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Planning Commission Agenda 11-04-2019AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Monday, November 4th, 2019 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners: Sam Murdoff, Marc Simpson, John Alstad, Paul Konsor, and Alison Zimpfer Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), Jacob Thunander, Ron Hackenmueller 1. General Business A. Call to Order B. Consideration of approving minutes a. Regular Meeting Minutes — October 1', 2019 b. Special/Joint Meeting Minutes — August 12th, 2019 C. Citizen Comments D. Consideration of adding items to the agenda E. Consideration to approve agenda 2. Public Hearings A. Public Hearing — Request for Amendment to the Rivertown Suites Planned Unit Development for site and building amendments Applicant: RiverTown Residential Suites, LLC B. Public Hearing - Request for Comprehensive Plan Amendment from Places to Shop to Places to Live, Rezoning from B-4 (Regional Business) to Planned Unit Development, Development Stage Planned Unit Development, and Preliminary Plat for a proposed multi -story, multi -family, apartment complex (3 buildings) with approximately 165 units Applicant: Dale Buchholz Construction (Mark Buchholz) 3. Regular Agenda A. Consideration to find acquisition of 300 East 4th Street in conformance with the Monticello Comprehensive Plan. B. Consideration of comment on the 2019 Planning Commission Workplan for 2020 Workplan Preparation C. Consideration of the Community Development Directors Report 4. Added Items 5. Adjournment MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, October 1st, 2019 - 6:15 p.m. Mississippi Room, Monticello Community Center Commissioners Present: Sam Murdoff, John Alstad, and Paul Konsor Commissioners Absent: Marc Simpson and Alison Zimpfer Council Liaison Present: Charlotte Gabler Staff Present: Angela Schumann, Steve Grittman (NAC), and Ron Hackenmueller 1. General Business A. Call to Order Sam Murdoff called the Regular Meeting of the Monticello Planning Commission to order at 6:15 p.m. B. Consideration of approving minutes a. Special/Joint Meeting Minutes — August 6th 2019 JOHN ALSTAD MOVED TO APPROVE THE SPECIAL/JOINT MEETING MINUTES — AUGUST 6TH, 2019. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. b. Regular Meeting Minutes — September 3r1, 2019 JOHN ALSTAD MOVED TO APPROVE THE REGULAR MEETING MINUTES — AUGUST 6TH, 2019. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. C. Citizen Comments None. D. Consideration of adding items to the agenda None. E. Consideration to approve agenda JOHN ALSTAD MOVED TO APPROVE THE AGENDA. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. 2. Public Hearings A. Public Hearing — Consideration of a request for amendment to Monticello Zoning Ordinance Chapter 5, Section 1 Use Standards and related sections as related to tattoo parlor and personal service uses. Applicant: Zachery Barthel Steve Grittman explained that the request for an amendment to the Monticello Zoning Ordinance to allow tattoo parlors in the Central Community District (CCD). Grittman noted that currently tattoo parlors are considered a Personal Service use and only allowed in the B-4 District. Planning Commission Minutes — October 1 st, 2019 Page 1 13 Staff recommended refining the language for personal services and including a definition for body art. Grittman noted that staff were comfortable with the proposed changes due to the newer licensing requirements from the Minnesota Department of Health and the popularity of such use. Sam Murdoff asked where the definition of body art came from. Grittman noted that the definition was developed by the Minnesota Department of Health. Paul Konsor asked if tattoo parlors could be considered a use under Retail with Service. Grittman noted that this use was pulled apart from a Personal Service as often time, personal services don't have a retail sales component. Sam Murdoff opened the public hearing. Zachery Barthel, 221 E. 4th Street, explained the relevance of tattoo parlors being a personal service. Murdoff asked where Barthel was hoping to establish his business. Barthel responded inside the Hillside Mall. Hearing no further comments, the public hearing was closed. SAM MUDOFF MOVED TO ADOPT RESOLUTION NO. PC 2019-028 RECOMMENDING APPROVAL OF THE ZONING ORDINANCE AMENDMENT TO SPECIFICALLY ADDRESS TATTOO ESTABLISHMENTS AS AN USE INCLUDED IN THE PERSONAL SERVICES CATEGORY AND ALLOWED WHERE OTHER SUCH USES ARE ALLOWED, BASED ON THE FINDINGS IN SAID RESOLUTION. PAUL KONSOR SECONDED THE MOTION. MOTION CARRIED, 3-0. 3. Regular Agenda A. Consideration to accept the resignation of Planning Commissioner Marc Simpson and call for a special Planning Commission meeting Angela Schumann noted that it is the intent of Commissioner Marc Simpson to resign his position on the Planning Commission in December. She asked the Planning Commission to approve posting for the opening. JOHN ALSTAD MOVED TO POST AN OPENING ON THE MONTICELLO PLANNING COMMISSION. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED, 3-0. B. Consideration of the Community Development Directors Report Angela Schumann provided the Community Development Director's Report. Schumann noted upcoming events coming for the Monticello 2040 Vision + Plan. She explained that the Community and Technical Advisory Committee (TAC/CAC) would tentatively be meeting on October 15th at the MCC. The purpose of the meeting would be to reaffirm roles on the committees, discuss Planning Commission Minutes — October 1 st, 2019 Page 2 13 engagement activities completed so far, and Q&A sessions. Sam Murdoff is the TAC representative for the Planning Commission. Schumann also noted that a community wide engagement activity would be conducted on November 2nd. The meeting would showcase different growth scenarios. The TAC and Community Advisory Committee (CAC) would also be meeting on a date to be set between October 31St to November 1 St Schumann also explained that she attend the Minnesota Planning Conference. She would provide a summary of the meeting in the next City Council Connection. Schumann explained that the City has been working on a Chelsea Road/School Boulevard Land Use Study. NAC has provided a concept design of the area. A joint meeting between the Planning Commission and City Council will occur in the near future. 4. Added Items None. 5. Adjournment SAM MURDOFF MOVED TO ADJOURN THE MEETING AT 6:39 P.M. JOHN ALSTAD SECONDED THE MOTION. MOTION CARRIED, 3-0. Recorder: Jacob Thunander Approved: November 4th, 2019 Attest: Angela Schumann, Community Development Director Planning Commission Minutes — October 1 st, 2019 Page 3 13 MINUTES SPECIAL JOINT MEETING — MONTICELLO CITY COUNCIL/PLANNING COMMISSION Monday, August 12, 2019 — 7:30 p.m. Mississippi Room City Hall - Monticello Community Center Present: Brian Stumpf, Jim Davidson, Bill Fair, Charlotte Gabler, Lloyd Hilgart Absent: None Others: City staff. Jeff O'Neill, Jim Thares, Angela Schumann, Matt Leonard, Ron Hackenmueller, Jennifer Schreiber Planning Commission: Sam Murdoff, Allison Zimpfer, Marc Simpson, and John Alstad Other: Steve Grittman, NAC, Mike Buchholz, Dale Buchholz Construction 1. Call to Order Chair Murdoff called the special meeting to order at 8 p.m. 2. Concept Stage PUD — Buchholz Development Steve Grittman, NAC, presented to the Planning Commission and City Council, on the revised proposal for Planned Unit Development (PUD) for a mixed use residential and commercial development from Dale Buchholz Construction located at Chelsea Road, Cedar Street, and Edmonson Avenue. In addition to their proposal/plan, staff also presented an alternative concept small area plan for the commercial zoning district lying between Dear and Edmonson from Chelsea Road to School Boulevard. Discussion ensued among Council and Planning Commission members in regard to the proposal and the amount of commercial property located in Monticello. There were positive comments made in regard to changes that were made from their original proposal. Mayor Stumpf expressed his growing support for the revised project. Mark Buchholz and Brendon Muldoon representing Buchholz Construction, reviewed their new proposal mentioning that they took into account the changes that the City Council wanted to see per the June 24, 2019 Special City Council meeting. They provided a brief description of the property and the housing units. They requested an informal agreement to the plan in order to proceed. There was consensus among City Councilmembers and Planning Commission members that the project concept should continue to progress. They spoke favorably in regard to the concept area plan proposal submitted by Steve Grittman. 3. Adjournment By consensus the meeting was adjourned at 9:05 p.m. City Council/Planning Commission Joint Meeting Minutes — August 12, 2019 Recorder: Jennifer Schreiber Approved: November 4th, 2019 Attest: Angela Schumann, Community Development Director City Council/Planning Commission Joint Meeting Minutes — August 12, 2019 Planning Commission Agenda 11/04/2019 2A. Public Hearing — Request for Amendment to the Rivertown Suites Planned Unit Development for site and building amendments. Applicant: RiverTown Residential Suites, LLC (NAC) Property: Legal: Lots 1-3, Block 36, Original Plat Address: 213 3rd Street West Planning Case Number: 2019-034 A. REFERENCE & BACKGROUND Request(s): Development Stage PUD - Amendment to an approved PUD Deadline for Decision: December 201h, 2019 Land Use Designation: Downtown Zoning Designation: Rivertown Suites PUD The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non-residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The City reserves the right to deny the PUD rezoning and direct the developer to re -apply under the standard applicable zoning district. Overlays/Environmental Regulations Applicable: NA Current Site Use: PUD Under Construction Surrounding Land Uses: North: Mixed Use Commercial/Residential East: Commercial/Professional Office South: Commercial Retail West: Mixed Low Density Residential Project Description: The applicant/developer of the Rivertown Suites project, a 47 -unit multiple family building currently under construction in the CCD, is seeking a series of Planning Commission Agenda 11/04/2019 amendments to the original approved plan. Site issues have resulted in revised grade and finished floor elevations, which have in turn altered a portion of the site work and architectural elevations. Those changes are substantive in that the building height has been changed slightly and retaining walls are proposed on the north and east sides of the site. The applicant is also seeking changes in building materials and exterior architecture as well as site plan and landscaping changes. Because of the scope of these proposed changes, the applicant is required to seek a PUD amendment, rather than a staff -level review alone. ANALYSIS The proposed changes to the project are in part due to engineering challenges due to site conditions, and in part due to applicant preferences. The building height change and the directly related grading changes are due to site conditions. The building first floor elevation is now set 1.0 feet higher than the original approval above the adjoining street elevation. The is due to the applicant encountering challenges with ground water on the site and the need to manage continued ground water issues. Apart from the additional height, the building profile otherwise remains the same from finished floor to roof. This change should have minimal visual impact on the public or private areas around the site. It appears from the submitted drawings that the facade of the buildings will continue to be covered with the same cultured stone to grade, a condition of the original approval. The impact of the height issue comes in one additional area. First, the applicant requires a retaining wall along the east boundary with the adjoining property. This area was just sloped to grade in the approved plan. The retaining wall now shown is as high as two feet. The applicant has supplied both specifications and image detail of the wall construction. Staff would recommend that the wall be constructed of a colored block that matches the colors of the masonry on the principal building. The proposed wall along the north property line is similar in scope to that which was approved originally. However, the applicant had not specified the colors in the prior approved plan set and staff would recommend that a requirement to match the colors as noted for the east wall should be applied to the north wall as well. The applicant has made other proposed changes that are not related to the grading or height question. The first relates to a proposed change in architectural design and materials. In the original plan, the brick on the building was shown to extend the full four floors for portions of the north and south sides of the building, sharing portions OJI Planning Commission Agenda 11/04/2019 of the facade with lapped siding, also extending the full four floors. This created a series of vertical bands of alternating materials — brick in one band, lapped siding the next. In the applicant's plan narrative for the final stage PUD, it was noted that the intention was to use stone rather than brick on the building. The proposed plan alters this banding to be horizontal instead. The masonry applications (now labeled as stone, rather than brick) extend the full width of the building, but only up to two or three floors. Above the masonry band is then the lapped (or batten) steel siding for the remaining one or two floors. As a result, the "banding" of alternative materials is horizontal, a masonry band below a steel band. Original Approval Proposed The Planning Commission should consider whether the proposed change continues to meet the expectations of the City for PUD design and quality. From a "quantitative" perspective, the total amount of brick or stone is still more than 50% of the exposed surface — similar to the original plan. It is primarily a function of aesthetic preference. Staff would recommend additional stepping or break-up of the siding/stone elements on the east side of the building consistent with the final stage approval. 3 ------------------------------------------ ----------------- --------------------- ---------------------------------------------- ----------------------- III!1�11 MINI]11- I --- III:: II,LIIIa.l 11 11 l MINII 70,11111,Filla.— MIN = IIElm as=- IN _-� I-_ Original Approval Proposed The Planning Commission should consider whether the proposed change continues to meet the expectations of the City for PUD design and quality. From a "quantitative" perspective, the total amount of brick or stone is still more than 50% of the exposed surface — similar to the original plan. It is primarily a function of aesthetic preference. Staff would recommend additional stepping or break-up of the siding/stone elements on the east side of the building consistent with the final stage approval. 3 Planning Commission Agenda 11/04/2019 A second architectural change removes the vertical wall extensions or "wing -walls" that were designed to carry a design feature of the building walls up through the eaves to break up the view of the roofline. The primary advantage of these extensions was to create a visual impression of a varied roofline height. In the proposed plans, the applicant has removed the vertical extensions, retaining the horizontal cap features. This leaves the main view of the roof uninterrupted, as shown below: Approved Proposed Again, the Planning Commission will need to determine whether the proposed plan continues to meet the expectations for PUD design. L! _ 4 Approved Proposed Again, the Planning Commission will need to determine whether the proposed plan continues to meet the expectations for PUD design. L! Planning Commission Agenda 11/04/2019 The final change item relates to the landscaping plan, and the separation of the property from the adjoining lots. The Commission may recall that during the public hearing phase of the original application, neighboring property owners expressed concerns that parking supply limitations may encourage tenants of the Rivertown Suites project may be incented to parking in neighboring commercial lots and walk to the Rivertown building. In part to address this issue, as well as to create a visual buffer and separation between the residential and commercial uses, a requirement for a fence and landscaped buffer was included as a part of the original approval. The applicant is reluctant to construct a fence along the north and east property lines, in accordance with the original plan, and is seeking an amendment to accommodate a shrub boundary. However, the proposed shrub boundary consists of a line of lilacs — a deciduous shrub that is not a common plant for either screening or year-round buffering. Planning staff continue to recommend a fenceline on both the north and east side of the site and would be amenable to a recommendation of a shrub boundary only if it were evergreen and dense. Arborvitae are often used in this situation. There are selections of juniper that could also be used for this purpose. If a shrub boundary is to be approved in lieu of the fence, staff recommends a densely planted evergreen material as noted, not the lilacs shown on the proposed plan. One final addition to the plan set is the submission of a monument sign to be located at the entrance drive along Locust Street. Due to the limited setbacks for the building and available space, the sign placement appears to be very close to the property line. The sign itself is 4 feet in height and 6 feet in length, a total of 24 square feet including the base area. Planning staff believes that the sign is appropriate for the site, and that greater setback encouraged by the general sign ordinance would render it unseen from the street. However, it appears that it could be shifted one or two feet farther from the property line — an advantage for visibility of drivers existing the adjoining driveway. Staff would recommend that the sign be located as far from the property line as possible. Apart from this, no further changes are evident in the newly proposed plans. The proposed amendment to the PUD entails the following elements: • One additional foot of height, added to the base/foundation level of the building. • Changes to the pattern of masonry and steel siding. • Elimination of the vertical wall extensions through the roofline. • Elimination of the proposed fence, and replacement with lilac shrubs. • Addition of a monument sign within the normal setback from Locust Street. 5 Planning Commission Agenda 11/04/2019 B. ALTERNATIVE ACTIONS 1. Motion to adopt Resolution No. PC -2019-033, recommending approval of the proposed PUD amendment, but with changes reflected in the staff recommendation below, and as reflected in Exhibit Z. 2. Motion to adopt Resolution No. PC -2019-033, recommending approval of the proposed PUD amendment as submitted by the applicant. 3. Motion to deny adoption of Resolution, based on findings to be identified following the public hearing. 4. Motion to table action on the proposed PUD amendment, subject to additional information from staff or applicant. C. STAFF RECOMMENDATION Planning staff believes that some of the proposed amendments are reasonably within the expectations of the City for PUD design, but others require modification, per Alternative 1. Staff would recommend include retention of the vertical "wing -wall" extensions above the roof line, and installation of a fenceline on north and east elevations. Allowance for elimination of the fence would only be recommended with a replacement of densely planted evergreen shrubs to add screening and deter cut - through pedestrians. Finally, staff believes that the sign is appropriate for the site, but should be moved as far from the edge of the right of way as possible to facilitate visibility for drivers exiting the adjoining driveway. D. SUPPORTING DATA A. Resolution PC -2019-033 B. Aerial Site Image C. Applicant Narrative D. Proposed Amendment to PUD, Building Elevations E. Proposed Amendment to PUD, Landscaping Plans F. Proposed Amendment to PUD, Civil Plans dated 10/9/2019 G. Wall Specifications and Sample Wall Detail Image H. Proposed Sign Detail I. Proposed Sign Location J. Approved Final Stage PUD Plans K. Approved Final Stage PUD Conditions Z. Conditions of Approval 6 Planning Commission Agenda 11/04/2019 EXHIBIT Z Conditions of Approval Rivertown Suites PUD Amendment 213 Yd Street West Lots1-3, Block 36, Original Plat 1. Compliance with each of the original requirements of PUD approval, with the modifications only as specified below: a. Exterior masonry wall treatment similar to the proposed stone used elsewhere extending to the ground elevation b. Change to the masonry/steel materials to reflect the plans submitted on 10/18/2019. c. Retention of the vertical "wing -wall" extensions above the roof line as proposed and approved with the original PUD. d. Retention of the required fence. Alt. Replacement of the required fence with dense evergreen plantings such as arborvitae or juniper to be approved by the Community Development Department. e. Addition of the monument sign as proposed, but shifted in location as far from the right of way as possible. f. Detail specification of the materials and color of the proposed modular block retaining walls to match the color of the masonry on the building. g. Comments and requirements of the City Engineer. h. Comments and requirements of other staff and Planning Commission. 7 CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-033 RECOMMENDING APPROVAL OF A DEVELOPENT STAGE PLANNED UNIT DEVELOPMENT (PUD) AMENDMENT FOR RIVERTOWN SUITES PUD WHEREAS, the applicant seeks to amend a previously approved Planned Development for multifamily residential uses; and WHEREAS, the applicant has submitted requests to revise the PUD regulations; and WHEREAS, subject to previous requirements and conditions, the proposed Development Stage PUD is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed Development Stage PUD is consistent with the requirements of the proposed zoning, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on November 4th, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The PUD provides an effective means of furthering the intent of the Comprehensive Plan for the site by provided for the development of multifamily uses in the downtown. 2. The proposed improvements on the site under the PUD are consistent with the needs of the development in this location. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. 4. The PUD is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Development Stage PUD Amendment to the CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-033 Rivertown Suites PUD District, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. Compliance with each of the original requirements of PUD approval, with the modifications only as specified below: a. Exterior masonry wall treatment similar to the proposed stone used elsewhere extending to the ground elevation b. Change to the masonry/steel materials to reflect the plans submitted on 10/18/2019. c. Retention of the vertical "wing -wall" extensions above the roof line as proposed and approved with the original PUD. d. Retention of the required fence. Alt. Replacement of the required fence with dense evergreen plantings such as arborvitae or juniper to be approved by the Community Development Department. e. Addition of the monument sign as proposed, but shifted in location as far from the right of way as possible. f. Detail specification of the materials and color of the proposed modular block retaining walls to match the color of the masonry on the building. g. Comments and requirements of the City Engineer. h. Comments and requirements of other staff and Planning Commission. ADOPTED this 4th day of November, 2019, by the Planning Commission of the City of Monticello, Minnesota. ATTEST: MONTICELLO PLANNING COMMISSION I: Oil Sam Murdoff, Chair CITY OF MONTICELLO WRIGHT COUNTY, MINNNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-033 Angela Schumann, Community Development Director RiverTown Residential Suites, LLC I Request for Amendment to PUD Created by: City of Monticello Lots 1, 2, 3 Block 36 Original Plat Monticello I PI D: 155-010-036030 PUD Final Staae Application 10-21-19 Narrative To amend a 47 unit, 4 story Apartment Building application per Architectural plans dated 10-18-19, Civil Plans dated 10-9-19 & Landscape Plans dated 10-21- 19. Proposed objectives are to Design, Construct and own a multifamily apartment building in a downtown housing district to revitalize the area with a focus on setting a standard for quality design. Thank you for giving us this opportunity to work with and be a part of The City of Monticello Downtown Housing Efforts. Patrick Briggs 612-919-1561-pat@thebriggscompanies.com Listing Contact Information Engineer: Stark Engineering, Wayne Stark 320-249-2611- waynesctstarkengineer.com Surveyor: Duffy Engineering, Barry Dorniden 320-258-2906- barryd(?duffyeng.coin Applicant: Rivertown Residential Suites. LLC, Patrick Briggs 612-919-1561- pat@.thebriggscompanies.com F --- Z IZ n 0 LU N_ W J J D H a Z O Z O J 0 rr m C) 2 F --- n O U LU U IIS W a LU m CQ G W 2 W O Z V < 0 a'i rn 0 N 0000 A PROJECT TITLE RIVERTOWN RESIDENTIAL SUITES (47 -Unit Apartment Building with Indoor Parking) 212 Locust Street Monticello MN 55362 CODE SUMMARY APPLICABLE CODES: 2015 MINNESOTA BUILDING CODE MONTICELLO CITY CODE 2015 Minnesota State Building Code (MSBC), Chapter 1305, which adopts and amends the 2012 International Building Code (IBC) 2015 Mechanical and Fuel Gas Code, Chapter 1346 2017 National Electrical Code, Chapter 1315 2015 Minnesota Plumbing Code, Chapter 4714 2015 Minnesota State Fire Code, Chapter 7511 2015 Minnesota residential Energy Code, Chapter 1322 2015 Minnesota Commercial Energy Code, Chapter 1323 2015 Minnesota Accessibility Code, Chapter 1341 3 OCCUPANCY REQUIREMENTS: BUILDING OCCUPANCY CONSTRUCTION TYPE (SPRINKLED) ALLOWABLE AREA (PER FLOOR): BASIC ALLOWABLE R-2 AREA TABLE 503; AREA MODIFICATIONS FROM SECTION 560; EQUATION 5-1 A = 12,000 + [ 12, 000x.63] + [12,000 x 21 A = 43,560 SF BASIC ALLOWABLE S-1 AREA TABLE 503; AREA MODIFICATIONS FROM SECTION 560; EQUATION 5-1 A = 9,000 + [9,000x.59] + [9,000 x 2] A=32,310 SF ACTUAL AREA: ACTUAL R-2 AREA MAX. ALLOWABLE ACTUAL U AREA MAX. ALLOWABLE RATIO:.41(R-2)+.41 (S-2) BUILDING RATING: R-2: NPFA 13R S-2: NFPA 13 3 UNITS: 46 TYPE B UNITS (ACCESSIBLE) 01 TYPE A UNIT 47 TOTAL UNITS 1 ST FLOOR 12,036 SF - 61 2ND FLOOR 11,952 SF - 60 3RD FLOOR 11,952 SF - 60 4TH FLOOR 11,952 SF - 60 = 18.0" 241 TOTAL FIRE RESISTANT CONSTRUCTION: R-2: 1 HOUR S-2: 2 HOUR GROUP R-2 & S-2 TYPE V-A 12,000 SF 9,000 SF 12,036 SF (GROUND FLOOR) 11,952 SF (2ND & 4TH FLOOR EA.) 43,560 SF 13,328 SF 32,310 SF =.82 < 1 RESIDENTIAL ENERGY CODE: TABLE N1101.8 Component Certificate requirements date certificate is installed posted date located in dwelling unit electrical panel location mailing address of Evergreen Wall Systems and license number of Evergreen Wall Systems insulation installed in or on ceiling/roof, walls, slab on grade, and floor type and installed R -value rim joist and foundation wall insulation installed R - value, type, and whether the insulation is exterior, integral, or interior fenestration average U - factor and SHGC ducts outside conditioned spaces installed R -value mechanical ventilation system type, location, and design continuous and total ventilation rates make up air and combustion air systems (if installed) type, location and size heating system type, input rating, AFUE or HSPF, manufacturer, and model are listed on HVAC mechanical plans. Componenet Certificate requirements cooling system type, output rating, SEER, manufacturer model, calculated cooling load, and the structure's calculated heat gain passive radon control system. EGRESS WIDTH: ARCHITECTURAL SITE PLAN FIRST FLOOR 61 x.2 = 12.2" SECOND FLOOR 60 x.3 = 18.0" THIRD FLOOR 60 x.3 = 18.0" FOURTH FLOOR 60 x.3 = 18.0" 66.2 REQUIRED A3.0 2 EXITS DOORS @ 42" = 84.0" VICINITY MAP RENDERING PROJECT TEAM ARCHITECT: DOUGLAS A. MOE 16684 VALE STREET ELK RIVER, MN 55330 STRUCTURAL ENGINEER: DUFFY ENGINEERING AND ASSOCIATES 350 HIGHWAY 10 SOUTH ST. CLOUD, MN 56304 TELEPHONE: (320) 259-6575 CONTACT: RYAN SEAVERT OWNER: RIVERTOWN RESIDENTIAL SUITES DRAWING INDEX GENERAL G0.0 COVER SHEET G0.1 ACCESSIBILITY AND GENERAL REQUIREMENTS G0.2 GENERAL INFORMATION G0.3 EGRESS PLANS ARCHITECTURAL A1.0 ARCHITECTURAL SITE PLAN A2.0 PARKING LEVEL FLOOR PLAN A2.1 LEVEL 1 FLOOR PLAN A2.2 LEVEL 2-4 FLOOR PLAN A2.3 ROOF PLAN A3.0 EXTERIOR ELEVATIONS A3.1 EXTERIOR ELEVATIONS A4.0 BUILDING SECTIONS A4.1 BUILDING SECTIONS A4.2 BUILDING SECTIONS A4.3 DETAILS A4.4 DETAILS A5.0 ENLARGED PLANS A5.1 ENLARGED PLANS A6.0 UNIT PLANS A6.1 UNIT PLANS A6.2 UNIT PLANS A6.3 UNIT PLANS A7.0 WALL TYPES A8.0 SCHEDULES A8.1 ALUMINUM STOREFRONTS STRUCTURAL S1.1 COVER SHEET, ABBREVIATIONS AND SCHEDULES S1.2 GENERAL NOTES AND SPECIFICATIONS S2.1 FOUNDATION PLAN S2.2 FIRST FLOOR FRAMING PLAN S3.1 PRECAST LOAD BEARING PLAN S4.1 2ND FLOOR FRAMING PLAN S4.2 3RD AND 4TH FLOOR FRAMING PLAN S5.1 ROOF FRAMING PLAN S6.1 SECTIONS & DETAILS S6.2 SECTIONS & DETAILS CIVIL C1 SITE AND UTILITY PLAN C2 NOTES AND SPECIFACTIONS C3 PROJECT DETAILS C4 GRADING AND ECS PLAN a� o cr .. �/�� 0 w M j 0 jr Z LM UJ UJ o o O �cnw ~� O L z�UO Cl) Z Q) p = Co< ZZ U) 5 � o 00 LLJ U J G Cl)OC�! Z IL -=ww0 ~0Uw Z J Lu }+ 4.+ oC J Q V �0Z:) w LU O .� S wm<o � CI � cn a V � < v wQ=Q � Q 0 J Er -J L a =�< O o O V M i - 0 + V O oC •� N N CD M v J � L� Z O . 4-0 O 0) 0) rn 00 T O T O T O T O T O N N N N N N O O O " N " O O (D 0 l!) 01010 CO N 1- 0 N r NN N W Z 000 Z Z a cn cn cn O w w w W WW aaaWa oC oC oC Z < < Z W Z W Z W oCcn W W o 0 0 0 a o LU W c O P- (!J Lr) RT M N r O Z DRAWING TITLE COVER SHEET DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER GOmO COPYRIGHT © 2017 F___ n 0 w N_ W J J D H Q z 0 0 z 0 J m W 77 n 0 U 0 w U r) w coLLI CQ G U) 77 LL I 0 z -It 1 ACCESSIBILITY REQUIREMENTS = X N � CLEAR FLOOR SPACE 54" MIN 39"-41 " 0"i, 42" MIN VERTICAL BAR co _ Cr CO co M 5-0" SHELVES, GRAB BARS, HOOKS AND DISPENSERS MAY OVERLAP CLEAR SPACE FOR TOILET NO CONTROLS OVER 25" FROM FRONT EDGE MIRROR 25, 2-7" MAX. MIN. CLEAR FLOOR SPACE LIMIT Q xaPo"_� PROTECT PIPES, Q 0%131 0 0%131 DRAIN, FITTINGS o z o 30"x48" CLEM N N Nom, FLOOR SPAC 1' - INCLUDING TOE AND V-3" V-3" 3-TMIN. 3" 1'-3" KNEE SPACE MIN. MIN. 3'-6" MIN. 4'-0" MIN. 10" M L i 75 z cl,¢ oLue o o C, Z w r 0 LL_Y O w W_ J Lu 3: cr=o m �, � ¢ N U)om �zowo O z 0- cnU¢Oa FOR CLEAR SPACES, SEE INDIVIDUAL FIXTURE DRAWINC LAV MAY OVERLAF TURNING CIRCLE I TOE AND KNEE SP N ARE PROVIDED GRAB BARS MUST DOOR MUST HAVE T CLEARANCES AND WIDTH OPENING BATHTUB WITH CLE SPACE, SEAT, GRAB BARS CD AND HANDHELD SHOWER HEAD 0 0 0 Ch q, -n, 5'-0" V-0" 2'-0" 2'-0" MAX., MIN. i MAX. O 1" 16" z_ N ICLEAR FLOOR SPAC 5-0" OR LENGTH OF TUB 3'-0" MIN V-6" 0 C� CLEAR M FLOOR SPACE 4'-0" IN A SINGLE -USER BATHROOM, FIXTURE CLEAR FLOOR SPACES AND TURNING AND PARKING AREA MAY OVERLAP. SHELVES, GRAB BARS, HOOKS AND DISPENSERS MAY OVERLAP CLEAR SPACE FOR TOILET DOOR SWING MAY OVERLAP CLEAR SPACES WHEN 30"x48" 'PARKING SPACE' IS PROVIDED CLEAR OF DOOR SWING 1. MAY BE EITHER A 54" CIRCLE OR 5'x 5' TEE WITH 36" LEGS. 2. OBSTRUCTION WITH TOE AND KNEE CLEARANCE MAY ENCROACH AT ONE LOCATION. 3. MAY OVERLAP OTHER CLEAR FLOOR SPACE. 4. DOOR SWING MAY OVERLAP IF 30"x48" PARKING IS PROVIDED. TWO HORIZ. BAR FOLD -DOWN OR ONE HORIZ. BAR 15" T016" SEAT ON WALL OPPOSITE CONTROLS 0 U O � CO ALIGN CLEAR FLOOR SPACE WITH SHOWER CONTROL WALL 0 co 0 0 CO M c? O M ~ M co CONTROLS 2" MAX. THRESHOLD SEAT ON WALL OPPOSITE CONTROLS 42" MAX PROTUDING DISPENSER AREA mo a) o tr .. *m+ cn w M j 0 00 �z Z uj Lu 42" MAX 36" MAX RECESSED DISPENSER 24" MIN AREA v I/ = N GENERAL REQUIREMENTS PARKING REQUIREMENTS: TOTAL STALLS REQUIRED: (3) STUDIOS UNITS x =04 STALLS (27) 1 BEDROOM UNITS x =12 STALLS (17) 2 BEDROOM UNITS x =18 STALLS (47) TOTAL UNITS TOTAL STALLS PROVIDED: (34) INDOOR STALLS (47) SURFACE STALLS ACESSIBLE STALLS PROVIDED: (2) INDOOR STALLS (1) SURFACE STALLS R2 - AREA (UNITS) 47808 SQ/FT S2- AREA (PARKING) 12034 SQ/FT TOTAL 59842 SQ/FT GENERAL ELEVATION NOTES: 1. STONE TO HAVE WALL TIES TO SUPPORT NO MORE THAN (2) -TWO SQUARE FEET OF WALL AREA BUT SHALL NOT BE MORE THAN 24" OC. HORIZONTAL. 2. PROVIDE FLASHING AND COUNTER FLASHING AS REQUIRED AT ALL DOORS, WINDOWS AND OTHER PENETRATIONS. 3. INSTALLATION OF EXTERIOR FINISH MATERIAL (IE. SIDING, STONE) SHALL CONFORM TO CURRENT BUILDING CODE REQUIREMENTS AND THE MANUFACTURERS INSTRUCTIONS. INCLUDE AIR BARRIER AND WEATHER BARRIERS WHERE REQUIRED. GENERAL PLAN NOTES: 1. DIMENSIONS ARE FROM CENTER OF STUD TO CENTER OF STUD OR FACE OF CONCRTE/SHEATHING UNLESS NOTED ORHERWISE. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DRAWINGS. 2. SOME WALLS, WHETHER NOTED OR NOT, MAY NEED WIDER FRAMING TO ACCOMODATE PLUMBING, CONDUIT, OR DUCTWORK VERIFY AND COORDINATE WITH MECHANICAL OR ELECTRICAL CONTRACTOR, AND NOTIFY ARCHITECT OF ANY SUCH CHANGES. 3. DO NOT SCALE THE DRAWINGS, FIGURED DIMENSIONS SHALL BE USED. DIMENSIONS ON THE DRAWINGS ARE SUBJECT TO FIELD VERIFICATION AND MAY NEED TO BE MODIFIED TO SUIT EXISTING CONDITIONS. 4. VERIFY LOCATIOINS OF ANY EQUIPMENT PADS AND/OR FLOOR DRAINS WITH THE MECHANICAL AND ELECTRICAL DRAWINGS. 5. ALL WALLS RUN TO DECK, AND ARE TO BE SEALED TOP & BOTTOM EACH SIDE UNLESS NOTED OTHERWISE. 6. SUBSTITUTE WATER RESISTANT GYPSUM BOARD IN ALL WET AREAS (MECHANICAL, ELECTRICAL, CUSTODIAL AND TOILET ROOMS). 7. ALL ROOM DOORS TO BE A MINIMUM OF 2-10" WIDE. 8. ALL BATHROOMS TO HAVE BLOCKING FOR FUTURE GRAB BARS AT WATER CLOSET, SHOWERS, BATH TILES TOWEL BAR, TOILET PAPER HOLDER. UNIT PLAN GENERAL NOTES: ALL BEDROOM WINDOWS MUST MEET MINIMUM EGRESS REQUIREMENTS. ALL DOORWAYS SHALL HAVE A CLEAR OPENING WIDTH OF 32" MINIMUM. HANDLES, PULLS, LATCHES, LOCKS AND OTHER OPERABLE PARTS ON DOORS SHALL HAVE A SHAPE THAT IS EASY TO GRASP WITH ONE HAND AND DOES NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST TO OPERATE. OPERABLE PARTS OF SUCH HARDWARE SHALL BE 34" MINIMUM AND 48" MAXIMUM ABOVE THE FLOOR. OPERABLE PARTS INCLUDING, BUT NOT LIMITED TO, LIGHTING CONTROLS, ELECTRICAL SWITCHES AND RECPTACLE OUTLETS, ENVIRONMENTAL CONTROLS, APPLIANCE CONTROLS. OPERABLE HARDWARE FOR WINDOWS, PLUMBING FIXTURE CONTROLS, AND USER CONTROLS FOR SECURITY OR INTERCOM SYSTEMS SHALL COMPLY WITH ALL ACCESSIBILITY CODES. REINFORCEMENT SHALL BE PROVIDED FOR THE FUTURE INSTALLATION OF GRAB BARS AND SHOWER SEATS AT WATER CLOSETS, BATHTUBS AND SHOWER COMPARTMENTS. CLEARANCE BETWEEN ALL OPPOSING BASE CABINETS, COUNTERTOPS, APPLIANCES, OR WALLS WITHIN KITCHEN WORK AREAS SHALL BE 40" MINIMUM EXCEPT AT "U" SHAPED KITCHENS WHERE IT SHALL BE 60" MIN. A CLEAR FLOOR SPACE OF 30"x48" SHALL BE CENTERED AT ALL APPLIANCES OR FIXTURES. A WORK SURFACE SHALL BE PROVIDED WITH A MINIMUM OF 30" WIDTH AND 34" IN HEIGHT ABOVE THE FLOOR. THE WORK SURFACE SHALL BE PERMITTED TO BE ADJUSTABLE IN HEIGHT AND HAVE A REMOVABLE CABINET BELOW. ADA UNITS ONLY ALL LAUNDRY ROOMS IN APARTMENT UNITS THAT HAVE PLUMBING AND DUCT WORK ARE REQUIRED TO BE A 2 x 6 WALL IF THERE IS A CONFLICT THIS SECTION OVERRIDES ANY CONFLICT ON PLAN.. mo a) o tr .. *m+ cn w M j 0 Z uj Lu 0 Q?E o 0 r. L �w C% cl) L zw6� w 0 �o¢w U) O �gOZ w— L co Lu M U _ Z z _ w Lu Lu J ■z a LLI J F_ = CSF o U V >- LOw Q ■� o~C��L wm¢_p U 0 U (/J Q ci mm¢� (� Lu J C7 a Q L wwOw a=�¢F =O o 0 V m L N 0 = 0 A O W W L U) O •� N N to M cz jW 0 ■� N o W rn rn rn rn co T O r O T O r O T O N N N N N N T 0) O 0) T N T a) O (D 0 L() 0 M I 0 N I 0 I` 0 M N r Z Z Z w 000 a F5_ c5_ c5 O 5; w 5 w j w J w LU W N13 cc w cc w m w H z S2 Z W Z w Z w Mcl) w w o c) c) c) a o w D U) cl) 00 ti Cfl Ln Rl M 1 N r O Z DRAWING TITLE ACCESSIBILITY AND GENERAL REQUIREMENTS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER GOm 1 COPYRIGHT © 2017 F___ rr n 0 LUN W J LL a Z O Z 0 0 rr m U_7 77 n O U w U r) w a w m CQ G W 2 w O Z -It 1 N 1 r . O 1 O ABBREVIATIONS A STUDIO D 3 H ONE BEDROOM P 17 T ONE BEDROOM AB Absolute D Deoth HC Hollow Core PCT Portland Cement T Tread. Toilet AC Acoustic DBL Double HD Hand Drver PBD Particle Board TB Towel Bar ACBD Acoustic Board DEMO Demolition HDBD Hardboard PERF Perforated TD Towel Dispenser ACT Acoustical Ceiling Tile DET Detail HDW Hardware PL Plate TEL Telephone ADDM Addendum DF Drinkina Fountain HDWD Hardwood PLAS Plaster TEMP Temoered ADJ Adiacent DIA Diameter HNDRL Handrail PLAM Plastic Laminate TER Terrazzo ADJ Adioinina DIM Dimension HM Hollow Metal PLYWD Plvwood TKBD Tack Board ADJ Adiustable DISP Disoenser HORIZ Horizontal PREFIN Prefinished T&G Tonaue and Groove AFF Above Finished Floor DN Down HT Height PTD Paper Towel Dispenser TPD Toilet Paper Dispenser AHU Air Handling Unit DR Door L PTH Paoer Towel Holder TYP Typical ALT Alternate DR Drain I, J, K PT Paint ALUM Aluminum DS Down Soout ID Inside Diameter +r U AP Access Panel DT Drain Tile INSUL Insulation Q UNEX Unexcavated APPROX Aooroximate DW Dishwasher INT Interior QT Quarry Tile UNFIN Unfinished ARCH Architect DWG Drawing JAN Janitor vJ UNO Unless Noted Otherwis AWT Acoustical Wall Treatment JST Joist UR Urinal •� N E N JT Joint R � B E East R Riser. Radius, Range EA Each L RAD Radiator V BB Bulletin Board EF Each Face LAV Lavatory RB Resilient Base VB Vinvl Base BD Board EFIS Exterior Finish Insulation LF Linear Feet (Foot) RD Roof Drain VCT Vinvl Composition Tile BITUM Bituminous System LINO Linoleum REC Recessed VERT Vertical BLDG Building EJ Expansion Joint LKR Locker REF Refriaerator VIF Verifv In Field BLK Block EL Elevation LOC Location, Locate REINF Reinforced VWC Vinyl Wall Covering BLKG Blocking ELEC Electrical READ Reauired N N BM Bench Mark. Beam ELEV Elevator M RESIL Resilient O " N " BMU Burnished Masonry Unit ENCL Enclosure RM Room W, X, Y, Z N 0 BOT Bottom EQ Eaual MATL Material RO Rouah Opening BRG Bearina EW Each Wav MAX Maximum RS Rouah Sawn W West BUR Built -Up Roofing EWC Elec.. Water Cooler MECH Mechanical RTF Rubber Tile Flooring W/ With EXP Expansion, Exposed MET/MTL Metal N N W/O Without W EXPMATLExpansion Material MEZZ Mezzanine Z 000 WC Water Closet C a EXT Exterior MFR Manufacturer S cn WD Wood CAB Cabinet EXIST Existing MH Manhole, South WDW Window CB Catch Basin MK BD MIN Marker Board Minimum, Minute SAT WGL Suspended Acoustical TileWH Wire Glass Water Heater Cl CJ Cast Iron Control Joint F FD Floor Drain MIRR Mirror SC SCHED Solid Core Schedule �/�/WM Welded Wire Mesh CT Ceramic Tile FDN Foundation MISC MO Miscellaneous Masonry Opening SECT Section WI Wrought Iron CEM Cement FE Fire Extinauisher MR Moisture Resistant SD SoaD Dispenser Z W Z W CEMPLASCement Plaster FEC Fire Extinguisher Cabinet MTG Mounting SGD Slidina Glass Door 0 CHBD CG Chalk Board Corner Guard FIN FLR Finish Floor LU D SGT SHTHG Structural Glazed Tile Sheathing SYMBOL CHARACTERS CL Center Line FP Fireproofing N SIM Similar @ At CLG Ceiling FR Frame N North SND Sanitary Napkin Dispenser Anale CLR Clear FT Foot NA Not Applicable SPEC Specification Channel CMU Concrete Masonry Unit FTG Footina NIC Not In Contract SQ FT Sauare Foot �I r Center Line CO/COR Contracting Officer (Rep) FWC Fabric Wall Covering NTS Not To Scale SS Stainless Steel Flow Line COL Column NO Number STL Steel IL Plate COMP Composition G STOR Storaae Feet CONC Concrete O STRUCT Structural " Inches CONF Conference GA Gaae SUSP Suspended # Number CONT Continuous GALV Galvanized OC On Center SV Sheet Vinyl Smoke CONTR Contractor GB Grab Bar OD Outside Diameter 0 Sauare CPT Carpet GEN General OFF Office Q Round, Diameter CSG Casino GI Galvanized Iron OPNG ODenina CUH Cabinet Unit Heater GL Glass OPP Opposite GLU LAM Glued Laminated Wood OH Overhead GYP Gypsum ORIG Original UNIT MIX SCHEDULE UNIT ID ROOM NAME AREA QUANTITY STUDIO STUDIO 480 3 1A ONE BEDROOM 715 17 1B ONE BEDROOM 685 1 1 C ONE BEDROOM 870 1 1 D ONE BEDROOM 730 3 1 E ONE BEDROOM 'ADA' 710 1 1 F ONE BEDROOM 710 3 1 G ONE BEDROOM 806 1 2A TWO BEDROOM 1015 4 2B TWO BEDROOM 1015 7 2C TWO BEDROOM 970 6 TOTAL 47 3D VIEW (FOR REFERENCE ONLY) MATERIALS FACE BRICK CAST -IN-PLACE CONCRETE CONCRETE BLOCK CONCRETE BLOCK (LARGE SCALE) WOOD STUD PARTITION METAL STUD PARTITION BATT INSULATION EXTERIOR RIGID INSULATION RIGID INSULATION (LARGE SCALE) PLYWOOD WOOD BLOCKING FINISH WOOD GYPSUM BOARD OR PLASTER METAL -LARGE SCALE STONE REFERENCE INDICATORS ROOM NAME 101A C� DETAIL NUMBER \GO 01 SHEET NUMBER _ I 1 A3.01 1 1 A5.03 4 A5.11 2 3 00 (101A) 3D VIEW (FOR REFERENCE ONLY) OPOINT REFERENCED ELEVATION ROOM NAME/ NUMBER WINDOW / DOOR TAG REVISION NUMBER REFERENCE TAG SECTION REFERENCE BUILDING SECTION REFERENCE EXTERIOR ELEVATION REFERENCE INTERIOR ELEVATION REFERENCE WINDOW/ LOUVER TAG DOOR TAG WALL/ PARTITION TYPE ELEVATION INDICATOR PROJECT GENERAL NOTES 1. THE GENERAL CONTRACTOR, ASSOCIATED SUBCONTRACTORS AND ALL OF THEIR SUBORDINATES SHALL FAMILIARIZE THEMSELVES WITH ALL INFORMATION LOCATED WITHIN THE DRAWINGS REGARDLESS OF TRADE INVOLVED PRIOR TO CONSTRUCTION. 2. ALL WORK SHALL BE PERFORMED IN STRICT CONFORMANCE WITH LAWS, ORDINANCES, RULES AND REGULATIONS OF GOVERNMENT AUTHORITIES HAVING JURISDICTIONS. 3. BEFORE COMMENCEMENT OF WORK, THE CONTRACTOR AND ASSOCIATED SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS, CONDITIONS SHOWN IN THE CONTRACT DOCUMENTS PRIOR TO BIDDING. ANY DEVIATIONS, DISCREPANCIES, AND/OR CONFLICTS SHALL BE REPORTED IN WRITING. 4. DO NOT SCALE: DIMENSIONS GOVERN, LARGE SCALE DETAILS GOVERN OVER SMALL SCALE. 5. THE OWNER'S REPRESENTATIVE SHALL CONDUCT A FIELD INSPECTION OF THE PARTITION LAYOUT AT THE JOB SITE BEFORE THE WORK IS COMMENCED. 6. CONTRACTOR SHALL PERFORM HIGH QUALITY WORK. MATERIALS INSTALLED TO UNIFORM ACCURATE FIT SO THEY MEET WITH NEAT, STRAIGHT LINES, FREE OF OPEN SEAMS OR OVERLAPS. INSTALL EXPOSED MATERIALS APPROPRIATELY LEVEL, PLUMB AND AT ACCURATE RIGHT ANGLES, OR FLUSH WITH ADJOINING MATERIALS. WORK OF EACH TRADE SHALL MEET OR EXCEED ALL NATIONAL STANDARDS PUBLISHED BY THE TRADE. 7. CONTRACTOR SHALL ARRANGE TO ACCOMMODATE "NOT IN CONTRACT" WORK. WHEN INFORMATION IS INADEQUATE, REQUEST FURTHER INSTRUCTIONS BEFORE CONTINUING. 8. CONTRACTOR SHALL TAKE CARE TO PROTECT NEWLY INSTALLED MATERIALS. 9 PRIOR TO FINAL INSPECTION OF AND ACCEPTANCE OF THIS PROJECT, THE CONTRACTOR SHALL HAVE PROJECT AREA FREE FROM ALL CONSTRUCTION DEBRIS, SCRAPS, MATERIAL, AND EQUIPMENT. 10. CONTRACTOR SHALL PATCH AND REPAIR ANY AND ALL FLOORS, WALLS, BASE, CEILING, ETC. IN A WORKMANSHIP -LIKE MANNER TO MATCH THE SURROUNDING SURFACE AREAS WHERE THERE IS DAMAGE BECAUSE OF REMOVAL OR REPLACEMENT OF EXISTING CONSTRUCTION. 11. ALL ACTIVE TELEPHONE AND LOW VOLTAGE LINES IN PLENUM SPACES ABOVE THE CEILING SHALL BE BOUND TOGETHER AND SUSPENDED FROM THE BUILDING STRUCTURE. NO LINES SHALL BE ALLOWED TO REST ON THE CEILING GRID STRUCTURE. 12. REPLACE DAMAGED SOD/SOIL DUE TO CONSTRUCTION RELATED ACTIVITIES WITH BLACK DIRT AND NEW SOD TO ACHIEVE A UNIFORM SURFACE AND APPEARANCE. IR A� W Ocr .. +/�r C/)w M j 0 Z LM jj Uj L p a1:131 o O cnw ~� O L z�UO z W O O <w Q U) 5 � LLI o Z coG T_ LLI U J c�OCW� _ Z IL ww0 O ~0Uw Z J >- V �ow 4� a� d S '~ Er LL ■� O >_o�� N a VQ w¢=Q� Q QLM 0 J L LOU, W Z W a = a_ O o LMO V L O 0 +r A O W W LM U) ._ a% O oC vJ •� N N � 'L'^^ L n O W W N W 0) 0) 0) 0) 00 T O T O T O T O T O N N N N N N O O O " N " O O (D 010101 l!) CO N 0 1- oll N r N N N W Z 000 Z Z a cn cn cn O w w w W W W aaaWa oc oc oc F_ Z < Q Z W Z W Z W OC W N W o 0 0 0 a o LU D W L O P- (!JqtT CO N r O Z DRAWING TITLE GENERAL INFORMATION DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER G002 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 a m z It 11 N I 0 n O U w U r) w a w m CQ G 2 w z A STAIR A EGRESS 3/16" = 1'-0" Roof AL ' - 6 3/4" Level 4 ' - 6 3/8" Level 3 ' - 4 1/2" Level 2 ' - 2 5/8" L_evell � 100'-0" iA_RAG E � 90'--0" 2ND, 3RD AND 4TH FLOOR 3/32" = 1'-0" MAX. EXIT TRAVEL DISTANCE 215' (MAX ALL 250") 8 / STAIR B EGRESS 3/16" = 1'-0" _ Roof ' - 6 3/4" Level 4 ' - 6 3/8" Level 3 ' - 4 1 /2" Level ? --OC ' - 2 5/8" Level � 100'-0" A� W Ocr ■ ■ �/�+ 0 w M j 0 Z L w� � L O a�H p O ��W F-H� O (� L z�v0 z OLu O w z Q z C) C./ co Lu U �z _�� _ LL =wo 'J O � ~QUw F- Z J F- >- V �ow O 4I ir>-�L d ._ S +� wmQ0 �o�� a V � Q v wQ=Q H � L Q 0 J L Crwo= Q =a-Q� O o L (/� o a� v �= L O V � � L O oC W •� N N (D M L� Z n O ■V N a) a) a) rn o r 0 r 0 r 0 r 0 r 0 N N N N N N r O O O r N r O 0 (D 101010 l!) O M O N O p - `O O N r N N N W z 000 z z a cn cn cn O w w w W WW aaawa w W w W w W � z 2 < Q z W z W z W w W N W o C7 C7 C7 a o _ W L o p- (D l!) Tt M N r O Z DRAWING TITLE EGRESS PLANS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER GOm3 COPYRIGHT © 2017 F --- z rr In 0 W N_ i J J H a z O z O 0 rr m U) 77 W O z NI T ■ O ■ A II I II II I II I II I II I II II I II I II I i� I d II °� II ID I - - 4" PAINTED YELLOW N STRIPES TYP. 4" SOLID WHITE LINES & N DIAGONALS 3" CTR TO CTR. I INTERNATIONAL d d SYMBOL OF p ACCESSIBILITY d 9' 4' CURB CUT D BLUE HANDICAP 5' RAMP SIDE= PARKING SIGN -IL d d ° II III II I° Cn TRUNCATED DOME PANELS D 180' I 1 2 O D PROPOSED 4—STORY APARTMENT BUILDING a AREA=12,014 SF FFE=932.75 d G F E=923.08 I °II o 1 o' D VIII � d 111111 IIIIIIIII II alI ° SII � d x f D d D d d \�7 BM TN =933.48 `801 concrete curb 3rd S — — d d ° ° J - D CO =—_ _ __--_— = _—_-----_ = �_ — — 2'I 36 C) a N d d + — 18' d � d I I Dd d II I I I I � I d I d III 4 I I 5 I I II I d I I II 3 II' p I J I I I III , I I I II I I I I II I I I II o I II J I Cz i II 0 I II E-- � b 9, Cz d d I I I II I I I � IIIIIIIIIIII I I I I d — -- —III — III III I I ----- - — — — — — — — -- — — — -- — — — -- — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — F d p d d p A� W Ocr ■ ■ �+ C/) w M >o Z L wz F- L O aDH p O ��W ~� O L z�UO Z O11-1-1 O < z Q z 5 v o T- U J G c�OCzL _ Z IL ww0 O ~�Uw � Z J LU V i�ow >-�� d ■_ S +� wmQ0 >-o�� a V � Q v wQ=Q � � Q Q J L Q w W Z W =a_< O o LmO V m Lm 0 +r O L �,w •� N N CD M^ Z � n O 4-0N o 0) 0)00 T O T O T O T O T O N N N N N N O O O N O O (D O l!) O M O N O 1` O N r N N N W z 000 z z a Fn Fn Fn O W W W W W W aaawa w W w W w W z � QW Z Z W Z W OC W N W o 0 0 0 a o LU D WO U)O ti Cfl l!) M N r Z DRAWING TITLE ARCHITECTURAL SITE PLAN DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER Al ■ 0 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 rr m U) 77 EF -1 N 1 1 T ■ n O U w U r) w a w m Q 75 77 w z A CA 119; CC CD CE A3.0 1 1.9 (2-6 4.1 4.7 4.9 5J 6.2 8 PARKING LEVEL PLAN 1/811 = 1'_O" 1 A3.1 A� W Ocr ■ ■ �/�+ C/) w M j 0 Z L wz � L O U<) "- p O C/) ��W F-H� O L z�UO z OLLI O w z Q z C) co LLI J _ Z cl)LL =w0 O � ~QUw F- Z J F- >- V �ow O 4I ir>-�L d ._ S +� wmQ0 0o-� cl) a V � Q v wQ=Q H � Q 0 J L wwo= Q =a-Q� O o N o a� v �= Lm cf) V � � L O oC `+J W •� N N (D M O � Z � n O .V N 0)0)0) 0)co T O T O T O T O T O N N N N N N r O O O r N r O 0 (D 0 l!) 0 M 0 N 0 1- 0 N r F- NNN z z z W 000 a cn cn cn O W W W W Lu Lu �o oac oac oac z < Q z W z W z W OC W N W o C7 C7 C7 a o _ W U O p- (!J Lf) RT M N T O Z DRAWING TITLE PARKING LEVEL PLAN DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A200 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 n O U w U r) w a w m Q 75 C/) 77 F --- 6i O z It N 00 00 N w A CE ENVELOPE REQUIREMENTS: 1. INTERIOR VAPOR RETARDER ON INSULATED CEILINGS, WALLS AND FLOORS. 2. CONTINUOUS AIR BARRIER AT ALL PLUMBING AND HEATING PENETRATIONS. 3. FIRE STOPS MUST BE INSTALLED TO BLOCK AIR MOVEMENT INTO THE ATTIC. 4. PENETRATIONS IN THE BUILDING ENVELOPE FOR ELECTRICAL AND TELECOMMUNICATIONS EQUIPMENT (EXCEPT FOR ELECTRICAL BOXES AND FAN HOUSINGS) MUST BE SEALED TO PREVENT AIR LEAKAGE. 5. WIND WASH BARRIER REQUIRED AT EXTERIOR EDGE OF ATTIC INSULATION. 6. WIND WASH BARRIER REQUIRED AT OVERHANGS, SUCH AS CANTILEVERED FLOORS ANDS BAY WINDOWS. 7. WINDOW AND DOOR FRAMES MUST BE SEALED. 8. ALL EXTERIOR JOINTS THAT MAY BE SOURCES OF AIR INTRUSION MUST BE SEALED. 9. RIM JOIST MUST BE SEALED TO PREVENT AIR LEAKAGE 10. TOP OF INTERIOR PARTITIONS WALLS MUST BE SEALEDTO PREVENT AIR LEAKAGE. 11. ELECTRICAL BOXES AND FANS MUST BE SEALED TO PREVENT AIR LEAKAGE. 12. BETWEEN WALL ASSEMBLIES, RIM JOISTS AND FOUNDATIONS MUST BE SEALED TO PREVENT AIR LEAKAGE. NOTES: 1. ATTIC DRAFT STOPS TO BE ONE LAYER OF 1/2" GYPSUM BOARD ONE SIDE OF WOOD TRUSS WHERE INDICATED. EXTEND TO EDGE OF OVERHANG. 2. PROVIDE ONE LAYER 5/8" TYPE'X' GYPSUM BOARD BEHIND TUB ENCLOSURES. 3. PROVIDE 2x WOOD BLOCKING FOR TOWEL BARS, STAIR RAILINGS AND GRAB BARS. 4. PROVIDE DRAFT STOPS (BY MECH.) WHEN VERTICAL PIPES AND DUCTS PASS THROUGH FLOOR. 5. FLOOR BELOW TUB ENCLOSURES TO RECIEVE GYPSUM TOPPING FOR SOUND AND FIRE RATING. 6. LINEN STORAGE TO BE COMPRISED OF 5 FIXED SHELVES. 7. PROVIDE GYPSUM BOARD EXPANSION JOINTS OVER APARTMENT ENTRY DOORS & AT 50'-0" OC AT CORRIDOR CEILINGS AND STAIRWELL LANDINGS FIRST FLOOR 1/8" = 1'-0" 1 A3.1 zi� NOTE: 1. Q DENOTES WALLTYPE -SEE SHEET A7.0 FOR WALL TYPES 2. O DENOTES DOOR TYPE -SEE SHEET A8.0 FOR DOOR SCHEDULE 3. O DENOTES WALLTYPE -SEE SHEET A8.0 FOR WINDOW TYPES A� W Ocr ■ ■ �/�+ 0 w M j p Z L w� � L O a�H p O ��W F-H� O (� L z�v0 z OLu O w W C) ¢ z p co Lu J _cl)Z LL wwo O � ~ p U w F- Z J F- O >- V �ow 4I ir>-�L d ■_ S +� wm¢o 0o�� a V � ¢ v wQ=Q H � L Q 0 J L Crwpw Q =a-Q� O o L (/� O a� v �= m L O V L O oC ^vJ W •� N N (D M O � Z � n O .V N 0)0)0) 0)co T- O r O r O r O r O N N N N N N r O O O r N r O 0 (D 0 l!) 0 M 0 N 0 1- 0 N r F- NNN ZZZ W 000 a cn cn cn O w w w W Lu w N D OC OC OC ~ Z < F— < Z W Z W Z W OC W N W 0 0 0 a o Lu W U O p- (!J Lo�M N L—oz DRAWING TITLE FIRST FLOOR PLAN DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A201 COPYRIGHT © 2017 F --- z rr o 0 Lu N J J D H a z O z O J 0 a m z A3.1 2 —� It 11 N 1 0 n O U w U r) w a w m Q 75 77 w z A 1 A5.1 LA�=� (BY A- FC 1 2 3 4 30'-0" 24'-0" 24'-0" A3.0 5 6 7 8 1 34'-0" 34'-0" 24'-0" 10'-0" it it it it it it IR, -I 1 /9" 1 1' - 1(1 i/9,, 19' - F;" 11 I - rill 19, - n-, 19, - n-, in, - R,, 19, - n-, 11 I - All 19, - n,, in, - R,, 11 I - All 11 � - All 1 n, - Fr 19, - n,, 0 0 co 2ND, 3 1 11/ /811 = 1 1-011 2 A3.0 RD AND 4TH FLOOR NOTE: 1. Q DENOTES WALLTYPE -SEE SHEET A7.0 FOR WALL TYPES 2. O DENOTES DOOR TYPE -SEE SHEET A8.0 FOR DOOR SCHEDULE 3. O DENOTES WALLTYPE -SEE SHEET A8.0 FOR WINDOW TYPES A� W Ocr ■ ■ �/�+ 0 w M j 0 Z L L w� O a�H � p O Cw ~� O (� L z�vo z Lu Q) O = w � Q z 5 � o LLI c/) co Lu U J G cf) _ z IL =wo O � ~QUw F- z J F- V F- F- 0 4� cr>-�L d ._ S +� wmQ0 �o�� a V � Q v wQ=Q H � L Q 0 J L wwo= Q =a -QF O o L (/� o a� v �= L V � � L O ^vJ W •� N N (D M O � n O .V N 0)0)0) 0)co T O T O T O T O T O N N N N N N r O O O r N r O 0 O O O O O N r F- NNN z z z W 000 a cn cn cn O w w w w Lu w o oac oac oac Ill- z < Q z W z W z W OC W N W o C7 C7 C7 a o _ W L M ti (D � M N T O z DRAWING TITLE SECOND, THIRD AND FOURTH FLOOR PLAN DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A202 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 rr m U) 77 IA3.1 )� 2 -�'t 1 EF -1 N 1 1 T ■ n O U w U r) w a m Q 75 77 w z A CO A 0 B co_ co 0 0 co 1 2 3 4 A3.0 4.9 5 6 7 8 1 30'- 0" 24' - 0" 24'-0" 34' - 0" 34' - 0" 24'-0" 10' - 0" TYP. . _.. 2 2.3 2 A3.0 — — — — — — — — — — — — — — — — — — — — — — — — SLOPE SLOPE X1/4" PER FT 1/4" PER FT - w C° Ow J a r -- TAPERED INSUL FOR oo SLOPE I o00 � I SEE STRUCT FOR FRAMING PATIO ROOF FRAMING 2 1/411 = 1 1-011 ROOF PLAN 1 1/8" = V-011 A� W Ocr ■ ■ �/�+ U) w M j 0 Z L wz � L O aH p O�w � ��F-< o z�ULLJ 0 z O O w W CLLI A z 5 o co 0 U J G c�OC�� _ Z IL o Oww � ~QUw F- Z J F- F- 0 Z:) V >- 4� cr LL d ._ S +� wm¢o �o�� a V � ¢ v wQ=Q H � Q 0 J L wwo= Q =a -QF O o N o a� v �= V � � L AU,, O vJ •� N N (D M O � n O .V N 0)0)0) 0)co r 0 r 0 r 0 r 0 r 0 N N N N N N r O O O r N r O 0 0 0 0 0 0 N r F- NNN z z z W 000 a cn cn cn O w w w W w w o oac oac oac z � ¢ Z W Z W Z W OC W N W o 0 0 0 m o w W W M ti W LO Tt M N r O Z DRAWING TITLE ROOF PLAN DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A2m3 COPYRIGHT © 2017 F___ n 0 Lu N_ C/) J J D H a z O z 0 0 a m z —� It 11 N 1 O n O U LLI U r) W a m Q 75 C/) 77 w z A 00 M O a0 co 0 (00 0 N O 36" HAI 1 1 F **SEE A8.0 FOR EXTERIOR FINISH SCHEDULE** Roof 138'- 6 3/4" Level 4 130'_ 6 3/8" Level 3 120'- 4 1 /2" _ -Level 2 110' - 2 5/8" Level 1 100'-0" GARAGE 90'-0" (VARIES) Roof - 6 3/4" Level 4 - 6 3/8" Level 3 -41/2--70 Level 2 - 2 5/8" Level kRAGE 90'-0" (VARIES) A� W Ocr ■ ■ �/�+ C/) w M j 0 Z L wz � L O U<) "- p O C/) ��W F-H� O L z�UO z OLLI O w z Q z C) OD LLI J _ Z cl)IL ww0 O � ~QUw F- Z J F- >- V �ow O 4� F- d S wmQ� 0o -U) a VQ Lu Q = Q Q 0 J L Q wwow =�QF O o N O a� v �= m Lm i — O 0 OW A�HWj\ L O oC W •� N N (.O M O � Z � n O .V N 0) 0) rn 00 T O T O T O T O T O N N N N N N r O O O r N r O 0 O O O O O N r F- NNN z z z W 000 a cn cn cn O w w w W Lu w o oac oac oac z < Q z W z W z W OC W N W o C7 C7 C7 a o w W L O P_ (D L04tr M N T O Z DRAWING TITLE ELEVATIONS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A300 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ J H a z O CD z O J 0 -� 4 - mor -1 N 1 O n O U w U r) w a w m Q 75 77 w z A co co O 00 00 0 w 0 00 LO N I? N F E D C B A A B C D E F 3'-0" 33'-0" 30'-0" 3'-0" 3'-0" 30'-0" 33'-0" 3'-0" i EAST 1/8" = 1'-0" 14" _Roof - 6 3/4' Level 4 TYP Level 3 - 4 1/2" Level 2 -25/811 Level I 00 00'-" 14" EPDM ROOF FASCIA TYP 14" EPDM ROOF FASCIA TYP cInnwE! unrnu WEST 1/8" = 1'-0" - WINGWALL _ Roo 3' - 6 3/4" Level 4 Y - 6 3/8" Level 3 Y- 4 1 /2" Level 2 Y- 2 5/8" Level 100'-0" A� W Ocr .. +/�� 0 w M j p jr Z ui L O aH p O �CW r.CF- FL-L' O (� L z�v0 z Lu W O O w W p Q z C) OD Lu U J cnoCZ,� _ Z LL wwo O � ~ p U w Z JF— V >_�ow 0>-�L d S wmQ0 C-) F- a V Q V w¢=¢ C3 LJ Q 0 L wLu C, Q =a - QF O o L (/� O V m L cn M. O � A O W A W •� N N w M Ln Ln O � Z � n O N 0)0)0) 0)00 T O T O T O T O T O N N N N N N O O O N O O O O O O O N r F- NNN z z z W 000 a cn cn cn O w w w W w w o oac oac oac z < Q z W z W z W OC W N W p 0 0 0 a o Lu W L O p- (D Lr) RT M N r O Z DRAWING TITLE ELEVATIONS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A3m 1 COPYRIGHT © 2017 F___ rr n 0 Lu N_ W i J H a z O z O J 0 rr Q m U) 77 � -'t 1 7-1 N 1 � T ■ n O U LLI U r) W a m 75 W 77 A A B C D JE F 3'-0" 27-0" 6'-0" 30'-0" 3'-0" I I I I I I TYPICAL ROOF ASSEMBLY (UNO): -LAMINATED SHINGLES CONT. RIDGE -ROOFING FELT/ICE & WATER SHIELD VENT -15/32 APA RATED ROOF WITH CLIPS -ENGINEERED WOOD ROOF TRUSSES -R-49 INSULATION -POLY VAPOR RETARDER WITH 12 DOUBLE STICK BUTYL TAPE 5 (� -(2) LAYERS 5/8" TYPE X GYPSUM BOARD --- ROOF TRUSS 2420 PANEL BY SUPPLIER 1x4 GUIDES UPWARD SLIDING & SELF \\ CLOSING (3)-2x10 CATWALK // SLOPESLOPE X1/4" PERFT 2x6 @ 24" OC -- - ACOUSTICAL 1/4" PER FT DBL 2x6 @ SUSPENDED N CEILINGS @ SPRINKLER HANGERS CORRIDOORS io 5/8" GYP 1 TYPE 'X' � w ' TYPICAL CORRIDOR FLOOR ` c'' ASSEMBLY (UNO): <' -3/4" 3000 PSI MIN GYPCRETE o 0 0 -3/4" T& G OXBOARD SUBFLOOR ` -WOOD FLOOR JOISTS SEE STRUCT e e -1/2" RESILIENT CHANNEL @ 24" OC. -5/8" GYP BOARD I w ACOUSTICALSUSPENDED ` CEILINGS @ TYPICAL FLOOR ASSEMBLY CORRIDOORS (UNO): 16 / A7.0 00 71 e e 0 0 i I 1- II I' 7 - A4.3 o i e e e e 3 A8.0 i bo i LO i N � PRECAST PLANK AND TOPPING ` o , SEE STRUCTURAL DRAWINGS FOR MORE INFO ` OFo 0 C a 9 d TYPICAL FDN. WALL ASSEMBLY (UNO): -2" RIGID INSULATION -WATERPROOFING -FULL DEPTH BELOW GRADE POURED PRECAST COLUMNS AND CONCRETE WALL (SEE STRUCTURAL) BEAMS SEE STRUCTURAL b DRAWINGS FOR MORE INFO TYPICAL FLOOR ASSEMBLY (UNO): r -4" CONC. SLAB 1 -SEE STRUCT. FOR REINF. A4.3 -4" COMPACTED GRANULAR FILL -MOISTURE BARRIER -COMPACTED SOILS a DRA WRAIN TILE, P WITH ENGINEERED FILL FILTER FABRIC SEE SOILS REPORT +1 BUILDING SECTION 1 1/4" = 1'-0" Roof 3/4" HANDRAILS AND GUARDS: HANDRAILS AND GUARDS SHALL BE DESIGNED TO RESIST A LINEAR LOAD OF 50 PLF IN ACCORDANCE WITH SECT 4.5.1 OF ASCE 7. GLASS HANDRAIL ASSEMBLIES AND GUARDS SHALL ALSO COMPLY WITH, [IBC 1607.8.1] CONCENTRATED LOAD: HANDRAILS AND GUARDS SHALL ALSO BE DESIGNED TO RESIST A CONCENTRATED LOAD OF Level 4 200 POUNDS IN ACCORDANCE WITH SECTION 4.5.1 OF ASCE 7. [IBC 1607.8.1.1] INTERMIDIATE RAILS: INTERMIDIATE RAILS (ALL THOSE EXCEPT THE HANDRAIL), BALUSTERS AND PANEL FILLERS SHALL BE DESIGNED TO RESIST A CONCENTRATED LOAD OF 50 POUNDS IN ACCORDANCE WITH SECTION 4.5.1 OF ASCE 7. [IBC 1607.8.1.21 FULL SCREENS VERIFY PRODUCT WITH OWNER. CONNECTION BY SUPPLIER zh Level 3 - DECK FRAMING SEE STRUCTURAL -- SCREEN BETWEEN DECKING AND DECK FRAMING Level 2 110' - 2 5/8" Level 1 100'-0" GARAGE (VARIES) A� W Ocr ■ ■ �/�+ w w M j 0 Z L wz � L O a�H p O WWW F-H� O L z�UO z OLLICc: O < z Q z C) �■/ OD LLI U J Co irZL _ Z LL ww0 O ~�Uw � Z J F U J Q V >- �ow Lu O 4� F- d wmQ� ■� O 00— U N Q V � Q V w¢=Q � C3 Q Q J L a W Z W L-L, �QF- O o o a V m L cn V � � 0 L W A ^vJ W •� N N CD M^ n O N o W 0) 0) 0) 00 r O r O r O r O r O N N N N N N r O O O r N r O 0 (D 0 l!) 0101 M N 0 1- oil N r F- NNN z z z W 000 a v� v� Fn O W W W w Lu w N D H z < Z W Z W Z W OC W N W o C7 C7 C7 a o Lu D cn cn 00 ti w LO RT M N r O z DRAWING TITLE SECTIONS AND DETAILS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A400 COPYRIGHT © 2017 F___ rr n 0 Lu N_ J J H a z O z O J 0 a m z j1 N I Z T ■ w z A FOURTH LEVEL THIRD LEVEL SECOND FLOOR FIRST LEVEL A B 17 A7.0 I _Roof I 138'- 6 3/4" 3, 6„ - TYPICAL ROOF _�o t ASSEMBLY TYP (UNO): SEE 17 / A7.0 8 _Level4 130'_ 6 3/8" I I 1 A4.4 - - TYPICAL FLOOR ASSEMBLY (UNO): SEE 16 / A7.0 Level 3 120'- 4 14 1 /2" DETAIL -PARTY WALL 1 1/411 = 1 1-011 2 A4.4 i ENTRY 2 1/411 = 1 1-011 Level 2 110'- 2 5/8" 10000', - - 01, a I I _ GARAGE (VARIES) V I a r r a r r c r STAI R A SECTION 3 1/4" = V-0" STAIR A SECTION 4 / 1/411 = 1 '-0„ _Roof 138' 6 - 3/4" Level 4 130'- 6 3/8" LeveY�� 120' - 4_ 1 Level 2 110' - 2 5/8" Level 1 100'-0" GARAGE (VARIES) 1 A4.3 A� W Ocr ■ ■ �/�+ C/) w M j p Z L wz � L O aH p O ��W F-H� O L z�UO z LLI O O w W C) Q CA C)zLLI �./ coLu U J �wC� _ z IL ww° O � ~ p U w F- Z J F- >- V �ow cr>-�Ld S wmQ0 0o-� cl) a V � Q v wQ=Q H � Q 0 J L wwpw F- Q =a -QF O o N o a� V m L Cn O 0 A O W W 4-0 L \w AA,, O oC W •� N N � L0 L0 n O N 0) 0) 0) rn 00 T_ O r O r O r O r O N N N N N N r O O O r N r O 0 O 01010 O N r t~ Z Z Z W 000 a cn cn cn O w w w W W W N D OC OC OC ~ Z < Q z W z W z W OC W N W p 0 0 0 a o w W L 00 ti wL0 Tt M N r LZ DRAWING TITLE BUILDING SECTIONS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A401 COPYRIGHT © 2017 F___ rr n 0 Lu N C/) I J D L.L. a z O z O J 0 rr m U) 77 CURTAIN WA SEE 4/A8.1 r1 N 1 - ■ 0 w z A STAIR B STAIR B 1/411 = 1'-0" 1/4" = 1'-0" -L6v3l 4 Level 4 " 130' - 6 3/8" 00 a B.6 A W Ocr - 9 9 C D b SMOKE HATCH -- TYP TYP Z Lm TYPICAL FLOOR ASSEMBLY Lm ASSEMBLY (IF p a� (UNO): 16 / A7.0 Level 3 4 1 O Level 3 120' 4 1/2 - /2" REQUIRED) COORD. - co z Lu 4) SIZE AND LOCATION p < w Q z 0 p Lu �■/ w/ ELEV SUPPLIER Level 2 110' 2 - 5/8" O - 5/8" .VL BEAM SEE 'TRUCT. DRAWINGS F- CEILING ASSEMBLY ,YP. 00 LO 0 V >- ow N PRECAST PLANK AND TOPPING 1/2" FIRE TREATED PLYWOOD S SEE STRUCTURAL DRAWINGS wmQw ■� O 0o -U) N a FOR MORE INFO Q V w¢=Q C3 2x10 CEILING JOISTS @ 16" OC 0 1 O o — — — — — — — — L N (2) LAYERS 5/8" TYPE 'X' GYP. O a� GA. FILE NO RC 2601 A4.2 PROVIDE HOIST V BEAM IN SHAFT O SEE STRUCT GC 1,, •� N N Lu M L0 J L0 O � Z =z22L4j a- D n O Roof ice o N Roof 138'- 6 3/4" z ° 138' - 6 3/4" O O O O O T_ O r O r O r O SEE 3/A4.1 FOR J N N N N N MORE INFO w O O O r N r O 0 1010 O O Oil N r - 15 cr o F- N Z > co N Z W STAIR B STAIR B 1/411 = 1'-0" 1/4" = 1'-0" -L6v3l 4 Level 4 " 130' - 6 3/8" 00 a A W Ocr - 9 9 b TYP TYP Z Lm TYPICAL FLOOR ASSEMBLY Lm p a� (UNO): 16 / A7.0 Level 3 4 1 O Level 3 120' 4 1/2 - /2" 0 - co z Lu 4) r p < w Q z 0 p Lu �■/ Level 2 2 Level 2 110' 2 - 5/8" O - 5/8" .VL BEAM SEE 'TRUCT. DRAWINGS F- ,YP. 00 LO 0 V >- ow N PRECAST PLANK AND TOPPING d S SEE STRUCTURAL DRAWINGS wmQw ■� O 0o -U) N a FOR MORE INFO Level 1 _ Level 1 100'-0 = 100'-0" 'RECAST PLANK AND 'OPPING SEE >TRUCT.DRAWINGS a TYPICAL FLOOR ASSEMBLY (UNO): 4" CONC. SLAB -SEE STRUCT. FOR REINF. 4" COMPACTED GRANULAR FILL 8"- 8"- -MOISTURE BARRIER -COMPACTED SOILS ARAGGE TOP OF SLAB (VARIES) 90'-1" 0 1'-0" T-4" 1'-0" WATERSTOP ELEVATOR SHAFT 1/4" = 1'-0" a A W Ocr .. 0w *me/� M j 0 Z Lm ui Lm p a� o O �Cw CF- FL 0 z�UO z Lu 4) p < w Q z p Lu �■/ OD Lu U J �wC� _ Z LL ww0 O � ~QUw F- Z J F- F- 0 V >- ow 4� F- d S wmQw ■� O 0o -U) N a V� Q V w¢=Q C3 Q 0 J L wwow a =�QF O o L N O a� V m V O oC GC •� N N (D M L0 L0 O � Z � n O N W O O O O O T_ O r O r O r O r O N N N N N N r O O O r N r O 0 1010 O O Oil N r F- N Z N Z N Z W 000 a cn cn cn O w w w W W w N D OC W OC W OC W ~ Z < Q Z W Z W Z W OC W N W o 0 a 0 Lu D W � 00 I, LL0.-t5r M N r p Z DRAWING TITLE SECTIONS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A402 COPYRIGHT © 2017 z_ rr 0 W N_ i J J H� a z \0 V z O J n O U W U 0 w a W m CQ G U) 77 LLJ O z � 1 N T ■ O ■ DETAIL — EXTERIOR WALL 1 1 11 = 1 1.011 DETAIL 1 1/2" = 1'-0" 2x10 FP w/ 5.25 FLASHI REQUIF 3" CLO: INSULA SEE PL TYPES PC PLANK AND CONNECTION BY PRECASTER OVERHEAD DOOR TRACK TREATED 2X BUILD DOWN AS REQ'D -- PREFINISHED METAL DOOR STOP WITH SEAL OVERHEAD DOOf TYPICAL FLOOR ASSEMBLY "EE 3/4.0 SEE PLAN AND A7.0 FOR WALL TYPES DETAIL 2x4 RIM 3" CLOSED CELL INSULATION OVERHEAD DOOR -- OVERHEAD DOOR TRACK - STONE JAMB BEYOND EXTERIOR STEEL BENT PLATE BEYOND, HOLD UP 1/2" FROM SLAB --------- SEALANT AT BASE OF BENT PLATE BEYOND --- SEALANT OVER 1/2" EXPANSION 1/2' JOINT FILLER GRADE HEIGHT VARIES, SEE CIVIL - - BOARD ■ ■ SECURE TOP OF BENTONITE WATERPROOFING AND DRAINAGE - zLu L wz MAT W/ TERMINATION BAR AND 4 L SEALANT AT TOP. EXTEND OVER TOP „-` P•- = -q ; ,'q a _ - SEALANT OVER OF FOOTING AND 3" DOWN FACE OF a - EXPANSION FOOTING. FOOTING. - a;`d J JOINT MATERIAL BENTONITE CANT --------_____ • `' Z Lu 0 z Lu PC PLANK AND ° °'E4 p <w Q VAPOR BARRIER TURNED UP GEO-TEXTILE FABRIC °°' FACE OF CONC. &SET IN v o z d BEAD OF SEALANT I � ----- CIP WALL SEE STRUCTURAL d as DRAWINGS - y d PERFORATED DRAIN TILE ° Q Q LuO U V >- uow GEOTEXTILE FABRIC OVER 6" MIN. WASHED 4� �=5ia� COURSE AGGREGATE -i I S MATERIAL VAPOR RETARDER, FOOTING SEE FOUNDATION PLAN � V w¢=Q �J AND STRUCTURAL DRAWINGS C3 Q FOR SIZING AND DEPTH EXTEND DOWN DETAIL — EXTERIOR WALL 1 1 11 = 1 1.011 DETAIL 1 1/2" = 1'-0" 2x10 FP w/ 5.25 FLASHI REQUIF 3" CLO: INSULA SEE PL TYPES PC PLANK AND CONNECTION BY PRECASTER OVERHEAD DOOR TRACK TREATED 2X BUILD DOWN AS REQ'D -- PREFINISHED METAL DOOR STOP WITH SEAL OVERHEAD DOOf TYPICAL FLOOR ASSEMBLY "EE 3/4.0 SEE PLAN AND A7.0 FOR WALL TYPES DETAIL 2x4 RIM 3" CLOSED CELL INSULATION OVERHEAD DOOR -- OVERHEAD DOOR TRACK - STONE JAMB BEYOND EXTERIOR STEEL BENT PLATE BEYOND, HOLD UP 1/2" FROM SLAB --------- SEALANT AT BASE OF BENT PLATE BEYOND --- SEALANT OVER 1/2" EXPANSION 1/2' JOINT FILLER DETAIL 2 1 1/211 = 1'-0" -- ANCHOR BOLT SEE STRUCT FOR SIZE AND SPACING LEVEL 1 TOPPING 100' - 0" LEVEL 1 PRECAST 99'- 10 1/2" -- STONE SEE ELEVATIONS - LIQUID -APPLIED WATER - RESISTIVE BARRIER, EXTEND BEHIND FLEXIBLE FLASHING, TERMINATION BAR, AND STEEL BENT PLATE -- PC BEAM BY PRECASTER ------- FLEXIBLE THROUGH -WALL FLASHING, EXTEND UP WALL 8" MIN. TYP. -- METAL FLASHING TERMINATION STON FLASF 2" RIG COMPRESSIBLE FORM SEE STRUCT 2" RIGID INSULATION TYPICAL SECTION 3/4" = 1'-0" Al STONE JAMB BEYOND METALJAMB BEYOND T"PICAL FLOOR SEMBLY v0):16 / A7.0 DETAIL — EXTERIOR WALL SEE PLAN AND A; FOR WALL TYPE 2x4 RIM -- 3" CLOSED CELL INSULATION SLOPE SLOPE a - - - - - - - _ - d• - - - - - TRENCH DRAIN 3 1 1/2" = 1'-0" ANCHOR BOLT SEE STRUCT FOR SIZE AND SPACING Levell � 100'-00" PC PLANK AND TOPPING, DIRECTION VARIES SEE STRUCTURAL DRAWINGS CIP WALL SEE STRUCTURAL DRAWINGS DETAIL TYPICAL FLOOR ASSEMBLY (UNO): 16 / A7.0 SLIDING DOOR SEE PLAN BUFFALO N BOARD ■ ■ �+ C/) W M >o EPDXY COATED zLu L wz REBAR L SEE STRUCT O aDH p O Level 1 100' �cnw ~� _ 0., �a•_ T � if • ` . A_<4 • `' Z Lu 0 z Lu PC PLANK AND ° °'E4 p <w Q TOPPING, DIRECTION EQ °°' VARIES SEE STRUCTURAL v o z DRAWINGS G ----- CIP WALL SEE STRUCTURAL d as DRAWINGS - y d a Q Q LuO U V >- uow 4� �=5ia� d S wmQu- ■� O 0o�� VAPOR RETARDER, �d � V w¢=Q �J C3 Q O o EXTEND DOWN d� FACE OF CONC. ANDd"- N SEAL •d � DETAIL 2 1 1/211 = 1'-0" -- ANCHOR BOLT SEE STRUCT FOR SIZE AND SPACING LEVEL 1 TOPPING 100' - 0" LEVEL 1 PRECAST 99'- 10 1/2" -- STONE SEE ELEVATIONS - LIQUID -APPLIED WATER - RESISTIVE BARRIER, EXTEND BEHIND FLEXIBLE FLASHING, TERMINATION BAR, AND STEEL BENT PLATE -- PC BEAM BY PRECASTER ------- FLEXIBLE THROUGH -WALL FLASHING, EXTEND UP WALL 8" MIN. TYP. -- METAL FLASHING TERMINATION STON FLASF 2" RIG COMPRESSIBLE FORM SEE STRUCT 2" RIGID INSULATION TYPICAL SECTION 3/4" = 1'-0" Al STONE JAMB BEYOND METALJAMB BEYOND T"PICAL FLOOR SEMBLY v0):16 / A7.0 DETAIL — EXTERIOR WALL SEE PLAN AND A; FOR WALL TYPE 2x4 RIM -- 3" CLOSED CELL INSULATION SLOPE SLOPE a - - - - - - - _ - d• - - - - - TRENCH DRAIN 3 1 1/2" = 1'-0" ANCHOR BOLT SEE STRUCT FOR SIZE AND SPACING Levell � 100'-00" PC PLANK AND TOPPING, DIRECTION VARIES SEE STRUCTURAL DRAWINGS CIP WALL SEE STRUCTURAL DRAWINGS DETAIL TYPICAL FLOOR ASSEMBLY (UNO): 16 / A7.0 SLIDING DOOR SEE PLAN BUFFALO Aa W Ocr BOARD ■ ■ �+ C/) W M >o EPDXY COATED zLu L wz REBAR L SEE STRUCT O aDH p O Level 1 100' �cnw ~� _ 0., �a•_ T � if • ` . A_<4 • `' Z Lu 0 z Lu PC PLANK AND p <w Q TOPPING, DIRECTION 2" RIGID INSUL -- ,• _ VARIES SEE STRUCTURAL v o z DRAWINGS G ----- CIP WALL SEE STRUCTURAL DRAWINGS TYPICAL SECTION ~ U W 3/4" = 1'-0" EXTERIOR WALL TYPE AS NOTED ON PLANS STONE OR SIDING SEE PLAN / ELEVATIONS (*—DETAIL 1 1/2" = 1'-0" uivi 1 1, UNI i BATT INSULATION 2X6 ACOUSTIC SEALANT 2X6 ACOUSTIC BATT INSULATION Aa W Ocr ■ ■ �+ C/) W M >o zLu L wz L O aDH p O �cnw ~� O Z Lu 0 z Lu p <w Q U) 5 v o z Lu co U J G c�OC�� _ z u- W W O O ~ U W Q LuO U V >- uow 4� �=5ia� d S wmQu- ■� O 0o�� N a � V w¢=Q �J C3 Q O o L W W W a =a_< O o L N O � cn V � � 4-0 O ^vJ W •� N N � `+ J .Lo _ I O • O W W ■v N O O O O co T.- O CD r O r O r O 7— O N N N N N N r O O O r N r O 0 w 0 In 0 co 0 N 0 1- 0 N r NNN Z Z Z W O O O a cn cn in O w w w w W W N D OC W OC W OC W H Z S2 < Q Z W Z W Z W OC W N W o C7 C7 C7 a o W D c/) U) 00 ti (D I RT M I N r O Z DRAWING TITLE DETAILS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A4m3 COPYRIGHT ©2017 F --- z rr n 0 Lu N_ W J J H a z O (D z O J 0 rr m U) 77 A � -'t 1 r1 N 1 uo n O U w U r) w a w m Q 75 W 77 w O z A EPDM ROO TAPERED IP 1/4" PER FT FLASHING 2x12 SEE STRUC FOR FRAMIivu A GI �C�Ilnlr STOREFRONT SEE PLANS COORD. CONNECTION WITH SUPPLIER EPDM ROOF TAPEREDINS 1/4" PER FT DECORATIVE PER OWNER FLASHING FASCIA SEE STRUCT FOR FRAMING STOREFRONT SEE PLANS Level 2 110'- 2 5/8" - COORDINATE CONNECTION WITH SUPPLIER DETAIL @ VESTIBULE n(: DETAIL @ VESTIBULE 1,. = 1 �-0" 2 1 " = 1'-0. A B.6 20'- 0" -- 36" HIGH GUARDRAIL SEE 4 = - -- PC PLANK AND STRUCT FOR POST CONNECTION N A4.3 r TOPPING, DIRECTION N r VARIES SEE STRUCTURAL T o DRAWINGS - Level 1 — — — — — — — — — — — — — 100' - 01� N1.0 N N N d T/WALL N r N T Z 96'-4" ` -- WASTE PLUMBING (3" PITCH) ~ COORDINATE ALL - CONIC RETAINING WALL --- T w ELEVATIONS WITH CIVIL SEE STRUCT. I o _ J J T/RAMP WALL JOG @ SIM F `n o 93'-11" 0% SLOPE -- - 6" HEATED CONC SLAB (OPPOSTE WALL) io } d 1 SEE STRUCT ~ 14 2 4 A4.3 a . OPP a d ad, a 90'-5" 8 9' -11.. 901-1 GARAGE a a (VARIES) V � 4" RIGID AND FROST FLOOR DRAIN FREE FILL AT RAMP SECTION 3/8" = 1'-0" A� W Ocr ■ ■ �+ w w M >o z L wz � L O a�H p O WWW ~� O zzU0 LLI O�<WW Q AO 5 o Lu C/) T- LLI U J G cf) _ z IL ILL, Lu o O ~0Uw Z J V V >- �ow O ��L d ■_ S +� wmQ0 >-oFcf) a V � Q V w¢=Q H C3 Q Q J L w W Z W Q =0-Q O o N O a� O V O oC ^vJ W •� N N (D M O n O W W • N 4-0 o O O O O O r O r O r O r O r O N N N N N N r O O O r N r O 0 Cfl 0 0 01010 M N 1- 0 N r NNN z z z W 000 a cn cn cn O w w w W Lu Lu �o oac oac oac z < Q z W z W z W OC W N W o C7 C7 C7 a o w D W L O p- (!J III C0 N r O z DRAWING TITLE DETAILS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A404 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 a m z 7 It 11 N 1 n O U w U r) w rY a w m Q 75 C/) 77 w z a N 67 O N co A PARKING LEVEL COMMON AREA 1/4" = 1'-0" 0 N 0 0 M 1 4'-0" 11'-6" 1 14'-6" ENLARGED COMMON AREAS 2 1/4" = 1'-0" 11 )RAIN SLOPE 'AS =D TRASH CHUTE FROM ABOVE. ROUTE AS REQ'D BY SUPPLIER A� W Ocr ■ ■ �/�+ C/) w M j p Z L w� � L O a�H p O ��W F-H� O (� L z�v0 z OLu O w W C) Q z p co Lu J _ Z cl)IL wwo O � ~ p U w � Z J F >- V �ow Lu O cr LL d S wmQo 0o�� cl) a V Q v wQ=Q L Q 0 J L wwpw Q =�QF O o O V m L O 0 +r OW AWWj\ 4-0 L O oC GC •� N N � 0 � z � n O N 0)0)0) 0)co r O r O r O r O r O N N N N N N r O O O r N r O 0 (D 0 Lf) 0 CO 0 N 0 1- 0 N r F- NNN z z z W 000 a cn cn cn O w w w W Lu w o oac oac oac z < Q z W z W z W OC W N W p C7 C7 C7 a o Lu W L O p- (!J � M N r O z DRAWING TITLE ENLARGED PLANS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A500 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 a m z 7 It 11 N 1 n O U w U r) w a w m Q 75 77 w z 0 a M 0 rn 0 N Co A GUTTER A 0 co B A4.1 0: `_J 0 F- N SECOND 1 1/4" = 1'-0" FLOOR COMMON AREA )WNSPOUT STAIR B TYPICAL PLAN 1/4" = 1'-0" 30'- 0" PS, _ ()„ 3RD AND 4TH COMMON AREA 1/4" = V-0" A� W Ocr ■ ■ �/�+ 0 w M j 0 Z L w� � L O a�H p O ��W F-H� O (� L z�v0 z Lu Q) O = w Q z 5 cz o co Lu U J G c�OC��Lu _ Z LL ww° O � ~QUw F- Z J F- O >- V �ow 4I i��L d ._ S +� wmQ0 0o-� cl) a V � Q v wQ=Q H � L Q 0 J L wwow Q =a -QF O o L (/� o a� v �= L O V � � L O oC GC •� N N (D M O � Z � n O .V N 0)0)0) 0)co r 0 r 0 r 0 r 0 r 0 N N N N N N r O O O r N r O 0 (D 0 l!) 0 M 0 N 0 1- 0 N r F- NNN z z z W 000 a cn cn cn O w w w W Lu w o oac oac oac z < Q z W z W z W OC W N W o C7 C7 C7 a o Lu W L O p- (!J Lf) RT M N r O Z DRAWING TITLE ENLARGED PLANS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A5m 1 COPYRIGHT © 2017 F___ rr n 0 LuN C/) J D H a z O z O J 0 rr m U) 77 n O U w U r) w a w m CQ G 77 w O z NI T ■ oI Q N N N 6) N 00 A 4 M N LINEN co W GV CO N M r 24' - 0" I O 1 0 2'-9" 3'-6" 5'-91/16" O 3'-0" 1�Z�hu] . e LIVING ROOM 5 A6.0 0 3'-8" 12'-0", ONE BEDROOM -TYPE 1A 1/4" = 1'-0" (100, 102, 105, 107, 109, 202, 207, 209, 211, 715 SQ/FT 302, 307, 309, 311, 402, 407, 409 AND 411) ONE BEDROOM -TYPE 1 D 1/4" = 1'-0" (200, 300 AND 400) 730 SQ/FT ONE BEDROOM -TYPE 1 B U 1/411 = 1'-0" (111) 12'-0" 1 16"x25" LOUVER COORDINATE LOCATION AND SIZE w/ MECH SEE 16/S7.0 FOR FLOOR ASSEMBLY SLAB ON GRADE GROUND FLOOR 2X4 WALLS AT - MECH ROOM ONLY SEE 8/S7.0 FOR MORE INFO 680 SQ/FT rnn Act1 r-) _r UNIT MECH ROOM 5 1/211 = 1'-011 2'-10" 2'-8" TYP. TUB OPENING 6 3/8" = 1'-0" ;s d'_(1", -(1" 7'-�" 9'-R" ti' -7119" R'-7119" ONE BEDROOM -TYPE 1C 1/4" = 1'-0" (101) APPLIANCE NOTES: OVEN: OVENS SHALL COMPLY WITH SECTION 804.5.5. [A117,1 SECT 804.5.5] CLEAR FLOOR SPACE: A CLEAR FLOOR SPACE SHALL BE PROVIDED. THE OVEN DOOR IN THE OPEN POSITION SHALL NOT OBSTRUCT THE CLEAR FLOOR SPACE FOR THE OVEN. [A117.1 SECT 804.5.5.1 ] SIDE -HINGED DOOR OVENS: SIDE -HINGED DOOR OVENS SHALL HAVE A WORK SURFACE COMPLYING WITH SECTION 804.3 POSITIONED ADJACENT TO THE LATCH SIDE OF THE OVEN DOOR.[A117.1 SECT 804.5.5.21 BOTTOM -HINGED DOOR OVENS: BOTTOM HINGED DOOR OVENS SHALL HAVE A WORK SURFACE COMPLYING WITH SECTION 804.3 POSITIONED ADJACENT TO ONE SIDE DOOR. [A117.1 SECT 804.5.5.3] CONTROLS: THE LOCATION OF CONTROLS SHALL NOT REQUIRE REACHING ACROSS BURNERS [A117.1 SECT 804.5.5.41 DISHWASHER: A CLEAR FLOOR SPACE POSITIONED ADJACENT TO THE DISHWASHER DOOR, SHALL BE PROVIDED. THE DISHWASHER DOOR IN THE OPEN POSITION SHALL NOT OBSTRUCT THE CLEAR FLOOR SPACE FOR THE DISHWASHER OR AN ADJACENT SINK. [A117.1 SECT 804.5.61 REFRIGERATOR FREEZER: COMBINATION REFRIGERATOR FREEZER SHALL HAVE AT LEAST 50% OF THE FREEZER COMPARTMENT SHELVES, INCLUDING THE BOTTOM OF THE FREEZER, 54" MAX ABOVE THE FLOOR WHEN THE SHELVES ARE INSTALLED AT THE MAX HEIGHTS POSSIBLE IN THE COMPARTMENT. A CLEAR FLOOR SPACE, POSITIONED FOR A PARRALLEL APPROACH TO THE REFRIGERATOR/FREEZER, SHALL BE PROVIDED. THE CENTERLINE OF THE CLEAR FLOOR SPACE SHALL BE OFFSET 24" MAX FROM THE CENTERLINE OF THE APPLIANCE [A117.1 SECT 804.5.61 880 SQ/FT NOTE: 1.0 DENOTES WALLTYPE -SEE SHEET A7.0 FOR WALL TYPES 2. 0 DENOTES DOOR TYPE -SEE SHEET A8.0 FOR DOOR SCHEDULE M* — i A� W O� .. �+ F w M >o Z L w� � L O a�H p O ��W CL�� o L z�U0 Z LLI p =w �oa U) o� 5� LLI oco LLI U J G c�OCC� Z LL —=ww0 MEMO I O 1 0 2'-9" 3'-6" 5'-91/16" O 3'-0" 1�Z�hu] . e LIVING ROOM 5 A6.0 0 3'-8" 12'-0", ONE BEDROOM -TYPE 1A 1/4" = 1'-0" (100, 102, 105, 107, 109, 202, 207, 209, 211, 715 SQ/FT 302, 307, 309, 311, 402, 407, 409 AND 411) ONE BEDROOM -TYPE 1 D 1/4" = 1'-0" (200, 300 AND 400) 730 SQ/FT ONE BEDROOM -TYPE 1 B U 1/411 = 1'-0" (111) 12'-0" 1 16"x25" LOUVER COORDINATE LOCATION AND SIZE w/ MECH SEE 16/S7.0 FOR FLOOR ASSEMBLY SLAB ON GRADE GROUND FLOOR 2X4 WALLS AT - MECH ROOM ONLY SEE 8/S7.0 FOR MORE INFO 680 SQ/FT rnn Act1 r-) _r UNIT MECH ROOM 5 1/211 = 1'-011 2'-10" 2'-8" TYP. TUB OPENING 6 3/8" = 1'-0" ;s d'_(1", -(1" 7'-�" 9'-R" ti' -7119" R'-7119" ONE BEDROOM -TYPE 1C 1/4" = 1'-0" (101) APPLIANCE NOTES: OVEN: OVENS SHALL COMPLY WITH SECTION 804.5.5. [A117,1 SECT 804.5.5] CLEAR FLOOR SPACE: A CLEAR FLOOR SPACE SHALL BE PROVIDED. THE OVEN DOOR IN THE OPEN POSITION SHALL NOT OBSTRUCT THE CLEAR FLOOR SPACE FOR THE OVEN. [A117.1 SECT 804.5.5.1 ] SIDE -HINGED DOOR OVENS: SIDE -HINGED DOOR OVENS SHALL HAVE A WORK SURFACE COMPLYING WITH SECTION 804.3 POSITIONED ADJACENT TO THE LATCH SIDE OF THE OVEN DOOR.[A117.1 SECT 804.5.5.21 BOTTOM -HINGED DOOR OVENS: BOTTOM HINGED DOOR OVENS SHALL HAVE A WORK SURFACE COMPLYING WITH SECTION 804.3 POSITIONED ADJACENT TO ONE SIDE DOOR. [A117.1 SECT 804.5.5.3] CONTROLS: THE LOCATION OF CONTROLS SHALL NOT REQUIRE REACHING ACROSS BURNERS [A117.1 SECT 804.5.5.41 DISHWASHER: A CLEAR FLOOR SPACE POSITIONED ADJACENT TO THE DISHWASHER DOOR, SHALL BE PROVIDED. THE DISHWASHER DOOR IN THE OPEN POSITION SHALL NOT OBSTRUCT THE CLEAR FLOOR SPACE FOR THE DISHWASHER OR AN ADJACENT SINK. [A117.1 SECT 804.5.61 REFRIGERATOR FREEZER: COMBINATION REFRIGERATOR FREEZER SHALL HAVE AT LEAST 50% OF THE FREEZER COMPARTMENT SHELVES, INCLUDING THE BOTTOM OF THE FREEZER, 54" MAX ABOVE THE FLOOR WHEN THE SHELVES ARE INSTALLED AT THE MAX HEIGHTS POSSIBLE IN THE COMPARTMENT. A CLEAR FLOOR SPACE, POSITIONED FOR A PARRALLEL APPROACH TO THE REFRIGERATOR/FREEZER, SHALL BE PROVIDED. THE CENTERLINE OF THE CLEAR FLOOR SPACE SHALL BE OFFSET 24" MAX FROM THE CENTERLINE OF THE APPLIANCE [A117.1 SECT 804.5.61 880 SQ/FT NOTE: 1.0 DENOTES WALLTYPE -SEE SHEET A7.0 FOR WALL TYPES 2. 0 DENOTES DOOR TYPE -SEE SHEET A8.0 FOR DOOR SCHEDULE A� W O� .. �+ F w M >o Z L w� � L O a�H p O ��W CL�� o L z�U0 Z LLI p =w �oa U) o� 5� LLI oco LLI U J G c�OCC� Z LL —=ww0 ~0Uw � Z J � }+ �.+ oC J Q O U >-Lu �ow 4� �5ia� d S wmQLL ._ p >_o�cl) cn a V � Q v wQ=Q � � Q Q J L w W Z W Q =a_< O o o a V L i — M. OW A�HWj\ AL` U) O oC GC W •� N N CD M O � Z � n � o W W N W 0 0 0 0 0 T_ 0 r 0 r 0 r 0 r 0 N N N N N N r O O O r N r O 0 O O O O O N r F- N Z N Z N Z W 000 a FnFnFn o w w w W W W N D OC OC OC ~ Z < Z W Z W Z W OC W N W o C7 C7 C7 a o w W U) O ti Cfl M N r O Z DRAWING TITLE UNIT PLANS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A600 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 a m z It 11 N 1 n O U w U r) w a w m Q 75 77 w z A f,' -103/d" 9' -All F'-0- R'-1 1/9" c;'-71/9" 9' -fill 7-A" 34'— 0" STUDIO ONE BEDROOM - ADA TYPE 1 E TWO BEDROOM - TYPE 2A 1/411 = 1 1-011 (201, 301 AND 401) 480 SQ/FT 2 1/4" = 1 1-01' (103) 710 SQ/FT 31 /4" = 1 �-0" (104, 204, 303 AND 404) 1080 SQ/FT NOTE: 1. U DENOTES WALLTYPE -SEE SHEET A7.0 FOR WALL TYPES 2. 0 DENOTES DOOR TYPE -SEE SHEET A8.0 FOR DOOR SCHEDULE A� W Ocr ■ ■ �/�+ 0 w M j 0 Z L w� � Lm O Qom~ p O ��W F-H� O L z�UO z OLu O < W Q z C) co Lu J _ Z IL ww0 O ~�Uw � Z J F >- V �ow O 4I ir>-�L d ■_ S LL +wmQ0 �o�� a V � Q v wQ=Q H � Q Q J L Q w W Z W =a -QF O o N o a� v �= Lm cf)O V � � L U) W •� N N (D M O � Z � n O N 0)0)0) 0)co r O r O r O r O r O N N N N N N r O O O r N r O 0 O O O O O N r F- NNN z z z W 000 a cn cn cn O w w w W Lu w o oac oac oac z < Q z W z W z W OC W N W o C7 C7 C7 a o Lu W L O p- (D � M N r O z DRAWING TITLE UNIT PLANS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A6m 1 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 a m z r Ec It 11 N 1 n 0 U w U r) w a w m Q 75 77 w z A 34' - 3" TWO BEDROOM -TYPE 2B Al 11'-Fi" 10'-61, 12'-11/2" TWO BEDROOM - TY PE 2C 1/4" = 1'-0" (106, 203, 206, 303, 306, 1015 SO/FT \ / 1/4" = V -Q" (208, 213, 308, 313, 408 403 AND 406) AND 413) 970 SO/FT NOTE: 1. <> DENOTES WALLTYPE -SEE SHEET A7.0 FOR WALL TYPES 2. O DENOTES DOOR TYPE -SEE SHEET A8.0 FOR DOOR SCHEDULE A� W Ocr ■ ■ �/�+ 0 w M j 0 Z L w� � L O a�H p O ��W F-H� O (� L z�v0 z W O O w W Q CLu A C) �■/ a0 Lu U J �_��Lu _ z IL =wo O � ~QUw F- Z J F- O >- V �ow 4I i��L d ■_ S +� wmQ0 C-) Cf) � a V � Q v wQ=Q H � L Q 0 J L Crwo= Q =a-Q� O o L (/� o a� v �= L O V � � L O oC W •� N N (D M O � Z � n O .V N 0)0)0) 0)co T O T O T O T O T O N N N N N N r O O O r N r O 0 (D 0 l!) 0 M 0 N 0 1- 0 N r F- NNN z z z W 000 a cn cn cn O w w w W Lu w o oac oac oac z < Q z W z W z W OC W N W o C7 C7 C7 a o _ W L O p- (!J Lf) 4tr M N T O Z DRAWING TITLE UNIT PLANS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A602 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 a m z It 11 N 1 � - ■ n 0 U w U r) w a w m CQ G 2 w z A R' -.q 1/21, r,'- 7 119" 91 - All 7'- A" ONE BEDROOM -TYPE 1 F cc ul ul ONE BEDROOM -TYPE 1G 1/4" = 1'_0" (305 AND 405) 710 SQ/FT 1/4" = 1'_0" (108) 806 SQ/F1 NOTE: 1. <> DENOTES WALLTYPE -SEE SHEET A7.0 FOR WALL TYPES 2. O DENOTES DOOR TYPE -SEE SHEET A8.0 FOR DOOR SCHEDULE A� W Ocr ■ ■ �/�+ 0 w M j 0 Z L w� � L O a�H p O ��W F-H� O (� L z�v0 z OLu O < W Q z C) C■/ co Lu U �� _ Z LL 'J O ~ Q 0 w � Z J � O >- V �ow 4I ir>-�L d ■_ S +� wmQ0 �o�� a V Q v wQ=Q L Q 0 J L wIrZ Q =�QF O o L (/� o a� v �= L V � � L W •� N N (D M O � Z � n O N 0)0)0) 0)co T— O r O r O r O r O N N N N N N r O O O r N r O 0 (D 101010 l!) O CO O N O p - `O O N r N N N W z 000 z z a cn cn cn O w w w W WW aaawa w W w W w W � z 2 < Q z W z W z W w W N W o C7 C7 C7 a o Lu W L O p- (D l!) � M N r O z DRAWING TITLE UNIT PLANS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A6m3 COPYRIGHT © 2017 z rr n 0 N_ J D H a z O z 0 r m U) 77 OM -19 N 1 0 1 n O U LU U w a w m CQ G U) 2 W O z UL DESIGN No. U305 1 WALL RATING - 1 HR STC RATING - 34 2x4 FRAMING @ 16" STUD SPACING SCREWS @ 6" OC. 5/8" GYP. BOARD INTERIOR 1 1/2" = 1'-0" 4 3/4" 5/8" 3 1/2" 5/8" 6 UL DESIGN No. U305 < > WALL RATING - 1 HR STC RATING - 34 ****ALL UNIT PLUMBING AND LAUNDRY WALL SEE UNIT PLAN NOTES ON G.01 2x6 FRAMING @ 16" STUD SPACING SCREWS @ 6" OC. 5/8" GYP. BOARD 5/8"_5 1/2" 5/8" UL DESIGN No. U305 2WALL RATING - 1 HR STC RATING - 46 R19 -- 2x4 FRAMING @ 24" STUD SPACIN, 5/8" GYP. BOARD 4 3/4" 5/8" 3 1/2" 5/8" INTERIOR 1 1/2" = 1'-0" 2x8 FRAMING @ 12" STUD SPACINi 5/8" GYP. BOARD 5/8"_7 1/4" 5/8" WEATHER SHIELDING SIDING SEE ELEVATIONS _ - --- 7/16" OSB SHEATHING 2x6 FRAMING @ 16" STUD SPACIN 2x6 TOP & BOTTC PLATES R19 INSULATION (2) LAYERS 5/8" GYP. BOARD 7/16" OSB @ 1 ST FLOOR SHEARWALLS ONLY INTERIOR RESILIENT SOUND CHANNEL (1) LAYERS 5/8" GYP. BOARD SCREWED @ 12" OC 1 hour wall 3 - PARTY 1 1/2" = 1'-0" 7 3/8" 5/8" 5 1/2" -5/8" 5 1/2" INSULATION _ 2x6 FRAMING @ - -- WEATHER SHIELDING 16" STUD SPACING SIDING OR STONE SEE ELEVATIONS 5/8" GYP. BOARD = --- 7/16" OSB d SHEATHING 7 UL DESIGN No. U348< > $ WALL RATING - 1 HR INTERIOR - PLUMBING r7-� WING WALL EXTERIOR 1 1/2" = V-0" 4 8" CONCRETE 11 1 1/2" = 1'-0" 1 1/2" = V-0" IBC TABLE 720.1 (2) ITEM 3: 2 HOUR RATED 1 1/2" 8" OR 12" 5/8" SEE PLAN \2 2x2 FRAMING @ 16" STUD SPACING 5/8" GYP. BOARD CONCRETE + FURRING 1 1/2" = 1'-0" 7r SEE PLAN 5/8" 13 1 1/2" 2" RIGID - INSULATION d - 5/8" GYP '00r, a_ _ - 2x2 FURRING add_ _ a 1 1/2" RIGID INSULATION WATERPROOFING ° 12" CONC IBC TABLE 720.1 (2) ITEM 3: 2 HOUR RATED EXTERIOR 13 1 1/211 = 1'-0" 3/4" GYPCRETE----------_ 3/4" TOUNGE & GROOVE SUBFLOOR *1to]T ill .1ill .1•1,011mm•L WOOD TRUSS OR -- RESILIENT SOUND 2x FRAMING STAIR SEE STRUCTURAL A� W Ocr '- - 2x4 @ 16" OC DRAWINGS R -- 5/8" FIRECODE GYP. NO �+ C/) w M >z RESILIENT CHANNEL @ 24" OC PENETRATIONS (1) -LAYERS 5/8" GYP. - BOARD < 15 2x6 @ 16" OC (1) LAYERS 5/8" GYP. BOARD SCREWED @ 12" OC 5 1/2" RESILIENT SOUND CHANNEL 1IDOR R19 1NSUL US UL 11 - 1 hour wall 4 INTERIOR - CORRIDOR 4 / 1 1/2" = 1'-0" 9 UL DESIGN No. U3^' WALL RATING - 2F 2x4 FRAMING @ 16" STUD SPACIN (2) LAYERS 5/8" GYP. BOARD NO PENETRATIO INTERIOR - ELE WALL 6" 5/8" 3 1/2" 3 1/2" 5/8" 5/8" 5/8" 7-5/8" 1 1/2" = 1'-0" 8" IBC TABLE 720.1 (2) ITEM 3: 2 HOUR RATED INTERIOR 14 1 1/211 = 1'-0" UL DESIGN No. L563 ASSEMBLY RATING - 1 HR. STC RATING - 63 IIC RATING - 58 FLOOR ASSEMBLY 16 1 1/2" = 1'-0" 8" 5 5/8" 5 1/2" 5/8" 5/8" 5/8" UL DESIGN No. U301 WALL RATING - 2HR 2x6 FRAMING @ 16" STUD SPACING R19 (2) LAYERS 5/8" GYP. BOARD NO PENETRATIONS INTERIOR - TRASH CHUTE 2ND -4TH 1 1/2" = 1'-0" 2" RIGID INSULATION 5/8" GYP. BOARD WATERPROOFING V/STAIR SHAFT 14 — 5/8" GYP 2x2 FURRING STAIR -- 1 1/2" RIGID INSULATION 8" CONC ENGI ICE & LAM I1 AIR C 15/32 1 2x6 FASCIA SOFFIT VENT ALUMINUM S SEE PLAN - 10 IBC TABLE 720.1 (2) ITEM 4: 2 HOUR RATED EXTERIOR WALL 1 1/2" = 1'-0" R13 INSUL - 2x4 @ 16" OC CORRII (1) LAYERS 5/8 GYP. BOARD SCREWED @ 12" OC ROOM/ GPNT CONC. INTERIOR - STAIR SHAFT WALL 15 1 1/2" = 1'-0" ROOF -CEILING ASSEMBLY -- RESILIENT SOUND CHANNEL STAIR A� W Ocr '- - 2x4 @ 16" OC R -- 5/8" FIRECODE GYP. NO �+ C/) w M >z PENETRATIONS ma ALLOWED < 15 UL 305 - 1 hour wall INTERIOR - STAIR SHAFT WALL 15 1 1/2" = 1'-0" ROOF -CEILING ASSEMBLY A� W Ocr ■ ■ �+ C/) w M >z ma L wD � Lm p aD� o O ��W 0. �_~< O UL zI0 z O <w U)O 5o �� 00 Lu W U J G c�OC _ z u— ww0 O �Zvu1 � Z J � }+ 4■+ =oC J Q V >- uio O wui 4� >-� U d ■� S cr wmQ0 >_o�� (n a VQ V w¢=¢ C7 Q Q J L w W Z W0 Q =�Q� o L o a� V Lm O � � A O Ar` W W AL` O •� N N � `+ J LO LO O W W ■v .N N � o W 0)0)0) 0)00 TT O O T O T O T O N N N N N N O O O N O O O O O O O N r (n (n (n W z O z O z O a (n (n cn O W W W W W W aaa�'� oc W oc W oc W z 2 < Q z W z W z W OC W N W o C7 C7 C7 a o LU D W U) 00 ti (Dl� � M N r O Z DRAWING TITLE WALL TYPES AND ASSEMBLIES DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A700 COPYRIGHT © 2017 F___ rr n 0 Lu N_ W J J D H a z 0 z 0 0 rr Q m U) 77 n 0 U w U r) w a w m CQ G W 77 w 0 z DOOR FRAME TYPE Al N10 F-1 A 0 WIDTH HM, AL, WD TYPE 4, 5 AND 6 HOLLOW METAL DOOR TYPES WIDTH HM -1 TYPE III WIDTH 4" DOOR AND FRAME SCHEDULE FLOOR BASE MAT'L FINISH NUMBER SIZE W H T TYPE FRAME FIRE RATING HARDWARE REMARKS FINISH PARKING LEVEL BEDROOMS TOPPING 10 16'.0" T-0" PAINT SEE MANUFACTURER FOR SPECS VERIFY DOOR TYPE WITH OWNER 10A 3'-6" 6'-8" 0'-1314" II 5 CONC NONE ----- 10B T-6" 6'-8" 0'-1314" II 5 CT GYP PAINT 11 T-0" 6'-8" 0'-1314" 11 5 60 MIN NONE CONC 12 T-0" 6'-8" 0'.1314" II 5 CONC SEALER NONE 13 3'.0" 6'-8" 0'-1314" II 5 VESTIBULE CONC CT CT GYP PAINT 8'-0" GYP. TEXTURE d LOBBY CONC 100 3'-6" T-10" 0'-1314" 1 1 TEXTURE SEE A8.1 101A 3'-6" T-10" 0'-1314" 1 3 GYP TEXTURE SEE A8.1 BIKE STORAGE CONC CT CT GYP PAINT 8'-0" GYP VERIFY DOOR TYPE WITH OWNER 102 3'.0" 6'-8" 0'-1 314" 11 5 60 MIN 2 SEE MANUFACTURER FOR SPECS 102A 8'-0" T.0" GYP 103 3'.0" 6'-8" 0'-1314" II 5 GYP PAINT 8'-0" 104 T-0" 6'-8" 0'-1314" 11 5 WOOD GYP PAINT 105 T-0" 6-8" 0'-1314" 1 V 6 CARPET WOOD 106 T-0" 6-8" 0'-1314" 11 5 MECHANICAL/ ELECTRICAL CONC 110 T-0" 6'-8" 0'-1314" 111 4 60 MIN *TAPE AND SAND 2ND THROUGH 4TH 111 3'.0" 6'-8" 0'-1314" II 4 112 3'.0" 6'-8" 0'-1314" II 4 CARPET WOOD GYP 113 8'-0" T-0" TEXTURE SEE MANUFACTURER FOR SPECS VERIFY DOOR TYPE WITH OWNER Al T-0" 6-8" 0'-1314" 1 4 60 MIN CORRIDOR B1 T-0" 6'-8" 0'.1314" 1 4 60 MIN TEXTURE Cl T-0" T.0" 0'-1314" 1 5 90 MIN GYP HOLD OPEN TO MEET IBC 713.14.1 w/ THE EXCEPTION OF #3 *TAPE AND SAND TRASH GYPCRETE CT CT GYP PAINT 8'-0" GYP TEXTURE O W 202 T-0" 6'-8" 0'-1314" 11 4 WOOD GYP GPNT 203 T-0" 6-8" 0'-1314" 11 4 WOOD GYP GPNT 210 T-0" 6'-8" 0'.1314" II 4 ------- PLAM 8'-0" ------- PLAM T_ O r O r O r O r O N N N N N 302 T-0" 6'-8" 0'-1314" 11 4 O r N r O 0 303 T-0" 6'-8" 0'-1314" 11 4 l!) 01010 CO N 310 T-0" 6-8" 0'-1314" 11 4 N r 402 3'.0" 6'-8" 0'-1314" II 4 NNN z 403 T-0" 6'-8" 0'-1314" 11 4 410 T-0" 6'-8" 0'-1314" 11 4 N N N 0 UNIT DOOR SCHEDULE A 34' 6'-8" 0'.1314" 111 5 20 MIN B T-0" 6'-8" 0'-1314" 1 V 6 W PRE -HUNG C 3'.0" 6'-8" 0'-1 314" 1 V 6 N D UNDERCUT 1" D T-0" 6'-8" 0'-1314" IV 6 oac z E 2'-8" 6-8" 0'-1314" IV 6 z W z W POCKET DOOR F T-0" 6-8" 0'-1314" FLUSH 6 0 0 PAINTED G (2)4-0" 6'-8" 0'-1314" SLIDER H (2)1-6" 6'-8" 0'-1314" SLIDER M ti W 0'tt 1 (2)-3-0" 6'-8" 0'-1314" SLIDER DRAWING TITLE SCHEDULES DOOR HARDWARE GROUPS GROUP 1: HINGES PUSH BAR PULL HANDLE CLOSER WEATHER SEAL SWEEP THRESHOLD BY ALUMINUM DOOR SUPPLIER) GROUP 2: HINGES RIM EXIT DEVICE RIM CYLINDER ELECTRONIC INTERCOM SYSTEM CLOSER WEATHER SEAL SWEEP THRESHOLD BY ALUMINUM DOOR SUPPLIER) GROUP 3: HINGES LOCKSET�HEAVY-DUTY ASSAGE) CLOSER SMOKE SEAL MAGNETIC HOLD OPEN GROUP 4: HINGES LOCKSET) CLOSER WEATHER SEAL SWEEP THRESHOLD GROUP 5: SPRING HINGES LOCKSET PASSAGE) DEAD BOL SMOKE SEAL THRESHOLD DOOR AND FRAME SCHEDULE GENERAL NOTES 1. ALL HINGES AND HARDWARE TO HAVE OIL RUBBED BRONZE FINISH 2. WOOD DOORS TO BE ALDER 3. WOOD CASING TO BE 1x4 FLUTED 4. GARAGE SERVICE DOORS TO RECEIVE SCHLAGE KEYLESS PADS 5. ALL PATIO DOORS TO RECEIVE VERTICAL VINYL BLINDS ALUMINUM DOOR TYPES WIDTH TISG HM -2 TYPE II AL -1 & AL -2 TYPE I ROOM FINISH SCHEDULE WOOD DOOR TYPES WIDTH WIDTH wn-1 Lu ROOM NAME FLOOR BASE MAT'L FINISH WALLS CEILING NOTES MAT'L FINISH HGT MAT'L FINISH PARKING LEVEL BEDROOMS TOPPING CARPET WOOD GYP BD PAINT 8'-0" GYP BD PAINT ALUMINUM PARKING CONC SEALER NONE CONC NONE ----- PC NONE O LOBBY CONC CT CT GYP PAINT ----- PC TEXTURE EQUIPMENT CONC SEALER NONE CONC NONE ----- PC NONE STORAGE 1ST LEVEL CONC SEALER NONE CONC NONE ----- PC NONE VESTIBULE CONC CT CT GYP PAINT 8'-0" GYP. TEXTURE d LOBBY CONC CT WOOD GYP PAINT 9'-0" GYP. TEXTURE TRASH CONC SEALER NONE GYP PAINT 8'-0" GYP TEXTURE BIKE STORAGE CONC CT CT GYP PAINT 8'-0" GYP TEXTURE OFFICE CONC CARPET WOOD GYP PAINT 8'-0" GYP PAINT UNI -SEX CONC CT CT GYP PAINT 8'-0" GYP TEXTURE LOUNGE CONC CARPET WOOD GYP PAINT 8'-0" GYP TEXTURE CORRIDOR CONC CARPET WOOD GYP PAINT 8'-0" GYP TEXTURE MECHANICAL/ ELECTRICAL CONC SEALER NONE GYP * 8'-0" GYP * *TAPE AND SAND 2ND THROUGH 4TH O oC `+J LOBBY GYPCRETE CARPET WOOD GYP PAINT 9'-0" GYP. TEXTURE LAUNDRY GYPCRETE CT CT GYP PAINT 8'-0" GYP TEXTURE CORRIDOR GYPCRETE CARPET WOOD GYP PAINT 8'-0" GYP TEXTURE MECH GYPCRETE SEALER NONE GYP * GYP * *TAPE AND SAND TRASH GYPCRETE CT CT GYP PAINT 8'-0" GYP TEXTURE O W STAIR A (ALL FLOORS) STAIR B (ALL FLOORS) ELEVATOR A CONC CARPET WOOD GYP GPNT VARIES ------ ------- MAIN FLOOR = CT MAIN FLOOR = CT CONC CARPET WOOD GYP GPNT VARIES ------ ------- -------- CARPET CARPET ------- PLAM 8'-0" ------- PLAM ROOM FINISH SCHEDULE -UNITS ROOM NAME FLOOR BASE MAT'L MANUF WALLS CEILING NOTES MAT'L FINISH HGT MAT'L FINISH BEDROOMS TOPPING CARPET WOOD GYP BD PAINT 8'-0" GYP BD PAINT ALUMINUM BATHROOMS TOPPING KONETCO WOOD GYP BD GPNT 8'-0" GYP BD PAINT O KITCHEN TOPPING KONETCO WOOD GYP BD GPNT 8'-0" GYP BD PAINT LIVING ROOM TOPPING CARPET WOOD GYP BD PAINT 8'-0" GYP BD PAINT CLOSETS TOPPING CARPET LINO WOOD GYP BD PAINT 8'-0" GYP BD PAINT SCREEN PORCH MAINT. FREE ARMADILLO --- SCREEN --- 8'-0" T&G d EXTERIOR FINISH SCHEDULE MATERIAL DESCRIPTION MODEL/COLOR STONE CULTURED STONE w/ STONE CAP STONEWORKS /TUSCAN LEDGE LAP SIDING STEEL LAP SIDING ENTEX / SAGE LAP SIDING @ DECK STEEL LAP SIDING SMART SIDING / SAND SHAKE SIDING ROOFING COLLECTIONS GENERATONS / BURGANDY FASCIA 2x6 WHITE SHINGLES 40 YR WEATHERWOOD DURATION SOFFITS ALUMINUM WHITE RAILINGS ALUMINUM WHITE GARAGE DOOR ALUMINUM STEEL LAP SIDING WHITE ENTEX / NAVY BLUE LAP SIDING @ PRIVACY WALL A\ Lu wn_/ TYPE IV WIDTH �n Lu W Q cr .. wn-.q TYPICAL WINDOW 'A' A1/2" = V-0" MARVIN INTEGRITY GLIDER CN5040 SEE MANUF FOR SPECS. MARVIN INTEGRITY CN6080 PATIO DOOR SEE MANUF FOR SPECS. 30" CLR DOOR OPENING TYPICAL DOOR 'J' 1/2" = V-0" VECTOR 6468 PATIO DOOR SEE MANUF FOR SPECS. 32" ADA CLR DOOR OPENING (2 THUS - UNITS 103 AND 205) TYPICAL DOOR 'KADA 1/2" = V-0" WINDOW NOTES 1. GLASS TO BE LOW -E COATING WITH ARGON FILL 2. ALL WINDOWS ABOVE THE FIRST STORY ARE TO BE EQUIPPED WITH WINDOW FALL PREVENTION SCREENS OR GUARDS. 3. SAFETY TEMPERED GLASS IS TO BE INSTALLED WITHIN GLAZED SWINGING DOOR, WHEN INSTALLED ADJACENT TO SWINGING DOORS, WHEN WITHIN 60" OF THE FLOOR AND WITHIN 24" OF THE VERTICAL PLANE OF A DOOR. 4. TISG DENOTES: TEMPERED INSULATED SAFETY GLASS ISG DENOTES: INSULATED SAFETY GLASS TPG: TEMPERED SAFETY GLASS 5. VERIFY WINDOW ROUGH OPENING WITH WINDOW MANUFACTURER. 6. EGRESS WINDOW REQUIREMENTS: 24" MINIMUM HEIGHT/ 20" MINIMUM DEPTH DIMENSION. 5.7 S.F. CLEAR OPENABLE AREA. LESS THAN 44" ABOVE F.F. ma W Q cr .. *00ww /� M j p Z ui L O a�H p O ��w ~~F- O (� L z�v0 z Q) O = wLu p Q p OD co J cf) _ Z IL wwo O � ~ p U w F Z J F— F- U F_ V �ow >-'L d S IrLL LL LLI m<0 C-)oF- � a V Q v wQ=Q L Q 0 J L wwpw Q =a -QF O o o a� v �= m Lm cf) 4-0 O a V L O oC `+J W •� N N � O W N W 0) 0) 0) 0) 00 T_ O r O r O r O r O N N N N N N r O O O r N r O 0 (D 0 l!) 01010 CO N 1- 0 N r NNN z z z W 000 a N N N 0 W W W W W W N D oac oac oac z < Q z W z W z W OC W N W p 0 0 0 a o Lu W U M ti W 0'tt M N r O Z DRAWING TITLE SCHEDULES DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A800 COPYRIGHTI F --- z rr n 0 Lu N ��_//'�� VJ I J D H a z O z O J 0 a m z -� It 11 N I 0 w z A . I ) 1/2" = 1'-0" VESTIBULE 1/2" = V-0" 1/2" Level 1 100'-0" _ Level 110' - 2 5/8" _ Level 100'-0" 8'-8" 2 1 /2"2' - 6 59/64" 2'- 8 11/64" 2'- 6 59/64" 2 1/2" 2 1/2" 2 1/2" N r N WEST CURTAIN WALL 1/211 = 1'-0" N 00 LO 0 in N N 00 r, 0 N N AIN N N nD 4'-10" ,nc 2 1/2" 2'- 1 1/4" 2'- 1 1/4" ) 2 1/2" I I 2 1/2" I I I I I I L r N 1 1 N r N I 1'- 1" oe Le 130 I 131 21/2 1 1 I v I I I I N N 1 1 2 1/2" N N 1'-1" 3'-1 1/2" IK -2 1/2" � 120'- 20' - L L 1 1 I I p aD� o I 1 1 �cnw �~F- 110' - I � I O CV O I I 1 1 z N N 5C<Eo T- U J G U—) 'r 1:Z IL wwo I ~QUw F- Z J F- T N F- V F- 0 cr>-�L , d S I LL wmQ0 C-) F- � , V Q v wQ=Q � I Q r 0 O o , rn N - - O 11 -2 1/2" 21/2"-,, 01 L CV V � � L N O vJ r •� N N WEST CURTAIN WALL 1/211 = 1'-0" N 00 LO 0 in N N 00 r, 0 N N AIN N N nD 4'-10" ,nc 2 1/2" 2'- 1 1/4" 2'- 1 1/4" ) 2 1/2" I I 2 1/2" I I I I I I L r N 1 1 N r N I 1'- 1" oe Le 130 I 131 21/2 1 1 I I I I I L I I I I N N 1 1 2 1/2" N N 1'-1" 3'-1 1/2" IK -2 1/2" � 120'- 20' - L L 1 1 I I p aD� o I 1 1 �cnw �~F- 110' - I � I La z O I I 1 1 z N N 5C<Eo T- U J G U—) 'r 1:Z IL wwo I ~QUw F- Z J F- F- V F- 0 cr>-�L , d S I LL wmQ0 C-) F- � , V Q v wQ=Q � I Q , J Lw W Z W Q =a-Q� O o , L N - - O 11 -2 1/2" 21/2"-,, 01 EAST CURTAIN WALL 1/211 = 1'-0" .evel 4 6 3/8" .evel 3 4 1 /2" .evel 2 2 5/8" evell )0'-00" 0 r 0 C r V C M c c u 4'-10" 00 2 11/2" 4' - 5" 2 1/2" of Level 4 )' - 6 3/8" Level 3 )' - 4 1 /2" Level 100''-0" WEST CURTAIN WALL 5 1/2" = 1'-O" 2 1/2 r N 1 1 N r N 3'- 1 1/2" 2 1/2" 2 1/2" 1'- 1" oe Le ■ ■ 131 21/2 1 1 I N N 1 1 2 1/2" N N 1'-1" 3'-1 1/2" IK -2 1/2" � 121 1 1 I I p aD� o I 1 1 �cnw �~F- O 111 1 1 I I z O I I 1 1 z N N 5C<Eo T- U J Level 4 )' - 6 3/8" Level 3 )' - 4 1 /2" Level 100''-0" WEST CURTAIN WALL 5 1/2" = 1'-O" A� W OIr ■ ■ �/�+ F w M j 0 Z L wz � Lm p aD� o O �cnw �~F- O Lm L z�U0 z O O < w Q z 5C<Eo T- U J G U—) 'r 1:Z IL wwo O ~QUw F- Z J F- F- V F- 0 cr>-�L d S LL wmQ0 C-) F- � � a V Q v wQ=Q � Q Q J Lw W Z W Q =a-Q� O o N O � L V � � L � O vJ •� N N CD M n O .V • N 4-0 o O O O O O T O T O T O T O T O N N N N N N T O O O T N T O O (D O l!) 01010 M N 1` O N T N N N W z 000 z z a Fn Fn Fn O W W W W W W aaawa x W x W x W 11- �2 z < z W z W z W x W N W o C7 C7 C7 a o W D cn co 00 r- Cfl l!) t M N T O Z DRAWING TITLE ALUMINUM STOREFRONTS DATE: 02/12/2019 SCALE AS NOTED DRAWING NUMBER A8m 1 COPYRIGHT © 2017 �� oh / 1111111 III i \ J. I I / / 'IIIIIIIIIIIIII/' / Fy c�yJ /' ss / z 2 '`1'922 9 x + CONCRETE � �� f \LEY GUTTER Revision #: #3 I Scale: Date: 10/21/2019 0' 1 " = 20' 0" RETAINING WALL Lands_q� -1 RIVERT-OWN SUITES WON ROCK MICH c�E�AH cur LAWN & LANDSCAPING Landscape Design by: ET CLEAN CUT LAWN & LANDSCAPE rr ■uo r _' ' NECY=,,. _. ME V _ r . n 0-01112 EvEFGREEN C64Fm ._. ♦ WON ROCK MICH c�E�AH cur LAWN & LANDSCAPING Landscape Design by: ET CLEAN CUT LAWN & LANDSCAPE o P� \° CONNECT TO EX. 8 " P VC W1 CLEANOUT � ( / Existing Building / INV -920.75 cir° 11 / SAN. SER VICE' �// SAN. SER VI CE 8 PVC (SCH 4 0), /// // ��, 6 PVC (SCH 4 0), L=56LF, S=6.16% /j, ��. �/ lb �\ L-56LF, S=7.04% 6" CLEANOUT RIM -931. 00 \ / INV= 924.20TO \ �� HAND RAILING / //// CONNEX. 8'r DIP 25L F WA TER SER VICE 8" DIP, L-47LF / a PED. RAMP ,r ° n 7 5 RCP / ° / -` \ L=47LF / �f vQ S= 0.49% Jd LL PROPOSED ACCESS 4_ INS EA SEMEN T/ /// ' CONNECT TO EX. 75 " RCP �r ° Q / NO TE #8 DRIVE-IN DOOR FOR J j CONCRETE 20'� °' TRASH ROOM / VALLEY GUTTER SAN. SERVICE 5' CONCRETE 6" P VC (SCH 40), L=92LF, S=1.04% SIDEWALK /,� F - J ° COORDINA TE 8 PVC (SCH40) LOCA TIONS W/ FOUNDA TION �¢�,r/ MECH. PLANS DRAIN CONNECTION F° �'/r� / /o' / PROPOSED 4-S7 6' CONCRETE APARTMENT BUIL SIDEWALK / AREA= 72,074 FFE= 932.75 GFE= 923.08 ° e 4" FOUNDATION DRAMA PA TIO/Dz F \ (TYP) Existing Building \ \ 4 / Lei 44 00 Qj r ,/ %cam * / / / // ��,�0A Exis tin g/ 75 HCP L = 8 7L F / STORM CB I / / / �� S=0.48% RIM= 927.60 / / / // v \/ lNV=927. 96o��' // \ 92� ,/ MODULAR BLOCK \ LANDSCAPE WALL 116L F \/ e4_ / / 923 )RM MH \ /,>O \F / 9 9.32.56 1-921.54 1 75 RCP L=86LF S= 0.50% 91 B612 CURB & GU TIER STORM LS STORM CB#2 7.3 \\off r RIM= 928.4 0 / IN V= 922.00 RIM= 925. 70 (EOF) �O IN V= 922.39 14 a CONCRETE RETAINING WALL HEATED 6" CONCRETE PAD OR Y !i/ DURA -SLOPE TRENCH DRAIN /(27LE) /\ / GING r RIM -925.18, INV -922,18 3F CONTROL / PANEL / GARAGE PIPE // �� DRIVE-IN // L PVCC L= 73LE \ / DOOR // S= 7.38% -CK / 4 " P VC (SCH80) EORCFMAIN 709LF (2 EA) PoB672 CURB 9 `39 /,2 `��9 �I�/,y c�'�b\ a \ & GUTTER ,, MODULAR BLOCK 22 9 \ � \ LANDSCAPE WALL ; 922 >S� PROP`°I ° (68L F) / /AC / � CESS �` / /jjj/ 91 d // / / �i\ e� �� \� /� EA SEMEN T \ ° �� Ex CB /. \ oy \ CONCRETE ° ° // -Rim= 928.92 In v= 925.20 \ \\� VALLEY GUTTER _ /Al °\ / 6 CONCRETE SIDEWALK (675 SF) °/ // `�► / / Al "q 4111 \ \ q e \ \ \ ,, a \, AN so / �F4_ saw >> \ 9' Q7 92. .7, 20" BACK OF SIDEWALK 5' RAMP SIDE TRUNCATED DOME PANELS �- BLUE HANDICAP PARKING SIGN - 4' CURB CUT 4" SOLID WHITE LINE 4" SOLID WHITE DIAGONALS 3' CENTERTOCENTER -4" SOLID WHITE BORDER LINE INTERNATIONAL SYMBOL 81 8, � 8, � OF ACCESSIBILITY ACCESSIBLE PARKING STALL NO SCALE 0 0 �'o �C"2 01 �C\? CDco�� i NOTES: 1. BASE PLAN IS A SURVEY PREPARED BY BOGART, PEDERSON & ASSOCIATES. 2 ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE -CALL ONLINE OR BY CALLING 811 OR 1-800-252-1166, THE CITY IS NOT RESPONSIBLE FOR ANY ADDITIONAL COSTS INCURRED RELATED TO VARIATIONS IN THE UTILITY AS -BUILT ELEVATIONS, 3, ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS OF THE CITY OF MONTICELLO AND THE LATEST EDITION OF MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION. 4. EXISTING ZONING: CENTRAL COMMUNITY DISTRICT (CCD) PROPOSED AS PLANNED UNIT DEVELOPMENT (PUD) 5. REQUIRED PARKING STALLS = 82 (2.5 STALLS PER 2 BEDROOM UNIT & 1.5 STALLS PER 1 BEDROOM UNIT). PROPOSED PARKING STALLS 80 (33 GARAGE STALLS, 35 SURFACE STALLS & 12 STREET STALLS). 6. THE 6' SIDEWALK ALONG 3RD STREET AND LOCUST STREET SHALL BE 4' CONCRETE SIDEWALK WITH A 2' COLORED CONCRETE STRIP ON THE STREET SIDE. 7. LOT AREA = 33,124 SF PROPOSED IMPERVIOUS SURFACE AREA = 27,568 SF (83.20. 8. WATER SERVICE SHALL BE INSTALLED WITH A MINIMUM 7.5' OF COVER. 8" DIP WATER SERVICE (INV=924.08) SHALL CROSS OVER 15" RCP STORM SEWER LINE (INV=921.47) WITH 1.13' OF SEPARATION. 9. WHERE SEWER AND WATER SERVICE LINES CROSS, A MINIMUM VERTICAL SEPARATION OF 12" SHALL BE MAINTAINED. F INSULATION IS NECESSARY, IT SHALL BE PROVIDED AS AN INCIDENTAL ITEM. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING THIS VERTICAL SEPARATION. 10. SANITARY SERVICE TO NORTH SIDE OF BUILDING WILL REQUIRE INTERIOR SUMP PUMP FOR GARAGE LEVEL DRAINAGE. SANITARY SERVICE CLEANOUT CASTINGS SHALL BE H-20 TRAFFIC RATED N PAVED AREAS. 11. ROOF DOWNSPOUTS SHALL CONNECT INTO FOUNDATION DRAIN SYSTEM WHICH SHALL TIE INTO FOUNDATION DRAIN CONNECTION AT STORM MANHOLE. SURFACING NOTES 1. SUBGRADES SHALL BE SCARIFIED AND/OR COMPACTED AS NECESSARY TO ATTAIN THE REQUIRED COMPACTION DESCRIBED IN THE PROJECT SPECIFICATIONS, COMPACTION TESTING SHALL BE PERFORMED BY AN INDEPENDENT TESTING FIRM, 2, GRAVEL BASE COURSES SHALL BE ROLLED AND COMPACTED, TEST ROLLING OF THE GRAVEL BASE SHALL BE OBSERVED BY A SOILS ENGINEER TO VERIFY STABILITY. 3. SEE SHEET C3 AND THE PROJECT SPECIFICATIONS FOR DETAILS REGARDING THE CONSTRUCTION OF PAVEMENTS. 4. SEE ARCHITECT PLANS AND SPECIFICATIONS FOR ADDITIONAL INFORMATION REGARDING THE CONSTRUCTION OF CONCRETE SIDEWALK AND EXTERIOR SLABS. SITE AND UTILITY PLAN 1 "=20' J w LQU Z 0 Q W v U) w C C w O W > OU O Z cj-LQ U ? U �_ U o w C) w w Q o w w w W LLJ \ N N O a) c< \\N C (n T- \ N N Lo w Q3Eaw° oz LoN N °00 z o 1 o w r') N ° QQ0 O W X Q 7 C Z N m m (Q U awe m U co 03 �N m O o 0 03 U) � W W W w E.�� U �` cmc U \ V) O .s U + T � O - a < �_j m ^^ `) p OJ U t-l/Jl J C� W H- mc00 2 E _0 Q _ c Q O\ o W \ r)m _ m 0 L LJ O W J O QU W Qw m = 0 0 0 U o E C (n T- \ N N Lo o Q3Eaw° oz LoN N °00 z o 1 o w r') N ° W O W X Q 7 C Z N \ Q (Q U awe m N 6 p o �N _O H- O J E 0 o�.��° WILL] U) � W W W w E.�� U �` c) \ V) O .s U + T � O - a < �_j m ^^ `) p OJ U t-l/Jl J C� W H- 2 E _0 Q _ c Q O\ o W \ >_ _ z \ N N Lo \ 0� oz LoN N °00 U� o 1 o w r') N w Lo \ LoN N W O z' o w WW �° W Z W X n \ Q U Q U L� W L� m �N _O H- O Z Z WN W00 WILL] U) � W W W cn (n N U �` \ \ z 0 �Wz O � �_j °r ^^ `) QQ OJ I( Yi li t-l/Jl J C� H w W WW Z > \ Q Q H- W WILL] C:) U z z (n U � � O LLJ H- � W \ >_ _ O SHEET NO. c I 11 STANDARDS AND REFERENCES Materials and construction methods of portions of work included in the plans reference the Minnesota Department of Transportation (MNDOT) Standard Specifications for Construction. The Contractor shall obtain a current copy and become familiar with the specification sections applicable to the plans. No additional compensation will be paid to the Contractor for additional work due to unfamiliarity with these specification sections. EARTHWORK NOTES PROTECTION 1. Carefully maintain all benchmarks, monuments and other reference points. If any are disturbed or destroyed, replace them as directed by the appropriate agency or contact the Engineer. 2. The Contractor shall promptly notify the Engineer in writing if any unknown functioning underground utilities are uncovered during the course of the work, which may interfere with construction, and wait for instructions before proceeding. 3. The Contractor shall be responsible for any damage to functioning underground or overhead utility lines and shall promptly repair and restore services at no additional cost to the Owner. 4. The Contractor shall provide barricades, shoring and other safety measures required by OSHA. 5. Protect all adjacent existing facilities from damage, settlement due to excavations, erosion and other hazards. The Contractor shall be responsible for repair of such damages. PROJECT CONDITIONS 1. The Contractor shall visit the Project site, become familiar with actual conditions, and verify existing conditions in the field in comparison with those shown on the Project Drawings. The Contractor shall notify the Engineer immediately if any conflicts are found between the existing conditions and the Project Drawings. 2. No extra compensation will be allowed due to unusual conditions encountered which could have reasonably been determined or anticipated by examination of the Project Site and Project Drawings. PLAN GRADES 1. Grades indicated on the Project Drawings are finished grade elevations, unless otherwise noted. Grades not specifically indicated shall be determined by interpolation of uniform slope between given elevations or contours, or between such points and existing grades. Unless otherwise indicated, grades shall be constructed to provide positive drainage away from buildings. 2. In case of any discrepancy between finished grade elevations and proposed contours, finish grade elevations shall govern. CLEARING 1. Remove all vegetation within the limits of the building and areas designated for impervious surfacing, and all trees that may hinder new construction work. The removal of trees, outside building lines, or paved areas, shall be approved by the Architect or Engineer. Remove all trees including stumps and root systems as shown on the plans. TOPSOIL 1. Good imported and/or stockpiled salvageable topsoil shall be utilized for this project. 2. Good topsoil shall be free of clay lumps, large stones and debris, and shall have a minimum organic content of 5%. 3. Remove topsoil to its entire depth from areas which are to be disturbed b new construction work except at P P � Y P existing lawn areas which are to remain in place. This includes but is not limited to building site, roadways, parking lots, etc. Examine conditions carefully and watch for low areas where topsoil may be found to greater depths. 4. At new lawn areas, remove good topsoil to a depth of 5" or as otherwise indicated by the Engineer. 5. Store good topsoil stripped from site in stockpiles. 6. Stockpiled topsoil shall be used exclusively for finish grading in new lawn areas. Excess topsoil shall be removed from the site by the Contractor as approved by the Architect or Engineer. 7. Protect existing lawn areas, plantings and other landscape scheduled to remain in place. Repair any damaged areas upon completion of the Work. UNFORESEEN OBSTACLES 1. Notify Engineer immediately if any unforeseen major obstacles are encountered in excavation, such as abandoned wells, abandoned or functioning utilities, subsurface streams or rock, which would cause the Contractor undue expense to overcome. 2. The above shall not serve to relieve the Contractor of the responsibility for completing all Work required where conditions encountered are reasonably ascertainable from subsurface soil investigation report and examination of the Project Site and Contract Documents. FILLING AND GRADING 1. Rough grading of all areas within the construction limits, including excavated and filled sections, and adjacent transition area shall be reasonably smooth, compacted and free from irregular surface changes. The degree of finish shall be per standard construction limits unless otherwise specified. The rough graded subgrade surface generally shall not be more than 0.25 feet above or below the established subgrade with due allowance for topsoil, sod and/or pavement depths. All ditches, swales, and gutters shall be graded to drain readily. Unless otherwise indicated, the subgrade shall be evenly sloped to provide drainage away from building walls in all directions at a slope not less than 1/8" per foot. Provide roundings at top and bottom of banks and other breaks in grade. 2. Fill and backfill materials shall be inorganic soil material free from roots, debris and other deleterious particles. 3. No granular material larger than 2" in its largest dimension will be allowed within 2 feet of new, underground pipes. No granular material larger than 3" in its largest dimension will be allowed within 1 foot of subgrade elevation. 4. No more than 12% of imported compacted fill material shall pass the #200 sieve, by weight. The proposed fill material shall be tested, by the Contractor's soils technician, for suitability as compacted fill for this Project. 5. Fill all excavations, backfill against all walls and complete all filling and grading work necessary to bring surface to required elevations. Provide all materials necessary to complete the Work, whether obtained on or off the Project site. 6. Do not backfill until after retaining walls have attained full design strength and are suitably braced and debris are removed from areas to receive backfill and/or underslab fill. 7. Place compacted fill and backfill in even horizontal lifts not exceeding 8" in depth for clay soils and 12" in depth for sandy soils; compact as required to achieve specified density. 8. Compact each lift with rollers, vibratory equipment or other approved equipment and methods. The fill material, while being compacted, shall contain the moisture content necessary for the required compaction as provided by an independent testing laboratory. The moisture shall be uniform throughout each layer. If the material is too dry, add water with approved equipment and methods, which will not wash out the fine materials in the fill. If the material is too wet, dry by harrowing, disking, blading or other approved methods recommended by the soil technician. 9. Areas designated for pavement in excavated (cut) areas shall be scarified to a depth of 1 foot. The Contractor shall bring the subgrade material to optimum moisture content as indicated by the independent testing laboratory and compact the subgrade to the specified density listed below for soils underneath pavements. 10. The Contractor shall place no fill material when either the fill material or the material on which it is to be placed is frozen. Any soft or yielding spots appearing in the fill resulting from frost, rain, or any other reason whatsoever shall be scarified, removed, recompacted and/or otherwise rectified to the satisfaction of the Engineer before any new fill is placed. DEWATERING 1. Provide for surface drainage during construction in a manner to avoid creating a nuisance to adjacent areas. 2. Keep all excavations free of water by pumping or trenching during entire progress of Work, regardless of the cause, source, or nature of the water. 3. Provide necessary cofferdams or piling required to protect excavations. 4. Slope excavation to drain and provide necessary pumps, hoses and other equipment required to keep excavation free of water. 5. Conduct water away from excavations without encroaching on other properties as required for surface drainage. 6. Remove all temporary construction equipment used for dewatering from the site when no longer required. MAINTENANCE OF GRADED AREAS 1. Protect newly graded areas from traffic and erosion, keep free of trash and debris. 2. Repair and reestablish grades in settled, eroded and rutted areas. 3. Where completed compacted areas are disturbed by subsequent construction operations or adverse weather, scarify surface, reshape and compact to required density prior to further construction. SUBGRADE PREPARATION 1. Do all additional cutting, filling, compacting of fill and rough grading necessary to bring the subgrade to proper elevations as follows: 1.1. Lawn areas: 5" below finish grade. 1.2. Planting areas: See Landscaping Plans/Details 1.3. Bituminous parking areas: See paving details 1.4. Bituminous streets and drives: See paving details 2. The tolerance for areas to be paved shall not exceed 0.15 ft. above or below the established subgrade. 3. Protect newly graded areas from the actions of the elements. Any settlement or washing that occurs prior to acceptance of the Work shall be repaired and grades re-established. COMPACTION TESTS 1. Utility Trenches and Retaining Wall Backfill: The Contractor's independent soils technician and approved testing laboratory shall perform in-place density and moisture tests at random depths in trench or retaining wall backfill at 100 foot intervals, or fraction thereof. 2. Compacted Fill Under Pavements: Density and moisture testing shall be conducted at random depths with a minimum of one test for every 5,000 square feet, or fraction thereof. 3. The location of and areas adjacent to a failed compaction test shall be recompacted and retested to the satisfaction of the Engineer prior to acceptance of the project. 4. Optimum moisture -density relationship will be determined by testing laboratory in accordance with ASTM D698 and maximum density determination made by Method D of ASTM D698 unless otherwise noted in these specifications. 5. Compacted fill shall meet the following required percentages of maximum density determination: 5.1. Under lawns and plant areas beyond 10 ft. outside a building perimeter: 90%. 5.2. Trenches and under paved areas (except as noted in item 5.3: 95%. 5.3. Top 36" below gravel base in streets and drives: 100%. DISPOSAL OF EXCESS WASTE MATERIALS 1. Remove excess excavated material, trash, debris and waste materials, from the Owner's property and legally dispose of it in accordance with all governing codes. SPREADING TOPSOIL AND FINISH GRADING 1. Scarify subgrade to depth of 3" after it has attained permanent set. Spread topsoil evenly over complete subgrade as follows: 1.1. Lawn Areas on Private Property: Spread 4" lightly compacted layer of topsoil. 1.2. Lawn Areas in Public Right-of-way: Spread 5" lightly compacted layer of topsoil. 1.3. Planting Areas: See Landscape Plan/Details 2. Finish grade accurately and carefully, true to grade and cross section within 0.1 foot of finish grade shown on the Project Drawings, less the thickness of an sod where it is to be installed. Sloe all grades away from the building 1 9. Y P 9 Y 9 to provide positive drainage. 3. Prepare topsoil suitable to receive seed and/or sod. Grading of areas designated for topsoil shall be reasonably smooth and even, and in accordance with MNDOT Spec. 2105.3G. All debris and stones exceeding 3" in diameter shall be removed from the soil surface of these areas prior to seeding. Areas compacted by vehicles or storage of materials shall be plowed, disked and harrowed to match texture of other finish graded areas. 4. Grass seed shall be in accordance with MnDOT Spec. 3876, seed mix No. 260, applied at the rate of 100 pounds per acre or as indicated on the landscape plans. Mulch shall be applied and disc -anchored to all seeded areas and shall meet the requirements of MnDOT Spec. 3882, Type 3 or as otherwise indicated by the Engineer. UTILITY NOTES SPECIFICATIONS AND REGULATIONS 1. American Society for Testing Materials (ASTM); American National Standards Institute (ANSI); American Water Works Association (AWWA); Federal Specifications (WW); The Minnesota Department of Transportation "Standard Specifications for Construction (MN/DOT) shall apply to this project. 2. The Contractor shall comply with all local ordinances and codes together with all rules and regulations of the MN Department of Health, which may apply to this work. 3. The Contractor may be requested to secure and deliver to the Engineer a written statement from the manufacturer assuring the quality and compliance to the applicable specifications of all materials furnished and installed under this improvement project. This shall in no way relieve the Contractor of any responsibilities as to the quality of materials furnished and installed. STRUCTURE CASTINGS (UNLESS NOTED OTHERWISE ON PLANS) 1. Catch basins shall be provided with the following castings: 1.1. In curbline: Neenah R -3250A w/ type "C" grate 1.2. Isolated: Neenah R-2535 w/ type "C" grate 1.3. Beehive: Neenah R-2560 w/ type "C" grate 2. Manholes shall be provided with the following castings: 2.1. Sanitary: Neenah R-1733 w/ concealed pick hole 2.2. Storm: Neenah R-1733 lettered "STORM", center pick hole HIGH DENSITY POLYETHYLENE PIPE (HDPE) AND FITTINGS - STORM 1. All HDPE shall be dual -wall high-density corrugated polyethylene pipe conforming to the requirements of AASHTO M294 and Design Section 18 of the AASHTO Standard Specifications for Highway Bridges except as modified as follows. Minimum wall thickness for 12 and 15 inch diameter pipe shall be 0.035 inches and for 18 and 24 inch diameter pipe shall be 0.05 inches. Installation shall be in accordance with ASTM D2321. 2. Joints shall be coupled to provide a soil tight joint unless noted otherwise on the drawings or in these specifications. 3. End section joints shall be tied as approved and shall be provided with approved trash guard. REINFORCED CONCRETE SEWER PIPE (RCP) AND END SECTIONS - STORM 1. Reinforced concrete sewer pipe shall conform to ASTM designation C76. The strength class of pipe shall be Class III unless otherwise shown on the Plans. 2. Reinforced concrete pipe used in conjunction with piling shall be furnished in eight (8) foot lengths and shall be of special design in accordance with Sec. 10, ASTM designation C76. 3. RCP end sections shall be in accordance with MN/DOT 3236 and shall be provided with an approved trash guard. End section joints shall be tied as approved by the Engineer. 4. Unless otherwise indicated on the Plans, reinforced concrete pipe joints shall utilize a rubber gasket and shall conform to ASTM designation 361. 5. The pipe shall be drawn together by some approved method of jacking or winching. This pressure must be maintained until sufficient backfill is placed to keep the joint from opening. 6. If plain -end, bell -and -spigot type reinforced concrete pipe is specified to be used, cement mortar shall completely fill the entire outside annular space and the lower one-half of the inside annular space. The joints shall be cleaned and wet prior to placing the cement mortar. UTILITY INSTALLATION 1. Installation of watermains and services shall be in accordance with the City Engineers Association of Minnesota "Standard Utilities Specifications for Water Main and Service Line Installation". 2. Installation of sanitary and storm sewers shall be in accordance with the City Engineers Association of Minnesota "Standard Utilities Specifications for Sanitary Sewer and Storm Sewer Installation". 3. The water distribution system shall be disinfected in accordance with Minnesota Rules Plumbing Code, part 4715.2250 TESTING REQUIREMENTS 1. Hydrostatic Pressure Test (Water) V) 1.1. Conduct with Corporations open to test line. other coatings which will impair the bond. 1.2. Pressure test to 150 psi. has contained its water content for more than one hour. 1.3. Hold pressure for 2 hours. 1.4. Close valves after two hours to test valves. the Engineer. 2. Conductivity Test (Water) o 2.1. One week after pressure test, and after all backfilling. 3 t W -0 N 2.2. Test pipeline, valve, fittings and hydrants (open tops). o 2.3. 350 amperes +/- 10% for 5 minutes. co `O 2.4. Large fluctuation -defective test. s o .� 3. Bacteria Test M 4. Air Test (Sewer) LJJ 4.1. Internal air pressure 4.0 psi. greater than the average back pressure of any groundwater that may submerge the pipe. 4.2. Allow 2 minutes for air temperature and pressure to stabilize. o -0 a T -, m 4.3. Cannot drop from 3.6 psi to 3.0 psi in less than 30 seconds per inch of pipe diameter tested. 5. Deflection Test (Sewer) m 5.1. After sewer has been in and backfilled for 30 days. � 5.2. Mandrel should be 95% of pipe diameter. of different diameter are spliced, use 40 diameters of the smaller bar. 6. Televising (Sewer) °0 6.1. If visual inspection or testing indicates that the sewer has not been constructed in accordance with the specifications, this test may be requested by the Engineer. O 7. Other testing requirements as detailed in other referenced documents and specifications. 8. In the event of discrepancies between these testing requirements and those listed in other specifications referenced herein, the most stringent will govern. co 9. All portions of the water service line must be tested in accordance with Minnesota Rules for Plumbing, part 4715.2820. W BITUMINOUS PAVEMENT NOTES STANDARDS - Minnesota Standard Specifications for Highway Construction, most recent edition. GRANULAR BASE COURSE 1. Process material shall meet the requirements of MnDOT 3138, Class 5 with a compacted thickness of 8 inches. 2. The subgrade shall be tested and observed to the satisfaction of the Engineer prior to placement of aggregate base material. Install base material as required to accommodate new plan grades. 3. Wet base material to approximate optimum moisture content either prior to delivery to job site or as soon as practical after being placed on subgrade. 4. Place in layers not exceeding 4" thickness (loose). 5. Compact with pneumatic or vibrating steel drum rollers. 6. After base course has been graded and compacted, thoroughly wet and slush roll with roller until all aggregates are thoroughly embedded. 7. Allow base course to cure for a minimum of 72 hours prior to bituminous course application. BITUMINOUS BASE AND SURFACE COURSE 1. Mix Designation Numbers for the bituminous mixtures on this project are from MNDOT 2360: 2. Pavement smoothness requirements will be waived for this project. 3. Densityfor the bituminous mixture on this project will be the ordinary compaction method MNDOT 2360.6C . P 1 ry P ( ) 4. Parking lots, driveways, and streets: Bituminous Base course shall conform to MnDOT 2360, Type SPNWB230B. Bituminous Surface course shall conform to MnDOT 2360, Type SPWEB240B. 5. Place no asphaltic mixture when the atmospheric temperature is below 45 degrees and falling, nor should pavement be placed under wet conditions. 6. Mixing 6.1. Paving mixture: Uniform mixture of course aggregate, fine aggregate, mineral filler and asphaltic material. 6.2. Grading and mixing: Conform to applicable sections of the Minnesota Standard Specifications for Highway Construction, Section 2360. CONSTRUCTION METHODS 1. Properly clean base course and deliver hot mix asphaltic concrete in clean tight vehicles with covers if necessary. 2. Lay to a smooth surface without segregation of material and attain compaction as early as possible. Commence rolling while the material is hot, (minimum spread temperature 250 degrees F.) as soon as it will support the roller without undue displacement or hairline cracking and continue until a minimum of 96% of maximum has been attained, no further compression can be attained and all roller marks are eliminated. 3. The completed surface: Smooth, free of pockets that will retain water and shall not vary more than 1/16" per foot nor more than 1/4" under a 16' straight edge. Entire surface must drain. No flat areas are permitted. 4. Perform all Work in accordance with the applicable requirements of the Minnesota Standard Specifications for Highway Construction. PAINTED LINES 1. Special marking paint compound especially for striping bituminous paving in one coat. 2. Manufacturers: Pratt & Lambert, Inc.; Sherwin Williams Co. or DuPont Co. 3. Colors: Use yellow paint for concrete and asphalt. 4. All surfaces to be painted must be thoroughly clean and dry. 5. Lay out painted lines with chalk on pavement in accordance with Project Drawings. 6. Accurately apply paint to the chalk marks, using striping machines, 4" wide stripes. 7. Apply paint in strict accordance with the manufacturer's directions. 8. Protect all paint from damage by traffic until dry. 9. Apply handicap logo at handicap stall. FIELD QUALITY CONTROL 1. Aggregate Base Testing: 1.1. The granular base course shall be test rolled and observed by the Contractor's independent soils technician as per MNDOT 2211.3C2 (Quality Compaction Method). Once the base course has been tested to the satisfaction of the Engineer, pavement may be placed. 1.2. One mechanical analysis (ASTM D-422) per 500 cubic yards of base or fraction thereof. 2. Bituminous Testing: 2.1. Test temperature of first truck. 2.2. Ordinary compaction (MNDOT 2360.6C) CONCRETE PAVEMENT, CURB & GUTTER, AND SIDEWALK STANDARDS 1. ACI 318, ACI 315, CRSI, ACI 301, latest adoptions. 2. Minnesota Standard Specifications for construction, most recent edition GRANULAR BASE COURSE MATERIAL (CONCRETE PAVEMENTS) 1. Compacted thickness of finished base: 6" 2. Base material shall be granular with less than 12% passing the #200 sieve by weight. PORTLAND CEMENT 1. ASTM C150, Type I plus an approved air entraining agent, or Type IA air -entraining Portland cement. AGGREGATES 1. Coarse: MnDOT Spec. 3137. 2. Fine: MnDOT Spec. 3126. WATER 1. Clean, fresh and potable, MnDOT Spec. 3906. AIR ENTRAINING ADMIXTURES 1. ASTM C260. 2. Provide entrainment of 4 - 7 percent by volume. OTHER ADMIXTURES 1. MnDOT Spec. 3113. 2. Calcium Chloride or materials containing chlorides or nitrates - not allowed. DEFORMED REINFORCING BARS 1. MnDOT Spec. 3301 ACCESSORIES 1. Properly sized chairs, spacers, bolsters, etc. 2. Provide plastic coated accessories at slabs and beams that are exposed below. PROPORTIONING AND DESIGN OF MIXES 1. MnDOT Spec. 2461.3 2. Concrete Classifications 2.1. Curb and gutter, slip -formed concrete: 3A22 2.2. Sidewalk, aprons, incidental concrete, manual curb & gutter: 3A32 2.3. Concrete pavements: 3Y43 2.4. Repair concrete, fast strength concrete: 3Y43 3. Concrete Specifications: 3.1. 3A22: 1-2" slump, 3900 psi, 4-7% air 3.2. 3A32: 2-3" slump, 3900 psi, 4-7% air 3.3. 3Y43: 3-4" slump, 4300 psi, 4-7% air 3.4. Temperatures of all concrete during placement shall be 50'F to 90'F WELDED WIRE FABRIC 1. MnDOT Spec. 3303 REINFORCEMENT PLACEMENT 0 c� w o 'Co LIZ, j U 0 0 0 U U 0 U LL �z 1. Place, support and tie reinforcing to prevent displacement. Reinforcing shall be clean of oil, grease, scale, rust or V) other coatings which will impair the bond. w has contained its water content for more than one hour. 2. Reinforcing shall not be welded nor shall accessories of any kind be welded to reinforcing bars, unless approved by the Engineer. 0 o E o 3. Welded wire fabric shall be lapped a minimum of 2 squares plus 2". Welded wire fabric shall be suspended 3 t W -0 N M Z 0 o < co `O 4. Concrete cover over reinforcement, bend radii, etc. shall be in accordance with the guidelines of ACI 318. s o .� a M M LJJ 4.1. Concrete cast against and permanently exposed to earth: 3 - 3 U o -0 a T -, m 00 om Cj w `, ` N m 5. Lap splices shall be a length of 40 bar diameters unless noted otherwise on the Project Drawings. When two bars � c, of different diameter are spliced, use 40 diameters of the smaller bar. 3 °0 �� PROTECTION c, O U 0 FINISHING O O co o� 1. Provide adequate protection against rain, sleet and snow before and during placement and finishing of concrete. W O a m 2. Protect concrete from premature drying. Provide temporary covering as required. Keep concrete continuously moist 5-: z w N for 7 days. O O z CO w CO 3. Treat concrete with membrane curing compound in accordance with MnDOT 2531.3G. O UO w w w M QUALITY CONTROL O O >z COLD WEATHER CONCRETE CO O ::::)z U� w z M m o Lv C Q Q 1. Do not place concrete when the atmospheric temperature is below 40 degrees F., or when the concrete is likely to >z > Li J o be subjected to freezing temperatures within 24 hours after it has been deposited unless adequate temporary Z Z Y E Z C� U 2. Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from freezing for the following 5 days. Q w CD w Q Lij Q:� _ 3: J O 4. Perform all cold weather concreting in accord with ACI 306. U C� LL_ 1. Place, support and tie reinforcing to prevent displacement. Reinforcing shall be clean of oil, grease, scale, rust or V) other coatings which will impair the bond. has contained its water content for more than one hour. 2. Reinforcing shall not be welded nor shall accessories of any kind be welded to reinforcing bars, unless approved by the Engineer. 0 o E o 3. Welded wire fabric shall be lapped a minimum of 2 squares plus 2". Welded wire fabric shall be suspended 3 t W -0 N M Z 0 completely in the concrete and shall not be allowed to rest on subgrade at any point. Ej0 3 o w 4t, co `O 4. Concrete cover over reinforcement, bend radii, etc. shall be in accordance with the guidelines of ACI 318. s o .� a Specifically, minimum clear cover shall be as follows unless otherwise noted on the Protect Drawings: L In o a).o o LJJ 4.1. Concrete cast against and permanently exposed to earth: 3 - 3 4.2. Concrete exposed to earth or weather: 1%" (#5 and smaller), 2" (#6 and larger) o -0 a T -, m 00 4.3. Concrete not exposed to weather or in contact with ground: 3/4" Cj w `, ` N O 5. Lap splices shall be a length of 40 bar diameters unless noted otherwise on the Project Drawings. When two bars � U U O i W L a -0z a a o of different diameter are spliced, use 40 diameters of the smaller bar. 3 °0 6. Reinforcing shall be continuous at all footing steps and stepped bond beams. Lap splices may be used. CONCRETE PLACEMENT 1. Place concrete as soon as possible after mixing. Place before initial set has occurred, and in no event after it V) has contained its water content for more than one hour. LTJ ~ 2. Avoid overworking concrete or allowing concrete to fall unrestricted for excessive vertical distances, and other O O Cn N situations which can cause segregation of the aggregates. 0Z L.J o 3. Concrete pavements shall be placed in accordance with applicable portions of MnDOT 2301. U� _ LJJ co of 4. Sidewalks shall be placed in accordance with MnDOT 2521. z 5. Curb and gutter shall be placed in accordance with MnDOT 2531. W Q z 5. Perform all hot weather concreting in accord with ACI 305. O W �� PROTECTION W O L X FINISHING O O L IJ o� 1. Provide adequate protection against rain, sleet and snow before and during placement and finishing of concrete. W O LLJ m 2. Protect concrete from premature drying. Provide temporary covering as required. Keep concrete continuously moist O z w N for 7 days. O O z CO w CO 3. Treat concrete with membrane curing compound in accordance with MnDOT 2531.3G. O UO w w w � U, o, QUALITY CONTROL O O >z COLD WEATHER CONCRETE CO O ::::)z U� w z 1.1. The independent testing technician shall perform random field testing of the fresh concrete including slump, O C Q Q 1. Do not place concrete when the atmospheric temperature is below 40 degrees F., or when the concrete is likely to >z > - o w be subjected to freezing temperatures within 24 hours after it has been deposited unless adequate temporary O = LJ heating is provided. M U 2. Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from freezing for the following 5 days. F - 3. No frozen materials may be used in the concrete. Chemicals may not be used to prevent freezing unless approved L1J LJJ z by the Engineer. > _ O 4. Perform all cold weather concreting in accord with ACI 306. HOT WEATHER CONCRETE V) 1. Do not place concrete when the atmospheric temperature is above 100 degrees F. LTJ ~ 2. Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from temperatures over 90 degrees for U� Cn the following 5 days. L.J 3. Thoroughly wet dry porous surfaces before concreting. (n _ LJJ 4. Water reducing admixtures with retarding properties are required for all concrete placed when the temperature z exceeds 80 degrees F. JQ Q 5. Perform all hot weather concreting in accord with ACI 305. Q FINISHING z L IJ () W O LLJ LLI 1. Provide a smooth, steel trowel finish unless noted otherwise. z 2. Provide a broomed finish on exterior sidewalks and ramps unless noted otherwise. Q _ U z Li cf � QUALITY CONTROL � C/� 1. The Contractor shall hire an independent testing firm to provide the following tests: U U 1.1. The independent testing technician shall perform random field testing of the fresh concrete including slump, J air content, and temperature. (ASTM C143, C173, C231 and C138). One series of the aforementioned tests >z > - J shall be performed on the first load of concrete. O = LJ 1.2. The independent testing technician shall cast a set of four compression test cylinders for the first load of M U concrete as well as 1 set for every 100 cubic yards, or fraction thereof, of concrete thereafter. F - Compression tests shall be performed on one test cylinder at 7 days and two test cylinders at 28 days. L1J LJJ z The fourth test cylinder shall be retained in the event of failing compression tests on the 28 -day test > _ O cylinders. yHE-T \0. NOTES 8c SPECIFICATIONS I C2 NTS 0 USE NEENA� 1-1542-A FOR L:.':a, PRCF LE APPLICATIONS USE NEENA� 11758-0 FCR ;','A"ERT GHT APaLiCATiONS LETLMNO 10 Tim "AA'Iq� RAMT"JEu IlrvO .CYPLaA 0.1 N '•1'HiD& _YET NI NEBWI R-169 WITH TYPE B SCUD Ln [ 6i71U1a CR MAL mu" LlDM >1ra�EAr OPPOItr: IiR: E1tOFPT FCR -Er1E16M0 ffi JV4' rI T SMN I RURFAOE � 10 BE VACHINED L 10 .I r�UL1 ,�111� go Ili COVER FRA:E TM: Standard Plate Library Standard Frame and Cover City of Monticello : 03_05 Plate '1*' ]r91IQ99Tl: 1032 J X73-1 � RA1Ec EaOPE AI +IGAOIIAY� � ��x, FIONrtDYrAL�".••+]�'.•'•S'•', •,�'.'i �'�•.'��'�' D+UI6AI MAY 9I'LTCOI REVERSE SLOPE GJTTER SECTION DIVIDER PLATEYN 3iI 19 ILOPE GMFr/Fr"�.. •.•„.;.•.�:.,.. - e• Ta I/e OA KOM V4 -/Pt Ffi'• . 2' MIN 2• G' LNE�, A.'� SLOP- 0.08 Fr/F- VORWN., UN�SS / ,� WMD&W P1AtE 110, 711m H Or-7RNISE '8p CIF ED. F A DIF -RENT f11DC1Fi0ATl01i 1111* INCL 7351 ruTee i�� IS F-RHI-r_D, THE/: FORu 8812 CONCRETE CURB dD GUTTER 00001 - &0474 CU Y36 uN •3612) CONCRETE 2111 r 0% 1"1 ]nnDER PLATE 3111 J�11 j1/2 3LLPE amFr/Fr •' ' �'•''�'�ti"•.;:�;: •... • :rr�.s,��• � � 1 . '•`"`tee • .....s'• � •�; M. r MIN RL9PE .1/4"/PT . iki',tidia •',; ,.•%,,,.• 14r Ha6taMrA_ / :•: 1111: VOW •,g SLOPE D 06 FT/FT NORMAL• ALESH 6" JI7AR!} KATE Na. 71110 H O-HERWerJTiER IHSLLOP EIS C FIPEIMITTED, THE MAW 0ONCIE'T - imn Cj 07 i1i }T �!1!� MAY B- TILT[) 8918 CONCRETE CURB do GUTTER CD1iCRE"C - 11,1 FT Cu,vD0. 61 12' A/4'/MFT I I� rT- MODIFIED DESIGN 'D' CURB dL GI,JTTER Two: Standard Plate Library Concrete Curb &Gutter for Streets City of Monticello 03-05 Plats No, D3— 5005 J TCP OF 3110150I0 lJBUIOADE THB TOP S' RHA.L 9: ,7CNPAmo AT A NIN CR 17a16 CR eAHaA7o PA DEN 61Y QLtJ/DCT IM A MAX Or W Lrri 10 3E 1%T= AND 00141OLMAIM 9Y V91PAIDW IPA AM DOWMIED TO A I N OF fPDlr ,F 11rAYWWC P970TOR 7ENIITY N 2' DI; 4' COV)! =11"ACTIA TC 634 OF tMFI ROLLM WILI PNCYr D1IAHULIIR RaTHE N- 1 01A OMfEREC R1' THE �]JaliEF71 PLACE, AN) 1 -ANG WWMCT ANKH APE T9 114262 P6+E, V131WOR'" OMWIN IN R=111 n BICH R GE air PIPE, Al CIROM III PC EMER. T1fls: Standard Plate Library Typical Trench Compaction �1� T of l�ionticello and Clan BBeddin 03-05 Ia 91N1:a3_ 1007 J CONCRE TIE CURB - ' AND G ER �y EXPANSION EXPANSION JOINTS A B ' 5• . . - k.— - CONCRETE TO 3E EXPANSION q EXPANSION POURED iN-EORALLY JOINTS •/-•'t WITH CURa PLAN 3018 CONCRETE •. � CURB AND GUTTER /� ;. 1 i /IN Al X 7„ MIN. 7 F7`► +IYiH VAR.E5 5' MIN. SECTION B—B SECTION A—A TU: Standard Plate Library Commercial Driveway Entrance City of Monticello Date: o,3 Plats Na, - 103-15 5008 LIGHT DUTY ALUMINUM ACCESS COVERSTAINLESS STEEL CABLE HOLDER NOTE: ACCESS COVER FRAME SHALL BY ACCESS COVER MANUFACTURER BE CAST IN THE TOP SLAB. ELEVATION 928.40 CRETEX TYPE II C0'VER 6rHIWNE'!'M%L iAYu xa 2' RAEIm ARa TO FT REC!lRET: DIAVETE . lAll IMPO210IN a. 3'I IN DREM DAMETER RMUiRED. BITUMASTIC -OLE STEPS SHALL BE OUT IRON OR MA MODE. PS -I -PF LE INC,] >C}FVNVI LAN-OAN MA INCLSSTRIAL CONFORMING TD Al OSHA RECULAIMNI n 5=490 16. OC. 01 a MINIMUM STEEL REiN"ORCEMENT ROADYAAY SURFADE EOUHIALENi STEEL AREA IV '11RE MESH MAY 9E LIE7 GENERA_ OWENSIONB FOR CONCRETE A"LY �H MANHOLER ENTER CK01 CH TO SM04 AND CONCRETE MASONRY UNIT SEAL .' 72" DIA. PRECAST SEMER BRICK jWnDOT IPEC RIB) BACK 3 12' MINIMUM FCR PRECAST, 3 BRIC91 OR FOR COYER REOUAWEH S 1 BLOCK MiNIVUM FOR MASONRY CONSIUCTION U� 2" SCHEDULE 80 PVC (3 EACH), ��'r•i3r i :i ;+e WAL_ CGh1STALICTFON SHALL �1E CLASS II REINFORCEDTO W Standard Manhole for Plate Library PRECAST PlF4 UMPi 46 CIA WAY BE 4Standard Storm ELECTRIC PANEL INSIDE BUILDING CONCRETE ASTM 0 418 CONCRETE PiPE, SEE Mn=' STAN7ARD z z U Q U W w L's S' Mt -IN-PLACE OONCRE"E PLATE = IND fOkOUE OR 0ROM AT TOP CR 9CII OF THS SECTIO CAST -IN-PLACE M SECTIONS 9ONCRETE 4' TO 10' OR MASOARY CONSTRUCTION •.;+, Z OU' N PROVIDE HOLES FOR ELECTRIC CRhEER BLOC &LOWED ONLY IF AP?ROVEC 0) >_ W W W (n CTI � E:CxN01 O CONDUITS AND SEAL WITH � aZ Q _ E c CONCRETE DOOHDUIE REOURED ON \ I co a� o �� U U NON -SHRINK GROUT v o Q�Q OJ I AND PIPE CONNECTION t-l/Jl J �2 H STAINLESS STEEL GUIDE RAILS (NO FIELD Q ti a 3/16" STAINLESS STEEL LINK CHAINS JOINTS ALLOWED) a W J WITH 2 FEET OF SLACK FROM PUMP CONNECTIONS TO HOLDER MOUNTED °a ON HATCH FRAME d OO HIGH ALARM "ON" 10 aa. RUBBER BOOT OR GASKETED SEAL THRU CONCRETE, GROUT 4"x90° BEND a ti O Z ANNULAR SPACE BOTH SIDES 4 4" PVC FORCEMAINS 2ND PUMP "ON" O 922.00 J (j) 922.00 12" PVC INLET PIPE BRACKETS (PER 0 12" a MIN. PUMP MANUFACTURER) r > 5 HP PUMP W/ 650 GPM 4' CHECK VALVE CAPACITY (EA) @ 7 FT HEAD (ONE FOR EACH PUMP) Q UNIFLANGE "3 co co LOW LEVEL "OFF" 1T Ld GROUT @ FLOAT ELEVATIONS TO 1:1 SLOPE BE SET IN THE FIELD. 915.00 a a; DISCHARGE FLANGE 0 12" THICK INTEGRAL BASE STORM LIFT STATION - PROFILE cv In NTS NOW to TOPAA 117 IME �0119LWW F Im'a7W1E Ar MUNHO DRAM 7' PMC RISER P= MON-REIIfENTWL 4' PMC RIPER FOR RL6ICLHTYIL i0 ffla 19' 19 20' 4" OR 6" VIRTICAL WM MMI 1p D 1�A1gIlMD 1lGInElirAy an cmffwm R= PIC II F `L � ]•IORaOHTAL N7E � FHRLOT Oman FCR CLIMINa Mlpvw 1. -AYueur Fax a R1RER m. r VE3ri0AL u'YE 4Y OLE Alio PLua WL.L BE: PAD rCR AT LNr FACE AD POI OAK 2. OLL>Aii OM NPLAM AT 73' WERI S ■IICM VAIN 6ESS£R LNE Standard Plate Library Sanitary Clean -Out City of Monticello w_mp,,,,,, ,1:03_15 3006 CONTRACTION JOINTS 3 12" GRANJLAR T3L'7RCid OR S' CLASS 3 OR a" CONCRETE W4ALX 80.1EVARD WIDTI- VARIE*VERAGE 8') SIDEWALK 7111MENSICNS WIDTH - 8' DEPTH - S" FOR YEW DEVELOPMENTS - 44" MINIMUV F"3R EXISTING AREAS, 8" AT DRIVEWAYS AND CROSSWALKS GRANJLAR SORROW CEPH - 120 GRANULAR BORROW OR 6" CRSS 8 CONTRACTION JIOINT? - 3' INTERVALS EXPANSION , DINTS - 8C' INTERVA-S (APPROX.) 10MAT_H EXISTING DEPTH, 4' WIVIMUM INSTALL PEDESTRIAN CURB 9AVIPS AT ROADWAY .NTERSECTIOIIS 'T1l1B: Standard Plate Library Typical Sidewalk City Of MOnticelln 03 --Db Plats No, mow. 5012 NOTE: CONTROL PANEL WILL HAVE PHASE 3 POWER SUPPLY WITH SUFFICIENT PUMP CONTROLS PER MANUFACTURER'S RECOMMENDATIONS & PROVIDE EQUAL RUNTIME FOR EACH PUMP. LIGHT DUTY ALUMINIUM ACCESS COVER WITH LOCKING HASP (VERIFY DIMENSIONS W/ PUMP MANUFACTURER.) 4" GV / \ I \ F O \ 4" PVC HANDLE HINGE 00 ° 4GV SIDE I � " F • / 4" PVC 72" PRECAST REINFORCED CONCRETE SECTIONS 36" �Ic STORM LIFT STATION - PLAN LIFTING CHAIN - SEAL WITH ¢ STRU:T.11iE� Z CASTING AA11 Sr.wr RI�J08 � IAIn – 12 MAx STMCA11D MVE A C0'VER 6rHIWNE'!'M%L iAYu xa 2' RAEIm ARa TO FT REC!lRET: DIAVETE . lAll IMPO210IN CD REFER TO STANOARD PANS -OR HEOHT AND 3'I IN DREM DAMETER RMUiRED. COLLM IN L7o I -OLE STEPS SHALL BE OUT IRON OR MA MODE. PS -I -PF LE INC,] >C}FVNVI LAN-OAN MA INCLSSTRIAL CONFORMING TD Al OSHA RECULAIMNI n 5=490 16. OC. 01 a MINIMUM STEEL REiN"ORCEMENT ROADYAAY SURFADE EOUHIALENi STEEL AREA IV '11RE MESH MAY 9E LIE7 GENERA_ OWENSIONB FOR CONCRETE A"LY �H MANHOLER ENTER CK01 CH TO SM04 AND CONCRETE MASONRY UNIT SM MrDCT VMDARC PL4-1 4039 .' CONSiRUCTION ALSO, 70CEPT AI .DOTED SEMER BRICK jWnDOT IPEC RIB) BACK 3 12' MINIMUM FCR PRECAST, 3 BRIC91 OR FOR COYER REOUAWEH S 1 BLOCK MiNIVUM FOR MASONRY CONSIUCTION U� �: ��'r•i3r i :i ;+e WAL_ CGh1STALICTFON SHALL �1E CLASS II o W Standard Manhole for Plate Library PRECAST PlF4 UMPi 46 CIA WAY BE 4Standard Storm City of Monticello -� U ASTM 0 418 CONCRETE PiPE, SEE Mn=' STAN7ARD z z U Q U W w L's S' Mt -IN-PLACE OONCRE"E PLATE = IND fOkOUE OR 0ROM AT TOP CR 9CII OF THS SECTIO CAST -IN-PLACE M ® 9ONCRETE 4' TO 10' OR MASOARY CONSTRUCTION •.;+, Z OU' N WN wc0 CRhEER BLOC &LOWED ONLY IF AP?ROVEC 0) >_ W W W (n CTI � E:CxN01 O N CD � aZ Q _ E c CONCRETE DOOHDUIE REOURED ON \ I co a� o �� U U CUTSIOE AND 3RLOTLR: v o Q�Q OJ I AND PIPE CONNECTION t-l/Jl J �2 H W ¢ STRU:T.11iE� �P� WUAL1 I' POURED CONCRETE EASE, FOR ALTER PRECd18- CONCRETE N N SASE, IEE NnMT STAN GARD PLATE 4011 MOD FY OMETER AMD 6rHIWNE'!'M%L iAYu xa 2' RAEIm ARa TO FT REC!lRET: DIAVETE . lAll IMPO210IN CD REFER TO STANOARD PANS -OR HEOHT AND 3'I IN DREM DAMETER RMUiRED. COLLM IN L7o I -OLE STEPS SHALL BE OUT IRON OR MA MODE. PS -I -PF LE INC,] CM Mill POR COMDR LAN-OAN MA INCLSSTRIAL CONFORMING TD Al OSHA RECULAIMNI n 5=490 16. OC. 01 a MINIMUM STEEL REiN"ORCEMENT A EOUHIALENi STEEL AREA IV '11RE MESH MAY 9E LIE7 GENERA_ OWENSIONB FOR CONCRETE A"LY �H MANHOLER ENTER CK01 CH TO SM04 AND CONCRETE MASONRY UNIT DlA .' CONSiRUCTION ALSO, 70CEPT AI .DOTED SEMER BRICK jWnDOT IPEC RIB) BACK 3 12' MINIMUM FCR PRECAST, 3 BRIC91 OR MASHY OQNffq i=N 1 BLOCK MiNIVUM FOR MASONRY CONSIUCTION U� 10 REINFCRCEMEHi AS PER NnDCIi SPEC 3301, GRACE 30. z o W Standard Manhole for Plate Library W 4Standard Storm City of Monticello -� U No, z z U Q U W w fl3-0 � /� 1l / 1n M 4DD 1 x03-17 SPECIAL NCT_; SPECAL ATTENTION SHALL BE PAID `NHEN INSTAL -143 DRIVEWAYS TO NOT UN]ERMINE OR D*AGE EXISTING Si7EWA_AS. / I 3" OF 1-1 /2" ROCK OR 8" CRJSHED CONCRE-E-OR / A33ROVED EQUIOEtNIT / TAPER DEPTH AND WIDTH IN 10' SIDEWALK CURB & GUTTER �1__' 3" OF 1-1/2' ROCK OR 8" CRL -SHED CONCRETE IftT Residential Gravel Standard Plate Library Con$trLretlian Entrance '101City of Monticello >�7P: Plats Na, D3—D� 5'001 `a3--1 5 RMEDIATE JIDE RAIL 3RACKET DISCHARGE ELBOW GUIDE RAIL ASSEMBLY DETAIL F- � PIPE SUPPORT A A c, 35 1,44 4a' CURE NLEr FRIWE AAtl CIMI WX M"M HO. 94087-V P}�N T 4' ODNMUC COLLAR ALL 270101 I'M CA INITA__ Mm RHELD �6HDVM Cil .H; FLALY �P� WUAL1 ➢EMSIBED O.IJ' eEu N N H.EIWM N EE mm 6rHIWNE'!'M%L iAYu xa lAll IMPO210IN oz 3'I IN DREM e" COLLM IN L7o I j CM Mill POR COMDR 1 01 _ a4' PNRH 311 SECT JN A -A 4' CONCREI: =LLAR PDDR A 5' TO 4' CM'ZA I COLIAR ARCUAL HINDI. OnN➢NO PROM I&i OML111 to THE P)MIr IM -M ]AraN 9ARNI L=ATED IN a7A•Eywo &FALL 9E TYPE wmr OE7r10i H. 7HE ML5111 0 UID- 9E MEMW 3 -JIM -A7, Standard Plan Library Standard City of Monticello Catch Basin Na, 03-0� 4002..,-. -~ 03-17 L I ANCHOR TO BASE SLAB W/ STAINLESS STEEL BOLTS WELD 2"x4"-3/16" STAINLESS STEEL CHANNEL TO 4"x8"-3/16" STAINLESS STEEL TOP & BOTTOM PLATE EXISTING CURB r OVERFL3W IS 7¢ OF Ti -E CURS BOX HEIGHT WIMCC ROAD ]RAIN CG -23' HIGH FLOW IN - ET PROTECTION CURB AND GJTTER NODE_ DEFLECTOR PLATE CR CITY APPiOVEC EQUAL. OVERFLOW IS)¢ OF THE CURB BOX 1EIGHT OVERFLOW AT r0' OF FI_rER ASSEIIBLY ----CURB FLT?R ASSEMBL" 11 DIAME-ER, e" ON -GRADE 10' AT LAW =CINT HIGH-FLOW -ABRIC ■ FOR THE VEiN R -3290 -VB STANDARD CASTING, INSTALL WIMCO ROAD ORA N CG -3290 OR CITY APPROVED EOJAL. lug. Standard Plate Librax Inlet Protection ' Catch Basin Insert City of Monticello Date: 03-07 Plats Na, L 03-15 5004 c BITUMINOUS WEARING COURSE TYPE SPWEB240B) BITUMINOUS BASE COURSE (MNDOT 2360 TYPE SPNWB230B) 8 IN. MNDOT CLASS 5 AGGREGATE BASE OVED COMPACTED SUBGRADE 0 0 0 Q) Q) r ao w It v C CD +Ul C0Q"' PARKING LOT SECTION NTS �J NTS PROJECT DETAILS Cf) >,— o 6 E �. U U) N N O Q3 aw oz z _0 G) °00 j 0) Q) 01 _ O r) N z Q Q (0 U awe Ln N N U� O z o W J C N O N 0 c O W w EN�� U Q z z U Q U W w O � /� 1l / 1n M LL NO O 0-0 — a � N Z OU' N WN wc0 O 0) >_ W W W (n CTI � O N CD � aZ Q _ E c Q \ o co a� o �� U U °r Q o Q�Q OJ I( Yi li t-l/Jl J �2 H W Q ti W J W UO OO OLj ti O Z U O OA U O J (j) Q_ z > > C1 O www Q "3 co co Ld o\\oma 0 LL O cv In � z � �n LLQ QQ0 M m U� U 03 M M � o 03 00 M I � N) m m o m O Ld J O O H- CJ-) Q w O w Q w a _ D O LL_ Cf) >,— o 6 E �. U N N O Q3 aw oz z _0 G) °00 C/� 0) Q) 01 _ O r) N O- C Z N Q Q (0 U awe Ln N N U� 6 -p O z 0 W J C N O N 0 c O W w EN�� U Q z z U Q U W w O � /� 1l / 1n M LL NO O 0-0 — a CD N 00 OU' N WN wc0 O 0) >_ W W W (n CTI N N CD � aZ Q _ E c Q \ o co a� o �� _ _j °r ^^ o z U N N oz U) G) °00 C/� W W 01 _ Z r) N Q Q L0 O Q Ln N W U� z 0 W W r W w w W X U Q z z U Q U W w � /� 1l / UJ M LL � CD N _U OU' Z z WN wc0 O U� >_ W W W (n CTI i z N CD f0/1 DZO z �Wz WN O _ _j °r ^^ `) Q�Q OJ I( Yi li t-l/Jl J �2 H SHEET NO. C3 U) (� W W _ Z � Q Q Q I— W W w o U z z � /� 1l / UJ LL � � O O = U > _ O SHEET NO. C3 Existing Building / \ 9 Bair 3 0 92j6 3 O bN- 808 00' 010 (o �o,y6 0�6 921 ¢¢ 7 �� (T �1 "Jg�/ 0 0 0 I 0 � �z0 � N C O co CrD Q"' NOTES: 1. BASE PLAN IS A SURVEY PREPARED BY BOGART, PEDERSON & ASSOCIATES. 2, ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE CALL ONLINE OR BY CALLING 811 OR 1-800-252-1166. 3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS OF THE CITY OF MONTICELLO AND THE LATEST EDITION OF MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION. 4, THE FOLLOWING SEQUENCE AND PROTOCOLS SHALL BE FOLLOWED FOR EROSION AND SEDIMENT CONTROL DURING THE SITE DEVELOPMENT PROCESS: A. INSTALL PERIMETER CONTROLS (SILT FENCE) AS SHOWN ON THE PLANS PRIOR TO START OF WORK. B. NO SOIL STOCKPILES OR CONCRETE WASHOUTS ARE ALLOWED ON THE PROJECT SITE. C. MAINTAIN ALL TEMPORARY EROSION CONTROL DEVICES IN PLACE UNTIL THE CONTRIBUTING DRAINAGE AREA HAS BEEN STABILIZED. INSPECT TEMPORARY EROSION CONTROL DEVICES ON A WEEKLY BASIS AND AFTER EACH 1/2" OR MORE RAIN EVENT. CLEAN OR MAINTAIN THESE DEVICES AS NEEDED TO BE EFFECTIVE. REPLACE DETERIORATED, DAMAGED OR ROTTED EROSION CONTROL DEVICES IMMEDIATELY, D. REMOVE ALL SOILS AND SEDIMENTS DEPOSITED ONTO PUBLIC AND/OR PRIVATE PAVEMENT AREAS WITHIN 24 HOURS, REMOVAL OF TRACKING AND DEPOSITION MATERIALS SHALL BE COMPLETED AT THE END OF EACH WORK DAY OR WHEN IT OCCURS. SWEEPING MAY BE ORDERED AT ANY TIME IF CONDITIONS WARRANT, E. PERFORM SITE REMOVALS, GRADING, EXCAVATION AND EMBANKMENT SEED AND MULCH ALL DISTURBED AREAS OUTSIDE OF PROPOSED PAVEMENT AND BUILDING AREAS WITHIN 72 HOURS OF THIS WORK. F. INSTALL BITUMINOUS PAVEMENT SECTION. FINE GRADE SITE AND RESTORE GREEN AREAS WITH PERMANENT VEGETATION PER LANDSCAPE PLANS, G. REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES AFTER SITE HAS UNDERGONE FINAL STABILIZATION AND PERMANENT VEGETATION HAS BEEN ESTABLISHED WITH AT LEAST 70% COVERAGE, 5. CONTRACTOR SHALL MAINTAIN ALL ADJACENT STREETS; KEEPING THEM CLEAN AND SWEPT OF ALL OF DIRT AND DEBRIS DURING CONSTRUCTION, GRADING & ECS PLAN 1 "=20' WO v n 4'�4-k'H2� m z U N N Lo (D w Q3 aw a Oz Lo N °00 J J Z o o 1 0 M r') N (n Q O W X n m m Q0 Q) awe m U 0 _ 03 m m O O O �\ W �� cn N U O i z U U Q N W O U + T a m 0.) `) 00 OJ U C -d 41 cf)U Z m m aoZ Q _ E c I � a O r)m m o w � Z w J O O c� LQ O w w w Q w m = 0 O U U o L_ W O Z � J Wj O J ti O _O W Q W U O W U~ ti Zot J CC :5 Q a W U O Q_ W Lu O wu w- Q O W W W WO v n 4'�4-k'H2� m z — ") >'— O a a E �. U N N Lo (D w Q3 aw a Oz Lo N °00 z Z o o 1 0 M r') N (n Q O W X n m m Q0 Q) awe m U 0 _ 03 m m O O O �\ >_w W W �� cn N U O i z U U Q N W O U + T a m 0.) `) 00 OJ U C -d J 5) 00 m m aoZ Q _ E c I � a r)m m o w O w J O c� Q w O w Q w m = 0 0 o U o L_ — ") >'— O a a E �. U N N Lo (D O Q3 aw a Oz Lo N °00 z Z o o 1 0 M r') N goaa� W O W X n Q Q U U Q L� W Q) awe m N U a a �N _U O J W N w co �\ >_w W W �� cn N U � /� �l l i z CDN C i U 3 J N. _0 O a � Q N W O U + T a m 0.) `) U c') -o OJ U C -d J 5) - �wa a m U aoZ Q _ E c Q O\ a z _ U N N Lo (D M Oz Lo N °00 U\ U) o 1 0 W r') N U� Lo (D Lo N W U� U) z 0 W W `__ W Z3 W X n Q Q U U Q L� W L� m CD �N _U O Z z� W N w co �\ >_w W W �� cn N U � /� �l l i z CDN U Q D�� z �Wz W O � �_j °r ^^ `) Q�Q OJ I( Yi li C -d J 5) � H U� U) � U� W W _ Z3 Q Q Q � 75W W w o U n-- z z [__ �U� U� > � � O z U n,- 0 O n,= w m U SHEET N0. C4 ME Rockwood Classic 8 "u CONCRETE SEGMENTAL RETAINING WALL SYSTEM PART 1: GENERAL SPECIFICATIONS 1.01 Work Included A. Work shall consist of furnishing and constructing a Rockwood Classic 8TM unit segmental retaining wall in accordance with these specifications to the lines and grades shown on the construction plans and drawings. Alternate wall systems will not be considered. B. Work includes preparing foundation soil, furnishing and installing leveling pad, unit drainage fill, and backfill to the lines and grades shown on the construction plans and drawings. C. Work includes furnishing and installing geogrid soil reinforcement of the type, size, location, and lengths as designated on the construction drawings. 1.02 Related Sections A. Section - Site Preparation (Not applicable) B. Section - Earthwork (Not applicable) 1.03 Reference Documents A. American Society for Testing and Materials (ASTM) 1. ASTM C 1372 Standard Specification for Segmental Retaining Wall Units 2. ASTM C 140 Sampling and Testing Concrete Masonry Units 3. ASTM D 422 Particle Size Analysis 4. ASTM D 698 Laboratory Compaction Characteristics of Soil -Standard Effort 5. ASTM D 4318 Liquid Limit, Plastic Limit and Plasticity Index of Soils 6. ASTM D 4595 Tensile Properties of Geotextiles - Wide Width Strip 7. ASTM D 5262 Unconfined Tension Creep Behavior of Geosynthetics 8. ASTM D 3034 Polyvinyl Chloride Pipe (PVC) 9. ASTM D 1248 Corrugated Plastic Pipe 10. ASTM D 1262 Freeze -Thaw Durability of Concrete Units 11. ASTM D 6638 Determining Connection Strength Between Geogrid and Segmental Unit B. Geosynthetic Research Institute (GRI) 1. GRI-GG4 Determination of Long Term Design Strength of Geogrid 2. GRI-GG5 Determination of Geogrid (soil) Pullout C. National Concrete Masonry Association (NCMA) 1. NCMA SRWU-2 Test Method for Determining Shear Strength of SRW 1.04 Submittals/Certification A. Prior to the start of work, the Owner shall obtain construction drawings and design calculations prepared and stamped by a Professional Engineer registered in the state of the proposed retaining wall. The Owner or Contractor should have the proposed retaining wall permitted by the appropriate governing authorities. RW Classic 8 Specs March 08.doc Page 1 Rockwood Classic 8 Tm B. Prior to start of work, the Contractor shall submit a manufacturer's certification for each of the retaining wall system components. The certification shall state that the component meets the requirements of this specification. 1.05 Quality Assurance A. The Contractor shall be competent and experienced in the construction of reinforced segmental retaining walls. The Contractors competency and experience shall be determined by the Owner thru demonstration of successfully completed projects and/or completion of a nationally recognized course of instruction, such as the NCMA's Segmental Retaining Wall Installers Education Program. B. The Design Engineer shall be competent and experienced in the design and analysis of reinforced segmental retaining walls. The Design Engineer shall provide proof of current professional liability insurance with an aggregate coverage limit of not less than $1,000,000. C. The Owner or Contractor shall provide independent soil testing and quality assurance inspection and testing during earthwork and wall construction operations. The Owner's quality assurance program does not relieve the Contractor of responsibility for quality control and wall performance. 1.06 Delivery, Storage and Handling A. The Contractor shall check all materials upon delivery to assure that the proper type, grade, color, and certification have been received. B. The Contractor shall protect all materials from damage due to jobsite conditions and in accordance with manufacturer's recommendations. Damaged materials shall not be incorporated into the work. PART 2: COMPONENTS 2.01 Definitions Block - a Rockwood Classic 8TM concrete segmental retaining wall unit. Cap - a Rockwood Classic Universal CapTM concrete segmental retaining wall unit. Geogrid - a geosynthetic material manufactured for the primary purpose to reinforce soil. Same as geosynthetic reinforcement and soil reinforcement. Filter Fabric — a geosynthetic material manufactured for the primary purpose to filter soils from water. Same as geosynthetic fabric. Drainage Fill — crushed rock aggregate that is placed within and immediately behind the block. Same as core fill and drainage rock. Backfill - compacted soil that is placed behind the blocks and drainage fill and within the reinforced soil volume of the retaining wall as outlined on the plans. Same as reinforced backfill and infill soil. Base Leveling Pad — aggregate base material or concrete used as a foundation for the blocks. Same as leveling pad. RW Classic 8 Specs March 08.doc Page 2 Rockwood Classic 8'm Drainage Pipe — typically, a 4" diameter PVC or corrugated HDPE pipe, that is perforated or slotted to accept water from the surrounding soils. Same as drain tile. 2.02 Blocks and Caps A. Blocks shall be Rockwood Classic 8T"' concrete segmental retaining wall units. The Owner shall specify the color and face finish. B. Caps shall be Rockwood Classic Universal CapTM concrete segmental retaining wall units. C. Blocks and caps shall conform to the following requirements: 1. Block dimensions shall be: H = 8", L = 18", W = 12". 2. Blocks shall have a built in lug protruding 5/8" from the base of the block. 3. Cap dimensions shall be: H = 4", LFRONT = 18", LREAR = 14", W = 10.5" 4. Permissible variations in block/cap dimensions shall be per ASTM C1372. 5. The finish and appearance of blocks/caps shall be per ASTM C 1372. 6. Strength and absorption requirements shall be per ASTM C 1372. 7. The unit weight (weight per unit volume) of an in -filled block shall be greater than 115 pcf. 2.04 Base Leveling Pad Material A. Base leveling pad material shall consist of compacted aggregate base or non -reinforced concrete, as shown on the construction drawings and/or determined based upon field conditions. Aggregate base material shall meet the following gradation in accordance with ASTM D-422: Sieve Size Percent Passinq 1 inch 100 no. 4 35-70 no. 200 0-15 2.05 Drainage Fill Material A. Drainage fill material shall consist of crushed rock meeting the following gradation in accordance with ASTM D-422: Sieve Size Percent Passing 3 inch 100 3/ inch 75-100 no. 4 0-25 no. 200 0 - 5 2.06 Backfill A. Backfill shall consist of soil that is free of debris and deleterious material. Unless the Designer specifies otherwise and accounts for in his/her design analysis, backfill shall meet the following gradation in accordance with ASTM D-422: RW Classic 8 Specs March 08.doc Page 3 Rockwood Classic 8 Tm Sieve Size 3 inch 1 inch no. 4 no. 40 no. 200 Percent Passing 100 50-100 20-100 0-75 0-35 B. Backfill shall have a Plasticity Index (PI) < 15 and Liquid Limit (LL) < 40 per ASTM D 4318. C. The Contractor shall obtain independent laboratory test results to verify that the backfill meets the requirements of 2.06 A. and B. 2.07 Geogrid A. The geogrid, as specified in the construction plans and drawings, shall be manufactured specifically for soil reinforcement applications. 2.08 Drainage Pipe A. If required, drainage pipe shall be PVC pipe manufactured in accordance with ASTM D-3034 or corrugated HDPE pipe manufactured in accordance with ASTM D-1248. Drainage pipe shall be perforated, slotted, or non -perforated as shown in the construction drawings. PART 3: EXECUTION 3.01 Excavation A. The Contractor shall excavate to the lines and grades shown on the construction drawings. The Contractor and/or Owner's representative shall inspect the excavation and approve/disapprove its competency as a foundation soil prior to placement of the leveling pad or backfill. B. If remedial work is required to improve the foundation soil, the Owner shall compensate the Contractor as mutually agreed. C. The foundation soil shall be compacted to a minimum of 95 % of the maximum density per ASTM D-698. D. If seepage or evidence of past seepage is observed in the excavation, the Contractor shall consult the Owner and Design Engineer in order to add or modify a drainage system to mitigate future seepage. 3.02 Base Leveling Pad A. Leveling pad material shall be placed to the lines and grades shown on the construction drawings, to a minimum thickness of 6 inches, extending laterally a minimum of 6", both in front of and behind the block. RW Classic 8 Specs March 08.doc Page 4 Rockwood Classic 8 "u B. Leveling pad materials shall be compacted to a minimum of 95 % of the maximum density per ASTM D-698. C. Leveling pad shall be prepared to insure full contact to the base surface of the block. 3.03 Block Installation A. First course of units shall be placed on the leveling pad at the appropriate line and grade as shown on the construction drawings. Alignment and level shall be checked in all directions. Ensure that all units are in full contact with the leveling pad and properly seated. B. Place the front of units side-by-side. Do not leave gaps between adjacent units. Layout of corners and curves shall be in accordance with manufacturer's recommendations. C. Place drainage fill within and behind blocks. Place backfill behind drainage fill in lifts no greater than 6 to 12 inches and compact to a minimum of 95 % of the maximum density per ASTM D- 698. After placement of backfill, compact drainage fill by probing. D. Do not stack more than two courses of block prior to placing and compacting drainage fill and backfill. 3.04 Geogrid Installation A. Geogrid shall be oriented with the highest strength axis perpendicular to the wall alignment. B. Geogrid shall be placed at the type, lengths, and elevations shown on the construction drawings or as directed by the Design Engineer. C. The geogrid shall be laid horizontally from within 2 inches of the face of the block back across compacted backfill. Place the next course of blocks over the geogrid. The geogrid shall be pulled taut and anchored prior to placing additional drainage fill or backfill. D. Geogrid shall be continuous throughout their embedment length. Geogrid shall be placed side- by-side or overlapped with 3" backfill between to provide 100% coverage at each designed geogrid level where possible. Geogrid shall not be spliced along its designed embedment length. 3.05 Backfill Placement A. Backfill shall be placed, spread, and compacted in such a manner that minimizes the development of slack and installation damage in the geogrid. B. Backfill shall be placed and compacted in lifts not to exceed 6 inches where hand compaction is used, or 8 to 12 inches (depending on soil type and soil processing) where heavy compaction equipment is used. Lift thickness shall be decreased to achieve the required compaction. C. Backfill shall be compacted to 95% of the maximum density per ASTM D698. The moisture content of the backfill material, prior to and during compaction, shall be uniformly distributed throughout each layer and shall be within 20% of the optimum moisture content as determined by ASTM 698. RW Classic 8 Specs March 08.doc Page 5 Rockwood Classic 8 Tm D. Only lightweight hand -operated equipment shall be allowed within 4 feet from the face of the block. E. Tracked construction equipment shall not be operated directly upon the geogrid. A minimum of 6 inches of backfill is required over the geogrid prior to operation of tracked vehicles over the geogrid. Tracked vehicle turning should be kept to a minimum to prevent tracks from displacing the backfill and damaging the geogrid. F. Rubber tired equipment may pass over geogrid at slow speeds, less than 10 mph. Sudden braking and sharp turning shall be avoided. G. At the end of each day's operation, the Contractor shall slope the last lift of backfill away from the blocks and drainage fill in order to direct runoff away from wall face. The Contractor shall ensure surface runoff from adjacent areas does not enter the wall construction site. 3.06 Drainage System Installation A. Drainage systems, both internal to the wall and surficial, shall be determined based upon site conditions by the Contractor in consultation with the Owner and the Design Engineer. B. Within the time of construction, the Contractor must ensure that all surficial drainage is directed away from the wall system by use of drainage swales, area drains, or other competent measures. C. Within the lifetime of the wall, the Owner must ensure that all surficial drainage is directed away from the wall system. 3.07 Cap Installation A. Caps shall be adhered to underlying blocks and caps with Super-StikTM 3.08 As -Built Construction Tolerances A. Vertical Alignment: the top of wall shall be within 0.1'(1.2") from design grade. B. Wall Batter: within 2 degrees of design batter, excluding a negative batter. C. Horizontal alignment: the bottom of the wall (B.W.), at design B.W. grade, shall within 1 foot of design line. D. Maximum horizontal gap between erected blocks shall be 1/2 inch. 3.09 Field Quality Control A. The Owner and Contractor shall engage inspection and testing services (quality control) during construction to ensure project specifications are met. The lack of quality control by the Owner does not relieve the Contractor from meeting project specifications. B. Quality control should include, but not be limited to: foundation soil inspection; verification of geotechnical design parameters; and verification that construction is in general compliance with the design drawings and project specifications. (Quality Assurance is usually best performed by the site geotechnical engineer.) RW Classic 8 Specs March 08.doc Page 6 Rockwood Classic 8 T"' Only qualified and experienced technicians and engineers shall perform testing and inspection services. RW Classic 8 Specs March 08.doc Page 7 4-.i \`�Yu`• �� ;+jam a►�u�t_rg. '`>_ �-.. e !a. y flu �j�,� > ��: 6hy r�.<µ.«- .yti� � a.a� �•s �, ?V�*y,��'�!'s.,,, �sj`a.° � w. w �'.�:1''J�'� i •� tt;,3 f i".+t,44 �.s �>yi �' -+� ;'�ti ,. '•`�.x,•ti <y tr. y -7 �` y � 3.�`�• a.;h. i �*i c��. �'tE .'y �g-a �,, „y _Ma.1 .max"; 4�•aT':�`� __-.:�a gip, .y 4•� �M.` � �.�� 1T 'K_ � S w L l4. 7 t r elle , :.�"}.��'! rL��`'.1��'.".�i1SRi�s'c.-�.:.a. F �... 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RAMP RCP L=47LF S=0.49% .lBZ-WA w ffl-A dA 5' CONCRETE. 5" z STORM MH RIM= 932.5E INV=921-54 A>l II Existing Building �} / � �\c / •.. 0��ry � // 00/0 / / // / // \ \ ON Q < 0 / 927.6 Existing Buildir/g \5•:::;:• / Q�cj� // / Oi 6 000 Opt /:• // Q \5`' ��, / o"`O / / '8 2 928.3 O 1 / F x/98 � / / / . • / / ,��0 A // `,�� • 928. / / N /oJ / Q 928.0 .927.6 O / • / / ■926.6 66 ■ 928.3 / 928.7 / p/D ■ 928.8 / ' ■ 929.0 / o � � /SS\ / / •33/2 oco/0-036 •928.5 / S'J 030 / ■ 929.2 q. .927.3 / ■ 928.8 6 '9n.. / Certificate of Survey for Pat Briggs Sec. 11., T 121j, R. 25, IT] // o` / / `/ ■ 928.5 / -928.4 ■ 929.2 / ■ 928.2 Po X66 •929.7 / ■ 929.0 / 6'63 of / B,y/FO 9 9�O ■ 929.7 / 930.8rNti g3\ \ / .'q28. 0 93 Fo 0. ■ 927.8 ■ 930.7 \ / -929.9 ■ 927.9 o� Fr S \ 6'0 66' 93 3tJ .L/y Q; o� Fo �8 / \922 9 st /, L9 930sy \ \ 2 �� / -.92-9. 9 ■ 929.5 ,� 9 F� �Fk s �� 930.0 a X93 �y \ \ •.' y . \x/96 ,p 6 A riL\ 930 9/9> /oJ 6 /oJ 926 • S3 2 �HP 930.3 Fa 9 >. o pew930.Or166_ epi 929.8 / \ �\ r • Ory�i' '930 \ M Certificate of Survey z Lots 1-3, Block 36 0 Plat of M ON TI CELLO \ I Monticello, MN, Wright X66 190 926.5 ■926.5 GS .926.6 oma' ,S 0/0,0. 60/ I a9. 80 �O /S` p �/ 1 fp 003 rye^) 0 �� 60¢/ / h / 3 ■ 927. 8 .\ti (� Q lb C11/ \ / �° �i / gyp\ / I /► V 9�0%. o5ro / 930.4 Ex CB^�'0 I V -Rim=928.92 / �O �' Inv=925.20 / `��OO��o�O XC / 00/ / �To-",o / r \ \J / I AN 013. Al BOGART, PEDERSON N& ASSOCIATES, INC. LAND SURVEYING CIVIL ENGINEERING MAPPING Co . 13076 FIRST STREET, BECKER, MN 55308-9322 TEL: 763-262-8822 FAX: 763-262-8844 I hereby certify that this survey, plan, or report was prepared by me or under my my direct supervision, and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Signed: Barry R. Dorniden Date: 3/14/18 Reg. No. 44360 DATE: 3/1/18 REV NO. DESIGN BY: DRAWN BY: CG CHECKED BY: BD DWG FILE: 18-0061 COS.dw FILE NO.: 18-0061.00 Wright County, Minnesota LEGEND: X • Denotes found iron monument O Denotes set iron monument ■ Denotes catch basin cs Denotes gas service Denotes sanitary manhole ►1 Denotes watervalve Denotes power pole E- Denotes guy wire Denotes telephone pedestal 0 30' ❑N Denotes cable television box Fa Denotes fiber optic service box SCALE: 1" = 30' ® Denotes telephone vault Denotes hydrant *t Denotes light pole LS 10943 Denotes Gary R. Harris, LS LS 15233 Denotes Dennis V. Taylor, LS Denotes bituminous surface ° °: ° G Denotes concrete surface - - - UT - Denotes underground telephone - - - oHE - Denotes overhead electric - - - FO - Denotes underground fiber optics - - - UE - Denotes underground electric > Denotes sanitary sewer >> Denotes storm sewer Denotes waterline - seg - Denotes building setback line ZONING INFORMATION Zoned. CCD - Central Community District w/ a Subdistrict of F-1 Flex Area. Setbacks: None REFERENCE BENCHMARK MnDot Geodetic Monument "8605 T" Elevation = 951.19 (NAVD 88) PROJECT BENCHMARK TNH at the E'Iy/NE'ly Quadrant of Locust St. and 3rd St. W. Elevation = 933.48 (NAVD 88) PROPERTY DESCRIPTION Per First American Title Insurance Company Commitment No. 20180135, dated Feb. 6, 2018. Lots 1, 2 and 3, Block 36, Townsite of Monticello, Wright County, Minnesota. SURVEYORS NOTES L Reference Survey supplied by client, a Certificate of Survey by O'Malley & Boe Land Surveyors, Inc, Dated 8-15-05, (Unsigned Survey). 2. Reference Notes supplied by Taylor Land Surveying. Blocks broken down in the plat of Monticello dated in 1952. and Also a Survey of Block 36, date unknown. J. Zoning Information from Chapter J. Zoning Districts; Section 3.5 Business Base Zoning Districts; Subsection G. 4. Elevations shown are NAVD 88 datum and appear to match TNH Elevations of Hydrants located on the E'ly side of Hwy No. 25. 5. The plat of TOWNSITE OF MONTICELLO, was surveyed by G. B. Chapman and recorded on Dec. 20, 1856, no easements shown. DATE DESCRIPTION -- {r !Y~ t ` �. � 1- ' � t�----__" �. � �---yid y ' 'ti � - �<� - / �- w , i r i T"' , _�� S -�� ' �� 1 Existing Building / \ 01\ 401 CONNECT TO EX. 8 PVC �� % / \ ^ / Existing Building W/ CLEANOUT, �4 SAN. SERVICE `� 8" PVC, 86LF @ 1%/ A / , 15 RCP Existing CONNECT TO 91 L F @ 0.4� EX. 8 DIP W/ 8"x6" REDUCER \ / / STORM CB#7 RIM— 927.10 IN V= 921.84C5 ry WA TER SER VICE A 6 DIP, 23LF r0) PED. RAMP L 15" RCP / Z-1 / 40LF @ 0.4%0 ,o / PROPOSED L STORM MH L — ACCESS / // �u ° RIM- 931.00 / �} / INV=921.47 EA SEMEN T/ / / \ CONNEC T TO / ° ° / 15 RCP „ EX. 15" RCP 19 \ / \ / 86LF @ 0.4% \ / /j 2� 9 1 B612 CURB \ n a & GUTTER STORM LS / CONCRETE ° ROOF DRAIN / / RIM= 928.00\� 3 VALLEY GUTTER �� CONNECTION / lNV=920.50 STORM CB,2 DRIVE-IN DOOR rr 4/ 1 RIM=924.70 (EOF) FOR TRASH ROOM IN V= 922.18 U COORDINATE W/ /5' CONCRETE �� i cc\ 16 o / MECH. PLANS / SIDEWALK � � ° CONCRETE 76 RETAINING WALL \ F° 4 z°- 6' CONCRETE / PROPOSED 4 -STORY SIDEWALK � / DURA -SLOPE TRENCH DRAIN (16LE) APARTMENT BUILDING CONNECTED TO ROOF DRAIN SYSTEM / AREA=11, 940 SF / FFE= 931.75 GFE=921.75 ,� GARAGE DRIVE-IN 93 / DOOR PA TIO/DECK ' \ / FORCEMAIN /14 .. 4.. 13OLF / B672 CURB °.. w \922 .6. ,/,��y3 �,y \ �/b \ a� / & GUTTER ° / `9 — 922 S6 PROPOSED o .< 9' ACCESS EASEMENT 9 ; /}/i• l_. /moi /h �_ O `O\.\\,, ' Jam; \ ° /�� 9 930 9/9 j 613Ex CB \ E CONCRETE �\ —Rim -928.92 o VALLEY GUTTER ° 1n v=925.20 /Q N, / 1k \ 6 CONCRETE / SIDEWALK (6 75 SE) AA 44 \ oa \`92 8/j \� S \ y 8 9 9 O O �'o �C"2 01 Q)C\2 zoo �� i N OTES: 1. BASE PLAN IS A SURVEY PREPARED BY BOGART, PEDERSON & ASSOCIATES. 2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE—CALL ONLINE OR BY CALLING 811 OR 1-800-252-1166. THE CITY IS NOT RESPONSIBLE FOR ANY ADDITIONAL COSTS INCURRED RELATED TO VARIATIONS IN THE UTILITY AS—BUILT ELEVATIONS. 3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS OF THE CITY OF MONTICELLO AND THE LATEST EDITION OF MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION. 4. EXISTING ZONING: CENTRAL COMMUNITY DISTRICT (CCD) PROPOSED AS PLANNED UNIT DEVELOPMENT (PUD) 5. REQUIRED PARKING STALLS = 82 (2.5 STALLS PER 2 BEDROOM UNIT & 1.5 STALLS PER 1 BEDROOM UNIT). PROPOSED PARKING STALLS = 80 (33 GARAGE STALLS, 35 SURFACE STALLS & 12 STREET STALLS). 6. THE 6' SIDEWALK ALONG 3RD STREET AND LOCUST STREET SHALL BE 4' CONCRETE SIDEWALK WITH A 2' COLORED CONCRETE STRIP ON THE STREET SIDE. 7. LOT AREA = 33,124 SF PROPOSED IMPERVIOUS SURFACE AREA = 26,831 SF (81%). 8. WATER SERVICE SHALL BE INSTALLED WITH A MINIMUM 7.5' OF COVER. SITE AND UTILITY PLAN 1 "=20' REVIEW PLAN NOT FOR CONSTRUCTION z 0 U cn w 0 ww �oc U U LL] o oo��o I 6 m � 0� ice" Z o LoN N a> O _�� N 0 c 4 7 C Z N (o m N J O C N m n o w Y Q U L� W E -2.12D W J O L) C U +-' d a z z Y E z •o (� �W W W Lv�ia�o�� U :D (n Q W C� W Q W Q:� _ z J Q�Q OJ I( Yi li t-l/Jl J C) H oo��o U 6 a3 oWz � 0� ice" Z o LoN N a> O _�� N 0 c 4 7 C Z N (o U N J O C N W X n �L L fn Q Y Q U L� W E -2.12D C 3 o L) C U +-' d a _U (n � U 00 c w N •o (� �W W W Lv�ia�o�� U :D 3 no LLJ CL/ U N N Lo � 0� Oz LoN N °00 U V J o1 Ur, w r') N CL/ Lo � LoN N U�z V J Ur, w LJ W z�< W X n Q Q Y Q U L� W L� m CD�N _U O"z zEwco w N (� �W W W �� (n N U :D LLJ U� z 0 �Wz � O 0 �_j °r z 0 Q�Q OJ I( Yi li t-l/Jl J C) H SHE -T \0. ci 2 LiJ V J � W LJ z�< Q Q I— WLLI D�z L,J oU�z LLJ U� � 0 C) o z 0 O LLJ m U z LLj LJ > O SHE -T \0. ci 2 z oc n 0 W IN U) J D H a z O z O 1 0 a m 2 F_ n O U W U W rr Q W m a 75 U) s w O z N E_ Q L0 0 0 c� r 0 N PROJ ECT TITLE RIVERTOWN RESIDENTIAL SUITES (##-Unit Apartment Building with Indoor Parking) xxxx,/\,/\ Monticello MN 5xxxx CODE SUMMARY APPLICABLE CODES: 2015 MINNESOTA BUILDING CODE ELK RIVER CITY CODE OCCUPANCY REQUIREMENTS: BUILDING OCCUPANCY CONSTRUCTION TYPE (SPRINKLED) ALLOWABLE AREA (PER FLOOR): BASIC ALLOWABLE R-2 AREA TABLE 503; AREA MODIFICATIONS FrOM SECTION 560; EQUATION 5-1 A = 12,000 + [ 12, 000x.63] + [12,000 x 2] A = 43,560 SF BASIC ALLOWABLE U AREA TABLE 503; AREA MODIFICATIONS FROM SECTION 560; EQUATION 5-1 A = 9,000 + [9,000x.59] + [9,000 x 2] A=32,310 SF ACTUAL AREA: ACTUAL R-2 AREA MAX. ALLOWABLE ACTUAL U AREA MAX. ALLOWABLE RATIO:.41(R-2)+.41 (U) BUILDING RATING: NPFA-13 RENDERING GROUP R-2 & U TYPE V-A 12,000 SF 9,000 SF 10,296 SF (GROUND FLOOR) 17,976 SF (2ND & 3RD FLOOR EA.) 43,560 SF 13,328 SF 32,310 SF =.82<1 VICINITY MAP PROJECT TEAM ARCHITECT: DRAWING INDEX GENERAL DOUGLAS A. MOE G0.0 COVER SHEET 16684 VALE STREET GO.1 ACCESSIBILITY AND GENERAL REQUIREMENTS ELK RIVER, MN 55330 G0.2 GENERAL INFORMATION STRUCTURAL ENGINEER: DUFFY ENGINEERING AND ASSOCIATES 350 HIGHWAY 10 SOUTH ST. CLOUD, MN 56304 TELEPHONE: (320) 259-6575 CONTACT: RYAN SEAVERT OWNER: RIVERTOWN RESIDENTIAL SUITES ■ �84h, WNWO ARCHITECTURAL A1.0 ARCHITECTURAL SITE PLAN A2.0 PARKING LEVEL FLOOR PLAN A2.1 LEVEL 1 FLOOR PLAN A2.2 LEVEL 2-4 FLOOR PLAN A2.3 ROOF PLAN A3.0 EXTERIOR ELEVATIONS A3.1 EXTERIOR ELEVATIONS A4.0 BUILDING SECTIONS A4.1 BUILDING SECTIONS A4.2 SECTIONS A6.0 UNIT PLANS A6.1 UNIT PLANS A6.2 UNIT PLANS A7.0 WALL TYPES A8.0 SCHEDULES STRUCTURAL S1 GENERAL NOTES AND SPECIFICATIONS S2 FOUNDATION AND LEVEL 2 FRAMING PLANS S3 LEVEL 3 AND ROOF FRAMING PLAN S4 DETAILS S5 DETAILS CIVIL C1 SITE AND UTILITY PLAN C2 GRADING PLAN own w w om C/)w Cc p Q?' o o ��w V A\ L Zw(=j0 z o o < zL/s �C�mZ a �� C) z w U J C � z w w O O ■ C=-))(W=) w >= ow-C=J))�2 AV`` W � : F Q }� ■� s }' wm<o s ��U N v0< w<�Q a o o wwow a =a_QF o o LM N o 4) V LM Cl) i — o a ■� LM 0 LM O GC •� N N C0 Cl) Lf) Z O 4) P44) v . N ♦■■+ o 00 0 N O O ti 0 z w a O W W C Z < N W o c w D m O 1` O LO RT M N o Z DRAWING TITLE COVER SHEET DATE: 04/10/2018 SCALE AS NOTED DRAWING NUMBER GOOO COPYRIGHT © 2017 z rr n 0 W N_ U) J J H a z O z O J rr m W 77 n O U r) W U W rr a Lu m CQ G U) -17 W O z � 1 ACCESSIBILITY REQUIREMENTS X �a N � CLEAR FLOOR SPACE 5-0" SHELVES, GRAB BARS, HOOKS AND DISPENSERS MAY OVERLAP CLEAR SPACE FOR TOILET NOTE: EXCEPT IN DWELLINGS, WALL BASE _ 5" HIGH (MR 1305.1210) 4' 6. or w J cl- co 39"-41 " U 1' 0" VERTICAL BAR zz z DISPENSERS MUST BE 1 z " BELOW BAR 3'-4" DISPENSERS AREA NO CONTROLS OVER 25" FROM FRONT EDGE MIRROR 25, 2'-T4 MAX. MIN. CLEAR FLOOR � SPACE LIMIT Q xa PROTECT PIPES, Q 0%131 0 0%131 DRAIN, FITTINGS o z ;zro 30"x48" CLEM N N N om, FLOOR SPAC 1'-3" 1'-3" INCLUDING TOE AND V-3" V -3 - KNEE SPACE MIN. MIN. 10" M ¢ ¢ ¢ z cl)¢75 owe o o CV Z W r 0 CO U- Y O w W J Cc! = O m �,� <c C/) CO om �zmEr O z m ¢ coU¢Oa FOR CLEAR SPACES, SEE INDIVIDUAL FIXTURE DRAWINC LAV MAY OVERLAF TURNING CIRCLE I TOE AND KNEE SP N ARE PROVIDED GRAB BARS MUST DOOR MUST HAVE r CLEARANCES AND WIDTH OPENING BATHTUB WITH CLE SPACE, SEAT, GRAB BARS C) AND HANDHELD SHOWER HEAD 73 0 0 M r O N r; 0 0 M 5'-0" V-0" 2'-0" 2'-0" MAX., MIN. MAX. o z N CLEAR FLOOR SPAC 5-0" OR LENGTH OF TUB 3'-0" MIN 0 M CLEAR M FLOOR SPACE 4'-0" IN A SINGLE -USER BATHROOM, FIXTURE CLEAR FLOOR SPACES AND TURNING AND PARKING AREA MAY OVERLAP. SHELVES, GRAB BARS, HOOKS AND DISPENSERS MAY OVERLAP CLEAR SPACE FOR TOILET DOOR SWING MAY OVERLAP CLEAR SPACES WHEN 30"x48" 'PARKING SPACE' IS PROVIDED CLEAR OF DOOR SWING 3-3" MIN. 3'-6" MIN. 4'-0" MIN. 1. MAY BE EITHER A 54" CIRCLE OR 5'x 5' TEE WITH 36" LEGS. 2. OBSTRUCTION WITH TOE AND KNEE CLEARANCE MAY ENCROACH AT ONE LOCATION. 3. MAY OVERLAP OTHER CLEAR FLOOR SPACE. 4. DOOR SWING MAY OVERLAP IF 30"x48" PARKING IS PROVIDED. TWO HORIZ. BAR FOLD -DOWN OR ONE HORIZ. BAR 15" T016" SEAT ON WALL OPPOSITE CONTROLS D H U O d cn ALIGN CLEAR FLOOR SPACE WITH SHOWER CONTROL WALL %%131 O F_ co 0 0 co GO M M O M M co M CONTROLS 2" MAX. THRESHOLD SEAT ON WALL OPPOSITE CONTROLS rp7il�lcu JSER LOCATION GENERAL REQUIREMENTS PARKING REQUIREMENTS: TOTAL STALLS REQUIRED: (4) STUDIOS UNITS x =04 STALLS (12) 1 BEDROOM UNITS x =12 STALLS (18) 2 BEDROOM UNITS x =18 STALLS (6) 3 BEDROOM UNITS x =06 STALLS (40) TOTAL UNITS TOTAL STALLS PROVIDED: (40) INDOOR STALLS (40) SURFACE STALLS L W p 0 W � ACESSIBLE STALLS PROVIDED: (2) INDOOR STALLS (2) SURFACE STALLS a L 0 R2 - AREA (UNITS) 16468 SQ/FT U- AREA (PARKING) 12950 SQ/FT 0 w 0 TOTAL 29418 SQ/FT GENERAL ELEVATION NOTES: 1. BRICK VENEER TO HAVE WALL TIES TO SUPPORT NO MORE THAN (2) -TWO SQUARE FEET OF WALL AREA BUT SHALL NOT BE MORE THAN 24" OC. HORIZONTAL. 2. PROVIDE FLASHING AND COUNTER FLASHING AS REQUIRED AT ALL DOORS, WINDOWS AND OTHER PENETRATIONS. 3. INSTALLATION OF EXTERIOR FINISH MATERIAL (IE. SIDING, BRICK) SHALL CONFORM TO CURRENT BUILDING CODE REQUIREMENTS AND THE MANUFACTURERS INSTRUCTIONS. INCLUDE AIR BARRIER AND WEATHER BARRIERS WHERE REQUIRED. 4. WHENEVER POSSIBLE GABLE ROOFS TO BE SET ON TOP OF THE ROOF SHEATHING WITH NO OPENING. GENERAL PLAN NOTES: 1. DIMENSIONS ARE FROM CENTER OF STUD TO CENTER OF STUD OR FACE OF MASONRY UNLESS NOTED ORHERWISE. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DRAWINGS. 2. SOME WALLS, WHETHER NOTED OR NOT, MAY NEED WIDER FRAMING TO ACCOMODATE PLUMBING, CONDUIT, OR DUCTWORK VERIFY AND COORDINATE WITH MECHANICAL OR ELECTRICAL CONTRACTOR, AND NOTIFY ARCHITECT OF ANY SUCH CHANGES. 3. DO NOT SCALE THE DRAWINGS, FIGURED DIMENSIONS SHALL BE USED. DIMENSIONS ON THE DRAWINGS ARE SUBJECT TO FIELD VERIFICATION AND MAY NEED TO BE MODIFIED TO SUIT EXISTING CONDITIONS. 4. VERIFY LOCATIOINS OF ANY EQUIPMENT PADS AND/OR FLOOR DRAINS WITH THE MECHANICAL AND ELECTRICAL DRAWINGS. 5. ALL WALLS RUN TO DECK, AND ARE TO BE SEALED TOP & BOTTOM EACH SIDE UNLESS NOTED OTHERWISE. 6. SUBSTITUTE WATER RESISTANT GYPSUM BOARD IN ALL WET AREAS (MECHANICAL, ELECTRICAL, CUSTODIAL AND TOILET ROOMS). 7. ALL ROOM DOORS TO BE A MINIMUM OF 2'-10" WIDE. 8. ALL BATHROOMS TO HAVE BLOCKING FOR FUTURE GRAB BARS AT WATER CLOSET, SHOWERS, BATH TILES TOWEL BAR, TOILET PAPER HOLDER. UNIT PLAN GENERAL NOTES: - ALL BEDROOM WINDOWS MUST MEET MINIMUM EGRESS REQUIREMENTS. ALL DOORWAYS SHALL HAVE A CLEAR OPENING WIDTH OF 32" MINIMUM. HANDLES, PULLS, LATCHES, LOCKS AND OTHER OPERABLE PARTS ON DOORS SHALL HAVE A SHAPE THAT IS EASY TO GRASP WITH ONE HAND AND DOES NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST TO OPERATE. OPERABLE PARTS OF SUCH HARDWARE SHALL BE 34" MINIMUM AND 48" MAXIMUM ABOVE THE FLOOR. OPERABLE PARTS INCLUDING, BUT NOT LIMITED TO, LIGHTING CONTROLS, ELECTRICAL SWITCHES AND RECPTACLE OUTLETS, ENVIRONMENTAL CONTROLS, APPLIANCE CONTROLS. OPERABLE HARDWARE FOR WINDOWS, PLUMBING FIXTURE CONTROLS, AND USER CONTROLS FOR SECURITY OR INTERCOM SYSTEMS SHALL COMPLY WITH ALL ACCESSIBILITY CODES. REINFORCEMENT SHALL BE PROVIDED FOR THE FUTURE INSTALLATION OF GRAB BARS AND SHOWER SEATS AT WATER CLOSETS, BATHTUBS AND SHOWER COMPARTMENTS. CLEARANCE BETWEEN ALL OPPOSING BASE CABINETS, COUNTERTOPS, APPLIANCES, OR WALLS WITHIN KITCHEN WORK AREAS SHALL BE 40" MINIMUM EXCEPT AT "U" SHAPED KITCHENS WHERE IT SHALL BE 60" MIN. A CLEAR FLOOR SPACE OF 30"x48" SHALL BE CENTERED AT ALL APPLIANCES OR FIXTURES. A WORK SURFACE SHALL BE PROVIDED WITH A MINIMUM OF 30" WIDTH AND 34" IN HEIGHT ABOVE THE FLOOR. THE WORK SURFACE SHALL BE PERMITTED TO BE ADJUSTABLE IN HEIGHT AND HAVE A REMOVABLE CABINET BELOW. ADA UNITS ONLY ALL LAUNDRY ROOMS IN APARTMENT UNITS THAT HAVE PLUMBING AND DUCT WORK ARE REQUIRED TO BE A 2 x 6 WALL IF THERE IS A CONFLICT THIS SECTION OVERRIDES ANY CONFLICT ON PLAN.. .� 000 A00101' w ■ ■ AOM MOM "ovoll, M � ■ ■ ■ AdOM mo a� o .. �+ cn w >p Z L W p 0 W � O � � o 4) L 0 0 0 w 0 Lu o w— �gwM co 00 ui _U J _U _ _)wZw wwO 0 ■ Lu H Z J H v V LLI v/ >- Lpw S wm¢0 UoW N a VQ Q Q cr a - L wwpw a =�Q� o 0 V L N A O W W 4-1 L 0 N cm (o Co M Lo Lo ^ 0 ` W WA` W ■� 'N • 4-1 r 0 W O T O N O ti O z W a 0 Lu w Z Q N W p Q w D U 00 f� to Lo M N r O Z DRAWING TITLE ACCESSIBILITY AND GENERAL REQUIREMENTS DATE: 04/10/2018 SCALE AS NOTED DRAWING NUMBER GOml COPYRIGHT ©2017 F --- z n 0 N Cn J H Q z O 0 z O 0 rr m U) 77 momm �t 1 1-19 N 1 mimol r ■ — O 1 n O U r) Lu U Lu a Lu m a 75 77 w O z . f � i 4 � , L '•jam _ � . - ? +�, til •i } , _� f i.•y u I_ 1 �, ' BLACK PIPE RAIL COLOR PALATTE A� W Ocr ■ ■ EIMER cn w >0 wz L D � L p ¢?� W 0 O �Cn C � � Q O � ♦ V A♦ L ZWUO z p �oQLu O m :E Lu �U) 00 0 W U CnoczLL MEMEN wwo J O ■ Q 0 J � v V >-LOw V♦ 4a cr LL d ._ s Lu < 0 Lu Lu � a >— >- L a o o L wwOw a =a_< o 0 L O .— LEE cn EIMER r. O *MR LEE O EIMERLEEEmmomN O •� N N CD M (J) Lr) O � Z � N Pot ■MEMV .N N o 0 N O ti 0 Z W a O W W 0 a Q N W 0 0 Lu D c/) 00 1` (D Ln TT M N r ZO DRAWING TITLE FINISH SCHEDULE DATE: 07/09/18 SCALE AS NOTED DRAWING NUMBER G002 COPYRIGHT © 2017 F___ r ^ n 0 Lu N_ C/) J D H a z O z O J 0 a m z -�It A3.1 2 11 N 1 n O U w U r) w a w m Q 75 77 w z A C CC CD CE 1 2 2.9 3 30'-0" 20'-0" 4'-0" 14'-0" on. nn on, nn i0. nn 3.6 4 4.3 , A3.0 4 8 5 5.3 5.8 6(6-50 7 8 180'- 0" 1 18'-0" 18'-0" 8'-0" 10'-0" 18'-0" 6'-0" 12'-0" 12'-0" 10'-0" i 0, nn i 0. nn i nn i 0. nn i 0, nn 3.4 PARKING 1/811 = 1'_O" 4.1 LEVEL PLAN 21 A3.0 4.7 5.1 5J 6.2 8 1 A3.1 A� W Om ■ ■ �/�+ C/) W M j 0 Z L wz � L O U<) "- p O C/) ��W F-H� O L z�UO z OLLI O < W boa z C) co LLI J _ cl)Z LL W W O F -U W Z 1 F V >-�ow CrW d .� S map >_oFCf) (A a a wa=a H O Q Q J L w W Z W Q =a -QF O o N o a� v �= V � � L W •� N N (D M O � Z � n O .V N co T N a) O ti 0 Z W a O W W 0 0 a a N W 0 0 W W U) 00 ti w Lf) tt M N T o Z DRAWING TITLE PARKING LEVEL PLAN DATE: 04/10/2018 SCALE AS NOTED DRAWING NUMBER A200 COPYRIGHT © 2017 F --- z rr n 0 Lu N_ C/) J H a z O z O J 0 n O U w U r) w a w m Q 75 C/) 77 F --- 6i O z N N N N 0 N rn r- 2 ENVELOPE REQUIREMENTS: 1. INTERIOR VAPOR RETARDER ON INSULATED CEILINGS, WALLS AND FLOORS. 2. CONTINUOUS AIR BARRIER AT ALL PLUMBING AND HEATING PENETRATIONS. 3. FIRE STOPS MUST BE INSTALLED TO BLOCK AIR MOVEMENT INTO THE ATTIC. 4. PENETRATIONS IN THE BUILDING ENVELOPE FOR ELECTRICAL AND TELECOMMUNICATIONS EQUIPMENT (EXCEPT FOR ELECTRICAL BOXES AND FAN HOUSINGS) MUST BE SEALED TO PREVENT AIR LEAKAGE. 5. WIND WASH BARRIER REQUIRED AT EXTERIOR EDGE OF ATTIC INSULATION. 6. WIND WASH BARRIER REQUIRED AT OVERHANGS, SUCH AS CANTILEVERED FLOORS ANDS BAY WINDOWS. 7. WINDOW AND DOOR FRAMES MUST BE SEALED. 8. ALL EXTERIOR JOINTS THAT MAY BE SOURCES OF AIR INTRUSION MUST BE SEALED. 9. RIM JOIST MUST BE SEALED TO PREVENT AIR LEAKAGE 10. TOP OF INTERIOR PARTITIONS WALLS MUST BE SEALEDTO PREVENT AIR LEAKAGE. 11. ELECTRICAL BOXES AND FANS MUST BE SEALED TO PREVENT AIR LEAKAGE. 12. BETWEEN WALL ASSEMBLIES, RIM JOISTS AND FOUNDATIONS MUST BE SEALED TO PREVENT AIR LEAKAGE. NOTES: 1. ATTIC DRAFT STOPS TO BE ONE LAYER OF 1/2" GYPSUM BOARD ONE SIDE OF WOOD TRUSS WHERE INDICATED. EXTEND TO EDGE OF OVERHANG. 2. PROVIDE ONE LAYER 5/8" TYPE'X' GYPSUM BOARD BEHIND TUB ENCLOSURES. 3. PROVIDE 2x WOOD BLOCKING FOR TOWEL BARS, STAIR RAILINGS AND GRAB BARS. 4. PROVIDE DRAFT STOPS (BY MECH.) WHEN VERTICAL PIPES AND DUCTS PASS THROUGH FLOOR. 5. FLOOR BELOW TUB ENCLOSURES TO RECIEVE GYPSUM TOPPING FOR SOUND AND FIRE RATING. 6. LINEN STORAGE TO BE COMPRISED OF 5 FIXED SHELVES. 7. PROVIDE GYPSUM BOARD EXPANSION JOINTS OVER APARTMENT ENTRY DOORS & AT 50'-0" OC AT CORRIDOR CEILINGS AND STAIRWELL LANDINGS FIRST FLOOR 1/8" = 1'-O" 1 A3.1 NOTE: 1. Q DENOTES WALLTYPE —SEE SHEET A4.0 FOR WALL TYPES 2. DENOTEwS DOOR TYPE —SEE SHEET .0 FOR DOOR SCHEDULE Woo � 3. DENOTES WALLTYPE —SEE SHEET -- A AS't)OPOR WINDOW TYPES A� W O� ■ ■ �/�+ 0 w M j 0 Z L w� � L O a D p O �F-w ~~� O (� QO L z�v0 z Lu 4) O w 0 ¢ U) 0 Z � � g coO U J _ �_ � Z IL Lu Lu 0 O ~ 0 U w F- Z J F- V >- �ow O cr>-�L d ■_ +� wm¢o 0 0 � Cf) W Q >-< LH Q 0 J L wwOw Q =a-Q� O p L (/� O a� v �= m L O V L O oC ^vJ W •� N N � M O � Z � n O .V N co r M N a) O ti 0 Z Lu a 0 w Lu p 0 ¢ F- < N w p Lu D C/) L0 w ti w m RT M N r O Z DRAWING TITLE FIRST FLOOR PLAN DATE: 04/10/2018 SCALE AS NOTED DRAWING NUMBER A201 COPYRIGHT © 2017 F --- z rr n n Lu N J J H a z O z O J 0 11 N 1 0 n O U w U 0 a w m Q U) 2 w z A3.1 2 A o B 0 N 0 0 M E o F 1 2 3 30'- 0" 24'- 0" 24' - 0" L" 7 A3.0 1 34'- 0" 5 6 7 8 34'-0" 24'-0" 10'-0" 2 A3.0 ECO N D, THIRD AND FOURTH FLOOR 1A3.1 so AOM woom wow A 0= AtOmW Woo W O cr ■ ■ �/�+ U) w M j 0 Z w� LuL i O a?1 0 O �w z�UO z Q) O wLLI Q w oz 0�� 00 U coJ C%) 0_ z LL wwp O ~ 0 U w � z J � }+ N }+ oC Q V >- �ow LuO >-� L d .� s cr wmao >-oFU (n a Q wQ=Q Q Q J L w WQ O W =a_< O N o a� v �= V � � L O ^vJ W •� N N � M O � n O ■V .N N � o co T N a) O ti 0 Z Lu a O w Lu 0 Q ~ Q N w 0 0 w D c/) U) 00 ti w Lf) Rl M N T O Z DRAWING TITLE SECOND, THIRD AND FOURTH FLOOR PLAN DATE: 06/29/18 SCALE AS NOTED DRAWING NUMBER A202mom COPYRIGHT © 2017 F --- z rr n 0 W N_ U) J J H a z O z O J 0 rr m 77 It N W O z w N N r O N 67 E A CD N ((Er 0 0 co 1 2 3 4 A3.0 5 6 7 8 1 30'- 0" 24'- 0" 24'- 0" 34'- 0" 34'- 0" 24'- 0" 10' - 0" ROOF PLAN 1 1/8" = 1,_0„ 2 A3.0 000 A9000' 1 A3.1 M 8 /o W O DC �+ U) w z L w� � L O < O p ��w ��< o z ) O Z LLI W O O < W U)�0¢ 50Lu Cf) 2i U J G c�OCZ _ IL wwo O ■ Q Z J } + }+ =o�—j¢ >- �ow Lu O AV W AV` A �5¢= Q s wmQ0 >-o�� Q Lu Q Q wwOw a =0-< o o O a� v L N V � � L O W •� N N (D M O � n O ■V O � co T O N 0 ti 0 z W a O Lu Lu 0 z ¢ ~ N w0 0 0 Lu Z) c/) 00 I- (o lc) RT M N r O z DRAWING TITLE ROOF PLAN DATE: 07/02/18 SCALE AS NOTED DRAWING NUMBER A2m3 COPYRIGHT © 2017 F___ rr n 0 Lu N_ J D H a z O z O J 0 a m z 11 N 1 O n O U w U r) w a w m Q 75 2 w z 00 M O 00 00 0 00 0 00 LO N F E D C B A 3'-0" 30'-0" 6'-0" 27'-0" EAST 1/8" = 1'-0" CCO GWALL TYP :-:PDM ROOF + 14" CIA TYP _ _Roof � 38'- 6 3/41 Level 4 6 30' - 3/8" LEEN PORCH TYP -Level 3 � 20' - 4 1/2" Level 2 101-25/811 _ Le_vell � 0'-00" �o M O 00 co 0 co 0 co N O WEST 1/8" = 1'-0" woo w Womb, joM AOM - STUCCO WINGWALL TYP _ Roo T- 6 3/4" Level 4 Y - 6 3/8" Level 3 Y- 4 1 /2" Level 2 Y- 2 5/8" Level 0'-0" A� W Om .. �+ 0 w >0 MLm Zui Lm p aj� o O ��bw �� o z�U0 Z W O O W Q CLu A 0 Z 000 _J �_ � Z IL w w0 O ~�Uw � Z J � V >- �ow O 4� L d .� I ir >-LL wmQp (n J >_LLJ~c/) mo�=< V Lu < Q Q L a wwOw =�Q� 0 o N O V m O + O W V � .� ai O oC •� N N � M O � Z � n O N 00 r N a) O ti 0 Z Lu a O w Lu 0 0 Q ~w Q N 0 0 Lu D c/) LO 00 ti (D Lr) tr M N r O Z DRAWING TITLE ELEVATIONS DATE: 05/22/18 SCALE AS NOTED DRAWING NUMBER A3m 1 COPYRIGHT © 2017 / "' g2g26 Existing Building X060"'ov / s AN 928.31 r� \ I927.81 00 0 A- n 1929.03 :. �928 3 2 :44 93 C ° 93 o7 1�0 Jf 931.50 930.15 929.65 ° \ ° / ° 930.60 931.00 930.10 ; 931.75 ° 930.09 ROCK LOG SUI TAE --� 929.59 CONSTRUCTION T� g 30 / j --- 0 - Po -Fo ,�; ° 931.00 SILT SOG N" 1 F� 110 0)v .42'/ INLET \ PRO TEC TION , Existing Building J.Bo 929.00 928.50 IF �0 401 / / / // / \ x28.60 / /F\ / // / \/ J // 00 Existh / off"/ • 4 SILT SOCK \ 23>0 > / ,/, EOF- 924. 70 / L 0 WES T OPENING -925.70 SILT SOCK \ 9 19 ` 931.15 /� // �� ° 3� 922 06Q X93 ti/y 9 rb X930.65 9 / \ / 79 ; \`922 jS6 �� 931.00 0�,� --� / /�� f. r - \ \ 9 Al s� ' •,30.50 �. � � ° d � .\\ 4 930 , ! Q /! ° 931.257.7 / 2 it �930�h, SHF \.\ \; ,Q \\ �� ° ° 9930 \979>63 Com\`\ `\�� .\o ° 26 S3 930.60 t� 930.10Ex CB a Q -Rim= 928.92 \ /ON- � a \ F��\ Inv=925.20 C� \ /�' INLET \ Oti Q�� \ \ PROTECTION 930 930.30 929.80 INLET PROTECTION / A. / a� 19 F � F s >> 92o 9 77 i NOTES: 1. BASE PLAN IS A SURVEY PREPARED BY BOGART, PEDERSON & ASSOCIATES 2. ALL EXISTING UTILITY LOCATIONS AND ELEVATIONS SHOWN ARE APPROXIMATE ONLY. CONTRACTOR SHALL CONFIRM ALL LOCATIONS AND ELEVATIONS PRIOR TO CONSTRUCTION. CONTRACTOR SHALL CONTACT UTILITY COMPANIES VIA GOPHER STATE ONE -CALL ONLINE OR BY CALLING 811 OR 1-800-252-1166. 3. ALL CONSTRUCTION SHALL CONFORM TO THE MOST RESTRICTIVE OF THE PROJECT SPECIFICATIONS, THE STANDARD SPECIFICATIONS OF THE CITY OF MONTICELLO AND THE LATEST EDITION OF MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION. 4. THE FOLLOWING SEQUENCE AND PROTOCOLS SHALL BE FOLLOWED FOR EROSION AND SEDIMENT CONTROL DURING THE SITE DEVELOPMENT PROCESS: A. INSTALL PERIMETER CONTROLS (SILT FENCE) AS SHOWN ON THE PLANS PRIOR TO START OF WORK. B. NO SOIL STOCKPILES OR CONCRETE WASHOUTS ARE ALLOWED ON THE PROJECT SITE. C. MAINTAIN ALL TEMPORARY EROSION CONTROL DEVICES IN PLACE UNTIL THE CONTRIBUTING DRAINAGE AREA HAS BEEN STABILIZED. INSPECT TEMPORARY EROSION CONTROL DEVICES ON A WEEKLY BASIS AND AFTER EACH 1/2" OR MORE RAIN EVENT. CLEAN OR MAINTAIN THESE DEVICES AS NEEDED TO BE EFFECTIVE. REPLACE DETERIORATED, DAMAGED OR ROTTED EROSION CONTROL DEVICES IMMEDIATELY. D. REMOVE ALL SOILS AND SEDIMENTS DEPOSITED ONTO PUBLIC AND/OR PRIVATE PAVEMENT AREAS WITHIN 24 HOURS. REMOVAL OF TRACKING AND DEPOSITION MATERIALS SHALL BE COMPLETED AT THE END OF EACH WORK DAY OR WHEN IT OCCURS. SWEEPING MAY BE ORDERED AT ANY TIME IF CONDITIONS WARRANT. E. PERFORM SITE REMOVALS, GRADING, EXCAVATION AND EMBANKMENT SEED AND MULCH ALL DISTURBED AREAS OUTSIDE OF PROPOSED PAVEMENT AND BUILDING AREAS WITHIN 72 HOURS OF THIS WORK. F. INSTALL BITUMINOUS PAVEMENT SECTION. FINE GRADE SITE AND RESTORE GREEN AREAS WITH PERMANENT VEGETATION PER LANDSCAPE PLANS. G. REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES AFTER SITE HAS UNDERGONE FINAL STABILIZATION AND PERMANENT VEGETATION HAS BEEN ESTABLISHED WITH AT LEAST 70% COVERAGE. GRADING & ECS PLAN 1 "=20' REVIEW PLAN NOT FOR CONSTRUCTION z 0 cn w 0 ww ot�Qr >o LL � N � Z o U N N m LLJ ~ z Oz rn °00 O 0 o1 4 7 C Z N (o m o lal s N O m n o w YQ U L� W L� w J O �- z z Y E z cn U >__ L-1 W W L � i QU 0 �`D Q w c� w Q w Q:� _ ^^ J QQ OJ I( Yi li t-l/Jl J C� I— o U N N a3EoW� LLJ ~ z Oz rn °00 O 0 o1 4 7 C Z N (o U o lal s N O W X n L Q YQ U L� W L� C J 3 o ~� �- �N _U o ami ��fo U 00 WN w cn LLJ >__ L-1 W W L � i QU 0 �`D LLJ z 2 U N N Lo (D LLJ ~ M Oz Lo N °00 U (J-) o1 0 W r') N SHE -T \o. C2 2 Lo (D LLJ ~ Lo N W U� (J-) z 0 W LJ `° W z�< W X n Q Q YQ U L� W L� m ~� CD �N _U O z zE WN w LLJ >__ L-1 W W c�co (n N QU U �`D LLJ Q z X77 LLJ O 0 �_j °r ^^ `) QQ OJ I( Yi li t-l/Jl J C� I— SHE -T \o. C2 2 LLJ ~ V) (J-) W LJ z�< Q Q I-__ ~� W O WLLJ D�z LLJ oU�z LLJ cf) 0 C) o z 0 O LLJ m U z LLj LJ > _ O SHE -T \o. C2 2 II ', / E-Ift B�iraf�g /s * / J��z��y / // // ckratr�'e'aerq 44 / a \i s \ n, r s/ r—Rm 928.97 /!! . ! / / / —973,20 if PROPOSED 9—STORY APARNENT OU10 QTY �^�� GRA96 � FFE= 433.00 9 PERENP9AL / 39 54ZI-5,r, 3 v Dxwao,hA��Rc.nvc- �,� 6 40 CJPI� 6FA ANff'GSK WATERER % 55 r-. WaGar,, MRE-r14 q� O' / 5l'p .3 7C7REFN �. M��E, t�rarl nvc+?ns 1 ... TREEEVERGREEN F., .. - ARDORVIT TEG4r 5 a / II ', / E-Ift B�iraf�g /s * / J��z��y / // // ckratr�'e'aerq 44 / a \i s \ n, r s/ r—Rm 928.97 /!! . ! / / / —973,20 if PROPOSED 9—STORY APARNENT OU10 QTY �^�� GRA96 � FFE= 433.00 9 PERENP9AL r 39 54ZI-5,r, 3 v Dxwao,hA��Rc.nvc- �,� ............../.'+�.LVLT W WNM`JN 1�3•rE QTY �^�� GRA96 1 �t GRA95, KARL FORESTER 9 PERENP9AL 2 G DAYLLLY, 5rELLA 39 54ZI-5,r, 3 v Dxwao,hA��Rc.nvc- �,� 6 40 CJPI� 6FA ANff'GSK WATERER % 55 r-. WaGar,, MRE-r14 f3 amarl 5l'p .3 7C7REFN �. M��E, t�rarl nvc+?ns 1 ... TREEEVERGREEN F., .. - ARDORVIT TEG4r 5 CLEAN CUT LAWN & LANDSCAPING � SITE AI�� UTILITY PLAN �L(I'E��yD: r�L�1��pA�W�I[[�G�L��rrULJL�'�r 1}LtJll MIA k7�11/L�1N11 UVROJV, p�� MFRE' '�NF3RN4G AND 11S111AICS, INC. 350 HgqM1woy Io ScNh En�M [b W, IlN .8564 f e: w(�20� 5B-flBa 1 �,aA. �a,ihe^Era" i nw.cr rMrr iaai M1N PAVA pnigcniwr « rtr� wo. oeur,m:OM1 a� �� A�4 LkvsNAFNSQR an xN d wHizvi{ 'wK C.E. vwI PC 3 Z8 �8 =6UY] y �g _W LLLJ FLd - Z CL w 0 Q W d U Z a C C`nLLI a a � L F Z J v 02 U Fropc! No.: 16-W1b Mw:n h: �wCBS CM1ecAed M'. NOES of City Council Agenda — 07/23/2018 EXHIBIT Z Development Stage PUD 213 3rd Street West Lots 1-3, Block 36, Original Plat of Monticello A total of 68 off-street parking stalls is determined to be sufficient to accommodate the proposed 47 dwelling units, based on the type of unit and bedroom count. 2. The applicant should verify the unit count of 47, and revise the project summarX unit count and type to reflect this total. 3. The City Council find that the proposed building finish materials meet the intent of the City's PUD requirements for superior design and amenities. 4. Building elevations shall be modified to note that exposed foundation walls are to stamped and stained concrete (poured). The color of the stained concrete shall also be specified. 5. Building elevations and the provided finish schedule be modified (coordinated) such that intended brick and/or cultured stone finishes are accurately depicted. 6. All landscape plantings meet minimum size requirements of the Ordinance (such that minimum quantity requirements are satisfied). 7. The site plan and/or landscape plan be modified to reference the decorative fence extension on the east side of the subject property (to discourage pedestrian cross traffic). 8. Verification that the revised lighting plan for the building and site demonstrates compliance with all City lighting requirements. 9. Submission of signage plan which demonstrates compliance with all City sign requirements. 10. Modifications to the proposed site plan, based on final engineering plans, including grading and drainage details. 11. Detail of any required retaining walls, including the use of materials that complement the building and site planning. 12. Compliance with the terms of the City Engineer's recommendations related to grading, drainage, and utilities in the report dated Julyl8th, 2018. 10 City Council Agenda — 07/23/2018 13. Execution of a Development Agreement including park dedication requirements for the proposed project. 14. Execution of a required pathway easement for any portions of sidewalk outside the right of way. 15. Consideration of comments of other City Staff. 11 Planning Commission Agenda — 11/04/2019 2B. Public Hearing - Reauest for Comprehensive Plan Amendment from Places to Shop to Places to Live, Rezoning from B-4 (Regional Business) to Planned Unit Development, Development Stage Planned Unit Development, and Preliminary Plat for a proposed multi -story, multi -family, apartment complex (3 buildings) with approximately 165 units. Applicant: Dale Buchholz Construction (Mark Buchholz) (NAC/AS) Property: Planning Case Number: PID: 155-500-142104 Address: NA 2019-024 A. REFERENCE & BACKGROUND Request(s): 1. Comprehensive Plan Amendment from "Places to Shop" to "Places to Live" for a portion of the subject site; 2. Preliminary Plat for 7 -lot subdivision; 3. Rezoning to PUD, Planned Unit Development; for a portion of the subject site; 4. Development Stage PUD applicable to a portion of the subject site Deadline for Decision: December 24th, 2019 Land Use Designation: Places to Shop Zoning Designation: B-4, Regional Business The purpose of the `B-4" regional business district is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region. Overlays/Environmental Regulations Applicable: NA Current Site Use: Vacant/Agriculture Surrounding Land Uses: North: Commercial East: Commercial/Industrial South: Vacant/Industrial West: Commercial Project Description: The applicants propose to subdivide approximately 8 acres in the south/east portion of the 16 -acre parcel for Planning Commission Agenda — 11/04/2019 multiple family residential use. The remaining 8 acres along the north and west boundary of the site (adjacent to Chelsea Road and Cedar Street) would be platted for commercial development. The south/central portion of the site would be utilized for ponding, which could then be expanded for connection to similar ponding on lands to the south. The residential project consists of 165 multiple family units in 3 buildings. Required covered parking for the project would constitute the first level of the building, above grade. Three levels of residential units would be located on the 2nd, 3rd, and 4th floors. Each building would be served by a surface parking lot as well. The applicant proposes to construct the residential portion of the project in three phases. The commercial portion of the preliminary plat as submitted consists of 6 platted lots along Cedar Street to the west, and Chelsea Road to the north. The parcels range from 1.2 to 1.4 acres in area, and rely on a series of shared driveways for access. Comprehensive Plan Amendment: As noted above, the site is currently guided as "Places to Shop", a commercial land use designation. Concurrently with this application, the City has been investigating the possibility of a common amenity -based land use plan for this site, as well as the parcels to the south, an area encompassing approximately 100 acres. The concept area lies between Chelsea Road on the north, School Boulevard on the south and is bounded by Cedar Street on the west and Edmonson Avenue on the east. The adjoining area is also guided and zoned for commercial uses, with only a few acres currently subject to previous development. The purpose of the City's concept study is to determine whether this 100 -acre area would be suitable for conversion from its commercial designation to allow for the introduction of residential uses. The Comprehensive Plan notes that there is some support for this idea in select locations, provided that a series of considerations and conditions are accounted for. The conditions under which the City may consider the land use change from commercial to residential are described in this section of the Comprehensive Plan, an amendment adopted in 2014, which reads in part: Higher density residential land uses should be located and designed to be compatible with nearby residential or mixed uses, on lots able to OJI Planning Commission Agenda — 11/04/2019 accommodate larger buildings and added traffic generation. In addition, siting factors for high density residential uses will prioritize access to services and amenities including public utilities, parks, trails and open space, and commercial and/or medical services It will be important, when considering potential designation of high density housing development, that the parcels meet the specific standards of the zoning district, and such development can be accommodated in accordance with the policies in this Plan." The proposed Buchholz site qualifies for this consideration, given the project's intent to retain reasonable commercial parcels along Chelsea and Cedar, which carry the best opportunities for commercial development, and the mix of land uses in the general area, particularly east of Edmonson Avenue NE. In concept analysis, City officials expressed some support for the conversion, particularly as a part of a larger view of the area and how it would develop. The City's support was, generally, conditional within the understanding that other development would occur in the area that supports this residential proposal, and ensures that this project would not stand alone, out of context with its future surroundings. Toward that end, the City has undertaken a study of the 100 -acre area to create this context. A draft sketch land use plan and development layout has emerged with support for a common water feature amenity, combining the required stormwater ponding and park dedication requirements to benefit the current Buchholz project, future commercial development along Cedar and School Boulevard, and provide a framework for other multi -family in the district along Edmonson, where competitive commercial values are less likely to be realized. With these conditions and considerations, the proposed Buchholz project and its Comprehensive Plan Amendment can be seen as being consistent with the City's land use goals for the area. Planned Unit Development Planned Unit Development (PUD) is a land use technique that accommodates flexibility from the requirements of a specific zoning district to allow development that does a superior job in achieving the City's land use objectives for the subject property. PUD in Monticello is used as a zoning district which specifies the uses, development patterns, and site and building plan requirements. The applicant is applying for a rezoning to a PUD District specific to the multi -family portion of this project at this time, and has completed the concept review stage of the PUD process as noted above. It is common, although not required, that a PUD zoning request will utilize the basic requirements of a comparative zoning district to evaluate the project's ability to properly apply the goals of PUD. In this case, the comparative 3 Planning Commission Agenda — 11/04/2019 zoning district would be the R-4, Medium and High Density Multiple Family zoning district. The current application entails two separate actions for PUD consideration: (1) a rezoning to a PUD District (to be created and established with the Final Stage PUD review), and (2) a Development Stage PUD application, which is the applicant's request for a specific plan and design. For the purposes of the City action, there are two separate motions. However, for the purposes of this report, the rezoning and Development Stage considerations will be combined in the following section. PUD Flexibility. The proposed PUD district is to be applied to the residential portion of the project, which constitutes approximately 8 acres of land in the southeast corner of the project site. As noted previously, the north and west 8 acres would remain commercially guided and zoned. Flexibility considered for this project includes the following elements: Multiple principal buildings on a single parcel. The base zoning ordinance requirement would be one principal building on a single parcel with full required street frontage. Setback reduction from Edmonson Avenue NE. The R-4 District typically requires a 100 foot building setback from the street right of way, as well as 60 feet of open green space along the street. The proposed project design shows a 112 foot setback from the centerline of Edmonson, currently constructed as a rural -section roadway within a narrow right of way. The applicant's plans show a 100 foot setback from the edge of the pavement. The common zoning requirement for setback would be measured from the right of way line, meaning that the proposed setback would actually be 69 feet from Edmonson, rather than 100 as required. This is complicated by the fact that the City has a requirement for collector streets of 100 feet of right of way, requiring an additional right of way dedication of approximately 17 feet. With this additional dedication, the resulting building setback will be approximately 52 feet as designed, rather than the 100 feet required in the R-4 district. Shared driveway access with lots to be platted to the north and west. The plan proposal anticipates a primary driveway access along the southerly boundary of the site to Edmonson on the east. A second driveway is shown on the plan that would be centered on the new lot line, with this driveway to be shared between the residential project and three of the commercial lots along Cedar and Chelsea Road. Shared driveways are common in commercial settings — this aspect of the plan will require specific PUD standards to ensure long-term access and maintenance between the various parcels and different land uses. L! Planning Commission Agenda — 11/04/2019 Parking supply/design. The applicant's total parking is close, but not exactly consistent with the R-4 standards and is analyzed in detail later in this report. Thus, a small departure from those standards is being sought as a part of the PUD. Landscaping quantities. Currently, the landscaping plan is shown to flex from the basic standards for site landscaping as prescribed by the zoning ordinance for site size and dimensions. The primary departure relates to shrub plantings around the perimeter of the buildings. More significantly, the ordinance adds a buffer landscaping requirement along the edge of "conflicting" land uses, which is added to the general site landscaping to create an edge between the residential and commercial areas. As undeveloped land, the residential site would be responsible for one-half of those requirements, in addition to the illustrated landscaping. The current plans, if approved as shown, would require PUD flexibility. As noted below, planning staff believes that the additional landscaping should be added, rather than flexed to a lesser quantity under the PUD zoning. Unit size. Based on the applicant's floor plans, some of the units do not meet the code requirement of 900 square feet. Plans detail units at just over 820 feet for some unit styles. Specific PUD comments below relate primarily to the residential portion of the project, as the plat includes subdivision— but not development — of the commercial lots. Commercial site plan review would occur and required and applicable as development is proposed on those parcels over time. Site Planning. The site design for the project relies on principal driveway access from Edmonson, and extending through the site to a shared driveway with proposed commercial lots 4 and 5 to Cedar Street on the west. This drive would also serve as access to the various surface parking lots for 2 of the 3 buildings. With regard to the Edmonson access point, staff would recommend shifting the access point to abut the south boundary so it could be shared with future development to the south, if the Custom Canopy site redevelops. The three buildings consist of 51 units in the east and west buildings, and 63 units in the central building, a total of 165 units. Access to the covered garage level is provided on one end of each of the buildings. While one-way access in parking areas can be problematic, indoor parking is typically assigned to individual users, so internal circulation issues are somewhat rare. The site has been laid out around a central pond amenity along the south boundary of the property. As has been discussed, this pond is proposed to serve all stormwater requirements of the residential and commercial sites, including water quality, quantity/retention, and infiltration. The larger planning context would anticipate that 5 Planning Commission Agenda — 11/04/2019 the pond would be lined to hold water, be constructed and planted as an attractive water amenity, and would be able to be expanded to and through properties to the south, acting as a common amenity for the entire district. The plan illustrates a trail connection between the east and west parking areas, along the north side of the pond. For compliance with the City's common open space concept, there are four other trail components that will need to be addressed. One pathway would connect the residential site to the external portion of the project — anticipated to be a common open space or plaza at the corner of Cedar Street and Chelsea Road. The second would be extensions of the trail connection alongside the east and west sides of the pond, which would eventually be extended to adjoining development to the south. A clip of the City's current small area study concept is included below illustrating these two additions. In this regard, planning staff would recommend that the west building be shifted farther to the west and possible south, into what would normally be required setback area. The purpose of this shift would be to open up the view from the pond area to the northwest corner of the commercial site, and invite greater visibility to the pond and open space amenity from this direction. In this way, the corner site can function as a gateway to the area, and improve both access and interest in the district. The third pathway component would be a requirement to connect the site via pathway to the required pathway to be constructed along Edmonson Avenue. The fourth component would be a trail construction along the west side of Edmonson Avenue, within the right of way dedication required for this plat. That trail would connect to the Chelsea Road pathway, and eventually extend south along Edmonson as other parcels develop. The pathway construction is considered to be part of the required right of way improvements for Edmonson Avenue for this development. Parking and Circulation. The site plan shows a combination of surface parking and covered parking below the building residential levels. As noted above, the covered parking is planned to be constructed at -grade. This meets the requirements of the R-4 District, as well as the expectations of city officials during concept review, which included commentary that rejected the idea of an extensive series of detached garage buildings. To meet the R-4 parking requirements, the plan must show 2.25 parking spaces per unit, with a maximum of 1.1 spaces per unit uncovered. Thus, for a 165 unit project, the total parking supply must equal 371 spaces, and no more than 181 of those may be uncovered. The proposed plan shows a slight variation from those totals, with 367 total spaces, 189 of which are uncovered (178 covered). Planning staff acknowledges that the total covered spaces cannot be increased given the building dimensions proposed. The numbers are very close to the overall requirements, and the modifications to the site G Planning Commission Agenda — 11/04/2019 plan from concept to the current proposal support the idea of accommodating the proposed departure. With regard to site circulation, the plan shows parking lot and circulation access through the east and central parking areas, skirting the west parking area to continue through the commercial parcels to Cedar Street. This leaves the west parking area as a long "dead" end design. A second branch of this parking area extends toward the central pond, and would facilitate parking for the future community room, which forms an addition off of the southwest corner of the center building. This parking design raises issues of available turn -around space within the parking area, and emergency vehicle access and egress — including firefighting access — to the west building. While full access around the building is not necessary, as the commercial lots to the west will be able to provide it, the dead-end design of the parking lots will result in resident vehicles unable to exit the area if they find all spaces occupied. A preferred design would entail a through connection similar to the sketch below: I I 1 Iz I 18 1 I� 1 I� I IE I I— i I� swnmi.amehtrz k:... I I� I 1 Parks, Open Space, Trails. As noted above, the site plan illustrates a single trail connection which would serve the project residents. However, connections to the external public system would be an important aspect of the fully developed project. Connections will need to include continuation of the trails around the pond to the south boundary, a connection to the northwest to the envisioned Cedar/Chelsea "gateway" corner, and a pathway improvement as part of the Edmonson Avenue dedication and improvements. An internal connection to the Edmonson Avenue pathway will also be required. The R-4 green space requirement for the site is met as a part of the PUD, and includes landscaped areas adjacent to each of the buildings are along the pond/pathway area. This requirement is separate from any park dedication requirement for the project. The pathways around the pond and to the northwest corner would be of public benefit and would qualify toward the required park dedication. Typically, the City will seek 7 Planning Commission Agenda — 11/04/2019 construction of those improvements with the project, again as a part of the park dedication total. Open space will include the private open spaces available to the residents of the project, and a significant public component that will include the path around the pond and the green space above the ponding water level. These areas will need to be more specifically calculated as a part of the final project design. It should be noted that the nearest City park is '/2 mile away from the residential site at Groveland. Access to this park requires crossing State Highway 25. As such, the developer should consider also the installation of playground equipment on their site. Stormwater requirements are separate standard requirements from park and open space considerations — the pond design here is intended to provide additional visual enhancements to this and other projects in the district, rather than ill -maintained individual ponding depressions. The Parks & Recreation Commission is tentatively scheduled to review this application on Wednesday, November 6th. The Parks & Recreation Commission makes recommendations to the City Council on park dedication requirements for residential subdivision. For this plat, staff is recommending a mix of cash and land to accommodate the proposed plaza at the northwest corner of the site, as well as the recommended pathway connections and construction. The Commission's recommendation will be forwarded to the City Council for their consideration of the plat. Landscaping. An extensive number of plantings have been proposed upon the site. These include plantings along the perimeters of the site, off-street parking areas and the three apartment buildings. The following is a generalized summary of proposed site plantings (see landscape plan for specific plant varieties): Plant Type Quantity Shade Trees 40 Ornamental Trees 23 Evergreen Trees 26 Shrubs 322 Perennials 72 In regard to site landscaping, the following comments are offered. Caliper Inch Requirements. According to the Ordinance, multi -family dwellings with five or more units must provide 16 aggregate caliper inches (ACI) of canopy trees (including at least 3 evergreen trees) per acre plus at least 2 shrubs for each 10 feet of building perimeter. The subject site measures 8.49 acres in size. Thus, 135.8 ACI of canopy trees must be provided. The submitted landscape plan calls for a total of 166.5 ACI N. Planning Commission Agenda — 11/04/2019 upon the site and exceeds the minimum requirements of the Ordinance. Also, to be noted is that a total of 26 evergreen trees are proposed upon the site which meets Ordinance requirements (8.49 acres x 3 = 25.47). The Ordinance further states that a total of 526 shrubs are required upon the site as calculated below: Building #1 (841 linear feet) Building #2 (946 linear feet) Building #3 (841 linear feet) Total (2,628 linear feet) 84.1 x 2 = 168.2 shrubs 94.6 x 2 = 189.2 shrubs 84.1 x 2 = 168.2 shrubs 526 shrubs According to the submitted landscape plan, a total of 322 shrubs are proposed upon the site. In this regard, 204 additional shrubs are required. The landscape ordinance accommodates some shifting between tree and shrub planting. Planning staff would suggest a slight reduction in overall tree planting (only to the minimum number required) and an increase in shrub plantings along the main exposures of the building. The purpose for this comment relates to the architecture, which relies on a significant amount of "EFIS" covered wall at grade. This wall is surrounding the covered parking garage, and while additional window installations would also improved the building visually, landscaping can help with the institutional feel created by the garage wall design. Parking Islands. Landscaped parking islands in this project are included primarily at the corners of the various surface parking lots. The code requires a maximum run of 12 parking spaces between landscaped islands. The site plan should be modified to meet this requirement, and the landscape plan adjusted accordingly. Perimeter Vehicle Use Area. According to the Ordinance, where a vehicular use area abuts a street right-of-way, perimeter landscaping strips must be provided and maintained between the vehicle use area and the abutting right-of-way or property line. No parking areas within the subject site abut a street right-of-way. Ground Cover. The bulk of the site will be sodded or hydro -seeded with lawn grass. As a condition of PUD approval, the subject site should be irrigated. 9 Planning Commission Agenda — 11/04/2019 Buffer Yards. The City's Zoning Ordinance provides for a specific buffer yard treatment which identifies separation and plantings dependent on the potential for conflicts with adjoining land uses. For the proposed use, buffer requirements apply along areas of the site which border more intense commercial uses. In this regard, the "basic buffer" requirements (labeled an "A" buffer in the Table 4-2 in Section 4-1 of the Zoning Ordinance) apply to the north and west boundaries lines of the site. For "basic buffers", required planting areas must be 20 feet in width and must provide 2 average caliper inches (ACI) of canopy trees, 10 ACI of understory trees, plus 15 small shrubs per 100 linear feet. The site's northern boundary measures 900 feet in length and the western boundary measures 420 feet in length. As a result, the following plantings are required in the north and east buffer yards: The submitted landscaping plan has not demonstrated compliance with the preceding buffer yard landscaping requirements. This buffer requirement is in addition to the general site landscape quantities discussed above. Recognizing that a minimal amount of green space exists between the north property line and the adjacent parking lot (5' is shown on the plan), Staff recommends that a combination of decorative fencing and landscaping be provided in such areas (rather than the creation of a 20 -foot wide buffer strip). As a condition of PUD approval, such buffering efforts should be subject to City review and approval. It is further noted that the required parking lot setback should be modified to 6 feet to accommodate the width of the required utility easement and allow for an adequate planting area. Building Design. The zoning ordinance for the R-4 District requires an increased use of stone, brick on exterior walls and an extensive use of ornamental features, building and/or roofline articulation, fenestration and building undulation atypical of other buildings in similar zoning districts. Roof line articulation is required to be at least 3 feet. The design of the building meets the roof articulation requirement and should lead to attractive and interesting buildings. With regard to materials, the applicant has proposed a plan for the residential building floors that is entirely metal lapped or frieze siding. Brick and/or masonry materials should be added to an amount at least comprising 20% of the upper three floors. One suggestion would be to add brick or cultured stone to the column areas between the deck extensions — areas that show as light grey on the elevation drawings. 10 North Buffer Yard (900 feet) West Buffer Yard (420 feet) Canopy Trees 18 ACI 9 ACI Understory Trees 90 ACI 42 ACI Shrubs 135 63 The submitted landscaping plan has not demonstrated compliance with the preceding buffer yard landscaping requirements. This buffer requirement is in addition to the general site landscape quantities discussed above. Recognizing that a minimal amount of green space exists between the north property line and the adjacent parking lot (5' is shown on the plan), Staff recommends that a combination of decorative fencing and landscaping be provided in such areas (rather than the creation of a 20 -foot wide buffer strip). As a condition of PUD approval, such buffering efforts should be subject to City review and approval. It is further noted that the required parking lot setback should be modified to 6 feet to accommodate the width of the required utility easement and allow for an adequate planting area. Building Design. The zoning ordinance for the R-4 District requires an increased use of stone, brick on exterior walls and an extensive use of ornamental features, building and/or roofline articulation, fenestration and building undulation atypical of other buildings in similar zoning districts. Roof line articulation is required to be at least 3 feet. The design of the building meets the roof articulation requirement and should lead to attractive and interesting buildings. With regard to materials, the applicant has proposed a plan for the residential building floors that is entirely metal lapped or frieze siding. Brick and/or masonry materials should be added to an amount at least comprising 20% of the upper three floors. One suggestion would be to add brick or cultured stone to the column areas between the deck extensions — areas that show as light grey on the elevation drawings. 10 Planning Commission Agenda — 11/04/2019 The base garage elevation is a "sandstone" colored EFIS, which creates a stucco -like appearance. This main wall is broken only occasionally with windows. In addition to the increased landscaping noted above, staff would recommend additional window openings at this level, and the EFIS would benefit from a contrasting masonry treatment, perhaps a pilaster extension or similar feature. With these additions, planning staff believes that the buildings would be consistent with the intent of the City's R-4 standards, and the elevated expectations of PUD design. Accessory Uses and Buildings. The only accessory buildings identified on the site plan are external trash enclosures. The applicant's submissions illustrate either fenced or concrete block enclosures. Planning staff would recommend that trash handling is accommodated within the garages, particularly as the garage levels are at grade and should easily accommodate access from the trash haulers. External enclosures almost always prove to be maintenance problems due to trash falling out of the enclosure, doors left open, and the enclosures themselves being damaged by both residents' and haulers' vehicles. This creates a significant negative visual impression on the site. Lighting. The applicants have submitted a proposed lighting photometric design for the parking areas of the site. The plan shows mostly 0 footcandle measurements at the property line, with the exception of a slight coverage along the north boundary where the center parking lot abuts the commercial development. This increase level should not be an issue and would likely enhance security along this edge. It is noted that future commercial lighting will be required to meet the requirements and be sensitive to the abutting residential areas and existing lighting levels. Signage. The applicant has proposed two monument signs which appear to meet current sign ordinance requirements. Any PUD approval should include a provision for additional review of this element prior to building permit. Utilities, Grading and Drainage. The City is reviewing these aspects of the plan, and preliminary engineering comments are included as an exhibit to this report. As noted, grading and drainage will be expected to incorporate the common pond expansion concept being developed concurrently by the City. At this time, the developer has not provided final stormwater calculations for the pond. As a condition of approval, the applicant shall meet all comments of the City Engineer regarding the proposed stormwater pond. These comments include the requirement that the pond provide for rate and volume control and for infiltration. Ponding will also be required to meet freeboard requirements to adjacent areas. 11 Planning Commission Agenda — 11/04/2019 It is required that the pond be constructed in the first phase of development and will be lined as necessary to hold water. It is also required that the pond be designed to meet the stormwater requirements for the fully developed plat. The drainage and utility easement for the drainage area currently location in the northerly portion of the plat will be vacated at a later time. Should the final stormwater analysis require a substantive change to the lots or site plan layout for the PUD, the applicant will be required to submit an amended application to the City for review. Preliminary Plat. Lot Configuration. The proposed preliminary plat for the project (entitled the "Deephaven" addition) currently shows a total of 7 parcels. The developer has indicted that in lieu of the current proposed plat, they would provide a revised preliminary plat platting all of the commercial lots as a single outlot. The outlot would then be final platted at the time when development applications are made. Staff would recommend that the developer consider a revised plat with three outlots along the north and west portions of the plat. The first outlot would accommodate the approximately 50' x 50' plaza required for park dedication purposes at the corner area of Chelsea and Cedar. The plaza outlot configuration will be determined after the developer revises their plan to meet the City Engineer's condition regarding right of way needs for the intersection of Chelsea and Cedar Street. This open space would be designed to create a public presence and "gateway" to the entire development area. The applicant should work with the City to create a space that benefits the public access, as well as the commercial development, for this space. The other two outlots would bound the plaza to the east and west/southwest. The commercial lots total approximately 7.94 acres. The applicant's current site and preliminary plat plan acreage totals are not consistent. The applicant shall revise the site plan consistent with the preliminary plat for final acreage calculation purposes. Regarding the proposed outlots and future development, it is noted that the applicant is proposing to retain the commercial zoning for the land areas adjacent to Cedar and Chelsea. The B-4 zoning district does not have required lot area and width requirements. Planning staff observes that the outlots should easily be able to accommodate reasonable retail uses. Commercial lots of similar depth have been recently developed along Cedar Street. The second parcel, the multifamily lot, is listed at 8.06 acres in area on the plat, exclusive of the required right of way dedication. Easements. The plat is required to show 6 foot wide drainage and utility easements along internal lot lines, and 12 feet wide easements at the perimeter of the plat. It is not clear that the illustrated easements meet this standard. 12 Planning Commission Agenda — 11/04/2019 Additional easements are required for the pathway corridors around the pond and through the site, as well as the noted outlot plaza area at the corner of Cedar and Chelsea. The conditions of approval note the other easements required to support the PUD and plat for both pathway and cross access purposes. Right of Way. The plat provides right of way for Edmonson Avenue, with the noted expectations that the building line would be within the listed R-4 setback area. The final right of way limits are subject to the comment of the City Engineer. The City Engineer has requested a traffic study from the applicant, which is a condition of approval. The developer will be required to plat the necessary right of way at the corners of Edmonson/Chelsea and Cedar/Chelsea for any necessary improvements following the engineer's analysis of this study. The developer may be required to install turn lanes if the traffic study analysis indicates they are necessary to support this development. The development requires the reconstruction of the west side of Edmonson Avenue to an urban section along the plat edge. The developer is required to complete this improvement as part of the plat development process. Timing of the improvements will be at the City Engineer's discretion and evaluation of the traffic study. With the above comments, the plat appears to reflect the development plans for the PUD, and final dimensions should be adjusted between plan sets to accommodate any discrepancies. B. ALTERNATIVE ACTIONS Decision 1. Comprehensive Plan Amendment — Places to Shop to Places to Live Motion to adopt Resolution No. PC -2019-029 recommending approval of an amendment to the Comprehensive Plan, reguiding an approximately 8.06 acre parcel (Lot 7, Block 1 of the Deephaven Addition) from "Places to Shop" to "Places to Live", based on findings in said resolution that the project is consistent with the requirements of the Comprehensive Plan direction for the conversion of commercial land to multifamily residential, subject to completion of the PUD rezoning, PUD and Preliminary Plat processes. 2. Motion to deny adoption of Resolution No. PC -2019-029, based on findings to be identified following the public hearing. 3. Motion to table action on the Resolution, subject to additional information from the applicant and staff. 13 Planning Commission Agenda — 11/04/2019 Decision 2. Rezoning to "PUD", Planned Unit Development Motion to adopt Resolution No. PC -2019-030 recommending approval of the a rezoning from B-4, Regional Business to PUD, Deephaven Planned Unit Development, based on findings in said resolution that the project is consistent with the requirements of the Comprehensive Plan direction for the conversion of commercial land to multifamily residential, and consistent with the expectations of both multi -family development and PUD design, subject to approval of the comprehensive plan amendment, completion of the PUD and Preliminary Plat processes, and the conditions listed in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC -2019-030, based on findings to be identified following the public hearing. 3. Motion to table action on the Resolution, subject to additional information from the applicant and staff. Decision 3. Development Stage PUD Motion to adopt Resolution No. PC -2019-031 recommending approval of the a Development Stage PUD for the Deephaven Planned Unit Development, based on findings in said resolution that the project is consistent with the requirements of the Comprehensive Plan direction for the conversion of commercial land to multifamily residential, and consistent with the expectations of both multi -family development and PUD design, subject to approval of the comprehensive plan amendment, completion of the PUD and Preliminary Plat processes, and the conditions listed in Exhibit Z. 2. Motion to deny adoption of Resolution No. PC -2019-031, based on findings to be identified following the public hearing. 3. Motion to table action on the Resolution, subject to additional information from the applicant and staff. Decision 4. Preliminary Plat for Deephaven Motion to adopt Resolution No. PC -2019-032 recommending approval of the a Preliminary Plat for the Deephaven addition, based on findings in said resolution that the project is consistent with the requirements of the Comprehensive Plan direction and the subdivision ordinance, subject to the provisions of Exhibit Z, and to the approval of the comprehensive plan amendment, rezoning to PUD and PUD processes. 2. Motion to deny adoption of Resolution No. PC -2019-032, based on findings to be identified following the public hearing. 14 Planning Commission Agenda — 11/04/2019 3. Motion to table action on the Resolution, subject to additional information from the applicant and staff. C. STAFF RECOMMENDATION Planning Staff is supportive of the proposed Comprehensive Plan amendment, PUD applications, and Preliminary Plat, subject to a series of amendments and conditions. Those are listed in Exhibit Z of this report. Primarily, they relate to design issues and additions that will help ensure that the proposed project is consistent with the requirements of the City's Comprehensive Plan goals and the enhancements to project design required of PUD design. As implied in the body of the report, a simple rezoning of commercial land for the subject site would be difficult to justify standing on its own. However, the City has undertaken a process to provide additional land use context to the parcels adjoining the subject property to the south. With this context, and the applicant's efforts to conform their site planning to the City's objectives for the area, staff believes that the various applications are within the scope of the expectations and opportunities provided by the district. In that regard, and with the conditions identified in Exhibit Z, staff recommends approval of the Comprehensive Plan Amendment, Rezoning to PUD, Development Stage PUD, and Preliminary Plat for the Deephaven project. D. SUPPORTING DATA A. Resolution PC -2019-029, Comprehensive Plan Amendment B. Resolution PC -2019-030, Rezoning to PUD C. Resolution PC -2019-031, Development Stage PUD D. Resolution PC -2019-032, Preliminary Plat E. Draft PUD Ordinance, Deephaven F. Subject Site Aerial G. Applicant Narrative H. Land Use Category Map I. Preliminary Plat, Sheets 1-3 J. Site Plan K. Civil Plans L. Building Elevations M. Floor Plans N. Landscaping Plan O. Lighting Specifications/Plan P. Concept Sketch — Chelsea to School Area Q. Excerpt, Monticello Comprehensive Plan — Chapter 3, Land Use R. Excerpt, Monticello Zoning Ordinance, R-4 S. City Engineer's Comments, dated October 30, 2019 15 Planning Commission Agenda — 11/04/2019 T. 2019 Concept PUD Memo Z. Conditions of Approval EXHIBIT Z Comprehensive Plan Amendment, Rezoning, Development Stage PUD and Preliminary Plat Deephaven Addition PID 155-500-142104 1. The City approves the flexibility incorporated into the plans cited in the staff comments for parking count, setback, shared access, multiple buildings on a single - parcel, unit size, and site landscaping, subject to the modifications required by Exhibit Z. 2. Shift the west building farther to the west and south to open up views into the site from the northwest corner. 3. The applicant continues to cooperate with the City's efforts to expand the site planning and common stormwater and open space improvements to the south, including dedications and final improvements, and construction access as necessary, among other requirements. 4. The applicant supplies the required traffic study and stormwater management plans and complies with the comments in response to the review of those documents. 5. The applicant revises the plan to show all pathways noted in the report, and constructs pathways for private use as a part of the PUD approval, and pathways for public use as a credit against the required park dedication. 6. The applicant enters into an agreement to manage shared access across the commercial lots to the west. 7. The applicant shifts the Edmonson Avenue access point to abut the property line, and agrees to accommodate shared access at the time of redevelopment of the adjoining parcel. 8. The applicant dedicates the right of way areas as recommended by the City Engineer and participates in the required improvements for that roadway to ensure its capacity for increased development, including pathway construction. 9. The City accepts the parking lot design and quantities as proposed, with the following exception: 1L Planning Commission Agenda — 11/04/2019 a. Redesign on the west building parking lot to accommodate a flow for exiting vehicles, including emergency service access and egress. An example of this design is illustrated in this report. 10. The applicant improves the private open spaces, and develops a phasing plan for private open space improvements, for consideration by the City and incorporation into the PUD development agreement. This shall include consideration of a playground facility on-site. 11. The applicant modifies the landscape plan to add shrub plant materials along the foundation areas of the building where the garage level is exposed. This modification may result in lower tree planting quantities, but shall not drop below minimum requirements. 12. The applicant provides landscape irrigation to all landscaped areas. 13. The landscaping plans are modified to add the required buffer plantings at the north and west perimeter of the site. 14. The landscaping plans are modified to add the required landscaped island delineator spaces in the parking lot areas. 15. The plan is revised to incorporate trash handling within the garage areas of the building. 16. Brick or cultured stone is added to the building facing consistent with the comments in this report, or to at least 20% of the building face. 17. The EFIS base material is enhanced to add architectural pilaster components to the corners of the building base to emphasize the corners and de-emphasize the flat -wall impression of the ground floor. 18. The applicant adds window openings to the ground floor wall. 19. Commercial lighting areas are designed to avoid any glare or lighting impacts on the residential property. 20. The applicant complies with the recommendations of the Parks Commission as approved by the City Council for park dedication. 21. Final signage plans are provided and subject to review prior to final PUD consideration. 22. The Plat is modified to include easement dimensions consistent with Subdivision Ordinance requirements. 17 Planning Commission Agenda — 11/04/2019 23. The preliminary plat is revised to reflect the outlot configuration described for the commercial area. 24. The Plat is modified to include an outlot for public space at Cedar and Chelsea of approximately 50 feet by 50 feet. The City will work with the applicant to create an appropriate plaza design and maintenance agreement that enhances access and development of the adjoining commercial land. 25. The applicant complies with the requirements of the City Engineer's report, including requirements for stormwater, right-of-way, and easements, dated October X, 2019. 26. Should compliance with final stormwater analysis require a substantive change to the lots or site plan layout for the PUD, the applicant will be required to submit an amended application to the City for review. 27. The applicant proceeds to Final PUD and Final Plat within the timelines addressed in the Zoning and Subdivision Ordinances, and prepares revised development stage PUD and Preliminary Plat documents consistent with the conditions approved by the City Council. 28. The applicant enters into a development and PUD agreement for the plat and PUD. 29. Comments and conditions of other staff and Planning Commission. W. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-029 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO COMPREHENSIVE LAND USE PLAN REGUIDING AN APPROXIMTELY 8 ACRE PARCEL FROM "PLACES TO SHOP" TO "PLACES TO LIVE" FOR DEEPHAVEN WHEREAS, the applicant seeks to develop a previously unplatted parcel to create a multifamily residential development and outlot(s) to be reserved for future commercial uses; and WHEREAS, the subject property is currently guided "Places to Shop" in the Monticello Comprehensive Plan; and WHEREAS, the proposed designation of "Places to Live" will facilitate an attractive and viable mixed use project, along with public amenities; and WHEREAS, the applicant has submitted requests to revise the land use designation for a portion of the property from commercial to residential, and zone the land consistent with the proposed plat; and WHEREAS, the applicant has submitted a request for PUD rezoning for the proposed residential portion of the property and incorporates a request for PUD Development Stage review and approval; and WHEREAS, subject to approvals for the land use and plat actions, the proposed Development Stage PUD is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed amendment is consistent with the requirements of the proposed zoning where the City considers conversion of commercial to residential land, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on November 4th, 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-029 1. The amendment provides an effective means of furthering the intent of the Comprehensive Plan for the site by providing for the development of multifamily and commercial uses in appropriate locations. 2. The proposed improvements on the site under the development plans are consistent with the needs of the land uses in this location. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. 4. The development plan proposed with the amendment is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. 5. The amendment provides an opportunity to support district -wide improvements and common stormwater ponding that will facilitate a variety of land uses and public spaces in the immediate area. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Comprehensive Plan Amendment for Deephaven, ADOPTED this 4th day of November, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION Sam Murdoff, Chair ATTEST: Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-030 RECOMMENDING APPROVAL OF AN AMENDMENT TO THE MONTICELLO ZONING ORDINANCE ESTABLISHING THE "DEEPHAVEN PUD DISTRICT", AND REZONING A PARCEL FROM B-4, REGIONAL BUSINESS TO DEEPHAVEN PUD DISTRICT WHEREAS, the applicant seeks to develop a previously unplatted parcel to create a multifamily residential development and outlot(s) to be reserved for future commercial uses; and WHEREAS, the applicant has submitted a request to revise the land use designation for a portion of the property from commercial to residential, and zone the land consistent with the proposed plat; and WHEREAS, the applicant has submitted a request for PUD rezoning for the proposed residential portion of the property and incorporates a request for PUD Development Stage review and approval; and WHEREAS, subject to approvals for the land use and plat actions, the proposed PUD zoning is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed amendment is consistent with the requirements of the PUD zoning regulations, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on November 4th 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The amendment provides an effective means of furthering the intent of the Comprehensive Plan for the site by providing for the development of multifamily and commercial uses in appropriate locations. 2. The proposed improvements on the site under the development plans are consistent with the needs of the land uses in this location. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-030 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. 4. The development plan proposed with the amendment is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. 5. The amendment provides an opportunity to support district -wide improvements and common stormwater ponding that will facilitate a variety of land uses and public spaces in the immediate area. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the PUD zoning ordinance and rezones the subject property to the Deephaven PUD District, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. The City approves the flexibility incorporated into the plans cited in the staff comments for parking count, setback, shared access, multiple buildings on a single - parcel, unit size, and site landscaping, subject to the modifications required by Exhibit Z. 2. Shift the west building farther to the west and south to open up views into the site from the northwest corner. 3. The applicant continues to cooperate with the City's efforts to expand the site planning and common stormwater and open space improvements to the south, including dedications and final improvements, and construction access as necessary, among other requirements. 4. The applicant supplies the required traffic study and stormwater management plans and complies with the comments in response to the review of those documents. 5. The applicant revises the plan to show all pathways noted in the report, and constructs pathways for private use as a part of the PUD approval, and pathways for public use as a credit against the required park dedication. 6. The applicant enters into an agreement to manage shared access across the commercial lots to the west. 7. The applicant shifts the Edmonson Avenue access point to abut the property line, and agrees to accommodate shared access at the time of redevelopment of the adjoining parcel. Oil CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-030 8. The applicant dedicates the right of way areas as recommended by the City Engineer and participates in the required improvements for that roadway to ensure its capacity for increased development, including pathway construction. 9. The City accepts the parking lot design and quantities as proposed, with the following exception: a. Redesign on the west building parking lot to accommodate a flow for exiting vehicles, including emergency service access and egress. An example of this design is illustrated in this report. 10. The applicant improves the private open spaces, and develops a phasing plan for private open space improvements, for consideration by the City and incorporation into the PUD development agreement. This shall include consideration of a playground facility on-site. 11. The applicant modifies the landscape plan to add shrub plant materials along the foundation areas of the building where the garage level is exposed. This modification may result in lower tree planting quantities, but shall not drop below minimum requirements. 12. The applicant provides landscape irrigation to all landscaped areas. 13. The landscaping plans are modified to add the required buffer plantings at the north and west perimeter of the site. 14. The landscaping plans are modified to add the required landscaped island delineator spaces in the parking lot areas. 15. The plan is revised to incorporate trash handling within the garage areas of the building. 16. Brick or cultured stone is added to the building facing consistent with the comments in this report, or to at least 20% of the building face. 17. The EFIS base material is enhanced to add architectural pilaster components to the corners of the building base to emphasize the corners and de-emphasize the flat -wall impression of the ground floor. 18. The applicant adds window openings to the ground floor wall. 19. Commercial lighting areas are designed to avoid any glare or lighting impacts on the residential property. 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-030 20. The applicant complies with the recommendations of the Parks Commission as approved by the City Council for park dedication. 21. Final signage plans are provided and subject to review prior to final PUD consideration. 22. The Plat is modified to include easement dimensions consistent with Subdivision Ordinance requirements. 23. The preliminary plat is revised to reflect the outlot configuration described for the commercial area. 24. The Plat is modified to include an outlot for public space at Cedar and Chelsea of approximately 50 feet by 50 feet. The City will work with the applicant to create an appropriate plaza design and maintenance agreement that enhances access and development of the adjoining commercial land. 25. The applicant complies with the requirements of the City Engineer's report, including requirements for stormwater, right-of-way, and easements, dated October X, 2019. 26. Should compliance with final stormwater analysis require a substantive change to the lots or site plan layout for the PUD, the applicant will be required to submit an amended application to the City for review. 27. The applicant proceeds to Final PUD and Final Plat within the timelines addressed in the Zoning and Subdivision Ordinances, and prepares revised development stage PUD and Preliminary Plat documents consistent with the conditions approved by the City Council. 28. The applicant enters into a development and PUD agreement for the plat and PUD. 29. Comments and conditions of other staff and Planning Commission. ADOPTED this 4t' day of November, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION UN Sam Murdoff, Chair L! CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-030 ATTEST: Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-031 RECOMMENDING APPROVAL OF A DEVELOPMENT STAGE PLANNED UNIT DEVELOPMENT (PUD) FOR DEEPHAVEN WHEREAS, the applicant seeks to subdivide and develop a previously unplatted parcel to create a multifamily residential development and outlot(s) to be reserved for future commercial uses; and WHEREAS, the applicant has submitted requests to revise the land use designation for a portion of the property from commercial to residential, and zone the land consistent with the proposed plat; and WHEREAS, the applicant has submitted a request for PUD rezoning for the proposed residential portion of the property and incorporates a request for PUD Development Stage review and approval; and WHEREAS, subject to approvals for the land use and plat actions, the proposed Development Stage PUD is consistent with the long-term use and development of the property for residential uses; and WHEREAS, the proposed Development Stage PUD is consistent with the requirements of the proposed zoning, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on November 4th 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The PUD provides an effective means of furthering the intent of the Comprehensive Plan for the site by provided for the development of multifamily and commercial uses in appropriate locations. 2. The proposed improvements on the site under the PUD are consistent with the needs of the development in this location. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-031 4. The PUD is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. 5. The PUD provides an opportunity to support district -wide improvements and common stormwater ponding that will facilitate a variety of land uses and public spaces in the immediate area. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Development Stage PUD for Deephaven, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. The City approves the flexibility incorporated into the plans cited in the staff comments for parking count, setback, shared access, multiple buildings on a single - parcel, unit size, and site landscaping, subject to the modifications required by Exhibit Z. 2. Shift the west building farther to the west and south to open up views into the site from the northwest corner. 3. The applicant continues to cooperate with the City's efforts to expand the site planning and common stormwater and open space improvements to the south, including dedications and final improvements, and construction access as necessary, among other requirements. 4. The applicant supplies the required traffic study and stormwater management plans and complies with the comments in response to the review of those documents. 5. The applicant revises the plan to show all pathways noted in the report, and constructs pathways for private use as a part of the PUD approval, and pathways for public use as a credit against the required park dedication. 6. The applicant enters into an agreement to manage shared access across the commercial lots to the west. 7. The applicant shifts the Edmonson Avenue access point to abut the property line, and agrees to accommodate shared access at the time of redevelopment of the adjoining parcel. 8. The applicant dedicates the right of way areas as recommended by the City Engineer and participates in the required improvements for that roadway to ensure its capacity for increased development, including pathway construction. Oil CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-031 9. The City accepts the parking lot design and quantities as proposed, with the following exception: a. Redesign on the west building parking lot to accommodate a flow for exiting vehicles, including emergency service access and egress. An example of this design is illustrated in this report. 10. The applicant improves the private open spaces, and develops a phasing plan for private open space improvements, for consideration by the City and incorporation into the PUD development agreement. This shall include consideration of a playground facility on-site. 11. The applicant modifies the landscape plan to add shrub plant materials along the foundation areas of the building where the garage level is exposed. This modification may result in lower tree planting quantities, but shall not drop below minimum requirements. 12. The applicant provides landscape irrigation to all landscaped areas. 13. The landscaping plans are modified to add the required buffer plantings at the north and west perimeter of the site. 14. The landscaping plans are modified to add the required landscaped island delineator spaces in the parking lot areas. 15. The plan is revised to incorporate trash handling within the garage areas of the building. 16. Brick or cultured stone is added to the building facing consistent with the comments in this report, or to at least 20% of the building face. 17. The EFIS base material is enhanced to add architectural pilaster components to the corners of the building base to emphasize the corners and de-emphasize the flat -wall impression of the ground floor. 18. The applicant adds window openings to the ground floor wall. 19. Commercial lighting areas are designed to avoid any glare or lighting impacts on the residential property. 20. The applicant complies with the recommendations of the Parks Commission as approved by the City Council for park dedication. 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-031 21. Final signage plans are provided and subject to review prior to final PUD consideration. 22. The Plat is modified to include easement dimensions consistent with Subdivision Ordinance requirements. 23. The preliminary plat is revised to reflect the outlot configuration described for the commercial area. 24. The Plat is modified to include an outlot for public space at Cedar and Chelsea of approximately 50 feet by 50 feet. The City will work with the applicant to create an appropriate plaza design and maintenance agreement that enhances access and development of the adjoining commercial land. 25. The applicant complies with the requirements of the City Engineer's report, including requirements for stormwater, right-of-way, and easements, dated October X, 2019. 26. Should compliance with final stormwater analysis require a substantive change to the lots or site plan layout for the PUD, the applicant will be required to submit an amended application to the City for review. 27. The applicant proceeds to Final PUD and Final Plat within the timelines addressed in the Zoning and Subdivision Ordinances, and prepares revised development stage PUD and Preliminary Plat documents consistent with the conditions approved by the City Council. 28. The applicant enters into a development and PUD agreement for the plat and PUD. 29. Comments and conditions of other staff and Planning Commission. ADOPTED this 4h day of November, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION RIN Sam Murdoff, Chair L! CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-031 ATTEST: Angela Schumann, Community Development Director CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-032 RECOMMENDING APPROVAL OF A PRELIMINARY PLAT FOR DEEPHAVEN WHEREAS, the applicant seeks to subdivide an unplatted parcel to create a multifamily residential parcel and outlot(s) to be reserved for future commercial uses; and WHEREAS, the applicant has submitted requests to revise the land use designation for the property, and zone the land consistent with the proposed plat; and WHEREAS, subject to approvals for the land use and zoning actions, the proposed Plat is consistent with the long-term use and development of the property for residential and commercial uses; and WHEREAS, the proposed Plat is consistent with the requirements of the proposed zoning districts, subject to conditions recommended by the Planning Commission and required by the City Council; and WHEREAS, the Planning Commission held a public hearing on November 4th 2019 on the application and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1. The Plat provides an effective means of furthering the intent of the Comprehensive Plan for the site by provided for the development of multifamily and commercial uses in appropriate locations. 2. The proposed improvements on the site under the Preliminary Plat are consistent with the needs of the development in this location as parcels in the area. 3. The improvements will facilitate the logical application of existing municipal public services, including sewer, water, stormwater treatment which have been planned to serve the property for the development as proposed. 4. The Plat is consistent with the intent of the City's economic development objectives, as well as with the intent of the City's zoning regulations. 5. The Plat provides an opportunity to support district -wide improvements and common stormwater ponding that will facilitate a variety of land uses and public spaces in the immediate area. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-032 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, Minnesota, that the Planning Commission hereby recommends that the Monticello City Council approves the Preliminary Plat for Deephaven, subject to the conditions listed in Exhibit Z of the staff report as follows: 1. The City approves the flexibility incorporated into the plans cited in the staff comments for parking count, setback, shared access, multiple buildings on a single - parcel, unit size, and site landscaping, subject to the modifications required by Exhibit Z. 2. Shift the west building farther to the west and south to open up views into the site from the northwest corner. 3. The applicant continues to cooperate with the City's efforts to expand the site planning and common stormwater and open space improvements to the south, including dedications and final improvements, and construction access as necessary, among other requirements. 4. The applicant supplies the required traffic study and stormwater management plans and complies with the comments in response to the review of those documents. 5. The applicant revises the plan to show all pathways noted in the report, and constructs pathways for private use as a part of the PUD approval, and pathways for public use as a credit against the required park dedication. 6. The applicant enters into an agreement to manage shared access across the commercial lots to the west. 7. The applicant shifts the Edmonson Avenue access point to abut the property line, and agrees to accommodate shared access at the time of redevelopment of the adjoining parcel. 8. The applicant dedicates the right of way areas as recommended by the City Engineer and participates in the required improvements for that roadway to ensure its capacity for increased development, including pathway construction. 9. The City accepts the parking lot design and quantities as proposed, with the following exception: a. Redesign on the west building parking lot to accommodate a flow for exiting vehicles, including emergency service access and egress. An example of this design is illustrated in this report. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-032 10. The applicant improves the private open spaces, and develops a phasing plan for private open space improvements, for consideration by the City and incorporation into the PUD development agreement. This shall include consideration of a playground facility on-site. 11. The applicant modifies the landscape plan to add shrub plant materials along the foundation areas of the building where the garage level is exposed. This modification may result in lower tree planting quantities, but shall not drop below minimum requirements. 12. The applicant provides landscape irrigation to all landscaped areas. 13. The landscaping plans are modified to add the required buffer plantings at the north and west perimeter of the site. 14. The landscaping plans are modified to add the required landscaped island delineator spaces in the parking lot areas. 15. The plan is revised to incorporate trash handling within the garage areas of the building. 16. Brick or cultured stone is added to the building facing consistent with the comments in this report, or to at least 20% of the building face. 17. The EFIS base material is enhanced to add architectural pilaster components to the corners of the building base to emphasize the corners and de-emphasize the flat -wall impression of the ground floor. 18. The applicant adds window openings to the ground floor wall. 19. Commercial lighting areas are designed to avoid any glare or lighting impacts on the residential property. 20. The applicant complies with the recommendations of the Parks Commission as approved by the City Council for park dedication. 21. Final signage plans are provided and subject to review prior to final PUD consideration. 22. The Plat is modified to include easement dimensions consistent with Subdivision Ordinance requirements. 3 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-032 23. The preliminary plat is revised to reflect the outlot configuration described for the commercial area. 24. The Plat is modified to include an outlot for public space at Cedar and Chelsea of approximately 50 feet by 50 feet. The City will work with the applicant to create an appropriate plaza design and maintenance agreement that enhances access and development of the adjoining commercial land. 25. The applicant complies with the requirements of the City Engineer's report, including requirements for stormwater, right-of-way, and easements, dated October X, 2019. 26. Should compliance with final stormwater analysis require a substantive change to the lots or site plan layout for the PUD, the applicant will be required to submit an amended application to the City for review. 27. The applicant proceeds to Final PUD and Final Plat within the timelines addressed in the Zoning and Subdivision Ordinances, and prepares revised development stage PUD and Preliminary Plat documents consistent with the conditions approved by the City Council. 28. The applicant enters into a development and PUD agreement for the plat and PUD. 29. Comments and conditions of other staff and Planning Commission. ADOPTED this 4t' day of November, 2019, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION U51a ATTEST: Sam Murdoff, Chair Angela Schumann, Community Development Director L! ORDINANCE NO. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA AN ORDINANCE AMENDING TITLE 10 OF THE MONTICELLO CITY CODE, KNOWN AS THE ZONING ORDINANCE, BY ESTABLISHING THE RIVERTOWN SUITES PUD AS A ZONING DISTRICT IN THE CITY OF MONTICELLO, AND REZONING THE FOLLOWING PROPERTY FROM B-4, REGIONAL BUSINESS DISTRICT TO DEEPHAVEN PUD, PLANNED UNIT DEVELOPMENT: LOT 7 BLOCK 1; DEEPHAVEN THE CITY COUNCIL OF THE CITY OF MONTICELLO HEREBY ORDAINS: Section 1. Section 2.4(P) — Planned Unit Developments, Title 10 — Zoning Ordinance is hereby amended by adding the following: (22) Deephaven PUD District (a) Purpose. The purpose of the Deephaven PUD District is to provide for the development of certain real estate subject to the District for multiple family residential land uses. (b) Permitted Uses. Permitted principal uses in the Deephaven PUD District shall be multiple family residential uses as found in the R-4, Medium -High Density Residential District of the Monticello Zoning Ordinance, subject to the approved Final Stage Development Plans dated , and development agreement dated , 2019, as may be amended. The introduction of any other use from any district shall be reviewed under the requirements of the Monticello Zoning Ordinance, Chapter 2, Section (0) — Planned Unit Developments for Development Stage PUD and Final Stage PUD. (c) Accessory Uses. Accessory uses shall be those commonly accessory and incidental to residential uses, and as specifically identified by the approved final stage PUD plans. (d) District Performance Standards. Performance standards for the development of any lot in the Deephaven PUD District shall adhere to the approved final stage PUD plans and development agreement. In such case where any proposed improvement is not addressed by the final stage PUD, then the regulations of the R-4, Medium -High Density Residential District shall apply. (e) Amendments. Where changes to the PUD are proposed in the manner ORDINANCE NO. of use, density, site plan, development layout, building size, mass, or coverage, or any other change, the proposer shall apply for an amendment to the PUD under the terms of the Monticello Zoning Ordinance, Section 2.4 (P)(10). The City may require that substantial changes in overall use of the PUD property be processed as a new project, including a zoning district amendment. Section 2. The zoning map of the City of Monticello is hereby amended to rezone the following described parcels from B-4, Regional Business District to Deephaven PUD, Planned Unit Development District: Lot 7, Block 1, Deephaven Section 3. The City Clerk is hereby directed to mark the official zoning map to reflect this ordinance. The map shall not be republished at this time. Section 4. The City Clerk is hereby directed to make the changes required by this Ordinance as part of the Official Monticello City Code, Title 10, Zoning Ordinance, and to renumber the tables and chapters accordingly as necessary to provide the intended effect of this Ordinance. The City Clerk is further directed to make necessary corrections to any internal citations that result from said renumbering process, provided that such changes retain the purpose and intent of the Zoning Ordinance as has been adopted. Section 5. This Ordinance shall take effect and be in full force from and after its passage and publication. The ordinance in its entirety and map shall be posted on the City website after publication. Copies of the complete Ordinance and map are available online and at Monticello City Hall for examination upon request. ADOPTED BY the Monticello City Council this day of , 20 ATTEST: Jeff O'Neill, Administrator AYES: NAYS: Brian Stumpf, Mayor 2 Dale Buchholz Construction I Request for Comp Plan Amdt, Rezone, Dvlpmt Stage PUD, Preliminary Plat Lengthy Legal - See City Hall I PID: 155-500-142104 Created by: City of Monticello DALE BUCHHOLZ CONSTRUCTION October 7, 2019 City of Monticello Community Development Attn: Angela Schumann 505 Walnut Street, Suite 1 Monticello, MN 55362 Dear Angela, For your review are Dave Buchholz Construction's application items for the PUD Concept Proposal of the property described in the attached Land Use Application form. The checklist item description is copied in bold with our response written below. • A listing of contact information including name(s), address(es) and phone number(s) of. the owner of record, authorized agents or representatives, engineer, surveyor, and any other relevant associates. Owner of Record: Premier Bank (Tom Kern) 301 Central Avenue, Osseo MN 55369 (612) 741-1862 tkemgpremierbanks. com Prospective Buyer/ Developer: Dale Buchholz Construction (Mark Buchholz) 4379 33rd Avenue South, Suite 121, Fargo, ND 58104 (701) 371-1646 mdbuchholzg gmail. com Rhet Architecture (Rhet Fiskness) 27 111 Street North, Fargo, ND 58102 (701) 388-2867 rhetgrhet-arch.com Surveyor: Samuel J. DeLeo, PLS Kramer Leas Deleo, P.C. 13 North 11th Avenue. St Cloud, MN 56303 (320) 259-1266 deleo(cr�,kldland. com L10DALE BUCHHOLZ .4 CONSTRUCTION Engineer: Josh Mehlke MBN Engineering 503 7" Street N, Ste 200 Fargo, North Dakota 58102 (701) 371-4874 Josh.Ma eg_lkygmbnen rg com Property Resources Group (Brendan Muldoon, Realtor representing Prospective Buyer) 4265 45" Street South, Suite 200, Fargo, ND 58104 (701) 318-2699 brendangprgcommercial.com Commercial Realty Solutions (Wayne Elam, Realtor representing Owner of Record) 3 Highway 55 West, Buffalo, MN 55313-4320 (763)682-2400 infokcommercialrealtysolutions. com • A listing of the following site data: Address, current zoning, parcel size in acres and square feet, and current legal description(s). a. Property does not currently have a physical address. The parcel identification number as follows. i. 155500142104 ii. The property is bound by Chelsea Road to the North, Edmonson Road to the East, Cedar Street to the West, and parcels to the South (155500142300, 155230000010,and 155500142401) Zoning: B-4 Regional Business District Parcel Size: 18.6106 acres (810,678 SF) • A narrative explaining the applicant's proposed objectives for the PUD, and public values that the applicant believes may be achieved by the project. Through the collaborative efforts of the developer, the City of Monticello Staff, and the input from individual elected officials, we are pleased to present a Planned Unit Development (PUD) aligning with the City of Monticello's goal of "creating great places to live, shop, work, and play." The development is comprised of a combination of roughly half commercial lots and half multifamily residence (please see preliminary plat for precise numbers). The request for the PUD includes modifying the land use category for the south half of the development from L10DALE BUCHHOLZ .4 CONSTRUCTION "places to shop" to places to live (please see attached map for the precise location). In designing the development, particular attention has been given to the anticipated growth, and development of the land adjacent to the south. In doing so, the water feature, trail systems, configuration of buildings, and recreational areas have been positioned in a way that will create connectivity and a masterplan-like feel to the greater area. The "wet" pond will serve a dual purpose of providing water retention for the PUD and also as an architectural amenity. The pond will be located and designed in a manner that it can be expanded as development takes place to the south. When the area beyond the subject PUD is completed, the land to the south together with the subject PUD will provide a parkway -like feel. The PUD concept falls in line with Monticello's rich history and the value they place in their park system. Following our pre - design meeting we determined that the PLAN D concept created by Steve Grittman (see attached exhibit) where the buildings are positioned in an open formation to the south around the pond was the best possible fit for the site despite reducing the number of units by 19%. The plan has been adjusted from a concept drawing to align with the requirements set forth in the R4 zoning. The commercial land portion of the PUD has been reserved for the "prime area" of the development, which is the land bound and adjacent to Chelsea to the north and Cedar to the west. The existing zoning is 134 -Regional Business District. The development will continue to cater to users within the existing zoning classification. The limited traffic counts on Chelsea (5,900), Cedar (3,450), and Edmonson (1,900) as opposed to Highway 25 (30,000) presents challenges even with regard to developing the "prime" areas of the site. The Monticello staff noted in the June 19th Concept PUD Review that in the last several years commercial development occurred "almost exclusively in more highly exposed areas". The vision for overcoming this challenge is to market more destination -based retail, professional office, and medical related businesses that do not need the level of exposure as some commercial users, but continue to desire good access to highways and interstates for the convenience of their clientele. The PUD will also provide a perceived need within the Monticello market by providing options for smaller "shovel ready" lot options. The buildings will be marketed either for sale or on a build -to -suit basis. The redesigned multifamily portion of the PUD was reduced from four buildings consisting of 204 apartment units to three buildings consisting of 165 apartment units. More precisely, the 3 buildings will consist of (2) 51 -unit buildings and (1) 63 -unit building. The units will consist of a mix of 1 bedroom, 2 bedroom, and 3 bedroom units, with the majority being 1 and 2 bedroom units. The spacious open floor plans of the units will provide designer -driven finishes as well as other notable upgrades such as 9 foot ceilings, elevator, quartz counter tops, stainless steel appliances, central air, LVT wood plank flooring, tile back splashes, complimentary in -unit washer & dryer, private balconies, as well as on-site property management. The contemporary and urban looking exteriors are aesthetically enhanced through varying parapet heights and wall depths, as well as the use of timeless materials and colors. Furthermore, the urban look of the buildings will serve as a seamless transition between the Highway 25 Commercial corridor and the industrial corridor to the east. The end result is as Wayne Elam notes, "the higher end apartment project will help attract higher end finishes on the commercial uses" thus improving the overall appeal and long-term stability to the entire PUD development. L10DALE BUCHHOLZ .4 CONSTRUCTION The buildings offer a number of interior common area and exterior amenities that will enhance the residents' overall living experience. As for common area amenities, each building will offer a Wi-Fi lounge and coffee bar that will promote positive interaction amongst the residents. The secured entrances and video monitored entry points will provide reassurance of a secure living environment to the residents. Each building will offer heated on -grade parking within the buildings. The exterior amenities will include multiple outdoor picnic areas featuring stamped concrete and commercial grade BBQ grills, all of which will be strategically placed around the pond feature and trail system. The site plan notates the location of both the signage as well as the large trash handling and recycling collection areas. Samples of both the signage and construction materials for the trash collectors have been provided and will be in compliance with the City of Monticello zoning ordinance. The combination of the quality of the building, generous amenities, and the walkability to commercial amenities will undoubtedly contribute to a superior living experience for residents, as well as provide a captive audience to existing and future commercial/retail businesses. It is also worthwhile to note that the Buchholz group has a long history of site selecting, constructing, and most importantly, managing with a long- term perspective in mind. As has been their case, their intentions are to develop and hold the property for the long term; and given the financial investment, they have a vested interest in seeing the project through. In summary, through the work of many, the proposed plan has evolved into what could truly be a marquee, mixed-use development for commerce to take place, and for young professionals and families to make their home. We thank you again for the opportunity to be a part in the growth of Monticello. • A listing of general information including the number of proposed residential units, commercial and industrial land uses by category of use, public use areas including a description of proposed use, and any other land use proposed as part of the PUD a. Proposed Number of Residential Units: 156 units- 369,998 SF (9.11 acres) b. 440,653 SF (10.11 acres) of commercial use to remain consistent with the exist- ing zoning of B-4 Regional Business District c. Legal Description: Sect -14 Twp -121 Range -025 UNPLATTED LAND MONTICELLO N 1/2 OF NW 1/4 LY S OF N586.37 FT OF SD N1/2 OF NW 1/4 MY ELY OF ELY LN OF OLD ST HWY 25 NKA CEDAR ST & LY WLY & SLY OF CTY RD 117 THAT WAS PRE - TAKEN FOR R/W BY STATE Calculation of the proposed density of the project and the potential density under standard zoning regulations, including both gross density and net density, accounting for developable and undevelopable land. Undevelopable land shall include all wetlands, floodplains, sensitive ecological areas identified in the Natural Resource Inventory, slopes greater than 18%, poor soils and areas of concentrated woodlands DALE BUCHHOLZ CONSTRUCTION a. Please see attached Development Plan for the Calculation of the Proposed Den- sity of the Project. b. The subject property does not include wetlands, floodplains, or sensitive ecologi- cal areas identified in the Natural Resource Inventory, slopes greater than 18%, poor soils or areas of concentrated woodlands. • Outline a conceptual development schedule indicating the approximate date when the construction of the project, or stages of the same, can be expected to begin and be completed (including the proposed phasing of construction of public improvements and recreational and common space areas) a. The multi -family portion of the project shall be built out in 3 phases. The first of which shall commence in May 2020 and shall be completed in February 2021. Phase 2 shall commence May of 2021 and shall be completed in March of 2022. The third phase shall commence May of 2022 and shall be completed in February of 2023. b. The commercial portion of the project shall be completed based on market de- mand. The initial projections are that the commercial land will be absorbed at 3 acres per year or over a 3 -year period. The commercial land will be professionally marketed to third party buyers as well as on a build -to -suit basis. • A Concept PUD Proposal illustrating the nature and type of proposed development. At a minimum, the plan should show: a. Area calculations for gross land area- 18.6106 acres b. Existing zoning district(s)- B-4 Regional Business District c. Layout of proposed lots and proposed uses. Denote outlots planned for public dedication and/or open space (schools, parks, etc.) - See attached Development Plan. d. Area calculations for each parcel - See attached Development Plan. e. General location of wetlands and/or watercourses over the property and within 200 feet of the perimeter of the subdivision parcel - Non Applicable f. Location of existing and proposed streets within and immediately adjacent to the subdivision parcel - See attached Development Plan. g. Proposed sidewalks and trails - See attached Development Plan. h. Proposed parking areas - See attached Development Plan. i. Proposed parks, common areas, and preservation easements (indicate public vs. private if applicable) — Non Applicable. j. General location of wooded areas or significant features (environmental, histori- cal, cultural) of the parcel - Non Applicable. DALE BUCHHOLZ ,I CONSTRUCTION k. Location of utility systems that will serve the property — To be determined. 1. Other: An applicant may submit any additional information that may explain the proposed PUD. • A listing of the areas of flexibility from the standard zoning sought through the use of a PUD design. The PUD is based on the City of Monticello 134 -Business zoning and R4 -Medium High Density Residential District as a basis for design. Modifications to the R4 district in- cludes a 60' front yard setback and less density. R4 -Medium High Density Residential district provides for up to 25 units per acre while the proposed development plan provides for 18.4 units per acre. It is worthwhile to note that the PUD is slightly over 2 times the required 500 square feet of greenspace per unit required by the R-4 zoning code. For phasing purposes, we are requesting 3 buildings as opposed to one building per parcel., We are also requesting that the buildings be constructed with flat roofs utilizing parapets to add variations in depths and heights for aesthetic appeal as opposed to the R-4 required 5:12 pitch. This will allow us to achieve the urban look that we are seeking. With regard to the commercial based land, the proposed PUD does not seek to deviate from the guide- lines set forth in the 134 -Regional District Zoning. k1k% DALE BUCHHOLZ CONSTRUCTION October 7, 2019 City of Monticello Community Development Attn: Angela Schumann 505 Walnut Street, Suite 1 Monticello, MN 55362 Dear Angela, Dale Buchholz Construction 4379 3316 Ave S, Suite 121 Fargo, ND 58104 RE: Approximately 16.36 acres of vacant land on Chelsea Road, Monticello, MN Tax Parcel: R155-500-142104 Dale Buchholz Construction is aware of the applicant's understanding of the financial requirements for the development of the PUD for the above referenced property in accordance with the City's specifications for streets, utilities, and installation of such improvements, and the financial guarantees for the completion of such improvements. 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Or h 'rI1 Ja -RL A IML , ' i + JAS r 4 f + ; F 4y. * 3 'L r # F �' 4 J I w t f ■ i ]* y IL- / 4+ �' � iii '{ � ■ � } � LL � r �+ { � h �' � � � � 4 � ' y� ■ Exhibits _ , .........,�.. . i 4N I 1� ZU "" i A 1.1 Ef 1 2 3 4 5 RHET ARCHITECTURE RHET ARCHITECTURE, LLC ATTN: RHET FISKNESS, AIA MAIL: 901 5th AVE. S. FARGO, ND 58103 A OFFICE: 27 11th ST. S. FARGO, ND 58102 311'-6" PHONE: 701.388.2867 3'-0" 45'-0" 45'-4" 17'-4" 82'-8" 17'-4" 45'-4" 52'-6" 3'-0" EMAIL: RHET@RHET-ARCH.COM WEB: WWW.RHET-ARCH.COM I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered co F - OL iD Architect under the laws of the State of Minnesota. ° J-. 215 213 211 209 207 205 203 0 ® BEDROOM BEDROOMBEDROOMBEDROOMBEDR00 BEDROOMBEDR00 0® Signature: 217 UNIT 1A UNIT 2B UNIT 2B UNIT 1C UNIT 2B UNIT 2B UNIT 1A 201 2 BEDROOM - � 3 BEDROOM Date: -�-��9 REG. NO.: 50755 UNIT 2D o-�-� x o o ` o Ji-� o UNIT 3D 11 J_J L_J �� J_J J_J J '19 c -��LLJ 0 O -- 0 0 0 J } IF') L L L- J L_ J JIL ao L_ J LF -1 °L J O� o 0� O O � O O O� iii%3c; r- -� L o 0 0 �� L J DF �o 0-- J L_-1 x O O L_J a� >1L L J 216r 17202 2 BEDROOM E] BEDROOM UNIT 2D ® 214 212 210 208 206 204 NIT 3� ® PROJECT: ° BEDROOM BEDROOM BEDR00 BEDROOM BEDROOM BEDR00 C° M 0 N T I C E L LO B L J UNIT 1 B UNIT 2B UNIT 2B UNIT 1 A UNIT 2B UNIT 1 A ® ® ® ® ® ® APARTMENTS MONTICELLO, MN ' 0" 36'-0" 11'-0" 17'-0" 17'-8" 56'-8" 8'-8" 15'-0" 9'-0" 45'-4" 17'-8" 17'-0" 11'-0" 43'-6" 3'--0) 311'-6" N GENERAL CONTRACTOR: 2 SECOND FLOOR PLAN BUCHHOLZ A101 SCALE: 1/16"=1'-0" 21,342 S.F. CONSTRUCTION ATTN: MARK BUCHHOLZ PHONE: 701.371.1646 EMAIL: mdbuchholz@gmail.com 311'— 6" 3'-0" 45'-0" 45'-4" 17'-4" 82'-8" 17'-4" 45'-4" 52'-6" 3'-0" 0 0 I I LO a 0 0 Lu Ll ' 0" 36'-0" 11'-0" 17'-0" 17'-8" 56'-8" 8'-8" 15'-0" 9'-0" 45'-4" 17'-8" 17'-0" 11'-0" 43'-6" 3' 0' 311'— 6" N 1 FIRST FLOOR PLAN A101 SCALE: 1/16"=1'-0" 21,618 S.F. 1 2 3 4 1 5 a CD O I O I MARK DESCRIPTION DATE LO cfl — — o 0 Lu Ll ' 0" 36'-0" 11'-0" 17'-0" 17'-8" 56'-8" 8'-8" 15'-0" 9'-0" 45'-4" 17'-8" 17'-0" 11'-0" 43'-6" 3' 0' 311'— 6" N 1 FIRST FLOOR PLAN A101 SCALE: 1/16"=1'-0" 21,618 S.F. 1 2 3 4 1 5 a CD CONSTRUCTION DOCUMENTS 10/7/2019 MARK DESCRIPTION DATE All plans, specifications, computer files, field data, notes and other documents and instruments prepared by RHET ARCHITECTURE, as instruments of service shall remain the property of RHET ARCHITECTURE. RHET ARCHITECTURE shall retain all common law, statutory and other reserved rights, including the copyright thereto. PROJECT NO: 19-100603 DRAWN BY: MA CHECKED BY: RF DRAWING TITLE: OVERALL FIRST AND SECOND FLOOR PLANS A101 1 I A 1.1 1 1 2 1 3 4 1 5 3'-0" 45'-0" 45'-4" 17'-4" I L_J (fl � 417 2 BEDROOM= UNIT 2D I I F- 0 O (0LO I � 416 2 BEDROOM E] ® UNIT 2D 0 -it i r - =�, 311'-6" 82'-8" 17'-4" 45'-4" ' 0" 36'-0" 11'-0" 17'-0" 17'-8" 56'-8" 32'-8" 311'-6" 45'-4" 17'-8" 1 17'-0" [ 11'-0" 52'-6" L 3'-0" --rl 401 0 3 BEDROOM UNIT 3D 402 BEDROOM NIT 3D 43'-6" 3'- 0'1 a N 2 FOURTH FLOOR PLAN A102 SCALE: 1/16"=l' -O" 21,117 S. F. 311'- 6" 3'-0" 45'-0" 45'-4" 17'-4" 82'-8" 17'-4" 45'-4" 52'-6" 3'-0" a RHET ARCHITECTURE RHET ARCHITECTURE, LLC ATTN: RHET FISKNESS, AIA MAIL: 901 5th AVE. S. FARGO, ND 58103 A OFFICE: 27 11th ST. S. FARGO, ND 58102 PHONE: 701.388.2867 EMAIL: RHET@RHET-ARCH.COM WEB: WWW.RHET-ARCH.COM I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the State of Minnesota. Signature: Date: -/-/2019 REG. NO.: 50755 '0� I � PROJECT: B MONTICELLO I APARTMENTS MONTICELLO, MN ,. F -1 C oo ° 315 313 311 309 307 305 303 ® o BEDROOM BEDROOM[ BIEDROON BEDROOM BEDROOM BEDROON 1 BEDROOM 317 UNIT 1A UNIT 2B I UNIT 2B UNIT 1C UNIT 2B UNIT 2B UNIT 1A 301 2 BEDROOM - :1 - 3 BEDROOM UNIT 2D o o, o o UNIT 3D -� -� -�-� 0 J�-1 0 U 0 J ��0 HL O 0 J L 0 }� 0o r� oo r I 11=421 F —1 ILOI o� L� L ° L- J ° L —1 o o � o LJ LJ —1 L 0 O O O O I I I I L I— 7F 0 1— 1— o > Oj �I ]011 n J o L J i IT I1.1 L_J L—J � �— E —O 7 j L � 1 J R 0 k IJ L—J L—J ' 316 L_J / \ / \ _ ° —� 302 2 BEDROOM = BEDROOM ® _UNIT 2D ° 314 312 310 308 306 304 NIT 3D 0 1 BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM 7-7 UNIT 1B UNIT 2B UNIT 2B UNIT 1A UNIT 2B UNIT 1A 'Yioll 36'-0" 11'-0" 17'-0" 17'-8" 56'-8" 32'-8" 45'-4" 17'-8" 17'-0" 11'-0" 43'-6" 3' 0' 'D 311'- 6" J N 1 THIRD FLOOR PLAN A102 SCALE: 1/16"=l' -O" 21,117 S. F. CONSTRUCTION DOCUMENTS 10/7/2019 MARK U DATE O Ms..-••-••-•• 3 O -••-••-•• J Q P1 ) O _ d 1 2 3 4 5 J omi. ri 61 -ze' '� JII IIIL f i i ir WEEM Will IL. �r .SIIIL I Ll ►, am I I I rim n. @�I ��I -- ' 0" 36'-0" 11'-0" 17'-0" 17'-8" 56'-8" 32'-8" 311'-6" 45'-4" 17'-8" 1 17'-0" [ 11'-0" 52'-6" L 3'-0" --rl 401 0 3 BEDROOM UNIT 3D 402 BEDROOM NIT 3D 43'-6" 3'- 0'1 a N 2 FOURTH FLOOR PLAN A102 SCALE: 1/16"=l' -O" 21,117 S. F. 311'- 6" 3'-0" 45'-0" 45'-4" 17'-4" 82'-8" 17'-4" 45'-4" 52'-6" 3'-0" a RHET ARCHITECTURE RHET ARCHITECTURE, LLC ATTN: RHET FISKNESS, AIA MAIL: 901 5th AVE. S. FARGO, ND 58103 A OFFICE: 27 11th ST. S. FARGO, ND 58102 PHONE: 701.388.2867 EMAIL: RHET@RHET-ARCH.COM WEB: WWW.RHET-ARCH.COM I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the State of Minnesota. Signature: Date: -/-/2019 REG. NO.: 50755 '0� I � PROJECT: B MONTICELLO I APARTMENTS MONTICELLO, MN ,. F -1 C oo ° 315 313 311 309 307 305 303 ® o BEDROOM BEDROOM[ BIEDROON BEDROOM BEDROOM BEDROON 1 BEDROOM 317 UNIT 1A UNIT 2B I UNIT 2B UNIT 1C UNIT 2B UNIT 2B UNIT 1A 301 2 BEDROOM - :1 - 3 BEDROOM UNIT 2D o o, o o UNIT 3D -� -� -�-� 0 J�-1 0 U 0 J ��0 HL O 0 J L 0 }� 0o r� oo r I 11=421 F —1 ILOI o� L� L ° L- J ° L —1 o o � o LJ LJ —1 L 0 O O O O I I I I L I— 7F 0 1— 1— o > Oj �I ]011 n J o L J i IT I1.1 L_J L—J � �— E —O 7 j L � 1 J R 0 k IJ L—J L—J ' 316 L_J / \ / \ _ ° —� 302 2 BEDROOM = BEDROOM ® _UNIT 2D ° 314 312 310 308 306 304 NIT 3D 0 1 BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM 7-7 UNIT 1B UNIT 2B UNIT 2B UNIT 1A UNIT 2B UNIT 1A 'Yioll 36'-0" 11'-0" 17'-0" 17'-8" 56'-8" 32'-8" 45'-4" 17'-8" 17'-0" 11'-0" 43'-6" 3' 0' 'D 311'- 6" J N 1 THIRD FLOOR PLAN A102 SCALE: 1/16"=l' -O" 21,117 S. F. GENERAL CONTRACTOR: BUCHHOLZ CONSTRUCTION ATTN: MARK BUCHHOLZ PHONE: 701.371.1646 EMAIL: mdbuchholz@gmail.com CD CONSTRUCTION DOCUMENTS 10/7/2019 MARK U DATE O 3 O J Q ) O _ d 1 2 3 4 5 GENERAL CONTRACTOR: BUCHHOLZ CONSTRUCTION ATTN: MARK BUCHHOLZ PHONE: 701.371.1646 EMAIL: mdbuchholz@gmail.com CD CONSTRUCTION DOCUMENTS 10/7/2019 MARK DESCRIPTION DATE All plans, specifications, computer files, field data, notes and other documents and instruments prepared by RHET ARCHITECTURE, as instruments of service shall remain the property of RHET ARCHITECTURE. RHET ARCHITECTURE shall retain all common law, statutory and other reserved rights, including the copyright thereto. PROJECT N0: 19-100603 DRAWN BY: MA CHECKED BY: RF DRAWING TITLE: OVERALL THIRD AND FOURTH FLOOR PLANS A102 C W A L C M 3 1 4 —=:I—D------------------------r—L :1L---�J=--------------------------------------------------------�1—---1C--------------J=----------------------------1C-------------------- — --- —----------------------------�—� I I I I I I I I L 3 SIDE ELEVATION A401 SCALE: 1/1 6"=l'—O" 1 FRONT ELEVATION A401 SCALE: 1/1 6"=l'—O" z SIDE ELEVATION A401 SCALE: 1/1 6"=l'—O" I I I I I I I I 1I I I _1C---------------------------------------____________________-1=�__� 3 M 4 REAR ELEVATION A401 SCALE: 1/1 6"=l'—O" 5 RHET ARCHITECTURE RHET ARCHITECTURE, LLC ATTN: RHET FISKNESS, AIA MAIL: 901 5th AVE. S. FARGO, ND 58103 OFFICE: 27 11th ST. S. FARGO, ND 58102 PHONE: 701.388.2867 EMAIL: RHET@RHET-ARCH.COM WEB: WWW.RHET-ARCH.COM I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the State of Minnesota. Signature: Date: -/-/2019 REG. NO.: 50755 III fft� oA NS 4�C�i C PROJECT: MONTICELLO APARTMENTS MONTICELLO, MN GENERAL CONTRACTOR: BUCHHOLZ CONSTRUCTION ATTN: MARK BUCHHOLZ PHONE: 701.371.1646 EMAIL: mdbuchholz@gmail.com CD CONSTRUCTION DOCUMENTS 10/7/2019 MARK DESCRIPTION DATE All plans, specifications, computer files, field data, notes and other documents and instruments prepared by RHET ARCHITECTURE, as instruments of service shall remain the property of RHET ARCHITECTURE. RHET ARCHITECTURE shall retain all common law, statutory and other reserved rights, including the copyright thereto. 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II II 1111 Iii I it Iii illi lu Ilii Iii illi lu u U 1 � 9:�`� ��I/i � 11 11 11 111 11 11 y r I ��' Y A,'i'. �f� ® ��]] 1111 i�1111111 IW II 1111111 IW U 111111111111 .� � � 1•� u u u �-1 �I -�.�. � � y".A�bdl ° D ' E D D �.�� ♦� uWWu }WW W 1 u u u u 111 ulil Ili i �ei.,� � 1111111111 111111 1111 li Ilii I 1 II •I� ''� � �'le✓�.a�.� � 1IW�11111u IW �tV� ®��- .91� 1 111 illi illi W W V J u �1♦� - .V:� 1 ��1 Bili illi 1�� lull illi a 111 111 111 a 111 W � u '•�a� �r qW,M l u 1 1 I u Iii ii1 ii1 Iii I I 1 III II 11111 I III I I 00111 III � - � II IIII I Illii Ili 111 111111 . - IIIIIIII rY 0 30' SIDE YARD SETBACK PROPERTY INFORMATION MONTICELLOW APARTMENTS - MONTICELLO, MN OWNER - BUCHHOLZ CONSTRUCTION ZONING = R-4 TOTAL MULTI -FAMILY LOT AREA = 8.49 ACRES REQUIRED SITE LANDSCAPE PLANTINGS CHAPTER 4, SECTION 4.1 LANDSCAPING AND SCREENING; TABLE 4-4; MULTI -FAMILY WITH (5) OR MORE UNITS; 16.0 ACI (AGGREGATE CALIPER INCHES) OF CANOPY TREES (INCLUDING AT LEAST 3 EVERGREEN TREES) PER ACRE + AT LEAST 2 SHRUBS PER EACH 10 FEET OF BUILDING PERIMETER, OR AS OTHERWISE SPECIFIED TREES 8.49 ACRES X 16 ACI = 135.8 ACI PROVIDED PER THIS PLAN SYM TREE DECIDUOUS SHADE TREES, 2 ACI EACH = 40 TREES X 2 ACI = 80 ACI EVERGREEN TREES, 2 ACI EACH = 26 TREES X 2 ACI = 52 ACI (8.49 X 3 = 26 EVERGREEN TREES MININIMUM) 70'x 40-50' 5 ORNAMENTAL TREES, 1.5 ACI EACH = 23 TREES X 1.5 ACI = 34.5 ACI REQUIRED ACI (8.49 AC) 60 x 40' = 135 ACI TOTAL TREE ACI TNL = 166.5 ACI SHRUBS 40-50'x 20' 7 BUILDING #1 PERIMETER LENGTH (841 LF) = 84.1 X 2 = 168 SHRUBS PROVIDED PER PLAN 55'x 60' = 80 SHRUBS BUILDING #2 PERIMETER LENGTH (946 LF) = 94.6 X 2 = 189 SHRUBS PROVIDED PER PLAN 35-45'x 30-35' = 93 SHRUBS BUILDING #3 PERIMETER LENGTH (841 LF) = 84.1 X 2 = 168 SHRUBS PROVIDED PER PLAN 50-75'x 50' = 81 SHRUBS PARKING AREAS = 68 SHRUBS REQUIRED SHRUBS (2,628 LF) = 526 SHRUBS TOTAL SHRUBS PER PLAN = 322 SHRUBS s� PLANTING NOTES 1. THESE NOTES ARE FOR GENERAL REFERENCE IN CONJUNCTION WITH, AND AS A SUPPLEMENT TO THE WRITTEN SPECIFICATIONS, DETAILS, ADDENDA AND CHANGE ORDERS ASSOCIATED WITH THE CONTRACT DOCUMENTS. 2. CONTRACTOR SHALL COORDINATE ALL WORK WITH OTHER TRADES PRIOR TO INSTALLATION. 3. CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF ALL EXISTING AND FUTURE UNDERGROUND SERVICES AND IMPROVEMENTS WHICH MAY CONFLICT WITH WORK TO BE DONE. 4. CONTRACTOR SHALL LAY OUT PLANT MATERIAL PER PLAN AND FACE TO GIVE BEST APPEARANCE OR RELATION TO ADJACENT PLANTS, STRUCTURES OR VIEWS. 5. ALL NEWLY PLANTED MATERIAL SHALL BE THOROUGHLY SOAKED WITH WATER WITHIN 3 HOURS OF PLANTING. 6. THIRTY DAYS AFTER PLANTING, CONTRACTOR SHALL RE -STAKE AND STRAIGHTEN TREES AS NECESSARY. 7. CONTRACTOR SHALL THOROUGHLY LOOSEN ANY COMPACTED SUBGRADES PRIOR TO PLACING TOPSOIL, TO A MINIMUM DEPTH OF 6". 8. ALL PLANTING BEDS, ARE TO RECEIVE 3" DEPTH, CLEAN, WASHED, 1 !'DRESSER TRAP ROCK MULCH OVER A 5 OZ. WOVEN LANDSCAPE WEED -BARRIER FABRIC. SUBMIT SAMPLE OF MULCH AND LANDSCAPE FABRIC FOR APPROVAL. 9. ALL PLANTS TO RECEIVE 3" DEPTH HARDWOOD WOOD MULCH IN LAWN AND ROCK MULCH PLANTING BEDS AS INDICATED BELOW; A. TREES- 5' DIAMETER B. SHRUBS - 2' DIAMETER C. PERENNIALS - 18" DIAMETER 12. CONTRACTOR SHALL MAINTAIN PLANTING BEDS AND LAWN AREAS FOR A PERIOD OF 1 -YEAR) UPON COMPLETION OF PLANTING OPERATIONS. MAINTENANCE TO INCLUDE WEEDING, HAND WATERING, MOWING, MULCH REPLACEMENT, EROSION REPAIR, PLANT REPLACEMENT, FERTILIZING AND AS ADDITIONALLY REQUIRED OR NECESSARY. 13. CONTRACTOR SHALL IMPORT ADDITIONAL CLEAN, NATIVE, SHREDDED TOPSOIL, AS REQUIRED TO FINE GRADE SMOOTH AND EVEN GRADING PRIOR TO SEEDING AND SHRUB BED PREPARATION. TOPSOIL TO, FREE OF WEEDS, RHIZONES, ROCKS, STICKS, CONCRETE, CONSTRUCTION MATERIALS AND OTHER DELETERIOUS MATERIAL. 14. EDGING TO BE COMMERCIAL GRADE, BORDER CONCEPTS OR APPROVED EQUAL, BLACK PAINTED STEEL EDGING, 8' x 4" WITH FROST STAKES AND SPLICES. INSTALL SMOOTH AND UNIFORM AND PER MANUFACTURER'S RECOMMENDATIONS. 15. CONTRACTOR TO WARRANTY ALL PLANT MATERIAL FOR 1 -YEAR FROM COMPLETION OF PLANTING. REPLACE PLANT MATERIAL THAT IS DEAD OR HAS 50% OR MORE OF CANOPY NOT LEAFED OUT. E PLANT LEGEND [910IIIIIIIII■ rn SYM TREE SIZE MATURE H x W QUANTITY W ow AE Acolade Elm (Ulmus'Morton') 2" CALIPER 70'x 40-50' 5 w SGM Sienna Glen Maple (Acer x freemanii 'Sienna') 2" CALIPER 60 x 40' 5 I TNL True North Linden (Tilia american'Duros') 2" CALIPER 40-50'x 20' 7 Cn PE Prairie Expedition Elm (Ulmus americana 'Lewis & Clark') 2" CALIPER 55'x 60' 4 W NAH Northern Acclaim Honeylocust (Gleditsia tricanthos var. inermis "Harve') 2" CALIPER 35-45'x 30-35' 9 Q CH Common Hackberry (Celtis occidentalis) 2" CALIPER 50-75'x 50' 7 z BO Bur Oak (Quercus macrocarpa) 2" CALIPER 60-80'x 60-80' 3 MWP W - - 33 (n SYM TREE SIZE MATURE H x W QUANTITY W uJ ABS Autumn Brilliance Serviceberry (Amelanchier x grandiflora 'A. Brilliance') 1 1/2" CALIPER 20-25'x 15' 5 H BMV Blue Muffin Arrowwood Viburnum (Viburnum dentatum'Christom') OfSP 6'x 6' Scotch Pine (Pinus sylvetris) Q ISL Ivory Silk Lilac (Syringa reticulata 'Ivory Silk') 1 1/2" CALIPER 25'x 15' 6 z SSC Spring Snow Crab (Malus'Spring Snow') 1 1/2" CALIPER 25-30'x 15' 12 W AP Austrin Pine (Pinus nigra) 6' Ht. 50-60'x 30-40' 9 Of Q GMA - - W- 32 z LRD Little Rebel Dogwood (Cornus alba'Jefreb') #2 CONTAINER 3-4'x 3-4' 38 MWP W - - 33 O HJ Hughes Juniper (Juniperus horizontal is 'Hughes') #5 CONTAINER 15" x 6-8' 38 rn SYM TREE SIZE MATURE H x W QUANTITY W Q BCA Bailey Compact Amur Maple (Acer ginnala 'Bailey Compact') #5 CONTAINER 6'x 6' 21 co m BMV Blue Muffin Arrowwood Viburnum (Viburnum dentatum'Christom') OfSP 6'x 6' Scotch Pine (Pinus sylvetris) 6' Ht. 40-60'x 30-40' 8 Z CS Colorado Spruce (Picea pungens) 6' Ht. 60'x 20' 9 DBH Dwarf Bush Honeysuckle (Derivilla lonicera) #2 CONTAINER 4'x 3-4' 52 W AP Austrin Pine (Pinus nigra) 6' Ht. 50-60'x 30-40' 9 Of _ GMA - - W- 32 LRD Little Rebel Dogwood (Cornus alba'Jefreb') #2 CONTAINER 3-4'x 3-4' 38 MWP W - - 33 3 2 F, I ROCK N ULCH TY ICAL EDGIN , TYPICAL I I YARD SETBACK I EASEdENT 1 HJ 3 N I �0 0 I 40 80 Scale Feet rn SYM SHRUB SIZE MATURE H x W QUANTITY Q BCA Bailey Compact Amur Maple (Acer ginnala 'Bailey Compact') #5 CONTAINER 6'x 6' 21 co m BMV Blue Muffin Arrowwood Viburnum (Viburnum dentatum'Christom') #5 CONTAINER 6'x 6' 9 = DKL Dwarf Korean Lilac (Syringa meyeri 'Palibin') #5 CONTAINER 4-5'x 5-7' 22 co DBH Dwarf Bush Honeysuckle (Derivilla lonicera) #2 CONTAINER 4'x 3-4' 52 FS Fritsch Spirea (Spirea fritschiana) #2 CONTAINER 2-3'x 4-5' 37 GMA Green Mound Alpine Currant (Ribes alpinum 'Green Mound') #2 CONTAINER 3-4'x 2-3' 32 LRD Little Rebel Dogwood (Cornus alba'Jefreb') #2 CONTAINER 3-4'x 3-4' 38 MWP McKay's White Potentilla (Potentilla fruiticosa'McKays White') #2 CONTAINER Tx 3' 33 HJ Hughes Juniper (Juniperus horizontal is 'Hughes') #5 CONTAINER 15" x 6-8' 38 TSY Taunton Spreading Yew (Taxus x medina'Tauntoni') #5 CONTAINER 3-4'x 4-6' 40 rn SYM SHRUB SIZE MATURE H x W QUANTITY Q FRG Feather Reed Grass (Calamagrostis acutiflora 'Karl Foerster') #1 CONT. 4'x 2' 54 z w VH Varigated Hosta (Hosta undulata) #1 CONT. V x 2.5' 6 Of SD Stella D'Oro Da lilt Hemerocalis 'Stella D'Oro') #1 CONT. 15" x 24" 12 a SOD HYDROSEEDED LAWN ROCK MULCH DETENTION POND NATIVE GRASS SEED MIX 5 RHET ARCHITECTURE RHET ARCHITECTURE, LLC ATTN: RHET FISKNESS, AIA MAIL: 901 5th AVE. S. FARGO, ND 58103 OFFICE: 27 11th ST. S. FARGO, ND 58102 PHONE: 701.388.2867 EMAIL: RHET@RHET-ARCH.COM WEB: WWW.RHET-ARCH.COM Hanson Design Associates, LLC Landscape Architecture 2415 3rd Street North Fargo, North Dakota 58102 ph 701.298.8392 LANDSCAPE ARCHITECT I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the Statenesota. Print Name: /t, i U� License # 25623 I of Architecture, Engineering, 1, Landscape Architecture, Geoscience And Interior Design Telephone 612/296-2388 PROJECT: MONTICELLO APARTMENTS MONTICELLO, MN GENERAL CONTRACTOR: BUCHHOLZ CONSTRUCTION ATTN: MARK BUCHHOLZ PHONE: 701.371.1646 EMAIL: mdbuchholz@gmail.com CD CONSTRUCTION DOCUMENTS 10/2/2019 MARK DESCRIPTION DATE All plans, specifications, computer files, field data, notes and other documents and instruments prepared by RHET ARCHITECTURE, as instruments of service shall remain the property of RHET ARCHITECTURE. RHET ARCHITECTURE shall retain all common law, statutory and other reserved rights, including the copyright thereto. PROJECT NO: 19-100603 DRAWN BY: JH CHECKED BY: JH DRAWING TITLE: PLANTING PLAN L100 IQ C 0 0.7 0.6 0.6 0.6 0.6 0.6 0. 0. .6 .9 .9 0.8 0.7 0.6 0.6 8 0.8 0.8 0.8 0.8 0.9 1. 1.1 1.1 0.8 .1 1.1 PROPERTY FINE 0.9 0.8 0.4 0.4 0.5 0.5 0.6 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.4 0.4 0.5 0.6 0.6 0.6 0.6 0.5 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 .0 0.0 0.0 0. 0.0 0.0 0�0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.4 0.4 0.4 0.4 0.0 0.0 0.0 0.0 0.0 0.6 0.9 1.1 1.1 1.1 1.0 1.1 1.1 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.1 1.1 1.1 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.1 1.1 1.0 1.1 1.1 1.1 0.9 0.6 0.4 0.3 0.2 0.2 0.3 0.4 0.5 0. 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WATER FEATURE 0.6 0.9 1.2 1.6 1.9 2.1 i 0.0 0 j j B 7 1.9 1.7 1.5 1.1 0.9 0.8 r 0.0 O W V 0 0.6 0.7 0.8 0.8 0.7 0.7 0.9 1.2 1.5 1.7 1.6 LTJ � ��■/• X •�• .1 .9 1.6 1.2 .0 0.8 .6 0 0 PICNIC 0.7 0.9 1.2 1.4 1.6 1.3 0.0 � �■■� E E; � Z 1.5 1.6 1.3 1.1 .8 0.6 0.6 0.8 1.0 1.1 1.2 1.0 j �0.0 Z .0 1.4 1.2 0.9 0.7 .5 I 0.0 O O C .0 .0 0.8 0. 0.0 .0 0.5 0.0 PICNIC .0 0.0 PRIVATE DRIVE 0.0 .0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1-0. 1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 .0 Plan View Scale - 1" = 35ft SymbolSchedule • .. Descripti Wattage ❑ 10 HUBBELL RAR1-160L-100-4K7-4W / SSS25 OUTDOOR 12000LM TYPE 4 WIDE CUTOFF ON 25' STR SQ POLE LED 90 0 A B 9 LEDVANCE LLC. WALPAK2C-030UNV740-CO WALL PACK CUTOFF 30W 380OLM LED 27.1 NOM., 4000K C 3 LEDVANCE LLC. WALPAK2C-075UNV740-CO WALL PACK CUTOFF 75W 9000LM LED 75.1 NOM., 4000K • GRADE . • ..Avg/Mi PARKING LOTS + 1.3 fC 4.3 fC 0.2 fC 21.5:1 6.5:1 PROPERTY LINE + 0.1 fC 0.6 fC 0.0 fC N/A N/A Designer Date 10/8/2019 Scale Not to Scale Drawing No. Summary • 0.7 0.6 0.6 0.6 0.6 0.6 0. 0. .6 .9 .9 0.8 0.7 0.6 0.6 8 0.8 0.8 0.8 0.8 0.9 1. 1.1 1.1 0.8 .1 1.1 1.0 0.9 0.8 0.7 0.8 0.8 0.8 0. 0. .6 .6 0.6 0.6 0.6 0.6 0.6 0. 1.0 1.0 1.1 1.1 1. 1. .9 .8 0.8 0.8 0.8 0.8 0.8 0. MAPPING LEGEND STORM SEWER MANHOLE sT SANITARY SEWER MANHOLE ss CATCH BASIN (A HYDRANT IO WATER VALVE Da LIGHT POLE a) Ln C N UTILITY POLE 964.88 UTILITY PEDESTAL ';.' RIM= 96 .26 ::.'.. UTILITY METER 18" RCP TREE BURIED ELECTRIC LINE P -BUR BURIED TELEPHONE LINE T -BUR BURIED GAS LINE G G - OVERHEAD POWER LINE -OHP OHP - WATER LINE (- STORM SEWER PIPE -> >- SANITARY SEWER PIPE ->> >% CONC. CURB 8 GUTTER IV p 3 PROPERTY LINE --BUR- SURVEYED MAJOR CONTOUR 960 SURVEYED MINOR CONTOUR -- 960 -------- COUNTY LIDAR CONTOUR - - 960 ------- CONCRETE BITUMINOUS co H ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE STEARNS COUNTY COORDINATE SYSTEM NAD 83 (1996 HARN ADJ.) 0 60 120 SCALE IN FEET V. i �. SURVEY i evv _. �.. ,.. , .......\ _ 960 RIM= 960.15 962 .�/ INV N= 956.15 RIM= -%112 9 INV S= 955.75 \ ` \ - 60 / ; ::'• ; ::'• ; INV E= 950.20 Permanent Easement for street, INV W= 950.15 utility, and drainage purposes per Doc. No. 845654 .i RIM= 959.70 - \ /INV= 955.90 SS (2 RCP) I I i S 88'4724" W 837.97 ---- % - - 60 ------------------------ ST \ - - - RIM-_ 958.73- 9 - INV= 955.63 RIM= 959.94 i South line of the North 586.37 feet of the N1 /2 NW1 /4 - - RIM= 957.75 1 INV N= 953.65'., RIM= 961.001 INV S= 953.55 960 , N ; �..... •:.' • •:.. :. .. .. . Air valve MH (FM) ^ � •• i' ' i i i i i�L '� b C V :.' .V ST SEA ROAD`: 81, PVC •�:�:• ....-b'�:•:`:�•:•::'�':•.••'�':•.•�•.�':•.•�>-» CHEL > M --,96 - - - SS f15" ss Forcemain location per 21'° RCP `� <- -city as built drawines > @ 1 - r?' RCP PVC Forcemain� 1g1 RCP X12" RCP �� > - M Clea�MH(FM2T' RCP FF _ - - - - - - LB= N79 „273.85 B� P e - ,y�� ---------------- 9 \ t,� 6" Gate valve (FM) 58' 14 yy CH__ R= 698.00 ' - - - - - - - -- - - - - - - - - - - - - - - - - 955 ----5 88°47 24`' W 643.05 j _ 1 �, ^-). 16" Gate valve (FM) 272.09- - 72.09 _ - - - -- ---- ---- -- -- I / I FL= 953.02 -- Drainage Basin - - - I 1\ `, _ _'FL 953 13 £96 I �-------------- - - - - -- -SS6--------- --- // \ ---------------Arf------------q.-85----- i \ 096 RIM= 960.84. f w �V _0. «. V �� OvO / 096 RIM= 959.93 - - - - - INV W= 955.63 INV S= 955.73 i RIM= 959.89 - INV= 956.09 Easterly line of Cedar Street f Old State Highway No. 25 ST :. til \ OF / 4 ^� `v �. , 1 RIM= 960.85- / - - - - - - - - - - - - - - - - - - - - - RIM= 960.84ss INV W= 953.84 /I V INV E= 953.94 / ! i mac; 4� \ L ST VV ala'' Ria a,/ / FL= ±954.21 ' i (15" RCP) IN 00'27'00"/ E g i / 37,:04 i ^� - S 27°46' 24" W.._t. li 75.2 \ \ \AHP qb \ 309.65 \ -- ST o j� OHP OHP OHP- --AHP �---1 Street Light Cabinet RIM= 961.76 INV W= 954.66 Wooded i INV E= 954.76 N ' / I / O� q ------------ Survey Datum is based on NGS Control Station "8605 J" Northing - 216092.167 Easting - 522403.197 Elevation- 959.25 HORIZONTAL DATUM: Benton County Coordinates (NAD83, 2007 Adjustment) VERTICAL DATUM: NAVD 88 ------- 962 ---------- i RIM- 961.12 / INV= 956.62 (`12" RCP) A7 60 • . CL5 W4-J� INV= 96 .94:.'•':•:.'•':•:.'•':•:.'•':•:.'•':•: (A :'• 16' DIP qp IO an Q) 03 a) Ln C N ssRIM- 8'` PVC SDR -26:.. is 964.88 0 ';.' RIM= 96 .26 ::.'.. ::' ::::' :. ;': :... 18" RCP �J p -rt-(?-v�; ss ' ss » , �•F - - 6- lY 16" PVC Forceman-�MtP�UR _ P -BUR 4-P U 4 -Ji N ,FNMAMM 0 4- Cp Z N r a..+ C N L ` O O O '1-01) N U C: _ 4- J IV p 3 LU --BUR- .i1 0 64 Ln LA C w 7CB= co H Elec. Trans.Concrete Q Q)oU Vonoa Sidewalkb°40'48" LL •� ❑ 0FL= LA - N 962.18 •^ W::E °45(15" z.512 RCP) c" W U U V 0 J '54'44" E I Q \ CH= 341.57 I I J Q I D H ' I r z I ITO Cr Lu 0 z en rn z ..... S 89°55' 40" W 0 16.06 i rn Southerly line of Edmonson Avenue NE w a/k/a County Road No. 117 / I ss i - - / RIM= 964.07 INV= 949.422 20 i i........... .. . Approximate stub locatations I I per city as -built drawings i I N c 0 00 0 a* rn M N I / 4+' 2` 4 0 / EW y^ m o � 9 �6 �� z 10 / W ai I I / ,°" q Moo C9 �� , F cG I I - - - - - - - 6 U '@ n \ qb ,� I W m / W' 1 I I W \ ISI 120 Q i South line of the N1 /2 NW1 /4 _ _ - - - - - - /- - - - - - South line of the N1 /2 NW1 /4 I Q - / Potential Encroachment VII (Sanitary Sewer Line) I � -- --- - -- - -- - _ £96 - _ _ _ _ _ �nh - _ - - - - _ 297.04 Line not located z - _ ____964 725.95 o Q -OHP OHP OIIP nuo OHP OHP OHP OHP OHP - - - - -OHP-FOAP - - - - OHP OHP -OHP OHP 0\P\ _ OHP OHP / I ------ -----' •...•/ ------------------------------------------------ ----------------------------------------T%------� RIM= 963.4 I 0 I I .:. - - 963 ---- N 89'00'49" E 1332.64 ---- �� - - - - - --'I\ INV= 950.7$ ._..... ..... .... Cultivated field / an / �- - �; � i ,\ I House Ip✓'c-- \ �' � ( i 'I � I q0A \ I II I- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - I - - -- - - - - 964 - - - - - , - - - gbti 962 i SURVEYOR'S NOTES: The utilities shown hereon represent those identified during the field survey LEGEND OF PROPERTY BOUNDARY SYMBOLS operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number O SET IRON PIPE WITH CAP STAMPED "DELEO 40341" 192685020. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, • FOUND IRON MONUMENT depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any ® SET MAGNETIC "PK" NAIL excavation, tunneling, drilling, or driving of objects into the ground. This survey was performed in conjunction with First American Title Company's Commitment for Title Insurance dated 04-02-2018 as provided by the client. Westerly line of Edmonson Avenue NE a/k/a County Road No. 117 I I I w Q W4-J� (A > rn an Q) 03 a) Ln C N 0 W 4 ckn o O 4-P U 4 -Ji N 0 4- Cp Z N r a..+ C N L ` O O O '1-01) N U C: _ 4- J IV p 3 LU .i1 0 Ln LA C w 0Q co H Q Q)oU Vonoa o� LL •� ❑ LA - N •^ W::E C C w o � v W U U V 0 J M J Q H z Lu 0 z en rn z 0 rn w 0 z z (L Of It 04 a; tea° o oU) it 0 0 F- :) (J) T_ W U CO W > ❑ z it z z LL Z � 0 �l O JOf WQW 0-01. V co z ==C9(1) a) H W W c �0am Q W >_ H 0 z LL C/) a WT<J J U Q - W o_ _ M W Q ~ N waof w w a) W❑ ❑ c E r a m =�Q5 in in p O� r =o O z Q° Wz = �g C\1 J J V W d o Z N O o Ib �� C z v �LUW O Q W V1 W Wz Z \ J Z c z � W W U a W W0 z m � � W Yy W4-J� (A > an Q) 03 a) Ln C N W 4 ckn o O 4-P U 4 -Ji N LA 4- Cp Z N r a..+ C N L ` O O O '1-01) N U C: _ 4- J IV p 3 LU .i1 0 Ln LA C 0Q co H V Q)oU Vonoa o� LL •� L� 0 LL LA - N •^ W::E C C o � v W U U V 0 J I LAND USE CATEGORY — PLACES TO SHOP H Ir PLACES TO LIVE PLACES TO WORK — PUD OUTLINE *The request for land use change is relating to the multifamily portion of the PUD which the current land use desig- nation is Places to Shop. The applicant is requesting the description be changed to Places to Live. —T4 BI CI DI <L 2 i 3 4 `I , , j.. t / nr I� i / T , - i� r T. -_i t r � II 111 -{ II i I • H —Iii B ; ------------------------------ ____.................... ______kk===_=__=_=.------------------------ ==44========_ J .016, 4b ,'*. 3 i 5 RHET ARCHITECTURE RHET ARCHITECTURE, LLC ATTN: RHET FISKNESS, AIA MAIL: 901 5th AVE. S. FARGO, ND 58103 A OFFICE: 2711th ST. S. FARGO, NO 58102 PHONE: 701.388.2867 EMAIL: RHET@RHET-ARCH.COM WEB: WWW.RHET-ARCH.COM 1 hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Registered Architect under the laws of the State of Minnesota. Signature: Date: 4-12019 REG. NO.: 50755 'tjp C2Z011 co�szR PROJECT: B MONTICELLO APARTMENTS MONTICELLO, MN GENERAL CONTRACTOR: BUCHHOLZ CONSTRUCTION ATTN: MARK BUCHHOLZ PHONE: 701.371.1646 EMAIL: mdbuchholz@gmail.com IC DRAWING TITLE: PROXIMITY PLAN ID CONSTRUCTION DOCUMENTS 1011512019 MARK DESCRIPTIONft DATE kaeM x�xn aacxinciun', er racHiTecr 'RH RE Sn�ii amm 19-100603 PROJECT NO: DRAWN BY: MA CHECKED BY: RF DRAWING TITLE: PROXIMITY PLAN ID MAPPING LEGEND STORM SEWER MANHOLE SANITARY SEWER MANHOLE CATCH BASIN HYDRANT WATER VALVE LIGHT POLE UTILITY POLE UTILITY PEDESTAL UTILITY METER TREE BURIED ELECTRIC LINE BURIED TELEPHONE LINE BURIED GAS LINE OVERHEAD POWER LINE WATER LINE STORM SEWER PIPE SANITARY SEWER PIPE CONC. CURB 8 GUTTER PROPERTY LINE SURVEYED MAJOR CONTOUR SURVEYED MINOR CONTOUR COUNTY LIDAR CONTOUR CONCRETE BITUMINOUS N ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE WRIGHT COUNTY COORDINATE SYSTEM NAD 83 (2007 ADJ. ) 0 60 120 SCALE IN FEET P -BUR T -BUR -G G- -0 HP OHP - 960 -- 960-------- - - 960 ------- North Quarter corner of Sec. 14, Twp. 121, Rng. 25 (Cast Iron Monument) ALJ 0� � --------1/------------ �, ` CF`s / Benchmark 3. F RIM= 960.15 , \ 4 / INV N= 956.15 / �O RIM= 961.12 Q i / INV 5= 955.75 i INV E= 950.20 ' South line of the North 586.37 feet of the N1 /2 NW1 /4 Permanent Easement for street, i INV W= 950.15 :t:•. utility, and drainage purposes j.:`:.':: ` •. . :. : i RIM= 959.70 per Doc. No. 845654 S 88'47'24" W 837.97 112 RCP) •90 _ i RIM= 957.75 RIM= 961.12 RIM= 958.73 INV= 956.62 INV N= 953.65 RIM= 961.00 12" RCP �.. .8� INV 955.63 INV S- 953.55 •'.•.� R.' ��''.�...'. RIM= 964.60 :::•.�:•.•.�:'.•.�:•.•.�:'., C . A 'RIM= 959.94.•' •:•:.-' :• .•' •:•:.•' •:•:.' •:•:."• •:•:.• •:•:.• •:•:.•:•:.' :•:.' :•:.' •:":. � _ :• : t/.• .. ..• . NV 60. Air FI F L�:• :• valve M M " DIP C O .,. :: ::16 D _ A C LS EA 0 h RIM 964;88 {•.::;RI - 2 ROAD • .. • .. • . • .. 8 PVC SDR 26 .. 8" PVC SDR-26 M 965.6 R C HEL S EA 26 2 2° 2 8' '� C L- ''�Rc 18" A. RCP -O- F r min location r •'I := 8_ o ce a locat o e 2v? 7 2 .8 n 9 ° Benchmark5'" 5 - =. 8'�. R- 1 cit as built drawings ' c. 6" 6 V � 4" 9 Y & 8, n 1 W 0 RCP: 6 � C _ 0 15 - P Benchmark 4 H _ _ r-- i VC Forcemain %C r valve MH FM Q7CF 8• 272 - 6"fx16"P ( ) � /� orcemRCp .09 �--> Cleanout MH (FM) 2T' RCP i� 12" RCPS 88°47'24' W 643.05 ^�1 209.83Elec. Trans.°�_609'g1- V 250_00 -------- Concrete Sidewalk-------------�O=2540'48" 6"Gatevaly� .1 ___ 183.23 ------------ -I 96.92 --------- -1 F= . _ _ L 962 18 344.45 16" Gate valve (FM) I I D 6°18' 53" I I (15" RCP) 768.51 L= 76.93 \� I I age Basin I I 0 CB= S 12054'44" E IIDrainage Basin I I �CH= 341.57 � �FL=953.13 I I I I IN I I :'.. ti/ I Io I lgIt I �_ rDl l► G, I RIM= 960.84 ��/ / :�. I I N I I w I a' o� o� I I M Lr o l O ,. .f // I IM I Irn I iN II V :_: Q 00 S I ::. / N 61 '25' 09" W o I I I I I - 00 17.85 I I I I I S 89 ° 5 5' 40" W 16.06 • ' �, / � � � I I I I Southerly line of Edmonson Avenue NE \ -\'�-� I I Proposed 50 foot wide I I I I I� a/k/a County Road No. 117 Benchmark 2 / - _ _ - _ - I I Access Easement 100 32 0 RIM= 959.93 / -�-�- 4$ 3 \ \------------------- ----- I I - - - - 238.62 - - - - - - - - INVW=955.63 / �'�- 6 w Z �� I I 1260.00 --I L- - ---------I L---- Benchmark6 INV5=955.73 b �'� Oj7 �.� 93.00 -_1 L--------- fi---------------------------- - - - -�. - - - - RIM-- 964.OT �� tri -� ��--�.•_-_--------------------------- -- ' /^WCb. _\-� \�"=----------------r------ 588°40'21' W 831.87 INV=949.42 117 33 33 --- ------- --------J I i RIM= 959.89 / INV= 956.09 / S 88°40' 29. W -``' / / perr city as•built drawings bq 9.75 / /I I ' o%*/ b Easterly line of Cedar Street f/k/a ' / °� Old State Highway No. 25 / �v 1 I �0 n � a E20 I I I �^b IIS w I o: G� M CL 1 i M I� I 00 M iv M Z R FL= ±954.21 N 00°27 00", E-- :`.:Q... reV (15" RCP) 37_.04 S 27'46'24" W-- 75.22,' "_•:- 75.22, S 27°46' 24" W 342.86 - J 32.99------------------------ - - - - -RIM= 960.85 RIM= 960.84 INV W= 953.84 INV E= 953.94 I IZ to I� I� I� ib South line of the N1 /2 NW1 /4 I� 00 O 00 M 3 cV M O O oO O r. North-South Quarter Section Line Sec. 14, Twp. 121, Rng. 25 Westerly line of Edmonson Avenue NE a/k/a County Road No. 117 i o n fV ' M O 0 0 Z L- - - - - - - - - - - - - - ISI Area Tabulation V Y 33 B.M. # Elev. 17 33 1 965.15 l i d 3 z Top Nut of Hydrant +/- 350' So. of Chelsea Rd & Cedar St, East side of Cedar St 3 964.14 Top Nut of Hydrant NE Quadrant of Chelsea Rd & Cedar St 4 962.17 Top Nut of Hydrant +/- 300' East of Cedar St & Chelsea Rd &, South side of Chelsea Rd 5 964.01 Top Nut of Hydrant +/- 270' West of Edmonson Ave NE & Chelsea Rd &, South side of Chelsea Rd 6 967.33 1110 +/- 300' South of Chelsea Rd & Edmonson Ave NE, East side of Edmonson Ave NE 00 r+ LLJ - .o Potential Encroachment (Sanitary Sewer Line) 1� I 954.33 ---------------------- Line not located - J L- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ---- iOIC 19.39 ----- ------------------------------------------------------------------------------------------------ �� Rcp :'street Light Cabinet I N 89000'49" E 1332.64 ---- i� I \\\ Benchmark 1 RIM= 961.76 66 INV W= 954.66 INV E= 954.76 LEGEND OF PROPERTY BOUNDARY SYMBOLS O SET IRON PIPE WITH CAP STAMPED "DELEO 40341" • FOUND IRON MONUMENT ® SET MAGNETIC "PK" NAIL Survey Datum is based on NGS Control Station "8605 J" Northing - 216092.167 Easting- 522403.197 Elevation- 959.25 HORIZONTAL DATUM: Wright County Coordinates (NAD83, 2007 Adjustment) VERTICAL DATUM: NAVD 88 / I Cultivated field Wooded I LEGAL DESCRIPTION: The North Half of the Northwest Quarter of Section 14, Township 121, Range 25, •• ••• • -• •• '• Wright County, Minnesota, lying South of the North 586.37 feet of said North Half of the Northwest Quarter, lying easterly of the easterly line of Old State Highway I No. 25 now known as Cedar Street and lying westerly and southerly of the westerly and southerly line of that portion of County Road No. 117 that was previously taken for right of way purposes by the State of Minnesota. I Note: All elevations listed were determied via GPS/RTK methods and are based on the datum of NAVD 88 Area Tabulation PROJECT BENCHMARKS B.M. # Elev. Description Location 1 965.15 Top Nut of Hydrant +/- 760' So. of Chelsea Rd & Cedar St, East side of Cedar St 2 963.22 Top Nut of Hydrant +/- 350' So. of Chelsea Rd & Cedar St, East side of Cedar St 3 964.14 Top Nut of Hydrant NE Quadrant of Chelsea Rd & Cedar St 4 962.17 Top Nut of Hydrant +/- 300' East of Cedar St & Chelsea Rd &, South side of Chelsea Rd 5 964.01 Top Nut of Hydrant +/- 270' West of Edmonson Ave NE & Chelsea Rd &, South side of Chelsea Rd 6 967.33 Top Nut of Hydrant +/- 300' South of Chelsea Rd & Edmonson Ave NE, East side of Edmonson Ave NE Note: All elevations listed were determied via GPS/RTK methods and are based on the datum of NAVD 88 SURVEYOR'S NOTES: The utilities shown hereon represent those identified during the field survey operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number 192685020. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any excavation, tunneling, drilling, or driving of objects into the ground. This survey was performed in conjunction with First American Title Company's Commitment for Title Insurance dated 04-02-2018 as provided by the client. RIM= 963.43 Z I INV= 950.78 Qi :6ALJ I � M m V House I ON i M 66 Owner of Record: Premier Bank (Tom Kern) North Quarter corner of 301 Central Avenue, Sec. 14, Twp. 121, Rng. 25 Osseo MN 55369 (Cast Iron Monument) (612) 741-1862 tkern@premierbanks.com Developer Dale Buchholz Construction (Mark Buchholz) 4379 33rd Avenue South, Suite 121, Fargo, ND 58104 (701) 371-1646 mdbuchholzCgmail.com w 0 Area Tabulation Parcel Sq. Ft. Acres Lot 1 52572 1.21 Lot 2 57255 1.31 Lot 3 59789 1.37 of 4 61331 1.41 Lot 5 59828 1.37 Lot 6 55283 1.27 Lot 7 351030 8.06 R/W 99674 2.29 Total 796762 1 18.29 SURVEYOR'S NOTES: The utilities shown hereon represent those identified during the field survey operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number 192685020. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any excavation, tunneling, drilling, or driving of objects into the ground. This survey was performed in conjunction with First American Title Company's Commitment for Title Insurance dated 04-02-2018 as provided by the client. RIM= 963.43 Z I INV= 950.78 Qi :6ALJ I � M m V House I ON i M 66 Owner of Record: Premier Bank (Tom Kern) North Quarter corner of 301 Central Avenue, Sec. 14, Twp. 121, Rng. 25 Osseo MN 55369 (Cast Iron Monument) (612) 741-1862 tkern@premierbanks.com Developer Dale Buchholz Construction (Mark Buchholz) 4379 33rd Avenue South, Suite 121, Fargo, ND 58104 (701) 371-1646 mdbuchholzCgmail.com w 0 LLI rn Q(10 4-1 4-10 o In N C N wn � LJ p a W C o -J V + i N +�ONZ O N 'C: 0 V _O 4-J NO�•f7. N t In 0 u' C a O ca :3 V 0) ° � 0 moa o C r 0 L Q� w 4 -JN •r X = N 0 4-0 o v E 4-J cU UO J ^� W 0 u7 J Q H Z W 0 Z U) Z 0 in W O Z Z �o rn a. WX N a� w� a o} � o O > H > 00)w o > a o-oZZ z200 J W W W IL a Q V o = D 0) h J IoW= \ Q W } _ J u_ 6U_ M co a Q wLu 2 Of QJ J U Q m W Q ~ LU 0 w Y m W cc :5 E =�QD (1) (1) O O1 �o O ? O Q' L W = 2 Wdo zv N O c m Cl) C M = U N rc r 0 Q W co LU Z W Z \ J Z z W W Z V 1 a W W0 WZ In 0 QUJ YN � Z LLI Q(10 4-1 4-10 o In C N wn � LJ p a W C o -J V + i N +�ONZ O N 'C: V _O 4-J NO�•f7. N t In 0 u' C Lf) 4-J 3 O ca :3 V 0) ° � moa o C r 0 L Q� Ln 4 -JN •r X = N 0 4-0 o v E 4-J cU UO J ^� W MAPPING LEGEND STORM SEWER MANHOLE SANITARY SEWER MANHOLE CATCH BASIN HYDRANT WATER VALVE LIGHT POLE UTILITY POLE UTILITY PEDESTAL UTILITY METER TREE BURIED ELECTRIC LINE BURIED TELEPHONE LINE BURIED GAS LINE OVERHEAD POWER LINE WATER LINE STORM SEWER PIPE SANITARY SEWER PIPE CONC. CURB 8 GUTTER PROPERTY LINE SURVEYED MAJOR CONTOUR SURVEYED MINOR CONTOUR COUNTY LIDAR CONTOUR CONCRETE BITUMINOUS N ORIENTATION OF THIS BEARING SYSTEM IS BASED ON THE WRIGHT COUNTY COORDINATE SYSTEM NAD 83 (2007 ADJ. ) 0 60 120 SCALE IN FEET \ 960, / \ AXF`S.� Benchmark 3, )• .»: �9q �Q RIM= -969 f2) l 60 �q� , . / - - RIM= 960.15 962 - INV N= 956.15 INV S= 955.75 INV E= 950.20 Permanent Easement for street, INV W= 950.15 utility, and drainage purposes RIM= 959.70 per Doc. No. 845654 INV= 955.90 , , , , O, O , 96 \ � I South line of the North 586.37 feet of the N1 /2 NW1 /4 / S 88'47'24" W 837.97 _ '- 962 - - - - - North Quarter corner of Sec. 14, Twp. 121, Rng. 25 (Cast Iron Monument) LLJ X� � ... .. -P-BUR \` //\ �' _- ---(12" RCP) ----- / - - - ---- - - ------ 96, - - - - .• _ t : - - - - RIM= 957.75 1 1 RIM= 961.12 ST \ . -RIM= 958.73---------- 960 - - - - - - INV= 956.62 T -BUR INV= 955.63 INV N= 953.65'., 9 RIM= 961.00 --- -� (42" RCP) `� \ - c c - c8`R INV S= 953.55 60 - . . \� ; RIM= 964.60 •.'' . ... ' / � .,. ,.,. •.[.:'••.•:.'••.•.. .RlM-959.94. .•............. ... .. .. .•:. •.� ..moi:. �� INV=960.94:'..::....:....:....:.... - HP OHP-\: `.. • ...I• • . E o Air v H FM V, : ' .z L50 alveM ( ) r:' :'r;:' :16"DIPC o ,O EA ROAD h CHELSEA \' o ...................:.... , ....:...:.:..:..:...:... :� .:.::..:.: ;.......:..'.:..'.:..'.:..'.:..•.• :..•.• :.:•.• :.:•::..:..:�>...............�...::'..•'...•'• •'..• ............. , ... , ... , ... , ... , .� RIM 964:88 CHELSEA ROA V '� - Q- o . 8„ PVC _SDR -26' _�>::.'.' : �.`•' :: `'• :: `'• ' '.' >� • . ss � 8" PVC SDR -2622'2.. � � RIM= 965.26 : �.':' : �.`:' ::.`:' ::.`.' : •.: M 8'>> 5T 18 RCP c - ' ..r,•... <' 55 H O- C L- ' Rc F 8- Forcemain location per `. 2 -r-- v? 2 P - N 3 .8 - 9 ° Benchmark 5 <�. _ 5 - � 5 - » > 6° 14" R- 69 V city as built drawings > $ 16• W C _ 8.00 15" RCP > - M - - - 7p0 PVC Fo,cem c t8' R P 272.09 sr >Benchmark 4 -> Cleanout MH (FM) 2T' RCP EL 16" PVC Forcemain - P ai 'Air valve MH (FM) X1"12" RCP . - AMM S 88°47' 24" W 643.05P UR , . o _ BUR \ !►' � - 964 - - - °� Elec. Trans. 960 ,q / (_ 16 09' S1 � _ - - - - - _- - 250.00 - - - - concrete Sidewalk - - - 209_83 - I O -�- 25'40'48" \ , / 6" Gate valves ,.196 9 - - _ _ - _ - 183.23 _ - -- - - - - - - - - _ - - - - - I F a z - L= 344.45 -- 960-------- O 2 - - - - _-------- -- 951- __ _ \ FL= 962.18 c _ _ _ A R= 768.51 16"Gate valve (FM) I 1 A=6°18'53" � � �'--------------- -- - - - - -- - W2 ----�� \ �\ � I I (15"RCP) •\ 1 I ,\ - - 960 ------- _ ---- / I L= 76.93 I - - - - - - - - - FL= 953.02 , / I I / I I O rCB= S 12054'44" E I I Drainage Basin - - -- __----- CH= 341.57 FL 953.13 - --- -- >r56 _-- '\ _--- ------ SS6----- 100 ti �✓' ----- _-- L cn------ c ro I/ I r D'I l► 1 a I I N No I RIM= 960.84 W o� -' 0- a 1 6. vl o • � � / IM I I � N I � ml • I N I N I 100 I a I ss Q / I I o • 11 %4 N61°25'09"W 17.85 I I L^ I i : ..: S 89'55'40" W 16.06 11- 096 - I Southerly line of Edmonson Avenue NE Proposed 50 foot wide l I a/k/a County Road No. 117 Benchmark 2 -_ I Access Easement I I 20 I , AZ 238.62 ' 1 1 , 100 RIM= 959.93 -\�� 4S'36� , '---------I i-------- ------ i I ' 250.00 A - - - - - / - -1 L - - - - - - - - 238.62 - - -- - - - - - J rl ss INV W=955.63 m� / �- w 2\ 4 �� 93.00 -.1 L- ---\' 260.00----------I L---------- -----------------�. I Benchmark ;. INVS=955.73 , / h -� 0j%�� .� --00 --- t- _------------ RIM=96 - .I / ��•----------- -----r ------------- 588°40'21' W 831.87 ------ INV=949.42 117 33 33� RIM= 959.89 -------- ' / / /--------------- / Approximate stublocatations INV= 956.09 0�c // ti� S 88°40' 29 5 // / \ �' per city as -built drawings I ' 4 o% / / Easterly line of Cedar Street f/k/a ' `�/ \� Old State Highway No. 25 ^ / // t I ! I North-South Quarter Section Line g y � / c Sec 14 Twp 121 Rng 25 - - - - - RIM= 960.85- - - - - - - - - - - - - - - - / RIM= 960.84 INV W= 953.84 INV E= 953.94_ i 'i ~ !14 b /, q N 00 ° 27 00' E Q 37.04 i o° -"S 27°46' 24" W..-,:,_ 75.2/2' o. V E I I m ,� / 'l 0 5 I � Westerly line of Edmonson Avenue NE a/k/a County Road No. 117 /ti10 7u+ I I I I I I I E I I 00 I /„w 1 // / _ �,� I: t',� / / / /,� 1 '2 9 I M M N ss L,v / .. / ^, 1 , / " � I 00 LM V/ v 1 / Lq 3 - ^ N ob I ' M oo M w I M rn 25'29" ,/ Vq6 I I I o o Z - T 234,23 �� / / `� q// // %1 I I Z Z i \9 / v --� � , I _ - � - -- RCA 'fl6 _-_- -\ ab /, II I I i 968- tri FL= ±954.21 .71 (15" RCP) I I ZO 1,7 33 33LLJ �. \ 996- o / /I / I I PO South line of the N1 /2 NW1 /4 I I M Z - _ - - _ - - - - /- - - - O, _ -/- I to °O - - - - .o -Potential Encroachment ' -------------' -- ' -P - 110 ---------Z96 qb(Sanitary Sewer Line) Line not located J -:96 -__ I t• - -_ -- ---.......•..3':.. 4- / i-'- ' -/_4624" ----------954.33 -- ----------------------- 27 77 32.99 --342.86 -------------J L -OHP-OHP OHPOHP - - - -_ _ OHP OHP OHP---7777-OHP-OHP-OHP-1 OHP OHP OHP OHPOHP OHP OHP --_ -- - --�_-_-_-_-------------------------------_-_-_-_-_-_-_-_-_-_-_-_-_-_---_-_-_---------_-_-_-_-- _ - �' N 89 ° 00' 49" E 1332.64 --- RIM= 963.4is I 1 .. �Street Light Cabinet /_ _ _ _ _ _ - - - 963 - - - _ =_ - >� �� INV= 950.78 ' Benchmark 1 % 1/ / /'; i / RIM= 961.76 Cultivated field I c ' Y •... m /; a INV W= 954.66 Wooded i �'UJ i 66 INV E= 954.76 m House - i' / li � Cn LEGAL DRIPTION: I I /04! b� ' The North Half of the Northwest Quarter of Section 14, Township 121; ;Range 25, I i- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - i 1 I 1 66 bLEGEND ' PROP�ItTY BOUNDARY SYMBA�S \ i ,�• W • _ Wright County, Minnesota, lying South of the North 586.37 feet of said North Half I I O SET IRON PIPE ,WITH CAP STAMPED "DELE¢ 40341" \ i - - - of the Northwest Quarter, lying easterly of the easterly line of Old State Highway No. 25 now known as Cedar Street and lying westerly and southerly of the Owner of Record: 1 / • FOUN6 IRON MONUMENT i westerly and southerly line of that portion of County Road No. 117 that was i i I 1 i j i I previously taken for right of way purposes by the St to of Minnesota. North Quarter corner of, \ ® ;SET MAGPiETJC "PK" NAIL - \ I - -- - - 96 ----- Premier a (TomKern)/------ Sec. 14 Twp. 121 Rn 25 /' -962-, i Premi Bank K \ i p• g• � / /-------- -_, '- 301 Central Avenue, --' /' i Osseo MN 55369 - (Cast Iron Monument) i �. /' % \ _-Survey Datum is based on NGS Control Station "8605 J" - - - Northing - 216092.167 i Easting- 522403.197 Elevation- 959.25 HORIZONTAL DATUM: Wright County Coordinates (NAD83, 2007 Adjustment) VERTICAL DATUM: NAVD 88 Note: All elevations listed were determied via GPS/RTK methods and are based on the datum of NAVD 88 Area Tabulation PROJECT BENCHMARKS B.M. # Elev. Description Location 1 965.15 Top Nut of Hydrant +/- 760' So. of Chelsea Rd & Cedar St, East side of Cedar St 2 963.22 Top Nut of Hydrant +/- 350' So. of Chelsea Rd & Cedar St, East side of Cedar St 3 964.14 Top Nut of Hydrant NE Quadrant of Chelsea Rd & Cedar St 4 962.17 ITop Nut of Hydrant I +/- 300' East of Cedar St & Chelsea Rd &, South side of Chelsea Rd 5 964.01 ITop Nut of Hydrant I+/- 270' West of Edmonson Ave NE & Chelsea Rd &, South side of Chelsea Rd 6 1 967.33 ITop Nut of Hydrant I+/- 300' South of Chelsea Rd & Edmonson Ave NE, East side of Edmonson Ave NE VERTICAL DATUM: NAVD 88 Note: All elevations listed were determied via GPS/RTK methods and are based on the datum of NAVD 88 SURVEY�R�SNOTES:,/ (612) 741-1862--'' tkern@prernierbanks: co.m' The utilities shown hereon represent those identified during the field survey operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number 192685020. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, Developer depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any Dale Buchholz Construction (Mark Buchholz) excavation, tunneling, drilling, or driving of objects into the ground. 4379 33rd Avenue South, Suite 121, This survey was performed in conjunction with First American Title Company's Fargo, ND 581041646 7 31- Commitment for Title Insurance dated 04-02-2018 as provided by the client. (701) (701) 3mdbuc1-1ZCgmail.COm w 0 Area Tabulation Parcel Sq. Ft. Acres Lot 1 52572 1.21 Lot 2 57255 1.31 Lot 3 59789 1.37 of 4 61331 1.41 Lot 5 59828 1.37 Lot 6 55283 1.27 Lot 7 351030 8.06 R/W 99674 2.29 Total 1 796762 1 18.29 SURVEY�R�SNOTES:,/ (612) 741-1862--'' tkern@prernierbanks: co.m' The utilities shown hereon represent those identified during the field survey operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number 192685020. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, Developer depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any Dale Buchholz Construction (Mark Buchholz) excavation, tunneling, drilling, or driving of objects into the ground. 4379 33rd Avenue South, Suite 121, This survey was performed in conjunction with First American Title Company's Fargo, ND 581041646 7 31- Commitment for Title Insurance dated 04-02-2018 as provided by the client. (701) (701) 3mdbuc1-1ZCgmail.COm w 0 LLI rn Q - r LA C cV W N W N o V4 i -J :3 qqr +�ONZ O C N t r-4 U ) rOn 0 NO�•O. N �(4-J � V w t LO Q V V3: a .r-voU -C �• r� a O 0 a : •von - N w = t!1 O o v E 4-J c0 UO J ^� W 0 J Q H Z W 0 Z U) Z 0 in W 0 Z Z O 0) W a W IX N it a >- o of O > H Of 0 >U w O >LWLJaZ I 0 Z Z _20- JLuwF- �\ d a Q V o =�0 F -0W= \ Q Lu } _J LL aLU Q wIXaa J U Q - w N IL = a }LUQH W o- F- Y m Lu Q a a Lu rn ccE O� �o O ? 0 Q' L W = 2 J J V Wdo zv N O c m C')� M 2 U NLU~O Q W co "' W=Z_ \ J Z o � H W W Z V 1 a LLJ W r, W0 ��m O QUJ YN � Z LLI Q - 0 o LA C cV W LLI W N o V4 i -J :3 qqr +�ONZ O C N t r-4 U ) rOn NO�•O. N �(4-J � V � t LO Q V V3: ca � .r-voU -C �• r� a O 0 : •von - N O = t!1 O o v E 4-J c0 UO J ^� W MAPPING LEGEND STORM SEWER MANHOLE sr SANITARY SEWER MANHOLE ss CATCH BASIN HYDRANT rn WATER VALVE D4 LIGHT POLE 4-1 - UTILITY POLE UTILITY PEDESTAL 0 UTILITY METER 4J Ln TREE L . . . . . . ............ ....... . - - - - - - - -1/- -F- -i- - - - - - - - •• •,�/ C�F �'Benchmark 3: r' - �s / RIM- 960.15 e" � � RIM= 961.12 ' INV N= 956.15 / O :.: INV 5= 955.75 / qO INV E= \ 950.20Permanent Easement for street, i.:'• : ��::: INV W= 950.1.15 utility, and drainage purposes t' per Doc. No. 845654 •...:: ;:.' : :. :.' : ..' ' :.' : ..' ' ... RIM= 959.70 INV= 955.90 (12" RCP) i i i i i i i i i S 88'47'24" W 837.97 i North Quarter corner of Sec. 14, Twp. 121, Rng. 25 Q ,, (Cast Iron Monument) LLJ 0O p i - t/1 Qi South line of the North 586.37 feet of the N1 /2 NW1 /4 BURIED ELECTRIC LINE P -BUR - - - t~:� :•:; RIM=957.75 RIM=961.12 BURIED TELEPHONE LINE T -BUR RIM=958.73 INV 956.62 - INV N= 53.5 RIM= 961.00 / j '` •' :'. , .: 'i INV= 955.63 INV S= 53.5 (12" RCP) BURIED GAS LINE -c c- RC RIM= 964.60 •.''. •.''. •.''. •.''. •.` A. i : 0 IV 'RIM- 959.94.• •:•:.�' :• .•' •:•:.•' •:•:.•' •:•:.•' •:•:.•' •:•:.•' •:•:.•' •:•:.�' :•:.�' :•:.�' •.. •:•: � - HP_ / ��-'�-i:' ....• INV 960.94: � ..::...::...::...::..:. 0 HP 0 I ER LINE :t%:•: •.• OVERHEAD POW N 0�.� Air val e H FM L5 v M i .'i:::.' :. i : ; :.' ::moi � ,--r-r-r-•�-�i :.r : `.' ::� ' " DIP C � O _ A h' O C HE LS EA R �. :. •.: •....v.... •... •... _ WATER LINE - !!.: •'V. ; :. ::. ss RIM 964;88 RIM= 965.26: CHELSEA ROAD ::.`:' • .. .. 8 PVC SDR 26 • : . •:.' • . ' . • >�' 7 8" PVC SDR -26 2 ° » ss SS - T� 18„ . • M • sr R ' T R SEWER PIPE SS � G 7T STORM EW 44" ss � C_ R F r min location r .. :' : 1 .. ____-��- - < 8 o ce a locat o e � .` 2 v? 2 per .� N 3�- 7 .8 9 ° Benchmark 5 5 � 5 - 8' - - » > 6" 1 R- 6 V cit as -built drawings �' sr •. �...... - P BUR • . F� M W 8. RCP: SANITARY SEWER PIPE 16^ 4 C _ 9 00 15" y Y ,>..:... _ - - FM - • PV c , H Benchmark 4 v 7� C Forcem 8"RCP 272 09 sr >-. Cleanout MH (FM) 2T' RCP' �- - �� _ MM 6" EL 16" PVC Forcemain- _ Air valve MH (FM) - - CONC. CURB 8 GUTTER ,v. Q . / arry� _ - Pt► PROPERTY LINE \ �1� 12" RCP _ AMM $ 88°4T 24" W 643.05 p -BUR _ SS U P -BUR -p -B UR ��'•, V Q, °_ Elec. Trans. SURVEYED MAJOR CONTOUR 960 / 1609' - V __250.00 cre------------ _ ° 48 _ 209.83 Con to Sidewalk •-._� 25 40' ' �.,:.. 6"Gatevalv�;.19 51 - - 183.23 - - - - - - - - - - - - I - - -- -\ C) SURVEYED MINOR CONTOUR --960-------- �: O• / 692 _- --_-----------------, ------ FL= 962.18 , L=344.45 16" Gate valve (FM) I 1 D= 6'18' 53" I I I I (15" RCP) t\ R= 768.51 COUNTY LIDAR CONTOUR - - 960------- ,� L= 76.93 \� I I FL= 953.02 I I 0 CB= S 12054'44" E Drainage BasinCH= 341.57 CONCRETE '. ` I I �FL=953.13 I I I I ::. \ b// I I I I N I I V, \I 100 BITUMINOUS ;` ,`f•. ` "'/ 1 I o I l g I I o rp 1 RIM= 960.84 rn Lr C:) 1 0 Irn 1 1N 00 Q / I I; I I S I N N 61'25'09" W o I I I °` I 17.85 11 I I I I :�..... S 89 ° 55' 40" W 16.06 ICD Southerly line of Edmonson Avenue NE f • •.. - �'� - I I Proposed 50 foot wide I I CD a/k/a County Road No. 117 Benchmark 2 ' / - - _ - - - - I I Access Easement 100 ----------- -------- ----- 1 I 238.62 - J �, ORIENTATION OF THIS BEARING RIM= 959.93 / �- - 2°4s'3 �� s ------------------ - s ----- INV W= 955.63 / - - 6 2�j� \ \ I I 1260.00 - - - - 1 L - - - - - 250_00 - I - - ss Benchmark 6 SYSTEM IS BASED ON THE WRIGHT "" "" INV S=955.73 , / b -� 4 .._:_--'- --- --- -t -------- --------------------- NIV=949. I' COUNTY COORDINATE SYSTEM h -�- - - _ - - - NAD83(2007ADJ.) , �:�. cb�• �- ��-------- S 8°40'21' W ' r ,31•$, 117 33 33 RIM= 959.89 sr --- - --- ----- ; INV= 956.09 C` / S 88°40' 21 W // / ----------- Approximate b locatations ' 9.75 / // per city as bu l drawings 0 60 120 a // b Easterly line of Cedar Street f/k/a ^ North-South Quarter Section Line t / / E N I I I Sec. 14, Twp. 121, Rng. 25 Old State Highway No. 25 / SCALE IN FEET III 0 Westerly line of Edmonson Avenue NE LU a/k/a County Road No. 117 01=cam^ i Proposed Apartment Building N a ra I i I 0 a V on vvol c RIM= 960.85 / / / /� �'� \ � c . I I O� -------------------- /.''.; :�, / / „� [yJ ® D o'a� I oo /^ V w M M N - - - - - RIM= 960.84 ss :. / / /_ +L, \0'2I I 00 Ln O. i M INV W= 953.84 �� \ r"f I L�, I . INV E= 953.94 , ^�cr , /` ," � \ \ \ \ \ / / ® � Ui i`l � 3 fY1 M rn Mr fD iv Q. I o 0 0 �Q / °25'29„ / / Q' po I I o O o a z . ...... sr �! / 234,23 \ \ �// // t,Qr C I I z Z 0L III ---------------- FL= ±954.21 II (15" RCP) z A I I N 00 ° 27' 00" E Q I I o .=v'' O•,' \ I I 17 33T33 37.04 ;moo / I I LL J ».. »........ • // I I LLJ ib South line of the N1 /2 NW1 /4 a` _ _ _ - - -- ! `- - - - - - - - ` $ 27046'24' W -.: i �� o� / I I 00 •O Potential Encroachment �^^' �' ` 75.22.. i / I I (Sanitary Sewer Line) I7 �� W I I 954.33 - - - - - - - - Line not located - J Q , /._ S27°46'24" J L--------------------------------- --------------- - - - - -- -- o- 4O P Benchmark nchmark 1 1 66 , LEGEND OF PROPERTY BOUNDARY SYMBOLS O SET IRON PIPE WITH CAP STAMPED "DELEO 40341" • FOUND IRON MONUMENT ® SET MAGNETIC "PK" NAIL Survey Datum is based on NGS Control Station "8605 J" Northing - 216092.167 Easting- 522403.197 Elevation- 959.25 32.99 342.86 __ -------------- L - - 9 - - - - - - - - - - - - - - - _ _ _ _ _ _ _ _ lOHP O --O OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP 0HP OHP OHP OHP OHP rOHP OHP OHP -OHP OHP -OHP-OHP .••: � I ° " 7 I n� RIM= 963.43 Z Street Light cabinet I N 89 00 49 E 1332.64 O I INV= 950.78 1 I Cultivated field »' RIM= 961.76 4 I v :.•: f ; E I Q1 m ' Q Wooded I c , s INV W= 954.66 ° INV E= 954.76 `< . E r.l .._... I I 5 rn :. I House Cn » LEGAL DESCRIPTION I 66 The North Half of the Northwest Quarter of Section 14, Township 121, Range 25, - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ••• ••• • -•••• • Wright County, Minnesota, lying South of the North 586.37 feet of said North Half of the Northwest Quarter, lying easterly of the easterly line of Old State Highway No. 25 now known as Cedar Street and lying westerly and southerly of the Owner of Record: westerly and southerly line of that portion of County Road No. 117 that was previously taken for right of way purposes by the State of Minnesota. Premier Bank (Tom Kern) North Quarter corner of 301 Central Avenue, Sec. 14, Twp. 121, Rng. 25 Osseo MN 55369 (Cast Iron Monument) SURVEYORS NOTES (612) 741-1862 k HORIZONTAL DATUM: Wright County Coordinates (NAD83, 2007 Adjustment) VERTICAL DATUM: NAVD 88 B.M. # Elev. Description Location 1 965.15 Top Nut of Hydrant +/- 760' So. of Chelsea Rd & Cedar St, East side of Cedar St 2 963.22 Top Nut of Hydrant +/- 350' So. of Chelsea Rd & Cedar St, East side of Cedar St 3 964.14 Top Nut of Hydrant NE Quadrant of Chelsea Rd & Cedar St 4 962.17 Top Nut of Hydrant +/- 300' East of Cedar St & Chelsea Rd &, South side of Chelsea Rd 5 964.01 Top Nut of Hydrant +/- 270' West of Edmonson Ave NE & Chelsea Rd &, South side of Chelsea Rd 6 967.33 Top Nut of Hydrant +/- 300' South of Chelsea Rd & Edmonson Ave NE, East side of Edmonson Ave NE Note: All elevations listed were determied via GPS/RTK methods and are based on the datum of NAVD 88 Area Tabulation PROJECT BENCHMARKS rn Q 4-1 - O 0 3 4J Ln L � cV N O W0 O o (1)� Vf J v � L l�� Note: All elevations listed were determied via GPS/RTK methods and are based on the datum of NAVD 88 Parcel Sq. Ft. Acres Lot 1 52572 1.21 Lot 2 57255 1.31 Lot 3 59789 1.37 of 4 61331 1.41 Lot 5 59828 1.37 Lot 6 55283 1.27 Lot 7 351030 8.06 R/W 99674 2.29 Total 796762 1 18.29 The utilities shown hereon represent those identified during the field survey operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number 192685020. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any excavation, tunneling, drilling, or driving of objects into the ground. This survey was performed in conjunction with First American Title Company's Commitment for Title Insurance dated 04-02-2018 as provided by the client. tkernC�prem�erban s.com Developer Dale Buchholz Construction (Mark Buchholz) 4379 33rd Avenue South, Suite 121, Fargo, ND 58104 (701) 371-1646 mdbuchholzCgmail.com Lu 0 Area Tabulation LLI rn Q 4-1 - O 0 3 4J Ln L � cV N O W0 O o (1)� Vf J v � L l�� +�ONZ N a..i The utilities shown hereon represent those identified during the field survey operations and the record drawings provided by the utility owner for this project, if any. Utilities were physically marked via Gopher State One Call Ticket Number 192685020. Kramer Leas DeLeo, P.C. makes no warranties as to the locations, depths, or types of any utilities within the area shown hereon. User(s) of this map, survey, or plan are responsible for locating all utilities prior to any excavation, tunneling, drilling, or driving of objects into the ground. This survey was performed in conjunction with First American Title Company's Commitment for Title Insurance dated 04-02-2018 as provided by the client. tkernC�prem�erban s.com Developer Dale Buchholz Construction (Mark Buchholz) 4379 33rd Avenue South, Suite 121, Fargo, ND 58104 (701) 371-1646 mdbuchholzCgmail.com Lu 0 LLI rn Q 4-1 - O 0 3 4J Ln L � cV N O W0 O o (1)� Vf J v � L l�� +�ONZ N a..i 0 > 4- 4.j O O L w u�� 3 Qa Q c = � E avow Q d r O a O O N -N •v C: N O = t!1 0 w c O0 CL a.., (o V O ^� W J L. CL 0 a J Q H z W U z U) Z 0 in W W 0 z Z 1--o rn W a W IX N it a >- o 0 } U) w O �� az Ioz? zLL 2ao (Va Cl) JW Lu U,WLu d a w F- V o J F -0L= \ Q Lu >_ _J LL LLma� •� � aLU Q wMQJ J U Q _ w N LL = a m LU Q F_ wo_F- w Y m Lucc Q a a E =�QD incn O O� co O i 0 Q' L0 W = 2 Wdo z v N O 0 00 Cl) C C\1 = U N rc r 0 Q W co W Z W = \ J Z o z W W = V 1 a LLJ W0 W 0 � >__ m (] QUJ YN Z LLI Q 4-1 - O 0 3 4J Ln L � cV W O W0 O o (1)� Vf J v � L l�� +�ONZ N a..i 041- on r4 > 4- 4.j O O L u�� 3 Qa c = � E avow Q d r O �( O O N -N •v C: N O = t!1 0 c O0 CL a.., (o V O ^� W J L. CL MONTICELLO APARTMENTS T E W 0 75 150 300 SCALE: 1 INCH = 150 FEET SHEET NO. TITLE COVER COVER SHEET NOTES SYMBOL LEGEND / PLAN NOTES C1.0 EXISTING CONDITIONS / DEMOLITION PLAN C2.0 EROSION CONTROL / STORM SEWER PLAN C3.0 SANITARY SEWER / WATER PLAN C4.0 GRADING PLAN C5.0 PAVING PLAN C6.0 JOINTING PLAN C7.0 DETAILS THOMAS PARK DRIVE PROJECT RE 4 MBN ENGINEERING MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE: 701.478.6336 FAX. 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS I MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 I COVER GENERAL NOTES 1. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES, AS SHOWN ON THESE PLANS, IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND, WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED UPON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE LOCAL UTILITY LOCATION CENTER AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATIONS OF THE UTILITIES. PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL VERIFY PERTINENT LOCATIONS AND ELEVATIONS, ESPECIALLY AT THE CONNECTION POINTS AND AT POTENTIAL UTILITY CONFLICTS. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES THAT CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THESE PLANS. GOPHER STATE ONE CALL PHONE NUMBER: 1-800-252-1166 2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL NECESSARY PERMITS FROM ALL APPLICABLE AGENCIES. THE CONTRACTOR SHALL NOTIFY THE PROJECT MANAGER AT LEAST 48 HOURS PRIOR TO THE START OF ANY EARTH DISTURBING ACTIVITY, OR CONSTRUCTION ON ANY AND ALL PUBLIC IMPROVEMENTS. 3. THE CONTRACTOR SHALL HAVE ONE (1) SIGNED COPY OF THE APPROVED PLANS, ONE (1) COPY OF THE APPROPRIATE STANDARDS AND SPECIFICATIONS, AND A COPY OF ANY PERMITS AND EXTENSION AGREEMENTS NEEDED FOR THE JOB, ON HAND AT ALL TIMES. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ASPECTS OF SAFETY INCLUDING, BUT NOT LIMITED TO, EXCAVATION, TRENCHING, SHORING, TRAFFIC CONTROL, AND SECURITY. 5. IF DURING THE CONSTRUCTION PROCESS, CONDITIONS ARE ENCOUNTERED BY THE CONTRACTOR, HIS SUBCONTRACTORS, OR OTHER AFFECTED PARTIES WHICH COULD INDICATE A SITUATION THAT IS NOT IDENTIFIED IN THE PLANS OR SPECIFICATIONS, THE CONTRACTOR SHALL STOP WORK IN THAT AREA UNTIL THE ISSUE IS RESOLVED AND CONTACT THE CONSTRUCTION MANAGER IMMEDIATELY. 6. THE CONTRACTOR SHALL SUBMIT A TRAFFIC CONTROL PLAN IN ACCORDANCE WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES TO THE CITY OF MONTICELLO CITY ENGINEER FOR APPROVAL, PRIOR TO ANY CONSTRUCTION ACTIVITIES WITHIN, OR AFFECTING, THE RIGHT-OF-WAY. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ANY AND ALL TRAFFIC CONTROL DEVICES AS MAY BE REQUIRED BY THE CONSTRUCTION ACTIVITIES. 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR RECORDING AS -BUILT INFORMATION ON A SET OF RECORD DRAWINGS KEPT AT THE CONSTRUCTION SITE, AND AVAILABLE TO THE CITY OF MONTICELLO AND PROJECT MANAGER AT ALL TIMES. CONTRACTOR TO PROVIDE RECORD DRAWINGS TO CONSTRUCTION MANAGER AT JOB COMPLETION. 8. ALL OPERATIONS CONDUCTED ON THE PREMISES, INCLUDING THE WARMING UP, REPAIR, ARRIVAL, DEPARTURE OR RUNNING OF TRUCKS, EARTHMOVING EQUIPMENT, CONSTRUCTION EQUIPMENT AND ANY OTHER ASSOCIATED EQUIPMENT SHALL BE LIMITED TO THE PERIOD BETWEEN 7:00 AM AND 7:00 PM EVERYDAY UNLESS OTHERWISE APPROVED BY THE CONSTRUCTION MANAGER. 9. ALL EQUIPMENT AND VEHICLES LEAVING THE SITE SHALL BE CLEANED OF LOOSE DEBRIS AND SOIL. A ROCK CONSTRUCTION ENTRANCE SHALL BE BUILT TO PREVENT EXCESSIVE TRACKING AS A RESULT OF SITE OR WEATHER CONDITIONS. ALL SOIL AND OTHER DEBRIS TRACKED ONTO ADJACENT ROADWAYS (OUTSIDE THE PROJECT LIMITS) IS TO BE REMOVED REGULARLY AND BY THE END OF EACH DAY'S WORK. 10. THE VEHICLE TRACKING PAD IS TO INCLUDE INSTALLATION AND REMOVAL OF ALL ITEMS SHOWN IN THE "CONSTRUCTION ENTRANCE" DETAIL AS SHOWN IN THE EROSION CONTROL SECTION OF THE PLANS. UTILITY GENERAL NOTES 1. CONTRACTOR SHALL NOTIFY THE CITY OF MONTICELLO AND THE CONSTRUCTION MANAGER 72 HOURS PRIOR TO CONNECTING TO ANY EXISTING UTILITY. THE CITY OF MONTICELLO AND CITY UTILITY HAVE VETO AUTHORITY OVER THE TIMING OF ANY CONNECTION. 2. COORDINATE SERVICE CONNECTION LOCATIONS AT THE BUILDING WITH THE MECHANICAL CONTRACTOR PRIOR TO CONSTRUCTION OF EACH SERVICE. 3. ALL SERVICE CONNECTION WITH LESS THAN 5 FEET OF COVER OF THE TOP OF THE PIPE SHALL BE INSULATED. INSULATION SHALL BE INSTALLED FROM THE BUILDING TO THE POINT WHICH THE SERVICE ATTAINS 5 FEET OF COVER. 4. ALL SEWER/STORM AND WATER CROSSINGS SHALL HAVE A MINIMUM VERTICAL SEPARATION OF 1.5 FEET AND A MINIMUM HORIZONTAL SEPARATION OF 10 FEET. FOLLOW ALL MINNESOTA DEPARTMENT OF LABOR & INDUSTRY (MNDOLI) AND CITY OF MONTICELLO STANDARDS. 5. CONTRACTOR IS RESPONSIBLE FOR COORDINATING ALL WORK WITH THE GAS, ELECTRIC, TELEVISION, TELEPHONE AND COMMUNICATIONS UTILITY COMPANIES PRIOR TO START OF CONSTRUCTION. 6. ALL SANITARY SEWER MAIN TESTING SHALL BE IN ACCORDANCE WITH ALL MINNESOTA DEPARTMENT OF LABOR & INDUSTRY (MNDOLI) AND CITY OF MONTICELLO STANDARDS. COPIES OF ALL TEST RESULTS SHALL BE SUBMITTED TO THE CONSTRUCTION MANAGER, THE OWNER, AND THE GOVERNING AUTHORITY PRIOR TO THE START OF THE WARRANTY PERIOD. 7. ALL PVC SANITARY SEWER MAINLINE, SERVICE LATERALS, AND FITTINGS SHALL BE SDR26. 8. ALL STORM DRAIN MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARING LIDS. ALL STORM DRAIN LIDS WITH SOLID COVERS SHALL BE LABELED "STORM DRAIN". 9. ALL SANITARY MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARINGS LIDS. ALL SANITARY LIDS SHALL BE LABELED "SANITARY SEWER". 10. ALL PORTIONS OF THE STORM SEWER SYSTEM LOCATED WITHIN 10 FEET OF A BUILDING OR WATER SERVICE SHALL BE TESTED IN ACCORDANCE WITH THE MINNESOTA PLUMBING CODE. 11. ALL WATERMAIN TESTING SHALL BE IN ACCORDANCE WITH THE CITY OF MONTICELLO STANDARDS AND SPECIFICATIONS. COPIES OF ALL TEST RESULTS SHALL BE SUBMITTED TO THE ENGINEER, THE OWNER, AND THE GOVERNING AUTHORITY PRIOR TO THE START OF THE WARRANTY PERIOD. 12. THRUST BLOCKS SHALL BE USED AT ALL BENDS AND FITTINGS. TIE RODS SHALL BE USED AT ALL BENDS AND FITTINGS WHERE THRUST BLOCKS DO NOT BEAR AGAINST UNDISTURBED SOIL. 13. CONTRACTOR SHALL LOCATE EXISTING VALVES PRIOR TO CONNECTION WITH THE EXISTING SYSTEM, BUT SHALL NOT OPERATE ANY VALVE WITHOUT PERMISSION AND DIRECT SUPERVISION FROM THE CITY OF MONTICELLO. 14. ALL WATER MAINS, VALVES, FIRE HYDRANTS, SERVICES, AND APPURTENANCES SHALL BE INSTALLED, TESTED, AND APPROVED PRIOR TO PAVING. 15. INSULATION SHALL BE PROVIDED FOR ANY PIPE INSTALLED WITH LESS THAN 8.0 FEET OF COVER. GRADING PLAN NOTES 1. CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL UTILITIES AND NOTIFYING THE APPROPRIATE UTILITY COMPANY PRIOR TO BEGINNING GRADING. 2. CONTOURS SHOWN ARE FOR FINISHED GRADES FOR PAVING, SIDEWALK, SLAB, OR TOPSOIL. ADJUSTMENT FOR SUBGRADE ELEVATION IS THE CONTRACTOR'S RESPONSIBILITY. 3. UNLESS OTHERWISE SHOWN, NO PROPOSED SLOPE SHALL EXCEED FOUR (4) HORIZONTAL TO ONE (1) VERTICAL. ALL SLOPED AREAS MUST BE PROTECTED FROM EROSION. (SEE EROSION AND SEDIMENT CONTROL NOTES). 4. IF STRIPPED MATERIALS CONSISTING OF VEGETATION AND ORGANIC MATERIALS ARE STOCKPILED ON THE SITE, TOPSOIL MAY BE PLACED TO A HEIGHT OF FIVE FEET. SILT FENCE SHALL BE PLACED AROUND THE BASE OF THE STOCKPILE AND THE STOCKPILE SHALL BE SEEDED WITH NATIVE MIX IMMEDIATELY AFTER STRIPPING OPERATIONS ARE COMPLETE. CONTRACTOR SHALL PERIODICALLY WATER THE STOCKPILE TO REDUCE DUST. 5. SPOT ELEVATIONS SHALL TAKE PRECEDENCE OVER CONTOURS AND SLOPES SHOWN. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF SPOT ELEVATIONS THAT DO NOT APPEAR TO BE CONSISTENT WITH THE CONTOURS AND SLOPES. SPOT ELEVATIONS AND SPECIFIC PROFILE DESIGNS SHALL BE USED FOR SETTING ELEVATIONS OF CURB, GUTTER, AND UTILITIES. 6. ALL UTILITIES (MANHOLES, VALVE COVERS, CLEANOUTS, VAULTS, BOXES, ETC.) SHALL BE ADJUSTED TO FINAL GRADE PRIOR TO FINAL LIFT OF PAVEMENT. 7. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING HIS OWN ESTIMATE FOR EARTHWORK QUANTITIES. 8. THE CONTRACTOR SHALL ADHERE TO ALL TERMS & CONDITIONS AS OUTLINED IN THE GENERAL PERMIT FOR STORM WATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. 9. TOPSOIL SHALL BE REMOVED TO FULL DEPTH AND STOCKPILED ON SITE FOR RESPREADING. ALL UNSURFACED AREAS DISTURBED BY GRADING OPERATION SHALL RECEIVE 6 INCHES MINIMUM OF TOPSOIL. CONTRACTOR SHALL APPLY EROSION CONTROL BLANKET OR BIOROLL TO ALL SLOPES 6H:1V OR STEEPER. PAVING GENERAL NOTES 1. FOR ALL JOINTING OF CONCRETE PAVEMENT, THE RATIO OF PANEL LENGTH TO WIDTH SHALL NOT EXCEED 1.25:1 UNLESS OTHERWISE DETAILED ON THE PLANS. 2. FOR 4" REINFORCED CONCRETE SIDEWALK, THE MAXIMUM JOINT SPACING IS 8' BY 8' UNLESS OTHERWISE DETAILED ON THE PLANS. 3. FOR 6" REINFORCED CONCRETE PAVEMENT, THE MAXIMUM JOINT SPACING IS 12' BY 12' UNLESS OTHERWISE DETAILED ON THE PLANS. 4. CONCRETE MIX DESIGN. A.PROPORTIONING NORMAL WEIGHT CONCRETE: COMPLY WITH ACI 211.1 RECOMMENDATIONS. B.CONCRETE STRENGTH: ESTABLISH REQUIRED AVERAGE STRENGTH FOR EACH TYPE OF CONCRETE ON THE BASIS OF FIELD EXPERIENCE OR TRIAL MIXTURES, AS SPECIFIED IN ACI 301. 5. FOR TRIAL MIXTURES METHOD, EMPLOY INDEPENDENT TESTING AGENCY ACCEPTABLE TO OWNER'S REPRESENTATIVE FOR PREPARING AND REPORTING PROPOSED MIX DESIGNS. C.ADMIXTURES: ADD ACCEPTABLE ADMIXTURES AS RECOMMENDED IN ACI 211.1 AND AT RATES RECOMMENDED BY MANUFACTURER. D.CONCRETE PROPERTIES: 6. COMPRESSIVE STRENGTH, WHEN TESTED IN ACCORDANCE WITH ASTM C 39/C 39M AT 28 DAYS: 4500 PSI. 7. FLY ASH CONTENT: MAXIMUM 20 PERCENT OF CEMENTITIOUS MATERIALS BY WEIGHT. a.FLY ASH CONTENT OF MIXES (COLD WEATHER) WILL BE REDUCED TO ZERO WHEN PLACED AFTER OCTOBER 20TH AND BEFORE APRIL 1ST WITHOUT AN ADEQUATE COLD WEATHER MANAGEMENT PLAN. 8. CEMENT CONTENT: MINIMUM 611 LB PER CUBIC YARD. 9. WATER -CEMENT RATIO: MAXIMUM 42 PERCENT BY WEIGHT. 10. TOTAL AIR CONTENT (EXPOSED SLABS ONLY): 6% (+/- 1 PERCENT), DETERMINED IN ACCORDANCE WITH ASTM C173/C173M. 11. MAXIMUM SLUMP: 4 INCHES. E.AGGREGATE: 1. FOR PAVING APPLICATIONS, MIXES SHALL GENERALLY BE PROVIDED WITH GRADATIONS CONSIDERED WELL -GRADED BY SPECIFICATION AS DETERMINED BY THE MOST CURRENT NDDOT SPECIFICATION FOR WELL -GRADED AGGREGATES FOR CONCRETE. OPTIMIZATION TECHNIQUES WILL BE USED TO PREPARE THE FINAL GRADATIONS FOR WORKABILITY AND COARSENESS FACTOR CONSIDERATIONS. FINE AND COARSE AGGREGATES FOR ALL OTHER MIXES SHALL CONFORM TO THE REQUIREMENTS OF ASTM C33-93, CLASS 4S FOR CONCRETE AGGREGATES AND MEET THE FOLLOWING REQUIREMENTS. a.FINE AGGREGATES 1)3/8 INCH SIEVE: 100 PERCENT PASSING. 2)NO. 4 SIEVE: 95 TO 100 PERCENT PASSING. 3)NO. 16 SIEVE: 45 TO 80 PERCENT PASSING. 4)NO. 50 SIEVE: 10 TO 30 PERCENT PASSING. 5)NO. 100 SIEVE: 0 TO 10 PERCENT PASSING. 6)NO. 200 SIEVE: 0 TO 3 PERCENT PASSING. 7)THE MAXIMUM LIMITS OF DELETERIOUS MATERIAL SHALL NOT EXCEED THE LIMITS STATED IN ASTM C33-93, CLASS 4S. SHALE CONTENT SHALL BE LESS THAN 0.5%. b.COARSE AGGREGATES 1)1-1/2 INCH SIEVE: 100 PERCENT PASSING. 2)1 INCH SIEVE: 95 TO 100 PERCENT PASSING. 3)1/2 INCH SIEVE: 25 TO 65 PERCENT PASSING. 4)3/8 INCH SIEVE: 15 TO 55 PERCENT PASSING. 5)NO. 4 SIEVE: 0 TO 10 PERCENT PASSING. 6)NO. 8 SIEVE: 5 PERCENT PASSING. 7)THE MAXIMUM LIMITS OF DELETERIOUS MATERIAL SHALL NOT EXCEED THE LIMITS STATED IN ASTM C33-93, CLASS 4S; THE TOTAL OF ALL DELETERIOUS SUBSTANCES, EXCLUDING NO. 200 MATERIAL, SHALL NOT EXCEED 2.3% BY WEIGHT. SHALE CONTENT SHALL BE LESS THAN 0.50. THE AGGREGATE SHALL SHOW A LOSS OF NOT MORE THAN 35% WHEN TESTED IN ACCORDANCE WITH ASTM C131. CRUSHED HYDRAULIC CEMENT CONCRETE WILL NOT BE ALLOWED. EROSION AND SEDIMENT CONTROL NOTES 1. IF THE LAND BOUNDARY DENOTED ON THE PLANS ENCOMPASSES ONE (1) ACRE OR MORE, A GENERAL PERMIT FOR THE AUTHORIZATION TO DISCHARGE STORM WATER ASSOCIATED WITH CONSTRUCTION ACTIVITY UNDER NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM/STATE DISPOSAL SYSTEM (NPDES/SDS) PERMIT SHALL BE ACQUIRED BY THE CONTRACTOR AND OWNER FROM MINNESOTA POLLUTION CONTROL AGENCY (MPCA) AND THE PELICAN RIVER WATERSHED DISTRICT. 2. THE CONSTRUCTION SITE SWPPP EROSION CONTROL (EC) SUPERVISOR FOR THE PROJECT WILL BE PROVIDED BY THE CONTRACTOR DURING CONSTRUCTION ACTIVITIES. THE EC SUPERVISOR WILL BE IDENTIFIED BY NAME AT THE PRE -CONSTRUCTION CONFERENCE AND A CONTACT CELL PHONE NUMBER WILL BE MADE AVAILABLE. THE CONTRACTOR SHALL SUPPLY A COPY OF THE COMPLETED EC TRAINING PROGRAM. ISSUES THAT ARISE DURING CONSTRUCTION THAT IMPACT THE WATERS OF THE STATE OF MINNESOTA WILL BE ADDRESSED AND THE EC SUPERVISOR WILL NOTIFY THE PELICAN RIVER WATERSHED DISTRICT. 3. IT WILL BE THE RESPONSIBILITY OF THE EC SUPERVISOR TO IMPLEMENT THE SWPPP PLAN DURING CONSTRUCTION AND TO MAINTAIN A QUALITY CONTROL PROGRAM. IN ADDITION, THE EC SUPERVISOR WILL: 1) OVERSEE MAINTENANCE PRACTICES IDENTIFIED AS BMP'S IN THE SWPPP; 2) IMPLEMENT AND OVERSEE SWPPP AND BMP TRAINING FOR ALL PARTIES THAT WILL BE CONSTRUCTING THE PROJECT; 3) CONDUCT OR PROVIDE FOR INSPECTION AND MONITORING ACTIVITIES AS NECESSARY; 4) IDENTIFY OTHER POTENTIAL POLLUTANT SOURCES AND MAKE SURE THEY ARE ADDED TO THE PLAN; 5) IDENTIFY ANY DEFICIENCIES IN THE SWPPP AND MAKE SURE THEY ARE CORRECTED; 6) ENSURE THAT ANY CHANGES IN CONSTRUCTION PLANS ARE ADDRESSED IN THE SWPPP; AND 7) TO AID IN THE IMPLEMENTATION OF THE SWPPP PLAN, THE PROJECT WILL HAVE RANDOM SITE VISITS BY THE DESIGN TEAM AS WELL AS A FULL TIME INSPECTOR(S) ONSITE. 4. EXPOSED SOILS MUST BE STABILIZED AS SOON AS POSSIBLE TO LIMIT SOIL EROSION BUT IN NO CASE LATER THAN 14 DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE HAS TEMPORARILY OR PERMANENTLY CEASED. CONTRACTOR SHALL PERIODICALLY WATER EXPOSED SOILS TO REDUCE DUST. 5. TEMPORARY OR PERMANENT DRAINAGE DITCHES OR SWALES WITHIN 200 LINEAL FEET FROM THE PROPERTY EDGE, OR FROM THE POINT OF DISCHARGE INTO A SURFACE WATER, SHALL BE STABILIZED WITHIN 24 HOURS OF CONNECTION TO DISCHARGE POINT OR SURFACE WATER. 6. EXPOSED SLOPES ARE TO BE LEFT ROUGH, NOT SMOOTH, UNTIL PERMANENT STABILIZATION IS IMPLEMENTED. 7. EXCAVATIONS AND OTHER SOIL DISTURBING ACTIVITIES SHALL BE KEPT TO PRACTICAL MINIMUMS. NATURAL VEGETATION SHALL BE PRESERVED WHEN POSSIBLE. 8. THE CONTRACTOR SHALL MINIMIZE DUSTY CONDITIONS BY REGULARLY WATERING EXPOSED SOILS. 9. SILT FENCE SHALL BE INSTALLED PRIOR TO CONSTRUCTION AS SHOWN ON EROSION CONTROL PLAN SHEET. IF SILT FENCE BECOMES DAMAGED IT SHALL BE IMMEDIATELY REPAIRED OR REPLACED. SEDIMENT SHALL BE REMOVED FROM THE SILT FENCE PERIODICALLY AND/OR UPON THE COLLECTION OF SEDIMENT TO A POINT OF 1/3 THE FENCE HEIGHT. SILT FENCE SHALL REMAIN IN PLACE UNTIL FINAL TURF ESTABLISHMENT HAS OCCURRED (70% COVERAGE). 10. TEMPORARY STOCKPILES ARE NOT TO BE PLACED IN STORM WATER CONVEYANCES OR SURFACE WATERS AND THEY ARE TO BE SURROUNDED BY SILT FENCE. 11. ALL STORM SEWER INLETS AND CULVERT INLETS ARE TO BE PROTECTED BY APPROPRIATE APPROVED BMP'S DURING CONSTRUCTION AND UNTIL ALL SOURCES OF POTENTIAL SEDIMENT PRODUCTION ARE STABILIZED. BMP'S MUST BE IN PLACE PRIOR TO BEGINNING ANY CONSTRUCTION ACTIVITIES. 12. ALL AREAS NOTED TO BE SEEDED SHALL BE FINISHED GRADED PRIOR AND FREE OF LARGE CLUMPS. ALL SEE SHALL BE INSTALLED WITH A BRILLION TYPE SEEDER OR DRILL SEEDED. HYDRO -MULCH SHALL BE APPLIED AT A RATE OF 45LBS PER 1,000 SQUARE FEET WITH A TACKING AND BONDING AGENT TO ENSURE LASTING STABILIZATION. 13. BIORETENTION MEDIA COMPOSITION A. MN STORMWATER MANUAL MIX B: ENHANCED FILTRATION BLEND. 14. SEED MIXTURE (SEE LANDSCAPING PLAN FOR LOCATIONS) A. MNDOT 25-151 HIGH MAINTENANCE TURF SEED MIX B. MNDOT 33-261 STORMWATER SOUTH & WEST SEED MIX EROSION CONTROL TEMPORARY MAINTENANCE PLAN: 1. PUT PREVENTIVE MEASURES (BMP'S) IN PLACE PRIOR TO DISTURBANCE OF SURFACE COVER AND BEFORE PRECIPITATION OCCURS. SEE SHEET C2.0 EROSION CONTROL/STORM SEWER PLAN. 2. CHECK EROSION CONTROL DEVICES (BMP'S) AFTER EVERY RAINFALL EVENT AND/OR ON A WEEKLY BASIS. 3. IF ANY SEDIMENTATION OCCURS, INSTALL OR CORRECT PREVENTIVE MEASURES IMMEDIATELY AT NO COST TO OWNER; REMOVE DEPOSITED SEDIMENTS; COMPLY WITH REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION. 4. PUMP DRY STORM MANHOLE SUMPS AND REMOVE DEPOSITED SEDIMENTATION AFTER EACH RAIN EVENT UNTIL PERMANENT EROSION CONTROL IS ESTABLISHED. 5. CHECK ALL WATERWAYS FOR SEDIMENTATION AFTER EACH RAIN EVENT. REMOVE DEPOSITED SEDIMENT AS REQUIRED. SWPPP DESIGNER: 1. SWPPP WAS PREPARED BY PERSONNEL CERTIFIED IN THE DESIGN OF STORM WATER POLLUTION PREVENTION PLANS (SWPPP). 2. JOSHUA M. MAGELKY, P.E. MBN ENGINEERING, INC. JOSH.MAGELKY@MBNENGR.COM 503 7TH STREET N., SUITE 200 MONTICELLO, NO 58102 PHONE NUMBER: 701-478-6336 3. A COPY OF THE DESIGNERS CERTIFICATION IS SHOWN BELOW: EXISTING SYMBOL LEGEND: 6. MAINTAIN TEMPORARY PREVENTIVE MEASURES UNTIL PERMANENT MEASURES HAVE BEEN ESTABLISHED. > 7. GRASS AREAS MUST BE 70% ESTABLISHED IN ORDER TO BE CONSIDERED PERMANENT W EROSION CONTROL. 8. SEE EROSION CONTROL SPECIFICATION (01 5713) FOR ALL OTHER REQUIREMENTS. EROSION CONTROL PERMANENT MAINTENANCE •7w.11t 1. IT IS THE OWNER'S RESPONSIBILITY TO INSPECT AND MAINTAIN THE PERMANENT STORMWATER MANAGEMENT BMP'S THROUGHOUT THE LIFE OF THE IMPROVEMENTS TO THE DESIGNED SWPPP REQUIREMENTS. 2. INSPECTIONS AND MAINTENANCE SHALL OCCUR AT LEAST ONCE PER YEAR. 3. THE MINIMUM INSPECTION/MAINTENANCE REQUIREMENTS FOR SUMMER ARE LISTED BELOW: A. PUMP DRY STORM MANHOLE SUMPS AND REMOVE DEPOSITED SEDIMENTATION. B. CHECK ALL WATERWAYS FOR SEDIMENTATION. REMOVE DEPOSITED SEDIMENT AS REQUIRED. C. INSPECT INLETS AND OUTLETS. ENSURE THEY ARE FREE FLOWING AND NO DEBRIS IS BLOCKING THEM. 4. GENERAL WET POND INSPECTION/MAINTENANCE REQUIREMENTS: A. NO PILING OF SNOW SHALL BE ALLOWED IN POND. B. WET POND SHALL BE INSPECTED FOR EXCESS SEDIMENTATION FOLLOWING SIGNIFICANT RUNOFF EVENTS. C. WHEN MORE THAN EXCESS SEDIMENT HAS ACCUMULATED IN THE WET POND IT SHALL BE REMOVED. 5. RECORDS OF ALL INSPECTIONS AND MAINTENANCE SHALL BE KEPT BY THE OWNER AND COPIES SHALL BE SUBMITTED TO PERMITTING AGENCIES IMMEDIATELY UPON THEIR REQUEST. 6. CORRECTIVE ACTIONS AS DIRECTED BY PERMITTING AGENCIES SHALL BE COMPLETED WITHIN 14 DAYS OF THEIR NOTIFICATION OR SOONER IF REQUIRED. BENCHMARKS: 1. TOP NUT OF HYDRANT ±760' SOUTH OF CHELSEA RD & CEDAR ST, EAST SIDE OF CEDAR ST. ELEVATION=965.15 2. TOP NUT OF HYDRANT ±350' SOUTH OF CHELSEA RD & CEDAR ST, EAST SIDE OF CEDAR ST. ELEVATION=963.22 3. TOP NUT OF HYDRANT NE QUADRANT OF CHELSEA RD & CEDAR ST. ELEVATION=964.14 4. TOP NUT OF HYDRANT ±300' EAST OF CEDAR ST & CHELSEA RD & SOUTH SIDE OF CHELSEA RD. ELEVATION=962.17 5. TOP NUT OF HYDRANT ±270' WEST OF EDMONSON AVE NE & CHELSEA RD & SOUTH SIDE OF CHELSEA RD ELEVATION=964.01 6. TOP NUT OF HYDRANT ±300' SOUTH OF CHELSEA RD & EDMONSON AVE NE, EAST SIDE OF EDMONSON AVE NE. EXISTING STORM INLET EXISTING STORM MANHOLE EXISTING SANITARY MANHOLE EXISTING FIRE HYDRANT EXISTING GATE VALVE EXISTING UTILITY POLE EXISTING LIGHT POLE EXISTING UTILITY PEDESTAL EXISTING UTILITY METER EXISTING TREE EXISTING UNDERGROUND POWER LINE EXISTING OVERHEAD POWER LINE EXISTING SANITARY SEWER LINE EXISTING WATERMAIN LINE EXISTING STORM SEWER LINE EXISTING UNDERGROUND TELEPHONE LINE EXISTING GAS MAIN LINE DEMOLITION SYMBOL LEGEND: REMOVE EXISTING CONCRETE SIDEWALK REMOVE EXISTING ASPHALT PAVEMENT REMOVE EXISTING CONCRETE CURB & GUTTER UTILITY SYMBOL LEGEND: -(D- 4- 0) - 0 O 0 ST ST w s ST ISI 0% i` NEW GATE VALVE NEW FIRE HYDRANT NEW SANITARY CLEANOUT NEW SANITARY MANHOLE NEW PVC STORM INLET NEW STORM INLET NEW STORM MANHOLE NEW WATERMAIN LINE NEW SANITARY SEWER LINE NEW STORM SEWER LINE NEW WATERMAIN FITTING NEW SANITARY SEWER FITTING NEW STORM SEWER FITTING GRADING SYMBOL LEGEND: 900.00RIM NEW RIM ELEVATION 900.00TP NEW TOP OF PAVEMENT ELEVATION 900.00FG NEW FINISHED GRADE ELEVATION 900.00G NEW GUTTER ELEVATION 900.00TC NEW TOP OF CURB ELEVATION 900.00SW NEW SIDEWALK ELEVATION M.E. MATCH EXISTING ELEVATION 1.0% NEW SLOPE & DIRECTION OF FLOW PAVING SYMBOL LEGEND: NEW 4" REINFORCED CONCRETE SIDEWALK NEW 6" REINFORCED CONCRETE PAVEMENT T NEW ACCESSIBLE SIGN x NEW FENCE EROSION CONTROL SYMBOL LEGEND: S NEW INLET PROTECTION SF ST NEW INLET PROTECTION SF ST NEW INLET PROTECTION SF BR NEW BIOROLL -SF- NEW SILT FENCE NEW CONSTRUCTION ENTRANCE cn W 0 Z MBN ENGINEERING MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE. 701.478.6336 FAX. 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 NOTES LOT 2 COM WAOCRT RCA E SECOND ADD PON RIM= 959.Q3 INV W= 95 . INV S 955.7 RIM= 959.E NV= 956.09 Easterly line of Cedar Stre Old State Highway No. 25 M ERC AD \ZA 25 CIC NUMBER 25... CHELSEA CO MONS... RIM= 960 / BL0/K1 LOT 2 i LOT 3 BLOCK 1 LLJ i LOT 4 0 n-- E, W 1 E S 0 25 50 100 SCALE: 1 INCH = 50 FEET MBN ENGINEERING MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE: 701.478.6336 FAX. 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS I MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 C C HUMBER 25... CHELSEA COMMONS... WAOBRT RBA L SECOND ADD PON RIM= 959.Q3 INV W= 95 . INV S 955.7 RIM= 959.E NV= 956.09 Easterly line of Cedar Stre Old State Highway No. 25 M ERC A \ZA 25 LOT 4 ST MH #23 (48") W/ INLET CASTING AND GRATE , RIM 963.00 -INV E 954.69 (15" HDPE) INV NE 954.69 (15" HDPE) jecY�, 1Sm I CEDAR STREET ADD T 0 OUTLOT A 1 BLOCK PVC INLET #19 RIM 965.30 INV S (12" HDPE) I� 85LF-12" HDPE ST @ 0 tPVC INLET #18 RIM 965.30 IINV N (12" HDPE) INV S (12" HDPE) m II T CO 85LF-12" HDPE ST @ 0 i PVC INLET #17 I RIM 965.30 INV N (12" HDPE) INV S (12" HDPE) o 85LF-12" HDPE ST @ a i Z PVC INLET #16 RIM 965.30 INV N (12" HDPE) INV S (12" HDPE) B � I-42LF-12" HDPE ST @ W T E S 0 25 50 100 SCALE: 1 INCH = 50 FEET ac W Bc W O m O H N J O H Z O V ENGINEERINGMBN MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE: 701.478.6336 FAX: 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 C2.0 M ERC AB \ZA 25 LOT 4 C C HUMBER 25... CHELSEA COMMONS... LOT 3 LOT 4 LOT 2 BOCK 1 COM ERC AL COURT RIM- 961 LOT 5 LOT 6 LOT 1 R ti chm rk RIM= 960.15 INV N- 956.15 INV S= 955.75 3 w S R3 w INV INV E- 950.20 W= 950.15 RIM= 959.70 INV- 955.90 (12" RCP) ST \ W LOT 2 Permanent Easement for street, utility, and draina e purpRes per Doc. No. 84554 I\ SIM= 958.73 NV= 955.63 BOOK 1 BOX RIM= 959. 4 W WCHWW CHELSEA ROAD W AD s S s st RIM= 957.75 INV N= 953.65 INV S- 953.55 LOT 3 South line of the North 586.37 feet of the N1/2 NW1 /4 RIM= 961 w " PVC SDR 526 s s S S 2 ST' RCP ST ST ST ST -ST Benchmar IM= 961.12 dV= 956.62 12" RCP) ST 16" DIP OL50 W w w- S ST -ST -ST -ST S s 8" PVS SDR -26 18 RSP s BLOCK 1 LOT 4 sR RIM- 94.60 -" INV- 96U.94 RIM- 964 88 RIM= - 5.26 -S ST Q I SI - _ P-BUK r U 3 e n C m + ST ST _ R S n S 5- (j / \ TU 27' RC _ 5 s 5 5 s ti � / \ s RCp 2„ RCP _ sem- 5 s s S s P-su J S= S- S 5 S s -S P -BUR P -BUR P -BUR P -BUR R S- S -------- N�------------------------ \ ---------- z ---------- � � E 96 .o (15" RC B FL 953.02 \ R 953.13 11 3 / 4 11 Z RIM= 960. � U N ; I 3 'I II FIRE HYDRANT i SAN MH #3 (48") 0 / F.G. ELEV RIM p U� CROSSING INFO 6" GATE VALVE 8"x4" TEE INV W (8" PVC) D W R R R R R R R R R / FIRE HYDRANT I 8"x4" TEE 5LF-6" DR18 C900 PVC WM 4" GATE VALVE INV S (6" PVC) ' / F.G. ELEV 8"x4" TEE I SAN MH #1 48" 4" GATE VALVE I 13LF-4" DR18 C900 PVC WM INV E 8" PVC �� / 6" GATE VALVE 4 GATE VALVE ( ) 13LF-4" DR18 C900 PVC WM 8'x6" TEE ( ) SECOND A D D T O H R R") / \ 5LF-6" DR18 C900 PVC WM 13LF-4" DR18 C900 PVC WM RIM T.O.P. T.O.P. T.O.P. INV SW " PVC) SAN MH #2 48' R 3 , R 8"x6" TEE I INV E (8" PVC) '( ) I 6" GATEVALVEINV W 8TEE RIM " PVC 8"x6" TEE 6" GATEWM VALVEProposed 50 foot wide 13LF-6" DR18 C900 T.O.P. INV E (8" PVC) 13LF-6" DR18 C900E VCOLWM VE 52LF-8" DR18 C900 SDR26 I / ( ) Ben rk 13LF-6" DR18 C900 PVC WM I Access E ( ) PVC SAN @ 0.40% / - 270LF-8" SDR26 PVC SAN @ 0.40% ST � � � � � T.O.P. I CROSSING INFO � � II RIM- 959. 3 % \\ - - s s -- - - -- ---- -- " SDR26 PVC SAN @ 0.40% -326LF 8 S s R _ - - --- LOT 2 INV W = 95 3 52LF-8" DR18 C900 PVC WM' / W Sr 84L -8" DR18 C900 PVC WM _ - - - - ISTIN S -- - INV S- 955.7 ____ _J -- - --- -- s -_-------- - - - - -- - --- CONNECT TO EX - - - - 2 W sT � s \� sT � 49LF-8" C900 PVC WM - - -- -- -- - - RIM= 964. INV W 950.25 / 8"-11.250 BEND ST- - - - - - - - - w - - -- - - - - w w11 w w w w INV= 9435LF-8" 91.4��DR18 C900 PVC WM RR / T.O.P. _ / _ 63LF-8" DR18 C900 PVC WM 150LF-8" DR18 C900 PVC WM 8"x6" TEE RIM= 959. 3 / ° / / 6"-30° BEND- 8"x6" TEE sT �T sTT•O'P p ro at stub Io at s w sr 8"-22.50 BEND T.O.P. ° sT E HYDRANT �n a NV= 956.09 / ST T.O.P. -ST 78LF-8" DR18 C900 PVC WM / T.O.P. / / 4"-30 BEND R pe cit s uilt dra ° PE T.O.P. 68LF-6" DR18 C900 PVC WM 98LF-8" DR18 C900 PVC WM ryc 149LF-8" DR18 C900 PVC WM 6" GATEVALVE 8"-45 BEND T.O.P. 91 LF -8" DR18 / / / 1 5LF-6" DR18 C900 PVC WM 81 LF -6" SDR26 PVC SAN @ 2.0%� r_ k;� I Easterly line of Cedar Stre /k/aR CROSSING INFO Old State Highway No. 25 / 182LF-8 DR18 C900 PVC WM 82LF-6" SDR26 PVC SAN @ 2.0 0 8"x6" TEE�j� 1� 6" PVC WM 7S gefthm �R 6" PVC WM R T.O.P 959.00 T.O.P 957 r -n n y COORDINATE 31 LF -6" SDR26 PVC SAN @ 2.0% .00 / 6" PVC SAN6" PVC WM 6" PVC SAN W/ MECHANICAL) (COORDINATE INV 6"-300 BEND W/ MECHANICAL) 4" PVC WM / ° T.O.P 958.00 INV 219LF-6" DR18 C900 PVC WM 6" PVC SAN (COORDINATE T.O.P. (COORDINATE (COORDINATEINV W/ MECHANICAL s / / T 959.00 ) W/ MECHANICAL) W/ MECHANICAL) (COO 3 (COORDINATE (COORDINATE 4" PVC WM / y F. F. 966 .O O T.O.P W/ MECHANICAL) W/ MECHANICAL) w 4" PVC WM m W/ MECHANICAL) T.O.P 958.00 R RV_ 960.85 / / ST ST Q W/ MECHANICAL) Q I II C� y� 198LF-6" DR18 C900 PVC WM ■o Q 01 B FIRE HYDRANT`' ■ o oRR RIM- 960.84 / / 4k F.G. ELEV L,L woo T / INV W= 953.84 6" GATE VALVE ■ ° INV E= 953.94 ``-- s ` ST 21LF-6" DR18 C900 PVC WM F I LLJ 7 6"-90° BEND o ° U/ FIRE HYDRANT E•`= Z 3 R / F.G. ELEV sp 0�� R ST 6" GATE VALVEsr ST �-0 C L_ ±954.21 y LLI 3 �a (15" RCP) s -� m R Z 6 ST W R 0 Q e 960.00 W-77 ssz�:o°o° South line of the N1/2 NWR� 963.00 sr sT Potential Encroa hn er 0 964.00 $T sT In 965.00 Line not locate (R ST ST ST ST sT ________ - ---------------- sT ST _ _ _ _ ST- ST ------------ ST ST - - - - - - - - - - - - - - - - sT ST ST _ - -\ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - P -BUR P -BUR - - - - P -BUR P -BUR - - - - P -BUR P -BUR P -BUR P -BUR P -BUR P -BUR P -BUR P -BUR P -BUR P -BUR P -BUR P -BUR O P -BUR P -BUR P -BUR /\RIM= 961.76 INV W- 954.66 INV E= 954.76 CEDAR STREET ADD T OH OUTLOT A RIM= 963 k3 NV 950.-/8 E N 0 T PLATTED LLJ W T E S 0 25 50 100 SCALE: 1 INCH = 50 FEET MBN ENGINEERING MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE: 701.478.6336 FAX: 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS I MONTICELLO, MINNESOTA IMBN JOB #: 19-200 DATE: 10-23-19 I C3.OI W T S E 0 100 25 50 SCALE: 1 INCH = 50 FEET ENGINEERINGMBN MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE., 701.478.6336 FAX., 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 C4.O LOT 3 LOT 2 COM WAOBRT RBA B SECOND ADD PON LOT 2 Easterly line of Cedar Stre Old State Highway No. 25 M ERC AD \ZA 25 LOT 4 C C HUMBER 25000 CHELSEA COMMONS... LOT 1 LOT 2 CHELSEA ROAD LOT 3 BLOCK 1 LLI i LOT 4 0 B � Q Q W T E S 0 25 50 100 SCALE: 1 INCH = 50 FEET MBN ENGINEERING MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE: 701.478.6336 FAX: 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS I MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 C500 CHELSEA ROAD W 1 E S 0 25 50 100 SCALE: 1 INCH = 50 FEET MBN ENGINEERING MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE: 701.478.6336 FAX. 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS I MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 1 C6.OI MANHOLE COVER SHF -CONCEALED PICK B -"0" RING GASKET 3-2" ADJUSTING RI MANHOLE STEP 12" (SEE DETAIL) 48" DIA. PRECAST CONCRETE MANHOLE TING FRAME & COVER B C D NAH FOUNDRY CO. F MANHOLE FRAME 3-2" ADJUSTING 733 OR EAST JORDAN 8" & COVER RINGS 5-AGSSA OR APPROVED 6" \\\ 8" 4L 78" 72" PRECAST CONCRETE 27" 8" 86" COVER 'D' THICKNESS 84" 1 8" 27" 7k"" x 'E' DIAMETER 106" NOTE: 9" C' 8" 114" ECCENTRIC CONE IF INLET CASTING & GRATE IS 10" 27" 12" D' JIBED REQUIRED: NEENAH R-3405 OR 11" 27" 12" 1 142" 154" O "SANITARY" IN THE APPROVED EQUAL NEENAH R-3405 OR APPROVED EQUAL MAX SANITARY LOWER 45° CENTER OF THE COVER IN NON -EXTRUDING PREMOLDED NOTE: O O O O 1/2" ROD BACK-UP MATERIAL FILL BOLLARD W/ 4,500 PSI (SCH. 80) GALV. LEAD PIPE 6" TEE CONCRETE - ROUND OFF TOP & PIPE BOLLARD MAIN O O O MANHOLE CASTING FRAME AND COVER TRANSITION CURB FOR MANHOLE STEPS INSTALL PLASTIC CAP TO MATCH SUPPLIED BY OWNER O O PLYWOOD 18 RIP RAP SHALL BE NEENAH FOUNDRY CO. R-1733 SIZE OF (SEE DETAIL) IF MANHOLE CASTING FRAME AND COVER MANHOLE COVER SEAL OR EAST JORDAN 1205-AGSSA OR TRANSITION CURB FOR us IS REQUIRED: NEENAH FOUNDRY CO. (SEE DETAIL "A") O O VL RUBBER GASKET ON APPROVED EQUAL R-1733 OR EAST JORDAN 1205-AGSSA CONCRETE BLOCK O O O FENCE DETAIL BASED ON PIPE DIA. JOINTS (JOINT TO COVER ' T ASTM 433 NOTE: TABLE OF REQUIRED BEARING AREAS 7, NOT -TO -SCALE FRAME UIREMENT) ALL JOINTS AND LIFTING HOLES TO BE O2 NOTE: () NOTE: ALL JOINTS AND LIFTING HOLES TO BE MORTARED MORTARED _ 3/4" NOTE: AT 10'0" MANHOLE COVER SEAL 7/8" COVER (301A) NOTE: BUTYL RUBBER GASKET ON 'B' 'A' PVC & HDPE CONNECTIONS TO STORM B' ALL JOINTS (JOINT TO MEET PAVING. MANHOLES AND INLETS SHALL BE THICKNESS OF THE ADJOINING FRAME (301-7) io ASTM 433 REQUIREMENT) 24 1/8" MUNICIPAL CASTINGS Z LOK STM OR APPROVED EQUAL NOTE: OR EQUAL WHEN SEPARATE CURB IS PAVEMENT WITH EITHER INTEGRAL PICKBAR PVC CONNECTIONS TO STORM MANHOLES SIGN POST AND INLETS SHALL BE MADE WITH GPK 2. PLACE DUMMY JOINT TO MATCH INSTALLED WITH CONCRETE PAVING DOVETAILED INTO MANHOLE MANHOLE ADAPTER OR APPROVED EQUAL. MANHOLE COVER COVER PANEL SPACING FOR CONCRETE PRECAST CONCRETE MANHOLE MANHOLE - 'A' DIAMETER DIMENSION TABLE PICKBAR =INISHED GROUND PRECAST MONOLITHIC to v iw-20 MILS OF COAL TAR MANHOLE W/ GASKET .w o EPDXY OR APPROVED EQUAL ASSEMBLY FOR a ~ ON BOTTOM SECTION OF > 8" TO 15" DIA. MAINS o MANHOLE N 1 1/4" CRUSHED ROCK TO BE USED TO SUPPORT PIPE IN OVEREXCAVATED AREA prog & 1/2 WAY UP PIPE 6" OF 1 1/4" ROCK UNDER MANHOLE BASE NOTE: LIFT HOLES TO BE MANUFACTURED WATER PROOF (i SANITARY SEWER MANHOLE 48" DETAIL C7. NOT -TO -SCALE RESTRAINER ROD ROD RESTRAINER RESTRAINING ROD PIPE1 SERRATIONS PIPE SERRATIONS 2" TO 12" DIA. 14" TO 36" DIA. A PIPE DIAL A B C D E F 48" 5" 27" 8" 58" 64" 60" 6" 27" 8" 72" 78" 72" 7" 27" 8" 86" 92" 84" 1 8" 27" 8" 100" 106" 96" 9" 27" 8" 114" 120" 108" 10" 27" 12" 128" 140" 120" 11" 27" 12" 1 142" 154" CONCRETE SHELF SEAL VOID AROUND PIPE WITH CONCRETE D 1 1/4" CRUSHED ROCK IN OVER -EXCAVATED AREAS PRECAST CONCRETE BASE - 'D' THICKNESS x 'F' DIAMETER (NO. 4 BARS, 12" O.C. E.W., SINGLE MAT FOR 8" SLAB AND DOUBLE MAT FOR 12" SLAB) (i STORM MANHOLE 48" - 120" DETAIL 7. NOT -TO -SCALE INLET CASTING & GRATE - 3 -2" ADJUSTING RINGS OPENING CAST IN BARREL FOR INLET LEAD 4" FILLET AROUND INTERIOR 3'-3" DIAMETER CONCRETE BASE- (REINFORCE ASEJ(REINFORCE AS PER ASTM C478) (I)STORM INLET 27" DETAIL 7. NOT -TO -SCALE co M LINTERIO:RWALL-1 0000 MANHOLE 27" DIA. PRECAST CONCRETE BARREL 19' NOTE: UPPER 45° BEND (REINFORCE SAME AS 27" RCP ASTM 2' TEE & PLUG BLOCKING SHOWN, (OR PLUG) DESIGNATION C76-68) TAPPING SLEEVE BLOCKING 3' 13' 45' SIMILAR 6" SDR 26 PVC O O O 1" DIA. KNOBS 3' RISER PIPE CONCEALED PICKBAR O O NOTE: ALL FITTINGS TO WRAPPED IN (LENGTH VARIES) 8' (SEE DETAIL "B") O O O O BACKFILL 16" 47' 20' O O 5' 52' 84' 36 O O O O O MANHOLE COVER SHALL BE THRUST NOTE: 18 O O O O CAST WITH THE WORD FILM INLET CASTING & GRATE SHALL BE MAIN O O O O O O "SANITARY" IN THE SQ. NEENAH R-3405 OR APPROVED EQUAL MAX SANITARY LOWER 45° CENTER OF THE COVER IN NON -EXTRUDING PREMOLDED SEWER BEND O O O O 1/2" ROD BACK-UP MATERIAL FILL BOLLARD W/ 4,500 PSI (SCH. 80) GALV. LEAD PIPE 6" TEE CONCRETE - ROUND OFF TOP & PIPE BOLLARD MAIN O O O O LETTERS 2 INCHES HIGH. TRANSITION CURB FOR SIDEWALK) INSTALL PLASTIC CAP TO MATCH SUPPLIED BY OWNER O O PLYWOOD 18 RIP RAP NOTE: SIZE OF O O O O IF MANHOLE CASTING FRAME AND COVER MANHOLE COVER SEAL O O O TRANSITION CURB FOR us IS REQUIRED: NEENAH FOUNDRY CO. (SEE DETAIL "A") O O 1/2" PLYWOOD SQ. R-1733 OR EAST JORDAN 1205-AGSSA CONCRETE BLOCK O O O FENCE DETAIL BASED ON PIPE DIA. OR APPROVED EQUAL COVER ' THRUST 1/2" PLYWOOD BLOCK TABLE OF REQUIRED BEARING AREAS 7, NOT -TO -SCALE FRAME O1 NOTE: O2 NOTE: () NOTE: ALL JOINTS AND LIFTING HOLES TO BE 25 MORTARED _ 3/4" 1. PLACE DUMMY JOINT AT 10'0" MANHOLE COVER SEAL 7/8" COVER (301A) NOTE: (SEE DETAIL "A") MUNICIPAL CASTINGS PVC & HDPE CONNECTIONS TO STORM O.C. FOR ASPHALT PAVING. MANHOLES AND INLETS SHALL BE THICKNESS OF THE ADJOINING FRAME (301-7) io MADE WITH A LOK PRODUCTS, INC. 24 1/8" MUNICIPAL CASTINGS Z LOK STM OR APPROVED EQUAL 26 1/2" OR EQUAL WHEN SEPARATE CURB IS PAVEMENT WITH EITHER INTEGRAL PICKBAR SIGN POST NEOPRENE GASKET 2. PLACE DUMMY JOINT TO MATCH INSTALLED WITH CONCRETE PAVING DOVETAILED INTO MANHOLE MANHOLE COVER COVER PANEL SPACING FOR CONCRETE MANHOLE ADS 1299CGS INLET PICKBAR =INISHED GROUND COVER CASTING & GRATE FRAME VARIABLE ADS 2712AG ADAPTOR #4 BARS @ 24" O.C. E.W. 12" STORM SEWER ANCHOR UNIT (48")may LINE DETAIL "A" DETAIL "B" 12"-90° BEND #3 BARS @ 24" O.C. E.W. D 6 SANITARY MANHOLE COVER CASTING DETAIL STEP NEW 12" STORM SEWER 7. NOT -TO -SCALE INTERIOR WALL OF MANHOLE r -4 s PVC INLET DETAIL REBAR MANHOLE C7. NOT -TO -SCALE STEP NOTE: STEP SHALL BE CONSTRUCTED OF 1/2" REINFORCING ROD AND COMPLETELY ENCASED SUBGRADE FIRE HYDRANT HYDRANT LEAD PIPE IN A CORROSION RESISTANT RUBBER OR POLYPROPYLENE PLASTIC, WHICH WILL RESIST DETERIORATION FROM HYDROGEN SULFIDE OR OTHER CHEMICALS AND GASES 30" MIN. LOWER 45° BEND RISER PIPE -6" SDR 26 PVC (LENGTH VARIES) UPPER 45° BEND (OR SANITARY PLUG) SEWER WYE 6" SANITARY SEWER SERVICE SANITARY SEWER MAIN LL NOTE: NOTE: ANGLE OF TEE FROM IF LENGTH OF RISER IS 5 VERTICAL MAY BE VARIED FEET OR GREATER, 1 1/4" TO SUIT HEIGHT OF RISER CRUSHED ROCK BEDDING WILL BE USED TO ENCASE THE WYE AND LOWER BEND 7 SANITARY SEWER RISER DETAIL 7, NOT -TO -SCALE HYDRANT ENCOUNTERED IN MANHOLE APPLICATION. ALSO, STEP SHALL HAVE A VERTICAL 1. 1. SLOPE AS REQUIRED RISER RESISTANCE OF 400 LBS., AND A PULLOUT RESISTANCE OF 1000 LBS. SUCH AS: MIN. p MIN. BY OSHA WATEROUS FIRE GATE VALVE THE WEDG-LOC STEP BY DELTA PIPE PRODUCTS OR APPROVED EQUAL. HYDRANT HYDRANT TEE O O LEAD PIPE PVC PIPE PVC PIPE 1/2" 6" TEE a \\ �\ pO PLYWOOD /\/ w 1/2" O BEARING 4 MANHOLE STEP DETAIL /� a z PLYWOOD 01 SURFACE 6" GATE y/ �j o " 6" TEE AR70 7. NOT -TO -SCALE O w o BEARING O O VALVE o \\j \\\ a m SURFACE L CONCRETE RESTRAINED JOINT / BLOCK DRAINAGE W/STAINLESS STEEL BOLTS v \\ ROCK INITIAL COMPACTION AT 6" GATE NOTE: PVC, PE, & CS PIPE MIDPOINT OF PIPE WITH VALVE FIRE HYDRANT OPERATING & CAP NUTS: CITY MECHANICAL TAMPER. • RESTRAINING DEVICES SHALL MEET OR OF MOORHEAD STANDARDS CONCRETE DRAINAGE EXCEED THE REQUIREMENTS OF ASTM F 1694 BOLTS BELOW GROUND TO BE INSIDE CITY OF MOORHEAD RIGHT-OF-WAY: BLOCK ROCK APPROVED TYPES ARE UNIFLANGE STAINLESS STEEL 2 1/2" HOSE CONNECTION 1. INSTALL CONTROL DENSITY FILL (MIX NOTE: PVC PIPE RESTRAINTS & EEBA DESIGN 150PSI) WATEROUS FIRE 1. OPERATING & CAP NUTS: IRON SERIES 2000 PV (NATIONAL STANDARD THREADS) LOWER STANDPIPE OF HYDRANT CITY OF MONTICELLO • ALL METAL FITTINGS AND RESTRAINING v O 4 1/2" PUMPER NOZZLE HYDRANTS SHALL BE WRAPPED NEW SEWER/WATERMAIN 2. INSTALL GEOTEXTILE FABRIC AT STANDARDS. DEVICES TO BE WRAPPED IN POLYETHLENE WITH POLYETHLENE SUBGRADE ELEVATION. PRODUCT: 2 1/2" HOSE CONNECTION 2. BOLTS BELOW GROUND TO BE PLASTIC (8 MIL MIN.) a (NATIONAL STANDARD THREADS) MIRAFI TYPE HP465. SEW WITH A (NATIONAL STANDARD THREADS) STAINLESS STEEL. 16" TRAFFIC FLANGE DOUBLE J SEAM STITCH. 3. LOWER STANDPIPE OF ALL GROUND - 4 1/2" PUMPER NOZZLE HYDRANTS SHALL BE WRAPPED TYPICAL INSTALLATIONS BREAK -OFF SECTION LINE 4' WIDE/2" THICK (NATIONAL STANDARD THREADS) WITH POLYETHYLENE FILM. POLYSTYRENE 12 AGGREGATE BEDDING DETAIL RESTRAINED LENGTHS OF PVC PIPE ki NOM. 90° 45° 22.5° 11.25° SIZE ON VALVE/ PIPE BEND BEND BEND BEND SIZE DEAD - SIZE (L) (L) (L) (L) TEE(L)* END(L) 6" 19' NOTE: UPPER 45° BEND 2' 2' TEE & PLUG BLOCKING SHOWN, (OR PLUG) 25' 11' TAPPING SLEEVE BLOCKING 3' 13' 45' SIMILAR 6" SDR 26 PVC 13' 6' 3' RISER PIPE S5' 12" NOTE: ALL FITTINGS TO WRAPPED IN (LENGTH VARIES) 8' 4' POLYETHYLENE (8 MIL MIN.) BACKFILL 16" 47' 20' (SEE DETAIL) 5' 52' 84' 36 POLYETHYLENE w THRUST co f=, 18 NEW WATER BLOCK FILM MAIN 30° AGGREGATE BASE �12" SCARIFY R SQ. CD MAX SANITARY LOWER 45° SQ. NON -EXTRUDING PREMOLDED SEWER BEND 1/2" ROD BACK-UP MATERIAL FILL BOLLARD W/ 4,500 PSI (SCH. 80) GALV. LEAD PIPE 6" TEE CONCRETE - ROUND OFF TOP & PIPE BOLLARD MAIN PLYWOOD TRANSITION CURB FOR SIDEWALK) INSTALL PLASTIC CAP TO MATCH SUPPLIED BY OWNER CUT TO PLYWOOD 18 RIP RAP DETAIL SIZE OF PLUG BEARING 18" (3' TRANSITION CURB FOR SURFACE L) SO. 7' SQ. 1/2" PLYWOOD SQ. THIS BEARING AREA CONCRETE BLOCK is 7' CHAIN LINK FENCE DETAIL BASED ON PIPE DIA. (4" x 6" x 12") OPPOSITE ' THRUST 1/2" PLYWOOD BLOCK TABLE OF REQUIRED BEARING AREAS 30" MIN. LOWER 45° BEND RISER PIPE -6" SDR 26 PVC (LENGTH VARIES) UPPER 45° BEND (OR SANITARY PLUG) SEWER WYE 6" SANITARY SEWER SERVICE SANITARY SEWER MAIN LL NOTE: NOTE: ANGLE OF TEE FROM IF LENGTH OF RISER IS 5 VERTICAL MAY BE VARIED FEET OR GREATER, 1 1/4" TO SUIT HEIGHT OF RISER CRUSHED ROCK BEDDING WILL BE USED TO ENCASE THE WYE AND LOWER BEND 7 SANITARY SEWER RISER DETAIL 7, NOT -TO -SCALE HYDRANT ENCOUNTERED IN MANHOLE APPLICATION. ALSO, STEP SHALL HAVE A VERTICAL 1. 1. SLOPE AS REQUIRED RISER RESISTANCE OF 400 LBS., AND A PULLOUT RESISTANCE OF 1000 LBS. SUCH AS: MIN. p MIN. BY OSHA WATEROUS FIRE GATE VALVE THE WEDG-LOC STEP BY DELTA PIPE PRODUCTS OR APPROVED EQUAL. HYDRANT HYDRANT TEE O O LEAD PIPE PVC PIPE PVC PIPE 1/2" 6" TEE a \\ �\ pO PLYWOOD /\/ w 1/2" O BEARING 4 MANHOLE STEP DETAIL /� a z PLYWOOD 01 SURFACE 6" GATE y/ �j o " 6" TEE AR70 7. NOT -TO -SCALE O w o BEARING O O VALVE o \\j \\\ a m SURFACE L CONCRETE RESTRAINED JOINT / BLOCK DRAINAGE W/STAINLESS STEEL BOLTS v \\ ROCK INITIAL COMPACTION AT 6" GATE NOTE: PVC, PE, & CS PIPE MIDPOINT OF PIPE WITH VALVE FIRE HYDRANT OPERATING & CAP NUTS: CITY MECHANICAL TAMPER. • RESTRAINING DEVICES SHALL MEET OR OF MOORHEAD STANDARDS CONCRETE DRAINAGE EXCEED THE REQUIREMENTS OF ASTM F 1694 BOLTS BELOW GROUND TO BE INSIDE CITY OF MOORHEAD RIGHT-OF-WAY: BLOCK ROCK APPROVED TYPES ARE UNIFLANGE STAINLESS STEEL 2 1/2" HOSE CONNECTION 1. INSTALL CONTROL DENSITY FILL (MIX NOTE: PVC PIPE RESTRAINTS & EEBA DESIGN 150PSI) WATEROUS FIRE 1. OPERATING & CAP NUTS: IRON SERIES 2000 PV (NATIONAL STANDARD THREADS) LOWER STANDPIPE OF HYDRANT CITY OF MONTICELLO • ALL METAL FITTINGS AND RESTRAINING v O 4 1/2" PUMPER NOZZLE HYDRANTS SHALL BE WRAPPED NEW SEWER/WATERMAIN 2. INSTALL GEOTEXTILE FABRIC AT STANDARDS. DEVICES TO BE WRAPPED IN POLYETHLENE WITH POLYETHLENE SUBGRADE ELEVATION. PRODUCT: 2 1/2" HOSE CONNECTION 2. BOLTS BELOW GROUND TO BE PLASTIC (8 MIL MIN.) a (NATIONAL STANDARD THREADS) MIRAFI TYPE HP465. SEW WITH A (NATIONAL STANDARD THREADS) STAINLESS STEEL. 16" TRAFFIC FLANGE DOUBLE J SEAM STITCH. 3. LOWER STANDPIPE OF ALL GROUND - 4 1/2" PUMPER NOZZLE HYDRANTS SHALL BE WRAPPED TYPICAL INSTALLATIONS BREAK -OFF SECTION LINE 4' WIDE/2" THICK (NATIONAL STANDARD THREADS) WITH POLYETHYLENE FILM. POLYSTYRENE 12 AGGREGATE BEDDING DETAIL RESTRAINED LENGTHS OF PVC PIPE ki NOM. 90° 45° 22.5° 11.25° SIZE ON VALVE/ PIPE BEND BEND BEND BEND SIZE DEAD - SIZE (L) (L) (L) (L) TEE(L)* END(L) 6" 19' 8' 4' 2' 2' 35' 8" 25' 11' S' 3' 13' 45' 10" 31' 13' 6' 3' 23' S5' 12" 36' 15' 8' 4' 33 65' 16" 47' 20' 10' 5' 52' 84' A 6" INSULATION NEW SEWER/ C7. NOT -TO -SCALE _ 7'/4' 8" 191/11' 9'/5' 10" LOWERWATERMAIN N 12" 27'/15' 13'/8' 16" NOTE: STANDPIPE 21 10 8.4 4.2 24 ADDITIONAL LENGTH OF PIPE TO 11.0 5.5 27 12 11.6 5.8 BE RESTRAINED ON EACH SIDE OF ANY RESTRAINED FITTINGSo Z • 7.3 33 16" TRAFFIC FLANGE GROUND LINE] BREAK -OFF SECTION 16.4 7.8 36 POLYETHYLENE w 2" 42 18 21.7 (SEE TABLE) CD FILM 25.8 12.9 AGGREGATE BASE �12" SCARIFY R SQ. CD 6" GATE c ALVE co HYDRANT 8"0 X -STRONG SQ. NON -EXTRUDING PREMOLDED 1/2" ROD BACK-UP MATERIAL FILL BOLLARD W/ 4,500 PSI (SCH. 80) GALV. LEAD PIPE 6" TEE CONCRETE - ROUND OFF TOP & PIPE BOLLARD COMPRESSIBLE MATERIAL (1' TRANSITION CURB FOR SIDEWALK) INSTALL PLASTIC CAP TO MATCH SUPPLIED BY OWNER 1/2" PLYWOOD 18 RIP RAP DETAIL * RECOMMENDED RESTRAINED LENGTHS FOR TEES ARE FOR THE C A POST SLEEVE ( ) BEARING SURFACE POLYETHYLENE FILM = BRANCH OUTLET AND ASSUME A MINIMUM 10 FT. SECTION OF o PIPE ATTACHED TO EACH SIDE OF THE RUN. RESTRAINT DEVICES O O /'11"\2" POLYSTYRENE INSULATION DETAIL PROVIDE BOLLARD COVERS T = > ARE ALSO REQUIRED ON BOTH RUN JOINTS OF THE TEE ITSELF.I '.....en o 0 CNOT-TO-SCALE �" THICK (HDPE) YELLOW POST SLEEV I; I NP -1 ST 7. - v O O BY IDEALSHIELD WITH ULTRA -VIOLET I, AROUND PIPE a0 OHYDRANT /// AND ANTI -STATIC ADDITIVES ) •I v LEAD �6" TEE a DRAINAGE) CONCRETE HYDRANT RESTRAINED JOINT PAVEMENT I, }" EXP. JOINT c PIPE ROCK BLOCK LEAD PIPE W/STAINLESS I W/NP-1 SEALANT a STEEL BOLTS a •I•. * FIRST NUMBER IS THE RECOMMENDED RESTRAINED LENGTH ON10 RESTRAINED MECHANICAL JOINT DETAIL I I • o EACH SIDE OF THE DOWN BEND, THE SECOND NUMBER IS THE 7, NOT -TO SCALE ° DRAINAGE LENGTH FOR EACH SIDE OF THE UP BEND. MAX. 10'-0" II 4 POST CAP 1-5/8" O.D. TOP RAIL (TYP.) I•. I ROCK 6" GATE ' r CONCRETE HYDRANT VALVE ' r BLOCK LEAD PIPE RESTRAINT DEVICE FOR PVC PIPE BELL JOINTS DETAIL I TERMINAL OR CORNER POSTS SIZE 45° VERT. OFFSET* 22 1/2° VERT. L OFFSET* (L) 6" 15'/8' 7'/4' 8" 191/11' 9'/5' 10" 23'/13' 11'/6' 12" 27'/15' 13'/8' 16" 35'/20' 17'/10' NOT -TO -SCALE 4" SOLID LINE, BLUE -PAINT (TYPICAL) L) NOTES: 1. L = DIMENSIONS AS SHOWN ON PLANS. CENTER OF STRIPE TO CENTER OF STRIPE. 2. STRIPING ADJACENT TO ACCESSIBLE PARKING SHALL BE BLUE. 3. DIMENSION ACCESSIBLE SYMBOLS AS PER INTERNATIONAL SYMBOL OF ACCESSIBILITY DETAIL. 28 ACCESSIBLE STRIPING DETAIL CY.NOT-TO-SCALE �I 6 GA. ALUM. WIRE TIES @ 12" O.C. (TYP.) 4 GD yi �2'-O-- 1aWATEROUS HYDRANT DETAIL 2" MESH, CHAIN LINK FABRIC, DIA. 7. NOT -TO -SCALE II 9GA. RIP RAP 3" O.D. LINE POSTS 04' 13 CONCRETE PIPE BOLLARD DETAIL 7. NOT -TO -SCALE I TENSION BAR (TYP.) j TENSION BAR BANDS/CLIPS @ 12" O.C. (TYP.) 0 NON -WOVEN AGGREGATE CUSHION 00 I1 12" 1 6" 1 18" A GEOTEXTILE FABRIC 6 GA ALUM TIES ALONG TOP INTERMEDIATE J RIP RAP 1" GEOTEXTILE PIPE DIA (IN) L (FT) 24" DEPTH RIP RAP (CY) 12" DEPTH AGG. CUSH. (CY) 12 8 5.5 2.8 15 8 5.8 2.9 18 10 7.8 3.9 21 10 8.4 4.2 24 12 11.0 5.5 27 12 11.6 5.8 30 14 14.5 7.3 33 16 16.4 7.8 36 16 18.3 9.2 42 18 21.7 10.9 48 20 25.8 12.9 ��"`� i2"R I & BOTTOM RAILS @ 12" O.C. (TYP.) 'CONCRETE BEND KEYWAY REQUIRED ON ° PAVEMENT BEND EACH SIDE OF 1-5/8" O.D. BOTTOM RAIL (TYP.) 11 • d 2"R TEE N i I v Q ill 2"R RECOMPACT SUBGRADE J0 FINISH GRADE 2' 2' j o 2' • 1/2" SLOPE 6" _19_ SLOPE TO DRAIN (TYP.) 1 ° • • d • • d SQ. 2' TO 95% STANDARD 2' SQ. 3' SQ. d A ° • • • • 1/2" ,,. a 2. LINE POSTS SHALL FABRIC @ 1-1/2" (MAX.) 3' • • •• • 4 d • •• • ,° , t•, • • n FROM FINISHED GRADE n CONCRETE FOOTING 2' d • • •• °• • • • d • • • 1" . 4' a SONOTUBE 'Av 10" • •° ° •• 6" MN CLASS 5 SQ. NOTE: 1. TRUSS BARS ARE REQUIRED FOR EACH COMPACTED SUBGRADE GATE SECTION AND THE FIRST SPAN ON SQ. AGGREGATE BASE �12" SCARIFY R SQ. ��"`� ^` " �� "•�'" BEND 45° BEND EACH SIDE OF A CORNER POST ONLY. " 11 1/4° TEE 4" 2' SQ. RECOMPACT SUBGRADE SQ. 2' SQ. 2' SQ. 2' SQ. 6" 3' SQ. 2' SQ. 2' TO 95% STANDARD 2' SQ. 3' SQ. 8" 2. LINE POSTS SHALL BE DRIVEN TO A 3' CURB SECTION WHEN DROPPED FOR DRIVEWAY SQ. 2' PROCTOR DENSITY 4' SQ. 10" 8' SQ. DEPTH OF 72". SQ. 3' SQ. OR PUBLIC SIDEWALK OPENING. 6' SQ. NON -EXTRUDING PREMOLDED 1/2" ROD BACK-UP MATERIAL COMPRESSIBLE MATERIAL (1' TRANSITION CURB FOR SIDEWALK) 24 TYPE 'H' DETAIL 18 RIP RAP DETAIL NOT -TO -SCALE 18" (3' TRANSITION CURB FOR DRIVEWAY) SO. 7' SQ. 7. NOT -TO -SCALE SQ. 18' SO. is 7' CHAIN LINK FENCE DETAIL 7, NOT -TO -SCALE O1 NOTE: O2 NOTE: () NOTE: 1. PLACE DUMMY JOINT AT 10'0" 1. 1/2"x 18" DEFORMED BARS AT 1. DIMENSION "A" SHALL MATCH THE O.C. FOR ASPHALT PAVING. 30" O.C. & KEYWAY REQUIRED THICKNESS OF THE ADJOINING 3/8" DIA. BOLT WITH 1 1/2"x1 1/2" WHEN SEPARATE CURB IS PAVEMENT WITH EITHER INTEGRAL WASHER & LOCKWASHER SIGN POST 2. PLACE DUMMY JOINT TO MATCH INSTALLED WITH CONCRETE PAVING OR SEPARATE CURB PANEL SPACING FOR CONCRETE PAVEMENT. 2. 1" EXPANSION JOINTS PLACED AT FINISHED GROUND VARIABLE #4 BARS @ 24" O.C. E.W. P.C.'S AND HIGH POINTS FOR ANCHOR UNIT (48")may LINE #3 BARS @ 24" O.C. E.W. D ASPHALT PAVING. 1D D 3. 1" EXPANSION JOINTS TO MATCH ° ' 1 3/4"x1 3/4" a ° • • A • EXPANSION JOINTS ON CONCRETE ANCHOR v • °� D PAVEMENT. n + 6" MN CLASS 5 2" SAND BASE AGGREGATE BASE 20 TYPE I STANDARD CURB AND GUTTER DETAIL / , �\ \ 12" SCARIFY & C7. NOT -TO -SCALE NOTES: 1. ALL POSTS AND ANCHORS SHALL BE 12 �12" SCARIFY & GEOTEXTILE FABRIC a\�RECOMPACT SUBGRADE GAUGE WITH HOLES ON ALL FOUR SIDES. �\ �\ �\ \\ �� RECOMPACT SUBGRADE TO 95% STANDARD TO 95% STANDARD PROCTOR DENSITY PROCTOR DENSITY 2. LEAVE 1 TO 2 HOLES EXPOSED ABOVE FINISH GROUND LINE FOR CONNECTION27 6" REINFORCED CONCRETE PAVEMENT DETAIL OF POST TO ANCHOR. 26 4" REINFORCED CONCRETE SIDEWALK DETAIL 7. NOT -TO -SCALE 7 NOT -TO -SCALE BEDDING SAND CONCRETE BLOCK (4"x6"x12") SIZE OF 90° BEND 45° BEND 22 1/2° 11 1/4° TEE 4" 2' SQ. 2' SQ. 2' SQ. 2' SQ. 2' SQ. 6" 3' SQ. 2' SQ. 2' SQ. 2' SQ. 3' SQ. 8" 5' SQ. 3' SQ. 2' SQ. 2' SQ. 4' SQ. 10" 8' SQ. 4' SQ. 3' SQ. 2' SQ. 6' SQ. NON -EXTRUDING PREMOLDED 1/2" ROD BACK-UP MATERIAL COMPRESSIBLE MATERIAL SQ. DETAIL 24 TYPE 'H' DETAIL C7. NOT-TO-SCALE7. NOT -TO -SCALE 18" 25' SO. 14' SO. 7' SQ. 4' SQ. 18' SO. CONCRETE BLOCK (4" x 6" x 12") NEW WATER MAIN NOTE: CONCRETE BLOCKING TO BE POURED AGAINST UNDISTURBED EARTH. BELLS AND BOLTS TO BE KEPT FREE OF CONCRETE. THRUST BLOCK 8 WATER MAIN THRUST BLOCKING DETAIL 7. NOT -TO -SCALE ENGINEERING GRADE REFLECTIVE SHEETING (4"X7"X 0.063" ALUMINUM) RED HYDRANT SYMBOL W/WHITE BACKGROUND TWO SIGNS (MOUNTED BACK TO BACK) 2 LB./FT. "U" CHANNEL (MINIMUM) 18" MIN. m 15 HYDRANT MARKER DETAIL 7, NOT -TO -SCALE d in. • d • d t0 U• •d 1, • • #4 x 30" DEF. BARS @ 24" O.C. 1s TYPE 'C' TIED CONSTRUCTION JOINT DETAIL 7. NOT -TO -SCALE RECESS SEALANT O /8" BELOW BELOW PAVEMENT 1/4"-3/8" MIN. SEALANT DEPTH SAWED JOINT FACE 1/2" ROD BACK-UP MATERIAL 17 TYPE 'C' DETAIL 7. NOT -TO -SCALE d • • .• d • .• • d• • • io • . ° io • d • • 4• • • d • • d #4 x 30" DEF. BARS @ 24" O.C. NON -EXTRUDING PREMOLDED 22 TYPE ' H' CONSTRUCTION JOINT DETAIL COMPRESSIBLE MATERIAL 7. NOT -TO -SCALE 21 TYPE 'I' ISOLATION JOINT DETAIL 7. NOT -TO -SCALE 25 SINGLE BREAKAWAY DETAIL CONSTRUCT TEMPORARY RAMP 7. NOT -TO -SCALE USING CRUSHED CONCRETE OR RECYCLED ASPHALT (CLAY SHALL 6" MIN. NOT BE ALLOWED) RESERVED INLET GRATE PVC PIPE PARKING R7-8(MODIFIED) 12"x18" IF NEEDED ENGINEERING FABRIC 1118-3 24"x30" REINFORCED CORNERS NO PARKING COLORS: R1-1 30"x30" , ; • • ° NOTE: LIFT STRAPS LEGEND - RED INSTALL FIBER ROLL BARRIER •0 9" FIBER ROLL R7-8AP PLAQUE 12"X6" (INCLUDE BACKGROUND - WHITE ••d•�. ALONG A LEVEL CONTOUR F NOTE: EXISTING FENCE VAN VAN ACCESSIBLE' PLAQUE WHEN w TEMPORARY ACCESS OVER EXISTING CURB & TEMPORARY ACCESS OVER GROUND / BACK OF CURB „I ADJACENT TO 8 FT OR WIDER STOP • �•••• GUTTER SHOULD BE LOCATED AT HIGH %%% STRIPED ACCESS AISLE.) P F a t O v POINTS IN THE STREET (IF POSSIBLE) TO CURB & GUTTER ;�•• OVERFLOW HOLES VIOLATIONS • FIBER R8LL6 A 0 u a MAINTAIN STREET DRAINAGE A� .� . �P�• o EXISTING PAVED SUBJECT TO ••A• w R7-8NDP PLAQUE 12"X12" ' 0 FLEXSTORM OR ROAD PLASTIC ZIP TIES ( x100 FlNE APPROVED EQUAL TEMPORARY ROCK 50 LB. TENSILE) MAY BE UP LOCATED IN TOP 8" POST LENGTH, 5 FT. MIN. �n BLUE HIGHWAY PAINT BACKGROUND - 2 'n COATS (TYPICAL) w FINISH GROUND LINE FINISH GROUND LINE FINISH GROUND LINE INTERNATIONAL SYMBOL OF ACCESSIBILITY APPLIED TO THE CENTER OF EACH REQUIRED ACCESSIBLE SPACE WITH BLUE PAINT BACKGROUND AND WHITE PAINT FOR SYMBOL AND PERIMETER EDGE SIGN ASSEMBLY DETAIL SIGN ASSEMBLY DETAIL SIGN ASSEMBLY DETAIL NOTES: NOTES: NOTES: 1. SHEETING SHALL BE ENGINEER GRADE. 1. SHEETING SHALL BE ENGINEER GRADE. 1. SHEETING SHALL BE ENGINEER GRADE. 2. SIGN PLATE SHALL BE 80 GAUGE ALUMINUM. 2. SIGN PLATE SHALL BE 80 GAUGE ALUMINUM. 2. SIGN PLATE SHALL BE 80 GAUGE ALUMINUM. 3. SIGNS SHALL BE IN ACCORDANCE WITH THE 3. SIGNS SHALL BE IN ACCORDANCE WITH THE 3. SIGNS SHALL BE IN ACCORDANCE WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. 2 COATS (TYPICAL) 31 NO PARKING SIGN DETAIL 32 STOP SIGN DETAIL C7, NOT -TO -SCALE 2s ACCESSIBILITY SYMBOL DETAIL 3o ACCESSIBILITY SIGN DETAIL C7. NOT -TO -SCALE C7. NOT-TO-SCALE7. NOT -TO -SCALE VERTICAL SPACING CONSTRUCTION ENTRANCE / TO 4 DEEP AT 6 FT. MAX. SPACING MEASURED ALONG THE LIFT STRAPS DIRECTION OF FACE OF THE SLOPE r r / SECTION A -A w GEOTEXTILE FABRIC, 36" WIDTH o RUNOFF F FLOW a F VARIES BETWEEN • INSTALL A FIBER ROLL NEARl 10.0 FT & 100.0 FT / SLOPE WHERE IT TRANSITIONS / W VVVV \YY/ INTO A STEEPER SLOPE s�• CLEAN OUT @ � m MACHINE SLICE ` / a FIBER ROLL 9" MIN r jy A 80°o OF CAPACITY o w 6" FLAP) (PLUS ~ ROPE TIE RADIUS AS J 15' TYP a REQUIRED STANDARD MACHINE SLICED SLOPE VARIES INLET FRAME TEMPORARY CONSTRUCTION ENTRANCE 1' - 2' DEE TO BE 6" (MIN. DEPTH) OF 1" TO 2" BARRIER FENCE 4" MAX CRUSHED ROCK CRUSHED CONCRETE ..- INSTALLATION: � (NEED NOT BE 5.0' POSTS @ 6.0' MAXa • REMOVE THE INLET GRATE. OR WOOD MATERIAL (5" OR LESS A IMIN•� r SILT FENCE) SPACING. MAY BE ROPE TIE PARTICLE SIZE) ON TOP OF 2 3' - 4' DEE ALTERNATED ON GRADES LESS 12" MIN o FIBER ROLL STAND THE GRATE UPRIGHT. INSTALL THE GRATE BETWEEN ENGINEERING FABRIC THAN 2.0% THE LIFT STRAPS. NOTES: 2' DEEP co • PLACE THE BAG IN THE INLET & LOWER THE BAG AND 9" FIBER ROLLS MAX 2" X 2"1. A TEMPORARY CONSTRUCTION ENTRANCE SHALL BE CONSTRUCTED AT ALL LOCATIONS WOOD STAKES /WOOD GRATE USING THE LIFT STRAPS. WHERE CONSTRUCTION VEHICLES OR EQUIPMENT ENTER OR EXIT THE CONSTRUCTION 1' DEEP `4.0' SPACING FOR STAKES SITES THAT ARE OVER 5 ACRES AND MAY BE REQUIRED BETWEEN 1 AND 5 ACRES AS 11111 STAKES FIBER ROLL DIRECTED BY THE ENGINEER. BACK OF CURB` 9" MIN MAINTENANCE: / SLOPE a D 2. P F THE PR HECONTRACTORa I U ON COMPLETION 0 PROJECT, T SHALL REMOVE THE TEMPORARY VARIES . CHECK BAG REGULARLY & AFTER RAIN EVENTS. IF GUTTER CONSTRUCTION ENTRANCE UNLESS NOTED OTHERWISE, AND THE SITE SHALL BE a o ° _ // �J AFCTjoN THE BAG IS FILLED WITH 1/3 OF ITS CAPACITY WITH Oc 4" MAX SEDIMENT EMPTY THE BAG. RESTORED TO IT'S PREVIOUS CONDITION. A // --40,�� • REMOVE DEBRIS AROUND THE INLET GRATE PRIOR TO 3.ENTRANCES SHALL BE MAINTAINED IN A MANNER TO MINIMIZE THE TRACKING OF STREET c WOVEN MONOFILAMENT 12" MIN 2" X 2" WOOD REMOVING BAG. SEDIMENT ONTO PAVED SURFACES. N GEOTEXTILE FABRIC STAKES OR PINS MAX SLICED INTO GROUND 4.0' SPACING USE THE LIFT HANDLES TO REMOVE THE BAG AND USE 4. THE LOCATION OF TEMPORARY ENTRANCES SHALL BE AS SHOWN ON THE PLANS. IF NOT PLAN VIEW THE HANDLES ON THE BOTTOM TO EMPTY BAG. SHOWN ON THE PLANS, THE CONTRACTOR SHALL COORDINATE THE LOCATIONS WITH THE ENGINEER. 36 CONCRETE WASHOUT DETAIL 37 SILT FENCE DETAIL W 33 BIOROLL DETAIL 34 INLET PROTECTION DETAIL 35 CONSTRUCTION ENTRANCE DETAIL 7. NOT -TO -SCALE 7. NOT -TO -SCALE Q 7. NOT -TO -SCALE C7. NOT -TO -SCALE 7, NOT -TO -SCALE MBN ENGINEERING MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE: 701.478.6336 FAX: 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS I MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 0 RECESS SEALANT 1/4"-3/8" BELOW PAVEMENT W, RECESS SEALANT 1/4"-3/8" I BELOW PAVEMENT 1/4"-3/8" MIN. SEALANT DEPTH INITIAL SAWCUT (REFER TO DIMENSION TABLE) 6"-10" +1 SAWED JOINT FACE THICK PCC = T/4 BOND BREAKER MATERIAL NON -EXTRUDING PREMOLDED 1/2" ROD BACK-UP MATERIAL COMPRESSIBLE MATERIAL 23 TYPE 'I' DETAIL 24 TYPE 'H' DETAIL C7. NOT-TO-SCALE7. NOT -TO -SCALE 25 SINGLE BREAKAWAY DETAIL CONSTRUCT TEMPORARY RAMP 7. NOT -TO -SCALE USING CRUSHED CONCRETE OR RECYCLED ASPHALT (CLAY SHALL 6" MIN. NOT BE ALLOWED) RESERVED INLET GRATE PVC PIPE PARKING R7-8(MODIFIED) 12"x18" IF NEEDED ENGINEERING FABRIC 1118-3 24"x30" REINFORCED CORNERS NO PARKING COLORS: R1-1 30"x30" , ; • • ° NOTE: LIFT STRAPS LEGEND - RED INSTALL FIBER ROLL BARRIER •0 9" FIBER ROLL R7-8AP PLAQUE 12"X6" (INCLUDE BACKGROUND - WHITE ••d•�. ALONG A LEVEL CONTOUR F NOTE: EXISTING FENCE VAN VAN ACCESSIBLE' PLAQUE WHEN w TEMPORARY ACCESS OVER EXISTING CURB & TEMPORARY ACCESS OVER GROUND / BACK OF CURB „I ADJACENT TO 8 FT OR WIDER STOP • �•••• GUTTER SHOULD BE LOCATED AT HIGH %%% STRIPED ACCESS AISLE.) P F a t O v POINTS IN THE STREET (IF POSSIBLE) TO CURB & GUTTER ;�•• OVERFLOW HOLES VIOLATIONS • FIBER R8LL6 A 0 u a MAINTAIN STREET DRAINAGE A� .� . �P�• o EXISTING PAVED SUBJECT TO ••A• w R7-8NDP PLAQUE 12"X12" ' 0 FLEXSTORM OR ROAD PLASTIC ZIP TIES ( x100 FlNE APPROVED EQUAL TEMPORARY ROCK 50 LB. TENSILE) MAY BE UP LOCATED IN TOP 8" POST LENGTH, 5 FT. MIN. �n BLUE HIGHWAY PAINT BACKGROUND - 2 'n COATS (TYPICAL) w FINISH GROUND LINE FINISH GROUND LINE FINISH GROUND LINE INTERNATIONAL SYMBOL OF ACCESSIBILITY APPLIED TO THE CENTER OF EACH REQUIRED ACCESSIBLE SPACE WITH BLUE PAINT BACKGROUND AND WHITE PAINT FOR SYMBOL AND PERIMETER EDGE SIGN ASSEMBLY DETAIL SIGN ASSEMBLY DETAIL SIGN ASSEMBLY DETAIL NOTES: NOTES: NOTES: 1. SHEETING SHALL BE ENGINEER GRADE. 1. SHEETING SHALL BE ENGINEER GRADE. 1. SHEETING SHALL BE ENGINEER GRADE. 2. SIGN PLATE SHALL BE 80 GAUGE ALUMINUM. 2. SIGN PLATE SHALL BE 80 GAUGE ALUMINUM. 2. SIGN PLATE SHALL BE 80 GAUGE ALUMINUM. 3. SIGNS SHALL BE IN ACCORDANCE WITH THE 3. SIGNS SHALL BE IN ACCORDANCE WITH THE 3. SIGNS SHALL BE IN ACCORDANCE WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES. 2 COATS (TYPICAL) 31 NO PARKING SIGN DETAIL 32 STOP SIGN DETAIL C7, NOT -TO -SCALE 2s ACCESSIBILITY SYMBOL DETAIL 3o ACCESSIBILITY SIGN DETAIL C7. NOT -TO -SCALE C7. NOT-TO-SCALE7. NOT -TO -SCALE VERTICAL SPACING CONSTRUCTION ENTRANCE / TO 4 DEEP AT 6 FT. MAX. SPACING MEASURED ALONG THE LIFT STRAPS DIRECTION OF FACE OF THE SLOPE r r / SECTION A -A w GEOTEXTILE FABRIC, 36" WIDTH o RUNOFF F FLOW a F VARIES BETWEEN • INSTALL A FIBER ROLL NEARl 10.0 FT & 100.0 FT / SLOPE WHERE IT TRANSITIONS / W VVVV \YY/ INTO A STEEPER SLOPE s�• CLEAN OUT @ � m MACHINE SLICE ` / a FIBER ROLL 9" MIN r jy A 80°o OF CAPACITY o w 6" FLAP) (PLUS ~ ROPE TIE RADIUS AS J 15' TYP a REQUIRED STANDARD MACHINE SLICED SLOPE VARIES INLET FRAME TEMPORARY CONSTRUCTION ENTRANCE 1' - 2' DEE TO BE 6" (MIN. DEPTH) OF 1" TO 2" BARRIER FENCE 4" MAX CRUSHED ROCK CRUSHED CONCRETE ..- INSTALLATION: � (NEED NOT BE 5.0' POSTS @ 6.0' MAXa • REMOVE THE INLET GRATE. OR WOOD MATERIAL (5" OR LESS A IMIN•� r SILT FENCE) SPACING. MAY BE ROPE TIE PARTICLE SIZE) ON TOP OF 2 3' - 4' DEE ALTERNATED ON GRADES LESS 12" MIN o FIBER ROLL STAND THE GRATE UPRIGHT. INSTALL THE GRATE BETWEEN ENGINEERING FABRIC THAN 2.0% THE LIFT STRAPS. NOTES: 2' DEEP co • PLACE THE BAG IN THE INLET & LOWER THE BAG AND 9" FIBER ROLLS MAX 2" X 2"1. A TEMPORARY CONSTRUCTION ENTRANCE SHALL BE CONSTRUCTED AT ALL LOCATIONS WOOD STAKES /WOOD GRATE USING THE LIFT STRAPS. WHERE CONSTRUCTION VEHICLES OR EQUIPMENT ENTER OR EXIT THE CONSTRUCTION 1' DEEP `4.0' SPACING FOR STAKES SITES THAT ARE OVER 5 ACRES AND MAY BE REQUIRED BETWEEN 1 AND 5 ACRES AS 11111 STAKES FIBER ROLL DIRECTED BY THE ENGINEER. BACK OF CURB` 9" MIN MAINTENANCE: / SLOPE a D 2. P F THE PR HECONTRACTORa I U ON COMPLETION 0 PROJECT, T SHALL REMOVE THE TEMPORARY VARIES . CHECK BAG REGULARLY & AFTER RAIN EVENTS. IF GUTTER CONSTRUCTION ENTRANCE UNLESS NOTED OTHERWISE, AND THE SITE SHALL BE a o ° _ // �J AFCTjoN THE BAG IS FILLED WITH 1/3 OF ITS CAPACITY WITH Oc 4" MAX SEDIMENT EMPTY THE BAG. RESTORED TO IT'S PREVIOUS CONDITION. A // --40,�� • REMOVE DEBRIS AROUND THE INLET GRATE PRIOR TO 3.ENTRANCES SHALL BE MAINTAINED IN A MANNER TO MINIMIZE THE TRACKING OF STREET c WOVEN MONOFILAMENT 12" MIN 2" X 2" WOOD REMOVING BAG. SEDIMENT ONTO PAVED SURFACES. N GEOTEXTILE FABRIC STAKES OR PINS MAX SLICED INTO GROUND 4.0' SPACING USE THE LIFT HANDLES TO REMOVE THE BAG AND USE 4. THE LOCATION OF TEMPORARY ENTRANCES SHALL BE AS SHOWN ON THE PLANS. IF NOT PLAN VIEW THE HANDLES ON THE BOTTOM TO EMPTY BAG. SHOWN ON THE PLANS, THE CONTRACTOR SHALL COORDINATE THE LOCATIONS WITH THE ENGINEER. 36 CONCRETE WASHOUT DETAIL 37 SILT FENCE DETAIL W 33 BIOROLL DETAIL 34 INLET PROTECTION DETAIL 35 CONSTRUCTION ENTRANCE DETAIL 7. NOT -TO -SCALE 7. NOT -TO -SCALE Q 7. NOT -TO -SCALE C7. NOT -TO -SCALE 7, NOT -TO -SCALE MBN ENGINEERING MECHANICAL * ELECTRICAL * CIVIL 503 7TH ST. N, SUITE 200 FARGO, ND 58102 PHONE: 701.478.6336 FAX: 701.478.6340 BUCHHOLZ PROPERTIES, MONTICELLO APARTMENTS I MONTICELLO, MINNESOTA MBN JOB #: 19-200 DATE: 10-23-19 0 m Il C N KA 3 HJ CH2 BMV 3A ;S1DE;YgRGx�SET13AC}�;,, ,,,,,,,, , ,,,,,,,,,,,,,,,,,,,, „ TNL HJ ,,,,,,,,,,,,,,, ,,,,,,,,,,,,,,,,,, ,,,,,,,, ,,,,,,,, ,,, , ,,,,,, 2 1 1 50' ACCESS EASEMENT 4 5 1 it II III III ill IIII ."i 7. � �'7`®' - °'i �'I-® -' 1: � illi liil liil illi IIII liil lila � i1i U III III III II III III II Iii Iii ill ill I J `� �' �1 O�®��111WW UWu11Wu1 A 0 •'CJD �E ,�) /� 4��\�� Bas " " I ��.'�♦♦ 101 1 1 101 111 101 IIII 1111111111111II II III I ® ♦ ♦ Ill rill fill 1111111111 Il rill 11111111 ri111111111111 I � � � ,r�.' ,/i � 111 111 111 111 111111 111 111111 111 111 1111 111 111 111 u ,rte . a.., M� DBH TSY _519 �}` t r1ate ®© n -�6♦�►♦��t��-iv�.,r:A��.et�.-.�� I - 1� W® EFMQ �� I� ® 1� o•�;�,♦` �.�. • E �� ♦� . 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THESE NOTES ARE FOR GENERAL REFERENCE IN CONJUNCTION WITH, AND AS A SUPPLEMENT TO THE WRITTEN SPECIFICATIONS, DETAILS, ADDENDA AND CHANGE ORDERS ASSOCIATED WITH THE CONTRACT DOCUMENTS. 2. CONTRACTOR SHALL COORDINATE ALL WORK WITH OTHER TRADES PRIOR TO INSTALLATION. 3. CONTRACTOR SHALL BECOME FAMILIAR WITH THE LOCATION OF ALL EXISTING AND FUTURE UNDERGROUND SERVICES AND IMPROVEMENTS WHICH MAY CONFLICT WITH WORK TO BE DONE. 4. CONTRACTOR SHALL LAY OUT PLANT MATERIAL PER PLAN AND FACE TO GIVE BEST APPEARANCE OR RELATION TO ADJACENT PLANTS, STRUCTURES OR VIEWS. 5. ALL NEWLY PLANTED MATERIAL SHALL BE THOROUGHLY SOAKED WITH WATER WITHIN 3 HOURS OF PLANTING. 6. THIRTY DAYS AFTER PLANTING, CONTRACTOR SHALL RE -STAKE AND STRAIGHTEN TREES AS NECESSARY. 7. CONTRACTOR SHALL THOROUGHLY LOOSEN ANY COMPACTED SUBGRADES PRIOR TO PLACING TOPSOIL, TO A MINIMUM DEPTH OF 6". 8. ALL PLANTING BEDS, ARE TO RECEIVE 3" DEPTH, CLEAN, WASHED, 1 7 DRESSER TRAP ROCK MULCH OVER A 5 OZ. WOVEN LANDSCAPE WEED -BARRIER FABRIC. SUBMIT SAMPLE OF MULCH AND LANDSCAPE FABRIC FOR APPROVAL. 9. ALL PLANTS TO RECEIVE 3" DEPTH HARDWOOD WOOD MULCH IN LAWN AND ROCK MULCH PLANTING BEDS AS INDICATED BELOW; A. TREES- 5' DIAMETER B. SHRUBS - 2' DIAMETER C. PERENNIALS - 18" DIAMETER 12. CONTRACTOR SHALL MAINTAIN PLANTING BEDS AND LAWN AREAS FOR A PERIOD OF 1 -YEAR) UPON COMPLETION OF PLANTING OPERATIONS. MAINTENANCE TO INCLUDE WEEDING, HAND WATERING, MOWING, MULCH REPLACEMENT, EROSION REPAIR, PLANT REPLACEMENT, FERTILIZING AND AS ADDITIONALLY REQUIRED OR NECESSARY. 13. CONTRACTOR SHALL IMPORT ADDITIONAL CLEAN, NATIVE, SHREDDED TOPSOIL, AS REQUIRED TO FINE GRADE SMOOTH AND EVEN GRADING PRIOR TO SEEDING AND SHRUB BED PREPARATION. TOPSOIL TO, FREE OF WEEDS, RHIZONES, ROCKS, STICKS, CONCRETE, CONSTRUCTION MATERIALS AND OTHER DELETERIOUS MATERIAL. 14. EDGING TO BE COMMERCIAL GRADE, BORDER CONCEPTS OR APPROVED EQUAL, BLACK PAINTED STEEL EDGING, $' x 4" WITH FROST STAKES AND SPLICES. INSTALL SMOOTH AND UNIFORM AND PER MANUFACTURER'S RECOMMENDATIONS. 15. CONTRACTOR TO WARRANTY ALL PLANT MATERIAL FOR 1 -YEAR FROM COMPLETION OF PLANTING. REPLACE PLANT MATERIAL THAT IS DEAD OR HAS 50% OR MORE OF CANOPY NOT LEAFED OUT. E PLANT LEGEND Kei (n SYM TREE SIZE MATURE H x W QUANTITY W w AE Acolade Elm (Ulmus'Morton') 2" CALIPER 70'x 40-50' 5 w SGM Sienna Glen Maple (Acer x freemanii 'Sienna') 2" CALIPER 60 x 40' 5 0 Q 2 TNL True North Linden (Tilia american'Duros') 2" CALIPER 40-50'x 20' 7 z PE Prairie Expedition Elm (Ulmus americana 'Lewis & Clark') 2" CALIPER 55'x 60' 4 W NAH Northern Acclaim Honeylocust (Gleditsia tricanthos var. inermis "Harve') 2" CALIPER 35-45'x 30-35' 9 Q CH Common Hackberry (Celtis occidentalis) 2" CALIPER 50-75'x 50' 7 z LRD Oak (Quercus macrocarpa) 2" CALIPER 60-80'x 60-80' 3 W "BDOBur - - - - (n SYM TREE SIZE MATURE H x W QUANTITY W uJ ABS Autumn Brilliance Serviceberry (Amelanchier x grandiflora'A. Brilliance') 1 1/2" CALIPER 20-25'x 15' 5 H BMV Blue Muffin Arrowwood Viburnum (Viburnum dentatum'Christom') OfSP 6'x 6' Scotch Pine (Pinus sylvetris) Q ISL Ivory Silk Lilac (Syringa reticulata 'Ivory Silk') 1 1/2" CALIPER 25'x 15' 6 z SSC Spring Snow Crab (Malus'Spring Snow') 1 1/2" CALIPER 25-30'x 15' 12 W AP Austrin Pine (Pinus nigra) 6' Ht. 50-60'x 30-40' 9 IY Q GMA _ _ - W 32 z LRD Little Rebel Dogwood (Cornus alba'Jefreb') #2 CONTAINER 3-4'x 3-4' 38 W - - - - - O HJHughes Juniper (Juniperus horizontalis 'Hughes') #5 CONTAINER 15" x 6-8' 38 Cn SYM TREE SIZE MATURE H x W QUANTITY W Q BCA Bailey Compact Amur Maple (Acer ginnala 'Bailey Compact) #5 CONTAINER 6'x 6' 21 co m BMV Blue Muffin Arrowwood Viburnum (Viburnum dentatum'Christom') OfSP 6'x 6' Scotch Pine (Pinus sylvetris) 6' Ht. 40-60'x 30-40' 8 Z CS Colorado Spruce (Picea pungens) 6' Ht. 60'x 20' 9 DBH Dwarf Bush Honeysuckle (Derivilla lonicera) #2 CONTAINER 4'x 34 52 w0 AP Austrin Pine (Pinus nigra) 6' Ht. 50-60'x 30-40' 9 IY _- GMA _ _ - W 32 LRD Little Rebel Dogwood (Cornus alba'Jefreb') #2 CONTAINER 3-4'x 3-4' 38 MWP W - - 33 3 2 F, I ROCK N ULCH, TAICAL EDGIN , TYPICAL I I YARD SETBACK I EASEdENT 1 HJ 3 N I �0 0 I 40 80 Scale Feet rn SYM SHRUB SIZE MATURE H x W QUANTITY Q BCA Bailey Compact Amur Maple (Acer ginnala 'Bailey Compact) #5 CONTAINER 6'x 6' 21 co m BMV Blue Muffin Arrowwood Viburnum (Viburnum dentatum'Christom') #5 CONTAINER 6'x 6' 9 = DKL Dwarf Korean Lilac (Syringa meyeri'Palibin') #5 CONTAINER 4-5'x 5-7' 22 co DBH Dwarf Bush Honeysuckle (Derivilla lonicera) #2 CONTAINER 4'x 34 52 FS Fritsch Spirea (Spirea fritschiana) #2 CONTAINER 2-3'x 4-5' 37 GMA Green Mound Alpine Currant (Ribes alpinum'Green Mound') #2 CONTAINER 3-4'x 24 32 LRD Little Rebel Dogwood (Cornus alba'Jefreb') #2 CONTAINER 3-4'x 3-4' 38 MWP McKay's White Potentilla (Potentilla fruiticosa'McKays White') #2 CONTAINER Tx 3' 33 HJHughes Juniper (Juniperus horizontalis 'Hughes') #5 CONTAINER 15" x 6-8' 38 TSY I Taunton Spreading Yew (Taxus x medina 'Tauntoni') #5 CONTAINER 3-4' x 4-6' 40 rn SYM SHRUB SIZE MATURE H x W QUANTITY Q FRG Feather Reed Grass (Calamagrostis acutiflora'Karl Foerster') #1 CONT. 4'x 2' 54 z w VH Varigated Hosta (Hosta undulata) #1 CONT. V x 2.5' 6 Of SD Stella D'Oro Da lilt Hemerocalis'Stella D'Oro') #1 CONT. 15" x 24" 12 a SOD HYDROSEEDED LAWN ROCK MULCH DETENTION POND NATIVE GRASS SEED MIX 5 RHET ARCHITECTURE RHET ARCHITECTURE, LLC ATTN: RHET FISKNESS, AIA MAIL: 901 5th AVE. S. FARGO, ND 58103 OFFICE: 27 11th ST. S. FARGO, ND 58102 PHONE: 701.388.2867 EMAIL: RHET@RHET-ARCH.COM WEB: WWW.RHET-ARCH.COM Hanson Design Associates, LLC Landscape Architecture 2415 3rd Street North Fargo, North Dakota 58102 ph 701.298.8392 LANDSCAPE ARCHITECT I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the Sta a i,Ctnesota. Print Name: /11 ^14 lliio� License # 25623 I I of Architecture, Engineering, 1, Landscape Architecture, Geoscience And Interior Design Telephone 612/296-2388 PROJECT: MONTICELLO APARTMENTS MONTICELLO, MN GENERAL CONTRACTOR: BUCHHOLZ CONSTRUCTION ATTN: MARK BUCHHOLZ PHONE: 701.371.1646 EMAIL: mdbuchholz@gmail.com CD CONSTRUCTION DOCUMENTS 10/2/2019 MARK DESCRIPTION DATE All plans, specifications, computer files, field data, notes and other documents and instruments prepared by RHET ARCHITECTURE, as instruments of service shall remain the property of RHET ARCHITECTURE. RHET ARCHITECTURE shall retain all common law, statutory and other reserved rights, including the copyright thereto. PROJECT NO: 19-100603 DRAWN BY: JH CHECKED BY: JH DRAWING TITLE: PLANTING PLAN L100 IQ C 0 Buchholz/Premier Property 16.5 acres gross +- 8 acres Commercial (80,000 sf capacity) 8.5 acres Multi -Family (gross acreage) 7.2 acres net 165 dwelling units - 19.5 du/acre gross 22.9 du/acre net 1.3 acres pond/pathway City/Lundsten (north of Dundas) 18.6 acres gross +- 7.4 acres Commercial (70,000 sf capacity) 5 acres Multi -Family 120 dwelling units - 24 du/acre net 6.2 acres pond/pathway Lundsten/Weinand (south of Dundas) 58.5 acres gross +- 120 dwellings general/senior 80 du senior/assisted 100 du assisted/memory 8-10du buildings luxury condominium 380 total Multi -Family units 15.2 acres Multi -Family total 25 du/acre 36 du townhouse 5.3 acres 5.2 du/acre 13.5 acres Commercial (130,000 sf capacity) Aldi Expansion area - 2 acres 20 acres pond/pathway including powerline easement (approximately 6 acres) The future vision for Monticello provides the foundation for the Comprehensive Plan (the vision statement appears in Chapter 1). The Land Use Plan, in turn, provides the framework for how land will be used to help achieve the future vision for Monticello. The Land Use Plan seeks to reinforce desirable land use patterns, identify places where change is needed and guide the form and location of future growth. The Land Use Plan for Monticello was shaped by a variety of factors, including: ► Community input gathered through public workshops and Task Force discussions. ► The existing built and natural environment in Monticello. ► The vision for Monticello's future. ► Factors described in the Community Context chapter of the Plan. ► Systems plans for transportation, sanitary sewer and water supply. This represents a departure in form from the 1996 Comprehensive Plan. The 1996 Plan included the land use plan as part of a broader Development Framework section. The 1996 Plan described Monticello's land use plan by general district of the community as a means of attending to the unique issues in each district. The 2008 Update of the Comprehensive Plan establishes a separate land use chapter consisting of the following components: ► A section on Future Growth describes the implications of future resident growth and the amount of growth anticipated by the Plan. ► The Land Use Plan Mau (see Figure 3-2) shows the land uses assigned to each parcel of land. ► Land Use Categories further explain the Land Use Plan by describing the land uses depicted in the Map. This section includes land use policies describe the objectives that Monticello seeks to achieve through the implementation of the Land Use Plan and the supporting elements of the Comprehensive Plan. ► Focus Areas provide a more detailed discussion of characteristics, goals and policies for key areas of the community. 2008 Comprehensive Plan — Updated 2014 Land Use 1 3-1 Future Growth In looking to the future, Monticello must not just consider the qualities of the future community, but also the nature of growth. Assumptions about the amount and pace of future growth are important parts of the foundation for the Comprehensive Plan. Growth has several important implications for the Comprehensive Plan: ► Growth projections are used to plan for the capacity of municipal utility systems. ► Growth projections are used to create and manage finance plans for capital improvements. ► The school system uses growth projections to forecast enrollments and to plan for programs and facilities. ► Market studies use growth projections to analyze the potential for locating or expanding businesses in Monticello. ► The characteristics of growth influence the amount of land needed to support this development. ► Growth adds trips to the local street system. ► Assumptions about growth influence the policies and actions needed to implement the Comprehensive Plan. For these reasons, it is essential that the Comprehensive Plan state assumptions of the nature of future growth. A challenge in forecasting future residential development is that the Comprehensive Plan influences, but does not control, the factors that determine where people live. These factors include: ► Quality of life. ► Access to employment. ► Availability of desired housing and neighborhood options. ► Affordability. ► Competition from other places in the region. Given these uncertainties, the Comprehensive Plan seeks a balance between optimism and prudence. For many reasons, the Plan should not significantly understate the growth potential of Monticello. The balancing force lies with the implications of assuming Figure 3-1: Growth Trends and Projections more growth than is reasonable. The chart in Figure 3-1 shows the projection of future residential growth assumed in the Comprehensive Plan. The projections assumes that the rate of growth slowly rises over the next five years and continues at a level of 150 units per year from 2012 to 2020. This amount falls below the 229 units/year average for 2001 through 2005. This rate of growth is intended to reflect several factors. Monticello will remain a desirable place to live, attracting both builders and residents. Housing market conditions will improve from the weaknesses experienced in 2006 and 2007. A combination of market conditions, local policy objectives, and changing demographics may reduce the potential for achieving and sustaining higher rates of residential growth. Slower future growth reflects the belief that achieving the objectives of the Comprehensive Plan, in particular seeking more move up housing, will result in less development than in previous years. Growth Policies 1. The City will consistently review recent development trends and update growth projections to serve as a basis for public and private planning. 2. Over the life of this Comprehensive Plan, growth will occur within the boundaries of the current municipal boundaries and the Orderly Annexation Area. 3. Future development should be guided to locations that utilize existing infrastructure and locations 3-2 1 Land Use City of Monticello that facilitate the construction of street and utility systems that meet the objectives of the Comprehensive Plan. 4. The Comprehensive Plan does not anticipate action by Monticello to annex or extend utility systems to property immediately north of the Mississippi River. Development in this area will place additional traffic on STH 25 (particularly in the Downtown area) and channel investment away from other parts of the City, especially the Downtown. Land Use Plan Map The Land Use Plan Map (shown in Figure 3-2) shows the desired land use for all property in Monticello and the Orderly Annexation Area The land use plan depicted in this map builds on the previous community planning in Monticello. The Comprehensive Plan uses the Land Use Plan to define the broad land use patterns in Monticello. The Land Use Plan seeks to: an effective land use management tool requires a definition of each land use. These definitions provide a common understanding of the basic characteristics of each category used in the Land Use Plan. The 1996 Plan relies on three basic categories of private land use: residential, commercial and industrial. Each of these categories is further divided into subcategories that distinguish between the character, type and intensity of development desired in different locations. The 2008 update of the Comprehensive Plan uses a different approach to achieve similar land use patterns. The Land Use Plan map depicts series of "places" for private development: Places to Live, Places to Shop, Places to Work, and Downtown. This approach is based on the following rationale: ► These broad categories more clearly illustrate the pattern of development and the plan for future growth. ► Although residential land uses vary by type and density, they share many public objectives. ► Organize the community in a sustainable ► This approach makes a more enduring manner. ► Make efficient use of municipal utility systems and facilitate the orderly and financially feasible expansion of these systems. ► Provide the capacity for the type of growth desired by the community. The Land Use Plan Map is only one piece of the land use plan for Monticello. The other parts of the Land Use chapter of the Comprehensive Plan work with this map to explain the intent and objectives for future land use. Further, this map lays the foundation for land use controls that are used by the City to implement the Comprehensive Plan. Land Use Categories The Land Use Plan Map uses a set of specific categories to guide land use in Monticello. One element missing from the 1996 Comprehensive Plan was a description of the land use categories shown in the Land Use Plan. The ability to use the Comprehensive Plan as comprehensive plan. The Plan can guide an area for the appropriate land use without the need to predict future community needs and market forces. ► The Plan relies on policies, land use regulations, performance standards and public actions to provide a more detailed guide for land use and development. This approach conveys more flexibility and control to the City Council and the Planning Commission. Role of Zoning Regulations Zoning regulations play a critical role in implementing land use plans in Monticello. State Law gives zoning regulations priority overthe Comprehensive Plan. If land uses are different, zoning regulations control the use of land. Zoning regulations are particularly important in the application of the land use categories in the Monticello Comprehensive Plan. The "places to" land use categories set forth a broad and flexible land use pattern for Monticello. Zoning regulations (and other land use controls) will be used to determine the appropriate location for each form of development and other regulations on the use of land, consistent with policies of the Comprehensive Plan. 2008 Comprehensive Plan — Updated 2017 Land Use 1 3-3 Figure 32Land Use Pian Ma E2 a. _ !;- )/ | § k \ , })! �-- ! \ S£)«§)!$ {�!IL_! �}�//�❑��k\- �... ƒ . -•.� __- Z a- --— -0 ) L o �� . � a � � ■ 3-4 1 [and use City of Monticello f /--•-- { \ — —i-- ) E ° � \f } �, � ■ 3-4 1 [and use City of Monticello Figure 3-3: Land Use Plan - Places to Live The remainder of this section describes the categories used in the Comprehensive Plan in greater detail. Places to Live The Comprehensive Plan seeks to create and sustain quality places for people to live in Monticello (see Figure 3-3). This category designates areas where housing is the primary use of land. The emphasis behind Places to Live is to help ensure that Monticello offers a full range of housing choices, while preserving and enhancing the quality of neighborhoods. Although a single land use category, Places to Live does not suggest housing is a homogenous commodity or that any type of housing is desirable or allowed in any location. When someone says "house" the most common image is a single family detached dwelling. This housing style is characterized by several features. There is a one-to- one relationship between house and parcel of land - the housing unit is located on a single parcel. The house is not physically attached to another housing unit. The housing is designed for occupancy by a single family unit. The typical neighborhood in Monticello is made up exclusively of single family detached homes. The primary variables become the design of the subdivision, the size of the lot and the size and style of the dwelling. Many older neighborhoods in Monticello (north of Interstate 94) were built on a traditional grid street system. Over the past thirty years, development patterns have moved to a new suburban curvilinear 2008 Comprehensive Plan — Updated 2017 Land Use 1 3-5 pattern, characterized by curvilinear street layout with the use of cul-de-sacs. A variety of factors, including consumer preference and housing cost, have increased the construction of attached housing in recent years. Duplexes, twin homes, quads and townhomes are common examples of this housing style. Although the specific form changes, there are several common characteristics. Each housing unit is designed for occupancy by a single family. The housing units are physically attached to each other in a horizontal orientation. Places to Live will include some neighborhoods designed to offer a mixture of housing types and densities. Mixed residential neighborhoods create a pattern that combines single-family detached housing with a mixture of attached housing types. Using good design and planning, these mixed residential neighborhoods can achieve a higher density without compromising the overall integrity of the low-density residential pattern. This integration strengthens neighborhoods by increasing housing choice and affordability beyond what is possible by today's rules and regulations. It also avoids large and separate concentrations of attached housing. It enhances opportunities to organize development in a manner that preserves natural features. A complete housing stock includes higher density residential areas that consist of multi -family housing types such as apartments and condominiums. In the near term, the Comprehensive Plan does not anticipate expanding the existing supply of higher density housing. It is likely that Monticello will need additional higher density housing to: ► Provide housing suited to the needs of an aging population. ► Facilitate redevelopment in the Downtown or in other appropriate locations of the community. ► Provide housing needed to attract the work force required to achieve economic development goals of the City. Higher density residential land uses should be located and designed to be compatible with nearby residential or mixed uses, on lots able to accommodate larger buildings and added traffic generation. In addition, siting factors for high density residential uses will prioritize access to services and amenities including public utilities, parks, trails and open space, and commercial and/or medical services. It will be important, when considering potential designation of high density housing development, that the parcels meet the specific standards of the zoning district, and such development can be accommodated in accordance with the policies in this Plan. While these comments and the comments in the zoning ordinance are intended to be instructive they are not necessarily the only factors that might come into play on specific properties. Policies - Places to Live The Comprehensive Plan seeks to achieve the following objectives for residential land use in Monticello: 1. Provide a range of housing choices that fit all stages of a person's life -cycle (see below). 2. Support development in areas that best matches the overall objectives of the Comprehensive Plan. 3. Develop quality neighborhoods that create a sense of connection to the community and inspire sustained investment. The Comprehensive Plan seeks to maintain the quality and integrity of existing neighborhoods by encouraging the maintenance of property and reinvestment into the existing housing stock. Changes in housing type should be allowed only to facilitate necessary redevelopment. 4. Create neighborhoods that allow residents to maintain a connection to the natural environment and open spaces. 5. Seek quality over quantity in residential growth. Achieving the objectives for quality housing and neighborhoods may reduce the overall rate of growth. 6. Reserve areas with high amenities for "move up" housing as desired in the vision statement. These amenities may include forested areas, wetland complexes, adjacency to parks and greenways. Some of the City's policy objectives require further explanation. 3-6 1 Land Use City of Monticello Figure 3-4: Life Cycle of Housing Supply Life Cycle Housing Housing is not a simple "one size fits all" commodity. Monticello's housing stock varies by type, age, style and price. The Community Context chapter of the Comprehensive Plan describes the characteristics of the housing stock based on the 2000 Census and recent building permit trends. The concept of life cycle housing recognizes that housing needs change over the course of a person's life (see Figure 3-4). Young adults may not have the income capacity to own the typical single family home. This segment of the population often seeks rental housing. Families move through different sizes, styles and prices of housing as family size and income changes over time. With aging, people may desire smaller homes with less maintenance. Eventually, the elderly transition to housing associated with options for direct care. As noted in the Vision Statement, Monticello's population will continue to become more diverse. This diversity will be seen in age, race, culture and wealth. These factors will influence the housing needs of Monticello. The Comprehensive Plan recognizes these differences and seeks to create a balanced housing supply that encourages people to move to and stay in Monticello. This balance may not be achieved solely by market forces guided by this Land Use Plan. Actions by the City may be needed to promote the creation of housing in underserved segments of the market. Neighborhood Design A priority for the community is diversification of the housing stock by providing more "move up" housing. In this context, the term "move up" housing refers to larger homes with more amenities in structure and setting. This type of housing may not be exclusively single-family detached or low density. Attached forms of housing with medium or high densities may meet the objectives for move up housing in the appropriate locations. In this way, the objectives for move up housing and life cycle housing are compatible and supportive. While every community wants a high quality housing stock, this issue has particular importance in Monticello. It is a key to retaining population. Without a broader 2008 Comprehensive Plan — Updated 2017 Land Use 1 3-7 variety of housing options, families may encouraged to leave Monticello to meet their need for a larger home. It is a factor in economic development. One facet of attracting and retaining professional jobs is to provide desirable housing alternatives. It must be recognized that creating move up housing requires more than policies in the Comprehensive Plan. The Comprehensive Plan provides a guide for achieving the desired results. The desired outcomes require private investment. This investment occurs when demand exists or the City can provide an incentive to attract investment. Part of attracting move up housing comes from creating great neighborhoods — places that will attract and sustain the housing options sought by the City. Neighborhoods are the building block of Places to Live in Monticello. The goal of the Comprehensive Plan is to create and maintain attractive, safe and functional neighborhoods. The following policies help to achieve this objective: 1. Neighborhoods should incorporate the natural characteristics of the setting. Trees, terrain, drainageways, and other natural features provide character to neighborhoods. 2. Housing should be oriented to the local street, minimizing access and noise conflicts with collector streets. 3. The City will use public improvements to enhance the appearance and character of a neighborhood. Some examples of improvements that define an area include streets with curb and gutter, trees in the public boulevard, street lighting systems, and storm water ponding. 4. Sidewalks, trails, and bikeways will connect the neighborhood to other parts of the community. 5. Every neighborhood should have reasonable access to a public park as a place for residents to gather and play. All of these elements work together to create a desirable and sustainable place to live. Figure 3-5: Relationship Between Development and Natural Features - Parkway Figure 3-6: Relationship Between Development and Natural Features - Trail Corridor Balancing the Built and Natural Environments The natural amenities of the growth areas (west and south) in Monticello should serve as a catalyst for residential development. The Bertram Chain of Lakes Regional Park offers the dual assets of natural features and recreational opportunities. Lakes, wetlands and other natural amenities exist throughout the orderly annexation area. Studies have shown that parks and open space have a positive economic effect on adjacent development. An article published by the National Park and Recreation Association states that "recent analyses suggest that open spaces may have substantial positive impacts on surrounding property values and hence, the 3-8 1 Land Use City of Monticello CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium -High Density Residence District Section 3.4 (I) R-4 Medium -High Density Residence District The purpose of the "R-4", medium-high density residential district is to provide for medium to high density housing in multiple family structures of 13 or more units per building, and at densities of between 10 and 25 units per acre. The district is intended to establish higher density residential opportunities in areas appropriate for such housing, to be determined by the City on a case by case basis. The City of Monticello shall zone land to the R-4 District only when, in its sole discretion, all aspects of the property support the potential uses of the R-4 district, including location, private and public services, and compatibility with existing and future land uses in the area. In making a determination as to the suitability of a site for R-4 rezoning, the City will prioritize the following site and area factors: Replacement Land Uses. R-4 zoning fits the following zoning categories and circumstances: • Land already zoned for R-3 • Land currently zoned for commercial uses, but which would not be considered "prime" commercial (the City would like to protect "prime" commercial areas that show the most promise for that use in the future). Proximity to Other Residential Neighborhoods. • R-4 zoning may be allowed in proximity to other medium to high density residential areas, however the nature and concentration of existing multi -family structures shall be carefully considered to avoid an over concentration of these uses. • R-4 zoning may be allowed in proximity to lower residential uses, if it is determined that the high density site can address the site and area factors provided here. Architectural Compatibility and Building Massing • In the vicinity of lower density residential areas, R-4 District buildings need to be lower profile with regards to size and mass, or need to be screened or buffered by distance and natural features. Requirement for Adequate Public Facilities. High density residential development shall be located to provide for the following essential services and amenities: • Access to public parks, pathways, and open space, without overburdening them. R-4 development may be required to provide additional facilities to meet the City's open space planning policies. • Connection to public utilities. • Access to major streets, or at the very minimum, avoidance of traffic generation that would utilize local streets in lower density residential areas. • Proximity to commercial and/or medical services. This district is intended to provide exclusively multiple family housing as defined in this ordinance, as opposed to lower density housing types such as townhouses, two-family homes, or single family homes. City of Monticello Zoning Ordinance Page 105 CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (1) R-4: Medium -High Density Residence District Minimum and Maximum Density: 10 — 25 dwelling units per acre Maximum Base Density: 1,750 sq. ft. per unit (25 units per acre) Maximum Density through Planned Unit Development: 1,750 sq. ft. per unit (25 units per acre) Base Lot Area • Minimum = 30,000 square feet Page 106 City of Monticello Zoning Ordinance R-4 District Multi -Family 13+ units / building) 30,000 sf 10-25 du/acre NA Max 1,750 sf/du 100 feet 40 feet 30 feet 40 feet 60 feet 40 feet — no more than 50% of any yard facing a street covered with parking/drive aisles C buffer Base Lot size Gross Density Max Density w/o PUD Net lot area per du Front setback Corner side setback Interior side setback Rear setback to building Clear open space setback from ROW Clear open space setback from Property Line Buffer Req. to Single Family Common open space per du 500 sf/du Landscaping 2 ACl/ 2,500 sf open space + 4 shrubs /10 feet bldg. perimeter Parking requirements 2.25 spaces/du, with max 1.1 space/du uncovered Architecture 20% street min frontage covered with enhanced materials, horizontal siding of steel or cement -board only no vinyl or aluminum Roofs 5:12 pitch, plus roof ridge line articulation of 3 feet min. Unit square feet 900 sf finished floor area per unit, minimum Garages Attached or Underground Detached accessory garages allowed only after base requirements are met Garage Setback May not access street directly — must be served by interior driveway Garage Doors Must include glass and decorative panels if visible from public street or adjoining residentially zoned property Page 106 City of Monticello Zoning Ordinance CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium -High Density Residence District PUD Options for Multi -Family (6 — 12 units / building) Multi -Family Buildings Landscaping Increased landscape quantities and/or sizes beyond code minimums; Special landscape features including water features, recreational structures, patios, etc. Open Space Increased open space areas per unit beyond code minimums of 10% or more Parking All required garage parking underground Building Materials Increased use of stone, brick beyond front, or on other exterior walls Architecture Extensive use of ornamental features, building and/or roofline articulation, fenestration and building wall undulation atypical of other buildings in similar zoning districts Site Work Use of decorative paving materials in parking, sidewalks, etc.; Extensive use of ornamental site lighting or similar features. Housing for Seniors restricted Accommodations to design and density through PUD process only to 55 years of age or more City of Monticello Zoning Ordinance Page 107 2 0 U C7 z LU m U) C 00 a a Cl) z U) J 0 CL Q W z z wsb October 30, 2019 Mr. Matt Leonard City Engineer/Public Works Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Monticello Apartments Preliminary Plat and PUD Plan Review Bucholz Properties City Project No. 2019-024 WSB Project No. R-014321-000 Dear Mr. Leonard: We have reviewed the preliminary plat dated October 17, 2019 as prepared by KLD, development plan dated October 15, 2019 as prepared by Rhet Architecture and civil plans dated October 23, 2019 as prepared by MBN Engineering and offer the following comments: Preliminary Plat 0 0 co W 4 T W D z W a a z W x 0 Provide enough right of way for a right turn lane on northbound Cedar Street or a roundabout at the intersection of Chelsea Road and Cedar Street. Provide enough right-of- way for a roundabout at Edmonson Ave and Cedar Street as well. Provide right-of-way and construct a concrete sidewalk along the east side of Cedar Street. Also provide right of way for a sight triangle at the southeast corner of Chelsea Rd and Cedar Street (Lot 4, Block 1 of the proposed plat). The proposed access from Chelsea Road shall be shown. An access easement for Lot 1 shall be provided within the plat. It is assumed that the access for Lot 2 will be provided from Chelsea Road. The proposed pond shall be contained wtihin an outlot along with the proposed trails surrounding the pond. Trails shall have a separate 20 -foot wide easement within the outlot with a separate easement document recorded with the County. A separate access easement shall be provided to access the pond for maintenance. Show the existing drainage easement with document number for the existing pond located on the south side of Chelsea Road within the plat. Provide a drainage and utility easement detail depicting typical easement widths. Monticello Apartments Preliminary Plat and PUD Plan Review October 30, 2019 Page 2 A drainage and utility easement shall be provided for the sanitary sewer main and watermain that extends east -west across the property, where more than one lot is being served. The easement width for the sanitary sewer will be determined based on the sewer depths to be provided. The easement width for the watermain is typically 30 -feet wide. Additional easement may be needed for the proposed storm sewer located along the southerly plat boundary. 10. Label any easement widths that are not typical. Preliminary Site Plan 11. The access from Edmonson Ave should be designed as a shared access to accommodate future development to the south with the ability to be constructed without impacting the abutting property. 12. A 10 -foot wide bituminous trail shall be provided along the north side of the pond connecting the parking lots, in lieu of a sidewalk. In addition, the trail shall extend to the proposed trail along Edmonson Avenue. 13. A 6 -foot wide sidewalk shall be constructed along the east side of Cedar Street, located 1 - foot off the proposed right of way. 14. A phasing plan shall be provided for grading and utility construction for the entire plat. 15. A traffic study shall be completed to determine turn lane and intersection improvements needed. 16. Edmonson Ave shall be widened to accommodate a 22 -foot wide street width from centerline along the plat. Additional turn lanes may be needed and this will be analyzed along with the traffic study. Erosion Control/Storm Sewer Plan 17. A stormwater management plan shall be provided in order to provide a complete review of the civil plans. The plans shall be in accordance with the requirements in the City's Design Manual and checklist. Rate control, volume control, water quality and pretreatment measures will be required. The site is part of the TH 25 subwatershed and eventually outlets to the regional pond on the west side of TH 25. There is limited capacity in the storm sewer stubs along Cedar Street and Chelsea Road to accommodate runoff from the site. This will be reviewed with the stormwater management plan submittal. 18. The proposed pond shall hold water during typical rain events and be designed to be a wet pond. An impervious (clay) liner will be needed to accomplish this give the sandy soils on site. Monticello Apartments Preliminary Plat and PUD Plan Review October 30, 2019 Page 3 19. The pond shall be designed to accommodate complete development of the plat and to accommodate the existing drainage that is currently served by the existing pond that is planned to be relocated. 20. Identify and provide storm sewer stubs/mains to accommodate the commercial sites. It appears the storm sewer plan only accounts for drainage for the apartment development. 21. It is assumed that the existing pond located within the proposed Lots 2 and 3 will be removed. How will the existing drainage to that pond be accommodated with the development?. 22. Provide 10- year storm sewer design for the proposed storm sewer system. 23. The site is within the low and moderate DWSMA vulnerability areas, however outside of the ERA, therefore infiltration is allowed. Proposed commercial uses and if they involve potential contaminants will be reviewed at the time of proposed development submittal in accordance with the City's wellhead protection plan. Sanitary Sewer/Water Plan 24. Identify how Lot 1 and Lot 6 will be served with sewer and water. 25. Confirm that Lots 2-5 will be served by existing stubs from either Chelsea Rd or Cedar St. 26. Identify sewer and water connection points to existing mains with more detail. Gate valves shall be provided at each watermain connection. 27. Provide rim elevations for the sanitary sewer manholes. 28. Hydrant spacing will be reviewed by the City's fire chief. 29. The watermain shall have a minimum 7.5 feet of cover. 30. A note should be added to the plans that the City will not be responsible for any additional costs incurred that is associated with variations in the utility as -built elevations. These elevations shall be verified in the field prior to construction. Grading Plan 31. It is assumed that the existing pond located within the proposed Lots 2 and 3 will be removed. Provide proposed contours for this area and all of the commercial lots. 32. The grading plan should more clearly show existing and proposed contours. 33. Identify the lowest opening elevation of the proposed and future buildings to ensure the 2ft freeboard requirement is met to the HWL of the pond. 34. Identify the lowest opening elevations for the existing buildings located at 1305 Edmonson Ave to ensure the 2 -foot freeboard requirement to the HWL of the pond is met. Monticello Apartments Preliminary Plat and PUD Plan Review October 30, 2019 Page 4 35. Show all emergency overflow elevations and routes. 36. A minimum vertical separation of 1.5 feet must be provided between the EOF and the low opening of a building. Details 37. Use applicable City standard detail plates. Other Comments for Final Plat — Civil Plan Submittal 38. The civil plans in general are lacking construction level detail. 39. The civil plans shall be signed by a licensed professional engineer. 40. Provide a SWPPP with final construction plans. 41. A NPDES/SDS Construction Storm Water General Permit (CSWGP) shall be provided with the grading permit or with the building permit application for review, prior to construction commencing. 42. Plans should comply with the requirements in the Design Manual -Plan Requirements and City General Specifications. Please have the applicant provide a written response addressing the comments above. Please give me a call at 612-360-1304 if you have any questions or comments regarding this letter. Sincerely, WSB A�— - t. 4'OPLI Shibani K. Bisson, PE Senior Project Manager NORTHWEST ASSOCIATED CONSULTANTS, INC. 4150 Olson Memoriai Highway, Ste. 320, uulden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Angela Schumann Mayor Stumpf and Monticello City Council Monticello Planning Commission FROM: Stephen Grittman DATE: June 19, 2019 RE: Monticello — PRG (Buchholtz) Multi Family Project— Concept PUD Review NAC FILE NO: 191.07 — 19.10 PLANNING CASE NO: PROPERTY ID: 155-500-142104 Application and Project Description. This memorandum reviews the elements of a proposed concept plan for a Planned Unit Development on the parcel bound by Chelsea Road to the north, Edmonson Road to the east, Cedar Street to the west and primarily vacant land to the south. The parcel is approximately eighteen and a half acres in size. It gains access to future development on the property via all three of the bordering streets. The concept project consists of a series of multiple family buildings in the south and east portion of the property, on about 8.5 total acres. The property abutting Chelsea Road and Cedar Street would be retained as commercial land for future development. The applicant shows a potential subdivision of those commercial lots reflecting access points that would be shared to minimize road connections. The proposal is made by Dale Buchholz Construction of Fargo, North Dakota. The property is currently zoned B-4 Regional Business District. However, the developers are asking for approximately 8.5 acres of the parcel to be rezoned to PUD, Planned Unit Development District, utilizing the R-4, Medium -High Residence District as the baseline zoning for comparative purposes. The other 10.1 acres will remain to be developed under the existing zoning of B-4 Regional Business District. The housing portion of the project consists of three apartment buildings, each building holding 52 units, 156 units total. Each apartment complex will have a variety of one bedroom, two bedroom and three bedroom options. Detail on unit size was not provided at this level of review. The multi -family housing would have 134 uncovered parking spots, 9 of those handicap accessible, and 262 covered parking spots in a series of 17 detached garage buildings. For the residential 8.5 acres, a gross residential density of approximately 18.4 units per acre is shown. For the project to proceed, there are a series of City reviews or approvals: o PUD Concept Review (the subject of this report). The project requires a PUD as it proposes to develop a single parcel that will have three separate principal buildings, and certain aspects of site design may require flexibility; Further approvals would include the following: o Comprehensive Land Use Plan amendment reguiding the proposed residential parcel from "Places to Shop" to "Places to Live"; o Preliminary and Final Plats incorporating the residential and commercial parcels, dedicating the appropriate right of way, and resubdividing the property for the proposed commercial and residential uses; o Rezoning to PUD utilizing the R-4, Medium and High Density Residential District for the proposed multi -family area; The current proposal is for a PUD Concept Plan review, which is not a formal zoning or land use application, but is intended to provide the applicant an opportunity to get City feedback on a potential development proposal prior to more formal zoning review and the extensive supporting materials that such reviews require. The Planning Commission and City Council will have the opportunity to review the project, ask questions of the proposer, and provide comment as to the issues and elements raised by the project. The neighboring property owners have been notified of the meeting, but it is not a formal public hearing. This memorandum provides an overview of the project and will serve as an outline for the discussion. No formal approval or denial is offered for a Concept Review. However, it is vital that Planning Commission and City Council members engage in a frank and open discussion of the project benefits and potential issues. The Concept Review process is most valuable when the applicants have the opportunity to understand how the City is likely to look at the project and the potential issues it presents. In this way, the subsequent land use and development details can be more finely tuned to address City policy elements. PUD Concept Review Criteria. The Comprehensive Plan was recently amended to consider the reguiding and rezoning of certain "non -prime" commercial areas for multiple family residential use. The first stage for this proposed project in that regard consists of an informal Concept Plan review which is separate from the formal PUD application which will follow the Concept Review step. The Ordinance identifies the purpose of Planned Unit Development as follows: (1) Purpose and Intent The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non- residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The City reserves the right to deny the PUD rezoning and direct the developer to re -apply under the standard applicable zoning district. PUD Concept reviews are to proceed as follows: (a) PUD Concept Proposal Prior to submitting formal development stage PUD, preliminary plat (as applicable) and rezoning applications for the proposed development, the applicant may, at its option, prepare an informal concept plan and present it to the Planning Commission and City Council at a concurrent work session, as scheduled by the Community Development Department. The purpose of the Concept Proposal is to: 1. Provide preliminary feedback on the concept plan in collaboration between the applicant, general public, Planning Commission, and City Council; 2. Provide a forum for public comment on the PUD prior to a requirement for extensive engineering and other plans. 3. Provide a forum to identify potential issues and benefits of the proposal which can be addressed at succeeding stages of PUD design and review. The intent of Concept Proposal review is to consider the general acceptability of the proposed land use, and identify potential issues that may guide the City's later consideration of a full PUD application. The City Council and Planning Commission meet in joint session to provide feedback to the developer, and may include an opportunity for informal public comment as they deem appropriate. 2 Staff Preliminary Comments and Issues. For this proposal, the primary considerations evident at this point in the process include the following elements: Land Use. As stated above, the proposed land use is currently zoned B-4 Regional Business District, and guided "Places to Shop" (Commercial). The applicants propose 8.5 acres of the parcel to be reguided to "Places to Live" a residential category that would support potential multiple family development. The Planning Commission and City Council should specifically address whether the area of the site proposed for multi -family is considered to be in a non -prime commercial area given its location away from the Chelsea and Cedar commercial district and its distance from TH25. As a non -prime location, this would suggest that the rezoning proposal could be accommodated. Council should refer to the highlighted portions of the Monticello Comprehensive Plan — Land Use (Exhibit G) as a reference on preferred siting factors for high density residential uses. As noted above, the other 10.1 acres of property will remain consistent with the existing zoning of B-4 Regional Business District. The commercial property will then be divided into as many as six individual lots of similar size. The proposal supports the retention of the commercial designation bordering existing commercial along Chelsea and Cedar. The applicants have identified the south and east portion of the property for the multiple family portion of the project. The primary roadway exposure is toward Chelsea and Cedar. Due to the size of the project, it is unlikely that the areas without exposure would attract significant commercial development. While the real estate market was significantly slowed during the last several years, commercial development continued, occurring almost exclusively in more highly exposed areas. The proposed multi -family site would therefore be a candidate for non-commercial uses. More specifically in regard to "Places to Live" and housing, the City of Monticello completed a 2017 Housing Study which identifies the number of multi -family units in Monticello and vacancy rates at the time of study. The study outlines goals relating to rental housing as a whole and the management of affordable housing supply within the rental market. Staff would encourage the review of this document as part of the consideration of this item. The Housing Study (page 26-27) also includes projections on unit demand for rental housing, with goals relating to both affordable and higher -end rental units identified. The report cites a need for approximately 64 additional rental units to bring vacancy rates into balance, and based on projected demographics, a demand for 217-243 rental households of varied type. Planning Commission and Council will note that the Rivertown Suites project 3 within the downtown will add 47 units to the current total of rental units, with 20% of those units required to meet affordability requirements under the TIF District. Additional multi -family unit development is also encouraged as redevelopment occurs within the downtown. If the Planning Commission and Council provide concept -level feedback that the use areas as proposed are supportable, staff would recommend re - guiding only that portion of the property proposed for multi -family to "Places to Live" Parking. Parking supply is shown at 396 parking spaces (2.53 spaces per unit), both covered and uncovered. The total supply is adequate and meets the zoning requirement of 2.25 spaces/du. The uncovered parking amount of 134 parking spaces also meets the zoning requirement of a maximum of 1.1 space/du. However, the proposed garage space does not meet the zoning standards. Monticello's garage code requirement in the R-4 District states that the base parking requirement must be met through attached or underground for multiple family projects. Detached accessory garages are allowed only after base requirements for underground or attached garages are met. The proposal only shows above ground detached parking garages. Elevations or renderings for the garages were not provided at the time of this report. iii. Building Height and Architecture. The applicants have provided preliminary details relating to building design at this stage. Staff would note that the R-4 zoning district encourages certain specific elements related to roof line, building materials, and overall design. With regard to roofline, the R-4 code requires roofline articulation to avoid a single continuous ridgeline. Building materials should include a mixture of masonry and composition siding, rather than vinyl. In addition, PUD design is expected to exceed the basic district standards in exchange for the flexibility offered under the PUD process. iv. Site Planning. A preliminary site plan is provided as a part of the PUD Concept plan. Staff notes that specific requirements for open space and extensive setback regulations apply in the R-4 District. If the applicants propose to vary from the base zoning standards, they should provide rationale that supports the variation, and note the additional amenities or elements of the site plan that balance the proposed flexibility. a. The zoning requirements for the setback standards need to be taken into consideration. The setback standards are as follows: i. 100 feet, front ii. 40 feet, corner side iii. 30 feet, interior side 12 iv. 40 feet, rear setback to building v. Clear open space from ROW - 60 feet vi. Clear open space from property line - 40 feet The site plan identifies a 100 -foot setback from the centerline of Edmonson. This measurement should instead be from the right of way line, which is likely to shift into the property as a part of the plat. As a result, it is likely that easterly building location would be required to be moved 60-70 feet farther west than the concept site plan. Other setbacks would also require verification at development stage and preliminary plat when paired with the recommendation of the City Engineer regarding rights of way dedication. Compliance with setbacks should be an issue for discussion. V. Open Space. To meet the zoning standards, the applicant must propose at least 500 square feet of common open space per dwelling unit. The applicant indicates that the proposed pervious (green) surface area of 37% would exceed this standard. However, a significant portion of this area is in small patches in an around the buildings, as well as a part of a ponding area along the north development boundary line. The high amount of impervious surface (driveways, parking, garages and principal buildings) appears to limit usable green space available to future residents of the project. a. Trails. The addition of trails on the property will require further review. Trail locations will be important internal to the project, as well as along the major roadways serving the project. b. Sidewalks. The applicant proposed a total sidewalk area of 1,812 square feet. These sidewalks are limited to the front of each building. c. Landscaping and Buffering. The project will be subject to a significant buffer requirement between the commercial and residential properties impacting all sides of the multi -family project, requiring specific additional setbacks and landscaping to screen and buffer the differing land uses. This requirement is likely to result in additional setback beyond that shown on the Concept plan. vi. Access and Circulation. Based on the site plan provided by the applicant, the multi -family apartment building would gain its access with an internal private road system extending from the both Edmonson on the east and through the commercial area to Cedar on the west. A third private access on the East side from Edmonson Avenue, about 200-300 feet south of the first private road would also give access to the apartment complex. The internal circulation winds among the various detached garages, and would be unclear to visitors, and raise issues of visibility at the garage building corners. A clearer internal circulation pattern could be beneficial. 5 vii. The City Engineer makes the following additional notes relating to ongoing plan development: The City's transportation plan identifies a minimum 500 foot access spacing on collector roadways like Chelsea Road. The proposed access from Chelsea Rd meets this requirement. Applicant to complete a traffic study to estimate ADT, peak hour volumes, traffic distribution, etc. to determine potential access improvements and impacts the proposed project will have on adjacent roadways and to determine recommended improvements. The applicant shall plat at a minimum 50 feet of right of way along Edmonson Ave and Cedar Street from centerline and 65 feet of right of way along Chelsea Road from centerline. Additional right of way may be needed along these roadways and at the intersections of Chelsea Road and Cedar Street/Edmonson Ave depending on the findings from the traffic study. Consider extending an access to the southerly property to serve future development. The city's pathway guide map identifies a 10 -foot wide bituminous trail be constructed along the west side of Edmonson Ave. This trail will be required to be constructed with the proposed development. The applicant will be required to submit a stormwater management plan for the proposed development in accordance with the requirements in the City's Design Manual. Rate control, volume control, water quality and pretreatment measures will be required. The site is part of the TH 25 subwatershed and eventually outlets to the regional pond on the west side of TH 25. There is limited capacity in the storm sewer stubs along Cedar Street and Chelsea Road to accommodate runoff from the site. Additional stormwater information will be provided to the applicant before the project moves forward into design. Sanitary sewer and watermain services are available within the adjacent roadways to serve the site. The watermain should be looped within site. The site is within the low and moderate DWSMA vulnerability areas, however outside of the ERA, therefore infiltration is allowed. Proposed commercial uses and if they involve potential contaminants will be reviewed at the time of proposed development submittal in accordance with the City's wellhead protection plan. Summarv. As noted, the Planning Commission and City Council provide comment and feedback to the developer at the Concept Review level. Again, the Concept Review process is most A valuable when the applicants have the opportunity to understand how the City is likely to look at the project and the potential issues it presents. City officials should identify any areas of concern that would require amendment to avoid the potential for eventual denial, as well as any elements of the concept that the City would find essential for eventual approval. Specific comment should address the following considerations: 1. Overall Land Use 2. Density 3. Setbacks 4. Building Design 5. Parking Supply, and the extent of the detached garages 6. Building Materials and Architecture 7. Landscaping, green space, setbacks, and other site plan improvements. 8. Circulation and Access 9. Street right of way 10. Internal private street design and circulation 11. Engineering comments and recommendations The notes listed above acknowledge that a significant amount of detail will be added as the project proceeds to a more advanced stage of review. Should the Planning Commission and Council desire additional research or information to aid in the concept feedback process for the applicant, the Planning Commission and Council have the option to table this item to a subsequent meeting. SUPPORTING DATA A. Aerial Site Image B. Applicant Narrative C. Supplemental Narrative D. Concept Lot Layout E. Concept Site Plan, 6-19-19 F. Concept Elevations G. Monticello Comprehensive Plan — Land Use chapter H. 2017 Monticello Housing Study 7 Planning Commission Agenda: 11/04/19 3A. Consideration to find that acquisition of 300 East 4t' Street by the Monticello Economic Development Authority is consistent with the City of Monticello Comprehensive Plan. (AS) A. REFERENCE AND BACKGROUND: The Planning Commission is asked to consider adopting a resolution finding the acquisition of 300 East 4th Street by the City of Monticello Economic Development Authority is in conformance to the City's Comprehensive Plan. The parcel is a residential property and is being acquired to support future residential redevelopment. The EDA currently owns the vacant parcel adjacent to the site to the west, and the City owns the intervening Palm Street right of way. The EDA is proposing to acquire this additional property to further add to the available land area for development. The approximately .5 acre site is guided "Places to Live" in the Comprehensive Plan and is currently zoned R-2 (Single and Two -Family) Residence District. The Planning Commission will recall that the Economic Development Authority has the powers of, and acts as, the city's Housing and Redevelopment Authority. It is the intention of the EDA to work with a developer or partner (such as Central Minnesota Housing Partnership) to pair this subject site with the Palm Street right of way and vacant parcel to the west for a future residential housing project. This is consistent with comprehensive plan guidance for providing a range of housing choice for the community and the residential guidance for land use. The EDA will consider authorizing of a purchase agreement on November 13th, 2019 for this site. B. ALTERNATIVE ACTIONS: 1. Motion to adopt Resolution PC -2019-034 finding that the proposed acquisition of certain land at 300 East 4th Street by the City of Monticello Economic Development Authority is consistent with the City of Monticello Comprehensive Plan. 2. Motion of other. C. STAFF RECOMMENDATION: City staff supports Alternative #1 above. Acquisition of this property by the EDA provides additional land and flexibility to support the City's development objectives for Comprehensive Plan for life -cycle housing the community. The additional land area will lend itself to the developability of the site and existing EDA -owned parcels. Planning Commission Agenda: 11/04/19 D. SUPPORTING DATA: A. Resolution PC -2019-034 B. Aerial Image C. Excerpts, Monticello Comprehensive Plan — Chapter 3, Land Use D. Monticello Zoning Map 2 CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-034 A RESOLUTION FINDING THAT THE PROPOSED ACQUISITION OF CERTAIN LAND FOR REDEVELOPMENT PURPOSES BY THE CITY OF MONTICELLO ECONOMIC DEVELOPMENT AUTHORITY IS CONSISTENT WITH THE CITY OF MONTICELLO'S COMPREHENSIVE PLAN WHEREAS, the City of Monticello Economic Development Authority (the "Authority") proposes to purchase certain property (the "Property") located at 300 East 4th Street in the City of Monticello (the "City"), legally described as Lots One and Ten of Block "H" in A. C. Riggs Addition to Town of Lower Monticello, according to the plat on file and of record in the Office of the Registrar of Deeds in and for Wright County, Minnesota; PID: 155019008010; for the purposes of redevelopment; and WHEREAS, Minnesota Statutes, Section 462.356, subd. 2 requires the City Planning Commission to review the proposed acquisition or disposal of publicly -owned real property within the City prior to its acquisition or disposal, to determine whether in the opinion of the Planning Commission, such acquisition or disposal is consistent with the comprehensive municipal plan; and WHEREAS, the Planning Commission has reviewed the proposed acquisition of the Property, and has determined that the Property is guided and zoned R-2 residential, and is designated for residential use within the City's comprehensive plan, that the Authority's purpose is to redevelop the Property consistent with these uses, and that the proposed acquisition is therefore consistent with the City's comprehensive plan. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Monticello, that the acquisition of the Property by the Authority is consistent with the City's comprehensive municipal plan, and will promote the redevelopment of a portion of a residential area adjacent to the downtown area of the City. BE IT FURTHER RESOLVED that this resolution be communicated to the Board of Commissioners of the Authority. Adopted this 4th day of November, 2019, by the Monticello Planning Commission. MONTICELLO PLANNING COMMISSION Sam Murdoff, Chair CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC -2019-034 ATTEST: Angela Schumann, Community Development Director Figure 3-2: Land Use Plan Map o Eb pa � a m o U a tLn S K U m rn� � 9 @? C7 c v r Q � o c A ,.•....,.q f, s I .� d Q a 4- c C U G a a a a a o 5 - R a' 3 a° a° ii w a a° i O " /II �} ►4 � LN 6 �N LL e m / , flyr, f�a ■ 3-4 1 Land Use City of Monticello Figure 3-3: Land Use Plan - Places to Live The remainder of this section describes the categories used in the Comprehensive Plan in greater detail. Places to Live The Comprehensive Plan seeks to create and sustain quality places for people to live in Monticello (see Figure 3-3). This category designates areas where housing is the primary use of land. The emphasis behind Places to Live is to help ensure that Monticello offers a full range of housing choices, while preserving and enhancing the quality of neighborhoods. Although a single land use category, Places to Live does not suggest housing is a homogenous commodity or that any type of housing is desirable or allowed in any location. When someone says "house" the most common image is a single family detached dwelling. This housing style is characterized by several features. There is a one-to- one relationship between house and parcel of land - the housing unit is located on a single parcel. The house is not physically attached to another housing unit. The housing is designed for occupancy by a single family unit. The typical neighborhood in Monticello is made up exclusively of single family detached homes. The primary variables become the design of the subdivision, the size of the lot and the size and style of the dwelling. Many older neighborhoods in Monticello (north of Interstate 94) were built on a traditional grid street system. Over the past thirty years, development patterns have moved to a new suburban curvilinear 2008 Comprehensive Plan — Updated 2014 Land Use 1 3-5 t T - _ -A Lv Law .� { l i .• � y l i I � 1 I MAh •aaata �asaaa � r 1 1-� L + 11 mom �---`�♦ l.�R.+NtLVair++la �rAAlMiL J # -.r — _ The remainder of this section describes the categories used in the Comprehensive Plan in greater detail. Places to Live The Comprehensive Plan seeks to create and sustain quality places for people to live in Monticello (see Figure 3-3). This category designates areas where housing is the primary use of land. The emphasis behind Places to Live is to help ensure that Monticello offers a full range of housing choices, while preserving and enhancing the quality of neighborhoods. Although a single land use category, Places to Live does not suggest housing is a homogenous commodity or that any type of housing is desirable or allowed in any location. When someone says "house" the most common image is a single family detached dwelling. This housing style is characterized by several features. There is a one-to- one relationship between house and parcel of land - the housing unit is located on a single parcel. The house is not physically attached to another housing unit. The housing is designed for occupancy by a single family unit. The typical neighborhood in Monticello is made up exclusively of single family detached homes. The primary variables become the design of the subdivision, the size of the lot and the size and style of the dwelling. Many older neighborhoods in Monticello (north of Interstate 94) were built on a traditional grid street system. Over the past thirty years, development patterns have moved to a new suburban curvilinear 2008 Comprehensive Plan — Updated 2014 Land Use 1 3-5 pattern, characterized by curvilinear street layout with the use of cul-de-sacs. A variety of factors, including consumer preference and housing cost, have increased the construction of attached housing in recent years. Duplexes, twin homes, quads and townhomes are common examples of this housing style. Although the specific form changes, there are several common characteristics. Each housing unit is designed for occupancy by a single family. The housing units are physically attached to each other in a horizontal orientation. Places to Live will include some neighborhoods designed to offer a mixture of housing types and densities. Mixed residential neighborhoods create a pattern that combines single-family detached housing with a mixture of attached housing types. Using good design and planning, these mixed residential neighborhoods can achieve a higher density without compromising the overall integrity of the low-density residential pattern. This integration strengthens neighborhoods by increasing housing choice and affordability beyond what is possible by today's rules and regulations. It also avoids large and separate concentrations of attached housing. It enhances opportunities to organize development in a manner that preserves natural features. A complete housing stock includes higher density residential areas that consist of multi -family housing types such as apartments and condominiums. In the near term, the Comprehensive Plan does not anticipate expanding the existing supply of higher density housing. It is likely that Monticello will need additional higher density housing to: ► Provide housing suited to the needs of an aging population. ► Facilitate redevelopment in the Downtown or in other appropriate locations of the community. ► Provide housing needed to attract the work force required to achieve economic development goals of the City. Higher density residential land uses should be located and designed to be compatible with nearby residential or mixed uses, on lots able to accommodate larger buildings and added traffic generation. In addition, siting factors for high density residential uses will prioritize access to services and amenities including public utilities, parks, trails and open space, and commercial and/or medical services. It will be important, when considering potential designation of high density housing development, that the parcels meet the specific standards of the zoning district, and such development can be accommodated in accordance with the policies in this Plan. While these comments and the comments in the zoning ordinance are intended to be instructive they are not necessarily the only factors that might come into play on specific properties. Policies - Places to Live The Comprehensive Plan seeks to achieve the following objectives for residential land use in Monticello: 1. Provide a range of housing choices that fit all stages of a person's life -cycle (see below). 2. Support development in areas that best matches the overall objectives of the Comprehensive Plan. 3. Develop quality neighborhoods that create a sense of connection to the community and inspire sustained investment. The Comprehensive Plan seeks to maintain the quality and integrity of existing neighborhoods by encouraging the maintenance of property and reinvestment into the existing housing stock. Changes in housing type should be allowed only to facilitate necessary redevelopment. 4. Create neighborhoods that allow residents to maintain a connection to the natural environment and open spaces. 5. Seek quality over quantity in residential growth. Achieving the objectives for quality housing and neighborhoods may reduce the overall rate of growth. 6. Reserve areas with high amenities for "move up" housing as desired in the vision statement. These amenities may include forested areas, wetland complexes, adjacency to parks and greenways. Some of the City's policy objectives require further explanation. 3-6 1 Land Use City of Monticello Figure 3-4: Life Cycle of Housing Supply Life Cycle Housing Housing is not a simple "one size fits all" commodity. Monticello's housing stock varies by type, age, style and price. The Community Context chapter of the Comprehensive Plan describes the characteristics of the housing stock based on the 2000 Census and recent building permit trends. The concept of life cycle housing recognizes that housing needs change over the course of a person's life (see Figure 3-4). Young adults may not have the income capacity to own the typical single family home. This segment of the population often seeks rental housing. Families move through different sizes, styles and prices of housing as family size and income changes over time. With aging, people may desire smaller homes with less maintenance. Eventually, the elderly transition to housing associated with options for direct care. As noted in the Vision Statement, Monticello's population will continue to become more diverse. This diversity will be seen in age, race, culture and wealth. These factors will influence the housing needs of Monticello. The Comprehensive Plan recognizes these differences and seeks to create a balanced housing supply that encourages people to move to and stay in Monticello. This balance may not be achieved solely by market forces guided by this Land Use Plan. Actions by the City may be needed to promote the creation of housing in underserved segments of the market. Neighborhood Design A priority for the community is diversification of the housing stock by providing more "move up" housing. In this context, the term "move up" housing refers to larger homes with more amenities in structure and setting. This type of housing may not be exclusively single-family detached or low density. Attached forms of housing with medium or high densities may meet the objectives for move up housing in the appropriate locations. In this way, the objectives for move up housing and life cycle housing are compatible and supportive. While every community wants a high quality housing stock, this issue has particular importance in Monticello. It is a key to retaining population. Without a broader 2008 Comprehensive Plan — Updated 2014 Land Use 1 3-7 Planning Commission Agenda — 11/04/19 3B. Consideration of 2020 Planning Commission Workplan A. REFERENCE AND BACKGROUND Staff are requesting Planning Commission feedback on the 2019 Workplan for purposes of developing a 2020 Workplan. Commission is asked to review the 2019 Workplan for items viewed as continued priorities. A worksheet is included for feedback purposes. Staff would note that a significant amount of staff resources are necessary to support the Monticello 2040: Vision + Plan and the proposed development workload (Spirit Hills, Haven Ridge, Buchholz, etc.). Worksheets are requested to be returned back to Community Development staff no later than November 25th, 2019. B. ALTERNATIVE ACTIONS Feedback from the Commission is requested at this time. C. STAFF RECOMMENDATION None at this time. D. SUPPORTING DATA A. 2019 Workplan, Draft B. Commission Worksheets CITY OF Monticello Planning Commission 2019 Goals & Objectives Workplan Monticello The Monticello Planning Commission is established to advise the Mayor, Council and Community Development Department in matters concerning planning and land use matters; to review and make recommendations regarding the Monticello Comprehensive Plan, subdivision and zoning ordinances and other planning rules and regulations; to establish planning rules and regulations; and to conduct public hearings. 2019 Statement: The Planning Commission will support the efforts of the City Council to achieve the 2019 City of Monticello Strategic Plan and will review its long- and short-term planning framework for necessary updates or amendments which address the changing land use needs and goals of the community. The Planning Commission will work collaboratively with other City boards and commissions in its work to achieve the strategic goals of the city. Comprehensive Plan General • Support and participate in the community -wide strategic planning component of the 2019-2020 Comprehensive Plan process. • Review and hold the required public hearing for the Subdivision Ordinance in conjunction with overall City Code recodification. Land Use As the City's primary planning agency, actively lead and participate in 2019-2020 Comprehensive Plan Land Use update process. o Evaluate Places to Work/Industrial land area inventory and site development challenges in support of increasing and diversifying the tax base and providing living wage employment opportunity. o Develop recommendations for residential density identification, including lot size and configuration, within the City's growth area in support of Comprehensive Plan goals. o Analyze and recommend land use planning designations for Silver Springs and Interchange planning areas. o Review in more detail the commercial land inventory and recommend zoning classification in support of the City's long-range goals. o Evaluate impacts of advancing technology, including driverless vehicles, on land use. 1IPage Transportation • Receive an update on the City Capital Improvement Plan - the City's guide to capital investment within the community; determine any required actions steps associated with priority capital projects. • Provide input in anticipated 2019-2020 Transportation planning initiatives, including planning for the northwest interchange and the transportation network to serve annexation area, including collector routes such as Fallon and 85th. • Respond to the TH 25 Corridor Study as necessary and directed by the City Council. • Develop an understanding of Complete Streets policies and potential for integration into site planning and development. Park & Pathway • Evaluate development proposals for consistency with the adopted Pathway Connection Guide Map in support of the City's goal of a more walkable and bikeable community. • Provide necessary support to an anticipated 2019-2020 Comprehensive Plan update to the Park & Pathway plan, with specific detail on the downtown park and open spaces. Economic Development • Develop an understanding of and support the EDA's role in redevelopment, housing and economic development, including: o Marketing of vacant property and redevelopment sites o Affordable housing o Rehabilitation of housing o Downtown development/redevelopment programs Zoning Ordinance Complete a review of the City' s home occupation ordinances. Complete a review of the City's noise ordinances. Research & City Department Update Topics As resources and time allow, the Planning Commission will consider research and information related to the following topic areas, which are listed in priority order. Topic Understand City and EDA -owned property inventory and industrial land analysis Up date from Department of Building and Code Enforcement on rental ordinance 2019 Commission tour of vacant parcels within City limits and the MOAA area Other: 21 Page CITY CF 44 i1 Monticello Monticello Planning Commission 2020 Workplan Worksheet To assist in the development of a 2020 Planning Commission Workplan, please provide input on the following areas: Comprehensive Plan Please list below any specific comprehensive plan topics for which you believe additional long-range study are needed. (Examples include: identification of residential density in specific area of the annexation area, identification of additional industrial land area, final identification of interchange locations and supporting collector routes, etc.) Zoning Code Sections Please list below any areas within the zoning code for which you would like additional information/study in 2020. Other Please list any other areas of focus for the workplan which interest you Please e mail your responses to Angela Schumann by November 25th, 2019 at angela.schumann@?ci.monticello.mn.us. 1IPage Planning Commission Agenda — 11/04/19 3C. Community Development Director's Report Council Action on Commission Recommendations Consideration to approve a request for amendment to Monticello Zoning Ordinance Chapter 5, Section 1 Use Standards and related sections as related to tattoo parlor and personal service uses. Applicant: Zachery Barthel. Approved on consent agenda on October 141h, 2019 Monticello 2040: Vision + Plan Update Please see attached update on previous, current and upcoming Monti2040 activities. City Receives a SHIP Grant for Monti2040 The City has received a $10,000 grant award through the Wright County's Statewide Health Improvement Program, which is under the umbrella of Wright County Health & Human Services. The grant funds will help support the integration of health equity principles into the 2040 Comprehensive Plan. Health equity includes principles and topics that the city intends to cover in its 2040 plan: living wages, access to quality schools, availability of transportation options, and safe communities. MN APA Planning Conference Please see attached, provided to the City Council in their Council Connection report. Mark Your Calendars — Joint Council, Planning, EDA and Parks Meeting on 11/14 The City is excited to host a "Navigating Your Competitive Future" workshop on Thursday, November 14th, 2019 from 4:30-6:30. The Urban Land Institute offers this program to cities to provide a market conditions report for their community. This is perfect timing for Monticello given the comprehensive plan process. Major developers from the region, including Ryan Companies, will be on hand to provide a market perspective on development for Monticello. More info on these sessions is attached. Please see the most recent City Council Connection and Highlights for other important news: https://www.ci.monticello.mn.us/index.asp?SEC=F l 8BE4DO-OB7D-49F9-8773- D 1 B2526EE7D3 &DE=141 CF922-4A9D-4D02-9984-8BEE45B92622&Type=B_BASIC https://www. ci.monticello.mn.us/vertical/sites/%7B46185197-6086-4078-ADDC- OF3918715C4C%7D/uploads/Additional_ Information(15)pdf CITY OF Monticello COMMUNITY DEVELOPMENT DEPARTMENT MnAPA Conference Community Development Director Angela Schumann attended the MnAPA Conference in Breezy Point September 26 -28th. The conference featured keynote speakers including the Executive Director of the MN State Fair and DNR Commissioner Sarah Strommen. Sessions attended included those focusing on the use of MNCompass, an online demographic source which compiles and consolidates data from numerous sources, integration of art into streetscapes and downtowns, community branding, equity in transportation, and new ways to measure and plan for parkland in communities. The MnAPA conference is a chance to connect with and learn from planning professionals throughout the state, bringing ideas and information back to Community Development to help better our work. Monticello204O: Vision + Plan Mont12040 has seen a whirlwind of activity since the last Council update! Highlights • At the October 15th Monti204O Pep Rally, the TAC/CAC helped us focus on the voices we need to hear in this process, the best way to reach them, and provide the CAC and TAC the resources they need to champion the plan and encourage participation). • Sent the first issue of the Mont12040 enews — sign up at: https://www.ci.monticello.mn.us/monti204O • Completed the first Sounding Board exercises. See list at left for all of the Sounding Board locations and contacts. • Emailed all Monticello School District staff to encourage completion of the online survey and Sounding Boards in their staff rooms. • Worked with Lakota to post four online "Quick Polls" for the first phase of engagement. • With Lakota, developed a Monti204O FAQ to help the TAC/CAC and policymakers talk about the plan and encourage community involvement. So, what's next? Council Connection - mm/dd/yy Staff and Lakota have been planning for their next visit October 31" -November 1St. Here's the schedule: • Thursday, October 31St: Stakeholder Meetings • Friday, November 1": Stakeholder Meetings & TAC/CAC Meeting at 6 PM at MCC • Saturday, November 2nd: Future Forward — Community Speak Out! The Lakota Group has also assured us that we are in the prime time for community input on Monticello's 2040 Vision. Future Forward and the engagement activities happening in early to mid-November will help continue to shape the vision. A presentation of the community context and Monti2040 Vision information to the City Council and Planning Commission is expected in late November/early December. TAC/CAC Pep Rally, 10/15/19 Attached for Council is the FAQ put together to help boards and the TAC/CAC talk to the community about the plan and why participation matters, as well as the updated list of TAC/CAC participants to -date. Urban Land I nsf if ul Minnesota Navigating Your Competitive Future A ULI Minnesota (ULI MN) public official education workshop ULI Minnesota initiated the Navigating the New Normal (now called "Navigating Your Competitive Future") workshop series in the Fall of 2011. The underlying purpose of these workshops is to foster a meaningful dialogue between public and private sector leaders with respect to the challenges and opportunities of development and redevelopment created by today's economic realities. In particular, these workshops endeavor to: • Connect a city's demographic trends, market preferences and future growth patterns with the realities of the market place. • Emphasize the critical importance of communication and partnerships between cities and the development community. • Identify strategies to position cities to be competitive and sustainable by attracting the best possible (re)development. Navigating Your Competitive Future workshops are two hour, interactive dialogues with city leaders and a panel of ULI Minnesota real estate industry professionals. City participants are typically the City Council, the Planning Commission and Community Development staff. Depending on the city's structure, other participants included Housing and Redevelopment Authority boards, Economic Development Authority boards, Port Authorities, mortgage assistance boards, housing, parks and environmental sustainability committees. Since 2011, ULI Minnesota has conducted over 80 workshops in Minnesota communities including Minneapolis, St. Paul, Duluth, Brainerd, Austin and Rochester. ULI Minnesota o NAMGAMNG Regional Council of Mayors YOUR COMPETITIVE FUTURE ADVISORIkERVICESA 2017 NAVIGATING YOUR COMPETITIVE FUTURE IMPACT REPORT With trust in government at or near historic lows and the federal government pushing more responsibility down to the local level, it is more challenging than ever for public officials to create thriving communities. Cities are caught between a rock and a hard place— people mistrust government even as government is asked to do more. ULI Minnesota's Advisory Services provide a way forward by convening public officials and private sector partners to build civic trust and promote informed decision-making. Navigating Your Competitive Future (NCF) workshops connect elected and appointed officials with a panel of industry leaders in housing/mixed-use development, commercial/industrial development, community development, planning, arch itectectu re, and public finance. Panelists offer a fact -based, nonpartisan examination of real estate and development market challenges tailored to fit each city. These two hour workshops are an opportunity for ULI MN's real estate industry professionals to contribute their time and talent meaningfully to build thriving Minnesota communities. ULI Minnesota is able to offer NCF sessions free of charge to cities thanks to the generous funding support of Minnesota Housing, Metropolitan Council and Greater Minnesota Housing Fund. 64 NCF WORKSHOPS held with Minnesota cities and partner organizations. 2.5 MILLION aggregate population of cities that have hosted NCF workshops. 7 CITIES held a second workshop to inform new leaders and stay on top of trends. 83 REAL ESTATE LEADERS have served as volunteer panelists. 1,600 VOLUNTEER HOURS of time and talent contributed. $250,000 estimated value of hours our members volunteered to NCF workshops. (Re)Development Ready Guide HousingCounts.org Annual Housing Summit Mixed Income Feasibility Calculator Technical Assistance Panels Product Councils Strong, collaborative city leadership is critically important for attracting development. Cities must develop a clear vision, react to opportunities, create innovative financial tools and leverage their key assets. Strong policies to preserve the affordability and quality of existing housing stock should be incorporated into comprehensive plans. More than ever, a full range of housing choices is integral to a city's economic development strategy because it helps employers attract and retain workers. In many markets, construction of new multifamily housing is economically infeasible without local support. Be flexible with land use and zoning, city fees, and financing sources to remove barriers that affect housing production. Hold additional NCF workshops as leadership changes to continue helping public officials make informed decisions. ROSEVILLE One panelist said that "Roseville is not on the `radar screen' of the development1Hill community." This was an important to hear and resonated with the Council. lBelle Plaine WATERTOWN As a result of the NCF, we started a visioning process for a redevelopment Brooklyn Park of the Carver County site. The takeaway from the workshop was the need for the Farmington City to be able to articulate a vision for this property. Fridley BELLE PLAINE Golden Valley NCF provided an opportunity to discuss the advantages of allowing increased Hastings densities, the importance of better connections to the Minnesota River, the Hugo importance of workforce housing, and the importance of connectivity with sidewalks Lakeville and trails. A city -owned downtown redevelopment parcel has morphed into a bigger site with the possiblity of higher densities as a result of the workshop. Roseville Shoreview WAYZATA The workshop helped the Council expand their thinking to a broader regional Vadnais Heights context. It helped them think outside the box such as, what are the opportunities Watertown for higher density developments and housing in areas like Wayzata Blvd? This is a Wayzata great program, and we would like to do it again as leadership changes. HUGO The workshop gave the Council a much better understanding of today's affordable housing products and dispelled some pre -conceived ideas. The City decided to create a housing policy section as part of the implementation chapter of their comprehensive plan update with policies regarding affordable housing. VADNAIS HEIGHTS It was important for the Council to hear the thought process of the development industry when it comes to selecting a site/community for development, especially the importance of a community vision. The workshop prompted discussions about diversifying the City's housing stock such as including high density housing in the City Center and the possibility of City financial participation in housing projects. Now for These Fall Land Use Workshops :a - 4 �07 e.'l -Asp, an Vs r TRAINING AND EDUCATION s 2019 y 2. �mw HOW DO ZONING REGULATIONS SHAPE THE LOOK AND FEEL OF MY COMMUNITY? Beyond the Basics of Planning and Zoning November 7 - St. Paul 9:00 AM -4:00 PM 150.00 basics of Planning and Zoning October 17 - St. Paul 9:00 AM - 4:00 PM 150.00 .r ,s- 6O' Attend both Basis of Planning and Zoning and Beyond the Basics session and save $50! Regist for CouLses Now! To Learn More About these Courses, Click Below! Special Thanks to our 2019 Gold Sponsors! 4191 4% wsb #TIERNEY Sou rcewel I, Formerly NJ PA <1 educati,.,na/ events Lngage. Inspire. Intorm. GTS Educational Events 1 1380 Energy Lane, Ste. 206, St. Paul, MN 55108 Unsubscribe info@ci.monticello.mn.us Update Profile I About Constant Contact Sent by events@mngts.org in collaboration with Constant Contact .-I A- Try email marketing for free today! 4