e9, -_ �� '� CAMP H.P.900.2 � �� g9, I � RAINGARDEN SOIL SPECIFICATION: . 5 899 / f '.�..I , S96 �� BJs. 1. UNIFORM MIX'S0-70%SELECT GRANU�P,R MATERIAL,10-25%AGED LEAF COMPOST,10% ' \{... .:.._ � .... _._.. ._._. _... ` . .... ;x ,, '� . TOPSOIL I _. o , 2. MAXIMUM CLAY CONTENT IS 5% - -�-�"�� `" >� B9S , " - 3. MINIMUM IN-PLACE INFILTRATION RATE IS 101NCH/HOUR �- , �� /� ��ATCH EXISTING � ��-"-�,... � ---� ' ' �� 1� 895 � I ', '� �----- 4. THIS SOIL MUST BE FREE OF THE FOLLOWING�.BERMUDA GRASS,�UACKGRA55,JOHNSON �,, \ /��. �APPROX'900.0) �"'--��-_ 894 S2 � � . ..... � � '.. ', NOXIOUS WEEDS T,NUTSE�GE,POISON IVV,CANADIAN THISTLE,TEARTHUB,AND OTHER � / unrcH EzisiiNc J, 5 T„�5 MATER�A��S,SPE��A�T�M�x GOLDEN VALLEY,MN � i �o f __ ___ _ (APPROX-8944) ' ' , oanwn�ctme: `, I �� PHASED DEVELOPMENT � I ER°S'°"°°"TR°`B`""KET CAMPUS CONNECTORS �-, ' � I ��., _...._. _..._. ....... . ..__. .... ...... : RAINGARDEN SOIL ; i . ��' ..._.,,. .. -, ' � "'- - . ,- . . APPROVED COMPETEM SUBGRADE ,, , , -- �° 'b° GRADING,SEEDING, & � EROSION CONTROL PLAN , 4 � � ___ �� _ _ � .. ` I \�� ...I FILE: ..11301251fi00�rewingslClEchi6i6N30125-PDJ.00empusConneQors.Mg " 0 5 ,o �o 0 5' ,o Zo' 3 RAINGARDEN DETAIL ORAWNBV: BMO CONNECTOR A PLAN ,Z CONNECTOR B PLAN Scale:NTS cHec�oer: c�v PR0.1.NV. 130125 pD3 5 1 Scale 1"=10'-0" Scale 1"=10'-0" oAawmcr+o ■ LEGEND I; " . �CONSTRUCTION LIMITS PERFORMANCE Wi?!'�i��DESIGN. � ' � �. LHBcorp.com � � ` — — _ SNOWMELT SYSTEM NOTES: > _ _ - � .: ` . :, .. ,.�,. 701 Washinglan Ave.N,Ste 2W�Minneepdis,MN 55A01�812.3382029 � """ 7. SNOW MELT SYS7EM SPEGFIGTIONS ME BASED ON(477V)SERVICE.THE CONRUCfOR ` `- OVERHEA�POWER � � ^ ' " � ' � _... LINES .' � � �� -�� -�'�-- �� SWILLVERIFYTHATTHEEXISPNGOHPIS(Y77V�SERVICEPNOMIACCEPTABLEPOIMOF fANNECTION FOR BO7M SNOW MEIT SYSfEMS.6155UE5 E%IST WI7H TME POC OR SFRVICE ��.,. �� '�� , �..,., � ��._�..�..� THECONIAACTORSH4LLINFORMTHEPN0.IECTMRNAGERDURWGTHEBIWINGPROCESS. i �. � � .� � �. � � � � � � . �.� , .. � ._..... ..,. ... � �i . 1. D _.. -: , _. . ...... -� , THE CONIRRCTOR IS RESPON510LE FOR THE DESIGN OF THE SNOWMELT SVSTEM.THE ' E --- SNOWMELTSPECIFIGTION,SYSTEMSPECIFICAl10NS,C0AIPONEMSPECIFIGATI0N5,RN - ,� ,_� �� -_ ��;K; , CIRCURPUNRREPROVIDEOPS7HEPREFERRE�SVSTEMFORINSTALLATION.THE �� .. � �� __�. - -' .,. �� - --'�QF �- CAMMCTOR IS RESPWl518LE FOR IOEN7IFVING 7HE FINPL DESIGN,ALL SVSTEM .. �... ,<«__ ..�-...., . ' ,�- I �� I . .... I OVERHEA�POWER �� .,, �� -,;. � ! � � � � J PROPOS4LBYTHECONTMCfOR �5lUllBEFULLY�ESCRIBE0INTHEALTERNATE -'-� � LINES � , , � .-. ... ... RE�UIREMEMS,ALLCOMPONENTS,FNOALLWORI(INCIDEMALTOTHEINSTALLATIONOF TNEPROP0.5EOSYSTEM.7HEPROPO ' �i > . _ . .- - _- . _. � � . .�_.LL .._ , _ ..._, � �._ r _ ��S?' — � `;_ ,.� � , , I �� '��` ,.._ � { * .. / ,,,. 3. THESYSTEMDESIGNM'DLOGTIONOFr1LL5Y5TEMCOMPONENT51NCLlIDINGPOCANO ' � ' � � � ' ' �� EIECTRIC NUNS SHFLL BE SU&AITIED TO THE PRQIECT MANAGER FOR AP7ROVAL PRIOR 10 � . _,._,\ '� �� ti I ... �` - .___ ,. _ _. OROERING PND INSTALLATION OF SYSTEM . � � „ � 'V �� I� ' �� -"� � _ � d. THEINSTNIE�SYSTEMSHALLMEETPIIGOVERNINGRULES,REGUlATIONCODESAN� � � . � _'.' � � _' '__ r '3�., t �� _ 'Ha _. RE�UIREMEM3. x � _ � � ��1.. � _., • - , � � , ._' �� -. - . \ � � � ""' - � � � � . I . -� .�� ''��., " 5. REFERENCETHEIITERNATE&PECIFICATIONAN�COMPONEMSPECIFlGTIONS/CUT I � g / '_- � _ " ..g .. �� ._ � � �AC� � -_ � ' �'~� �,' SHEETSFORSYSTEMRE�UIREMFMS. \ .- 4 . -' �...rn" � .._._.� ._.__..� ' ._. � ._... � _ ` ' � . � _, , . .... 6 IN g ,__� _ ..._ _ . _ ,` \ ` ._ . � . ' . ALI.EID,IINWATERPRO�RCABINETS NDISDCRETEILOCATON�EARTHFIESTAI0.AND O � ` � � �. � '�I �- �_� ' '-�' '� ; - . TO7HEPROJECfMANAOEFOR ` I ` . .i ' �_ _ 1 7 . � � , ,'. � APPROVPLPRIORTOORDfAORINSALLAT10N - 4 ' / � .__, �_ , 1 y _ � � � �� r 2 "�, , � . , ,,, � � ��-" ` , � � ' OESCRIBEDMSHEEfSL7.0TMR0U MSM LS.OSHALLAPPLYTO7HEBIDALTERNATE. �EM � � � WALI(WAV.9UBMR LDCATION OF fIF1D ELEMEMS i I ,' �' � / � " �-�+ �_' �— � - G EEf ,`. i , �� , . ._ �- , , / � - . i � : �� RLLlAYOUT,DIMEN510N,GRADE5,7NEEPRESERVAPON,rW00THERINFOpMATON � �^ i - �� i � ;�� -�- - � - �� -�- _ -- TENNANT COMPANY rn � . _ �, � i , i �. _ . � : � , � . ; � �� . � � , ; _ _ .> > � � � � � � , . , _ . x , � . � i = . , , � _ � � � � _ 4� i ��- ; , '� � �/ �4 � �� '� � ��— � �� 101 NORTH LILAC DRIVE i ��I� ' \ I � ',' � ' GOLDEN VALLEY,MINNESOTA 55422 , •�Y « I � � 1 , � , \ �- , � � ., �� __ � � . - � . THI59�IlAREMPEAR 1R'x17 NFULLSIZESHEEfS. s �F^ / . • � _ _ , u� __ � ; „ , , _ J � � . � _ A . I ; � , i � �_ , � � �� o . �,y`� � � � , , , �� _ 'i, , � \; , ; ; r � _ . , , , .�- ,, , � , � , , � � _ � � , , , , w �_ , � � i �� , �„� .i -, ,. � . __ , , _,� _, ---- _ - � _ _ , � - � _ �� I , r � .� _ �� __._ , _ _ _ � / v� � - _ ; �, , ; � � _ , � _ _ � , � -� - l_ ;� �_ ,, — I _ _ _ , � , � � � _ 1 � , , , � , -, , _ �- _ = I I i �l '��.� b� �.." � = ��; �.1� r - _ � UB _ - \_J ' '.. � J....� � �, ,�� _.. . , . ._ 1 41SP01� FINl�PI1D 5 MfTTAL ___. � ' .,� .' �/ ,,. ��, ;U� .._-- � � I ... �.... I ,.., I , . NO OATE..... REVISION � ' - '� '� �-. � '�.�-' ' . . . �; ' - �-� ' " I �� ` �'� � � I HEREBY CERTIFY thai this lan, speciflca- '� ' � � ', �� - � � � �� - '� � tion or report was prepared b me ar under i � �� Y •. , ;' � � ; - my direct supervision and that I am o duly ` �1 " � � � � � ' �-- � �� '�� '� Licensed Landsca e Architect under the ', ' . �� . ` �� laws of the State of in sota. , , ,.I x L.� � � , ... :.� .... � SIGNATURE� / � \ � ' � < Z i � � . .� � � , . � 1 : � � -_ � . ` �' TYPED OR PRINTED NAIa�.CARLOS J.fERNANOEZ �� . ,' ... �-� r �.... �� . (�. �� ..... \ - � , DATE 4-25-2014 REG.NO.: 45414 � � �. � ' � - _.- �;-� � � . `- . � , `--' _ ,. - � ' � � � � ` . E._._ L J X` � � ` �� / � CAPIRIGHTY014 � � � � I -_,. - - .. .. 1 __ _ - GF p + _ � ' 9Y LHB,INC.ALL RIGfRS RESERVEO. � � _ 1 _�J- '_� � � _ ` i aaaecTwa+e � �— — — � � : , : ��_, i_ , CAMPUS PUD . � .� , � �' _ _ _ _ , �;-� _ � � _a, . �.h. � � �.t - � �� _ _ � �_, , � � � : � - — - - , _� - � ,r . � � , � ` J __ _ � _ � / ; GOLDEN VALLEY,MN `, �._ �� __ _ __ I , , ,. I !.. ORAWING T1TLE: ' "' PHASED DEVELOPMENT �� , . , , ` ' � _ _ _ _ _ _ � i l , CAMPUS CONNECTORS ADD ALTERNATE ONE: SUMMARY NOTES: CONNECTOR A(WALKWAY) SUMMARY NOTES:CONNECTOR B(WALKWAY) SNOWMELT CIRCUIT PLAN 1. =7775F.�YSPACING=955LF.OFCABLE�40'CANOUITALLOWANCEPERGRCIIR � 7. =6&1SF.�YSPACING=9fOLF.OFCR9LEaY0'CONWRALLOWANCEPERQNCUR. 2. STRIR5=74TRFAD5�20'PERTRER0=280LF.OFCABLE�20'CON�UITRLLOWANCEPEF 1. STAIRS-24TREPD5�2U'PERTREAU=480'OFCRBLEt2(YCONDURALLOWPNCEPER ^ qRW R CIRCUI7 fILE: ..11301251600�rrnngslC�F AibAs1130125AD 3.0 Campus Caneqors.Qng 3. iIVE(S�TOTALCIRCURS 0 5' 10' 20' 3. SU(�6)TOTPLCIRCUITS 0 5' 10' 20' �y�By, BM� CHECNEDBY: CJF ,� CONNECTOR A PLAN .L CONNECTOR B PLAN PRa.No: +�0+25 pD3 6 Scale:1"=10'-0" cale:1"_ - IXUWING N0: � I' . � CONCRETESTEPS, CONCRETESTEPS (NUMBERVARIES) �DINGVARIES,5.0'MIN, (NUSEEp�lES) PERFORMANCE SEE PLAN SEEPLAN �3�3��DESIGN. SIDEWFLK NOTES: HEAW BROOM LHBtolp.tom 112'BRFELT -PROVIDESAWCl1TORTOOLED FINISH '� AND SEAIANT CONTROL JOINTS AT 0'SPACING(TVP.) CONCREfE 701 Washingtm A�e.N,Sle 200 I Minneapolis,MN 55401�fi12.338.2029 (TYP.) SIDEWALI( %SLOPE PER � ��,�P) SURFACE MOUNT �(T�P) HANDRAIL TO -— D ❑ CHEEK WALLS , . mP) TOPSOIL AND SEED 1112'ODPIPEkNL r`.- r -T.�; � I ' r- COMPACTED CUSSV PROPOSE�FINISH -�� -� - - AGOREGATEBASE s� ) %SLOPEPER (T��) - _ - _ GRADE PLAN(TYP) R 3•(IYP) — — — — — _ I . ._. ��.._' '�. .'."_' . _.__ . .. . qPPROVEDCOMPETENTSUBGRA�E - - 1.00' 1R'BRFELT — nNoseauNr CONCRETE SIDEWALK _ �P.� 2 Scale:NTS 12'LONG-il2'DIAMETER ----_ %SLOPEPER SMOOTH BAR,GREASE ONE . � PLAN(TYP) END,17 O.C.(TYP.) � - � 1l4"CONTROL JOINT -- �8'AGGREGATEBASE�C� 15'(TYP) CLIENT: os��s,�P, TENNANT COMPANY p4EPDXVCOATED � 1 �12'O.C.(TYP.) . 2.0%QYP) —�� 1" EPDXYCOATEO � � 5�(7yp) NOSINGBAR(TVP.) p4EPDXVCOATE� � � SECTION VIEW �8�O.C.(TYP.) . . . .� \ : - � . . CONCRETE WALK 4 0 ',_ CLASS V AGGREGATE BACKFIW CONCREfE5TEP5 CONCRETESTEPS � BASE (NUMBERVARIES) �pryDINGVARIES (NUMBERVARIES) ry ADDnLiERNn7et �O�NORTHLILACDRIVE SEE PLAN. 5.0'MINIMUM SEE PLAN SEE PLAN - 2"PLOV S7vRENE INSULATION�4'x T) GOLDEN VALLEY,MINNESOTA 55422 " TO RUN WI�TH Of CONC.PAVING& EXTENO 6"PAST EITHER SIOE', BASE BID'. ' 2"GRANULAR CLASS V AGGREGATE W� 12"HDPECULVERTW/FES THISSOIIAREAPP 17x1R' FULLSIZESHEETS. 3'-0" SELECT GRANULAR,BEDDING �a >�y COMPETENTAPPROVEDSUBGRADE CHEEKWALLS 12" HDPE CULVERT SECTION � --- -- �.i PIPERAILING(TYP.) SCale:NTS � .- 1 42S2Did FINFLWUSUBMITTRL PLANVIEW �� -� - -. __. NO OATE REVISIIXJ NOTES 1. ALLCONCRETESHALLBE3y13MN�OTMIX � HEREBY CERTIFY thOf thi5 Plafl, SPBCIfiCd- 2. ALLBARSSHALLBEBLACK,EPOJ(YCOATEDBARS. Liofl Of lePOfl Was p�2P4fed by me Of Undel my direcl supervision and that I am a duly Licensed Landscape Architect under the laws of the State of in esota. � CONCRETE STEPS 5'�""'�RE:G�- "" Scale NTS TYPED OR PRINTED NA1 :CARLOS J.FERNAN DAiE�.4-25-2014 REG.NO.: 45414 COPYRIGHf 2016 BY LHB,INC.ALL RIGHTS RESERVEO. PROJECTNRME: CAMPUS PUD GOLDEN VALLEY,MN oruwnic nn e. PHASED DEVELOPMENT CAMPUS CONNECTORS DETAILS FILE: .1130125&00 DrawiigslClEvhibi�S1130125-PD 3.7 Campus Coniredors.d+y � �RAWNBY: BM� CHECNEDBY: CJF /� DRAWING N030125 p D�l.� J i. --� f� ��c�,�� . _ — �:.. _ � PERFORMANCE - � _... __ . :� , _ �R�VET�DESIGN. ___ __ __ — —: _ �� .'- _ - � - „. LHBcorp.com . �_.. �� t " 7 .>,.., __ - i '� � � � � '< _. �' ' .�`; �. ' �' -.. < 701 Washingbn Ave.N Ste 2W�Minneapols,MN 55401�612.3382028 r. . , __�. , _ ="__ . . . _ . _ �- _ _ .. ___ ',«�� i �, f_ � -�, ,'_� O2 EX.FDC ._..... ... .». : '�� .... . � �• O + �. .,..: _ _. 1 . _ .:�,, ,.,... � _.,.�� . v. _..... .. .r ' .� '_ . i . :.� . � ...._.. . I HYDRANT �. :��.... � �� . .. ... .. y ...... �.. .. . . I . CLIENT: — TENNANT COMPANY � � � � NEW FDC �- � � � 10"FIRE I��— COORDINATE LOCATION � '� � WITH GVF� LL �_ � ......a,' .... .... . . m e€, �i ._ I .. � '�_f ....._. � ..... . . . . . ; �� ... I ..�„ �I�_ . . � ... __ , .... � ,d . ":' ; � 1 . �� „, -._. r ; � �,. 6 � , . �� - � _ ' � � ; �-_ �-_- �.�� --��-'�—�—�,,, ��..� � � �' - P -v �_. C � S �� t� �� =_ _�� _—s �-.�--� ; -' „��-�-�-_ ��,� , — �� GOLDEN VALLEY,MINNESOTA 55422 • �_ r � . - C_i4f ��, ,,,.,. � Y ` , �,; � � _ ` � - � ` � � , . >, _ _ + �'- - _ � � � -... � 3,= � �1� NEW PIV�. . -._. _ ' . .. _:._::'__ �. _'�-.i } -�- ' ; ....- ��- ':� '�. -�.�- ...__# ' -�:` .t.. �`j ` ' H'' THISSQUAREAPPEPA 17x17 NFULLSIZESHEETS. ;. _ �V _ ,'��_Z € .., � � ��-- � � �; .:... .. _�_ r� .. t ` �e��'��`�^ ' . 6 .� � .. � � � :. � �� .. �5` _.._ . .__. .. _.. ... , .. '� , .:.__.. " � _ _ � . F . � „n. , ^»� --^--✓ • _._�., `�'� . -� . . .. � .._.,, . r ` _. '�, ' �� _ _.,_ � . . . . ,� _ . . . .. ... . ....- .' � � - ' . _ .... . . . � _ \ _ f � % � � `� . l � \ .__ _" ..�___' ........ _ _.__.. ..;ri�. .___ ,_. '� ' -�... . . _._.._ .__-___...... _-_— ...<... � � � . .: �., ::� A � `� � _ - '_ � ..� �� ,,;, . , ,. . .t :}. 'ry E , �� 4�^.,,�",�...... .- �:. .. . .ri .� ` „� ..:.__ _�.. � ( �>T"-s.�F , . _ �� .. � . � `" ; .. - i� _ , �F. .T` .. � :` $ i . � m4 ,.. -.., , � ... .... ... �� ._ __..—.__. ..—.. ....— ' { ._ '�w`""TMui .,,v �.�4:.na ''- t -_,��'-----w--.,.,,_ ��, ,_� '_� � � 4=:� � � .__ , ,�:_.4 , _ � ,, �, _ _ h , _ �-,. � s �__ - � � - — � - ` , _ ;�. x , -� __-_ _. ._ ,.� �� ,..>�� , �.,—�� ' > �': �--a..� , � c _ �-r — , - : - -�- .� - � azszau Fnua vuo suernirru ,� _ _- ` �"r _ -� --- ��-- , .' ' ' _ : _ _- _ - ,. �., .a:_.. , � __�_n.� , _,� �W.�:_ � — � � �-� • , � �_. � � r-� � . i t _� N DATE REVISIDN �z r _ _� � , ' � , _ - � � _ . � _ �� ,,: 7; ; � i� r� _ --'�"�� I HEREBY CERTIFV that this plan, specifca- , • , ,-. " � "� m-.' � ,' � � � ��' �{ � � ilon or report wos prepared b me or under - v' <m � �.> �>; c ..�. > _ � _ _.. . _ - , , , . , > � �� i �� . .�f� '� . , �- _ , f � r� � ,� ' - � . my direct supervision and th i I am a duly -�� ,�, >� �_ " . .� _: �\ a�, • r�. .-.� , . .. . �.. .: ��,r ,� ..,a � . � �rf f '��" ', ;�, �'.',' �, j ,�' ��^ , - `� � � � � � � � Licensed Professional Engineer under the � r t 1 � - �� " � � � laws of t o f Min . _ '. �� , G ,' , ',L � �� z , , ' � `� o � 3 , _ v x � �E � -'_"'_--v� ' �,�n,, r^�� .- (,�,^/�. � ,;. � , � � . • �.�a-"r----_ sicNnluReh�lY'�C/dJwn_//L �-r ..--- a_ __._ ____. � � � t � �--_� � _ St s t��YIA� ; , � � � '� '� ;'�� . �.. �- f,.�.��v# , . � . , : _�. `-.• �'' � � � ��r-�-i .. � I .. . TYPm Ok PRINTFD NAMP.MELISSA M.WHITE � •,-` ,. ,� , � 'i '. : � `.� � . � �j"" � ��, . � t�' . ` . . �.. ��,; ' - ,.,�._ ' . � �.� � .. "� � � DATE:4/25/2D14 REG.N0.:46192 . I- � � .�� , b _ � _ ' - , t e _ / � � ./ , , '. .� 3 \ t - _ � � . � .. .. � ' ; . " p: 7 s i_, re r - ,�R t s�^ r' i , r_._, , ,, _ , corvaicrtr�au � "� � .< ,��' ��` i�'� K I`>` � � ix � �� ` • Paaecrwu+e:er _ � � i� � LHB,INC.NLL RIGHiS RESERVED. � �. ..�. .., . p . _ � . . ' . . � : . �� _ .. . _. � .-, � . �. _,.: �' �a . �� : � ,=�5 � � �� . CAMPUS PUD _s , � _ —� �r , : � � � _ � �� . ' ' ` � � � � � � , . , r � � F _ � k ., ,� , . . .. < i �r . � � i� �` 3. � �„s ' t � U r ♦ i, - , ., F 'J. r .- . ,_ , v � . . y,, � � ` � i:� '.1 � _ :. ,� ' ' . � , t n�.o-� ` � . � 4 i , , . . ¢� �/ � . . � ._ �-.� �.,,. , . § � `�� . . ��> � .;�i ".� . .� � � i 3� � . . y GOLDEN VALLEY,MN —�� , / � � � � ❑ � - , 1 - � . ;� �� . I DRAWINGTIRE: � h � ':, , �'� V.. � � .. � "� �` r . . .; _."� �;' .. / ..�.. ; x _ :e : � '. . � . , �, ,,; �� PHASED DEVELOPMENT ' �� "<' ,; � � � � � � � , , , , � ;' �'��, �_�i� / � .;�, - � , � NOTEs WATER SYSTEM , , � �} � � � �/ � .. . UMBFREDREMS , � ,� � Q ,�� I} ; 1. KEYNOTESSHOWNONTHISPLANAREASSOCIATEDWITHiHEN ' � � � AOORESSED IN THE FlRE PROTEC710N EVALUATION LETTER e�,. 1 . .. . b:r , .�� . a^. / ' ." � � I. � 'r . , - �.. .. . ..�� __ r�. * F.^ ,%,�� . . � . . .. ; a$` ��: �.. �: .. ... . .. .... E � a - �v �../, ... FRE: _\1301251600�rawingalL�F�AibiIs1130115Po40Wa�erSystem.dwp d ' , �� .. � -.. : _ ___>��_r. _._ � � �- �� . ' . . • . � � � � � ! ' � / � DFANRJBY IARH �. .. ".,,� ..n.a}:,_ �. � ::t ` �� CHECKEDBY� 4JW .. . . . . �� = p, �..: � .. ' . � 0 30' 60' 120' PROJ.NO: 130125 �—� o�W�N�No PD4.0 = _- , �� , � / I I EXISTINGTRIBUTARYAREASUMMARY I1 — i � W� ,��sF� I I �' TOTAL 119,525 PERFORMANCE Q� IMPERVIOUS 81,331(88%) v�14°c(`J DESIGN. � '� � PERVIOUS 38,194(32%) LHBcorp.com � � I i / / 701 Washingtan Ave,N,Ste 2W�Minneapdis,MN 55401�612.3382029 / � �R 1"IMPERVIOUS RUNOFF' 6,100 CF / � Q' FILTRATION VOLUME" 6,157 CF J II' 'V=(.9)'QMPERVIOUS AREA)'(1")'(1'/12') CONNEC7 TO -" / �� G J "VOLUME OF CHAMBER SYSTEM BELOW = '; EXISTING MANHOLE i�//////� � � � �, � 18'OUTLET � BULKHEAD '- �-- � �C _ 1 _ _ ' � ----- --��__._ � •I TIN � i ,P �:. - �--- __:. --.__- _��_.. CAT HCBASINS G -- ------ / �. � i � -v i ABANDONEDPIPE __ _ V �_ � ' �I " ❑ _��.LL— --- -->� -_--_—— �____ -__ - _"______ r�-...'._ .� fl I .: . . � �.-_., c N,��» _.___180LF. ---- ` _.. ,_... . � ' � , . .. <r��21'RCP __ � s-. o ��v'�CP-- EXISTINGMANHOLE '------------- ' O '-��___-_' �,L O il�� I,I o zo� ao• eo� -- , � ......_ :. ��_ � _:� -�--__ , �i � . : N ; ��` ' � "' V r ` ._,:A - - � < l FUTUREFIRELANE ' �c HIGHF `( --_- ---- �T � +_,.�.p� , �-.e� � � i.. � B1P` � r. � ._ � �� ,-`40.�_ ... _,:,_ 1 c � o� IMPROVEMEMS . .. .. �� E « � iB'RCP« ��ASS �o —_-_ o:, ., �� :. O .^-._-- � ii� 4 �z ' ... w.. � - .SC U _��_�� __�� om "o' _-.. � . c, NEW MANHOLE j .. .�� «--��<c�« .... � � �''�. � Q � CONNECTTO ��— �— B C S . . .. .. _�,zw° o - .. �'_^-.� -£,. �� '' p : EXISTINGPIPE 1 �« " u �� -�----�4 � � �-� ��.. �� c� « � ?� � �( .� _ OUTLETSTRUCNRE � M i ��.-_.._____ � �� m � r � _ ._ 1 , aierir: � � '� � FILTRATIONAREAL �€ ; 69CHAMBERSYSTEM MANHOLEWISUMP AREA � �� — --- __ o ;,T�� ;y TENNANT COMPANY � � � ANDSAFLBAFFLE 1'I9,52$SF(2.74 AC� �'� � � � ' � 81,331 SF IMPERVIOUS(1.87 AC;68%) ` = J } ' � � � ♦ ; �s � S"k`A�e . � i x �, -_ `wM 'r ��-��_� . �tirr�� _,- ,.._..�RAINGARDEN `.., _._,_-__ � �t .......-'"`� .. _ ; � i�� -a"►-rr -- �1 _ �...� __ _' — � . . . .,_v,: _ _ —_� _.�� __ . . .. .�� n: = r• O _ � - e��n�. i�-�v��s . . . -�g- . ----_ . -.. _-�,�' . _. - - � -- GOLDEN VALLEY,MINNESOTA 55422 t _—z — — — - - —�_ : � � �-- - - -o-;:� ,.� ___ � -- - — - - --�-- - - - — --` —=�-- — — _ — _-s � '�� — _ -- — '; � �---' -- o T, ♦ �, � �. _ �. ` i � �� / �° I 1 I 1 _I I I �aP��'.�.�. �' ,,,, . � _ rrns sounae naa K i Fuu s�sr�ers. _ _ j _ _ _ �sroRremcKecoc -/ - - - - - - - - - - -I - -� -b - - - - - - - - - - - - - - - -` - - - - - - s,, o - �,ut vr rz• - - - � - �� - �� -. - - . _ . �. _. . , � .. . FUTURECAMPUS _ �� ti __-_ ♦ = � __ ,. ._. , . �� :, � I -� �-- -_ _��_, . , _�., � � -�-� _ ' �--- _ , � . - � . NNECTOR � . ,. ,� _ .: . -. .. _ --- -.._ � . : , .� . :.: - , �. � : : � � �- '<, _ _ , r " ,.- � ,�� 3 - �- , ,. � -. . . ... � - . . , , ,_ ; . .. .. . _ 4 ; ��, ' i` . � / � . . � . _. � � ,uE . . _- _. _ " .... � . , - �� ` •l, ~' _ e o� 1 " w„ ` • / � � �� .� i�� :.-_� ' �- � .�' \� �' � . ._� � -. �t�, 1 4252014 FINALPU09LIBMITfFL I N' Ir / ! _ ` �. � . �..:"' ,a�` �r ... �... % _ �', �� ..... . . . REVISIINJ --. . �_:. i -. / / l . .: �' __ I A __ NO DATE � � � � � �` �� ERE Y CERTIfY th i th I f' � —� : : : I \ I H B a is p an, speu ica- � / �� .� tlon or report was prepared by me or under my direct supervisian ond thai I am a duly FI�TRATION AR A 1 PLAN u�e"Sed P�°fess'°"°' E"9'"ee' �"de' tne � laws of the State of Minnesota. NOT TO SCALE ,N1n D � I-�,, 4"CLEANOUTS(3 TYP.)ON MAIN SicNntua[: /f'��pX.�.4/6v�-�+ww STORMiECH SG740 FABRIC WRAPPED STORAGE CHAMBERS rvaco oR aRiNtEO NnM[�uEu55A n+.vn+ih STORAGE CHAMBER @ 0.00% � —__ _----�- DATE 4/25/2014 REG.N0.:46192 CLEAN Ol1T 1-EACH ON , � � iB'HDPE SAND FILTER OVERFLOW B�DRAINTILE �� IE=878.45 COPYRIGHTP014BYLHB,INGALLRIGFRSRESERVEO. ROCK BED . arsaect wu+e: � - �� - :-, � ' . G HDPE DRAINTILE IE=874.30(2) AMPU � _ � - --� - 18"INLET IE=878.50� � . . . ... .. . �--- . 0.50'� �-- ..... � . . . . . . �. `- :: o ,_��:: �- - - _.__ � I 0 25' _ - FABRICAROUND �� FILTERSAND — . _ I GOLDEN VALLEY,MN � , � _I �..i �� DMWING TfRE: . . - . iLETT WEST W .. . .. ��i 21'HDPE OU 0 OUTSIDE AND . BEiWEENIAYERS � � ' . ,� �, IE=87425 — VEL PMENT � . . . ROCKBED -.J — - � PHASED DE 0 �, � -------------- ---- �� , _ �, _ ' - --- -------- ----- ----------- -------------- — ----- --- STORMWATER r i _ .: a ; � _ ------- -------- --- — MANAGEMENT ._ — _ � , ---- — ----- ---- TRACERWIRE �,- i ,--� �, �- ��- -- �-- I — . � . . . . 1-IN MINIMUM 6"HDPE DRAINTILE �� — . - 'i � BELOW DRAINTILE TRACER WIRE 6"HDPE DRAINTILE(aj 0.00% �� . -- } _ _ __ FRE: ..11301PS1fi00DrexdngslClEdilh�\17012SPDS.OSIomw.aterMenagement.dwg - �' ._ �. � . � _.. -... �RANM BY: JTC CHECI��BY: MJW PROJ.Nh 730125 pD5 0 SAND FILTER DRAWINGNO: ■ 2 NOT TO SCALE ��. i: � �� .� . _ :,� . �. . , r � � � _ =�e PROPERTY AREA � -- �' `�"°'° rERFORnnaNce � ` �", R• . �PEV�^:D SIGN � � �:,.., . . TOTAL SITE AREA'.26.1 ACRES � �.. -- _�<'�:� r ..., ' .. 'a-?u�., �.�' ��, LHBcorp.com � - - � �e7 � .. � ��Sl �' PARKING ANALYSIS � ��`$F ` �`�� f _ ,:.r�_r � _ �r�hr ,�� _ - _ � _ . � ,,,; �7,fi f 701 Washing�n Ave.N,Sle 200�Min�apdis,MN 55401�612.33B7A29 � _ _ _ _ F''' ..__ � �� , � ► ___'== _. # •-*TF1 T'F2-F�_Z,fiu'S fi��_� � PARKWG REQUIREMENTS: -. OFFICE�.1 PER 250 SQ.FT.OF GRO55 FLOOR AREA '� �""- ��---- _�� '�+- � WAREHOUSE/STORAGE:1 PER 3000 SQ FT OF GRO55 FLOOR AREA = , — � �'� -��- ��'' zw�.. MANUFACTURING-.t PER 500 S�FT OF GROSS FLOOR AREA � � � — � ��" �� `'�'Ixxy�� „� _` SALES SHOWROOM(VEHICLES/MACHINERV)_1 PER 1000 5a FT OF GROSS _ ��, , � ' �� ' --'E;:g-�$.�., FLOORAREA = ., „ :'" , � , ,�� i .: , � ' ��#��y+�.� I _,.:x� �� s#� Y ��_ , ,, �, � .� ,ry,+� , } - � `� __� � �� - �f'�'�,�'P} r_�� .__� EXISTING PARKING ANALYSIS � �� ;;,, � ,, . � _ — __ _� � , � �" �;.: �; ��- - =f._�,z, =�z: � 7�7 _ _.� 701 LILAC ORIVE:PARCEL ONE �' � � - —`�" # " -S�FT METHOD ' 1 � � -MANUFACTURING 209.809 S�FT:419 STALLS � �I �^ { -OFFICE 52 280 SQ FT�.209 STALLS �� „ ' I � -WAREHOUSE 67 507 S�FT-.22 STALLS = �� ,� -PROOF OF PARKING FOR 815 ZANE-.36 STALLS ' �� ' L TOTALREQUIRED'.fi865TALL5 E �� 0, TOTAL EXISTING'.514 STALLS � �' F� TOTAL BALANCE:-172 STALLS . : 1� -EMPLOVEE COUNT METHOD(2023 PROJECTION) � ' . �'( � -LARGESTSHIFT�i) 493 ` -�PLU6)30%SPAGEFOR2NDLARGE6TBHIFT=29 � �I r`� '� �� PLUS 815 LANE PROOF OF PARKING'.36 TOTAL REQUIRED:558 -.. ' "�{. � �p � � i CLIENt: � TENNANT COMPANY TOTAL EXISTING�.514 �� "-� � s BALANGE:14 i � �E 5738 OLSON MEMMORIAL HWV.:PARCEL SEVEN I �I - -S�FT METHOD-. r - � E j " -OFFICE 15.877 5�FT fi3 STALL RE�UIRE� "" � - � � F �"'---.„ � -i ^-< TOTALRE�UIRED'.635TALL5 � . �� TOTAL EXISTING:78 STALLS �� BALANCE:+155TALL5 � �� -EMPLOVEE METHOD(2023 PROJECTION) � { � . � �� f � 28 EMP�a�EEs # � � � , • . ` � 701 NORTH LILAC DRIVE TOTA�Ex°T�N��e sTAA�ss ' I ( r C� _. . f, V� r . �; � GOLDEN VALLEY,MINNESOTA 55422 BALANCE:+50 STALLS �I / ((( �� . " � �� /� ' I j, 5672 OLSON MEMORIAL HWV.:PARCEL ELEVEN �( � .- � � �/��J\�J �{��/y� ='� -S�FTMETHOD: I :I f � „ .. . �... . ,.., � �� . \JC!' �O+ � ,., �d WAREHOUSE_4,425 S�FT=2 STALLS � � t �� - - � - � ---... -_ - ----- _ �� '' . THISS�l1AREAP 17x 12' FULLSIff SHEETS. t, r � ( !, .... � ' ._.. .. ..._� .._.. , ' .;...... . .� :. n a MANUFACTURING'.16.394 S�FT=32 STALLS 4 '- -. �'-� '-"- " ��.- • � ' ' �� ' �� ; j .....- _. � . .... : -. _ � ; t.. STALLS REOUIRED�.34 ; r ' ��_, . ,.. 4_, `-...- . I . EXISTINGSTALLS40 ./' ��,� ,� ...._...". -r � -- s�a�.eus. -f �- .. �� ,us•"us � � _' � � BALANCE:+65TALL5 � �� ' � ' ' � � -EMPLOYEE METHOD�.(2023 PROJECTION) ,� � �""---_____ �� ' - . � � � � . ' �---� � � -EMPLOVEES:�1 � .'. " .. ` `.. . .. � __. -TRAINING GROUP MAXIMUM'.8 '�. ! "•-�.. � �� i . -TOTALREQUIRED�.I9STALLS ,} ' �"a..., ' '" �- �� . .. . ' , -. .._.. .-. . - -TOTAL EXISTING�.40 STALLS ' - "� . `�� -� � • � . : ( I -BALANCE:.21 _�,..�. ,:.. . �. '" ' �� .. • � � � ._ _.... . • , + :.._.; • :t> • 3 .. -, , ..._. v . . ... =...r .,,,.m-.._ -. �" . . TOTAL NET EXISTING PARKING: 707+5738+5672 '.I � • � �� . ._ .._... ,. , ..___ . ....___. ..._.... - - .• : " 1 4252014 FINPLPUDSUBMITTAL �,-,-�..g _. -SQFTMETHOD: � �� - _ � �� _ �T� � .:.�": : - �.. .,. ._, � � NO DATE _. .RE ISIIXJ -.... STALLS RE�UIRED:783 ( � �� ---' V EXISTING STALLS'.632 � ---- -- enwNee isi ' � � ; -' ---___ I HEREBY CERTIFY that this plan, specifica- -eMP�oveeMeTHoo izozsPRaEcnoN� j � � � ---, �} � tlon or report was prepared by me or under -TOTAL REQUIRED�.605 STALLS � �- i 1 -TOTAL EXISTING:632 STALLS . ' FUTURE DEVELOPMENT�ROJECT BOUNDARY�� '---_h � I / i Rl y dllECt SIIPEIVISIOfI 0lld LIIOt I ORI 4 dUIY -BALANCE:+27�surplus) �� - � I r_ � � j f Licensed Landscape Architect under the t laws of the State of in soia. "PARCELTVJO,THREE,FOUR,FIVE,EIGHT,NINE,TEN:NO Cl1RRENT USE '� � �_.m ��. j� F ////��}A',� 'PARCEL SI%:NOT IN TENNANT OWNERSHIP OR IN THE PUD PROPOSAL -` v� -- i ' � _ . �� - - I�_, t\.. � �r SIGNATURE'lY"' PARKING REQUIREMENTS:PROPOSED PUD � I � � � � — � � j rvaeo oe aRiNTeo Nn cnR�os d.veaNnNoez FUTUREDEVELOPMENT: ' � � � ��'�>� � + {� - �/-��p � )'\ PROPOSED OFFICE�.45,000 SQ FT 1 STALL PER 250 SQ FT=180 STALLS � �I � (---•-p-=' �.. � -� �C.� � 7'-\ j�� DATE'.4-25-2014 REG.NO.: 45414 i I L�, I �� ; �: I :::. � t'.... J TOTALRE�UIRED�.EXISTING+PROPOSED � � �� .�t�s �� jr S�FT METHOD , ; COPYRI�lR P01/BY LHB,INC.RLL RIGHTS RESERVE�. -TOiALRE�UIRED�.783a180=963STALLS � ' � ,' � " _� - ! � ` .a ' -TOTAL PROVIDED IN PLANS-.678 STALLS � � -: :- ',� + � '05T�'s ( PROJECTNMAE: -REDUCTIONFORTRANSITANOGARPOOL3%O'rSHIFT1=19 = � ; � I - }� nsTµ� � � � CAMPUS PUD -REMOVE PARKING ISLANDS:38 STALLS � � .. � � � ' -__F� I � TOTALBALANCE:-228 -sI �,,, - • . .-� � �` FJ , • I EMPLOYEEMETHOD(2023PROJEGTIOM � '� I L�,-1 _ , _ � '�'� : - ' - . -TOTAL RE�UIRED'.605�166 771 STALLS -• '�u�- � $ '� �� 7 . -� {I- � -TOTAL PROVIDED IN PLANS�.678 STALLS q : � � � � ' I� __ I I �--�: - � __ {� � ' �'�� -REDUCTION FOR TRANSIT AND CARPOOL 3%OF SHIFT 1=19 ��. ��- . -� ��- -��-J� � • �� `� -REMOVEPARKINGISLANDS'.385TALLS . I -- - I � TOTAL BALANCE:-36 STALLS• �I ... I ` � ..-: �I � -- . ---I. I I t�l- �'y'.'``. � i �r • , I ,,. ;.� , " �: 'ACHIEVABLEWITHOESIGNREVISIONSANDTHROUGHFIRSTSHIFTB � 1 , �!�_� 3 ----_. ..? .'� •� � GOLDENVALLEY�MN 2ND SHIFT ANALY515. � � " � �I � .. � ' 'V :I ' , � ' ,,, I ./ � �� !' �� _ zi'n . � I v 4 '��I ��.Y� DRRWING T1TLE: � , � �� s FUTURE DEVELOPMENT � ; � �; � � � C� . . , � k ( ^ � ` ! � — � �� PUD CAMPUS DIAGRAM � ' - - � - - � — �— - —�- � �� I„- _ �,,, . , , � ( '1 �, i ( ,� . . . . .� p ; . . . . / �� 4 : � � � « � t t � � "�-�' �`�-- _a_._._.._�..__...�..v,..�_.- : � FRC`.a'4"I�,�'.� � FIIE ..11301751800DiawingsW113012511_SITE.A�g - ?$QA(} _.� �-.."-`.... �RAWNBY: BMD CHECI�D BV: CJF 0 35' i0' �4�� pROJ.NO: 130125 �"��LSL)�r�f�h�C�r�I,�L h��1-"�'1Y:i ��'f ;=�'�=f;?�C�,�'€��:�Y?1#G` �h oRnvnr�cNo: `� ■ i ' �� CONSTRUCTION LIMITS FOR I I, � . FUTURE 3 STORV BUILDING , DEVELOPMENT I � '_ s��coNCReTe eNrRv t � `>�€ PERFORMANCE smsi�ooNcoNCRerEPn�wi � ' I .�=V�`'; DESIGN. � � (e)e"STEEL PIPE BOLLARDS � LHBcory.com � � � a��coNCRETE WnLK(TVP) � � ��.� 701 Washmglai Ave.N,Ste 2W I Minneapdis,MN 55401�612.3382029 1 � �� 6"GONGRETE BERVICE DRNE � ��, �j - PAINTEDCROSSWALK�TVP) �/�� ' � 1 ...."..' � � [ q I � ' F == i3'_' EXISTING ENTRV � l ; -.�� ' � � 4"CONCRETE PAVING(TVP.) � � ��'�- r ' ' `9 � ' .... � � : . �� . .... �. � z " . • ` � � r �� # . , i � � � ' . • � �� .: ., �. ,_. , � � s r __ � . . , ._' . °� '. . � � � `,, 'i � '-_. � . __ ...... ...,. . -�'".TMt.....,... . . . ' , . ` ' - = j� �� BITUMINOUSDROP-OFFAREA� � ''� � - � �. - �f.... - � --.-�e,„�,�,� _ . �, � • : � ._ " - ,. . _ r .... _ ,�._ -v,..,r _ . t '- -.� - _. � � . � c' - , ,_. -- ' :., /(�}�\ //�-� . " t'� ' . /� /�� € � � . - � �_ . -- _"' � � ��`/......... � • � BITUMINOU PAVING .� � � .. 5 I ..._ .• _. , :. . , i — C T . ' _ _ ' , � � �. ' __- :_ _. _-. — ,� � � � ' � ' � .. � � . , • � . ♦ B618 CONC URB 8 GUTTER YP r - _ , fr -., - - � . -- \ _ � __ _ � . , � � ' ; � _... . -'-- � � __ _ _ � ° .:. -- �__ � � ' —_ z: ` _. �f` - � . . . , _ _ � � ,, , , -,' --_ -� :_ � cuerrt: � } is � _ _�: - -� ,..•„.. , 't""- ",`"-.. ..-.SEE ENLARGED PLAN Li 7 :'�^-+ -' - ' . � : . - _" ;. � --.__ . "' _ . .. _ . . ;, �` `�- �:� .... = _ �_ - . = _ _ _ � � ��j - � � TENNANT COMPANY : , . . _ ___� _ , � . , _� __ _,,,_ ; . 1 _ - �" 1 ' �_ _ _, ____ ; � . — -,- _ � : , „_ ° , � � � � � � � ;� _� _ ` __ � . • � _� _ � . . _ LAN�SCAPEBED . _ -: :� � .. ''� • ' - .;_ . . . � ;_ - 4,. ��:� ., ,,: __ 4"CONCRETE WALK(TYP) GRANITE RETAINING WAL � ` a;_-_�., �� _ '_ .. �_,, _ , -_ _.. . � � • � �_ � � _ .< �' �_ . �_ � � .r. - ��. . _ � � �_� �� _ _-___ :� _._ — — � ` � 701 NORTH LILAC DRIVE � ` � \�� ~ \\`� � � t _ .�. �'' / FILTRATIONPOND ' _ _ . G�CONCRETEENTRVPLAZA , -� � _ .� _ _ � _ . . . ' _ - � 4 _ _ �;, , . GOLDEN VALLEY,MINNESOTA 55422 ,' ` � ' ' � __ -� _'_ .` R ESE ( ) ,.. " � ANIT AT WALL TVP. '^ \ ; ' i __ ' ' • i' __---'-_- ____ _ ' , t� nussouaxenP irr.�n• Fuus�sMeeTs. - ' =- -F �� -�-, . - • � � ' PROPOSED 3 STORV 45,000 SF BUILDING _ \;.- . . � . ��.. � . � �,.: � I � , , � , _ , �.. �-__ � WITH ANNEX CONNECTION TO EXISTING �, s '� � � . -� � ' ' � � � � . -'-- i BUILDING_SEE ARCHITECTURE PLANS -- _ . \ ..�. . � .� � _` ' � � � I � ' � .. �, _ ' _� ��,�_.._. .,�... GRA PlA ' -� NITE WALLS& NTER ' � e�-�-� � . � . I . :. � -.. 4 .`-. I � .� ..�' .... � GRANITE SEATNALL(TVP) ;£ i� .._ ... ...-----� r � � �� . , ��. , — - . .'� . . � . _ _ - 1 _ _ - . � ( "�' - t - I� � t�-� � - ' � BITUMINOUSDROP-OFFAREA ' � ' i' � _ m � r � -- � �'-___ , - � - ' 4 � ''.� 6 CONCRETE ENTRV - - -B - . � , _ ._,. - . '. � '. _.r... _ ,- � �� ' � ! ,� . �,,� , ' �, - ' _ . , - � '' �� ' ` +. � ` �} � LANDSCAPE BED(TYP) I � ._ . _. I i� NO ¢DATE'd REVIS OND SU �/ , , , � __` -r — _ j ��.. .LANDSCAPE ISI.ANDS t '� _ _ ? MITfAL � � �' �- �- - �� ' I HEREBY CERTIFY that this lan, s ecfica- .� � -'.. �� .. I ^._ �- �- � f �- • � • , �� ' CONCRETESiAIRTVP��.� P ` � ' «�_-=1� ��'� � ° �-,. - 1 �-� , _ �- � _ r ;� tion or repart was prepared b me or under - , - � : , - �� my direct supervision and th t I am a duly _. : ,oc ' L � I � � ,I �, � � � _ ' aia coNCReTeRerniNw�wnu Licensed Landsca e Architect under the �� 1�_ • ... � �i� � � , , _� � a coNc Pavi � laws of in sota. �� r � i the Staie ot � I I � _- 3 � - N �- '',� , , �, ' _... _ ..:,.. I �. i�" ._. . I . SIGNATU /; , ��_ ��:.`., / _ _ �. " RETE �� NG�TYP RE:� � _. �� '� I � � � ' `�� i � � -j�� % G . � � � � � � �� INOUS AVING(TVP) ttPED OR PRINTED NA :CARLOS J-FERNANDEZ t � ; � - ^ .;, r � �� — � , • t , _ �_ � � ,, e�uM DATE:4-25-2014 REG-NO.: 45414 1 ,, ��,:.s„s ' . ' � — _ _ _ _ I �__ � � �1 , ` ` , __' - . ., .. GUR & � � � � f=� no�. �—�— �-�` '� � &' � "��r = 1 � � - ONC B OUTTERTVP_ �pWRI0fR2014BVLHB,INQNIRIGNT6RE9ERVED. _ � E f f , i� -. Ir �., �, ,�'� . _ a �- - ' . -" � � � � � � ' ;1 ' ___ . ' - ' - . . , - - 1 �1 ' � _ � .. � � PROJECTWIME: G � � � � '�,-1, � — . . , � - ' . ,�„ . i '�1 r ,, _ ...� . � ��; . .' ` - � � . - r _ ,, _ _ O x . � _ , ; � T- �� - A�� CAMPUS PUD �� F � ..�_ � , . _t_ � �_.. ,�� - � � �_ � � � � _ , _ _ _ �� _ ; � � , 3 , ,�� -- _ . � , �� i�� ' �'� � %= � �� - ;� _ �— - — ' � �� ' `� ' �. � � �� ,� - — � r�- - � � : � � �, ' ; � .. . � �� : ' �� - - - - o , � � i � � ; , _ ' , � I . _ _ _ _ O I � � GOLDEN VALLEY,MN � . �^ � �� , � ,- � � � �� . � _ ; � �, _ � ! � 1 �', � _ . . � — ��° � � � � i � � — �� ;— : � � ' � i� , - . . . �, ' , DRAWING TiRE: }, I � = � ' y' VELOPMENT �r...� � = .=:_ _ _l� _ _I�.._ , ; � ,_ -__- _ • .�.. SITE PLAN , � . FUTURE DE � � � _ �- � . , � �� - �, �, _ _ __ � � � i . . � � .�� -� -- _� � ��. �., ,a % _ � _ �- �__ �__ � ' 9 � .� . . �. �. ; �< ` ` - � .. / � ` ,. MONUMENT SIGN ' ... . � . ... � � - ...� ...� . � -:.: t �� .._ ;; .... .# _ .,,...._.. e.�.........,;,,.—...__._.:.,_...._._.. \.n.�., � ��.� �. .....,..._,u... - -.. " ., .� ;ti.�,.._.....-..�.....,_...w._..�..,.,....-...�.�...�.m . , ... ' , .,,,,,.. .._.._ . ., � Ff�NTAC� ' r>.,1 , _ .d..,.... � oaawNew�sess000a.;��ua�i�aissii srte.e.y _ _..... .___ __... r,. �,„._ � -�G _. _e.._....,«. r„_ __ .. .,,�._.. _. _ ._. ____ .._ ... - � .____ ... ..,�._. .____._....,,�__._....,_ _....d .. ._w..._._ CHECI�D BY: J 0 25' S0' ��' pROJ.NQ 1301Y5 DRAWING N0: � � �� _��' U , - - • � � , � I� : __ _ r _- _ _ _ � . __ - __ _ _ � _ - � � PERFORMANCE �., ,� •o '- � � � • �R=�°��DESIGN. `--�, ° ,— - __ � ___� � � � i '-.. ' .�--.. � � _ ; LHBcorp.com .._.� ' ..._.__._ � • • � _.. ► � M,_-_. _. .__. ' ""... �`--�-_ .. — , , .._ . � ° � ,... . 701 Washington Are.N.Ste 200�Minneapdis,MN 55401�612.338.2029 � . �� , .._. ' � � . .. .. ' ... � ..� - .. L � � � _,,,. .. ... ...., . � , .__: . . � .. . ' ,,,� . . � � . . - _ _ - �-._ '' ` . i � _ - .__.. "�._- - ,,."'_ .......""_. , . . , . i : ._. ---'-__.. ,,, � � � . . � - . � ' � _ -_ ... r,,,. . - ' . �� , ' _.-"" :, . , � _ ... ... � , ._. � , � .� __ ._... i i ' a.___ � -...__...._ ' �.____ � � , ' - � � __ i i" _ �- a • .._- , , � . , � � � � __ ' _..., "---' ' ..._. . ; _ � � � � . � _ i t � , 1 ...._._. .. .... ( - : . , � . . _._, �('� _. _ � � � -'- � _� . ..__ UC�w' • ' � ' . .� 1 � . .._._ _ . .., . ._ .... . ... .....__ ' ' �.. : � � � �- ._ � r -� ..-."" _ o ; • � 1 �� • ' .�" •�� _ . .. • � "",,. ... ' �' , ': . � : ..� `� �t" _ ' ;� � ' 1 � a .......... '. � • o . ;� ; ; , � � � � ____ .. _. I ; �� , � 3�... 1 � • � �. . �� .......... ' CLIEM: - � TENNANT COMPANY o � �� ; L LED BOLLARD LIGHT TVP.`� � ' . - .__ � . ��._. ...... ' ...... _.__ .__._ ._ __. __,.. � � �� ' .. .. .. . . . --._ I`__ � '� � _GRANITE RE7AMING WALL -_ ` -. ..1 , ..... � �'. ... . -�,�� ... RECESSED LED WALL LIGHT' � -. ....... � .. ... . .. . ;, . . o _. __:______i_____ _ , ...... � � ' � ; -� �� LANDSCAPE BEO NP. � ,� __1___._ . SODAREAS I .. ° � 701 NORTH LILAC DRIVE � • ' t � _ __ ��.,,TE S�,T WA��rP.� GOLDEN VALLEY,MINNESOTA 55422 ' �_ . __ a•coNc.wn�Krva ' ---__ ; "� - I � �� i'- -__�_ � . . �� THISS�IIMEAPP 17x12' FULLSIZESHEETS. i "- � ' . ' """_ - ; i � i EXTERIOR STPJRWAV TO EXTERIOR - ' � --- � BUILDING7ERRACE i ' � . ' i "__ i ' ,� • � ---- __ 3'CONC.RIBBON EDGE.PROVIDE 3'7APER . .__ . . .. . � . ' � j� - ___ 70 MEET 8618 CONC.CURB S GU77ER. / �" 6"CONC.SERVICE DRIVE � � � ' / / � � i i l� ,,.- 4"CONC.WALKWAV TO SOLUTION CEN7ER FACILITV. i . � j ' � � �. _... ... __ i'_ � - _.. __ -. - .- � "_ ,. ,�. - __ STORM WATER FILTRATION BASIN � . � "-_ � 1 4TS201< �FINAlPUDSUBMITfP1 ..�. ' '__ �.,./ � . "_"_' i . . .. _.. .. —_.. ____. - �� ,=- � STAIRWAV TO EXTERIOR BUILDING TERRACE � ' NO DATE ftEVISION ' • ," '" ''� o .,, � i ' I HEREBY CERTIFY that this plan, speclfica— ' �. � "' � '' � STPJRWAVTOEXTERIORBUILDINGTERRACE � tion or report was prepored b me or under / � o - � Y ,� '.... ,4_. A i � � ' �- .., .'�'k+�� ., i� ------__i _ � � my direct supervisian and that I am a duly ; ' � ' ' '; � LANDSCAPE PLANTING BEDS TVP. '� � -�- ��,. �� `-. " Licensed Londscape Architect under the ' � � � �oo � '�� eown��ucr+rlvP. ' �� laws of the State of in isota. ,, . ��y A,� j� ' • � �.; , = e � � ;_ . � CONCRETESTAIRWAVTOLOWERCAMPUS �� SIGNATURE:lP"" ..;�... _.__�� 1 �� __.. . �. � , , � - �. __, GRANITESEATWALLSTVP. .i --+� + . �� TYPED OR PRINTED NA �.CARLOS J.FERNAN�EZ .. ' ' • '. -- �__ _- 6'CONC.WALK I ' + � ,. '� . / .. , - . .. .. � � � , i� � � �T BUILDING ANNEX ENTRY ' i . . '� �� DAT - - EG-N 45414 � E:4 25 2014 R 0.: ; - � � /� • � � ; ' 000a oaew�roa � -- � I� � � CAPYRIGfR201ABYlHB,INC.NIRIGHTSRESERVEU. J� ... ._ ..... _ I-: ' . �,..� � ,,. � .. ... � : � . '- TRUNCATED�OMES / , , 1 ...\ F '.� � ��__ ____'_ . .�� '... �,,, ..... PftQIECT NAME: � � - � CAMPUS PUD ; j , ' .. - � �--___ .12"CONC.RIBBON EDGE,PROVIDE 3'7APER � ,' � �. � ' � TO MEET B61B CONQ CURB 8 OUTfER. ..'. � I � ... ----�---- '� LED WALL UP LIGHT TYP. . '. J� \ _ ' f ... __ . . . i ��. � ' ... ; .�_ �TENNANTCOMPANVGRANITEMONUMENT '��. i 1, ; . '�, . • • � :: ;, 'RETAINING WALL W/COMPANV EMBLEM t - ".; � 1 i -'- -� _ " _ :. : ___' ` . ��' _ � , � :: : � � ;� � -�� I s GOLDEN VALLEY,MN � ,. � ' ., .. � f _..._ ' __ ___ _ _ �•� • ':' oRawmcnnF�, 1 __ __. _ __ -.: _ � �' + � � --� -- FUTURE DEVELOPMENT - �: + _ -_ . : • ' � � SITE PLAN ENLARGED � _ + , _ , � _ _ , ___ � - _ - ; � - _ � ; ;� � �:, _ _� + � _ _ �__ _ . , � - _ _ - - - � - - � �'� _ � � � � � -, - + __ � _ _ 1 ► � � � + , � _ , , � � + • ..... . ..... ..... ... .... �..— • . FIIE: .H3012516W Drawings\U1190125-L1_SITE.dwg ,. � � � __ + . / ..�.� � �RA1NN BY: BMD � �� .�.� 40' CHECI�DBV: CJF +) / . . , ..... __.. .__.____. .__ _ _.__ ___. � _ _ .. . � ' . 9" � 10' 20' PROJ.NO: 130125 �� ' _ _ — . . , DRAWING N0: ■ ^ - ..__. .__....__ ...... ......__ ........ .......... .._ ^ , � . �E. / \ I � �; � � l� � ' � m ; ; � � �� v .\ � � .�[ PERFORD SGN. . \��_` -,-_�� .... ,.... :��;d3V� � � �; LHBcorp.com . ... M � � 701 Washinghx�Ave.N,Ste 7001 Minneapdis.MN 55101�612338.2029 ' 9 `� .� : , � � -� _ � • " ,� � �. �,. �._ �..,>„ : �� ^ .�_: ,,.' � �� ; �� , � //-i � J' "� - - a . . . �� " �4= - / ,. � � � ,': � i i '. �. � , � , , , , �., ii � � � , '� n �P a � : � �� % � ' _ t � aa {'r� ' -, +� ,� , , . , � ' /_ , � i � so p � { m � )J b, � rv � � �� , ) ' `_ . i" = '� �-„_a • +r � . . � ` ,4. . � � I �} � ^ € �( ` . o . 2p�_7. - � �, �p 24 , � � . � � ,�, � � } _. -_ . .� , „ . v � � � rv p � �' , � ' � _ r.{/ i __ �Y`...,�, � ,_ �� m �i/ ' � � „ Ail i i � E x. p _ __ -...-- � . 1 = ` °es .. -�� t¢ .q� 9 S t . , ..,,...._.. _ : , _ _..� ..�.. � - � , ' , � � � �b� �� . s�ro. b�� . _ _ ,. . � � � �.� � , � . � . . ;.' . .. } � o .... 0 � ' ' _ _ , - . . . _ . . - , , ,-..,_ ---- ---.._ --.._ -- .._� -_ o" 0 � m �. � -.. .,�>,,. .... ^ �-.,, r„„ � `. ' �,... � . , . . .___. �� n -, p �'' � � .., ... 48'-0^ . `L6� �2s. � � �a• _ r--_ �-.-.._ �-- - . . _ . � ---'� ^�''-_ -� .. .._. Q- . � O i6'-0. �_. . � _ , ..._ � - . ---..:.._, ' � �, �--._ _� •-_ '--�_ � . . � "8 ... .... � � 3 � .,� �"' �' � . � ... �_� .. ... . 80'-0. � 20'.p�, is o4 ..._. ..... \ jj _ - � 1 � +„ _ `�- � - . _ _ .. _,..„ i,, , � � _ � . .._ .... { _ _ _, ,, ,e•.o.n,P � .:, �N zs o ,5,0. ,�s_,a. ' � , =, - - �g^� ....� . , � ..__ � , ig�.p,�, .. . 'r�,f . - ._ 'l , j! , j , , .. ,'... _._ ... __ � � ._ �iB.p,TI, ...,.._ . 4'�F e� � . .. 90 "' -; �p� .i" r._. :; 3 � . - - '._ ._ .... - ...:.�� ._ . _78'.p..n, � -6'-0 � 209'-0^ � � . `°.3 � -,__. ._ ,.. � (_" , c_ ._ - �_. -.. .. � '�s . ��-.�� ., P .f� . -,_ ' - � . . .. I � � „_ r _ .. "- _ __ � . . +=.��" .....--....,., ,�__ �.. _ :, ��4s3•-7. . .._ .. � �b, � P P �� r ., .. �. �- r.. '... 24'p � � 9'-0•� . ,{-26'-0 `o. CLIENT: ....... , _..,.. -�- P � : ._.. ,,,.. � .. ..._... „ .._. -_ ..... TYP ... b, � � ,.*�. 'o,r...}, ; . � _. , ..., � . .� ... , ; . � . .. , , . : �� ._, ' . � � ��X�� " ' — — — TENNANT COMPANY � , �_ _ - � - �� __ _ - - — � _ _ - - _ , _ � _ _ ; � _ � � � m _ __ - ` � o �A � �_-_ � 245'-0, _ �:. , _ ,.... _� ..,. 48'.p, . rv � � ,... r � . ,,, a-' ,_ '' �\ _, __ _.. ' s•.p� 8. ^ � .. . ' . � . . . ... . ._ 't `_ , �; : : � �� iq p �,�..,�i� - ` _ __' '. '."'_ ` ' 164_�" . . _ � � .e., � � _ �, �7 4 � _ _ �, _ _ �� . � . -.' _�^ � � _ . � .. '_ � �� . .,,. _._ .. _ :-:. . . .. .., ,22�.0• 188� � _ � _ � _ � �� - � �E _ — — - - - - — — - — — — a � i � � t , -. ,-\ , �� .O ; � �� r . , � � ` . - � - , ; . I Prye � ��. 4 �� . � �: �. � � . , � �� _ � _ � { 701 NORTH LILAC DRIVE � -- ° z�� ` GOLDEN VALLEY,MINNESOTA 55422 � , � -'; �, � ,�� , � � ` � _ � � � ------_ ,o�„ �-� • � �� , _ _ , ��_ � � _ � �� _ �� r �'� _ i� ' - z._z, � 1e�-0•,_ � � _ � � � - i � � , _ ` ` I ... ..� �� '.` v \;� -' THISS�UPREAP x1 FULL91ZE6HEEi9. � �m 24 p• ..., i ' m / � ' r p�q� � � _ - .� , � /� ' � �.J ,, _ _ �. . .' . .� 1 . '� � � � �� i __ ..._ � x- '��-' ` ;, I'---�� _ _ � � 1 !�. - .., _.._ ��.�� l � � � �ff i _ .. , � i s . _, � , _.�� ` - � . � � � ..�..�.� � o �--�Y� _,_ j i . � . _ �� . 6.�., ' �. / � x r _�_ _. � �_ - - ,J f / _. _ � Y . \� ' _ _ � . . � - ._-. . - ___ ,_ 1 _ � 5 I � � .�` 3.. � � _ i � � � " - - �� i - � � i o'- ._ . �� 1A ......... .,. _.._� i :- . � .. .___. .-_. � - -� � � . . � _ F � _ 1 , -', � , . __ . _ ._ . _ � -� , _ ' � ' % ' ' , � _ ' - . _. __ — - / , ]' / j� � _ _ , _ �-�,� y _ _1� , � � /� �� o � ' 1 ` � -_ k , - � � � ' m ./ � � �: , � � _ � � azs�aia Firuiau�su�nirru ' f _� � 1 ' _' � � so o �� - � � , �� , � ,� �� __ � — � _ � '� � i� R�� r - ; � , '� � ' -�-�.; _ �.:.., _ �� i , 1; 1 Rsa.3, ' -- No onre aevision , .__ � - - � �," _ � i i , , . . - _ _ _ L , � � � �� , n � I �� , � � � _ ,i � _ � � _ ; � � � � I HEREBY CERTIFY that this lan, specifica- r.' i , �, .�; � � �� , � / , �� - � �., ; .,, �� - ��-� -- ;� , .� , � � � � � - tion or report was prepared by me or under 5 ,, , ' �� - - � �- � ' � � � � � : � . �� my direct supervisian and that I am a duly ,° i �. i 1 �! . ,/ , �;: i � . .. .... . � � � �. P _ ,. _._ _. ..� t ' � `�, � ! � - , � � c�, �- � �` Licensed Landscape Architect under the � � �� —'� ' , � ` � � � - i 1 . �� 1 � � � � `• laws of the State of in sola. - �' I a 41, � - ��- . ,� �. . _ �. � . . �,� ' SEE L2.1 FOR ENU RGED PLAN 0 , i � /� �� _ � � �� , '� � r ` ` � �- '- � _ 1 � € sicNnnae(�^'"" � , � -� _, r � ,. _ � , , I� � '�-� . � � - �- � � �- � I f�'`' 1' ^ ` � TYPED OR PRINTED NA i , .. _ . ; . m . � i _. �, _ � � . _. „ _ ._�� '' �. _ � F I �+ � ,`'/'. ; _. =-� �� . _ � � { , . �� 1 . � ...� € �. DATE:4-25-2014 REG�NOS J.454R�AN �� ,�` c� - �� , �. .. . . / DEZ � T `. � � �1 . � _ � 1 _ r , ' ' . '� '/, �� -<� _ ._� RIGMS RESERVEU. � � / ` ' r .^'' _ _ ta� , !/ , ... , � - o,. _ .:� COPYRIGHT20140YLHB.INC.P11 ,_ s „ �� , , r�. � �6'-0" '�� € ��\ [ � � �.� '../ `;� _ ' . ..a..e^r r`,�� PROJECT W1ME: / � €I _.. ' . ��'8" �g24'0" 18 0' 124-0,. 18 0' 1 24'0. 18 0' �1 9 ..,. = E--�`� � � �; � _ � � , � F � . ; �� CAMPUS PUD . ; �, � _ � �� _ , � � ; � �,�, � ,� �� . `, -� � , � 0� 0 _ _ : � f . �� _ a� i�;,` „.. � .�� , �. , � � m _ ,_� � , _, � - � � � � � :t _ _ � � . _ � � � _ � , � � `1 � � �� - � � � , .' . ,�' ; � ' � �i� � � ��. ��. � = �;�, � o I � ` � � s � _�, � � � �- � / � r � � _ �% . , I' � � ��_____�_� , 1 •--- � � !i ��`, '_ „ _�_� , m ��,v1. �� i �� 1 ' y♦ ,� , : ,�� , ��' -�' GOLDEN VALLEY,MN � � ;��_ F _ _� _:_t�� ;t # _- �_ _ �� 3 , �- i � - ' - ,. DRAWING TITLE' . \ -` _ .- ' ' L2fi . ; � _ - � ' � � � =�a`°�� t--85�-°�� - `°� r _ ��-� FUTURE DEVELOPMENT - , - - _ _ — _ �� = = �� ° = � �� ` � � � _ � — = LAYOUT PLAN , = �,, � r � - - - ' '"` � ;. 0 ___ , �� _ _ � o . � , � � � a._.. _....�� = ,,,....�. _..�.. ....,..._.� :,,...,.� , x---�'.. �. _�� , �,� � � - .-� �_. ___a_.� . _..�� _ . F�7rV7`,4�� `� `� s _' r�G�A1� ; �� ` _ .._...t n,. f,._....d._ ,� .._-___�_..._ .v.. __._.._,��.�..,.__ �..___._,. . �.._,_.. _,_.. r,..«__„__ _,... _ .._,„.... .„,,.._._ .__....�-..-.-. � FILE: .113012Sb00 Draxings11A1170125-L2_LAVOUT.Mg DRAWN BY: BMD CHECI�DBY: CJF 0 25' SG »�� PROJ.NO: 1301Y5 IfLr"L...67�./�:�Z��1C/��F4Ls I 3��..7�Y��1� ��t"4� ,�t`��YH 1 ��'ALJ= �� DRAWINGNO: ��■ _ __ � � �� -�� _ . o � ., ____ _ __ ________ .� ' PERFORMANCE _ a __ �,_�:��i DESIGN. __ _... ___ ___ _ . - ' - ; : - , .— _, � � . .. � LHBcorp.com ._...-....___..,,. . ..._ ._ . ; _""". _'._, . � . . . `• ._"_.� - '�_' ::.:- __.. ...._. ._.._ ... _. _ __... �.'.-:. � ........ ` : � .... �-..._ . .. . ... 701 WashingNn Ave,N,Sle 200�Minneapdis,MN 55401�612.3382029 __��_ .._ . .. „ ".� -----_ ' _. � � - ... � _ � � _. _ - _ - � � � � . __._. .,.,... '•- ► � .. ► � � � � � � � _ — __ _.__ -.____- ," - . � � � . o , ' � / -- _„ � _ �, _..__. , ._. � _ �. .,.. . ._. 1 . . — .. � � �� . _, �� _ � ' � L v � ,; \ �._ 76'.p" g., � � � o � '0 � 1' -, � ' — . .._.. 57',p„ � � � , — �� 1 � ' ."'_.. � .. 36•`4" � � .._ . 22'-p^ o . . ... � ... .�_._... ....... 1 0 . . .... .. . 4�'q" ' _ .._. 1 ...:: ... � ......y, . ,._....... �� .... _....... 1 . • o ..... . o � . - . o y-0. _ CLIEN�' � _ , r - TENNANT COMPANY ' a . ......._ ....__ ___. . _ _ .... ... 0 14'-0^ 7q''p• y'�' . . .. �� . �g�-0. ..2'-0" ..�. . ..,.:. ::, r ---_._.,� .. � ' ... . .. . .. . _. r<., ` _ �� T-0�� . .. ..._ _. — -_ . � . o - .. ._. .. _. .... � . � _. o :, fO .. ',: _ .; �� ' - . _. � . .. ... .. ... � .. , . .. . .. o ^ ..� ,. ... �, ; ' . . , ' ._ � � ... � .�.�� , ; - _� � ^ , I , , � , � � �� , ' �' , �� a � � _ � _� �� I ' 701 NORTH LI C DRIVE ; I -___ \ GOLDEN VALLEY,MINNESOTA 55422 � � .�,, . � � ' . . I ________________ I _'ry __ . ' � I / � 1 - ' ;� � . ��'� I ___'-__ '� `� � " ' �y�' " � -'---_ � 7HIS SQUPAE APPEM 17 M 17 FI1LL SVF SHEE75. i ? � ' . .. . . "_ � ' . , /j ; � /, ��._... . .._ .. � o i ___ "'-- ' � � / � � . .... � I ___ .... _ . , i / .. .- -'--___ ' � � ' / i — � 1 � � : � - __—_ ._ __ _ i.� _ . � .r' / /: . - � 4 p,-0„ i � � . i �' ... ' __—_. .. — � i ' i .- '° i i __. J, / p �..Z O . 4.p.p^ Z_o 2'. "' . _ -_ __. ._ / / / "/ ,/ ' � 0'.p. p '- 2 _ ; 1 ___ ' � ,,.. �,�� - , .. � g•_4. 0^ -'-"' .. . . _ , � - 10'.p, z�-0. -� i ' _ __. � J �� / . ._ ' , iB,g, 2•-0, � _ _. l' -' . .. . O I ._ _ ___ f ..� 0 , 7e 13'-0" �4''�0' i ' 1 42SP014 FINALWDSU&AITTAL � � �� '--�, . � � ' , � . NO � DATE ftEVISION . �_ i � , ' �� . .___Q.��-. . :' p � :.. � �,� r "__'-- i ; ' o %: .... � N N ; :. __ . �� ` � � � ,� Q o - � � I HEREBY CERTIFY that this lan, speclfica- �' % "��' � ` � / � / 9 ' � � � h ��Q � �i u, �- � � � iion or report was prepared by me or under . � �, _ . � 94 � F "' � � e�_o• -, � ' . _' � my direct supervision and ihat I am a duly % ; / ' _ ° = o = I 3B'�^ Licensed Landsco e Architect under the o> ,. , o � P � ` � p � - — _ � laws of the State of in esota. � / � � � _ � , �--- i �, / / . � . � - . . � A o � .. .. � .o � i , � 0.� � q � ' , � e, �� i . n '.. SIGNANRE l�^"'- ,�` ' i�� ... � �� . ... �� , � o � � .. � ; �� TYPED Ok PRINTED NA :CARLOS d FERNANOEZ �u, ` � � � - - - � �� _ ``, , _ �� . . � _ �.. �� .-� � � DATE:4-25-2014 REG.NO.: 45414 ' , � � ' i 27.g• � , � '' / ;'�� '. .. ` �____�g�� .� � ' 1 ;��- , � �� COPYRIGHT 2014 BY LHB,INC.ALL RIGHTS RESERVEO. ' j . ... ' ^ ,. ., . / � � � � . �� Z p^ ' ' ,�� PROJECTWIME: 1 � � 5 � 1 a � ; . o° � ' % � CAMPUS PUD - `' � �:. I .� .; `, , �•. .� .._ ' .. . � 9.� . p �. � + ry . �, �� [ , � , � I . � r ,, � � � , � �/ �., ' `�' .. 1 .. . F63''3� �, .; � , . .-- ..� � ,,,__, 1 � / % � � �� . ' �� . .. �� R79'-3" . "'_ / �� , , , _ � � �� - -� ; , ,._ � �� _ __ � � � , ' . . ' ____ ... ..�, .:,�73�70" �5,9 � -.._ .. � � � =�9• � � GOLDEN VALLEY,MN ; ;, t 1 �� I --_ _ ,- . -- _ — 1 ' __ __ , ; �- _ � _ � � / _ oaamnc m�: � � � ' ` �=� FUTURE DEVELOPMENT � ,___ ; '� — � ._ � � � 1 , , � � �, -� �� , �� LAYOUT PLAN ENLARGED , ;. : � � � _� 'i � i � — �DIMENSIONLINE // ► �� i � _ % , '� �-^ i .._ . s.°.'.'` � _ _ ' � . . ,,' � � •, � _ _ . . ... ...._ ... . � ; ___ _ - L _ � _ _ _ _ : __ _ . � ► ► _ � � Fi�: nwizss000a��umi3oiz�uroure,.y i ..,, .._. .._ � , �'► � � �� " ' �� DRAWNBY. BMD ``�. '`. .. _.... .... __ ...�..... .. _._ � . . CHECI�D BY: CJF ' . . � . . � � � 0 t0' [0' 4u PROJ.NO: 130125 . .. . —�_ � � � � DRAWING N0: �� >� I , TREE REPLACEMENT LIST (FIGURE A) � F , � f � ( '�E"�"�` 'a�Es"�E '�� „ '"�'� „' 143 CRABAPPLE 12" I, j 7z avc ie• i eincica{ewv e ra ouc ir ; �i� `, � PERFORMANCE 7 BIACKpIBiRY 9' 71 OAI( I!' s eu«cweuv a is ouc u• �PE'��'�E DESIGN. , .: .:� �, 1 a�uc 77 76 ouc �C LHBcorp.com � - 5 BO%EIDFA 7S 7/ OAK 21' i :�,� s aoz[�oFn �s 7e aua c�aar +r 701 Washingmn Ave.N,Ste 200�Minneapdis,MN 55401�6123382029 � �- 7 BOXELUEN 1P 79 OAl( 14' j , � _ B BUpcCHBiRY 1P BO ON( 1C , � . /„j � 9 9UqlCM9WY S 87 OH( 7C � / . /� �� f0 BOXEI➢EN 1E BP OIl( 7C ��i �� %i / � n eoxE�n ie m o,u� ir �%� i -� �.� / / �/ '� � ��% �,. i-' k � �� ¢ eoxE�n is ea ou� ir !� � �i/ i �!�; / �//i� - ,'�_� �a aurxcHewv iz �s ou� ia i � i, � /� � �� /,�ij �%, t � u aoz��a �z e6 ou� ia �. r' /�,. �� // / �/, � � � , �� , `_ �s aoxe�a �r er eucKCH�av a ,, � i ; � � , � 4 �' �� '-- � i , 9 76 BUCKGI&AY 7' BA ELM 1E .d.�,�� ,. / " / ,// ' / _ ,� � t7 h5H 7S BB ElM 1E J i '�1�� _ —m _ � � . , � — � _, ,.�. _ � � � m euaccn�wr c so w �u�t , :' � 19 &ACNCH9�RY 17 91 ASH P � - t,•.:....,.b:..,..J \ �""`�„-.,,,: ' � ' . �,� ,.'.� � �rrn.e�`--`^'^---.. ,. r\ ._ .: / �^�� . ,�T ,v.w � .. _`.__ � 2t euCl(CMHwY 7 Bt �91 7 � �:�� ''� ,_ _ _ ,.� i � � ° �, �� ,�• � ....,� � ' ��,/�j�.w�.. . . �� 7e BUCkCHH1RY S % B0.�LOER 17 F � _ . ' ... . ...�:sx � - __ � _ _. ..,\€1 . . . - ,�, �"" � . , ' '_ _v � v.sry�ryC... .. ...,, . � u euckp��wr e� ss poaua tz 25 P9H 1/' 9i PO%M 77 - i �"+ �4� � � .;... 26 A511 73' BB PO%M 77 . .:_.... ; , . .... _ . .:�. � .._ �..sx . � � : . , .. � _ _- � - n euaccHewr m ae roww ir � � 1 wa� e foo roaina tz � — -fi�_ ,. .. . . ._. ., - .,,. . ' ;. . � ...... . � . .:::. 78 _ ._ r, . - ,__ � - � . � - _ ' _ ,_ .-,.. ,_ -' , . ,..... . � 30 BUCKCH9iRV ff 101 011! 6S c ,.. .., ' _ '` ' r j ...�_ -: I ...... ' : �`....! � 31 BIACKCH6iRY P 1R1 ELM 1/' ' s' � ,' ' '-- _ . .a� �� , s$^ "` ' 32 CRI&�PPLE 10' 10/ WALNUf 24' CLIENI: ', _-,' . ---- - � �-.. _ - ._ . . r 33 BUCNCN9NY 17 105 BUq(CHEPRY Y _ _ . TENNANT COMPANY , �\ - , ' . . . . � I ! 31 MMLE 13' 106 GMBAPPLE C . . „' .,_ ' . .�., ..x J � 35 BIACI(GIERNV C 707 CAPH4PPLE B' ..,. ` . � . , -.. . ._. ' ��.. ..... � .. ,... - 36 BIACI(CHERRY l 7W CAIBAP S � ...< '�� _ - " PLE .� .. 37 ELM 7S 709 CAPBAPPIE S � . _, , � _ � �� x conarx000 �s no waNur sr . o�+-__ - �., .. � �_.r .. � ....-��,...� ..-- �-.�� .:.. �� 39 conarw000 ir m nsn iv � � � ..._ „_. . .... . � � . . -�.---- -_ — -,- -... ,�. _ .� € , 10 ASH i7 111 WALNIIf 18' �. - � .. _..— .. . z�.o.. �ou ' ., � _ ...» ....�....<» � � � /�x.cx g :� H COiTONWOW 1C 113 BIACKCHEIiRY 18' � � � � � y /3 BOXEIDER 17 11/ MPRE YC °i� aa . . �,_,.+'� t 13 COTi0NW000 20' 115 BO%ELDER 32 �1°` " 3 `�� "K a�— _ a �noNWo� ,3• „e � ,� 701 NORTH LILAC DRIVE ,ao a°' � �a�x '��'"—_ __5 � ' � ��w� 13• 11e 6� 24 GOLDEN VALLEY,MINNESOTA 55422 � 'l _ a._ � �,mo. �eo. = , .. - . ,r, 21zB0 . � � ��'o.k �`j. „ , a �� n conoxxr000 i3• n9 nsn ir 9 � _!� �a,�, � � ",. � f �_(�eo, �. ' F ' �e eoxe�oa n• �zo GTPLUPR ie• ,t �.o.� ' 9 e� ,ry, .. 5� e (CA�eror.r j � � W BO%ELOER 1C 121 CAT/�LUPR 28' '� z ei�� e,n, . re��n �_-,� I Ky � � f 5p F11A N' 172 CATILUPA 26 THIS SUUPIIE MPEAR 17 x 113' Fl1LL SIZE SHEETS. � o� �w ea �1 �� e�w �� '.�^- i-___� ! r000 57 COTTONWOW 3P 1'!7 COTi0N1Y00D 17 �- , `" �irr.sx """,,,��yyy... / -� I � � s e�»�* z �'�""'"�-�-_. i � � : St COTTONWOOD 3T 1Y1 Wp(BEN2Y tI' - / . ((�e�e�o� -'e oq�(�r�x .. ', .-� , 53 BO%ELDE0. 1T 115 ELM 37 L.N�rAs,mr _ �t r / . e.�/�a C(Y ��c��(Y� i .. ' } 54 F17A t7 1M ELM t/ 1 �- � .. 1 r<T...� . ��y'��p' � o�i� �1 � .i.. : 1 E` ss nsH ie• iti conommoo a�� - � -- �yy¢ _ � " ' �� `4' � �(,,,��' � � F� ' s� asr� ir t�e earws tr , � . �i:uci /(� "''py'""- � j f .._ ._. . _..___ —_.—_-__ ' �Y-�.+'w `�-�� ' � � 'j1 9 BOXEL�ER 7S 729 Po%M 7F I +_ � „I , .e .. �9�wne , ,� �t { % 00%ELOER 77 73 PO%M 77 - : _ ¢ f ,� , , � . Mn I e � -�� /Xj ` 60 ON! 17' 73Z CFDM 77 �.� �.. ��a . � � _ j I . 61 BO%EIDER 1T 133 !SH 17 - .. � ,� g � .. � , ' � � 62 %EL� t7' 131 /SH 77 - .. . 0 � . 47S2II4 FINNLPUDSUBMITfAI I�' . � 63 BOOI1(ER 7/' 735 ASH 7f NO �ATE' REVISION . ... '��. a-E�e��rre . . 4 ',. �.� � ..„. �,' �� ':: 64 OAK 70' 176 ASX 78' � � � � �"�" � � � � ' ". � �' ,� � °AK 7z "' "s" 7z I HEREBV CERTIFY that this plan, specihca- � ' . � �� , , j � � °'� +� ��B '� 1P tlon or report was prepored by me or under / 67 OAI( 11' 139 I91 IC - � N� ��. � / �, •�� ,�°� � � �. �w ,� �r my direct supervision and that I am a duly . . �ty� (��.w. i ` ''� a� ou� �a ui ns� ar Licensed Landscape Architect under the � 1/°�� (�,;,, � � ; � �� -° �o �r ar uz nv� +s laws of the�Stpat�e of in soia. 1 eE� ��}d�.w, � � �. �/` sicNnruRE:(�^'�" �� .�.. -'� � ; � � TREE REPLACEMENT QUANTITY REQUIREMENT CHART TYPEo oR PRiNTeo Nn :cnR�os�.FERNnNoez I �a,�� . � , ; � ��+ f- on�:a-zs-zo,a Rec No: asa,a ;; ' . � I � � j �- �� . � � �'� , IREEPREBERVATIONJ��77�(J�NF4RAS(7-STEPS) SHOW THIS FORM ON PLAN ' .. . .... /(�. .' . � . �.� �.�. `.� '�,,; •"r .. .,.. _- � "^"u�� .. 1 " � ��t � F�� 5�� DNENT1tE6VROPERTYOPSPEpMENTREES STEV�p REPtACEMEMREOUREME i (.9eeOtlm FuN1 E+Q � , I ,.f — __ �.. . . _ Lm4a�1 �..— .__ ._._— • � :. "s.sa' , 5 �;wca ro nw�a e pwn .. , . .., :^ ' `- COPYRIGHT 2U14 BY LHB,INC.ALL RIGHTS RESERVEO. rti , _.� � .- rnEE" nee rnEF ._ . - 9�a.� c.�o.y" cnwti«r �.ca , ��. .:�' tlum@f.H SPESJE� SIL� - 11.b.62Q� en:s w Teeee �� M � �' :c.�� . . �(�,.P� � ,� � � a_._ �.,: ' ', 4�= � ,E:: ��. .i'�� ..��._6,:.. �_.�EMENT��S�T �-� = „d ;'F-z�B�H �=78` -- p� �--�15E._. xK;� ° CAMPUS PUD ^ ; .,_ �.� � , .., ',- " � ' xs_ __ _ �t ao'a � __14 '.., z -0 � _�`2 e 0 _. .,e.E �,��,. , " , � ;�.-` ' ,�' so we rxd•a r ` 44 - _ 0 :z BB ,e 6 - �i.w.cx . �...,. '_ -_ _ _ � _ � �,`��o'� (Q� � ". - I ' _ � _ _ ss°n"�cw�s�rea _ i�-'_'S tz�D` 4 .. . . x-rzc'<4l�1 s_ - 1g ,, . MX�Tob1 _TOTAI ....0 TOTRI 322 TOTM.._... �f �-�_ . � ��e�� ... 1 ' 'f r o � _ - _ _. ^. - -_ .-_ — .. __. �_'ll�- � � � �•-�� -�y, .... � r � �� _Yl.- �-- . � Mamniem �naaa�w&y�d wooaanw _ � ""_ . . �.--,.. ,C� � I.�z-i�'roa 1 Y <� .r'j K3 — _ - - TOTALIiEPLACEMENTb � . __ a ie' r.>� ' 'r �f� 15 �. . - TEGOR � •C . -,---_ ��Q },V.co. � , /a..J ... k 5 ...... �_ CA _ .ATEGOIt1 GATEGORV v � ,'� N]_ -_ - , � DRAWINGTITLE�. �� ,r�a ow„�me.aior,e� �ai��.��Ror� us�ae:�amr amm�mieoawc. � � �zicm f.. � � k9_ _ Oi - 1 .P^: , �i.. ... ... . . ; -- . _ .__-- _ .. <<. �E�ENo 10:� MW,,a��,��a�;�,=_ a�u_ .��w��m��. FUTURE DEVELOPMEN � :- � � ._ . _ _ _ — �r � .. � � — � . . . ��' :...r" MXroalanteaureE (Y63 f10 1_"__ -.._ ► . ACNaI� . .. � . ., X REMOVETREE --�--._ ..._.— �� a TouixosigMnniaaesmanesebbemdge�m:� .iEfmaelesnene ; 4 ` s"�`�"- TREE REPLACEMENT _ x ..� ... .wy.. .....:.`. . . , .,>. ; . ..,.. SIF.PL3 HGNFK N WOOOtANDSO 5 E Sd TdCa WYIFiG!+reOWOxnxlOeraFmer) .- __ : ... PLAN 0 N10WA6tEREMO�2iYKOR X SOIFT �� -_--_ How F�_9� M�XIP�eMmane�GOM .. . .� ' �o PROTECTTREE sciricuar 000nrvosn[srn�o..�„�SorFtiF_�g�aar��d�l .._-_ � 5°"5°"""y°w,° w°^`�r'a°j_ j F WOODLH DAREATOMRI 'E SOIFT ' _,e"- .....:.........-' � SUBTHACTSIGNIFCAHiiREESARER SOIFfiF9ureEEyPviwrJDevebVa�) .. . �� eOforCeW aIBEYraWS �b_.�___ .. .._. ... ...... . �� . . <1M.,,� .«<,,,% _� < .<-..:.. qflFATOMITlGATE ,,,,_SOIFi ONIpEBY'ISh40RERAGEgTREE5hSF0.LOWES........- - . '. � ................ ..._..�_.._�.--�a . ..._ � _2� �.,MutlpI�OMMfq�roW515G.00: .'_+SiW _ ..._.. r � ...~— « — .__•. .._. . _. .. _ - FILE: ..1130 51600 ngsU173012513_TREEREPLCMM.dxg ��_^ __� � .._— '_'.. _. r cn�orr 2�o-�e iow s.c�b o' K a.g�� ... 12 bawi 1 � _..�._-. ___' -.-_......_ ' - ._' �� DRAWNBY: BM� iwr Ca�egwY'�"vees ......_ ... _' "'_ .... __'___ " U 25' S0' 100' '' CHECI�DBY: CJG .. ...... _.._... w PROJ.NO: 730125 �_r.o DRAWING N0: J � _ 9 � , „ �' ` `- � ��-' � ._ �-� � = � � < , � 3 _ - ma �, l�',�,�, „ �, : - - - - _ _ - _ `:. ' ` '"��1[.,fj �, v,�c;,6Y�v�"f ;�, �_ � y.._ C7,�[; � a�i �� ;� � _ ' PERFORMANCE ,� '� �-,-�� 2tV�� D SIGN. , �,... �_ " �� - „� - � �' � .�. � � 7 °' - � ; .� �'�+� �� . . �_ LHBcorp.com � � .. � � . � , � � �_� , ,,; � � � "��: ` ; � � � 701 Washinglan A�e.N,Ste 2W�Mlnneapolis.MN SSA01�612.3382029 — < „ � � _ �"'�,� i - � ' , ! " _` �� "�►_r = I � � i- [ „ ,� ....{C[ � �� r ' ry, .." .::�� -' , � � � � � � � , - , ` � � . ,: i'�� . . ; . : It � �i � j � , �, � �. ` — , L_ �� H � , .. n , .� � �� T , I� _; /� '"� I �w �� ;; � � � y°" ,.� �� - ,, ,, _ t�, � _ ��,_ Y1 J �� 2� �a�r�-� � �,�� .`.� �\� �k=.�I � . ,��._. ; � : � _ � �Ft�i � ��E�: �. . _ ___-------.._`�.--N ;� . � � � � �� , ,, ._- � �� , �. � � TENNANT COMPANY 1 � � i � � � � '�, , �� '� � � j�° r � � ��_ �, � � !:.�� ` � � � � � ' • �, � 1 I � .� ' " � ' , � _ ' J . � __, � � ; r _� _ _, - — � � � _� ,� ., �µ �� , � �� '` � � �� 701 NORTH LILAC DRIVE , - . _ _ - 1 ' � _ � �� - - - � - � � �� ; � � •� : _ ,. ��_. , . _ � �, . . � � �� , .,; �-,� � r� �- --� � - _ , � ; �— , - ;_ _ __ . . � )• _ _ I ,,. f �, , , � �� oo �� ;�" � � . , �. _ :.: GOLDEN VALLEY,MINNESOTA 55422 �� - O �: a� „ _ __ ;; _ , :� _ � ��.,, �- �-. _ �- -_ _ _.- � THlss�uNREAP lYx1n• FuusIffSHEE7s. ., "_ � � -•"_ . -- "v-. _ _. 7 ` . s _ - - .. . • , t �`� x �:--�-�� ; i, , ,� ,. � ..:. ' � O � � � � - �..-;€ _. .. . ... _, � ' , r r , � . , , ,.;�.� , � i, -r..� - _ .�� _ . � . ' � ' .,. - 2 `�n� r�� _ ... ._ _ .8 i __ . _ . ... . , �. : .>, , ,.......c..y�.}. :. , �. � , .�,, - ,- , -� - ___ __ � : . , � , �,. � ,. ., ,� ., ,�� ... ...__...------ ---.__. . ' " " ..�:, s+y �' " '�' . " __t . . —�-�i �t I .'_ � , : .- ,,.y � ,�,� ..� - ._. � ----- -------- - , .. ..�,.. ,� ._._. ..._- ------_..-_ -- - ,� �� _ � � � � .� . . � ,, � �t �;,F � o ; __, , � � � � � � . , ,, . ,, ____ 1 _,-� , %� f 1 , � 4zs2o�a FiHuruosueMirru � ; _ 3 � ` ;' / , , ,, j,�h ' ' � � i i , , � ' ,. � :' �.,� , � <, - . i�_��` � � � i!/� /� � _ a r � � ' _ 1 1 ` � � � h N onre rsEws orv �r � _ , � _ ) "' - � ' �,� 1 � � �-J^' i �� 1 IOHEREBY CERiIFY that this plan, speafica- 1 ,, -r - — • j� � r,;� �� `� � �i �� _ �� ,� iion or report was prepared by me or under � ... J�; �, � ��-_ � �E ,' y'� �+; � � �� - `� � = - � un er e , , my direct superwsion and that I am a duly w = . � r , , r v <J , � � d th ;, � �_ ` � Licensed Landscape Architect , t�, � _ � � �- ,-. �,�, � �' � ,1 _ _ j� �� `� j; laws of the Stote of in sota. � � 1 � , � � � .. .+��a�� j_�_. . -- �i� _. 'zr a ,. � . „ ,, . , . � "�. � � �� - ,�' ' � f. . ' - � � � �� SIGNA7URP� ;�y �� .� _� � - � . � , r.'1 r.� -�'-� �� { � T1PED OR PRINTED NA :CARLOS J.FERNANDEZ e �'� . I�i r � � _i . �,�� i � '• � � � � � �_ �� -F �� 1� J' �nre a-zs-zo�a Rec_No asa�a I � /�,� I ' � , , - -, , � , �, ' r� .,. <4 , �-� � -� ] jJ � . ., . � � � � ,� � oa . ;� � ` � ' . _.,.� _^ .� ! . l'� COPYRIGHfID14BYlHB,INC.ALLRIOHTSRESERVEU. f �l/ I � ` ^; � ', `_ - E��; �;�� j - -� , _ ; : - . 9 �.� �.�'��_�� ` ,: .��-� . .. - _. � . 7ROJECTNAME'. . l . . r . ,.�; ; , i �: � -w_ � � �, , . : ; � � � __ - r _ �� --'' ,, ' _ . , . �. ,_ _. �- I � �;. � � � ��, _ -�: � ' ��'�-�`' ��; CAMPUS PUD � , � �, � � . . � , . �, ' . - . . .� �� ' �'— ' ',,/' : . . �� . ,< � , , ., ., o �� I ; _ � , . �_ � , ? ,, , ;, , , , � , „ , , . � I � � � � � �� = � _ �� ,.' I , _ ., -,�, � , � �, ,� - ,- , � �� _� ' '� �` � � � � � �� `� GOLDEN VALLEY,MN ; •� � j ., ,;, , . _ �� r� � - _ O . . _ ,. z, DFUTUR - �EGEN� , r .„ _ , i '��.1f 1� _ _ _ �-��' E DEVELOPMENT � � DETENTION BASIN SEED MI%@ 13 LBS/ACRE BV PRAIRIE ; ' n MOONNURSERVORAPPROVEDE�UIVALENT ��. �� ,;� "' -- �` °4 l � - '.. �' � � PRESERVATION PL/�N � SHORT GRASS ECHINACEA SEED MIX�8.35 LBS/ACRE BV -^---- ---- �`-T'��-�-` ��x?,�T ' �, > ` PRAIRIE MOON NURSERV OR APPROVED E�UIVALENT __..,,_ EXISTING FORESTED AREAS,TO BE MAINTAINED TO T,�' PROMOTEHARDWOODFOREST,BUCKTHORNREMOVAL AREA,HAR�WOOD TREE PLANTING,AND NATIVE WOODLAND FORB SEEDING AREAS. �1�� J �� +�=t 'p^.� `a rr�� ^'�.r �,_+y;�� 1 � {',..��.�r��`?It�.. t iir°-,''r}'n Y,� �,r .t-p"ji al-frtj-�r r r'� ,�� SOD � FILE: ..11301251600DrewingsVA1170125-L4 PIANTING.dwg DRAWN9Y: BMD CHECI�D BY: CJF G 35' 70' �4�' PROJ.NO: 130125 ��.0 DMWING N0: � ; � 4 , � - �� ,�� E � �� .. x> � �~ °' ,` '':�,. ' � / /�% � �.%�� ;� PERFORMANCE � � � X ' � . ,� � ' CS�I��`L DESIGN. � , , 1 `,'/ �� . X X � � LHBcorp.com � , , �'° . _ �i, ,, i = � � s I: z ' %\ =� - � � . � 701 Wazhingtm Ave.N,Ste 2W I Minneapdis,MN 55401�612.338.2029 ` � � � �i t s �i �� TA �P � � � �� 3 I �, I � � ��_ �3 , ��- � �� % �.. GT MS � � : : �= � � AF 4 3 MS .�. � � � , �,.;' $ A� TO 3 �'. ,� �' - 4. , ' � _ �;_ �- ��; �� _ � 11 TO ,� � -� �� , _ � '' �"�� `� ��_ � �` �. 10 .� :� � - � ,' _ � � _ ��_. � ; , ; , � _ � � � 1 � � : � x � _ _ _ra � � � . . . ___ � � ,� � � , _ _ . � �ri� �� ' . / UP �� - � , 6; _ ;;P�F � , ., t ;._ .._ .. ,,s- ....�„.� _. .. � . � ,� .�.� :f � , .._ ... ; 18 � F�� _ _ ;, , .. , _ AF TE _ _ _ � � d =.� �� ,_,� -_ � ,�.,,. _' .. -__- ; .� � ., . . ._ � _ - � �- ° �� - _, � . �� _ - „ �� _ �� _� - - uP T,�� - � � �� NNANT COMPANY � � r _ _ ; ; , � ; _ __ _ - - � � ; _ ; _ __ _ , � � �� ..._e :. _ _ _ _ _ - - - - - _ � ; � - _ - F � ,.._,,. �� ?--__ ,—..,, � : _ � _. ��- ,. __ 13__ ; ..::..:: -� � _., � - ;--- ,___ : � . _ -�. - , _ _ �_ _ � h � �" 701 NORTH LILAC DRNE �-_._:F -� _ _ _ _ - , , : __ ; _� � _ � ,: _ _ 2 : � _.. �.; i __. ,;, . - F, 4 ' '"" GOLDEN VALL INNESOTA 55422 1 - , ;, , __ _ <- f r - -- _,-� r�- _ _ _ -� _ _ _ � � � ,_ ;, ,�,� � �,__r _, � -- � ` _ __ _ „ ._ � ` � _. �_ , � , . , , , , �""�� ,�. _ :-, : EY,M ' � �� , �� r -� .� : � _ � _ � _ ,. � � ' r y f',x' �.�� z - , � �. �-��r. r THI65�UARE RPP 77�c 1R' FULL 61ZE 6HEET9. / i � i � .. / .:ry i� i . i ...� y ✓� I ,,:� 7-�-t-aTi- '_ ' � 'i � . � r ✓ � � . ' �r! ��/�i ',i r i .i �-��%j 1'�L�y,?`.. y� s.r...Y � .. ��r-r�7� \� � � � � � � � . . � � - ` . , � . ,.. .._..�.. _ �� / / .0 L y �_ > �� • � ,/,i� v � / . ry.__ I � —�� \ � � i i �F, . ' ` .: � A � f,i � ,`_.��`!� �i�i�i� �i ��'� i� �f�.f°i �t J� .�iC� i '1 �� f a�� jv1. _ _- ��_ 1,��, ' ........- �i , / i/ // .__. .... . �: ,. , . � :.. 1'�,. �0 ... II i i � i i i � � r..i r_',l �,. i. r .ii i ��-� � L �. i { / � _ _.. ,., _—__.. __—. __—_. �,,. t , � • �, � i . r � � __i _ . � r, , < � , ,,� , ,,� , , , � _a , — ___ — �� ',i,=,` ', %/�^� � �`; �;;';��. '� _'�' � 1 ,',��-=.-��-1�-��-� �' ___------ ` _ _—_ _ I� j�J � I � _ --- — . , , . � , � —_____ � — : , ,� ; � , � �� U P g" � , � � ' �� - PLANT SCHEDULE -; ,- :� �,,, � '------ � � ��31 � 1 � - - — _ t � � � / . . . i j 1 42SP014 FINAL%1DSUBMITfAL .. _ TREES QTY BOTANICALNAME/COMMONNAME CONT � ' j -,�, �� i� � � - � �� - �--seesHeEl�a-iFOReNVRceoau�.NrwcP4hN R � - �� NO DATE EVSION AF 43 Acer freemanii'Autumn Blaze/Autumn Blaze Ma le 3"BB �'�� - �� - ` P � i r a� i .., ..... ,. . - , � I HEREBY CERTIFY that this plan, specrfica- GT 18 Gleditsia triacanthos var.inermis'Impcole'/Imperial Honey Locust 3"BB . � '�f �� .� � �', � ��-�- � � � '� � tlon or report was prepored by me or under r � , ' � �� 1 . ._ _ � � �\ ' my direct supervision and thai I am a duly MS 6 Malus x�Spring Snow/Spring Snow Crab Apple 3"BB � ._ : ¢_'� Licensed Londscape Architect under the �j�� laws of the�'Stpat�e of in sota. TA 27 Tilia americana'Boulevard'/Boulevard Linden 3"BB ' - � � � �� ' sicNnruee�(�'^�' %; , , /: ;� �� - � � i _ � � � � -- � UP 91 Ulmus parvifolia'frontier'/FfontiBf Elfl'I 3��BB -;,' i,� �� , �_ -- -- —� �. �� ? � � TYPED OR PRMTED NA :CARLOS J.FERNANDEZ I / ' ;" 1 �A 1 _. I � x,.... � � SHRUBS QTY BOTANICAL NAME/COMMON NAME SIZE � � L ... -- �� 1 �--- oni - - EG.N TO 24 Thuja occidentalis'Techny'/Techny Arborvitae #10 Cont. �� "��- �� -� , ,_- `� � �� '� ' ° '� E 4 25 2014 R 0.: 45414 '/a �/ ' � �� ' � �;.- . I. -- : { ' :f COPYRIGHT2014BYLHB,INC.NLLRIGHTSRESERVEO. SV 12 Syringa vulgaris'Wonderblue'/Wonderblue Lilac #10 CONT. � ;� � ' � _. � _. � .� �. . � � j „ . , `� 1 ..... . �' � I y:` � � . � I PROJECTNRME: AG 3 Amelanchierx grandiflora'Autumn Brilliance'/'Autumn Brilliance'Serviceberry 8'CLUMP � � � ' � �� -� - �� - � � �� r � � `` rF �� , � � � -� �� - - _ _ � ; i ,,� �� CAMPUS PUD , t �� BG 36 Buxus'Glencoe'Chicagoland Green Boxwood 24"BB ._ �� . _ _ �� G`S^ - .... � �� .� �� .. . _ � �... � . _ �� - ��-� CS 27 Comus sericea'Bailadeline'/Firedance Dogwood #5 CONT. � �--a;' _ '�� ,.._. ''rA ... f" ._ .. � 27 � .� ' . �'"� �_ , :: -1 ' : I GT - � ' '': " PEREN. QTY BOTANICAL NAME/COMMON NAME SIZE ' .. � �� , � ' � �l�.„} ��'`," CA ��2 Calamagrostis x acutiflora'Karl Foerster'/Karl Foerster Gress tt�CONT. �A .rA <, G�LDEN�/�4LLEY,N�N _,_ � 1 � HB 29 Hemerocallis 'Blueberry Candy'/Blueberry Candy Daylilly #1 CONT. , � � � � - � = 4 . ; �. ' ' ' . ' j; DFUTURE DEVELOPMENT HS 28 Hemerocallis 'Stella Supreme'/Stella Supreme Daylilly #1 CONT. �, .F. .. - � J. � �"� � � `� `� � PLANTING PLAN �- , �,G." HH 75 Hosta'Hadspen Blue'/Hadspen Blue Hosta #1 CONT. � � �� - �� - ' � . �� , t,��`� TOTAL TREE QUANTITIES �3s �� " �� ' '25 , ` � �"`�� « � � f �ti -� - � � . LEGEND ' ` � � � � � � , EXISTING FORESTEO AREAS.TO BE MAINTAINED � . � � . ' I � DETENTION BASIN SEED MIX @ 13 LBS/ACRE BV PRAIRIE � TO PROMOTE HARDWOOD FOREST,BUCKTHORN . � � �� f FILE: ..\1301251600D2wingsllA1170125-L4_PIANTING.d� • � MOON NURSERV OR APPROVE�EQUNALENT REMOVAL AREA,HARDWOOD TREE PLANTING, � �';6 ' � DRAWNBY: BM� � SHORT GRA55 ECHINACEA SEED MIX @ 9.35 LBS/ACRE BY .QN�NATIVE WOODLAND FORB SEEDING AREAS. � # . � . �41 PRAIRIE MOON NURSERY OR APPROVED E�UIVALENT y � � � ' � ! y�� CHECI�DBY: CJF � � � £ .. . . ... .. . 0 25' S0' 100' PRQI.N0: 130125 SOD ._. ..,__. . .... > '- �..-�" ORAWINGNO: � �� y� � � _ �-- � � ' . `, _ ,___ � � � _ ' ► � � / � � �,� I� .. - . � _ � � - _ � _ � _- - - � _ _� :� _ _ � � ��---_ �� •�� PERFORMANCE __ '----___ . �--- _ • � __ _ ' :_ �F14'��v DESIGN. � �-_._ � _ LHBcorp.com ..._ � _...___ _ . ._ ..._ r . � . � ..._ -_. ._ .'."_ ..� .""'..._ • . � . . � - ' ` __ ' - : � � � � . �� --- � 701 Washmglan Ave.N,Ste 2W I Minneapolis,MN 55401�612.3382029 _ � � _ "'--�- ._. � ,. ,.._ . � ! � . � � � �.. _ _...,� . - ... , � � _ � „ ., __. .F., � � � � � , � � � � ___ � . � .__, � ___ , � � � ...... 1 ... . - �; .. . � a-._ , � _.._.. � � � � � � , - � � ... � . ' .�. � , � � � , - � , , � ,.--.. � _ ; � ' ; . , _ • � --._... - . _ � . - _ • _ i . � _. , . , i , � � r _-_..... ._._ ..._. ,.._, .� , , � , .... . . __ '; � .�._� ......._. �C?U _.. .._ .... ... .. .��. � •. �... . �.. . . ■ � ..1 ...... . , .� . _ � „ � __ ___. � � - . 'y ' - � .. ._ - � , : - , � -----�.� � �-, , -� � . ,-- �,,,,,,._ " � � - � . _, �� _,,,. .. ... ._... - - ,__ , � . . . i � . , �'_- ; �. � � i ; , _ - ' � �` . .. . � • ,,,.. ` . .: ' . . : . . .'. ::: . . ...,_ � . ' . � '.. .. . � ' � . . _.,_ • _._. .. 1 ... . . . .. • ... , � . . . r � � . '� ,. .`:- >,. . �'� . . . . CLIEHf: 1 . . � � �� , � '� .. '- � . ... ` TENNANT COMPANY ► �. � � �� . -� � . ��: � �� ' .. �� ' - , ,, '�'� :� � � ; .` _ _ - - � , , _ _ _ . �� ; � ��'� �� _� _ , N � . ,� , �� , ,, , , � F � - ; � �: � . � � � ' ' ILAC DRNE \ T. ; � 701 NORTH L � �f � • � �� GOLDEN VALLEY,MINNESOTA 55422 ,. �-..� J _ .. � , (� � � -� JJ�'UJJ 70 . �, � . . . . . JJJJJJJJJ . --__ � . s� .. I . JJJ-�-�JJJJ � '---"__ �--___ . �., � Y; �'.'�- THIS S�UAAE APP 12'F 12' FULL SIZE SHEEfS. J \� � � . . ��J�JJ��. L1� _______________ _ ___r ' i ' ✓ i . . _ J�JJJJJ . i fl --- . � . . • .� . JJJJJ-�JJ '.i, --_"' i i � i � .' . . . JJJJJJJ i 2Q ________ �� / . j �` /' � / - � .._� . . . � - J��'�-J J ' v ________ ��. I � . _ .' /�. � ,.,,. , . �. . . J JJ��J-�J . _� i ____ � � ' -_ - — - ___ �_. � J � / i i / ,� �-� / . . . JJ�J-IJJJ � � � �� ] .i � � ,. . �_ ��J�� I ._ —__ __-_ , � _ ' � = . . . ��J�� . '� i . � _ , � ' ' `„ ��- : '.i �� ` / � . . . ' JJ�� v ... � _�__ i � - _ _ , J ,,` .,. ,. � . . J . _ . . � -' � , , ---_� � 1 25201 FINRLPUD UBMITTAL / 4 6 5 r � � � / ' � . . . . / . J�/, _ .. . .,' . i ' -- � . . } I � NO MTE REVI6IIXJ , �� „ �r� t � i T� � � , � BG � , � �; ; � � ` ,*s' i � � I HEREBY CERTIFY that this plon, speclfica- � // � � - � �� .�" �' � 4 ';�� ,�* 3 i�'----____ ; �- � tion or report was prepared by me or under , , � 24 � � � , � � i �� __ � � � � � � < ,�� i � � �_, , � � / my direct supervision and that I om a duly i '' �` i . � � � . . �� . - .�. � -, i - � � / � Licensed Landscape A2hitect under the � / ' � � � � � �� ,� � ' � � � --� laws of ihe State of in soto. ' � ' ' `�-,-�' � � � �j�� , � i � � , ; % � � ` . . . �. :. ... �i . . . .._ � �' SIGNATURE V^"'� r ,�., - _ __� � � � � -� � � . � � � �� ,� i H H �. 'i +. + � � TYPFD OR PRINTED NA �.CARLOS d FERNANDEZ i ,, ! ...�� . . �. .<, i ��.. ' � ' ;�� , � �' ��..... I � . � . • . �� i C C �� 'i .. �- "� , - ; � DATE 4-25-2014 REG.NO.: 45414 � , : ' / � . . . .. HS . i JJ . i ��- __ _ `€ i ' r � � , ._. ; � . i � _ _._ - . .` ,; ... �� .." .. i i " . `O .- i i CAPYRIGHf Y014 BY LHB,INC.ALL WGHfS RESERVED. ' - i f� ; / � �Q .. . , . �_____ ____i � �/ � ` � - -- � : � � UP � � ' , , � - �_, � � , ,. ,. ,; . ; . ca � � � 3� �; �� , ,; CAMPUS PUD � _ �� - �- � � �� HH ( '. ;i , � � 1 �' _ , , • • • � . '� � _ _ . , . � _. . , . � �� ; � , � . � ,� . _ , i , � � 20 , , _ � . � ; . , , ; - � _ _� � � . 1 ! - �-. , � , J , � _ _ __ ,� ,% ,, , � \ � _. .� , t � .. BG __ I � , -, __ GOLDEN VALLEY,MN ; ; ,, _ _ __ ; , , . ' • � oruwiNc mi e, 12 _ � _ _ _ _ CA_ ;,' + ' ; _______ FUTURE DEVELOPMENT __ ��__ - • + _�_, PLANTING PLAN ENLARGED NOTE: , � � ,: _ � + ; � ; ; , �,; 1.SEE L4.0 FOR PLANT PROJECT PLANT SCHEDULE - ' ' CA_ _ _ � � � � � � + � %�� , �� LEGEND _ $�_ _ =. : + ✓ . � ; . DETENTION BA61N 6EED MIX�13 LB6/ACREBV PRAIRIE -�- - - = _ - � • � � � � � � MOON NURSERV OR APPROVED E�UNALENT � � _ . - � + ' ,,,� % � � � FlLE: ..113012SSOOOrexings�lA117012514_PLANTING.dwg � SHORT GRASS ECHINACEA SEED MIX�9.35 LBS/ACRE BY � � � � . . . + ' ��'1 � DRAWN BY: BMD _ ,- PRAIRIE MOON NURSERV OR APPROVED E�UIVALENT �� :/,�� , CHECI�DBY: CJF _ � , � o ,a� zo 4o L4.2 � � � � + �' PRO1.N0: 1301P5 _ t � SOD �- __ __ _ — _ +) . ORAWINGNO: . , � I I� C � PERFORMANCE - � ��i:�;i=d DESIGN. aaa o I t` LHBcorp.com 701 Washingtm Ave.N,Ste YW I Mmneapdis,MN 55101�612.3382029 E%ISTING BUILDING � �: �__.... � _ I � f; �... � �1 � 1 t I ! ' '::.:..... � .. O � 1 , i� . � � Bg3 � . fi82.90 � T i �, :: _- , '� LP881,90 .. � � � � ' � " � � � . . ^0.8% °� Q}1' I ; �'- Ry� -- � �< 3' � -.___ -.. : a� .. r —�,. -._._ .,�. �.�� _. � MAT .: . � :.-_� _. _ � .: .. - _____-__ __ _.... _ -. -.�885. . \ � e� _ _ _ _ ,y�885.53 � � � � �MATCH EX CLIENf: B�� 8893 , � �� TENNANT COMPANY ti.« � � � � .. .. . .. l .. � 9B1 �� 1.16 BB8.00 I I . . . � . � . INLT.BB7.50 �T � �� ..� � � eP8B7.50 eee, � ... . aso.� � �. 'r, f.� �� — — — — — — � — — — __ —_ _ - - � �9 ,,� — — —— 701 NORTH LILAC DRIVE • � ' � GOLDEN VALLEY,MINNESOTA 55422 ` � i i I , k � ' � ' � - -- �� -� - PjtOPOSEOBUILDING ' � � '. THISSOIIPAEAPPEAR 77xif2' FIILLSIZESHEETS. � I . BS 892.50 FII�T LEVEL ELEV=904.00 ��9� . BW&99.00 .-`.. :� _ _ _ I ' � B92 LO ER LEVEL ELEV=BB9.00 . 904 Ofl TS 889.9 —^'--Bff' � ��_� � �_� � . . ._, .._. ' . ,. p I Bg5 � .. .___._-__- — ' �i � � 898.95 899.36�� 90125 ' ._ ___. _ _ .. . I . ... B96.TBI � ' 1. ,pb . � . _ _..... - . , ; . I ; _TW 903.50 2%:;. � � :.,. .- .. '�BW895.00 � ' __ � '��-,„.O6 I 1 4752014 FINNLWDSU&AITfAL � � . � .... . . . , ��o� � .. � � ( � � NO DATE REVISION � ` � / .. ' ,. - . � � � '' 899.50 J �,:'F �8%.00 � . � s��, � � � � � = pRy I 1 � soo.ea I soa.se� � I RE```"S�VC�(�ON I ' 1 z% '� �' �2%SHP � � � � �NO�FO O�,�ZQ14 � I �� nz�a � � � I� �9D0.88 �� 900.68 . . - & � I '�' � I � ' �� CAPYRIGHT 2014 BY LHB,INC.l�LL RI�fRS RESERVEO. ��t�-��- � .. � ' i . ' � � -� ❑ � ,�j .. ; ' ! . PROJECTNMIE: „ :::�.. I . � ' � v�-i � � � � I� � I ' ... �. �7,..' �.. � , � , � ��- CAMPUS PUD i , � I �i i I I v ` � � � ' � I ' ' � � �� ❑ � � � GOLDEN VALLEY,MN � a � , ,..� . '..e'�a° I ' . . ..... ..� ' . 896.95 � 898.85 ._ g�� I � I/ DRAWINGTITLE�. _ . — _ _._ - �' � .. - - — �—__ �_� _ _I _ _ _ _ J �_ _� �_� __� � FUTURE DEVELOMENT � I e . �� - GRADING PLAN ; �� s= , a .� / I, � _ — � _._1 . _ : _ _ __ � — . � .__ . _ >>� . _ , _ _ r. __ — �� _ _ . . � ��,� � � �895.70 i i FRu�VI��t"',E : 4 . .� ,�L� r.�uTCH�c a��y�u.ri�aizscsi.creem9ria�my CH EX ._. FILE' 11301451fi00 ,_. .. ..,..:. . _... ... y..... � � .... ... .„.... ,� ,_.,_ . . , ._...._ .,»........, ,�...... ... ..__................. . . . . . { ...: I I 'i DRAWNBY: BMD - CHECI�D BV: CJF ,..... � '.,. 0 25' S0' t 00' PROJ.N0: 1301T5 �� O ` DRAWING N0: � � j i: , � PERFORMANCE '�,�ti�titv DESIGN. � I LHBcorp.com 701 Wazhinglan Ave.N,Ste 200�Minneapdis,MN 55401�612.3382029 1 � LEGEND: .. I . -I- WATERAIAIN . ��. -»- STORMSEWER ' >- SANI7ARYSEWER � � ' � ---�"'�- DRAINTILE (((```�``�� A � HYDRANT ' � _ _ _ . RIM�8290 - I � OUTFL�W - INV=B78.d5 CB04B . POINr1 � , ' �i CATCHBASIN RIM�83 00 TIE INTO EYISTING CB --._INV-�7B 40 � ' -�� INV=974.SO�f _ �"�----.-�' � .. .. .--. .. I � STORMMANHOLE _-- . � �.iA'RCA�0.5%��'''� ._` 115(F.�g�RCP�0.5% __ �. _.. -._.. _____. . � - DO GATEVALE « . tOLF-17RCP�1.0'% � fOLF-18'RCP 0.5% «-K �� «�<c� . . �G � _____ I,; � THRUSTBLOCK <�«�« caas naiF.�B. _ � �«�« RIM=BBM1.12 J ��osx < RIM=BB4.45 0 f( INV��77.82 -�'__' __ .__._.. � SANITARY MANHOLE . INV�74.7B ' � INV(E�S�B7].82 �_____ 1 . FILTRFTIONN2EA1. 21LF 18'RCP�OS% _ CB�1A II� CLIENT: BOCHl�MBERSVS7EM Mry�{ �' . CB01B RIAk885.15 R�M_�,� � � �M-°°S°S��=°�ee, TENNANT COMPANY n+Hos urv(r+.wpen�t . I irrv=eie.ii RIAk8BB.75 � � �' ��jsF eea2s -- --_ .. anerrsennn,�rn srrtuerui , ---.... __---- � - � -- _ --------- - ,I, I ' . r - _ _ . -- ; ; - - � nausr wM ro eea.sa � wv�s�=aesao _ . ;' � - - - ____, � � � � � _ � � _ .. __. :::'. ____ - �.-: .._ - ,..�.. �42LF-CWC�50% � � . �..� � � � � - - __ � _ - _ _ - . i 701 NORTH LILAC DRIVE - - za�F��r acP�i.ax - �� - - � - �,:�,� ' ' '� - � GOLDENVALLEY,MINNESOTA55422 � cem 0 Fl�rnnnaNnaena I(�� RIM=BB9.90 �y SURiACEFILTRATION PROPOSEDBUILDING I i _; I INV�51=BB5.90 � � 4 ' FIRSTLEVELELEVSW.00 �:i INV�NpB&.51 LOWERIEVELELEV=889.00 THISS�UAREAPPEPR 17x1R' FULLSIZESHEEfS. 7 � ` ' � � � Q � f � �� ' BUILDING CONNECTION � I � _ - J I 50LF�17RCP�0.5% CB10 � ' �. RIM�9738 : . . 0 ' C60AB INV�E.WI=8927] ' __ -_ - � RIM=89fi78 •• ..... � . �� I ... . e {� _. _...__.._ --- � INV=893.02 �� . _ .. � ..u �:-' � 1 I saF-izaca�o.ew, ,' r��rq� - � INV 8983.�17 � \0.5% � - _- -- _ _- I " » �� 31LF�1YRCP�0.5% �� _ � MH09 ��Z�RCP�OS% - I 1 azszo�e FINALPUDSU9MITTAL _ � PoM=&96.90 I � ' < v� NO DATE REVISION c � RIM�9B.ID' �I � :..��- � ...... I I INV�BB.74 FILTRATIONAREA2. MH11 CB13 � I � ' � 3fi CHAMBER SVSTEIA RIM=900.00 RIM=898.06 pR . .... I INVIE,`h9=891.74 INV(SEpB92.18 ,� I .. PRETREATMEM _ g I S7RIICNRE �'Z , , I a�� ; , E�,�M gta��,o� � � _ � � pR Foa��zp14 1 s,s I __ I { J I__ s�wrraavM,wnaE � RIM=898.33 . ' - .. INV=AB1.UU � � � �� $ '� � I � I �_ � I COPYRIGHf2016BYLHB,INC.RLLRIGHTSRESERVEO. � ' ❑ 1 � � � � I ' 'I ' PROJECTNFME: , � _-� � r� CAMPUS PUD � � � I � ;�,. i � � �� I i ' �„< -s RIM-89783 I I MH16 � � I � .. �1 �� ,I ❑ RIM=097.&5 � INV�92.33 CB15F � ... _J �� i >� ��=a9,.� , . N� R�M�9,35 / GOLDEN VALLEY,MN -r' , INJ=893.91 » _ » _ > '. ..INV=89241 PRETREATMEN�STRIIC � _..... '_�1 WM89735 ._-7AOLF-1P'RCP�0.5%-..� �,- 18LF-1YRCP�0.5% I I�.. �RAWINGTI7IE�. &F-tYRCV�0.5% � � I _ _ J ��F.,z•R�P�o.S� «�« �,� / FUTURE DEVELOPMENT � � � � � � � - „x� « - RIM=B%.95 .. � CB17A ' -v INV=892.37 -� UTILITY PLAN � RIM=89fi.95 � - . �. � INV=893.41 . . FILTRATIONAREA3. .. /. z� . , M CHAMBER SYSTEAI � r `� �s � � - � � ..��, . .�u,.. . ,�..:. -�. .r:�c . .< -. :_.�: ::::�� .. . � � � _.- �_.. . .. ... . , .. _. _ ..�� . 3k'E5 . -..� � �� CONNECTTOEXISTINGSANRARY d .'-,.-�;��e�An��„ -- -... , .... _. .__.,. � TIEINTOEXISTINGMH . � � � � � WRHWYE.INV=881.00t � FlLE: 113012Sb00Drexi Iq130125C3.7-Utll Plan . .. .. ,,r'�,-i_�'*:::. INV�91.7 � .. ^9s AY .d� .. . . WTFLOW 85`1YTPPPINGSIEEVE DRAWNBY: JTC - � POINT2 rWDVFLVE : CHECI�DBY: MJW � 0 25' S0' 100' DRAWINGNO:�'� C2�o / I' � . PERFORMANCE ' '' �I ,:��'�Et� DESIGN. ! II1-1I1-� --_B� A -I I I� I II� A LHBcory.com 701 Weshing4in Ave.N,Ste 200�Ma�neapdis,MN 554011612.3382029 gn I ':' m P ��.�..'�II�I .. I �/ I��I `ill�l ��' PLA1190'BENO �I-�i P -�I 1= , , � � �� I� m CONCRETE SHALL -I ;o BE IN CAN7ACT I I F�T TRAFFIC RATED CAST IRON FRAME AND LI�. P UiILfiY TRENCH NEENAH FOI1NDAftY R-7514 OR APPROVEO � �TM TM�S o�^�R^"T BACKFILL AS SPECIFIFD EOUIVALEN�.PROVIOE 33/8'DIA ANCHOR RODS. -I OF PoPE(MIN.) I ".'I I� � � IJD SWUl BE MARI�D WITH AN'S' I I I- BEDDING MATERIPI -��_�i�-�j,' FINISHGROUND PRONOEISOLATIONJOINTAROUNDCONCRETE �� p PADININCONCRETEPAVINGISIDEWALIC PIAN45'BEND SEC710NA-A � � �, INITIALBACIffILL F+ � �, B �, :B....- B . .. ��B� � BLOCKING DIMENSIONS 9END OR 221I2°BEN�S 05'BENDS 90°BEN�S TEES � SHAPE TRENCH TO .. a MATCM BELL SECTION � BRANCHS2E B D B D B D B D �pp° 120° CLIEN�: 18'x18kB'CANCRETEPADCENiERED AROUNDLID.CONCRETESkULLCONFORM WSER 6. ,�� ,.°. ,� ,�-0. ,��. ,.r ,�� ,.-0. � TENNANT COMPANY TOMnDOTSPEC.31D5 8' 1'{Y 1-0' 1'4' 1'�2' 1-10' 1-0' 7'S Td' $ANDCUSHION NOTE: 12' 1'<' 1i' 110' 1'-10' 2A' 2'J' P'�" 7-0• PLhCE CLEANOUTS EVERY 100'INCLUUING THE P�E BEDDING VERTICAL DISTANCE A BIOCKING NOTES: ROCK TRENCH 45°BEND 1. DIMENSIONSINTABLEAREBASEDONAWATER NORMAITRENCH PRESSURE OF 150 PSI ANO rW EARTH RESISTANCE �RAINPIPE WYE OF 2 TONS PER 5�.F00T. -1 �A 2. BLOCKING70BESETAGAINSTUNDISNRBEDSOIL. IO�NORTH/�LIIL/1CDRIVE 3. CONCREfESHALLBEGRADEB-SPEC.2161. 1.DIMENSIONS: B.MMIN UMM 61DTH-0.0.PIPE+T4' GOLDEN VI'1LLEY,MINNESOTA 55422 FLOW_ CONCRETESHALLNOTINTERFEREWITHMECHANICAL JOINTS. �1 CLEANOUT �1 THRUST BLOCKING FOR WATER MAINS n TRENCH SECTIONS FOR D.I. PIPE OR PVC WATER MAINS �Ssa��+ ,a�.,a� FULLSIZESHEETS. � NOT TO SCALE � NOT TO SCALE � NOT TO SCALE _ LIMR OF IXCAVATION REINFORCING EACH WAY AS REpUIREO FOR SEE TABLE FOR SPACING 7APPING MACHINE ALTERNATECAVERS � 1 42S2U11 FINALWDSUBMITfAL FINISHGRA�E ��NEENAfiR-1683 q , B C D K — _____..... ORPAVEMENT� AREAMIET:NEENRHft-2535 — - -- �� ".-..-.-.--. � NO DATE REVISION CURB INLEt:NEENNNH R-3075 48' ' 5' � 61• fi' S' E%ISTING PIPE _ ._ .___.._ _. } .___._ ..-__-- 60' � G i 7B' 8' 6" " I NewPive I HEREBY CERTIFY thai this plan, speclfica— -- `�ceMeq'rrnatTnackour ' � 7r I r I sr e� r tion or reporl was prepared by me or under sEnrFwvneiNr � — Y ea' e• �iae� e� e' my direct supervision and that I am a duly n MORTARSETTINGBED crsaoeawus�errtaiNcs �' %. � g I ipp �-��-e'� � s• � � �icensed Professional Engineer under the _. 2.0' (3'MIN-18'MA)() � . I . .._ '_ __. ' - �_. __ � _. . �� oe ia• isr im io• laws of the� yS,tate af Minnesoia. ECCENTRICCANCRETECONE � -�-� 12�' �11' � 14G 12' � 11' DIELECTRICFITfING SIGNATURE'. //'��(N-//�.-�� USE JUNCTION SME MANHOLE Ii "�� ''� �I� NEW 7APPING SLEEVE � SECTIONiORA>77 y. , � I � I TYPED OR PRINTED NAMEMELISSA M.YMITE USEFLATCOVERFOftHT<T � 1-72'CLR A BASEREINF. COVERREINF. , _. _. ._._. . . .._._. .. � � DATE 4/25/2014 REG.N0.:46192 S7EPS NEENAH R-19B0 E 48' q7�1P' '. p3�8' ORAPPROVE�E�UAL �----- ' - � BASE SLAB so• w��s ' �+�e• +r RISER SECrION �2, ' %M1��2 '��M3�8• PLAN VIEW CAPYHIGHT 2014 BY LHB,INC.ALL RIGfRS RESERVEO. .._.�.� (H=1.0'L.0') & .��8 . ..��a _. PR0.IECT NRME: m REINFORCING E4CH WAY 9� ��8 p3�d' SEETABLEFORSPAqNG 108' q4�70' #3�d'.. . LIMITOFEXCAVATION CAMPUS PUD A B , (2)FXiRA BAR IN � � . 120• qd�g• �{�A• �I BOTfOM NEWVALVE --� - CASTINPLACEORPRECAST ; . . .. GENERALNOTES: conca� NEWPIPE � ._ BASE SLAB ' I (i)EXTRA 9AR IN BLOCKING� SEE TABLE FOR ' I B�n� MANHOLES SHALL BE MANUFACTURE�IN ACCORDANCE WI7H O � REINFORCEMENr. � _ �� ASTM G78. �_ �� ' K �:..� MA7(IMUMFILLOVERCAVER=8'-p . I i �°"�'� GOLDEN VALLEY,MN I -i �1 PIPEOPENINGSSHALLBEOVERSIZEDFORPUCEMEMANO SUPPORT --- -i---� ��- FIELDGROUTEDTOPLANINVERTELEVATpNS. � � POUREDINVERT -.... ... .-_. � �� _ I . f ��. �RAWINGTITLE�, Y4�IAMETER } � 4 �I' PREGSTSECTIONSTOBESFALEDWITHARUBBERGASKET �'-�--��------� - -��-- - -- - FUTURE DEVELOPMENT qBOVE FIOW LINE _ � JOIM. . . .. I e � e I, ,, 1�117CLR p�yCONCRE'fESECTIONSDESIGNEDFORApSHfaH520 L ��N�. STANDARD DETAILS SECTIONHL VIEW STANDARD MANHOLE SECTION COVER STEPSTOBE%ACE�ATAMA%IMUMiGSPACING CONFORMING TO ASTM C47B ANO OSHA REWIREMENTS. DEPTH TO FIRST STEP SHALL N0T E%CEED 24'. ' �1 PRECAST CATCH BASIN AND MANHOLE �1 TAPPING SLEEVE AND VALVE FILE: _tl301251600Uawingslq130125C5.1-Delails.Ewg Y NOT TO SCALE � NOT TO SCALE oanwNar: dre � CHECI�DBY: MJW w �WING�N0:30125 �_S.0 � J i� .� , NON PAVEO MEAS PAVED AREAS �• PERFORMANCE TOPSOIL6VEGETATIONRESTORATION, Cd�.iVC�;DESIGN. SEE PLqN(TYP.) FINISH GRPDE � _ LHBwry.com 701 Washingim Ave.N,Sle YW�Minneapolis,MN 55401�612.3382029 PAVEMFM,OR CANCREiE WAL1G SEE PLANS 8 OETAILS. UfILffVTRENCH BACIffILL(iYP.) � 5 INITIqL � � � � z BACIffILL � �� I � � PIPE _ � PIPE BEDDING �) m 1' CLIENf: _T1 SOIL TRENCH — ALL SEWER PIPE TENNANT COMPANY � NOT TO SCALE 701 NORTH LILAC DRIVE GOLDEN VALLEY,MINNESOTA 55422 THIS SOUFRE AP 17 x 112' N FI1LL SIZE SHEETS. 1 4252014 FINALVUDSUBMITfAL NO DATE REVISION CB I HEREBY CERTIFY thot this plan, specifica– STORMTECHSC-7405TORAGECHAMBER(a�0.00% 4"CLEAN(OUT3TYP.)ONMAIN �RIM=SEEPLAN tion or report was prepared by me or under STORAGECHAMBERS my direct supervision ond that I am a duly Licensed Professional Engineer under the --------- — ' laws of the State oi Minnesola. STORMTECH SC-740 STORAGE CHAMBER(a�0.00% .. ��,I�I,"t�✓ I^� CLEAN OUT 1-EACH ON � SicNAnRE: �N�"�6v " ��YU�L� '. HDPE SAND FILTER OVERFLOW 6"DRAINTILE , '� IE=SEE PLAN TYPED OR PRINTED NAME:uEL155A M.WHnE 5.50' ROCK BED ' _ _ � on��a/zs/2oia Rec.No.:as�ez - - - - -- � � . 6'HDPE DR4INTILE IE=SEE PLAN(2) . �� O , �� __. CAPYRIGHT2014BYLHB.INC.ALLRIGHTSRESERVED. � IE=SEE PLAN � - _,� ' � � 1� 3 . .. �. .� PROJECT NAME. � - CAMPUS PUD 0.50' -- . � - �0 25' � _ �,. � � ` � � i�I_ � �.. FABRIC AROUND � �� FILTER SAND -- ��. OUTSIDE AND IN �� ...� _ �� . � I I �I��- '. BETWEEN LAYERS � - � �- � � � o I -- --'� -- �'�. HDPE OUTLET TO EAST '� RocKseo - iE=sEEPu'" GOLDEN VALIEY,MN � � 0 , - r, � _ = ,,� - _- � - --- ------------- ----------------------- - � .,; , - �� -, _ _. � � ---------------------- 1 f � ---- DRAWING T�RE'. �� '_ — - . ._ _.'.—� _. � ..�� v' ___" __'___ TRACER WIRE . . —,– -- ----- -- ----- .------ . ----- � .. _ – - -_ - -� - __ _ , ,� , FUTURE DEVELOPMENT � - � , ----- _-,_ BELOW DRAINTILE 6"HDPE DRAINTILE TRACER WIRE 6'HDPE DRAINTILE(a� � � � � � STANDARD DETAI LS 0.00% '� --.. ._. _. _. —. _. , .. . ��--- ''�'�'I- �.-- ' -��'. � �1 SAND FILTER NOT TO SCALE Fi�: .�iao+ss�aaoa�;��aiaoisscs.z-o�e��s.c.y DRAWN BY: JTC J CHECI�O BV: MJW PRQI.NQ 1301Y5 C31 � DRRWING N0: � . . . . . . i: � OFFlCE OFFICE OPEN OFFICES � PERFORMANCE ' `�E�DESIGN. OFFICE OFFICE LHBcorp.rnm , FERE C �� 707WrIh�nAw.N,5b27UIMhneepa9s,MN551D1�612.3382028 C NFEREN T T O �OFFICE STOR4GE T T OFFICE� BREAK RE �M ETI G ETI G RECEPTION C"0� � � �.c. OI[IIC7II�l0 OFFICE OFPICE OPEN OFFlCE �NFORMA� OFFICE OMEETIN� OFFICE ■ ■ ■ ■ � ■ ■ 7 THIRD FLOOR PIAN �JJ ns-i-o � � OFFICE OPE ICES OFFlCE ��' TENNANT COMPANY OFFICE OFFICE �� STORAGE C NFEREN T T O� �OFFICE RECE OFFICE� REAK T T lOi NORTH LILAC DRNE EA ooM ,�� c NFERen, J c �pLDEN VALLEY,MINNESOTA 554Y1 � � � �I�I I�II[A� OFFICE OFFICE TFYSSOUME 17x17 F4ISIZESFEEI& OFFICE OPE ICES n n OFFICE �II� INFORMAL ■ MEETIN ■ ��SECONDFLOOR PLAN L �,s-, o 1 4�201{ FlNALFJOSUBMITTAI UP � NO DA1E REA51011 ■ , � ■ ■ ■ ■ ■ ■ ■ � I HER�Y CERi1FY that this plan, specifica— , oEuvERv , � � tion w reporl was preQared by me or under i___________i VERANDA my direct supervision and thot I am a duly � Licensed Architect under the laws of the State of Minnesota. O � �oom�o � � sa��nx�:"�6�v� Q � OIL T TOR T��N1ED NANE:RBueComwl t1NEXCAVATED STORAGE STOR4GE O � ■ ■ OB y � ■ OATE 1I6/N14 pEG NO.:18730 AND CAFE SHOWROOM SHOWROOM HANDLING O O � � ILET TOR � COPiNIGHf27HBYlHB,WC.ALLRIGHf5RE5HCuID. � � � � � � �� o� CAMPUS PUD TOILE OILET SERVICE AREA VER4NDA ■ ■ ■ ■ ■ ■ ■ ■ ■ ��, GOLDEN VALLEY,MN � ANNEX ��'�' _; BUILDING PLANS ,__-- �i � EXISTING SERVICE �I � _--_'� BUILDING FlLE ..113012'd5004awnp��A1.9mAtlNp�Hee117U175GiTB_Mrhdrp �______ O DRANN fiY:RJA l (71EL1�BY:RBC �,��LOWER LEVEL PLAN �1 FlRST FLOOR PL4N P�� '�� A2�0 `F r,s-, o I ns-, o R OPAM7NG ND r I� � PERFORMANCE +� ��vc�DESIGN. ws�«P.wm R 701 Wsllrqton Ava N,SY 7ll0�A9meepo4,MN 55107�612.338.2079 MECHANICAL PENTHOUSE MECHANICAL � PENTHOUSE PARAPET-52'0" PREFINISHED PARAPET-52'0" INSULATED METAL ROOF-48'0" E��3� � � � � � � � PANELS PREFINISHE�INSULATED �-._.____.,� ROOF-48'0" METAL PANELS SUNSCREENS SUNSCREENS 3RD-34'0" � 3RD-34'0' PREFINISHED PREFlNISNED ALUMINUM ALUMINUM WINDOW WALL SYSTEM WINDOW WALL 2ND-20'0" � SYSTEM 2ND-20'0 PREPINISHED ALUMINUM WINDOW WALL SYSTEM EXISTING BUILDING EXISTING BUILDING "�w a ' STONE VENEER STONEVENEER RETAINING WALL GLASS RAILING �pR. i5T-0'0" ,ST_°° ' ' TENNANT COMPANY � � � � � LOWER LEVEL i t i i � YEAST o�E�AT�o" �So�THp�E�AT�oN 701 NORTH LILAC DRNE GOLDEN VALLEY,MINNESOTA 55422 7WSSOUARE 17x17 FlAlSQE9F�EfS 1 414TQI� FlNALPJOSUBMIfT�L MO M1E RENSIOX I HERWY CERTIFY that this plan, specifica— tion or report wos prepared by me a under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesata. 9GNAlINiE: �� MECHANICAL MECHANICAL PENTHOUSE �. . ... ................ ..... .. PENTHOUSE hPm OR PRINIED NAME RBnnCanM PARAPET-52'0" PARAPET-52'0" PREFI NISHED � PREFINISHED INSULATED DAIE If152014 REG NO.:18770 � � INSULATED METAL ROOF-48'0' � � � METALPANELS ROOF-48'0" � . � � PANELS � SUNSCREENS . . .. ...... ... ......... ... . . .. . . . . . . . ........ . . .. . SUNSCREENS COPYRIGN�I4MBYLH&MGALLWGIR'SRESHi'rID. PROJECE NAIE 3RD-34'0" � 3R0-34'0' PREFINISHEDALUMINUM PREFINISHED CAMPUS PUD � WINDOW WALL SYSTEM ALUMINUM � � WINDOW WALL SYSTEM 2ND-20'0" . 2ND-20'0' STONEVENEER ' e�waeTj� EXISTINGBUILDING = GOLDEN VALLEY,MN GLASSRAILING �� i sT-o�o^ i sT-a�a� STONE VENEER EXTERIORSTAIRCASE I OVERHEADDOOR gUILDING ELEVATIONS EMERGENCY EXIT RETAINING WALL LOWER LEVEL LOWER-15'0" LOWER-15'0" �1 WEST ELEVATION �1 NORTH ELEVATION J r,s=,-o I „s-, o � FlLE ..11301739mOnNnp�Nl92Ml1pIB�e1170175GTTB_MrJ�dq �MNNfiY:RJA � ��'RBC °�'� '�'� A3.0 � �� m b ;,''� Q 0 �� o� J � " Z ` c � a�E ? W � Wz � ¢ � � �E' o w � W v u g �c `�' � � ad L � o s � � � CQW � G 0 � '� '�'J �N 6 Y � � Z � L� o � O C/J LL m '� O�W� � a �/� �2 N Q i3a o �� Z � � � o Q�o�� _ � � L1� � J �fu �-�' o N � o� L� � �u rHiy � " z - � J U �' a� 3 i Z �J ^ � ;.�o�`'\� � > � � �� < Q =j � g c"li�Naw �� d .. � Z F-- � � � m � z �w � .�t 3 W` a"iw". "' � � � � � � U � Ym�yi � � � _ z Z� _ d ��v �� o c� � � J � _l f �3 c� � � 3 � F— �c�'� ` _ g �wE�� a � 0 8 � V C7 � w Joc�ia � OOl "ON .(b'MHJ/H 31 t/1S w ��s � � Z � � � �W W �< 3� �� y� � � S $ a� �7 � 3�a,na iV 3i1/d0 �Y7/7 �"m Z �� a � � $ € � �=�a d�s �S f' � � "' �y = pj �� w � yj o � i � �v S� _ � > > > ij� g _ N �_€�'z 3�,�w€ � j � � — � ��<�� w �� a a � � - _ a� o�� w�� =8 ',' � 5 9 �� 04 � .�� _ '< � ��. � �€ �€ �m Z F w oY�� F�� W m F' i F F � E c E` W z�sw^��+� z��' � � � f.1 � �� 3m 3s � — �d� (� k'�oW^ N�$< �� J � �� w . a"'�� x � W 2o c 2� > _ Z N n � — � e a o. / � — �' � �q � W ,,, 9 F F W Z � � � � 8 j� �W' j� � u F � � �NW � � �N' . � I 3 � � � �� g m�o �00� � J l ' , V 5� �o �� ,pv,.,�J t7 �� 8� ��x� w�r� ��z`� Z �`" �€m a � =�P'' �� 3o.,do: o F� a g�: ��s ?�i ��o.��.�e � = F LL 3�.9'z �6� ��z , 'IJ Tu� �� ;f3 �3g "'ab' J � � • e� � �� a� �� < � E a q � � va� / � �� o E � m E - 3 �, �.i n s vf �^,qa,=sa - g a :� � �� /�r-1 � � 1�� -� �� I �� . �. �— ° � _. �':n�l.l.��vw�. . o �� o _ o � 0 : . . . . � . : $ _ - � � . - : : Q _ . . �� . . . � z . . : : : : . � � � -; ; ; . : : : : : : � Q . . . . o � . . . :3>r,,�.. : - . . : $ : ��: °, i I , � .�. I � o � � . . . . . . e \� � � � m � - - - - - - - - - - - - - : Iliiiiillilli � � . . . . �� J z - : : :�: _ ��= ��.o� � - - - . . : . . . . e,.� g �C � W � .�- � �F � � Q �, -- � " . . : : . . . . : �3 e:�� : � -- :�:I.��. . . . . . . . _ ;p � � � �r � {�f�:�:�:�'�.��: a£i[�i $ �� O � � � s�e �� 1 .. � � y� £�' 1 0 �� me ° : � �,�,,,� � �� g �, � :� „ a' a 3/7N3ilt/ 3/U(+'Z snoHmniie 3 3„,„0� .�' - HItlON �3/NV3i1 V 3N6'Z ( _ }A. Ryt }��l1t,�,�,,� 'l��1 C�� Plannin De artment � r 763-593-8A95!763-593-8109(fax) °,��..� � . Date: May 28, 2014 To: Planning Commission From: Jason Zimmerman, City Planner Subject: Proposed Zoning Code Text Amendments—Definitions of Lot Width and Lot Depth Background The City Council has directed Staff to bring to the attention of the Planning Commission ' inconsistencies between the Zoning Code (Chapter 11) and the Subdivision Code (Chapter 12) in their respective definitions of Lot Width and Lot Depth. A recent application for subdivision raised the issue and Staff has performed research to understand the nature of the problem and how it came about. In the Zonin�Code, Lot Width is defined as: "The width of a lot is its own mean width measured at right angles (90 degrees)to its mean depth." In the Subdivision Code, Lot Width is defined as: "The minimum required horizontal distance between the side lot lines measured at right angles to the lot depth, at the minimum building setback line in the Residential and R-2 zoning district, or the front property line in the Business and Professional Office or Terminal Warehouse Zoning Districts." The difference here is that under the Zoning Code the width is defined as an average measured along the entire depth of the lot. The Subdivision Code only looks at the width at the front yard setback line. It is possible, then,to have a proposed residential lot that meets the minimum width at the front yard setback (the Subdivision definition) but narrows enough so that the average width (the Zoning definition) is less than the minimum required. The Lot Width definition in the Zoning Code seems to be unchanged dating back to 1938. The Subdivision Code was adopted in 1987 and revised in 1989. From what Staff can determine, subdivision review in Golden Valley seems to have used the lot width definition from the Subdivision Code exclusively ever since the code was introduced. A study of the zoning and subdivision codes of seven surrounding communities reveal that all seven use lot width definitions—with minor variations—that are based on the width at the front yard setback line rather than the average width atong the entire depth of the lot. This is consistent with Golden Valley's Subdivision Code but not its Zoning Code. In addition,the Zoning Code text specifically defines the width necessary to have a buildable lot as the lot width at the front setback line (consistent with the Subdivision Code definition) for the R-2, R-3, and R-4 zoning districts. Only the R-1 zoning district uses language that is more ambiguous ("a minimum width of eighty feet shall be required"). This forces the use of the more general definition of lot width from Section 11.03 (the Definitions section) which uses the average width as outlined above. Most lots being reviewed for subdivision meet both lot width definitions. A few, however, meet only the definition of the Subdivision Code. These are typically "inverse pie" lots—where there is a large amount of frontage but they narrow as they move to the back of the lot—or irregularly shaped lots that are narrower than 80 feet for a significant portion of their depth. Current Issues Staff have been advised by the City Attorney that lots currently under review for subdivision must meet the definitions of lot width in both the Subdivision Code and the Zoning Code. This not only reduces the number of lots in the City that are eligible to be subdivided, but using the average width definition creates difficulties for Staff in calculating the true lot width for non-rectangular lots. This information is often requested daily when helping builders or homeowners determine side yard setbacks, which are dependent upon the lot width. A related issue is that the definition of Lot Depth is inconsistent between the two codes in a similar fashion. In the Zonin�Code, Lot Depth is defined as: "The mean horizontal distance between the front (street) line and the rear lot line." In the Subdivision Code, Lot Depth is defined as: "The shortest horizontal distance between the front line and the rear line measured at a ninety (90°) degree angle from the street right-of-way." As lot width is measured in relation to lot depth, it is important to also resolve this inconsistency. Recommendation Faced with the above, there are at least three options for dealing with the situation: 1. Keep Zoning and Subdivision Codes unchanged, in which case new lots must meet the minimum width at the front yard setback and maintain the minimum average width throughout the lot. 2. Modify the Subdivision Code to define width as the average width throughout the lot (to match the Zoning Code). 3. Modify the Zoning Code to define width as the width at the front yard setback line (to match the Subdivision Code). Based on past precedent, the ease of interpretation and administration, conformity with neighboring communities, and a review of homes built under the current application of lot width as defined by the Subdivision Code, Staff recommends a revision of the definition of lot width within the Zoning Code in order to continue to review subdivision requests in a consistent manner. Attachments Draft text amendment with underlined-overstruck language (1 page) PowerPoint presentation given to City Council on May 13, 2014 (13 pages) §11.03 53. Lot: For zoning purposes a lot is a parcel of land intended for occupancy by one (1) principal structure and any accessory structures and of at least sufficient size to meet minimum zoning requirements for use, coverage and area, and to provide such yards and other open spaces as are required by this Code. Such lot shall have frontage on an improved public street and consist of a single lot of record or a parcel of land that has been historically described by metes and bounds. No division or combination of lots shall be permitted that fails to result in all lots conforming to this Code. Where City approval was obtained before the effective date of this amendment (October 3, 1991) of a combination of more than one (1) lot or parcel, the combination shall be considered one (1) lot for purposes of this definition, except that: A. If a principal structure is situated on two (2) or more lots, but is located on and meets all zoning requirements for one (1) or more, but not all, of the lots, the lot or lots not required for the structure may be treated as separate lots if they met all other requirements of the City Code at the time of their creation. B. If a principal structure is situated on two (2) or more lots and additional land is acquired so that the structure may be expanded, all of the lots must be replatted to conform to this Code. C. If a principal structure is situated on two (2) or more lots and additional land is not necessary for a proposed expansion of the structure, replatting will not be required. Source: Ordinance No. 73, 2nd Series Effective Date: 10-3-91 54. Lot Frontage: The front of a lot shall be construed to be the portion nearest the street. For the purpose of determining yard requirements on corner lots and through lots, all sides of a lot adjacent to streets shall be considered frontage, and yards shall be provided as indicated under "Yards" in this Section. 55. Lot Lines: The lines bounding a lot. 56. Lot Measurements: A. Depth: Tw � .. i a� }.. �. +. , ., ��„ F,.,..,� i�}.-,,,,�� i,�.. . The shortest horizontal distance between the front line and the rear line measured at a ninety (90°� degree anale from the street right-of-wav. B. Width: . The minimum required horizontal distance between the side lot lines, measured at right angles to the lot depth, at the minimum front yard setback line. Golden Valley City Code Page 9 of 17 5/23/2014 , � � � � � � , �� '"� �� >�� b � �t � �� '�� , � � � : ��' � �;a��-�,�� .,�,��.. �,. � � � � • . � � Residential �ot Width Zoning Code • Lot Depth: mean (average) depth between front and rear lot lines • Lot Width: mean (average) width measured at right angles to mean depth Language consistent dating back to 1938. �"1`iva i l e`v 1 5/23/2014 Residentiaf �ot Width Subdivision Code • Lot Depth: shortest distance between front and rear lot lines measured at right angles to the street right of way • Lot Width: minimum distance between side lot lines measured at right angles to lot depth at the minimum building setback line Subdivision code established in 1987; amended in 1990. Interpretation of lot width for subdivision applications seems to have been consistent since originally introduced. Residential l.ot Width Lot Depth 35'-- ---------------- -- --------- � RON/ � Subdivision � ; c o Lot Width � � Zoning a � � 0 � 2 5/23/2014 Residential Lot Width �.. Lot Depth 35'----- ---------- ----- � --------------- ' �KOW � Subdivision ; � � � lot Width Q � Zoning . � � N � � Residential �at Width Lot Depth ------------------ 35'_. . _ __ _. __ .. _. _... __ _-- --------- �OW Subdivision + ; c o Lot Width � � Zoning .—� —�°' � N 0 3 3 5/23/2014 Residential �ot Width �� Lot Depth 35'--------------- ------ --------- �ROAh� � � Subdivision ; ; � � Lot Width Q �. Zoning � �, N Q 3 Residential �ot Width Lot Depth ---------------------- ? � 35' _ _____________ — � ------------- ' t�OVV � Subdivision � ; c o Lot Width Q ' Zoning � .�?; . �• � N � 3 4 5/23/2014 Resi�ential l.ot V'Vidth Implementation • Codes should be consistent. � Codes should be easy to interpret. � Codes should be easy to administer. Residential Lot Width Lot width definitions used by other local communities: St. Louis Park Zoning—distance between side lot lines at front yard setback Subdivision — lot width from zoning maintained for 1/3 of the lot depth New Hope Zoning—distance between side lot lines at front yard setback Subdivision— lot width from zoning but cul-de-sacs have minimum lot width of 40' S�a�,.t: � .��illcy 5 5/23/2014 Residential Lot Width Lot width definitions used by other local communities: Hopkins Zoning— maximum distance between side lot lines within the front yard Subdivision— lot width from zoning Plymouth Zoning—distance between side lot lines at front yard setback Subdivision— lot width from zoning Residential Lot Width Lot width definitions used by other local communities: Edina Zoning—distance between side lot lines at a depth of 50' from the front lot line Subdivision— lot width from zoning Minnetonka Zoning— lot width from subdivision Subdivision—width of 110' at front yard setback, 80' at right-of- way (or 65' at cul-de-sac) s««,��,�.� v��lI�y 6 5/23/2014 Residential �ot Width Lot Depth Building envelopes �� ,�� \ :k�l � '�'i�\`'\`�*\'~+.t'�+. ��\ti`'�.� :;��\�::\��;�" �; `:'��. ''y;'� ��; ;, ��::�.,,e..��'; �\`�.�,�\��;:;�•�:� �, `�,�� \`�v'•��`�.�.`� ,\,;�;1.1�s\`:4�\�,�'�� y �"'.♦•�,�\��:*.:E;�'„�`� �\`1�'.`\.4"ti\,\''.\'�`,�, �.:\�.�``:�":`�:�;.�.�.��`i��'�.'*.�'� Subdivision c o Lot Width � ' a � Zoning C � ` � N � .. �..';:��,,• � Residential Lot Width Lot Depth Building envelopes ,------___�_, ��`�~`��''�� :��.,;:,;;�;� 4 ��:�.\� h.\;•:`ti� ;-�,:;,��. �;,•��;� ,�;,�..,� �ti�, ,`\ ��:�``��; t�. "'��,��.,�,�, \�' �; .;;`.�. �,'�:;;``,\\�u �'` ��. w ��:;��:,�:� �4,,�l�;�.� ��; �,.��+,,, 4\:ti�;}:.�;`.�9 Subdivision . c o Lot Width s � Zoning � �� : ;all�� . 7 5/23/2014 Residential �ot Width Lot Depth Building envelopes ,---� � , �� b,\`ti�;,\ `,,_ti��:.`�, �,:�;.:�.� h�`:1�;`��, �.`��,�.�, ��\\`�:::`w\`�:, h�\��:;,\``�'�, r1\.-...�*..�:\�� _ai�.�`�i�'��ix"�i��`iid Subdivision c o Lot Width Q ' Zoning �� • � 0 3 Residential �ot Width Lot Depth Building envelopes _.___._.... , ...____, i ��,�� \`'•'�\,s�:.,`�:.:1.\ ��.:��:;C�:;`�� l`.��`,l'J: .'.:, � ��y`'��~� ��\ Subdivision . . � o Lot Width s � Q �. Zoning � � ,f;�y�,,,�. � ��tllc�� 8 5/23/2014 Residential �at Width Lot Depth Building envelopes �`:.'��`.�� :k.`,�.�,.`,4� ��`\�`�\`�.� �,\�.��.w�,��.`y,\.`�y ��\��,\�1`�\Y ti`t\�'�� ? 7 ��\\.:��;�\� ��`� �ti�� .�.\��.'..�.�.\��:.w.• C`�,\��:\\;.:�;k�:ti �`��'�\y'`\\:,ti'<.'.•�� 4�. ..��t.�tii�� ti.�:\��`.''�;i i:��1}`i�+: sl.1t�.�;��i.�...'�;�:�,^�i 5UbC11VIS1011 c O Lot Width s � a - Zoning . ;�; . � � N �. 3 � Residential Lot Width . .� ��t _ � �� .�.�� t. `�' #�, ;`� �. �. F �.� �; ,��,�=-- �� } .,� ,��' �,J � �„,� �. a e'; :� ��/� ,r�./ ��'#'h u+�x::Z°w .,,�`� ! '�s ��„ �* � $}v. ,��,, � � �v� �� . a�� , r � , �� 's"�' ��t�� •�� a J� �:.� �* "�� , � � :.� '�� ,: � �,,,� � ' - :ae�.. `:sa',. t , s� =l•"�r�. 1' � � ��,� �f;,�, � 1 ,,�� . ;,� � � � ` � ,�� c ., �'� ��_,� � r�� --�� —_ �'� � ., i a., �. �`�, s`��' ,. / // �;4 9>0 ��r +� ,��. � �` 1 .. �� ; �d w;r{ + �„ »?'� €*�. ' ' �av ,x:.� t�� k��Ci 9 � � ! � • � � • , ,^��'��p•� �;� � .t... � t�t�1 �� } � .�y� � � �.a ="�y,�m�►_ l, 1 �4 .. J�;S, ��" .� ,�,; '��f �' ,r ! ,. `; �' ..�^ ,�r ,�� e �.;�. r -i� .,.�' � ��,` ;.y, ... a- .�, . �y y.: . � ¢. "� ,�, k ...t��f �-.,:-k•. �a� �t. - i� - '�4 i p► 'k�r s `. �`�. ' p " -- .� � �� .�� =� . . :�_ „� �� , � ��i � �� .�., �a �,� � �«��'� �� ,� , �' 3 {, ,��,� � ,�� ° ��F'. .�,=;. _��°��" � ,��'�� }-��.��. , � �< �� r'� � .� �� h � a w� �,;�,.,� ��z� �� f � �,?��'� � z �` �� -�� .. '�"� *�A��_ �, �' a �i� � : ��. ��. � ' � � � � � � � : : i . i . . � ,. . .��' � � ..�c,:... �. i . � + r t` - �I � .�� .t 4' : k`;� � ��?' .`� �e ::> ,� ��,��, _ ,. . , . , �<.. � < � � �� ^�+�:• �, ; =�`.:. '�� 1 5/23/2014 Resi�ential Lot Width � � `�,��,.. � _� �,. 1 3� ; � �;.a. � l .` 4•1 � �. wR�Y01 �'k 5�� "-�_�_„ � .... . P� f ��i '''!!!�� rf �' , k��' . � � f Y � r� � ,� `�;�,.�.. � �y. �u;w� ¥ � y k �, � � . , ey *d� * . -- ,,.*"; r � e � �,'� �a R`r '"} aa , z.s '�7� � � �: �r r , � , :�<..� .F�p �,� ':,,.ri�:t . � � '� ,\ � �� , a � „ p; io � ,�: , � �� ,- � ,��,� ��,`��H � �� ,� �� •� �. �;, ��.. '�.`',a ' � ,, �.� �ra �� _� �:' . �_�, `��:s �� ' � � �� N�` � •.,. x � �� : ��, �"° �� :, � _ _.. .� � .. ��{ ,. ;� �. �� .-�..�;�. Residential Lot Width ;�- ,,�� - � ; � . .� � ,A �Si. � 4 1( .�yt Y', 1 r{ � y1, e�i��p~ ��i ��I�� I �'I�J��Rik,t `�1 f � t �/I � I,r _ � i, .c,� ,. . ......, . ,. ^�� ..� ,, .:.� ��; .,,� .... ��'.,��p�#�� i�I �I�I� .��;.,..� �x�� W I U�$ ��II�� II I �I __.. :��'� �� , � i _... —_ �,- __ �---.d.,.,... . . , ,n . � ��'�,. ��`� �,... � �'� 11 5/23/2014 Residenti� l �ot Width � ,� � � ,�� :��. :. % }. T`"'"�' ` �ii �• �� . , { _ ._ � , � . . , . r w �� . µ �, - r , u3 s- �� l � / _ _"�� T.. ...m ,., ,,, _ _.. .v�,. ... ., vm� ..t�- ,.,_. .. a?a:�:,;.s.� wy, ,.p� .. .,.. ..,.....,, � ��Y�k .°&r a. .�.,a�. ..w..�-. , � .�. ..�.au ;, � ¥�ii ;�� Residential Lot Width �-, � �� 1 �� 9r°k�� '� v �l}� �� .��_ �`, � � ��x II t I��I��1 1 12 5/23/2014 Residential Lot Vr/idth Options 1. Keep Zoning and Subdivision Codes unchanged (new lots must meet minimum width at front yard setback and maintain the minimum average width throughout the lot). z. Modify the Subdivision Code to define width as average width throughout the lot (to match Zoning Code). 3. Modify the Zoning Code to define width as width at front yard setback (to match Subdivision Code). g�1��'311� Residential Lot Width Based on past precedent, ease of interpretation and administration, conformity with neighboring communities, and review of homes built under the current application of lot width as defined by the Subdivision Code, Staff suggests a revision of the definition of lot width within the Zoning Code in order to continue to review subdivision requests in a consistent manner. 13