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Planning Commission Agenda 08-05-2014 AGENDA MONTICELLO PLANNING COMMISSION REGULAR MEETING Tuesday, August 5, 2014 - 6:00 PM Mississippi Room, Monticello Community Center Commissioners: Chairman Brad Fyle, Sam Burvee, Charlotte Gabler, Alan Heidemann, Grant Sala Council Liaison: Lloyd Hilgart Staff: Angela Schumann, Steve Grittman - NAC, Ron Hackenmueller 1. Call to order. 2. Citizen Comments. 3. Consideration of adding items to the agenda. 4. Consideration to approve Planning Commission minutes. a. Regular Meeting – June 3rd, 2014 b. Regular Meeting – July 1st, 2014 5. Public Hearing – Consideration of a request for rezoning from B-4 (Regional Business) District to R-4 (Medium-High Density Residence) District, Consideration of a request for Preliminary Plat and Final Plat for Monticello Commerce Center Eighth Addition, Consideration of a request for a Conditional Use Permit for Multi-Family Residential in an R-4 (Medium-High Density Residence) District, and Consideration of a request for variance to the Monticello Zoning Ordinance, Chapter 3, Section 4(H) for required minimum unit square feet in the R-4 (Medium-High Density Residence) District. 6. Public Hearing - Consideration of a request for amendment to the Monticello Zoning Ordinance, Chapter 2, Section 4(C) – Variances, subsection (4) Review and (7) Time Limit, and amendment to Chapter 2, Section 4(D) – Conditional Use Permits, subsection (8)Time Limit. 7. Discussion Item – Final Plat, Liberty Park Second Addition 8. Community Development Director’s Report 9. Adjourn. MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 1st, 2014 - 6:00 PM Mississippi Room, Monticello Community Center Present: Brad Fyle, Sam Burvee, Alan Heidemann, Grant Sala Absent: Charlotte Gabler Others: Angela Schumann, Ron Hackenmueller, Steve Grittman, Lloyd Hilgart 1. Call to order Brad Fyle called the meeting to order at 6:13 p.m. 2. Citizen Comments None 3. Consideration of adding items to the agenda None 4. Consideration to approve Planning Commission minutes a. Regular Meeting - May 6th, 2014 SAM BURVEE MOVED TO APPROVE THE MAY 6TH, 2014 REGULAR MEETING MINUTES. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 4- 0. b. Regular Meeting – June 3rd, 2014 The June 3rd, 2014 meeting minutes were not yet available for consideration. 5. Public Hearing – Consideration of a request for Preliminary Plat, Final Plat for the Vine Street Place and Variance to Monticello Zoning Ordinance requirements for lot standards relating to street frontage Steve Grittman summarized that Benoit Properties, LLC had requested a variance from subdivision standards and approval of plats and site and building plans to create two lots on the Vine Street cul-de-sac just south of 4th Street on which to construct a back-to-back duplex. Grittman pointed out that the request for a variance to allow for the creation of a lot without street frontage is not anticipated to create adverse impacts on surrounding properties and is justified due to the unique configuration of the long, narrow parcel with limited frontage on the cul-de-sac and constraints imposed by railroad tracks to the south. The property meets zoning density requirements for two unit structures in the R-2 (Single Planning Commission Minutes: 7/01/14 2 and Two Family Residence) District. The 15,000 square foot lot area is sufficient for the development of a duplex and meets all other ordinance standards. The parcel on the east (Lot 2) has no direct street access and would access the cul-de-sac via a shared driveway with the lot on the west (Lot 1). A cross easement agreement will be required to accommodate the access condition. Grittman reviewed the conditions of approval in Exhibit Z and responded to questions. He clarified that, according to code, street frontage defines the front of a building. He also confirmed that the side lot line would be the rear property line of the neighboring properties; that the garages would face the railroad tracks to the south; and that the driveway would be narrow but adequate for residential use. Fyle asked how the 7,000 square foot per unit density requirements compared to downtown lots. Grittman said that the original plat lots are about 10,800 square feet. Brad Fyle opened the public hearing. Jeff Swanson, of Bogart-Pederson & Associates, said that the twin homes would look like any other townhomes but would fit the site at a 90 degree angle to the cul-de-sac to allow for utility and fire access. He confirmed that both units would be sold and the driveway would be shared. He acknowledged the conditions for approval included in Exhibit Z. Neighboring property owners Brent and Lanette Aitchison, of 4th Street West, asked for more information about buffering the lot line. Grittman said that, although no specific landscape plan was required, the applicant would be required to include some landscaping to add a buffered edge to soften the property line as a condition of approval. Lanette Aitchison also expressed concerns about preserving the native tree near the property line and asked for confirmation that the property was for purchase rather than for rental. As there were no further comments, the public hearing was closed. Grittman pointed out that a two family home, if it were a rental duplex, would not have required a subdivision. Subdivision allows for ownership of the two units. Fyle asked about a tree preservation recommendation. Angela Schumann confirmed that the City has a tree preservation ordinance. She said that she’d verify that the trunk of the tree is on the Aitchison’s property. She also said that she’d consult with the City Engineer to determine if it is possible to place protection fencing along the dripline or root structure of the tree. She suggested that such tree preservation would be included as a consideration of the grading plan. ALAN HEIDEMANN MOVED TO ADOPT RESOLUTION NO. 2014 - 066 APPROVING A VARIANCE FROM ZONING AND SUBDIVISION STANDARDS TO CREATE A LOT WITH NO STREET FRONTAGE THAT WILL ACCESS THE Planning Commission Minutes: 7/01/14 3 PUBLIC STREET VIA A SHARED DRIVEWAY ACCESS EASEMENT; AND RECOMMENDING APPROVAL OF THE FOLLOWING TO CITY COUNCIL: A. PRELIMINARY AND FINAL PLAT FOR THE CREATION OF TWO LOTS WITH A ZERO LOT LINE; B. SITE AND BUILDING PLANS FOR THE CONSTRUCTION OF A BACK- TO-BACK DUPLEX ON THE SITE IN QUESTION IN THE R-2 SINGLE AND TWO FAMILY RESIDENCE DISTRICT; BASED ON FINDINGS IN RESOLUTION 2014-066 AND SUBJECT TO CONDITIONS IN EXHIBIT Z, INCLUDING A REVIEW OF TREE PROTECTION MEASURES WITH THE GRADING PLAN REVIEW. GRANT SALA SECONDED THE MOTION. MOTION CARRIED 4-0. EXHIBIT Z: CONDITIONS OF APPROVAL Vine Street Place 1. A cross access easement agreement must be established and filed with the county to provide access from Lot 2 across Lot 1 to the Vine Street cul-de-sac. 2. The applicant shall specify how long-term maintenance and capital improvements will be provided for between the two parcels. 3. The shared wall facing on the zero lot line must be a structural wall meeting building code and property line requirements. 4. Additional landscaping, such as a shrub border, shall be installed along the north property line to provide additional visual buffering for the side yard of the duplex and the rear yards of the adjoining residential parcels. 5. Exterior finish materials on the west side of the duplex on Lot 1 must have at least 20 percent of the façade consisting of brick, stone, or cultured masonry simulating these materials. 6. Execution of an encroachment agreement for improvements in the public easements. 7. Execution of a development agreement governing requirements and improvements in the plat. 8. Recommendations of the City Engineer relating to grading, drainage, utilities, and stormwater management, including a review of possible tree preservation measures. The Planning Commission is the decision-making authority for variances. The City Council will consider the Planning Commission’s recommendation for approval of the preliminary and final plat and site and building plans at an upcoming Council meeting. Planning Commission Minutes: 7/01/14 4 6. Community Development Director’s Report Angela Schumann apologized for technical difficulties that had delayed the start of the meeting. She noted that information related to issues discussed during the meeting is available for review on the City’s website. Schumann provided a brief update related to the following issues: Market Matching – The EDA and City Council will meet on July 14th to discuss contract renewal for Market Matching economic development services with WSB. West 7th Street Extension Project - Paving of the trail along the north side of 7th Street between Elm Street and Minnesota Street has been completed. Hillside Farms 3rd and 4th Addition Public Improvements - Wright County has not yet set a date for the sale of the 47 tax forfeit properties in Hillside 3rd and 4th Addition. City staff are monitoring the status of this issue as it relates to development plans. Goodwill - Grading work has begun onsite. Transportation - Major transportation initiatives such as the proposed second river crossing, intersection improvements at TH 25/CSAH 75, and the Fallon Avenue overpass project continue to move forward. Bertram Chain of Lakes Regional Park - The City closed on an additional 168 acres of land at Bertram Park on June 5th and was awarded a $1.4 Legacy grant for land acquisition and a $100,000 grant for a portion of the athletic complex at the park. Land Use Training - Planning Commission members will individually participate in the online Land Use training provided by the League of MN Cities and meet as a commission to discuss the training in September. 7. Adjournment ALAN HEIDEMANN MOVED TO ADJOURN THE MEETING AT 6:51 PM. SAM BURVEE SECONDED THE MOTION. MOTION CARRIED 4-0. Recorder: Kerry Burri __ Approved: Attest: ___________________________________________ Angela Schumann, Community Development Director PlanningCommissionAgenda–08/05/2014 5.PublicHearing–ConsiderationofarequestforrezoningfromB-4(Regional Business)DistricttoR-4(Medium-HighDensityResidence)District, ConsiderationofarequestforPreliminaryPlatandFinalPlatforMonticello CommerceCenterEighthAddition,ConsiderationofarequestforaConditional UsePermitforMulti-FamilyResidentialinanR-4(Medium-HighDensity Residence)District,andConsiderationofarequestforvariancetothe MonticelloZoningOrdinance,Chapter3,Section4(H)forrequiredminimum unitsquarefeetintheR-4(Medium-HighDensityResidence)District. Applicant:IRETProperties.(NAC) Property:Legal:OutlotA,MonticelloCommerceCenterSeventh Addition Address:Unassigned PlanningCaseNumber:2014-030 A.REFERENCE&BACKGROUND: Request(s):1.RezoningfromB-4,RegionalBusinesstoR-4, Medium-HighDensityResidence 2.Preliminary/FinalPlat 3.ConditionalUsePermit(toallowmulti-family housinginanR-4District) 4.Variance(fromminimumdwellingunitsize requirementoftheR-4District) 5.SitePlanReview DeadlineforDecision:September5,2014 LandUseDesignation:PlacestoLive ZoningDesignation:B-4,RegionalBusinessDistrict Thepurposeofthe“B-4”RegionalBusinessDistrictis toprovidefortheestablishmentofcommercialand serviceactivitieswhichdrawfromandservecustomers fromtheentirecommunityorregion. Overlays/EnvironmentalFreewayBonusSignOverlayDistrict RegulationsApplicable:(portionofsite) CurrentSiteUse:Vacant/Agriculture 1 PlanningCommissionAgenda–08/05/2014 SurroundingLandUses: North:Interstate94/PlacestoShop(A-O) East:ParklandandSingleFamilyResidential/PlacestoLive andPlacestoRecreate(R-1/R-PUD) South:Institutional(Church)/PlacesforCommunity(R-1) andVacant/undeveloped/PlacestoShop(R-PUD) West:CityStormwaterPond/PlacestoShop(A-O) ProjectDescription:IRETPropertiesisrequestingapprovalofa202unit highdensityresidentialhousingproject. Theproposeddevelopmentcallsfortheconstructionof atwo-phase,202unitapartmentbuildinguponthe subject12.7acresiteresultinginadensityof15.9units peracre.Thebuildingistomeasurethreestoriesin height. ANALYSIS Rezoning PriorCityAction.OnMonday,June9,2014,theCityCouncilapproveda ComprehensivePlanAmendmentchangingtheguideduseofthesubjectproperty from“PlacestoShop”to“PlacestoLive.”Further,theCityapprovedazoning ordinanceamendmentwhichrefinedthevariousdevelopmentstandardsimposedin theR-4,Medium-HighDensityResidentialzoningdistrict.Sequentially,these approvalswerenecessarytoconsidertheapplicationsnowbeforethePlanning Commission EvaluationCriteria.AccordingtoSection2.4.B.5oftheZoningOrdinance, recommendationsanddecisionsonzoningamendmentsmustbebasedonacertainset ofcriteria.ThefollowingisalistingofeachcriterionfollowedbyaStaffresponse: (a)Whethertheproposedamendmentcorrectsanerrorintheoriginaltextor map;or (b)Whethertheproposedamendmentaddressesneedsarisingfromachanging condition,trend,orfactaffectingthesubjectpropertyandsurroundingarea. StaffResponse.TheCityrecentlyapprovedaComprehensivePlanamendment whichre-guidedthesubjectsitefrom“PlacestoWork”to“PlacestoLive.” Duringthereferencedamendmentprocess,theCityacknowledgedthatthe conditionsleadingtotheoriginalComprehensivePlanlandusepatternhave changedintwoways–marketconditions,andadequateregulatoryrequirements 2 PlanningCommissionAgenda–08/05/2014 thatwouldensurecompatibilitywithotherComprehensivePlangoals,including assurancesofhigh-qualitydevelopment.Inthisregard,changeshavearisen whichjustifytheproposedrezoning. Aspartoftheconsiderationoftheamendment,findingsweremadethatmultiple familyresidentialuseintheproposedlocation(subjecttovariousperformance standards)isanappropriateuseoftheproperty.Therezoningoftheproperty willcorrectanexistinginconsistencybetweentheCity’sLandUsePlanand zoningmap. (c)Whethertheproposedamendmentisconsistentwithachievingthegoals andobjectivesoutlinedintheComprehensivePlan. StaffResponse.Asnoted,theguideduseofthesubjectsitewasrecently changedfrom“PlacestoWork”to“PlacestoLive.”Thus,thepresentB-4 zoningisinconsistentwiththeguideduseoftheproperty.TheComprehensive Plancallsforhigherdensityresidentiallandusestobelocatedonlargerlotswith capacityforaddedtrafficgeneration.Further,theComprehensivePlanstates thatsuchusesshouldhaveaccesstoservicesandamenities,suchasparksand commercialareas.Theseconditionsarepresentfortheproposedrezoning.The proposedrezoningisthereforeconsistentwiththegoalsandobjectivesoutlined intheCity’sComprehensivePlan. R-4ZoningDistrict.TheR-4,Medium-HighDensityResidentialDistrictstandards weredesignedtomanifesthighqualitymulti-familyresidentialdevelopmentinareas withsufficienttransportationnetworks,nearbyrecreationalamenities,and communityservicessuchascommercialareas,medicalfacilitiesandotherpublic institutionssufficienttoaccommodatetheanticipateddensityfroma10-25du/ac housingproject. Thesubjectsitemeetsthelocationalcriteriaoutlinedinthepurposestatementofthe R-4District.ThesiteisadjacenttoCountyRoad18andisaffordedconvenient accesstoInterstate94.Further,accesstothesitedoesnotrequireanytravelthrough theadjacentsingle-familyneighborhoodtotheeasttoreachtheproperty,mitigating potentialtrafficimpactsfromthedevelopment.Acityparkisadjacenttothesiteto thenortheast,commercialdistrictsarenearby,andschooldistrictandinstitutional facilitiesareproximatetothesiteandservetofurtherbufferthelocationfromlower- densityresidentialdevelopment. Multiplefamilyhousingthatisdevelopedtomeettheexpectationsofthe ComprehensivePlan(high-amenity,high-valuehousing)fillsamarketnichethatis notcurrentlyavailableinthecommunity.Asnotedinthediscussionheldduringthe considerationoftheComprehensivePlanamendmentearlierthissummer,this housingretainsand/orattractsbothyoungsinglesandcoupleswithhigherearnings, andolderadultsseekingsecure,butlower-maintenance,housingchoicesinthe 3 PlanningCommissionAgenda–08/05/2014 community.TheR-4zoningdistrictisdesignedtoresultindevelopmentthatappeals tothesemarkets. Generally,R-4multiplefamilyhousingsupportstheCity’seconomicdevelopment effortsbyprovidinganattractivelivingenvironmentforthecity’sbusinesses. Housingsupplyisanimportantfactorintheabilitytoattracthighwager-earnerjobs. The12.7acresubjectsitealsohassufficientbuildableareatoexceedR-4District minimumlotareastandards. Preliminary/FinalPlat LegalDescription.ThesubjectsiteislegallydescribedasOutlotA,Monticello CommerceCenterSeventhAddition.Asanoutlot,nobuildingpermitsmaybeissued fortheproperty.Toaccommodatetheproposeduse,thesitemustbeplattedintoalot andblock.Inthisregard,theapplicanthasrequestedsimultaneouspreliminaryand finalplatapprovaltobasicallychangethelegaldescriptionofthesubjectsite(via replat).Accordingtothereceivedpreliminary/finalplat,thesubjectsiteisproposed tobeplattedasasinglelotdescribedasLot1,Block1,MonticelloCommerceCenter EighthAddition. LotArea.At12.7acresinsize,proposedLot1significantlyexceedswithminimum 30,000squarefootbaselotarearequirementimposedintheR-4zoningdistrict. RightofWayandEasements.Requireddrainageandutilityeasementswere establisheduponthesubjectpropertyaspartoftheMonticelloCommerceCenter SeventhAdditionandareretainedwiththeproposedplatareincompliancewith SubdivisionOrdinancerequirements.Withtheoriginalsurveyandpreliminaryplat submittal,therewasanissuewithsmallportionsofthesidewalkalongMeadowOak Avenuelyingoutsidetherightofway.However,basedonmorerecentsurvey information,itappearsthatallpublicimprovementsforMeadowOakAvenue, includingthesidewalk,arewithincurrentpubliceasementsand/orrightofway.New platdrawingswillneedtobesubmittedtoreflectthisrevision.Anyothereasement relatedissues,aswellasright-of-waydedicationrequirements,shouldhowever,be subjecttocommentandrecommendationbytheCityEngineer. TheplatisalsoadjacenttoInterstateI-94rightofwayandassuch,issubjecttothe reviewandcommentofMnDOT. ParkDedication.Asanoutlot,itisunclearifparkdedicationrequirementsforthe subjectsitewerepreviouslyfulfilled.Consideringthat202dwellingunitsarebeing proposeduponasitewhichwaspreviouslyplannedforcommercialuse,impactsupon theCity’sparksystemareexpectedbythechangeinuse. Oneoftheissuesrelatedtoparkdedicationisthecurrentexistenceofaninformal parkingareaonthesoutheastcornerofthepropertythatisusedtosupportactive 4 PlanningCommissionAgenda–08/05/2014 teamsportsattheadjacentFreewayFieldspark.Staffdiscussion,endorsedbythe ParkCommissioninitsrecommendation,hascenteredaroundapartialcredittothe requireddedicationamount,bycreatinganeasementforpublicuseoftheeasterly portionoftheapartmentpropertyparkingarea.Theapartmentprojectappearsto haveadequateparkingtoaccommodatethisparkingwithoutraisingon-siteproblems. TheCitycouldreleasetheeasementinthefutureifpark-relatedparkingdemand becomesunnecessaryinthefuture. Itisnotedthattheapplicantsareseekingfullcreditagainsttheirparkdedication requirementforthiseasementandtheimprovements–thefinalresolutiontheamount ofthecreditwillbeincorporatedintothedevelopmentagreementandfinalplat resolutionandissubjecttoCouncildecision. Fromadesignstandpoint,staffwouldsuggestthattheeastern-most16spaces,plus thedriveaisle,beincludedintheeasement,andasidewalkbeincludedto accommodatepedestriantrafficfromtheparkingareatothesidewalkalongMeadow Oak.Regardlessoftheparkdedicationrequirement,aninternalsidewalkconnection fromthepropertytotheMeadowOaksidewalkisaconditionofapproval. ThesidewalkalongMeadowOakAvenueprovidesapedestrianconnectiontothe SchoolBoulevardandMeadowOakpathwaysystems.Thefuturepathwayproposed alongFenningAvenuewouldalsoprovideaccesstotheplannedMonteClubfillpark area.Thissitewouldthenhaveparkaccesswithin½miletoMeadowOakPark, FreewayFields,andtheMonteClubPark. Setbacks.Appropriately,thepreliminary/finalplatillustratesapplicableR-4District setbacksuponthesubjectsite,includinga100footsetbackalongMeadowOak Avenue. ConditionalUsePermit Multi-familyhousingislistedasaconditionaluseintheR-4Districtandtherefore suchusesaresubjecttoconditionalusepermitprocessing.Thisallowsfordetailed reviewoftheproposeddevelopmenttoensurecompatibilitywithsurroundingland uses,promotehigh-qualitydevelopment,andprovidestheCitywiththeauthorityto imposeconditionssothatthepublichealth,safetyandwelfareisnotdetrimentally impactedbythedevelopment. AccordingtoSection2.4.D.4oftheZoningOrdinance,recommendationsand decisionsonconditionalusepermitrequestsmustbebasedonacertainsetofcriteria. ThefollowingisalistingofeachcriterionfollowedbyaStaffresponse: (i)Theconditionalusewillnotsubstantiallydiminishorimpairproperty valueswithintheimmediatevicinityofthesubjectproperty; 5 PlanningCommissionAgenda–08/05/2014 StaffResponse.Thesubjectpropertyhasbeenvacantforasubstantial amountoftime.ConsideringthatR-4Districtperformancestandards (applicabletohighdensityresidentialuses)areintendedtoensureahigh qualitydevelopmentproduct,theproposeduseisnotexpectedtodiminish areapropertyvalues. (ii)Theconditionalusewillnotbedetrimentaltothehealth,safety,morals, orwelfareofpersonsresidingorworkingneartheuse; StaffResponse.Theproposedmulti-familyresidentialuseisnotexpectedto bedetrimentaltothehealth,safety,moralsorwelfareorpersonsworkingor residingnearthesubjectsite. (iii)Theconditionalusewillnotimpedethenormalandorderly developmentofsurroundingpropertyforpermittedusespredominantinthe area; StaffResponse.ThesubjectsiteisborderedonthenorthbyInterstate94,on thesouthbyachurch,ontheeastbyapark/singlefamilyresidentialusesand thewestbyCountyRoad18andastormwaterholdingpond.Inthisregard, theusewillhaveonlylimitedexposuretonearbyresidentialuses. Anundevelopedtriangular-shapedparcelexistssoutheastofthesubjectsite. Thesiteiszonedformediumdensityresidentialuseandthusisexpectedtobe compatiblewiththeproposeduse.Aspartofsiteplanreview,anassurance shouldbemadethatthedesign/layoutoftheproposedsite(i.e.access locations)doesnotnegativelyimpactthedevelopmentpotentialofthe neighboringvacantsite. (iv)Theconditionalusewillnotposeanundueburdenonpublicutilitiesor roads,andadequatesanitaryfacilitiesareprovided; StaffResponse.Utilitiesarepresentlyavailabletothesubjectsite.The proposeddevelopmentisnotexpectedtooverburdentheCity’spublicservice capacity.Commentsrelatedtoaccessandroadsareincludedinthe subsequentsiteplanreviewsectionofthisreport. (v)Theconditionalusecanprovideadequateparkingandloadingspaces, andallstorageonthesitecanbedoneinconformancewithCityCode requirements; StaffResponse.AccordingtotheOrdinance,2.25off-streetparkingspaces mustbeprovidedperdwellingunit.Thus,aminimumof455parkingspaces arerequiredfortheproposeduse.Thisequatestoaminimumof306stalls requiredforPhase1developmentand149stallsforPhase1development.A summaryofrequiredandproposedparkingisprovidedbelow: 6 PlanningCommissionAgenda–08/05/2014 ParkingRequirementsbyTotalProject RequiredProposed TotalSpaces455482 -SurfaceStalls222223 -AttachedGarageStalls233233 -DetachedGarageStallsNone26 ParkingRequirementsbyPhase Phase1(136Units)Phase2(66units) RequiredProposedRequiredProposed TotalSpaces306359149123* SurfaceStalls1501767347 AttachedGarage1571577676 Stalls DetachedGarageNone26NANA Stalls *SupplydeficiencyaddressedviaexcessPhase1supply Asdemonstratedabove,allapplicableparkingstallsupplyrequirementshave beensatisfied. (vi)Theconditionalusewillnotresultinanynuisanceincludingbutnot limitedtoodor,noise,orsightpollution; StaffResponse.Theproposeduseisnotanticipatedtocreateanyodoror noisenuisanceconditions.Appropriately,thesiteplandemonstrates compliancewiththerequired60footgreenspacesetbackfromtheMeadow OakAvenueright-of-waywhichisintendedtomitigatepotentialvisual impactissues.Further,aclearopenspacesetbackof40feethasbeen proposedalongallotherpropertylines,andincludesappropriatelandscaping meetingtheCity’sbufferingandlandscapingrequirements. Withtheprecedinginmind,theproposeduseisnotexpectedtohaveany nuisance-relatedimpacts. (vii)Theconditionalusewillnotunnecessarilyimpactnaturalfeaturessuch aswoodlands,wetlands,andshorelines;andallerosionwillbeproperly controlled; StaffResponse.Thesubjectsitedoesnothaveanywoodlands,wetlandsand shorelands.Submittederosioncontrolandsitelandscapeplansinclude requiredcontrolstoreduceerosionduringandafterconstruction. 7 PlanningCommissionAgenda–08/05/2014 (viii)Theconditionalusewilladheretoanyapplicableadditionalcriteria outlinedinChapter5fortheproposeduse. StaffResponse.Asaconditionofprojectapproval,allusestandards identifiedwithintheCity’szoningOrdinancemustbesatisfiedunless otherwisegrantedviavariance. Variance Theapplicanthasrequestedavariancefromtheminimum900squarefootdwelling unitarearequirementimposedintheR-4zoningdistrict.Theapplicantfeelstheunit arearequirementisexcessiveandthatcompliancewithsuchrequirementwill significantlyimpacttheaffordabilityoftheunitsandinturnthereasonableuseofthe site.Baseduponexperienceinthemultiplefamilyresidentialhousingindustry,the applicantbelievesalargepercentageofrenterswillbepersonsage25-35whoprefer tolivealone.Inthisregard,theapplicantbelievesthatsuchgroupprefersunits ranginginsizefrom700to750squarefeet.Theapplicantisproposingonebedroom unitsrangingfrom664to823squarefeetinsize. TofulfilltheintentoftheOrdinance,theapplicanthasproposedtoprovidean averagedwellingunitsizeof900squarefeetwithinthedevelopment.Specifically, theapplicanthasproposedanaveragedwellingunitsizeof990squarefeet(floorarea perunit). Inconsiderationofvariancerequests,Section2.4(C)(4)(a)oftheZoningOrdinance statesthatapprovalmayonlybemadeuponadeterminationthatpracticaldifficulties willresultbasedonallofacertainsetofcriteria.Thecriteria,followedbyaStaff response,isprovidedbelow: (i)Thepropertyinquestioncannotbeputtoareasonableuseifthe provisionsoftheOrdinancearestrictlyapplied. StaffResponse.Theimpositionofthe900squarefootminimumdwelling unitrequirementwouldlikelyimpacttheaffordabilityofproposedone bedroomunits.Whileitiscertainlypossibletoconstructonebedroomunits whichmeettheminimum900squarefootfloorarearequirement,questions existwhetherornotsuchfloorareaisnecessarytoensureproperfunctioning andtheusabilityoftheunits. (ii)Thecircumstancesrenderingthepropertyunusableareuniquetothe property. StaffResponse.Thecircumstances(practicaldifficulty)impactingthe usabilityofthesiteareuniquetoboththesubjectpropertyandthecommunity asawholeasademandforonebedroomrentalunitsexiststhroughoutthe City.Thosecircumstancesspecificallyincludetheproximityofthesitetothe 8 PlanningCommissionAgenda–08/05/2014 freewayandtwocollectorroadways,thelackofanynaturalresourcesneeding protectionfromdevelopment,proximitytoacontrolledintersection(the roundaboutatCSAH18),andthedominanceofinstitutionallanduses surroundingtheproperty. (iii)Thecircumstancesrenderingthepropertyunusablewerenotcreatedbythe ownerthereof. StaffResponse.Theapplicantwishestoconstructwhataregenerally considered“average”sizeonebedroomdwellingunits. Tobenotedisthatthe900squarefootminimumfloorarearequirement imposedintheR-4DistrictsignificantlyexceedstheCity’sminimum600 squarefootarearequirementforonebedroomunitsconstructedintheCity’s otherzoningdistricts(perSection5.2.C).Also,noteworthyisthatthenearby CitesofMontroseandOtsegobothimposeaminimumfloorarearequirement of700squarefeetforonebedroomdwellingunits. (iv)Avariance,ifgranted,willnotaltertheessentialcharacterofthelocality. StaffResponse.Thedwellingunitsizeissueonlyimpactstheinternal arrangementofunitswithinthebuilding(Phases1and2).Inthisregard,the grantingofthevarianceisnotexpectedtoalterthecharacterofthearea. (v)Economicconsiderationsaloneshallnotconstituteasufficientbasisfora varianceifreasonableuseforthepropertyexistsunderthetermsofthe regulation. StaffResponse.Whilelinkedtoeconomicconsiderations,therequestfor smallerdwellingunitsrelatestoadesiretoprovideafunctionallyefficient developmentwithinwhichdwellingunitsizesrelatetotypicalspaceneedsfor variousunittypes.Eventhoughpartiallyeconomicinnature,thediversityof unitsizes–andtheconsequentreductioninsmallerunitsquarefootage– helpsincreasetheamenitypackagefortheproject,includingexterior recreationalamenitiesandhigherinteriorfinishes.Theseamenitiesgo beyondtherequirementsofthecode,whichhasbeendesignedtoestablisha highamenitystandard. SitePlanReview Phasing.Theproposeddevelopmentistobeconstructedintwophases.Thefirst phasewillconsistof136units,withanadditional66unitsplannedinasecondphase. Phase1comprisesbuildingsAandBinthesouthandeastareasofthesite.Phase2 isproposedtooccupythenorthwestareaofthesite.Whiletheproposedphasingis referencedintheprovidedoff-streetparkingcalculations,itisrecommendedthata phasingplanbeprovidedwhichclearlyillustratesPhase1andPhase2site improvements.Suchimprovementsinclude,butmaynotbelimitedto,building 9 PlanningCommissionAgenda–08/05/2014 footprints,amenities,surfaceparking/drivelanesandgrading.Itisacknowledged thatthesubmittedlandscapeplanidentifieslandscapeimprovementsbyphase. LotSize.WithinR-4zoningdistricts,aminimumlotareaof30,000squarefeetis required.At12.7acres(552,994squarefeet)insize,thesubjectpropertymeetsthis requirement. Density.TheR-4Districtisintendedtoaccommodatemultiplefamilyresidential structureshaving13ormoreunitsperbuildinganddevelopmentdensitiesof10-25 dwellingunitsperacre.Theproposeddevelopmentcallsfor202dwellingunits withinasinglestricture(Phases1and2)andexhibitsadensityof15.9unitsperacre. Thus,thedensityrequirementsoftheOrdinancehavebeensatisfied. Setbacks.Asshownbelow,theproposeddevelopmentmeetsapplicableR-4District setbackrequirements. RequiredSetbackProposedSetback 100feet100feet FrontYard 30feet183feet(east) SideYard(Interior) 110feet(west) 40feet75feet RearYard 60feet60feet ClearopenSpacefromROW 40feet(nomore40feet ClearOpenSpacefrom than50%ofyard PropertyLine facingastreet coveredwith parking/driveaisles OpenSpace.WithinR-4zoningdistricts,500squarefeetofcommonopenspace mustbeprovidedperdwellingunit.Thus,notlessthan101,000squarefeetofgreen spacemustbeprovideduponthesubjectproperty.Insatisfactionofthisrequirement, 290,197squarefeetofgreenspaceisproposed(52.4percentofthetotalsitearea). Off-StreetParking.Asnotedearlierinthisreport,theoff-streetparkingsupply requirementsoftheOrdinancehavebeensatisfied.Further,alloff-streetparkingstall anddriveaisledimensionshavebeenfoundtomeettheminimumdimensional requirementsoftheOrdinance. TheOrdinancestatesthatamaximumof1.1spacesperdwellingunitmaybe uncovered.Inthisregard,notmorethan222uncoveredparkingspacesareallowed. Thesiteplanillustrates223uncovered(surfacestalls).Thus,onesurfaceparking stallshouldbeeithercoveredoreliminated. Access.Staffhasreviewedaccesstotheproject,whichincludesthreedriveways fromMeadowOakAvenue.Thewestern-mostdrivewayisnearthesouthwestcorner ofthesite,butisslightlyoff-setfromthedrivewayacrossMeadowOakthatserves 10 PlanningCommissionAgenda–08/05/2014 thechurch.Toavoidconflictsinturningmovementsandstreetcongestion,staff recommendsthattheproposeddrivewaylocationismovedtotheeast,approximately 200feet,tocreateadequatespaceforleft-turnmovementsandrestripingofMeadow Oaktoavoidconflictswiththechurchdriveway. Theeastern-mostaccesspointislocatedwherecenterstripingiscurrentlyusedto transitionfromthewiderportionofMeadowOakAvenueonthewest,toanarrower cross-sectionontheeast.Asapartofthisproject,theapplicantshouldberequiredto workwiththeCityEngineertore-stripethissectiontoaccommodateuseofthe accessdrive. TheCityEngineerhasalsocompletedadetailedanalysisofthetrafficimpacts associatedwiththeuse.ThisanalysisisincludedwiththeCityEngineer’scomment letter.Insummary,MeadowOakAvenueandtheCSAH18/MeadowOak roundaboutaredesignedtohandlethecapacitiesassociatedwiththisdevelopment. Landscaping.Avarietyofplantinghavebeenproposeduponthesite,including plantingsalongtheperimeterofthesite,withinoff-streetparkingareasandaround theperimeterofthebuilding.Inregardtositelandscaping,thefollowingcomments areoffered. CaliperInchRequirements.AccordingtotheOrdinance,twoaveragecaliper inches(ACI)oflandscapingmustbeprovidedforeach2,500squarefeetofopen (green)spaceuponthesubjectsite.Inthisregard,232ACIisrequireduponthe site(290,197sfgreenspace/2,500sf).Theapplicantshaveproposedatotal ACAof156inches,76inPhase1oftheprojectand76inchesinPhase2.Thus, thetotalACIrequirementhasbeensatisfied. PerimeterPlantings.TheOrdinancealsorequires4shrubsper10feetof buildingperimeterlength.Phase1oftheprojecthasabuildingperimeterlength of1,926feetwhilePhase2hasaperimeterlengthof907feet. ForPhase1,atotalof770perimetershrubsarerequired.Insatisfactionofthis requirement,772perimetershrubs(evergreenanddeciduous)havebeen proposed. ForPhase2,atotalof363perimetershrubsarerequired.Insatisfactionofthis requirement,364perimetershrubshavebeenproposed. DrainageandUtilityEasementPlantings.Asshownonthesubmitted landscapeplan,anumberofplantingsareproposedwithinthe20footwide drainageutilityeasementwhichliesalongthesubjectsitesnorthernboundary. IncludedinsuchplantingsareSugarMapleandMountainAshtrees.Whilethe treevarietiesareacceptable,questionexistswhetherornotsuchplantingsshould beallowedwithinthedrainageandutilityeasement.Thisissueshouldbesubject tofurthercommentandrecommendationbytheCityEngineer. 11 PlanningCommissionAgenda–08/05/2014 ParkingIslands.AccordingtotheOrdinance,theremaybenomorethan12 off-streetparkingspacesbetweenparkingislands.Further,eachislandmust haveonetreeand25percentcoveragebyshrubs.Thisrequirementhasbeen satisfied. PerimeterVehicleUseArea.AccordingtotheOrdinance,whereavehicular useareaabutsastreetright-of-way,perimeterlandscapingstripsmustbe providedandmaintainedbetweenthevehicleuseareaandtheabuttingright-of- wayorpropertyline.Suchplantingstripmustatleast6feetwideandincludeat least8ACIofcanopytreesper100linearfeetoflandscapingstrip.This requirement(alongMeadowOakAvenue)hasbeensatisfied. CourtyardAreas.Whilethesiteplanidentifiestwocourtyardareas,no landscapingisidentifiedissuchareas.Staffwouldrecommendthatthe landscapeplanaddsplantingsaroundproposedcourtyardamenities. GroundCover.Thebulkofthesitewillbecoveredwithlawngrass.Dueto thesandysoilsprevalentinthearea,staffrecommendsthattopsoilisaddedto supportthelawnareas,andtheentirelandscapeisirrigated. BufferYards.TheCity’szoningordinanceprovidesforaspecificbufferyard treatmentthatidentifiesseparationandplantingsdependentonthepotentialfor conflictswithadjoininglanduses.Fortheproposeduse,thebufferrequirements wouldbeappliedtotheeastpropertylineadjacenttothepark,definedtobean“A”, BasicBufferundertheordinance.Forthesebuffers,atalengthof375feet,the requiredplantingareais20feetofwidth,and7caliperinchesofoverstorytrees,37 caliperinchesofunderstorytrees,and56shrubs.Thelandscapingplanmeetsthis requirement,withtheplannoteofsprucetreesalongthesouthportionofthebuffer line. BuildingFinishMaterials.Thezoningordinanceprovidesthat: “...districtswithmultiplefamilyhousingshallbesubjecttobuilding materialstandardsasfollows:allbuildingwallsfacingapublicstreetshallbe coveredwithstone,brick,culturedmasonrysimulatingbrickorstone,orother enhancedmaterialsacceptabletotheCityCounciltoanextentnotlessthan 20%oftheexposedwallsilhouettearea.Inaddition,multiplefamily structuresofthirteen(13)ormoreunitsshall,whenlaphorizontalsiding,be constructedofheavygaugesteelorcement-board,withnouseofvinylor aluminumpermitted.Naturalwoodorspeciesthatisresistanttodecaymay bepermittedwhereapprovedbytheCityCouncil. Theproposedapartmentbuildingistobefinishedprimarilyinhorizontalsteelsiding, withscreenedporches,andshakesidinginthegableendfeatures.Verticalchangesin sidingcolorareproposed(inapatternedmanner)whichcorrespondtothebuilding’s 12 PlanningCommissionAgenda–08/05/2014 interiorunitlayout.Nearthebuilding’sentrancecanopy,culturedstoneveneer finishesareproposed.Materialsthatarenotlapsidingcoverabout35%ofthe buildingfrontalongMeadowOakAvenue. TheproposedfinishmaterialsareconsistentwithOrdinancerequirements. Height.TheR-4Districtdoesnotspecificallylimitheight.Themeasuredheightof thebuildingwillbejustlessthan35feettothemid-pointofthegabledroof.The City’sfiremarshalshouldcommentonfirefightingrequirementsforthebuilding. SiteAmenities.Asshownonthesiteplan,twointeriorcourtyardareasareproposed. Theeastcourtyardareaincludesapoolandpoolbuildingwhileasportcourtis proposedinthewestcourtyard.Theapplicantshouldprovideadditionaldetailforthe amenities(includingfencedetailsandsidewalks)andinformationregardingwhenthe facilitieswillbeinstalled. Alsotobenotedisthatthesubmittedcourtyardperspectivedrawingdoesnotreflect thelayoutofthesiteasdepicteduponthesubmittedsiteplan.Whilethedrawing conveysan“image”oftheproposedcourtyardarea,itshouldberecognizedthatthe drawingistechnicallynotaccurate. DetachedGarages.Asrequired,theapplicanthasprovidedbuildingelevationsand materialdetailsforthethreedetachedgaragebuildings.Thegaragedesignmimics thatofthesite’sprincipalstructureviatheintegrationofgableroofelements.While thegaragedetailsreferencetheuseofhorizontallapsiding,thesidingmaterialhas notbeenspecified.Itisrecommendedthatsteelsiding,similartothatusedonthe principalstructure,beutilized. TobenotedisthattheR-4Districtstipulatesthatgaragedoorswhicharevisiblefrom publicstreetsorresidentiallyzonedpropertymustincludeglassanddecorative panels.Theproposedgarageshavebeenlocatedsoasnottobevisiblefrompublic streetsorresidentiallyzonedproperty.Thus,thisstandardisnotapplicable. Trash/Recycling.Asaconditionofsiteplanapproval,theapplicantshouldprovide detailsrelatedtowastestorageandremoval. Off-StreetLoading.Informationrelatedtothemannerinwhichoff-streetloading willbemanagedonthesite(withvehicleturningmovementsfordelivery/moving vansdepicted).Thisshouldbeaddressedbytheapplicant. Lighting.Asrequired,alightingplanhasbeensubmittedforreview. Thevastmajorityofexteriorsitelightingistobefreestandingfixtures(22)located withinthesite’soffstreetparkingareas.Suchfixturesaretomeasure25feetin heightwhichsatisfiesthemaximumheightrequirementoftheOrdinance.Anumber ofbuilding-mountedfixtures(13)havealsobeenproposed. 13 PlanningCommissionAgenda–08/05/2014 AccordingtotheOrdinance,themaximumallowedilluminationlevelforresidential uses,asmeasuredatthepropertylineis0.5footcandles.Thismaximumillumination levelhasbeensatisfied. Signage.Amonumentsignisproposedintheextremesouthwestcornerofthesite alongMeadowOakAvenueandatthecenterentrancepointalongMeadowOak Avenue.Includingstructuralelements,thesignsareproposedtomeasure7’–4”in heightand10feetinwidth.Tobenotedhowever,isthatthesubmittedsignplanhas notbeendrawntoscale.Thus,adeterminationoftheactualsignfacecannotbe made.Asaconditionofsiteplanapproval,a“toscale”signplanshouldbe submitted. Alsotobenotedisthatthemonumentsignsareproposedtobelocatedapproximately 10feetfromtheMeadowOakAvenueright-of-way.Suchsetbackshouldbe increasedto15feettosatisfytheminimumsetbackrequirementoftheOrdinance. Thesubmittedbuildingelevationsdonoillustrateanywallsignage.Asacondition ofsiteplanapproval,allsignserecteduponthesubjectsiteshouldbesubjecttosign permitandmaintaincompliancewiththerequirementsoftheZoningOrdinance. GradingandUtilities.Thesubmittedgradingandutilityplansaresubjecttoreview commentbytheCityEngineer.TheCityEngineer’scommentsareprovidedinthe SupportingData. B.ALTERNATIVEACTIONS: Theresolutionforadoptionconsiderationincludesarecommendationtoapprovethe rezoning,preliminaryandfinalplat,conditionalusepermitandsiteplan,aswellas anapprovalofthevariance.ShouldPlanningCommissionwishtodenyor recommenddenialofaspecificapplicationrequest,theresolutionwouldbeamended toexcludethatrequestcomponentandasubsequentresolutionrelatingtothedenial wouldbepresentedtotheCommissionforadoption. 1.Rezoning a)MotiontoapproveResolution2014-077recommendingapprovalofthe rezoningofthesubjectpropertyfromB-4,RegionalBusinesstoR-4, Medium-HighDensityResidence,basedonfindingsinsaidresolution. b)MotiontodenyResolution2014-077recommendingapprovaloftherezoning ofthesubjectpropertyfromB-4,RegionalBusinesstoR-4,Medium-High DensityResidence.FindingsfordenialbythePlanningCommissionshould beaddedasapartofthismotion. 14 PlanningCommissionAgenda–08/05/2014 c)Motiontotableactionontherequestedrezoning,pendingadditional informationasidentifiedbythePlanningCommissionandstaffreport. 2.Preliminary/FinalPlat a)MotiontoapproveResolution2014-077recommendingapprovalofthe preliminary/finalplat(subjecttoconditionsinExhibitZ),basedonfindingsin saidresolution. b)MotiontodenyResolution2014-077recommendingapprovalofthe preliminary/finalplat.FindingsfordenialbythePlanningCommission shouldbeaddedasapartofthismotion. c)Motiontotableactionontherequestedpreliminary/finalplat,pending additionalinformationasidentifiedbythePlanningCommissionandstaff report. 3.ConditionalUsePermit a)MotiontoapproveResolution2014-077recommendingapprovalofthe conditionalusepermittoallowmulti-familyhousinginanR-4District (subjecttoconditionsinExhibitZ),basedonfindingsinsaidresolution. b)MotiontodenyResolution2014-077recommendingapprovalofthe conditionalusepermittoallowmulti-familyhousinginanR-4District. FindingsfordenialbythePlanningCommissionshouldbeaddedasapartof thismotion. c)Motiontotableactionontherequestedconditionalusepermittoallowmulti- familyhousinginanR-4Districtpendingadditionalinformationasidentified bythePlanningCommissionandstaffreport. 4.Variance a)MotiontoapproveResolution2014-077approvingthevariancefromthe minimumdwellingunitsizeimposedintheR-4zoningdistrict(subjectto conditionsinExhibitZ),basedonfindingsinsaidresolution. b)MotiontodenyResolution2014-077approvingthevariancefromthe minimumdwellingunitsizeimposedintheR-4zoningdistrict.Findingsfor DenialbythePlanningCommissionshouldbeincludedasapartofthis motion. c)Motiontotableactionontherequestedvariancefromtheminimumdwelling unitsizeimposedintheR-4zoningdistrict,pendingadditionalinformation asidentifiedbythePlanningCommissionandstaffreport. 15 PlanningCommissionAgenda–08/05/2014 C.STAFFRECOMMENDATION: TheR-4Districtstandardsweredesignedtomanifesthighqualitymulti-family residentialdevelopmentinareaswithsufficienttransportationnetworks,nearby recreationalamenities,andcommunityservicessuchascommercialareas,medical facilitiesandotherpublicinstitutionssufficienttoaccommodatetheanticipated densityfroma10-25du/achousingproject.ThesiteidentifiedfortheIRETproject meetsthelocationalcriteriaoutlinedinthepurposestatementoftheR-4Districtin theMonticelloZoningOrdinanceandisconsistentwiththeComprehensivePlan.In thisregard,PlanningStaffsupportstherequestedrezoning. Approvaloftherezoningestablishesthegeneralacceptabilityoftheproposeduse. Withthisinmind,Staffsupportstheapprovalofthepreliminary/finalplat, conditionalusepermit,varianceandsiteplansubjecttoconditions,basedonfindings intheresolutionsforconsideration. D.SUPPORTINGDATA: A.Resolution2014-077 B.OrdinanceNo.600,Draft C.ApplicantNarrative D.SiteDevelopmentPlans: a.ElevationImage–StreetView b.ElevationImage–CourtYardView c.LandscapePlan d.LandscapePlan–BuildingA e.LandscapePlan–BuildingB f.SitePlan g.BuildingAFloorPlan,Basement st h.BuildingAFloorPlan,1Floor st i.BuildingBFloorPlan,Basement&1Floor st j.BuildingCFloorPlan,Basement&1Floor k.BuildingElevations l.DetachedGarageElevations m.LightingSpecifications n.IlluminationPlan o.PhotometricPlan p.PavingPlan q.Grading&ErosionControlPlan r.UtilityPlan s.Details E.PreliminaryPlat F.FinalPlat st G.CityEngineer’sCommentLetter-July31,2014 H.PublicCommentLetters,XcelEnergy&MonticelloSchoolDistrict I.SampleSiteImages,IRETProjects 16 PlanningCommissionAgenda–08/05/2014 J.OfficialZoningMap K.Excerpt,MonticelloZoningOrdinance,Chapter3,Section4(I) L.ComprehensivePlanAmendment,Resolution2014-062 M.ComprehensivePlan,Excerpts: a.Chapter2,CommunityContext b.Chapter3,LandUse Z.ConditionsofApproval 17 PlanningCommissionAgenda–08/05/2014 EXHIBITZ ConditionsforApproval Preliminary/FinalPlat(MonticelloCommerceCenterEighthAddition): 1.TheCityapprovetherequestedrezoning. 2.Easementrelatedissues,aswellasright-of-waydedicationrequirements,shallbe subjecttocommentandrecommendationbytheCityEngineer. 3.Submissionofallplatdrawingsupdatedwiththerevisedsurveyinformation. 4.Parkdedicationrequirementsshallbesubjecttoreviewandrecommendationbythe ParksCommissionandCouncildecision. 5.Theapplicantentersintoadevelopmentagreementsecuringthetermsofplatand CUPapproval. ConditionalUsePermit(toallowmulti-familyhousinginanR-4District): 1.TheCityapprovetherequestedrezoningandpreliminary/finalplat. 2.Thewesterlyaccessisrelocatedtoavoidconflictswiththechurchpropertyaccessto thesouth,asdirectedbytheCityEngineer. 3.Theeasterlyaccesspointincludesrestripinginthestreettoproperlyconfigurethe transitionbetweenroadwidthalongMeadowOakAvenue. 4.Thecentralaccesspointisreviewedtoensureadequatesitelinesfortrafficexiting theproject,includingpossibleamendmentstothelandscapingplanifnecessary. 5.Thelandscapingplanismodifiedtospecifytopsoilspreadovertheproposedlawn areas. 6.Alllandscapeareasareirrigated. 7.Allotherapplicableusestandards,asidentifiedaspartofsiteplanreview,shallbe satisfied. 8.TheapplicantentersintoadevelopmentagreementsecuringtermsofplatandCUP approval. 18 PlanningCommissionAgenda–08/05/2014 Variance(fromminimumdwellingunitsizerequirementoftheR-4District): 1.TheCityapprovetherequestedrezoning,preliminary/finalplatandconditionaluse permit. 2.Theaveragedwellingunitsize(inPhases1and2)shallnotbelessthan900square feet. 3.Innocaseshallanyonebedroomdwellingunitbelessthan600squarefeetinsize. GeneralSitePlan: 1.TheCityapprovetherequestedrezoning,preliminary/finalplat,conditionaluse permitandvariance. 2.AphasingplanbeprovidedwhichprovidesaplanillustratingPhase1site improvements.Suchimprovementsshallinclude,butmaynotbelimitedto,building footprints,amenities,surfaceparking/drivelanesandgrading. 3.Thenumberofuncoveredparkingstallsuponthesitebereducedfrom223stallsto 222stalls. 4.Theapplicantconsidersamendingthelandscapeplantoillustrateplantingsaround proposedcourtyardamenities. 5.TheCityEngineerprovidecommentandrecommendationregardingtheplacementof trees(SugarMapleandMountainAsh)withinthe20footdrainageandutility easementwhichbordersthesubjectsite’snorthpropertyline. 6.Theapplicantprovidedetailsrelatedtoproposedcourtyardamenitiesincluding,but notlimitedto,fencedetails,sidewalks,landscapingandthetimingofsuch improvements. 7.AninternalsidewalkconnectionfromthepropertytotheMeadowOaksidewalkshall beaddedtothesiteplaninalocationtobedeterminedbasedon. 8.Thedetachedgaragebuildingsbefinishedwithmaterialssimilartothatusedonthe principalstructure. 9.Theapplicantprovidedetailsrelatedtowastestorage/removalandloadingactivities, subjecttoCityapproval. 10.ThesetbackoftheproposedmonumentsignfromMeadowOakAvenuebeincreased to15feet(tosatisfytheminimumsetbackrequirementoftheOrdinance). 19 PlanningCommissionAgenda–08/05/2014 11.Themonumentsignplanbemodifiedtoincludeameasurablescale(todetermine signarea). 12.Allsignserecteduponthesubjectsiteshallbesubjecttosignpermit. 13.Thesubmittedgradingandutilityplansshallbesubjecttoreviewcommentbythe CityEngineer. 20 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 MotionBy:SecondedBy: RECOMMENDINGAPPROVALOFREZONING(FROMB-4REGIONAL BUSINESSDISTRICTTOR-4MEDIUM-HIGHDENSITYRESIDENCE DISTRICT),PRELIMINARY/FINALPLAT, CONDITIONALUSEPERMIT,VARIANCEANDSITEPLAN FORAPHASED,MULTI-FAMILYHOUSINGDEVELOPMENT WHEREAS,IRETPropertieshassubmittedanapplicationforapprovalofthe rezoningofaparceloflandfromB-4RegionalBusinessDistricttoR-4Medium-High DensityResidenceDistrict;and WHEREAS,inadditiontotherequestforrezoningapproval,theapplicanthasalso requestedapprovalofapreliminary/finalplat,aconditionalusepermit(toallowmulti-family housinginanR-4District),avariance(fromminimumdwellingunitsizerequirementofthe R-4District)andsiteandbuildingplansforaphased,202unit,multi-familyhousing development;and WHEREAS,theMonticelloComprehensivePlanhasbeenrecentlyamendedto changethelandusedesignationofthisparcelfromPlacestoWorktoPlacestoLivebasedon adeterminationofthesite’ssuitabilityforresidentialdevelopment;and WHEREAS,thepreliminaryandfinalplatwillmeetdesignstandardsandother provisionsoutlinedinTitleXI,theMonticelloSubdivisionOrdinancesubjecttoconditions enumeratedbelow;and WHEREAS,theproposed202-unitphasedmulti-familyapartmentcommunitywith conditionsandtheapprovalofthedwellingunitvariancemeetsapplicableperformance standardsoftheCity’sZoningOrdinanceandspecificallythatprovisionsoftheCity’sR-4 zoningdistrict;and WHEREAS,thePlanningCommissionheldapublichearingonAugust5,2014on theapplicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto presentinformationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthe staffreport,whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: 1 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 1.TheproposedR-4zoningdesignationisconsistentwiththe“PlacestoLive”landuse designationassignedtothesubjectpropertywithintheCityComprehensivePlan. 2.Withconditions,thepreliminary/finalplatmeetsallapplicablerequirementsofthe City’sSubdivisionOrdinance. 3.Withconditions,theproposalsatisfiesallconditionalusepermitevaluationcriteriaas establishedwithintheCity’sZoningOrdinance. 4.Practicaldifficultiesexistwhichjustifytheapprovaloftherequestedvariancefrom theminimumdwellingunitsizerequirementimposedintheR-4District. 5.Exceptasotherwiseallowedviavarianceandwithconditions,allapplicable requirementsperformancestandardsoftheCity’sZoningOrdinancewillbesatisfied. NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,Minnesota: Herebyapprovesthevariancetominimumdwellingunitsquarefootage,basedonafindings that: (1)thedevelopmentasawholeincludesdwellingunitsizeswhichaveragenearly990 squarefeetperunit; (2)thatthefacilityislocatedadjacenttoaninterstatefreewayandtwocollector roadwaysthatsupportsomesmallerdwellingunitsizes; (3)thatthepropertyisdevelopmentinsuchawayastoencourageamixofunitsizes consistentwiththeintentoftheMonticelloComprehensivePlan; andthatsuchfindingsestablishthattheuseisareasonableoneforthepropertyandthe neighborhood,andthatpracticaldifficultiesexistinputtingthepropertytothisusewithout thevariance. ThePlanningCommissionrecommendsthattheCityCouncilapprovethefollowing: Preliminary/FinalPlat(MonticelloCommerceCenterEighthAddition): 1.TheCityapprovetherequestedrezoning. 2.Easementrelatedissues,aswellasright-of-waydedicationrequirements,shall besubjecttocommentandrecommendationbytheCityEngineer. 3.Submissionofallplatdrawingsupdatedwiththerevisedsurveyinformation. 4.Parkdedicationrequirementsshallbesubjecttoreviewandrecommendation bytheParksCommission. 5.Theapplicantentersintoadevelopmentagreementsecuringthetermsofplat andCUPapproval. 2 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 ConditionalUsePermit(toallowmulti-familyhousinginanR-4District): 1.TheCityapprovetherequestedrezoningandpreliminary/finalplat. 2.Thewesterlyaccessisrelocatedtoavoidconflictswiththechurchproperty accesstothesouth,asdirectedbytheCityEngineer. 3.Theeasterlyaccesspointincludesrestripinginthestreettoproperlyconfigure thetransitionbetweenroadwidthalongMeadowOakAvenue. 4.Thecentralaccesspointisreviewedtoensureadequatesitelinesfortraffic exitingtheproject,includingpossibleamendmentstothelandscapingplanif necessary. 5.Thelandscapingplanismodifiedtospecifytopsoilspreadovertheproposed lawnareas. 6.Alllandscapeareasareirrigated. 7.Allotherapplicableusestandards,asidentifiedaspartofsiteplanreview, shallbesatisfied. 8.Theapplicantentersintoadevelopmentagreementsecuringtermsofplatand CUPapproval. Variance(fromminimumdwellingunitsizerequirementoftheR-4 District): 1.TheCityapprovetherequestedrezoning,preliminary/finalplatand conditionalusepermit. 2.Theaveragedwellingunitsize(inPhases1and2)shallnotbelessthan900 squarefeet. 3.Innocaseshallanyonebedroomdwellingunitbelessthan600squarefeetin size. 3 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 GeneralSitePlan: 1.TheCityapprovetherequestedrezoning,preliminary/finalplat,conditional usepermitandvariance. 2.AphasingplanbeprovidedwhichprovidesaplanillustratingPhase1site improvements.Suchimprovementsshallinclude,butmaynotbelimitedto, buildingfootprints,amenities,surfaceparking/drivelanesandgrading. 3.Thenumberofuncoveredparkingstallsuponthesitebereducedfrom223 stallsto222stalls. 4.TheApplicantconsidersamendingthelandscapeplantoillustrateplantings aroundproposedcourtyardamenities. 5.TheCityEngineerprovidecommentandrecommendationregardingthe placementoftrees(SugarMapleandMountainAsh)withinthe20footdrainage andutilityeasementwhichbordersthesubjectsite’snorthpropertyline. 6.Theapplicantprovidedetailsrelatedtoproposedcourtyardamenities including,butnotlimitedto,fencedetails,sidewalks,landscapingandthetiming ofsuchimprovements. 7.Thedetachedgaragebuildingsbefinishedsteelsiding,similartothatusedon theprincipalstructure. 8.Theapplicantprovidedetailsrelatedtowastestorage/removalandloading activities,subjecttoCityapproval. 9.ThesetbackoftheproposedmonumentsignfromMeadowOakAvenuebe increasedto15feet(tosatisfytheminimumsetbackrequirementofthe Ordinance). 10.Themonumentsignplanbemodifiedtoincludeameasurablescale(to determinesignarea). 11.Allsignserecteduponthesubjectsiteshallbesubjecttosignpermit. 12.Thesubmittedgradingandutilityplansshallbesubjecttoreviewcomment bytheCityEngineer. 4 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 ADOPTEDthis5thdayofAugust2014,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector 5 ORDINANCENO.600 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA ANORDINANCEAMENDINGTITLE10,CHAPTER3OFTHEMONTICELLO CITYCODE,KNOWNASTHEZONINGORDINANCE, BYAMENDINGZONINGMAPTOREZONETHESUBJECTPROPERTYFROM B-4,REGIONALBUSINESSTOR-4,MEDIUM-HIGHDENSITYRESIDENCE THECITYCOUNCILOFTHECITYOFMONTICELLOHEREBYORDAINS: Section1.TheMonticelloZoningMapisherebyamendedtorezonethefollowingdescribed propertyfromB-4,RegionalBusinesstoR-4,Medium-HighDensityResidenceDistrict: OutlotA,MonticelloCommerceCenterEighthAddition Section2.ThisOrdinanceshalltakeeffectandbeinfullforcefromandafteritspassageand publication. ADOPTEDBYtheMonticelloCityCouncilthis__thdayofAugust,2014. CITYOFMONTICELLO __________________________________ ClintHerbst,Mayor ATTEST: ___________________________________ JeffO’Neill,CityAdministrator VOTINGINFAVOR: VOTINGINOPPOSITION: 1 Infrastructure Engineering Planning Construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763 541-4800 Fax: 763 541-1700 July 31, 2014 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: IRET Properties Monticello Apartment Complex Plan Review WSB Project No. 1494-910 Dear Ms. Schumann: We have reviewed the preliminary plat, final plat, civil plans and drainage report, dated July 3 and revised civil plans July 24, 2014, as prepared by Larson Engineering, Inc., and offer the following comments. Site Plan 1. The easterly driveway is located at the point where the existing center left turn lane along Meadow Oak Avenue is ending. The applicant should provide a striping plan to continue the center left turn lane striping through the proposed easterly access point. 2. The center driveway is shown at a location that may cause a sight line concern. Vehicles waiting to turn out of the driveway, looking for traffic coming from the west (eastbound), will be required to look over their shoulder. The applicant should provide a sketch demonstrating that sight lines will not be a concern and landscaping should not create a sight line issue. 3. The westerly access point does not line up with the existing Resurrection Lutheran Church access on the south side of Meadow Oak Avenue which will result in overlapping left turn movements that can cause confusion and safety issues. In addition, there is not an adequate length of center turn lane striping on Meadow Oak Avenue to accommodate the proposed access location. The access should be moved to the east a minimum of 200- feet to address these issues. In discussions with the applicant, they indicated they were agreeable to moving the access. 4. The access widths should be dimensioned on the plan. 5. The pedestrian curb ramps along the sidewalk should have a 6-foot bottom (drop curb) to allow for City equipment to access and remove snow along the sidewalk 6. A removal plan should be included to address removals on the site and within the Meadow Oak Avenue right of way. Ms. Angela Schumann July 31, 2014 Page 2 7. An internal signing plan/notes should be provided. 8. A phasing plan should be providing identifying what improvements (i.e. grading, utilities, paving) will occur in each phase. 9. The applicant projects an average daily volume of 1,332 vehicles per day for full build out of the site and a peak hour volume of 118 vehicles per day. This is an accurate projection of traffic volumes based on the proposed use. The traffic generated from the proposed development can be accommodated on the existing roadway system including Meadow Oak Ave and the roundabout at CSAH 18. 10. The Citys Transportation Plan assumed the property to generate an average of approximately 4,700 vehicles per day based on a commercial land use. The proposed residential use of 1,332 vehicles per day is significantly lower than was what assumed and as stated above can be accommodated by the existing roadway system. 11. The proposed retaining walls should be shown on the site plan. Grading and Erosion Plan 12. The emergency overflow (EOF) elevations and paths should be shown on the grading plan from each depression on site. 13. Drainage arrows with % grades should be shown on the parking areas and at the access points at Meadow Oak Avenue. 14. The low building opening of the northeast underground parking does not have an adequate EOF below the low building opening. The low point is at elevation 946.8 and the low building opening is 1.0 ft above the low point at a 947.8 elevation. This building opening does not meet the City freeboard policies of 1.5 feet. 15. Detailed design of the retaining walls and material type/color should be provided. The walls s are required to have a fence installed if over 4 feet in height. 16. Inlet protection should be provided for the storm sewer on the east end of the site along Meadow Oak Avenue. 17. Public Works is reviewing the maintenance access to the sanitary sewer that extends along the site perimeter. An easement or an agreement to allow the City to enter the property to access the sanitary sewer should be included in the development agreement. K:\\01494-900\\Admin\\Docs\\LTR-a schumann-IRET 073114.doc Ms. Angela Schumann July 31, 2014 Page 3 Stormwater Calculations 18. The water quality treatment for the site is being provided by Pond 9 (Outlot A) which was constructed as part of the County Road 18 & I-94 Interchange project. The pond design provides NURP volume for the developed conditions of the site. 19. The rate control for the site is being provided by Pond 9. Pond 9 was designed with the TP-- e new Atlas 14 rainfall event precipitation values. 20. The storm sewer design for the site should be updated with the Atlas 14 rainfall intensities in the spreadsheet. The updated design calculations should be resubmitted for review. The storm sewer system capacity should be verified once the new rainfall intensities are used with the design. It appears that the system design has excess capacity for the 10--6 and CB 15 to the design calculations to match the plans. 21. The overflow capacity calculations to the pond from the low points should be provided that demonstrates that all low building openings have 100-year (Atlas 14) freeboard protection. 22. The existing pond does not provide infiltration for the site. The site creates 5.9 acres of new impervious surface. The MPCA volume control policy would require 0.492 acre-feet (21,431 cu ftpervious surfaces. The site plan does not appear to be in conformance with the MPCA standard. The SWPPP for the site should address the volume control standards of the NPDES permit. The infiltration basin constructed with the I-94/CSAH 18 interchange located north of I- 94 may be able to accommodate a portion of the infiltration requirements for the proposed site. The City is currently evaluating this. Based on the Citys finding, the applicant will need to provide infiltration for the site. Utility Plan 23. The pipe from CB-11 to the pond should be flattened to reduce the outlet velocity to below 8fps. The design discharge velocity is 15.1 fps which will cause erosion of the pond side slope. The build of CB-11 should be increased to flatten the outfall pipe to the pond. 24. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 25. Provide an as-built utility plan once construction is complete. K:\\01494-900\\Admin\\Docs\\LTR-a schumann-IRET 073114.doc Ms. Angela Schumann July 31, 2014 Page 4 Details 26. Detail plates should be replaced to conform to the Citys detail plates. Preliminary and Final Plat 27. A new Alta survey and preliminary plat should be provided depicted the accurate location of the existing sidewalk along Meadow Oak Avenue, which has been determined to be located within in the right of way. Please have the applicant provide a written response addressing the comments above. Final construction plans will need to be submitted, reviewed, and approved prior to building permit approval. Please give me a call at 763-271-3236 if you have any questions or comments regarding this letter. Thank you. Sincerely, WSB & Associates, Inc. Shibani K. Bisson, PE City Engineer cc: Steve Grittman, NAC Tom Herkenhoff, Larson Engineering, Inc. skb K:\\01494-900\\Admin\\Docs\\LTR-a schumann-IRET 073114.doc EN ev AguaH EN ev Adrlal iG rD egdiR kaO r i tC kaO wodaeMe C g id R ak O La Oak ed R wood Cir East evA ginn neFEN evA gninneF aL eloirO n La lica Pe r La ide E riC reganaT EN evA nol laF coR deR aL k evA daetsmraF evA enotS yerG riC sadnuD Country La riC samohT rD doowkaO rD koowkaO EN evA nosnomdE d R g re bd na S dR invraM riC partdnaS d R keerC rett O ri C elgaE riC rekn uB F rD yawria aL htenneK dR doowlE ! ! ! ! CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium-High Density Residence District (I) R-4: Medium-High Density Residence District Section 3.4 (I) Medium-High Density Residence District R-4 --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 101 CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) 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 TABLE 3-9: R-4 DEVELOPMENT STANDARDS R-4 District Multi-Family (13+ units / building) 30,000 sf Base Lot size 10-25 du/acre Gross Density NA Max Density w/o PUD Max 1,750 sf/du Net lot area per du 100 feet Front setback 40 feet Corner side setback 30 feet Interior side setback 40 feet Rear setback to building 60 feet Clear open space setback from ROW 40 feet no more than 50% of any yard facing a street covered with parking/drive aisles Clear open space setback from Property Line C buffer Buffer Req. to Single Family 500 sf/du Common open space per du 2 ACI/ 2,500 sf open space + 4 shrubs /10 feet bldg. perimeter Landscaping 2.25 spaces/du, with max 1.1 space/du uncovered Parking requirements 20% street min frontage covered with enhanced materials, horizontal siding of steel or Architecture cement-board only (no vinyl or aluminum) 5:12 pitch, plus roof ridge line articulation of 3 feet min. Roofs 900 sf finished floor area per unit, minimum Unit square feet Attached or Underground Garages Detached accessory garages allowed only after base requirements are met May not access street directly must be served by interior driveway Garage Setback Must include glass and decorative panels if visible from public street or adjoining Garage Doors residentially zoned property Page 102 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 Table 3-9 (continued) PUD Options for Multi-Family (6 12 units / building) Multi-Family Buildings Increased landscape quantities and/or sizes beyond code minimums; Special landscape Landscaping features including water features, recreational structures, patios, etc. Increased open space areas per unit beyond code minimums of 10% or more Open Space All required garage parking underground Parking Increased use of stone, brick beyond front, or on other exterior walls Building Materials Extensive use of ornamental features, building and/or roofline articulation, fenestration Architecture and building wall undulation atypical of other buildings in similar zoning districts Use of decorative paving materials in parking, sidewalks, etc.; Site Work Extensive use of ornamental site lighting or similar features. Accommodations to design and density through PUD process only Housing for Seniors restricted to 55 years of age or more City of Monticello Zoning Ordinance Page 103 PlanningCommissionAgenda–08/05/2014 1 5.PublicHearing–ConsiderationofarequestforrezoningfromB-4(Regional Business)DistricttoR-4(Medium-HighDensityResidence)District, ConsiderationofarequestforPreliminaryPlatandFinalPlatforMonticello CommerceCenterEighthAddition,ConsiderationofarequestforaConditional UsePermitforMulti-FamilyResidentialinanR-4(Medium-HighDensity Residence)District,andConsiderationofarequestforvariancetothe MonticelloZoningOrdinance,Chapter3,Section4(H)forrequiredminimum unitsquarefeetintheR-4(Medium-HighDensityResidence)District. Applicant:IRETProperties.(NAC) Property:Legal:OutlotA,MonticelloCommerceCenterSeventh Addition Address:Unassigned PlanningCaseNumber:2014-030 A.REFERENCE&BACKGROUND: Request(s):1.RezoningfromB-4,RegionalBusinesstoR-4, Medium-HighDensityResidence 2.Preliminary/FinalPlat 3.ConditionalUsePermit(toallowmulti-family housinginanR-4District) 4.Variance(fromminimumdwellingunitsize requirementoftheR-4District) 5.SitePlanReview DeadlineforDecision:September5,2014 LandUseDesignation:PlacestoLive ZoningDesignation:B-4,RegionalBusinessDistrict Thepurposeofthe“B-4”RegionalBusinessDistrictis toprovidefortheestablishmentofcommercialand serviceactivitieswhichdrawfromandservecustomers fromtheentirecommunityorregion. Overlays/Environmental FreewayBonusSignOverlayDistrict RegulationsApplicable:(portionofsite) CurrentSiteUse:Vacant/Agriculture PlanningCommissionAgenda–08/05/2014 2 SurroundingLandUses: North:Interstate94/PlacestoShop(A-O) East:ParklandandSingleFamilyResidential/PlacestoLive andPlacestoRecreate(R-1/R-PUD) South:Institutional(Church)/PlacesforCommunity(R-1) andVacant/undeveloped/PlacestoShop(R-PUD) West:CityStormwaterPond/PlacestoShop(A-O) ProjectDescription:IRETPropertiesisrequestingapprovalofa202unit highdensityresidentialhousingproject. Theproposeddevelopmentcallsfortheconstructionof atwo-phase,202unitapartmentbuildinguponthe subject12.7acresiteresultinginadensityof15.9units peracre.Thebuildingistomeasurethreestoriesin height. ANALYSIS Rezoning PriorCityAction.OnMonday,June9,2014,theCityCouncilapproveda ComprehensivePlanAmendmentchangingtheguideduseofthesubjectproperty from“PlacestoShop”to“PlacestoLive.”Further,theCityapprovedazoning ordinanceamendmentwhichrefinedthevariousdevelopmentstandardsimposedin theR-4,Medium-HighDensityResidentialzoningdistrict.Sequentially,these approvalswerenecessarytoconsidertheapplicationsnowbeforethePlanning Commission EvaluationCriteria.AccordingtoSection2.4.B.5oftheZoningOrdinance, recommendationsanddecisionsonzoningamendmentsmustbebasedonacertainset ofcriteria.ThefollowingisalistingofeachcriterionfollowedbyaStaffresponse: (a)Whethertheproposedamendmentcorrectsanerrorintheoriginaltextor map;or (b)Whethertheproposedamendmentaddressesneedsarisingfromachanging condition,trend,orfactaffectingthesubjectpropertyandsurroundingarea. StaffResponse.TheCityrecentlyapprovedaComprehensivePlanamendment whichre-guidedthesubjectsitefrom“PlacestoWork”to“PlacestoLive.” Duringthereferencedamendmentprocess,theCityacknowledgedthatthe conditionsleadingtotheoriginalComprehensivePlanlandusepatternhave changedintwoways–marketconditions,andadequateregulatoryrequirements PlanningCommissionAgenda–08/05/2014 3 thatwouldensurecompatibilitywithotherComprehensivePlangoals,including assurancesofhigh-qualitydevelopment.Inthisregard,changeshavearisen whichjustifytheproposedrezoning. Aspartoftheconsiderationoftheamendment,findingsweremadethatmultiple familyresidentialuseintheproposedlocation(subjecttovariousperformance standards)isanappropriateuseoftheproperty.Therezoningoftheproperty willcorrectanexistinginconsistencybetweentheCity’sLandUsePlanand zoningmap. (c)Whethertheproposedamendmentisconsistentwithachievingthegoals andobjectivesoutlinedintheComprehensivePlan. StaffResponse.Asnoted,theguideduseofthesubjectsitewasrecently changedfrom“PlacestoWork”to“PlacestoLive.”Thus,thepresentB-4 zoningisinconsistentwiththeguideduseoftheproperty.TheComprehensive Plancallsforhigherdensityresidentiallandusestobelocatedonlargerlotswith capacityforaddedtrafficgeneration.Further,theComprehensivePlanstates thatsuchusesshouldhaveaccesstoservicesandamenities,suchasparksand commercialareas.Theseconditionsarepresentfortheproposedrezoning.The proposedrezoningisthereforeconsistentwiththegoalsandobjectivesoutlined intheCity’sComprehensivePlan. R-4ZoningDistrict.TheR-4,Medium-HighDensityResidentialDistrictstandards weredesignedtomanifesthighqualitymulti-familyresidentialdevelopmentinareas withsufficienttransportationnetworks,nearbyrecreationalamenities,and communityservicessuchascommercialareas,medicalfacilitiesandotherpublic institutionssufficienttoaccommodatetheanticipateddensityfroma10-25du/ac housingproject. Thesubjectsitemeetsthelocationalcriteriaoutlinedinthepurposestatementofthe R-4District.ThesiteisadjacenttoCountyRoad18andisaffordedconvenient accesstoInterstate94.Further,accesstothesitedoesnotrequireanytravelthrough theadjacentsingle-familyneighborhoodtotheeasttoreachtheproperty,mitigating potentialtrafficimpactsfromthedevelopment.Acityparkisadjacenttothesiteto thenortheast,commercialdistrictsarenearby,andschooldistrictandinstitutional facilitiesareproximatetothesiteandservetofurtherbufferthelocationfromlower- densityresidentialdevelopment. Multiplefamilyhousingthatisdevelopedtomeettheexpectationsofthe ComprehensivePlan(high-amenity,high-valuehousing)fillsamarketnichethatis notcurrentlyavailableinthecommunity.Asnotedinthediscussionheldduringthe considerationoftheComprehensivePlanamendmentearlierthissummer,this housingretainsand/orattractsbothyoungsinglesandcoupleswithhigherearnings, andolderadultsseekingsecure,butlower-maintenance,housingchoicesinthe PlanningCommissionAgenda–08/05/2014 4 community.TheR-4zoningdistrictisdesignedtoresultindevelopmentthatappeals tothesemarkets. Generally,R-4multiplefamilyhousingsupportstheCity’seconomicdevelopment effortsbyprovidinganattractivelivingenvironmentforthecity’sbusinesses. Housingsupplyisanimportantfactorintheabilitytoattracthighwager-earnerjobs. The12.7acresubjectsitealsohassufficientbuildableareatoexceedR-4District minimumlotareastandards. Preliminary/FinalPlat LegalDescription.ThesubjectsiteislegallydescribedasOutlotA,Monticello CommerceCenterSeventhAddition.Asanoutlot,nobuildingpermitsmaybeissued fortheproperty.Toaccommodatetheproposeduse,thesitemustbeplattedintoalot andblock.Inthisregard,theapplicanthasrequestedsimultaneouspreliminaryand finalplatapprovaltobasicallychangethelegaldescriptionofthesubjectsite(via replat).Accordingtothereceivedpreliminary/finalplat,thesubjectsiteisproposed tobeplattedasasinglelotdescribedasLot1,Block1,MonticelloCommerceCenter EighthAddition. LotArea.At12.7acresinsize,proposedLot1significantlyexceedswithminimum 30,000squarefootbaselotarearequirementimposedintheR-4zoningdistrict. RightofWayandEasements.Requireddrainageandutilityeasementswere establisheduponthesubjectpropertyaspartoftheMonticelloCommerceCenter SeventhAdditionandareretainedwiththeproposedplatareincompliancewith SubdivisionOrdinancerequirements.Withtheoriginalsurveyandpreliminaryplat submittal,therewasanissuewithsmallportionsofthesidewalkalongMeadowOak Avenuelyingoutsidetherightofway.However,basedonmorerecentsurvey information,itappearsthatallpublicimprovementsforMeadowOakAvenue, includingthesidewalk,arewithincurrentpubliceasementsand/orrightofway.New platdrawingswillneedtobesubmittedtoreflectthisrevision.Anyothereasement relatedissues,aswellasright-of-waydedicationrequirements,shouldhowever,be subjecttocommentandrecommendationbytheCityEngineer. TheplatisalsoadjacenttoInterstateI-94rightofwayandassuch,issubjecttothe reviewandcommentofMnDOT. ParkDedication.Asanoutlot,itisunclearifparkdedicationrequirementsforthe subjectsitewerepreviouslyfulfilled.Consideringthat202dwellingunitsarebeing proposeduponasitewhichwaspreviouslyplannedforcommercialuse,impactsupon theCity’sparksystemareexpectedbythechangeinuse. Oneoftheissuesrelatedtoparkdedicationisthecurrentexistenceofaninformal parkingareaonthesoutheastcornerofthepropertythatisusedtosupportactive PlanningCommissionAgenda–08/05/2014 5 teamsportsattheadjacentFreewayFieldspark.Staffdiscussion,endorsedbythe ParkCommissioninitsrecommendation,hascenteredaroundapartialcredittothe requireddedicationamount,bycreatinganeasementforpublicuseoftheeasterly portionoftheapartmentpropertyparkingarea.Theapartmentprojectappearsto haveadequateparkingtoaccommodatethisparkingwithoutraisingon-siteproblems. TheCitycouldreleasetheeasementinthefutureifpark-relatedparkingdemand becomesunnecessaryinthefuture. Itisnotedthattheapplicantsareseekingfullcreditagainsttheirparkdedication requirementforthiseasementandtheimprovements–thefinalresolutiontheamount ofthecreditwillbeincorporatedintothedevelopmentagreementandfinalplat resolutionandissubjecttoCouncildecision. Fromadesignstandpoint,staffwouldsuggestthattheeastern-most16spaces,plus thedriveaisle,beincludedintheeasement,andasidewalkbeincludedto accommodatepedestriantrafficfromtheparkingareatothesidewalkalongMeadow Oak.Regardlessoftheparkdedicationrequirement,aninternalsidewalkconnection fromthepropertytotheMeadowOaksidewalkisaconditionofapproval. ThesidewalkalongMeadowOakAvenueprovidesapedestrianconnectiontothe SchoolBoulevardandMeadowOakpathwaysystems.Thefuturepathwayproposed alongFenningAvenuewouldalsoprovideaccesstotheplannedMonteClubfillpark area.Thissitewouldthenhaveparkaccesswithin½miletoMeadowOakPark, FreewayFields,andtheMonteClubPark. Setbacks.Appropriately,thepreliminary/finalplatillustratesapplicableR-4District setbacksuponthesubjectsite,includinga100footsetbackalongMeadowOak Avenue. ConditionalUsePermit Multi-familyhousingislistedasaconditionaluseintheR-4Districtandtherefore suchusesaresubjecttoconditionalusepermitprocessing.Thisallowsfordetailed reviewoftheproposeddevelopmenttoensurecompatibilitywithsurroundingland uses,promotehigh-qualitydevelopment,andprovidestheCitywiththeauthorityto imposeconditionssothatthepublichealth,safetyandwelfareisnotdetrimentally impactedbythedevelopment. AccordingtoSection2.4.D.4oftheZoningOrdinance,recommendationsand decisionsonconditionalusepermitrequestsmustbebasedonacertainsetofcriteria. ThefollowingisalistingofeachcriterionfollowedbyaStaffresponse: (i)Theconditionalusewillnotsubstantiallydiminishorimpairproperty valueswithintheimmediatevicinityofthesubjectproperty; PlanningCommissionAgenda–08/05/2014 6 StaffResponse.Thesubjectpropertyhasbeenvacantforasubstantial amountoftime.ConsideringthatR-4Districtperformancestandards (applicabletohighdensityresidentialuses)areintendedtoensureahigh qualitydevelopmentproduct,theproposeduseisnotexpectedtodiminish areapropertyvalues. (ii)Theconditionalusewillnotbedetrimentaltothehealth,safety,morals, orwelfareofpersonsresidingorworkingneartheuse; StaffResponse.Theproposedmulti-familyresidentialuseisnotexpectedto bedetrimentaltothehealth,safety,moralsorwelfareorpersonsworkingor residingnearthesubjectsite. (iii)Theconditionalusewillnotimpedethenormalandorderly developmentofsurroundingpropertyforpermittedusespredominantinthe area; StaffResponse.ThesubjectsiteisborderedonthenorthbyInterstate94,on thesouthbyachurch,ontheeastbyapark/singlefamilyresidentialusesand thewestbyCountyRoad18andastormwaterholdingpond.Inthisregard, theusewillhaveonlylimitedexposuretonearbyresidentialuses. Anundevelopedtriangular-shapedparcelexistssoutheastofthesubjectsite. Thesiteiszonedformediumdensityresidentialuseandthusisexpectedtobe compatiblewiththeproposeduse.Aspartofsiteplanreview,anassurance shouldbemadethatthedesign/layoutoftheproposedsite(i.e.access locations)doesnotnegativelyimpactthedevelopmentpotentialofthe neighboringvacantsite. (iv)Theconditionalusewillnotposeanundueburdenonpublicutilitiesor roads,andadequatesanitaryfacilitiesareprovided; StaffResponse.Utilitiesarepresentlyavailabletothesubjectsite.The proposeddevelopmentisnotexpectedtooverburdentheCity’spublicservice capacity.Commentsrelatedtoaccessandroadsareincludedinthe subsequentsiteplanreviewsectionofthisreport. (v)Theconditionalusecanprovideadequateparkingandloadingspaces, andallstorageonthesitecanbedoneinconformancewithCityCode requirements; StaffResponse.AccordingtotheOrdinance,2.25off-streetparkingspaces mustbeprovidedperdwellingunit.Thus,aminimumof455parkingspaces arerequiredfortheproposeduse.Thisequatestoaminimumof306stalls requiredforPhase1developmentand149stallsforPhase1development.A summaryofrequiredandproposedparkingisprovidedbelow: PlanningCommissionAgenda–08/05/2014 7 ParkingRequirementsbyTotalProject Required Proposed TotalSpaces455482 -SurfaceStalls222223 -AttachedGarageStalls233233 -DetachedGarageStallsNone26 ParkingRequirementsbyPhase Phase1(136Units)Phase2(66units) RequiredProposedRequiredProposed TotalSpaces306359149123* SurfaceStalls1501767347 AttachedGarage Stalls 1571577676 DetachedGarage Stalls None26NANA *SupplydeficiencyaddressedviaexcessPhase1supply Asdemonstratedabove,allapplicableparkingstallsupplyrequirementshave beensatisfied. (vi)Theconditionalusewillnotresultinanynuisanceincludingbutnot limitedtoodor,noise,orsightpollution; StaffResponse.Theproposeduseisnotanticipatedtocreateanyodoror noisenuisanceconditions.Appropriately,thesiteplandemonstrates compliancewiththerequired60footgreenspacesetbackfromtheMeadow OakAvenueright-of-waywhichisintendedtomitigatepotentialvisual impactissues.Further,aclearopenspacesetbackof40feethasbeen proposedalongallotherpropertylines,andincludesappropriatelandscaping meetingtheCity’sbufferingandlandscapingrequirements. Withtheprecedinginmind,theproposeduseisnotexpectedtohaveany nuisance-relatedimpacts. (vii)Theconditionalusewillnotunnecessarilyimpactnaturalfeaturessuch aswoodlands,wetlands,andshorelines;andallerosionwillbeproperly controlled; StaffResponse.Thesubjectsitedoesnothaveanywoodlands,wetlandsand shorelands.Submittederosioncontrolandsitelandscapeplansinclude requiredcontrolstoreduceerosionduringandafterconstruction. PlanningCommissionAgenda–08/05/2014 8 (viii)Theconditionalusewilladheretoanyapplicableadditionalcriteria outlinedinChapter5fortheproposeduse. StaffResponse.Asaconditionofprojectapproval,allusestandards identifiedwithintheCity’szoningOrdinancemustbesatisfiedunless otherwisegrantedviavariance. Variance Theapplicanthasrequestedavariancefromtheminimum900squarefootdwelling unitarearequirementimposedintheR-4zoningdistrict.Theapplicantfeelstheunit arearequirementisexcessiveandthatcompliancewithsuchrequirementwill significantlyimpacttheaffordabilityoftheunitsandinturnthereasonableuseofthe site.Baseduponexperienceinthemultiplefamilyresidentialhousingindustry,the applicantbelievesalargepercentageofrenterswillbepersonsage25-35whoprefer tolivealone.Inthisregard,theapplicantbelievesthatsuchgroupprefersunits ranginginsizefrom700to750squarefeet.Theapplicantisproposingonebedroom unitsrangingfrom664to823squarefeetinsize. TofulfilltheintentoftheOrdinance,theapplicanthasproposedtoprovidean averagedwellingunitsizeof900squarefeetwithinthedevelopment.Specifically, theapplicanthasproposedanaveragedwellingunitsizeof990squarefeet(floorarea perunit). Inconsiderationofvariancerequests,Section2.4(C)(4)(a)oftheZoningOrdinance statesthatapprovalmayonlybemadeuponadeterminationthatpracticaldifficulties willresultbasedonallofacertainsetofcriteria.Thecriteria,followedbyaStaff response,isprovidedbelow: (i)Thepropertyinquestioncannotbeputtoareasonableuseifthe provisionsoftheOrdinancearestrictlyapplied. StaffResponse.Theimpositionofthe900squarefootminimumdwelling unitrequirementwouldlikelyimpacttheaffordabilityofproposedone bedroomunits.Whileitiscertainlypossibletoconstructonebedroomunits whichmeettheminimum900squarefootfloorarearequirement,questions existwhetherornotsuchfloorareaisnecessarytoensureproperfunctioning andtheusabilityoftheunits. (ii)Thecircumstancesrenderingthepropertyunusableareuniquetothe property. StaffResponse.Thecircumstances(practicaldifficulty)impactingthe usabilityofthesiteareuniquetoboththesubjectpropertyandthecommunity asawholeasademandforonebedroomrentalunitsexiststhroughoutthe City.Thosecircumstancesspecificallyincludetheproximityofthesitetothe PlanningCommissionAgenda–08/05/2014 9 freewayandtwocollectorroadways,thelackofanynaturalresourcesneeding protectionfromdevelopment,proximitytoacontrolledintersection(the roundaboutatCSAH18),andthedominanceofinstitutionallanduses surroundingtheproperty. (iii)Thecircumstancesrenderingthepropertyunusablewerenotcreatedbythe ownerthereof. StaffResponse.Theapplicantwishestoconstructwhataregenerally considered“average”sizeonebedroomdwellingunits. Tobenotedisthatthe900squarefootminimumfloorarearequirement imposedintheR-4DistrictsignificantlyexceedstheCity’sminimum600 squarefootarearequirementforonebedroomunitsconstructedintheCity’s otherzoningdistricts(perSection5.2.C).Also,noteworthyisthatthenearby CitesofMontroseandOtsegobothimposeaminimumfloorarearequirement of700squarefeetforonebedroomdwellingunits. (iv)Avariance,ifgranted,willnotaltertheessentialcharacterofthelocality. StaffResponse.Thedwellingunitsizeissueonlyimpactstheinternal arrangementofunitswithinthebuilding(Phases1and2).Inthisregard,the grantingofthevarianceisnotexpectedtoalterthecharacterofthearea. (v)Economicconsiderationsaloneshallnotconstituteasufficientbasisfora varianceifreasonableuseforthepropertyexistsunderthetermsofthe regulation. StaffResponse.Whilelinkedtoeconomicconsiderations,therequestfor smallerdwellingunitsrelatestoadesiretoprovideafunctionallyefficient developmentwithinwhichdwellingunitsizesrelatetotypicalspaceneedsfor variousunittypes.Eventhoughpartiallyeconomicinnature,thediversityof unitsizes–andtheconsequentreductioninsmallerunitsquarefootage– helpsincreasetheamenitypackagefortheproject,includingexterior recreationalamenitiesandhigherinteriorfinishes.Theseamenitiesgo beyondtherequirementsofthecode,whichhasbeendesignedtoestablisha highamenitystandard. SitePlanReview Phasing.Theproposeddevelopmentistobeconstructedintwophases.Thefirst phasewillconsistof136units,withanadditional66unitsplannedinasecondphase. Phase1comprisesbuildingsAandBinthesouthandeastareasofthesite.Phase2 isproposedtooccupythenorthwestareaofthesite.Whiletheproposedphasingis referencedintheprovidedoff-streetparkingcalculations,itisrecommendedthata phasingplanbeprovidedwhichclearlyillustratesPhase1andPhase2site improvements.Suchimprovementsinclude,butmaynotbelimitedto,building PlanningCommissionAgenda–08/05/2014 10 footprints,amenities,surfaceparking/drivelanesandgrading.Itisacknowledged thatthesubmittedlandscapeplanidentifieslandscapeimprovementsbyphase. LotSize.WithinR-4zoningdistricts,aminimumlotareaof30,000squarefeetis required.At12.7acres(552,994squarefeet)insize,thesubjectpropertymeetsthis requirement. Density.TheR-4Districtisintendedtoaccommodatemultiplefamilyresidential structureshaving13ormoreunitsperbuildinganddevelopmentdensitiesof10-25 dwellingunitsperacre.Theproposeddevelopmentcallsfor202dwellingunits withinasinglestricture(Phases1and2)andexhibitsadensityof15.9unitsperacre. Thus,thedensityrequirementsoftheOrdinancehavebeensatisfied. Setbacks.Asshownbelow,theproposeddevelopmentmeetsapplicableR-4District setbackrequirements. RequiredSetbackProposedSetback FrontYard 100feet100feet SideYard(Interior)30feet183feet(east) 110feet(west) RearYard 40feet75feet ClearopenSpacefromROW 60feet60feet ClearOpenSpacefrom PropertyLine 40feet(nomore than50%ofyard facingastreet coveredwith parking/driveaisles 40feet OpenSpace.WithinR-4zoningdistricts,500squarefeetofcommonopenspace mustbeprovidedperdwellingunit.Thus,notlessthan101,000squarefeetofgreen spacemustbeprovideduponthesubjectproperty.Insatisfactionofthisrequirement, 290,197squarefeetofgreenspaceisproposed(52.4percentofthetotalsitearea). Off-StreetParking.Asnotedearlierinthisreport,theoff-streetparkingsupply requirementsoftheOrdinancehavebeensatisfied.Further,alloff-streetparkingstall anddriveaisledimensionshavebeenfoundtomeettheminimumdimensional requirementsoftheOrdinance. TheOrdinancestatesthatamaximumof1.1spacesperdwellingunitmaybe uncovered.Inthisregard,notmorethan222uncoveredparkingspacesareallowed. Thesiteplanillustrates223uncovered(surfacestalls).Thus,onesurfaceparking stallshouldbeeithercoveredoreliminated. Access.Staffhasreviewedaccesstotheproject,whichincludesthreedriveways fromMeadowOakAvenue.Thewestern-mostdrivewayisnearthesouthwestcorner ofthesite,butisslightlyoff-setfromthedrivewayacrossMeadowOakthatserves PlanningCommissionAgenda–08/05/2014 11 thechurch.Toavoidconflictsinturningmovementsandstreetcongestion,staff recommendsthattheproposeddrivewaylocationismovedtotheeast,approximately 200feet,tocreateadequatespaceforleft-turnmovementsandrestripingofMeadow Oaktoavoidconflictswiththechurchdriveway. Theeastern-mostaccesspointislocatedwherecenterstripingiscurrentlyusedto transitionfromthewiderportionofMeadowOakAvenueonthewest,toanarrower cross-sectionontheeast.Asapartofthisproject,theapplicantshouldberequiredto workwiththeCityEngineertore-stripethissectiontoaccommodateuseofthe accessdrive. TheCityEngineerhasalsocompletedadetailedanalysisofthetrafficimpacts associatedwiththeuse.ThisanalysisisincludedwiththeCityEngineer’scomment letter.Insummary,MeadowOakAvenueandtheCSAH18/MeadowOak roundaboutaredesignedtohandlethecapacitiesassociatedwiththisdevelopment. Landscaping.Avarietyofplantinghavebeenproposeduponthesite,including plantingsalongtheperimeterofthesite,withinoff-streetparkingareasandaround theperimeterofthebuilding.Inregardtositelandscaping,thefollowingcomments areoffered. CaliperInchRequirements.AccordingtotheOrdinance,twoaveragecaliper inches(ACI)oflandscapingmustbeprovidedforeach2,500squarefeetofopen (green)spaceuponthesubjectsite.Inthisregard,232ACIisrequireduponthe site(290,197sfgreenspace/2,500sf).Theapplicantshaveproposedatotal ACAof156inches,76inPhase1oftheprojectand76inchesinPhase2.Thus, thetotalACIrequirementhasbeensatisfied. PerimeterPlantings.TheOrdinancealsorequires4shrubsper10feetof buildingperimeterlength.Phase1oftheprojecthasabuildingperimeterlength of1,926feetwhilePhase2hasaperimeterlengthof907feet. ForPhase1,atotalof770perimetershrubsarerequired.Insatisfactionofthis requirement,772perimetershrubs(evergreenanddeciduous)havebeen proposed. ForPhase2,atotalof363perimetershrubsarerequired.Insatisfactionofthis requirement,364perimetershrubshavebeenproposed. DrainageandUtilityEasementPlantings.Asshownonthesubmitted landscapeplan,anumberofplantingsareproposedwithinthe20footwide drainageutilityeasementwhichliesalongthesubjectsitesnorthernboundary. IncludedinsuchplantingsareSugarMapleandMountainAshtrees.Whilethe treevarietiesareacceptable,questionexistswhetherornotsuchplantingsshould beallowedwithinthedrainageandutilityeasement.Thisissueshouldbesubject tofurthercommentandrecommendationbytheCityEngineer. PlanningCommissionAgenda–08/05/2014 12 ParkingIslands.AccordingtotheOrdinance,theremaybenomorethan12 off-streetparkingspacesbetweenparkingislands.Further,eachislandmust haveonetreeand25percentcoveragebyshrubs.Thisrequirementhasbeen satisfied. PerimeterVehicleUseArea.AccordingtotheOrdinance,whereavehicular useareaabutsastreetright-of-way,perimeterlandscapingstripsmustbe providedandmaintainedbetweenthevehicleuseareaandtheabuttingright-of- wayorpropertyline.Suchplantingstripmustatleast6feetwideandincludeat least8ACIofcanopytreesper100linearfeetoflandscapingstrip.This requirement(alongMeadowOakAvenue)hasbeensatisfied. CourtyardAreas.Whilethesiteplanidentifiestwocourtyardareas,no landscapingisidentifiedissuchareas.Staffwouldrecommendthatthe landscapeplanaddsplantingsaroundproposedcourtyardamenities. GroundCover.Thebulkofthesitewillbecoveredwithlawngrass.Dueto thesandysoilsprevalentinthearea,staffrecommendsthattopsoilisaddedto supportthelawnareas,andtheentirelandscapeisirrigated. BufferYards.TheCity’szoningordinanceprovidesforaspecificbufferyard treatmentthatidentifiesseparationandplantingsdependentonthepotentialfor conflictswithadjoininglanduses.Fortheproposeduse,thebufferrequirements wouldbeappliedtotheeastpropertylineadjacenttothepark,definedtobean“A”, BasicBufferundertheordinance.Forthesebuffers,atalengthof375feet,the requiredplantingareais20feetofwidth,and7caliperinchesofoverstorytrees,37 caliperinchesofunderstorytrees,and56shrubs.Thelandscapingplanmeetsthis requirement,withtheplannoteofsprucetreesalongthesouthportionofthebuffer line. BuildingFinishMaterials.Thezoningordinanceprovidesthat: “...districtswithmultiplefamilyhousingshallbesubjecttobuilding materialstandardsasfollows:allbuildingwallsfacingapublicstreetshallbe coveredwithstone,brick,culturedmasonrysimulatingbrickorstone,orother enhancedmaterialsacceptabletotheCityCounciltoanextentnotlessthan 20%oftheexposedwallsilhouettearea.Inaddition,multiplefamily structuresofthirteen(13)ormoreunitsshall,whenlaphorizontalsiding,be constructedofheavygaugesteelorcement-board,withnouseofvinylor aluminumpermitted.Naturalwoodorspeciesthatisresistanttodecaymay bepermittedwhereapprovedbytheCityCouncil. Theproposedapartmentbuildingistobefinishedprimarilyinhorizontalsteelsiding, withscreenedporches,andshakesidinginthegableendfeatures.Verticalchangesin sidingcolorareproposed(inapatternedmanner)whichcorrespondtothebuilding’s PlanningCommissionAgenda–08/05/2014 13 interiorunitlayout.Nearthebuilding’sentrancecanopy,culturedstoneveneer finishesareproposed.Materialsthatarenotlapsidingcoverabout35%ofthe buildingfrontalongMeadowOakAvenue. TheproposedfinishmaterialsareconsistentwithOrdinancerequirements. Height.TheR-4Districtdoesnotspecificallylimitheight.Themeasuredheightof thebuildingwillbejustlessthan35feettothemid-pointofthegabledroof.The City’sfiremarshalshouldcommentonfirefightingrequirementsforthebuilding. SiteAmenities.Asshownonthesiteplan,twointeriorcourtyardareasareproposed. Theeastcourtyardareaincludesapoolandpoolbuildingwhileasportcourtis proposedinthewestcourtyard.Theapplicantshouldprovideadditionaldetailforthe amenities(includingfencedetailsandsidewalks)andinformationregardingwhenthe facilitieswillbeinstalled. Alsotobenotedisthatthesubmittedcourtyardperspectivedrawingdoesnotreflect thelayoutofthesiteasdepicteduponthesubmittedsiteplan.Whilethedrawing conveysan“image”oftheproposedcourtyardarea,itshouldberecognizedthatthe drawingistechnicallynotaccurate. DetachedGarages.Asrequired,theapplicanthasprovidedbuildingelevationsand materialdetailsforthethreedetachedgaragebuildings.Thegaragedesignmimics thatofthesite’sprincipalstructureviatheintegrationofgableroofelements.While thegaragedetailsreferencetheuseofhorizontallapsiding,thesidingmaterialhas notbeenspecified.Itisrecommendedthatsteelsiding,similartothatusedonthe principalstructure,beutilized. TobenotedisthattheR-4Districtstipulatesthatgaragedoorswhicharevisiblefrom publicstreetsorresidentiallyzonedpropertymustincludeglassanddecorative panels.Theproposedgarageshavebeenlocatedsoasnottobevisiblefrompublic streetsorresidentiallyzonedproperty.Thus,thisstandardisnotapplicable. Trash/Recycling.Asaconditionofsiteplanapproval,theapplicantshouldprovide detailsrelatedtowastestorageandremoval. Off-StreetLoading.Informationrelatedtothemannerinwhichoff-streetloading willbemanagedonthesite(withvehicleturningmovementsfordelivery/moving vansdepicted).Thisshouldbeaddressedbytheapplicant. Lighting.Asrequired,alightingplanhasbeensubmittedforreview. Thevastmajorityofexteriorsitelightingistobefreestandingfixtures(22)located withinthesite’soffstreetparkingareas.Suchfixturesaretomeasure25feetin heightwhichsatisfiesthemaximumheightrequirementoftheOrdinance.Anumber ofbuilding-mountedfixtures(13)havealsobeenproposed. PlanningCommissionAgenda–08/05/2014 14 AccordingtotheOrdinance,themaximumallowedilluminationlevelforresidential uses,asmeasuredatthepropertylineis0.5footcandles.Thismaximumillumination levelhasbeensatisfied. Signage.Amonumentsignisproposedintheextremesouthwestcornerofthesite alongMeadowOakAvenueandatthecenterentrancepointalongMeadowOak Avenue.Includingstructuralelements,thesignsareproposedtomeasure7’–4”in heightand10feetinwidth.Tobenotedhowever,isthatthesubmittedsignplanhas notbeendrawntoscale.Thus,adeterminationoftheactualsignfacecannotbe made.Asaconditionofsiteplanapproval,a“toscale”signplanshouldbe submitted. Alsotobenotedisthatthemonumentsignsareproposedtobelocatedapproximately 10feetfromtheMeadowOakAvenueright-of-way.Suchsetbackshouldbe increasedto15feettosatisfytheminimumsetbackrequirementoftheOrdinance. Thesubmittedbuildingelevationsdonoillustrateanywallsignage.Asacondition ofsiteplanapproval,allsignserecteduponthesubjectsiteshouldbesubjecttosign permitandmaintaincompliancewiththerequirementsoftheZoningOrdinance. GradingandUtilities.Thesubmittedgradingandutilityplansaresubjecttoreview commentbytheCityEngineer.TheCityEngineer’scommentsareprovidedinthe SupportingData. B.ALTERNATIVEACTIONS: Theresolutionforadoptionconsiderationincludesarecommendationtoapprovethe rezoning,preliminaryandfinalplat,conditionalusepermitandsiteplan,aswellas anapprovalofthevariance.ShouldPlanningCommissionwishtodenyor recommenddenialofaspecificapplicationrequest,theresolutionwouldbeamended toexcludethatrequestcomponentandasubsequentresolutionrelatingtothedenial wouldbepresentedtotheCommissionforadoption. 1.Rezoning a)MotiontoapproveResolution2014-077recommendingapprovalofthe rezoningofthesubjectpropertyfromB-4,RegionalBusinesstoR-4, Medium-HighDensityResidence,basedonfindingsinsaidresolution. b)MotiontodenyResolution2014-077recommendingapprovaloftherezoning ofthesubjectpropertyfromB-4,RegionalBusinesstoR-4,Medium-High DensityResidence.FindingsfordenialbythePlanningCommissionshould beaddedasapartofthismotion. PlanningCommissionAgenda–08/05/2014 15 c)Motiontotableactionontherequestedrezoning,pendingadditional informationasidentifiedbythePlanningCommissionandstaffreport. 2.Preliminary/FinalPlat a)MotiontoapproveResolution2014-077recommendingapprovalofthe preliminary/finalplat(subjecttoconditionsinExhibitZ),basedonfindingsin saidresolution. b)MotiontodenyResolution2014-077recommendingapprovalofthe preliminary/finalplat.FindingsfordenialbythePlanningCommission shouldbeaddedasapartofthismotion. c)Motiontotableactionontherequestedpreliminary/finalplat,pending additionalinformationasidentifiedbythePlanningCommissionandstaff report. 3.ConditionalUsePermit a)MotiontoapproveResolution2014-077recommendingapprovalofthe conditionalusepermittoallowmulti-familyhousinginanR-4District (subjecttoconditionsinExhibitZ),basedonfindingsinsaidresolution. b)MotiontodenyResolution2014-077recommendingapprovalofthe conditionalusepermittoallowmulti-familyhousinginanR-4District. FindingsfordenialbythePlanningCommissionshouldbeaddedasapartof thismotion. c)Motiontotableactionontherequestedconditionalusepermittoallowmulti- familyhousinginanR-4Districtpendingadditionalinformationasidentified bythePlanningCommissionandstaffreport. 4.Variance a)MotiontoapproveResolution2014-077approvingthevariancefromthe minimumdwellingunitsizeimposedintheR-4zoningdistrict(subjectto conditionsinExhibitZ),basedonfindingsinsaidresolution. b)MotiontodenyResolution2014-077approvingthevariancefromthe minimumdwellingunitsizeimposedintheR-4zoningdistrict.Findingsfor DenialbythePlanningCommissionshouldbeincludedasapartofthis motion. c)Motiontotableactionontherequestedvariancefromtheminimumdwelling unitsizeimposedintheR-4zoningdistrict,pendingadditionalinformation asidentifiedbythePlanningCommissionandstaffreport. PlanningCommissionAgenda–08/05/2014 16 C.STAFFRECOMMENDATION: TheR-4Districtstandardsweredesignedtomanifesthighqualitymulti-family residentialdevelopmentinareaswithsufficienttransportationnetworks,nearby recreationalamenities,andcommunityservicessuchascommercialareas,medical facilitiesandotherpublicinstitutionssufficienttoaccommodatetheanticipated densityfroma10-25du/achousingproject.ThesiteidentifiedfortheIRETproject meetsthelocationalcriteriaoutlinedinthepurposestatementoftheR-4Districtin theMonticelloZoningOrdinanceandisconsistentwiththeComprehensivePlan.In thisregard,PlanningStaffsupportstherequestedrezoning. Approvaloftherezoningestablishesthegeneralacceptabilityoftheproposeduse. Withthisinmind,Staffsupportstheapprovalofthepreliminary/finalplat, conditionalusepermit,varianceandsiteplansubjecttoconditions,basedonfindings intheresolutionsforconsideration. D.SUPPORTINGDATA: A.Resolution2014-077 B.OrdinanceNo.600,Draft C.ApplicantNarrative D.SiteDevelopmentPlans: a.ElevationImage–StreetView b.ElevationImage–CourtYardView c.LandscapePlan d.LandscapePlan–BuildingA e.LandscapePlan–BuildingB f.SitePlan g.BuildingAFloorPlan,Basement h.BuildingAFloorPlan,1st Floor i.BuildingBFloorPlan,Basement&1st Floor j.BuildingCFloorPlan,Basement&1st Floor k.BuildingElevations l.DetachedGarageElevations m.LightingSpecifications n.IlluminationPlan o.PhotometricPlan p.PavingPlan q.Grading&ErosionControlPlan r.UtilityPlan s.Details E.PreliminaryPlat F.FinalPlat G.CityEngineer’sCommentLetter-July31st,2014 H.PublicCommentLetters,XcelEnergy&MonticelloSchoolDistrict I.SampleSiteImages,IRETProjects PlanningCommissionAgenda–08/05/2014 17 J.OfficialZoningMap K.Excerpt,MonticelloZoningOrdinance,Chapter3,Section4(I) L.ComprehensivePlanAmendment,Resolution2014-062 M.ComprehensivePlan,Excerpts: a.Chapter2,CommunityContext b.Chapter3,LandUse Z.ConditionsofApproval PlanningCommissionAgenda–08/05/2014 18 EXHIBITZ ConditionsforApproval Preliminary/FinalPlat(MonticelloCommerceCenterEighthAddition): 1.TheCityapprovetherequestedrezoning. 2.Easementrelatedissues,aswellasright-of-waydedicationrequirements,shallbe subjecttocommentandrecommendationbytheCityEngineer. 3.Submissionofallplatdrawingsupdatedwiththerevisedsurveyinformation. 4.Parkdedicationrequirementsshallbesubjecttoreviewandrecommendationbythe ParksCommissionandCouncildecision. 5.Theapplicantentersintoadevelopmentagreementsecuringthetermsofplatand CUPapproval. ConditionalUsePermit(toallowmulti-familyhousinginanR-4District): 1.TheCityapprovetherequestedrezoningandpreliminary/finalplat. 2.Thewesterlyaccessisrelocatedtoavoidconflictswiththechurchpropertyaccessto thesouth,asdirectedbytheCityEngineer. 3.Theeasterlyaccesspointincludesrestripinginthestreettoproperlyconfigurethe transitionbetweenroadwidthalongMeadowOakAvenue. 4.Thecentralaccesspointisreviewedtoensureadequatesitelinesfortrafficexiting theproject,includingpossibleamendmentstothelandscapingplanifnecessary. 5.Thelandscapingplanismodifiedtospecifytopsoilspreadovertheproposedlawn areas. 6.Alllandscapeareasareirrigated. 7.Allotherapplicableusestandards,asidentifiedaspartofsiteplanreview,shallbe satisfied. 8.TheapplicantentersintoadevelopmentagreementsecuringtermsofplatandCUP approval. PlanningCommissionAgenda–08/05/2014 19 Variance(fromminimumdwellingunitsizerequirementoftheR-4District): 1.TheCityapprovetherequestedrezoning,preliminary/finalplatandconditionaluse permit. 2.Theaveragedwellingunitsize(inPhases1and2)shallnotbelessthan900square feet. 3.Innocaseshallanyonebedroomdwellingunitbelessthan600squarefeetinsize. GeneralSitePlan: 1.TheCityapprovetherequestedrezoning,preliminary/finalplat,conditionaluse permitandvariance. 2.AphasingplanbeprovidedwhichprovidesaplanillustratingPhase1site improvements.Suchimprovementsshallinclude,butmaynotbelimitedto,building footprints,amenities,surfaceparking/drivelanesandgrading. 3.Thenumberofuncoveredparkingstallsuponthesitebereducedfrom223stallsto 222stalls. 4.Theapplicantconsidersamendingthelandscapeplantoillustrateplantingsaround proposedcourtyardamenities. 5.TheCityEngineerprovidecommentandrecommendationregardingtheplacementof trees(SugarMapleandMountainAsh)withinthe20footdrainageandutility easementwhichbordersthesubjectsite’snorthpropertyline. 6.Theapplicantprovidedetailsrelatedtoproposedcourtyardamenitiesincluding,but notlimitedto,fencedetails,sidewalks,landscapingandthetimingofsuch improvements. 7.AninternalsidewalkconnectionfromthepropertytotheMeadowOaksidewalkshall beaddedtothesiteplaninalocationtobedeterminedbasedon. 8.Thedetachedgaragebuildingsbefinishedwithmaterialssimilartothatusedonthe principalstructure. 9.Theapplicantprovidedetailsrelatedtowastestorage/removalandloadingactivities, subjecttoCityapproval. 10.ThesetbackoftheproposedmonumentsignfromMeadowOakAvenuebeincreased to15feet(tosatisfytheminimumsetbackrequirementoftheOrdinance). PlanningCommissionAgenda–08/05/2014 20 11.Themonumentsignplanbemodifiedtoincludeameasurablescale(todetermine signarea). 12.Allsignserecteduponthesubjectsiteshallbesubjecttosignpermit. 13.Thesubmittedgradingandutilityplansshallbesubjecttoreviewcommentbythe CityEngineer. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 1 MotionBy:SecondedBy: RECOMMENDINGAPPROVALOFREZONING(FROMB-4REGIONAL BUSINESSDISTRICTTOR-4MEDIUM-HIGHDENSITYRESIDENCE DISTRICT),PRELIMINARY/FINALPLAT, CONDITIONALUSEPERMIT,VARIANCEANDSITEPLAN FORAPHASED,MULTI-FAMILYHOUSINGDEVELOPMENT WHEREAS,IRETPropertieshassubmittedanapplicationforapprovalofthe rezoningofaparceloflandfromB-4RegionalBusinessDistricttoR-4Medium-High DensityResidenceDistrict;and WHEREAS,inadditiontotherequestforrezoningapproval,theapplicanthasalso requestedapprovalofapreliminary/finalplat,aconditionalusepermit(toallowmulti-family housinginanR-4District),avariance(fromminimumdwellingunitsizerequirementofthe R-4District)andsiteandbuildingplansforaphased,202unit,multi-familyhousing development;and WHEREAS,theMonticelloComprehensivePlanhasbeenrecentlyamendedto changethelandusedesignationofthisparcelfromPlacestoWorktoPlacestoLivebasedon adeterminationofthesite’ssuitabilityforresidentialdevelopment;and WHEREAS,thepreliminaryandfinalplatwillmeetdesignstandardsandother provisionsoutlinedinTitleXI,theMonticelloSubdivisionOrdinancesubjecttoconditions enumeratedbelow;and WHEREAS,theproposed202-unitphasedmulti-familyapartmentcommunitywith conditionsandtheapprovalofthedwellingunitvariancemeetsapplicableperformance standardsoftheCity’sZoningOrdinanceandspecificallythatprovisionsoftheCity’sR-4 zoningdistrict;and WHEREAS,thePlanningCommissionheldapublichearingonAugust5,2014on theapplicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto presentinformationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthe staffreport,whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 2 1.TheproposedR-4zoningdesignationisconsistentwiththe“PlacestoLive”landuse designationassignedtothesubjectpropertywithintheCityComprehensivePlan. 2.Withconditions,thepreliminary/finalplatmeetsallapplicablerequirementsofthe City’sSubdivisionOrdinance. 3.Withconditions,theproposalsatisfiesallconditionalusepermitevaluationcriteriaas establishedwithintheCity’sZoningOrdinance. 4.Practicaldifficultiesexistwhichjustifytheapprovaloftherequestedvariancefrom theminimumdwellingunitsizerequirementimposedintheR-4District. 5.Exceptasotherwiseallowedviavarianceandwithconditions,allapplicable requirementsperformancestandardsoftheCity’sZoningOrdinancewillbesatisfied. NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,Minnesota: Herebyapprovesthevariancetominimumdwellingunitsquarefootage,basedonafindings that: (1)thedevelopmentasawholeincludesdwellingunitsizeswhichaveragenearly990 squarefeetperunit; (2)thatthefacilityislocatedadjacenttoaninterstatefreewayandtwocollector roadwaysthatsupportsomesmallerdwellingunitsizes; (3)thatthepropertyisdevelopmentinsuchawayastoencourageamixofunitsizes consistentwiththeintentoftheMonticelloComprehensivePlan; andthatsuchfindingsestablishthattheuseisareasonableoneforthepropertyandthe neighborhood,andthatpracticaldifficultiesexistinputtingthepropertytothisusewithout thevariance. ThePlanningCommissionrecommendsthattheCityCouncilapprovethefollowing: Preliminary/FinalPlat(MonticelloCommerceCenterEighthAddition): 1.TheCityapprovetherequestedrezoning. 2.Easementrelatedissues,aswellasright-of-waydedicationrequirements,shall besubjecttocommentandrecommendationbytheCityEngineer. 3.Submissionofallplatdrawingsupdatedwiththerevisedsurveyinformation. 4.Parkdedicationrequirementsshallbesubjecttoreviewandrecommendation bytheParksCommission. 5.Theapplicantentersintoadevelopmentagreementsecuringthetermsofplat andCUPapproval. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 3 ConditionalUsePermit(toallowmulti-familyhousinginanR-4District): 1.TheCityapprovetherequestedrezoningandpreliminary/finalplat. 2.Thewesterlyaccessisrelocatedtoavoidconflictswiththechurchproperty accesstothesouth,asdirectedbytheCityEngineer. 3.Theeasterlyaccesspointincludesrestripinginthestreettoproperlyconfigure thetransitionbetweenroadwidthalongMeadowOakAvenue. 4.Thecentralaccesspointisreviewedtoensureadequatesitelinesfortraffic exitingtheproject,includingpossibleamendmentstothelandscapingplanif necessary. 5.Thelandscapingplanismodifiedtospecifytopsoilspreadovertheproposed lawnareas. 6.Alllandscapeareasareirrigated. 7.Allotherapplicableusestandards,asidentifiedaspartofsiteplanreview, shallbesatisfied. 8.Theapplicantentersintoadevelopmentagreementsecuringtermsofplatand CUPapproval. Variance(fromminimumdwellingunitsizerequirementoftheR-4 District): 1.TheCityapprovetherequestedrezoning,preliminary/finalplatand conditionalusepermit. 2.Theaveragedwellingunitsize(inPhases1and2)shallnotbelessthan900 squarefeet. 3.Innocaseshallanyonebedroomdwellingunitbelessthan600squarefeetin size. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 4 GeneralSitePlan: 1.TheCityapprovetherequestedrezoning,preliminary/finalplat,conditional usepermitandvariance. 2.AphasingplanbeprovidedwhichprovidesaplanillustratingPhase1site improvements.Suchimprovementsshallinclude,butmaynotbelimitedto, buildingfootprints,amenities,surfaceparking/drivelanesandgrading. 3.Thenumberofuncoveredparkingstallsuponthesitebereducedfrom223 stallsto222stalls. 4.TheApplicantconsidersamendingthelandscapeplantoillustrateplantings aroundproposedcourtyardamenities. 5.TheCityEngineerprovidecommentandrecommendationregardingthe placementoftrees(SugarMapleandMountainAsh)withinthe20footdrainage andutilityeasementwhichbordersthesubjectsite’snorthpropertyline. 6.Theapplicantprovidedetailsrelatedtoproposedcourtyardamenities including,butnotlimitedto,fencedetails,sidewalks,landscapingandthetiming ofsuchimprovements. 7.Thedetachedgaragebuildingsbefinishedsteelsiding,similartothatusedon theprincipalstructure. 8.Theapplicantprovidedetailsrelatedtowastestorage/removalandloading activities,subjecttoCityapproval. 9.ThesetbackoftheproposedmonumentsignfromMeadowOakAvenuebe increasedto15feet(tosatisfytheminimumsetbackrequirementofthe Ordinance). 10.Themonumentsignplanbemodifiedtoincludeameasurablescale(to determinesignarea). 11.Allsignserecteduponthesubjectsiteshallbesubjecttosignpermit. 12.Thesubmittedgradingandutilityplansshallbesubjecttoreviewcomment bytheCityEngineer. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-77 5 ADOPTED this5thdayofAugust2014,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector ORDINANCENO.600 1 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA ANORDINANCEAMENDINGTITLE10,CHAPTER3OFTHEMONTICELLO CITYCODE,KNOWNASTHEZONINGORDINANCE, BYAMENDINGZONINGMAPTOREZONETHESUBJECTPROPERTYFROM B-4,REGIONALBUSINESSTOR-4,MEDIUM-HIGHDENSITYRESIDENCE THECITYCOUNCILOFTHECITYOFMONTICELLOHEREBYORDAINS: Section1.TheMonticelloZoningMapisherebyamendedtorezonethefollowingdescribed propertyfromB-4,RegionalBusinesstoR-4,Medium-HighDensityResidenceDistrict: OutlotA,MonticelloCommerceCenterEighthAddition Section2.ThisOrdinanceshalltakeeffectandbeinfullforcefromandafteritspassageand publication. ADOPTEDBY theMonticelloCityCouncilthis__thdayofAugust,2014. CITYOFMONTICELLO __________________________________ ClintHerbst,Mayor ATTEST: ___________________________________ JeffO’Neill,CityAdministrator VOTINGINFAVOR: VOTINGINOPPOSITION: DSXW1 LED Series LEDs Drive Current Color temperature Distribution Voltage Mounting Control Options Other Options Finish (required) DSXW1 LED 10C 10 LEDs (one engine) 20C 20 LEDs (two engines) 350 350 mA 530 530 mA 700 700 mA 1000 1000 mA (1 A) 30K 3000K 40K 4000K 50K 5000K T2S Type II Short T2M Type II Medium T3S Type III Short T3M Type III Medium T4M Type IV Medium TFTM Forward Throw Medium MVOLT 1 120 1 208 1 240 1 277 1 Shipped included (blank)Surface mounting bracket BBW Surface- mounted back box (for conduit entry)2 Shipped installed PE Photoelectric cell, button type 3 DMG 0-10V dimming driver (no controls) PIR 180° motion/ambient light sensor, <15’ mtg ht 4, 6 PIRH 180° motion/ambient light sensor, 15-30’ mtg ht 5, 6 ELCW Emergency battery backup (includes external component enclosure) 7 Shipped installed SF Single fuse (120, 277V) 8 DF Double fuse (208, 240V) 8 HS House-side shield 9 SPD Separate surge protection10 Shipped separately BSW Bird-deterrent spikes 9 WG Wire guard 9 VG Vandal guard 9 DDBXD Dark bronze DBLXD Black DNAXD Natural aluminum DWHXD White DSSXD Sandstone DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white DSSTXD Textured sandstone D-Series Size 1LED Wall Luminaire Ordering Information EXAMPLE: DSXW1 LED 20C 1000 40K T3M MVOLT DDBTXD NOTES 1 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). Specify 120, 208, 240 or 277 options only when ordering with fusing (SF, DF options), or photocontrol (PE option). 2 Back box ships installed on fixture. Cannot be field installed. Cannot be ordered as an accessory. 3 Photocontrol (PE) requires 120, 208, 240 or 277 voltage option. Not available with motion/ambient light sensors (PIR or PIRH). 4 Specifies the Sensor Switch SBGR-10-ODP control; see Motion Sensor Guide for details. Includes ambient light sensor. Not available with “PE” option (button type photocell). Dimming driver standard. 5 Specifies the Sensor Switch SBGR-6-ODP control; see Motion Sensor Guide for details. Includes ambient light sensor. Not available with “PE” option (button type photocell). Dimming driver standard. 6 Not available with 20 LED/1000 mA configuration (DSXW1 LED 20C 1000). 7 Cold weather (-20C) rated. Not compatible with conduit entry applications. Not available with BBW mounting option. Not available with fusing. Emergency components located in back box housing. Emergency mode IES files located on product page at www.lithonia.com 8 Single fuse (SF) requires 120 or 277 voltage option. Double fuse (DF) requires 208 or 240 voltage option. Not available with ELCW. 9 Also available as a separate accessory; see Accessories information. 10 See the electrical section on page 2 for more details. Catalog Number Notes Type Accessories Ordered and shipped separately. DSXWHS U House-side shield (one per light engine) DSXWBSW U Bird-deterrent spikes DSXW1WG U Wire guard accessory DSXW1VG U Vandal guard accessory One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • www.lithonia.com © 2013-2014 Acuity Brands Lighting, Inc. All rights reserved. Hit the Tab key or mouse over the page to see all interactive elements. Introduction The D-Series Wall luminaire is a stylish, fully integrated LED solution for building-mount applications. It features a sleek, modern design and is carefully engineered to provide long-lasting, energy-efficient lighting with a variety of optical and control options for customized performance. With an expected service life of over 20 years of nighttime use and up to 74% in energy savings over comparable 250W metal halide luminaires, the D-Series Wall is a reliable, low-maintenance lighting solution that produces sites that are exceptionally illuminated. Luminaire Width:13-3/4” (34.9 cm) Depth:10” (25.4 cm) Height:6-3/8” (16.2 cm) Back Box (BBW, ELCW) Width:13-3/4” (34.9 cm) Depth:4” (10.2 cm) Height:6-3/8” (16.2 cm) For 3/4” NPT side-entry conduit (BBW only) Specifications Weight: 12 lbs (5.4 kg) BBW Weight: 5 lbs (2.3 kg) ELCW Weight: 10 lbs (4.5 kg) D H W 413-3/4 6-3/8 FOR 3/4" NPTSIDE-ENTRY CONDUIT3-PLACES (BBW ONLY) D H 413-3/4 6-3/8 FOR 3/4" NPTSIDE-ENTRY CONDUIT3-PLACES (BBW ONLY) W Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Actual performance may differ as a result of end-user environment and application. Actual wattage may differ by +/- 8% when operating between 120-480V +/- 10%. Contact factory for performance data on any configurations not shown here. LEDs Drive Current (mA) Performance Package System Watts Dist. Type 40K (4000K, 70 CRI) 50K (5000K, 65 CRI) Lumens B U G LPW Lumens B U G LPW 10C (10 LEDs) 530 10C 530 --K 20 W T2S 1,724 1 0 1 86 1,807 1 0 1 90 T2M 1,729 1 0 1 86 1,812 1 0 1 91 T3S 1,709 1 0 1 85 1,792 1 0 1 90 T3M 1,753 1 0 1 88 1,838 1 0 1 92 T4M 1,753 1 0 1 88 1,837 1 0 1 92 TFTM 1,766 1 0 1 88 1,851 1 0 1 93 700 10C 700 --K 27 W T2S 2,234 1 0 1 83 2,341 1 0 1 87 T2M 2,241 1 0 1 83 2,349 1 0 1 87 T3S 2,216 1 0 1 82 2,322 1 0 1 86 T3M 2,272 1 0 1 84 2,381 1 0 1 88 T4M 2,272 1 0 1 84 2,381 1 0 1 88 TFTM 2,289 1 0 1 85 2,399 1 0 1 89 1000 10C 1000 --K 40 W T2S 2,992 1 0 1 75 3,136 1 0 1 78 T2M 3,001 1 0 1 75 3,146 1 0 1 79 T3S 2,967 1 0 1 74 3,110 1 0 1 78 T3M 3,043 1 0 1 76 3,189 1 0 1 80 T4M 3,043 1 0 1 76 3,189 1 0 1 80 TFTM 3,066 1 0 1 77 3,213 1 0 1 80 20C (20 LEDs) 530 20C 530 --K 36 W T2S 3,545 1 0 1 98 3,715 1 0 1 103 T2M 3,556 1 0 1 99 3,727 1 0 1 104 T3S 3,515 1 0 1 98 3,685 1 0 1 102 T3M 3,606 1 0 2 100 3,779 1 0 2 105 T4M 3,605 1 0 1 100 3,779 1 0 1 105 TFTM 3,632 1 0 1 101 3,807 1 0 1 106 700 20C 700 --K 47 W T2S 4,357 1 0 1 93 4,566 1 0 1 97 T2M 4,370 1 0 1 93 4,580 1 0 1 97 T3S 4,320 1 0 1 92 4,528 1 0 1 96 T3M 4,431 1 0 2 94 4,644 1 0 2 99 T4M 4,430 1 0 1 94 4,644 1 0 2 99 TFTM 4,464 1 0 1 95 4,678 1 0 1 100 1000 20C 1000 --K 75 W T2S 5,745 2 0 2 77 6,020 2 0 2 80 T2M 5,763 1 0 2 77 6,039 2 0 2 81 T3S 5,697 1 0 1 76 5,970 1 0 2 80 T3M 5,843 1 0 2 78 6,123 2 0 2 82 T4M 5,843 1 0 2 78 6,123 1 0 2 82 TFTM 5,887 1 0 2 78 6,169 1 0 2 82 Performance Data One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • www.lithonia.com © 2013-2014 Acuity Brands Lighting, Inc. All rights reserved. DSXW1-LED Rev. 6/03/14 Lumen Output Electrical Load Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Lumen Ambient Temperature (LAT) Multipliers Ambient Lumen Multiplier 0°C 32°F 1.02 10°C 50°F 1.01 20°C 68°F 1.00 25°C 77°F 1.00 30°C 86°F 1.00 40°C 104°F 0.98 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the DSXW1 LED 20C 1000 platform in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM- 80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours 0 25,000 50,000 100,000 Lumen Maintenance Factor 1.0 0.95 0.93 0.88 FEATURES & SPECIFICATIONS INTENDED USE The energy savings, long life and easy-to-install design of the D-Series Wall Size 1 make it the smart choice for building-mounted doorway and pathway illumination for nearly any facility. CONSTRUCTION Two-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance. The LED driver is mounted to the door to thermally isolate it from the light engines for low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP65). FINISH Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi-stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Available in textured and non-textured finishes. OPTICS Precision-molded proprietary acrylic lenses provide multiple photometric distributions tailored specifically to building mounted applications. Light engines are available in 3000K (80 min. CRI), 4000K (70 min. CRI) or 5000K (65 min. CRI) configurations. ELECTRICAL Light engine(s) consist of 10 high-efficacy LEDs mounted to a metal-core circuit board to maximize heat dissipation and promote long life (L88/100,000 hrs at 25°C). Class 1 electronic drivers have a power factor >90%, THD <20%, and a minimum 2.5KV surge rating. When ordering the SPD option, a separate surge protection device is installed within the luminaire which meets a minimum Category C Low (per ANSI/IEEE C62.41.2). INSTALLATION Included universal mounting bracket attaches securely to any 4” round or square outlet box for quick and easy installation. Luminaire has a slotted gasket wireway and attaches to the mounting bracket via corrosion-resistant screws. LISTINGS CSA certified to U.S. and Canadian standards. Rated for -40°C minimum ambient. DesignLights Consortium® (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights.org to confirm which versions are qualified. WARRANTY Five year limited warranty. Full warranty terms located at www.acuitybrands.com/ CustomerResources/Terms_and_conditions.aspx. Note: Specifications subject to change without notice. To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s D-Series Wall Size 1 homepage. Photometric Diagrams Isofootcandle plots for the DSXW1 LED 20C 1000 40K. Distances are in units of mounting height (15’).Distribution overlay comparison to 250W metal halide. LEGEND DSXW1, 0.5 fc TWF2, 0.5 fc 10’ W Sidewalk LLDs: TWF2 = 0.72 DSXW1 = 0.95 Te s t N o . 2 2 6 0 1 P 2 2 t e s t e d i n a c c o r d a n c e w i t h IE S N A L M - 7 9 - 0 8 . 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 Te s t N o . 2 2 6 0 2 P 2 2 t e s t e d i n a c c o r d a n c e w i t h IE S N A L M - 7 9 - 0 8 . 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T3M LEGEND 0.1 fc 0.5 fc 1.0 fc DSXW1 LED 20C 40K 1000 T3M, TWF2 250M Pulse, 15’ Mounting Ht TWF2: 291W DSXW1: 75W Current (A) LEDs Drive Current (mA)System Watts 120 208 240 277 347 480 10C 350 14 W 0.13 0.07 0.06 0.06 - - 530 20 W 0.19 0.11 0.09 0.08 - - 700 27 W 0.25 0.14 0.13 0.11 - - 1000 40 W 0.37 0.21 0.19 0.16 - - 20C 350 25 W 0.23 0.13 0.12 0.10 - - 530 36 W 0.33 0.19 0.17 0.14 - - 700 47 W 0.44 0.25 0.22 0.19 - - 1000 75 W 0.69 0.40 0.35 0.30 - - Te s t N o . 2 2 5 9 7 P 2 2 t e s t e d i n a c c o r d a n c e w i t h IE S N A L M - 7 9 - 0 8 . 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T3ST2M D-Series Size 2LED Wall Luminaire Ordering Information EXAMPLE: DSXW2 LED 30C 700 40K T3M MVOLT DDBTXD Catalog Number Notes Type One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • www.lithonia.com © 2012-2014 Acuity Brands Lighting, Inc. All rights reserved. Hit the Tab key or mouse over the page to see all interactive elements. Introduction The D-Series Wall luminaire is a stylish, fully integrated LED solution for building-mount applications. It features a sleek, modern design and is carefully engineered to provide long-lasting, energy-efficient lighting with a variety of optical and control options for customized performance. With an expected service life of over 20 years of nighttime use and up to 76% in energy savings over comparable 400W metal halide luminaires, the D-Series Wall is a reliable, low-maintenance lighting solution that produces sites that are exceptionally illuminated. Luminaire Specifications Accessories Ordered and shipped separately. DLL127F 1.5 JU Photocell - SSL twist-lock (120-277V) 8 DLL347F 1.5 CUL JU Photocell - SSL twist-lock (347V) 8 DLL480F 1.5 CUL JU Photocell - SSL twist-lock (480V) 8 SC U Shorting cap 8 DSXWHS U House-side shield (one per light engine) DSXWBSW U Bird-deterrent spikes DSXW2WG U Wire guard accessory DSXW2VG U DSXW2BBW DDBXD U Vandal guard accessory Back box accessory (specify finish) H D W 5-1/2 4 1-1/2 WALL SCONCE BBW (Back Box Wall) MOUNTING H W 5-1/2 4 1-1/2 WALL SCONCE BBW (Back Box Wall) MOUNTING DFor 3/4” NPT side-entry conduit Back Box (BBW) Width:5-1/2” (14.0 cm) Depth:1-1/2” (3.8 cm) Height:4” (10.2 cm) BBW Weight:1 lbs (0.5 kg)Width:18-1/2” (47.0 cm) Depth:10” (25.4 cm) Height:7-5/8” (19.4 cm) Weight: 21 lbs (9.5 kg) DSXW2 LED Series LEDs Drive Current Color temperature Distribution Voltage Mounting Control Options Other Options Finish (required) DSXW2 LED 20C 20 LEDs (two engines) 30C 30 LEDs (three engines) 350 350 mA 530 530 mA 700 700 mA 1000 1000 mA (1 A) 30K 3000K 40K 4000K 50K 5000K T2S Type II Short T2M Type II Medium T3S Type III Short T3M Type III Medium T4M Type IV Medium TFTM Forward Throw Medium MVOLT 1 120 1 208 1 240 1 277 1 347 2 480 2 Shipped included (blank)Surface mounting bracket Shipped separately3 BBW Surface- mounted back box (for conduit entry) Shipped installed PE Photoelectric cell, button type 4 PER NEMA twist-lock receptacle only (no controls) DMG 0-10V dimming driver (no controls) DCR Dimmable and control-lable via ROAM® (no controls) 5 PIRH 180° motion/ambient light sensor, 15-30’ mtg ht 6 Shipped installed SF Single fuse (120, 277, 347V) 7 DF Double fuse (208, 240, 480V) 7 HS House-side shield 3 SPD Separate surge protection9 Shipped separately BSW Bird-deterrent spikes 3 WG Wire guard 3 VG Vandal guard 3 DDBXD Dark bronze DBLXD Black DNAXD Natural aluminum DWHXD White DSSXD Sandstone DDBTXD Textured dark bronze DBLBXD Textured black DNATXD Textured natural aluminum DWHGXD Textured white DSSTXD Textured sandstone NOTES 1 MVOLT driver operates on any line voltage from 120-277V (50/60 Hz). Specify 120, 208, 240 or 277 options only when ordering with fusing (SF, DF options), or photocontrol (PE option). 2 Available with 30 LED/700mA options only (DSXW2 LED 30C 700). 3 Also available as a separate accessory; see Accessories information. 4 Photocontrol (PE) requires 120, 208, 240 or 277 voltage option. Not available with motion/ambient light sensors (PIR or PIRH). 5 Specifies a ROAM® enabled luminaire with 0-10V dimming capability; PER option required. Not available with 347V, 480V or PIRH. Additional hardware and services required for ROAM® deployment; must be purchased separately. Call 1-800-442-6745 or email: sales@roamservices.net. 6 Specifies the Sensor Switch SBR-6-ODP control; see Motion Sensor Guide for details. Includes ambient light sensor. Not available with “PE” option (button type photocell) or DCR. Dimming driver standard. 7 Single fuse (SF) requires 120, 277 or 347 voltage option. Double fuse (DF) requires 208, 240 or 480 voltage option. 8 Requires luminaire to be specified with PER option. Ordered and shipped as a separate line item. 9 See the electrical section on page 2 for more details. Lumen values are from photometric tests performed in accordance with IESNA LM-79-08. Data is considered to be representative of the configurations shown, within the tolerances allowed by Lighting Facts. Actual performance may differ as a result of end-user environment and application. Actual wattage may differ by +/- 8% when operating between 120-480V +/- 10%. Contact factory for performance data on any configurations not shown here. LEDs Drive Current (mA) Performance Package System Watts Dist. Type 40K (4000K, 70 CRI) 50K (5000K, 65 CRI) Lumens B U G LPW Lumens B U G LPW 20C (20 LEDs) 530 20C 530 --K 36 W T2S 3,533 1 0 1 98 3,860 1 0 1 107 T2M 3,437 1 0 1 95 3,755 1 0 1 104 T3S 3,489 1 0 1 97 3,811 1 0 1 106 T3M 3,545 1 0 2 98 3,873 1 0 2 108 T4M 3,498 1 0 1 97 3,822 1 0 1 106 TFTM 3,495 1 0 1 97 3,819 1 0 1 106 700 20C 700 --K 47 W T2S 4,371 1 0 1 93 4,776 1 0 1 102 T2M 4,252 1 0 1 90 4,647 1 0 2 99 T3S 4,316 1 0 1 92 4,716 1 0 1 100 T3M 4,386 1 0 2 93 4,793 1 0 2 102 T4M 4,328 1 0 1 92 4,729 1 0 2 101 TFTM 4,324 1 0 1 92 4,725 1 0 2 101 1000 20C 1000 --K 73 W T2S 5,914 1 0 1 81 6,462 1 0 1 89 T2M 5,754 1 0 2 79 6,287 2 0 2 86 T3S 5,839 1 0 1 80 6,380 1 0 2 87 T3M 5,935 1 0 2 81 6,484 1 0 2 89 T4M 5,855 1 0 2 80 6,398 1 0 2 88 TFTM 5,851 1 0 2 80 6,393 1 0 2 88 30C (30 LEDs) 530 30C 530 --K 54 W T2S 5,280 1 0 1 98 5,769 1 0 1 107 T2M 5,137 1 0 2 95 5,613 1 0 2 104 T3S 5,214 1 0 1 97 5,696 1 0 1 105 T3M 5,298 1 0 2 98 5,789 1 0 2 107 T4M 5,228 1 0 2 97 5,712 1 0 2 106 TFTM 5,223 1 0 2 97 5,707 1 0 2 106 700 30C 700 --K 71 W T2S 6,513 1 0 1 92 7,118 2 0 2 100 T2M 6,337 2 0 2 89 6,925 2 0 2 98 T3S 6,431 1 0 2 91 7,028 1 0 2 99 T3M 6,536 1 0 2 92 7,143 2 0 3 101 T4M 6,449 1 0 2 91 7,047 1 0 2 99 TFTM 6,444 1 0 2 91 7,042 1 0 2 99 1000 30C 1000 --K 109 W T2S 8,697 2 0 2 80 9,501 2 0 2 87 T2M 8,462 2 0 2 78 9,244 2 0 2 85 T3S 8,588 1 0 2 79 9,381 2 0 2 86 T3M 8,728 2 0 3 80 9,534 2 0 3 87 T4M 8,611 1 0 2 79 9,407 2 0 2 86 TFTM 8,604 2 0 2 79 9,399 2 0 2 86 Performance Data One Lithonia Way • Conyers, Georgia 30012 • Phone: 800.279.8041 • Fax: 770.918.1209 • www.lithonia.com © 2012-2014 Acuity Brands Lighting, Inc. All rights reserved. DSXW2-LED Rev. 03/11/14 Lumen Output Electrical Load Use these factors to determine relative lumen output for average ambient temperatures from 0-40°C (32-104°F). Lumen Ambient Temperature (LAT) Multipliers Ambient Lumen Multiplier 0°C 32°F 1.02 10°C 50°F 1.01 20°C 68°F 1.00 25°C 77°F 1.00 30°C 86°F 1.00 40°C 104°F 0.98 Projected LED Lumen Maintenance Data references the extrapolated performance projections for the DSXW2 LED 30C 1000 platform in a 25°C ambient, based on 10,000 hours of LED testing (tested per IESNA LM- 80-08 and projected per IESNA TM-21-11). To calculate LLF, use the lumen maintenance factor that corresponds to the desired number of operating hours below. For other lumen maintenance values, contact factory. Operating Hours 0 25,000 50,000 100,000 Lumen Maintenance Factor 1.0 0.95 0.92 0.87 FEATURES & SPECIFICATIONS INTENDED USE The energy savings, long life and easy-to-install design of the D-Series Wall Size 2 make it the smart choice for building-mounted doorway and pathway illumination for nearly any facility. CONSTRUCTION Two-piece die-cast aluminum housing has integral heat sink fins to optimize thermal management through conductive and convective cooling. Modular design allows for ease of maintenance. The LED driver is mounted to the door to thermally isolate it from the light engines for low operating temperature and long life. Housing is completely sealed against moisture and environmental contaminants (IP65). FINISH Exterior parts are protected by a zinc-infused Super Durable TGIC thermoset powder coat finish that provides superior resistance to corrosion and weathering. A tightly controlled multi-stage process ensures a minimum 3 mils thickness for a finish that can withstand extreme climate changes without cracking or peeling. Available in textured and non-textured finishes. OPTICS Precision-molded proprietary acrylic lenses provide multiple photometric distributions tailored specifically to building mounted applications. Light engines are available in 3000K (80 min. CRI), 4000K (70 min. CRI) or 5000K (65 min. CRI) configurations. ELECTRICAL Light engine(s) consist of 10 high-efficacy LEDs mounted to a metal-core circuit board to maximize heat dissipation and promote long life (L87/100,000 hrs at 25°C). Class 1 electronic drivers have a power factor >90%, THD <20%, and a minimum 2.5KV surge rating. When ordering the SPD option, a separate surge protection device is installed within the luminaire which meets a minimum Category C Low (per ANSI/IEEE C62.41.2). INSTALLATION Included universal mounting bracket attaches securely to any 4” round or square outlet box for quick and easy installation. Luminaire has a slotted gasket wireway and attaches to the mounting bracket via corrosion-resistant screws. LISTINGS CSA certified to U.S. and Canadian standards. Rated for -40°C minimum ambient. DesignLights Consortium® (DLC) qualified product. Not all versions of this product may be DLC qualified. Please check the DLC Qualified Products List at www.designlights.org to confirm which versions are qualified. WARRANTY Five year limited warranty. Full warranty terms located at www.acuitybrands.com/ CustomerResources/Terms_and_conditions.aspx. Note: Specifications subject to change without notice. To see complete photometric reports or download .ies files for this product, visit Lithonia Lighting’s D-Series Wall Size 2 homepage. Photometric Diagrams Isofootcandle plots for the DSXW2 LED 30C 1000 40K. Distances are in units of mounting height (25’).Distribution overlay comparison to 400W metal halide. LEGEND DSXW2, 0.5 fc TWF2, 0.5 fc 10’ W Sidewalk LLDs: TWF2 = 0.72 DSXW2 = 0.95 Te s t N o . 2 2 7 0 0 P 2 2 t e s t e d i n a c c o r d a n c e w i t h IE S N A L M - 7 9 - 0 8 . 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 Te s t N o . 2 2 6 0 2 P 2 2 t e s t e d i n a c c o r d a n c e w i t h IE S N A L M - 7 9 - 0 8 . 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T3M LEGEND 0.1 fc 0.5 fc 1.0 fc DSXW2 LED 30C 40K 1000 T2M, TWF2 400M Pulse, 25’ Mounting Ht Current (A) LEDs Drive Current (mA)System Watts 120 208 240 277 347 480 20C 350 25 W 0.23 0.13 0.12 0.10 -- 530 36 W 0.33 0.19 0.17 0.14 -- 700 47 W 0.44 0.25 0.22 0.19 -- 1000 73 W 0.68 0.39 0.34 0.29 -- 30C 350 36 W 0.33 0.19 0.17 0.14 -- 530 54 W 0.50 0.29 0.25 0.22 -- 700 71 W 0.66 0.38 0.33 0.28 0.23 0.16 1000 109 W 1.01 0.58 0.50 0.44 -- Te s t N o . 2 2 5 9 7 P 2 2 t e s t e d i n a c c o r d a n c e w i t h IE S N A L M - 7 9 - 0 8 . 4 3 2 1 0 -4 -3 -2 -1 4 3 2 1 0 4321 T3ST2M TWF2: 458W DSXW2: 109W IRET Apartment Site Lighting Monticello, Minnesota Designer AM Date Jun 26 2014 Scale As Noted Drawing No.Summary 1 of 1 No t e s 1. D a v i s a n d A s s o c i a t e s , I n c d o e s n o t a s s u m e r e s p on s i b i l i t y f o r t h e in t e r p r e t a t i o n o f t h i s c a l c u l a t i o n , o r c o m p l i a n c e t o l o c a l o r s t a t e l i g h t i n g co d e s a n d o r d i n a n c e s . 2. L i g h t i n g l a y o u t p r o v i d e d i s n o t i n t e n d e d f o r c o ns t r u c t i o n d o c u m e n t s b u t on l y t o i l l u s t r a t e t h e p e r f o r m a n c e o f t h e p r o d u c t . 3. A l l r e a d i n g s / c a l c u l a t i o n s a r e s h o w n @ g r a d e . 4. F i x t u r e s a r e o n a 2 5 ' p o l e . W a l l l m o u n t e d t y p e " C " 9 ' 0 " T y p e " D " 1 2 ' 0" A . F . G . Lu m i n a i r e S c h e d u l e Sy m b o l L a b e l I m a g e Q T Y C a t a l o g N u m b e r D e s c r i p t i o n La m p Nu m b e r La m p s Lu m e n s pe r L a m p LL F W a t t a g e A 13 D S X 1 L E D 6 0 C 1 0 0 0 4 0 K T4 M M V O L T DS X 1 L E D W I T H ( 2 ) 3 0 L E D L I G H T EN G I N E S , T Y P E T 4 M O P T I C , 4 0 0 0 K , @ 10 5 0 m A LE D 1 1 8 2 0 4 . 4 5 0 . 9 2 0 9 AA 2 D S X 1 L E D 6 0 C 1 0 0 0 4 0 K TF T M M V O L T DS X 1 L E D W I T H ( 2 ) 3 0 L E D L I G H T EN G I N E S , T Y P E T F T M O P T I C , 4 0 0 0 K , @ 10 5 0 m A LE D 1 1 7 9 2 7 . 9 9 0 . 9 4 1 8 B 7 D S X 1 L E D 6 0 C 1 0 0 0 4 0 K T2 M M V O L T DS X 1 L E D W I T H ( 2 ) 3 0 L E D L I G H T EN G I N E S , T Y P E T 2 M O P T I C , 4 0 0 0 K , @ 10 5 0 m A LE D 1 1 7 8 6 7 . 0 4 0 . 9 2 0 9 C 10 D S X W 1 L E D 1 0 C 3 5 0 40 K T 4 M M V O L T DS X W 1 L E D W I T H 1 L I G H T E N G I N E , 1 0 LE D ' s , 3 5 0 m A D R I V E R , 4 0 0 0 K L E D , T Y P E 4 ME D I U M O P T I C LE D 1 1 2 3 8 . 8 5 4 0 . 9 1 3 . 1 8 D 3 D S X W 2 L E D 2 0 C 3 5 0 40 K T 4 M M V O L T DS X W 2 L E D W I T H 2 L I G H T E N G I N E S , 2 0 LE D ' s , 3 5 0 m A D R I V E R , 4 0 0 0 K L E D , T Y P E 4 ME D I U M O P T I C LE D 1 2 4 3 2 . 4 0 2 0 . 9 2 5 St a t i s t i c s De s c r i p t i o n S y m b o l A v g M a x M i n M a x / M i n A v g / M i n A v g / M a x To t a l A r e a @ G r a d e 0 . 5 f c 4 . 5 f c 0 . 0 f c N / A N / A 0 . 1 : 1 Vi e w # 1 Vi e w # 2 Vi e w # 3 Vi e w # 4 Designer Date Scale Drawing No. AM Jun 26 2014 As Noted 1 of 1 IRET Apartment Site Lighting Monticello, Minnesota 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 1 0. 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c r i p t i o n L a m p A 1 3 DS X 1 _ L E D _ 6 0 C_ 1 0 0 0 _ 4 0 K _ T 4M _ M V O L T . i e s Ab s o l u t e 0 . 9 0 2 0 9 AA 2 DS X 1 _ L E D _ 6 0 C_ 1 0 0 0 _ 4 0 K _ T FT M _ M V O L T . i es Ab s o l u t e 0 . 9 0 4 1 8 B 7 DS X 1 _ L E D _ 6 0 C_ 1 0 0 0 _ 4 0 K _ T 2M _ M V O L T . i e s Ab s o l u t e 0 . 9 0 2 0 9 C 1 0 DS X W 1 _ L E D _ 10 C _ 3 5 0 _ 4 0 K _ T4 M _ M V O L T . i es Ab s o l u t e 0 . 9 0 1 3 . 1 8 D 3 DS X W 2 _ L E D _ 20 C _ 3 5 0 _ 4 0 K _ T4 M _ M V O L T . i es Ab s o l u t e 0 . 9 0 2 5 DS X 1 L E D 6 0 C 10 0 0 4 0 K T 4 M MV O L T DS X 1 L E D W I T H ( 2 ) 3 0 LE D L I G H T E N G I N E S , TY P E T 4 M O P T I C , 4 0 0 0 K , @ 1 0 5 0 m A LE D DS X 1 L E D 6 0 C 10 0 0 4 0 K T F T M MV O L T DS X 1 L E D W I T H ( 2 ) 3 0 LE D L I G H T E N G I N E S , TY P E T F T M O P T I C , 40 0 0 K , @ 1 0 5 0 m A LE D DS X 1 L E D 6 0 C 10 0 0 4 0 K T 2 M MV O L T DS X 1 L E D W I T H ( 2 ) 3 0 LE D L I G H T E N G I N E S , TY P E T 2 M O P T I C , 4 0 0 0 K , @ 1 0 5 0 m A LE D DS X W 1 L E D 1 0 C 35 0 4 0 K T 4 M MV O L T DS X W 1 L E D W I T H 1 LI G H T E N G I N E , 1 0 L E D ' s , 35 0 m A D R I V E R , 4 0 0 0 K LE D , T Y P E 4 M E D I U M OP T I C LE D DS X W 2 L E D 2 0 C 35 0 4 0 K T 4 M MV O L T DS X W 2 L E D W I T H 2 LI G H T E N G I N E S , 2 0 LE D ' s , 3 5 0 m A D R I V E R , 40 0 0 K L E D , T Y P E 4 ME D I U M O P T I C LE D ST A T I S T I C S De s c r i p t i o n S y m b o l A v g M a x M i n M a x / M i n A v g / M i n To t a l A r e a @ G r a d e 0 . 5 f c 4 . 5 f c 0 . 0 f c N / A N / A NO T E S 1 . D a v i s a n d A s s o c i a t e s , I n c d o e s n o t a s s u m e r e s po n s i b i l i t y f o r t h e i n t e r p r e t a t i o n o f t h i s c a l c u l a t i o n , o r c o m p l ia n c e t o l o c a l o r s t a t e l i g h t i n g c o d e s a n d o r d i n a n c e s . 2 . L i g h t i n g l a y o u t p r o v i d e d i s n o t i n t e n d e d f o r c on s t r u c t i o n d o c u m e n t s b u t o n l y t o i l l u s t r a t e t h e p e r f o r m a n c e o f t h e p r o du c t . 3 . A l l r e a d i n g s / c a l c u l a t i o n s a r e s h o w n @ g r a d e . 4 . F i x t u r e s a r e o n a 2 5 ' p o l e . W a l l l m o u n t e d t y p e " C " 9 ' 0 " T y p e " D " 1 2 ' 0 " A . F . G . Pl a n V i e w Sc a l e 1 " = 3 0 ' FO IN T E R S T A T E 9 4 MEADOW O A K A V E N E NE W B U I L D I N G 210 LF RETAINING WALL De s c r i p t i o n Re v . Da t e MONTICELLO APARTMENT COMPLEX Sh e e t : Sh e e t T i t l e : Pr o j e c t # : Dr a w n B y : Ch e c k e d B y : Is s u e D a t e : 12 1 4 6 0 7 6 . 0 0 0 JA N TJ H 07 . 0 3 . 1 4 C 2014 Larson Engineering, Inc. All rights reserved. P:\Projects\Projects - 2014\12146076- Monticello Apt. Complex\C. Design\Drawing Files\146076 C1.dwg Project Title: IRET PROPERTIES MONTICELLO, MN Client:Da t e : R e g . N o . : I h e r e b y c e r t i f y t h a t t h i s p l a n , sp e c i f i c a t i o n s o r r e p o r t w a s p r e p a r e d by m e o r u n d e r m y d i r e c t s u p e r v i s i o n an d t h a t I a m a d u l y l i c e n s e d Pr o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s of t h e s t a t e o f M i n n e s o t a . of 5 0 NO R T H 25 50 10 0 Th o m a s J . H e r k e n h o f f , P . E . 07 . 0 3 . 1 4 25 5 2 0 626 19th Avenue SE St. Cloud, MN 56304 320.774.1944 (f) 651.481.9201 www.larsonengr.com NE W 3 " B I T U M I N O U S P A V E M E N T O V E R NE W 8 " C R U S H E D A G G R E G A T E B A S E SE E D E T A I L 1 / C 4 NE W C O N C R E T E P A V E M E N T O V E R NE W 6 " C R U S H E D A G G R E G A T E B A S E SE E D E T A I L 2 / C 4 , 3 / C 4 , A N D 4 / C 4 NE W C O N C R E T E S T O O P SE E A R C H / S T R L . SY M B O L L E G E N D PA V I N G P L A N C1 1 NO T E : V E R I F Y P A V E M E N T S E C T I O N W I T H O W N E R A N D G E R O T E C H N I C A L R E P O R T . CO N S T R U C T I O N N O T E S 1. Ve r i f y a l l e x i s t i n g u t i l i t y l o c a t i o n s . 2. It i s t h e r e s p o n s i b i l i t y o f t h e C o n t r a c t o r t o p e r f o r m o r c o o r d i n a t e al l n e c e s s a r y u t i l i t y d e m o l i t i o n s a n d r e l o c a t i o n s f r o m e x i s t i n g ut i l i t y l o c a t i o n s t o a l l o n s i t e a m e n i t i e s a n d b u i l d i n g s . T h e s e co n n e c t i o n s i n c l u d e , b u t a r e n o t l i m i t e d t o , w a t e r , s a n i t a r y se w e r , c a b l e t v , t e l e p h o n e , g a s , e l e c t r i c , s i t e l i g h t i n g , e t c . 3. Pr i o r t o b e g i n n i n g w o r k , c o n t a c t G o p h e r S t a t e O n e c a l l (6 5 1 - 4 5 4 - 0 0 0 2 ) t o l o c a t e u t i l i t i e s t h r o u g h o u t t h e a r e a u n d e r co n s t r u c t i o n . T h e C o n t r a c t o r s h a l l r e t a i n t h e s e r v i c e s o f a pr i v a t e u t i l i t y l o c a t o r t o l o c a t e t h e p r i v a t e u t i l i t i e s , i f n e e d e d . 4. Sa w c u t a l o n g e d g e s o f p a v e m e n t s , s i d e w a l k s , a n d c u r b s t o re m a i n . 5. Al l c o n s t r u c t i o n s h a l l b e p e r f o r m e d i n a c c o r d a n c e w i t h s t a t e a n d lo c a l s t a n d a r d s p e c i f i c a t i o n s f o r c o n s t r u c t i o n . FO 95 4 955 956 957 95 8 959 96 0 952953 948949950951946947945944943 950 951 952953 948949950951952953947 950 954941942939940938955956957953954955956957952954955956950949945940950 958 959960 961 962 957 958959 9 6 1 9 6 1 9 5 9 9 5 8 9 6 0 9 5 7 9 5 6 955955956957 IN T E R S T A T E 9 4 MEADOW OAK AVE NE NE W B U I L D I N G 56.74 GL*56.85 GL*47.00 GL58.20 TC/GL 58.20 TC/GL58.20 GL 57.74 B 57.82 B 58 . 5 0 G 47 . 8 4 G L 47 . 8 4 G L 49.79 GL 56.94 GL FL U S H 57 . 6 8 B FL U S H 58 . 1 0 B FL U S H 58 . 1 0 B FL U S H 57 . 8 0 B 58 . 1 8 C 57 . 6 8 B 58 . 6 8 57 . 8 0 G L 57 . 8 0 G L 57 . 5 0 B 56 . 9 0 G L 59 . 0 0 G L 59 . 0 0 G L 58 . 1 7 G L 58 . 3 7 G L 57 . 7 7 G L * 57 . 9 7 G L * 57 . 3 8 G L 57 . 6 8 G L 57 . 6 8 G L 47.84 GL47.84 GL46.40 GL46.40 GL 45.80 RIM 51.00 GL51.50 GL 54.13 GL 54.00 GL55.65 54.57 GL57.20 GL 57.00 GL57.65 GL59.00 58.12 TC/GL 54.35 GL 56.40 GL 56.06 GL56.75 GL57.27 GL 55.56 RIM57.00 GL56.50 GL56.15 RIM 56.50 GL57.05 GL57.05 GL57.60 GL57.60 GL 57.10 GL 57.40 GL56.10 GL55.80 GL56.42 GL56.77 GL 56.60 GL 56 . 7 5 G L 3' C U R B C U T 56 . 1 5 G L 56.00 GL55.40 RIM 55 . 9 0 G L 56 . 0 5 G L 57 . 0 0 G L 56 . 5 0 G L 46 . 8 4 R I M 47 . 6 2 G L 47 . 6 2 G L 50 . 0 0 G L 51 . 2 6 G L 50 . 7 6 G L 52 . 0 4 G L 53 . 2 2 G L 53 . 7 7 G L 52 . 6 6 G L 52 . 0 0 G L 56 . 7 0 G L 56 . 2 0 G L 56 . 2 0 G L 56 . 4 5 G L 56 . 6 5 G L 56 . 6 5 G L 54 . 4 0 G L 54 . 0 0 G L 57 . 8 0 G L 55 . 6 0 R I M 57 . 4 8 G L 58 . 0 0 G L 58 . 0 0 G L 58 . 0 0 G L 57 . 6 8 G L 57 . 3 8 G L 57 . 0 2 G L 57 . 5 0 G L 56 . 7 2 G L 56 . 4 0 R I M 56 . 7 2 G L 57 . 0 2 G L 56 . 7 2 G L 56 . 4 0 R I M 57 . 3 8 B 57 . 9 0 G L 57 . 2 0 G L 57 . 2 0 G L 57 . 4 5 B 56 . 9 0 G L 60 . 7 7 G L 61 . 0 5 G L 60 . 2 7 G L * 60 . 5 5 G L * 57 . 6 8 G L 57 . 2 4 G L 57 . 6 8 G L 56 . 1 6 R I M 57.68 G L 57 . 2 8 G L 57.38 GL 57.68 GL 58.22 GL57.15 GL 56 . 7 8 G L 56 . 3 8 G L 57.0 2 G L 57.68 GL 57.09 GL56.67 GL 55.66 GL55.36 GL55.00 RIM 52.50 GL53.00 GL 53.50 GL57.35 GL57.24 GL 47.84 GL47.84 GL47.80 GL 47.30 GL 47.10 GL46.75 GL 58 . 5 0 G 58.50 G58.50 G 58.00 G58.00 G58.00 G 58.00 G58.00 G56.10 G54.90 RIM 55.90 G 57.00 G 57.00 G56.10 G 54.90 RIM 55.90 G 58 . 5 0 G 58.50 G54.50 RIM 56.50 GL FLUSH56.50 GL FLUSH 56.25 B 56.80 GL 56.95 GL56.36 GL55.80 GL54.85 GL54.75 GL55.30 GL55.30 GL54.85 GL 54.75 GL55.80 GL56.26 GL56.95 GL FLUSH 56.80 GL 56.36 GL 53.00 G58.50 G57.4951.00 G 53.00 G55.00 B 53.00 GL52.75 GL 52.75 GL 52.50 GL52.50 GL 46.00 GL47.00 GL46.34 RIM 57 . 0 0 G 57 . 2 5 G 57 . 2 5 G 57 . 0 0 G 56 . 0 0 G 55 . 0 0 R I M 55 . 0 0 R I M 57. 4 4 B 56.94 GL 57 . 5 0 G L 58 . 0 0 G L 58 . 0 0 G L 58 . 0 0 G L 57 . 6 2 G L F L U S H 57 . 2 5 G L 57 . 2 5 G L 56 . 9 7 G L 3' C U R B C U T 56 . 7 6 G 57 . 5 0 G 59 . 0 0 58.00 G 57 . 5 5 G L 48 . 0 0 G L 48 . 0 0 G L 52.00 RIM 56.30 G 56.30 G 58 . 1 8 C 57 . 6 8 B 53.00 G 958957957956955954953952951950949 947 948 949 950 951 952 953954955956957957956 952 951 950 949 948 947 946 947 948 949 950951952953954955 956 956 9 5 5 9 5 3 95 7 95 6 9 5 1 9 4 9 95 7 956 95 6 95 6 95 7 9 5 8 956 957 957956 95 4 95 2 95 0 95 2 95 4 95 6 95 7 95 8 95 9 95 6 9 5 6 9 5 5 9 5 4 95 7 95 8 95 9 96 0 9 5 7 9 5 8 9 5 7 9 5 8 9 5 9 9 5 9 958 95 7 9 5 7 957956956955954 948 46 . 8 4 R I M 56.65 GL 56.15 GL 58 ' R E T A I N I N G W A L L CONCRETESPILLWAY GF = 9 4 7 . 8 4 FF = 9 5 8 . 0 0 FF=958.00 FF=956.80FF=956.80 210' RETAINING WALL FF = 9 5 9 . 0 0 (TO BE DESIGNED BY AREGISTERED ENGINEER/ (T O B E D E S I G N E D B Y A EOFEOFEOFEOF EOF EOF EO F EO F EOF EO F EO F EO F EO F EO F 56.00 GEOF 46.00 TOW46.00 BOW52.00 TOW46.00 BOW48.00 TOW48.00 BOW 58 . 5 0 T O W 53 . 0 0 B O W 57 . 5 0 T O W 57 . 5 0 B O W ADD FENCE AS REQUIRED) RE G I S T E R E D E N G I N E E R / AD D F E N C E A S R E Q U I R E D ) SILT FENCEINLET PROTECTION (TYP.)ROCK CONSTRUCTIONENTRANCE RO C K C O N S T R U C T I O N E N T R A N C E IN L E T P R O T E C T I O N ( T Y P . ) CO N C R E T E W A S H O U T S T A T I O N (L O C A T I O N T O B E D E T E R M I N E D ) SI L T F E N C E SI L T F E N C E SILT FENCE RO C K C O N S T R U C T I O N EN T R A N C E SI L T F E N C E De s c r i p t i o n Re v . Da t e MONTICELLO APARTMENT COMPLEX Sh e e t : Sh e e t T i t l e : Pr o j e c t # : Dr a w n B y : Ch e c k e d B y : Is s u e D a t e : 12 1 4 6 0 7 6 . 0 0 0 JA N TJ H 07 . 2 4 . 1 4 C 2014 Larson Engineering, Inc. All rights reserved. P:\Projects\Projects - 2014\12146076- Monticello Apt. Complex\C. Design\Drawing Files\146076 C2.dwg Project Title: IRET PROPERTIES MONTICELLO, MN Client:Da t e : R e g . N o . : I h e r e b y c e r t i f y t h a t t h i s p l a n , sp e c i f i c a t i o n s o r r e p o r t w a s p r e p a r e d by m e o r u n d e r m y d i r e c t s u p e r v i s i o n an d t h a t I a m a d u l y l i c e n s e d Pr o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s of t h e s t a t e o f M i n n e s o t a . of 5 0 NO R T H 25 50 10 0 Th o m a s J . H e r k e n h o f f , P . E . 07 . 2 4 . 1 4 25 5 2 0 626 19th Avenue SE St. Cloud, MN 56304 320.774.1944 (f) 651.481.9201 www.larsonengr.com GR A D I N G A N D ER O S I O N C O N T R O L PL A N C2 3 PR O P O S E D C O N T O U R S - M A J O R I N T E R V A L GR A D E B R E A K L I N E PR O P O S E D C O N T O U R S - M I N O R I N T E R V A L 94 9 95 0 95 0 EX I S T I N G C O N T O U R S 2. 0 % 95 0 . 0 0 T C 94 9 . 5 0 G L GR A D E S L O P E SP O T A B B R E V I A T I O N S : TC - T O P O F C U R B GL - G U T T E R L I N E B - B I T U M U N O U S C - C O N C R E T E G - G R O U N D TW - T O P O F W A L L BW - B O T T O M O F W A L L ( F / G ) (* ) - E X I S T I N G T O B E V E R I F I E D SI L T F E N C E RI P R A P / R O C K C O N S T . E N T R A N C E IN L E T P R O T E C T I O N CO N C R E T E W A S H O U T S T A T I O N LE G E N D 1. Ow n e r a n d C o n t r a c t o r s h a l l o b t a i n M P C A - N P D E S p e r m i t . C o n t r a c t o r s h a l l b e r e s p o n s i b l e f o r a l l f e e s p e r t a i n i n g t o t h i s pe r m i t . T h e S W P P P s h a l l b e k e p t o n s i t e a t a l l t i m e s . 2. In s t a l l t e m p o r a r y e r o s i o n c o n t r o l m e a s u r e s ( i n l e t p r o t e c t i o n , s i l t f e n c e , a n d r o c k c o n s t r u c t i o n e n t r a n c e s ) p r i o r t o b e g i n n i n g an y e x c a v a t i o n o r d e m o l i t i o n w o r k a t t h e s i t e . 3. Er o s i o n c o n t r o l m e a s u r e s s h o w n o n t h e e r o s i o n c o n t r o l p l a n a r e t h e a b s o l u t e m i n i m u m . T h e c o n t r a c t o r s h a l l i n s t a l l te m p o r a r y e a r t h d i k e s , s e d i m e n t t r a p s o r b a s i n s , a d d i t i o n a l s i l t a t i o n f e n c i n g , a n d / o r d i s k t h e s o i l p a r a l l e l t o t h e c o n t o u r s a s de e m e d n e c e s s a r y t o f u r t h e r c o n t r o l e r o s i o n . A l l c h a n g e s s h a l l b e r e c o r d e d i n t h e S W P P P . 4. Al l c o n s t r u c t i o n s i t e e n t r a n c e s s h a l l b e s u r f a c e d w i t h c r u s h e d r o c k a c r o s s t h e e n t i r e w i d t h o f t h e e n t r a n c e a n d f r o m t h e en t r a n c e t o a p o i n t 5 0 ' i n t o t h e c o n s t r u c t i o n z o n e . 5. 7K H W R H R I W K H V L O W I H Q F H V K D O O E H W U H Q F K H G L Q D P L Q L P X P R I ´ 7 K H W U H Q F K E D F N I L O O V K D O O E H F R P S D F W H G Z L W K D Y L E U D W R U \ S O D W H co m p a c t o r . 6. Al l g r a d i n g o p e r a t i o n s s h a l l b e c o n d u c t e d i n a m a n n e r t o m i n i m i z e t h e p o t e n t i a l f o r s i t e e r o s i o n . S e d i m e n t c o n t r o l p r a c t i c e s mu s t b e e s t a b l i s h e d o n a l l d o w n g r a d i e n t p e r i m e t e r s b e f o r e a n y u p g r a d i e n t l a n d d i s t u r b i n g a c t i v i t i e s b e g i n . 7. Al l e x p o s e d s o i l a r e a s m u s t b e s t a b i l i z e d a s s o o n a s p o s s i b l e t o l i m i t s o i l e r o s i o n b u t i n n o c a s e l a t e r t h a n 1 4 d a y s a f t e r t h e co n s t r u c t i o n a c t i v i t y i n t h a t p o r t i o n o f t h e s i t e h a s t e m p o r a r i l y o r p e r m a n e n t l y c e a s e d . T e m p o r a r y s t o c k p i l e s w i t h o u t si g n i f i c a n t s i l t , c l a y o r o r g a n i c c o m p o n e n t s ( e . g . , c l e a n a g g r e g a t e s t o c k p i l e s , d e m o l i t i o n c o n c r e t e s t o c k p i l e s , s a n d st o c k p i l e s ) a n d t h e c o n s t r u c t e d b a s e c o m p o n e n t s o f r o a d s , p a r k i n g l o t s a n d s i m i l a r s u r f a c e s a r e e x e m p t f r o m t h i s re q u i r e m e n t . 8. Th e n o r m a l w e t t e d p e r i m e t e r o f a n y t e m p o r a r y o r p e r m a n e n t d r a i n a g e d i t c h o r s w a l e t h a t d r a i n s w a t e r f r o m a n y p o r t i o n o f th e c o n s t r u c t i o n s i t e , o r d i v e r t s w a t e r a r o u n d t h e s i t e , m u s t b e s t a b i l i z e d w i t h i n 2 0 0 l i n e a l f e e t f r o m t h e p r o p e r t y e d g e , o r fr o m t h e p o i n t o f d i s c h a r g e i n t o a n y s u r f a c e w a t e r . S t a b i l i z a t i o n o f t h e l a s t 2 0 0 l i n e a l f e e t m u s t b e c o m p l e t e d w i t h i n 2 4 ho u r s a f t e r c o n n e c t i n g t o a s u r f a c e w a t e r . S t a b i l i z a t i o n o f t h e r e m a i n i n g p o r t i o n s o f a n y t e m p o r a r y o r p e r m a n e n t d i t c h e s o r sw a l e s m u s t b e c o m p l e t e w i t h i n 1 4 d a y s a f t e r c o n n e c t i n g t o a s u r f a c e w a t e r a n d c o n s t r u c t i o n i n t h a t p o r t i o n o f t h e d i t c h h a s te m p o r a r i l y o r p e r m a n e n t l y c e a s e d . 9. Pi p e o u t l e t s m u s t b e p r o v i d e d w i t h e n e r g y d i s s i p a t i o n w i t h i n 2 4 h o u r s o f c o n n e c t i o n t o s u r f a c e w a t e r . 10 . Al l r i p r a p s h a l l b e i n s t a l l e d w i t h a f i l t e r m a t e r i a l o r s o i l s e p a r a t i o n f a b r i c a n d c o m p l y w i t h t h e M i n n e s o t a D e p a r t m e n t o f Tr a n s p o r t a t i o n S t a n d a r d S p e c i f i c a t i o n s . 11 . Al l s t o r m s e w e r s d i s c h a r g i n g i n t o w e t l a n d s o r w a t e r b o d i e s s h a l l o u t l e t a t o r b e l o w t h e n o r m a l w a t e r l e v e l o f t h e r e s p e c t i v e we t l a n d o r w a t e r b o d y a t a n e l e v a t i o n w h e r e t h e d o w n s t r e a m s l o p e i s 1 p e r c e n t o r f l a t t e r . T h e n o r m a l w a t e r l e v e l s h a l l b e th e i n v e r t e l e v a t i o n o f t h e o u t l e t o f t h e w e t l a n d o r w a t e r b o d y . 12 . Al l s t o r m s e w e r c a t c h b a s i n s n o t n e e d e d f o r s i t e d r a i n a g e d u r i n g c o n s t r u c t i o n s h a l l b e c o v e r e d t o p r e v e n t r u n o f f f r o m en t e r i n g t h e s t o r m s e w e r s y s t e m . C a t c h b a s i n s n e c e s s a r y f o r s i t e d r a i n a g e d u r i n g c o n s t r u c t i o n s h a l l b e p r o v i d e d w i t h i n l e t pr o t e c t i o n . 13 . In a r e a s w h e r e c o n c e n t r a t e d f l o w s o c c u r ( s u c h a s s w a l e s a n d a r e a s i n f r o n t o f s t o r m c a t c h b a s i n s a n d i n t a k e s ) t h e e r o s i o n co n t r o l f a c i l i t i e s s h a l l b e b a c k e d b y s t a b i l i z a t i o n s t r u c t u r e t o p r o t e c t t h o s e f a c i l i t i e s f r o m t h e c o n c e n t r a t e d f l o w s . 14 . In s p e c t t h e c o n s t r u c t i o n s i t e o n c e e v e r y s e v e n d a y s d u r i n g a c t i v e c o n s t r u c t i o n a n d w i t h i n 2 4 h o u r s a f t e r a r a i n f a l l e v e n t gr e a t e r t h a n 0 . 5 i n c h e s i n 2 4 h o u r s . A l l i n s p e c t i o n s s h a l l b e r e c o r d e d i n t h e S W P P P . 15 . Al l B M P s m u s t b e r e p a i r e d , r e p l a c e d , o r s u p p l e m e n t e d w h e n t h e y b e c o m e n o n f u n c t i o n a l o r t h e s e d i m e n t r e a c h e s 1 / 3 o f t h e ca p a c i t y o f t h e B M P . T h e s e r e p a i r s m u s t b e m a d e w i t h i n 2 4 h o u r s o f d i s c o v e r y , o r a s s o o n a s f i e l d c o n d i t i o n s a l l o w ac c e s s . A l l r e p a i r s s h a l l b e r e c o r d e d i n t h e S W P P P . 16 . If s e d i m e n t e s c a p e s t h e c o n s t r u c t i o n s i t e , o f f - s i t e a c c u m u l a t i o n s o f s e d i m e n t m u s t b e r e m o v e d i n a m a n n e r a n d a t a fr e q u e n c y s u f f i c i e n t t o m i n i m i z e o f f - s i t e i m p a c t s . 17 . Al l s o i l s t r a c k e d o n t o p a v e m e n t s h a l l b e r e m o v e d d a i l y . 18 . Te m p o r a r y s o i l s t o c k p i l e s m u s t h a v e s i l t f e n c e o r o t h e r e f f e c t i v e s e d i m e n t c o n t r o l s , a n d c a n n o t b e p l a c e d i n s u r f a c e w a t e r s , in c l u d i n g s t o r m w a t e r c o n v e y a n c e s s u c h a s c u r b a n d g u t t e r s y s t e m s , o r c o n d u i t s a n d d i t c h e s u n l e s s t h e r e i s a b y p a s s i n pl a c e f o r t h e s t o r m w a t e r . 19 . Co l l e c t e d s e d i m e n t , a s p h a l t a n d c o n c r e t e m i l l i n g s , f l o a t i n g d e b r i s , p a p e r , p l a s t i c , f a b r i c , c o n s t r u c t i o n a n d d e m o l i t i o n d e b r i s an d o t h e r w a s t e s m u s t b e d i s p o s e d o f p r o p e r l y a n d m u s t c o m p l y w i t h M P C A d i s p o s a l r e q u i r e m e n t s . 20 . Oi l , g a s o l i n e , p a i n t a n d a n y h a z a r d o u s s u b s t a n c e s m u s t b e p r o p e r l y s t o r e d , i n c l u d i n g s e c o n d a r y c o n t a i n m e n t , t o p r e v e n t sp i l l s , l e a k s o r o t h e r d i s c h a r g e . R e s t r i c t e d a c c e s s t o s t o r a g e a r e a s m u s t b e p r o v i d e d t o p r e v e n t v a n d a l i s m . S t o r a g e a n d di s p o s a l o f h a z a r d o u s w a s t e m u s t b e i n c o m p l i a n c e w i t h M P C A r e g u l a t i o n s . 21 . Ex t e r n a l w a s h i n g o f t r u c k s a n d o t h e r c o n s t r u c t i o n v e h i c l e s m u s t b e l i m i t e d t o a d e f i n e d a r e a o f t h e s i t e . R u n o f f m u s t b e co n t a i n e d a n d w a s t e p r o p e r l y d i s p o s e d o f . N o e n g i n e d e g r e a s i n g i s a l l o w e d o n s i t e . 22 . Al l l i q u i d a n d s o l i d w a s t e s g e n e r a t e d b y c o n c r e t e w a s h o u t o p e r a t i o n s m u s t b e c o n t a i n e d i n a l e a k - p r o o f c o n t a i n m e n t f a c i l i t y or i m p e r m e a b l e l i n e r . A c o m p a c t e d c l a y l i n e r t h a t d o e s n o t a l l o w w a s h o u t l i q u i d s t o e n t e r g r o u n d w a t e r i s c o n s i d e r e d a n im p e r m e a b l e l i n e r . T h e l i q u i d a n d s o l i d w a s t e s m u s t n o t c o n t a c t t h e g r o u n d , a n d t h e r e m u s t n o t b e r u n o f f f r o m t h e co n c r e t e w a s h o u t o p e r a t i o n s o r a r e a s . L i q u i d a n d s o l i d w a s t e s m u s t b e d i s p o s e d o f p r o p e r l y a n d i n c o m p l i a n c e w i t h M P C A re g u l a t i o n s . A s i g n m u s t b e i n s t a l l e d a d j a c e n t t o e a c h w a s h o u t f a c i l i t y t o i n f o r m c o n c r e t e e q u i p m e n t o p e r a t o r s t o u t i l i z e t h e pr o p e r f a c i l i t i e s . 23 . Up o n c o m p l e t i o n o f t h e p r o j e c t a n d s t a b i l i z a t i o n o f a l l g r a d e d a r e a s , a l l t e m p o r a r y e r o s i o n c o n t r o l f a c i l i t i e s ( s i l t f e n c e s , h a y ba l e s , e t c . ) s h a l l b e r e m o v e d f r o m t h e s i t e . 24 . Co n t r a c t o r s h a l l s u b m i t N o t i c e o f T e r m i n a t i o n f o r M P C A - N P D E S p e r m i t w i t h i n 3 0 d a y s a f t e r F i n a l S t a b i l i z a t i o n . ER O S I O N C O N T R O L N O T E S GR A D I N G N O T E S 1. Tr e e p r o t e c t i o n c o n s i s t i n g o f s n o w f e n c e o r s a f e t y f e n c e i n s t a l l e d a t t h e dr i p l i n e s h a l l b e i n p l a c e p r i o r t o b e g i n n i n g a n y g r a d i n g o r d e m o l i t i o n wo r k a t t h e s i t e . 2. Al l el e v a t i o n s w i t h a n a s t e r i s k ( * ) s h a l l b e f i e l d v e r i f i e d . I f e l e v a t i o n s va r y s i g n i f i c a n t l y , n o t i f y t h e E n g i n e e r f o r f u r t h e r i n s t r u c t i o n s . 3. Gr a d e s s h o w n i n p a v e d a r e a s r e p r e s e n t f i n i s h e l e v a t i o n . 4. 5H V W R U H D O O G L V W X U E H G D U H D V Z L W K ´ R I J R R G T X D O L W \ W R S V R L O D Q G V H H G 5. Al l c o n s t r u c t i o n s h a l l b e p e r f o r m e d i n a c c o r d a n c e w i t h s t a t e a n d l o c a l st a n d a r d s p e c i f i c a t i o n s f o r c o n s t r u c t i o n . 6. Fi n i s h g r a d i n g s h a l l b e c o m p l e t e d p r i o r t o i r r i g a t i o n i n s t a l l a t i o n . I t i s an t i c i p a t e d t h a t f i n i s h g r a d i n g t o u c h u p w i l l b e n e e d e d a f t e r i r r i g a t i o n in s t a l l a t i o n . NE W B U I L D I N G FO IN T E R S T A T E 9 4 MEADOW OAK A V E N E 10 " D . I . P . W A T E R M A I N % ( 1 ' 8 X 1 0 T E E HY D R A N T 8 X 6 T E E 6" L E A D 6" G V W / B O X ( T Y P . O F 3 ) % ( 1 ' HY D R A N T 8 X 6 R E D U C E R 6" L E A D 6" G V W / B O X ( T Y P . O F 2 ) % ( 1 ' 10 " D . I . P . W A T E R M A I N 8 " D . I . P . W A T E R M A I N 8" D . I . P . W A T E R M A I N 8" D.I.P. WATERMAIN8" D.I.P. WATERMAIN 8" D.I.P. WATERMAIN CO N N E C T T O E X . W M V A L V E WA T E R S E R V I C E CO O R D . W / M E C H . SA N . S E R V I C E CO O R D . W / M E C H . IN V : 5 1 . 2 4 CL E A N O U T TY P . 5 P L C S CLEANOUTBENDINV.=49.20194 LF 8" PVC PIPE @ 1 . 0 5 % CL E A N O U T S (7 0 ' M A X S P A C I N G ) 19 2 L F 8 " P V C P I P E @ 1 . 0 5 % CONNECT TO EXIST. SAN STUBINV: 47.18* 16 1 L F 1 2 " H D P E P I P E @ 0 . 5 0 % 11 6 L F 1 8 " H D P E P I P E @ 0 . 5 0 % 26 3 L F 1 8 " H D P E P I P E @ 0 . 5 0 % 27 3 L F 2 4 " H D P E P I P E @ 0 . 5 0 % FESINV: 38.00163 LF 24" HDPE PIPE @ 0.50%140 LF 15" HDPEPIPE @ 1.00%139 LF 12" HDPEPIPE @ 1.13%FESINV: 38.00124 LF 15" HDPEPIPE @ 5.47% 33 3 L F 3 0 " H D P E P I P E @ 0 . 5 0 % CB 5 RI M : 4 7 . 2 0 IN V : 4 2 . 0 0 81 LF 18" HDPE PIPE @ 3.00%CB 7RIM: 56.15INV: 50.70 94 L F 1 5 " H D P E P I P E @ 0 . 5 0 % 61 L F 1 5 " H D P E P I P E @ 0 . 5 0 % 271 LF 36" HDPEPIPE @ 0.50%100 LF 36" HDPE PIPE @ 0.50% CB 1 0 RI M : 5 5 . 0 0 IN V : 5 2 . 0 0 CB 9 RI M : 5 5 . 0 0 IN V : 5 1 . 5 3 CB 6 RI M : 4 9 . 2 5 IN V : 4 5 . 7 5 CB 8 RI M : 5 5 . 4 0 IN V : 5 1 . 2 2 CB 3RIM: 55.56SW & E INV: 40.30W INV: 48.27CB 2RIM: 50.25INV: 38.94CB 1RIM: 45.80INV: 38.44CB 11RIM: 46.34N-S INV: 41.65W INV: 38.69 CB 14RIM: 54.90INV: 51.40CB 16RIM: 54.90INV: 51.40 CB 13RIM: 54.50INV: 49.83 CB 12RIM: 54.00INV: 48.43CB 18RIM: 55.00INV: 48.02 CB 1 9 RI M : 5 6 . 1 6 IN V : 4 9 . 3 9 CB 2 0 RI M : 5 6 . 4 0 IN V : 5 0 . 7 1 CB 2 1 RI M : 5 6 . 4 0 IN V : 5 1 . 2 9 CB 2 2 RI M : 5 5 . 6 0 IN V : 5 2 . 1 0 CB 15RIM: 57.10INV: 50.65CB 17RIM: 52.00INV: 47.20 43 L F 1 2 " H D P E P I P E @ 8 . 7 2 % 4" O F I N S U L A T I O N U N D E R S A N . P I P E AT S T O R M C R O S S I N G , 4 ' W I D E 103 LF 18" HDPE PIPE @ 0.50%118 LF 36" HDPE PIPE @ 0.37%82 LF 12" HDPEPIPE @ 1.00%75 LF 12" HDPEPIPE @ 1.00%122 LF 24" HDPE PIPE @ 4.55%73 LF 24" HDPE PIPE @ 0.95% 4" O F I N S U L A T I O N O V E R P I P E , 1 2 ' W I D E 4" OF INSULATION OVER P I P E , 1 2 ' W I D E CB 4 RI M : 4 7 . 2 0 IN V : 4 1 . 9 7 5 L F 3 0 " H D P E P I P E @ 0 . 5 0 % %(1'%(1'%(1'%(1'10" D.I.P. WATERMA I N CONNECT TO EX. W M 8 X 10 TEE % ( 1 ' 6 8" G V W / B O X 8" G V W / B O X De s c r i p t i o n Re v . Da t e MONTICELLO APARTMENT COMPLEX Sh e e t : Sh e e t T i t l e : Pr o j e c t # : Dr a w n B y : Ch e c k e d B y : Is s u e D a t e : 12 1 4 6 0 7 6 . 0 0 0 JA N TJ H 07 . 2 4 . 1 4 C 2014 Larson Engineering, Inc. All rights reserved. P:\Projects\Projects - 2014\12146076- Monticello Apt. Complex\C. Design\Drawing Files\146076 C3.dwg Project Title: IRET PROPERTIES MONTICELLO, MN Client:Da t e : R e g . N o . : I h e r e b y c e r t i f y t h a t t h i s p l a n , sp e c i f i c a t i o n s o r r e p o r t w a s p r e p a r e d by m e o r u n d e r m y d i r e c t s u p e r v i s i o n an d t h a t I a m a d u l y l i c e n s e d Pr o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s of t h e s t a t e o f M i n n e s o t a . of 5 0 NO R T H 25 50 10 0 Th o m a s J . H e r k e n h o f f , P . E . 07 . 2 4 . 1 4 25 5 2 0 626 19th Avenue SE St. Cloud, MN 56304 320.774.1944 (f) 651.481.9201 www.larsonengr.com UT I L I T Y P L A N C3 3 ST O R M S E W E R P I P E SA N I T A R Y S E W E R P I P E WA T E R M A I N P I P E FL A R E D E N D CU R B I N L E T CA T C H B A S I N GA T E V A L V E & B O X HY D R A N T SA N I T A R Y C L E A N O U T LE G E N D UT I L I T Y N O T E S 1. It i s t h e r e s p o n s i b i l i t y o f t h e c o n t r a c t o r t o p e r f o r m o r c o o r d i n a t e a l l n e c e s s a r y u t i l i t y c o n n e c t i o n s a n d re l o c a t i o n s f r o m e x i s t i n g u t i l i t y l o c a t i o n s t o t h e p r o p o s e d b u i l d i n g , a s w e l l a s t o a l l o n s i t e a m e n i t i e s . Th e s e c o n n e c t i o n s i n c l u d e b u t a r e n o t l i m i t e d t o w a t e r , s a n i t a r y s e w e r , c a b l e T V , t e l e p h o n e , g a s , el e c t r i c , s i t e l i g h t i n g , e t c . 2. Al l s e r v i c e c o n n e c t i o n s s h a l l b e p e r f o r m e d i n a c c o r d a n c e w i t h s t a t e a n d l o c a l s t a n d a r d sp e c i f i c a t i o n s f o r c o n s t r u c t i o n . U t i l i t y c o n n e c t i o n s ( s a n i t a r y s e w e r , w a t e r m a i n , a n d s t o r m s e w e r ) ma y r e q u i r e a p e r m i t f r o m t h e C i t y . 3. Th e c o n t r a c t o r s h a l l v e r i f y t h e e l e v a t i o n s a t p r o p o s e d c o n n e c t i o n s t o e x i s t i n g u t i l i t i e s p r i o r t o a n y de m o l i t i o n o r e x c a v a t i o n . 4. Th e c o n t r a c t o r s h a l l n o t i f y a l l a p p r o p r i a t e e n g i n e e r i n g d e p a r t m e n t s a n d u t i l i t y c o m p a n i e s 7 2 h o u r s pr i o r t o c o n s t r u c t i o n . A l l n e c e s s a r y p r e c a u t i o n s s h a l l b e m a d e t o a v o i d d a m a g e t o e x i s t i n g u t i l i t i e s . 5. St o r m s e w e r r e q u i r e s t e s t i n g i n a c c o r d a n c e w i t h M i n n e s o t a p l u m b i n g c o d e 4 7 1 5 . 2 8 2 0 w h e r e lo c a t e d w i t h i n 1 0 f e e t o f w a t e r l i n e s o r t h e b u i l d i n g . 6. HD P E s t o r m s e w e r p i p i n g a n d f i t t i n g s m u s t m e e t m a t e r i a l s a n d i n s t a l l a t i o n s t a n d a r d s p e r Mi n n e s o t a p l u m b i n g c o d e 4 7 1 5 . 0 4 2 0 . 6 C ( 4 ) a n d 4 7 1 5 . 0 5 4 0 . C i n c l u d i n g A S T M D 3 2 1 2 j o i n t p r e s s u r e te s t a n d A S T M C 2 3 2 1 i n s t a l l a t i o n p r a c t i c e s . T h e C i t y r e q u i r e s R C P p i p e w i t h i n t h e p u b l i c ri g h t - o f - w a y . 7. 0D L Q W D L Q D P L Q L P X P R I ò R I F R Y H U R Y H U D O O Z D W H U O L Q H V D Q G V D Q L W D U \ V H Z H U O L Q H V , Q V W D O O Z D W H U OL Q H V ´ D E R Y H V D Q L W D U \ V H Z H U V Z K H U H W K H V D Q L W D U \ V H Z H U F U R V V H V R Y H U W K H Z D W H U O L Q H L Q V W D O O V H Z H U SL S L Q J R I P D W H U L D O V H T X D O W R Z D W H U P D L Q V W D Q G D U G V I R U I H H W R Q E R W K V L G H V D Q G P D L Q W D L Q ´ R I se p a r a t i o n . 8. :K H U H ò R I F R Y H U L V Q R W S U R Y L G H G R Y H U V D Q L W D U \ V H Z H U D Q G Z D W H U O L Q H V L Q V W D O O ´ U L J L G S R O \ V W \ U H Q H in s u l a t i o n ( M N / D O T 3 7 6 0 ) w i t h a t h e r m a l r e s i s t a n c e o f a t l e a s t 5 a n d a c o m p r e s s i v e s t r e n g t h o f a t OH D V W S V L , Q V X O D W L R Q V K D O O E H Z L G H F H Q W H U H G R Y H U S L S H Z L W K ´ V D Q G F X V K L R Q E H W Z H H Q S L S H D Q G LQ V X O D W L R Q : K H U H G H S W K L V O H V V W K D Q X V H ´ R I L Q V X O D W L R Q 9. Al l w a t e r m a i n p i p i n g s h a l l b e c l a s s 5 2 d u c t i l e i r o n p i p e u n l e s s n o t e d o t h e r w i s e . 10 . Se e P r o j e c t S p e c i f i c a t i o n s f o r b e d d i n g r e q u i r e m e n t s . 11 . Pr e s s u r e t e s t a n d d i s i n f e c t a l l n e w w a t e r m a i n s i n a c c o r d a n c e w i t h s t a t e a n d l o c a l r e q u i r e m e n t s . 12 . Sa n i t a r y s e w e r p i p i n g s h a l l b e P V C , S D R - 3 5 f o r d e p t h s l e s s t h a n 1 2 ' , P V C S D R - 2 6 f o r d e p t h s be t w e e n 1 2 ' a n d 2 6 ' , a n d c l a s s 5 2 D . I . P . f o r d e p t h s o f 2 6 ' o r m o r e . 13 . Al l n e w m a n h o l e s , c a t c h b a s i n s , a n d c a t c h b a s i n / m a n h o l e s t r u c t u r e s s h a l l b e c o n s t r u c t e d u t i l i z i n g an e x t e r n a l c h i m n e y s e a l t h a t i s c a p a b l e o f p r o v i d i n g a s o u n d s e a l f r o m c a s t i n g t o p r e - c a s t s e c t i o n . Ch i m n e y s e a l s s h a l l b e I n f i - s h i e l d U n i - b a n d o r a n a p p r o v e d e q u a l . ST O R M C L E A N O U T GE O T E X T I L E F A B R I C EN G I N E E R I N G F A B R I C WIRE MESH REINFORCEMEN T (IN HIGH FLOW AREA S ) METAL, WOOD POST, OR STAK E . 8' MAX. SPACING, 2' INTO GROUN D . NATURAL SOIL DIRECTIONOF RUNOFF NO T T O S C A L E INSTA L L A T I O N D E T A I L SI L T F E N C E 7C4 NOTE: DEPENDING UPON C O N F I G U R A T I O N , A T T A C H F A B R I C T O W I R E M E S H WITH HOG RINGS, STEEL P O S T S W I T H W I R E S , O R W O O D P O S T S W I T H S T A P L E S . FA B R I C A N C H O R A G E TR E N C H . B A C K F I L L W I T H TA M P E D N A T U R A L S O I L 50 ' M I N I M U M 6" M I N I M U M 1" - 2 " W A S H E D R O C K NO T T O S C A L E RO C K C O N S T R U C T I O N E N T R A N C E 9C4 PU B L I C R O A D HA R D S U R F A C E / 8" NEW BASEAGGREGATEEXISTING SUBGRADE SOILNOT TO SCALE CONSTRUCTION DETAIL BITUMINOUS1C4NEW 6" BASEAGGREGATE NEW 4" PORTLAND CEMENT CONCRETEEXISTING SUBGRADE SOILNOT TO SCALE CONSTRUCTION DETAIL CONCRETE SIDEWALK2C4 6"R3" R 3 " 8" S L O P E 3 4 " P E R F T . NE W B A S E AG G R E G A T E NE W B I T U M I N O U S PA V E M E N T BACKFILL WITH NEWGOOD QUALITYTOPSOIL AND SEED6" 7" 6"13.5" 12 " 6" EX I S T I N G S U B G R A D E S O I L NO T T O S C A L E CURB & G U T T E R D E T A I L B6 1 2 C O N C R E T E 5C46"SLOPE 14" PER FT.EXISTINGSUBGRADE SOIL NEW 6" BASEAGGREGATE6"6"6"12"18"NOT TO SCALE & SIDEWALK DETAIL INTEGRAL CURB4C4 De s c r i p t i o n Re v . Da t e MONTICELLO APARTMENT COMPLEX Sh e e t : Sh e e t T i t l e : Pr o j e c t # : Dr a w n B y : Ch e c k e d B y : Is s u e D a t e : 12 1 4 6 0 7 6 . 0 0 0 JA N TJ H 07 . 0 3 . 1 4 C 2014 Larson Engineering, Inc. All rights reserved. P:\Projects\Projects - 2014\12146076- Monticello Apt. Complex\C. Design\Drawing Files\146076 C4.dwg Project Title: IRET PROPERTIES MONTICELLO, MN Client:Da t e : R e g . N o . : I h e r e b y c e r t i f y t h a t t h i s p l a n , sp e c i f i c a t i o n s o r r e p o r t w a s p r e p a r e d by m e o r u n d e r m y d i r e c t s u p e r v i s i o n an d t h a t I a m a d u l y l i c e n s e d Pr o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s of t h e s t a t e o f M i n n e s o t a . of 5 Th o m a s J . H e r k e n h o f f , P . E . 07 . 0 3 . 1 4 25 5 2 0 626 19th Avenue SE St. Cloud, MN 56304 320.774.1944 (f) 651.481.9201 www.larsonengr.com DE T A I L S C4 4 NO T T O S C A L E P R O T E C T I O N D E V I C E IN F R A S A F E I N L E T 8C4 (O R E Q U A L ) 40 0 M I C R O N F I L T E R BA G I N E A C H B A S K E T 2 B A S K E T S W I T H 4 0 0 M I C R O N F I L T E R BA G S . T O B E C H E C K E D P E R I O D I C A L L Y A N D CL E A N E D O U T A F T E R E A C H R A I N E V E N T FI T S N E E N A H 1 6 4 2 A N D 17 3 3 F R A M E S O R E Q U A L PL A N PR O F I L E NO T T O S C A L E WITH TR U N C A T E D D O M E S ACCESS I B L E R A M P D E T A I L 6C4 5' EX I S T I N G SI D E W A L K SA W C U T O R RE M O V E A T J O I N T S L O P E N O T T O E X C E E D 2 % TAPER CURB MN D O T A D A R A M P TR U N C A T E D D O M E S 2' NE W CU R B & G U T T E R NOTE: VERIFY SECTION WITH OWNER AND GEOTECHNICAL REPORT St a p l e s / A n c h o r s : Th e t y p e o f a n c h o r s u s e d t o s e c u r e t h e b l a n k e t t o t h e JU R X Q G V K D O O E H 6 W H H O Z L U H * D X J H ´ Z L G H [ ´ O R Q J NO T T O S C A L E ER O S I O N C O N T R O L B L A N K E T 11C4 Ca t e g o r y 4 E r o s i o n C o n t r o l B l a n k e t : No r t h A m e r i c a n G r e e n S 1 5 0 e r o s i o n c o n t r o l b l a n k e t or a p p r o v e d e q u a l . To p N e t Po l y p r o p y l e n e 1. 5 l b s / 1 , 0 0 0 f t 2 (0 . 7 3 k g / 1 0 0 m 2 ) a p p r o x . w t . St r a w F i b e r 0. 5 0 L B S / Y D 2 (0 . 2 7 K G / M 2 ) SL O P E I N S T A L L A T I O N NO T E : W H E N U S I N G C E L L - O - S E E D D O N O T S E E D P R E P A R E D A R E A . C E L L - O - S E E D M U S T B E I N S T A L L E D W I T H P A P E R S I D E D O W N . 3" ( 7 . 5 C M ) O V E R L A P . S T A P L E T H R O U G H O V E R L A P P E D A R E A , A P P R O X I M A T E L Y 1 2 " ( 3 0 C M ) A P A R T A C R O S S E N T I R E *I N L O O S E S O I L C O N D I T I O N S , T H E U S E O F S T A P L E O R S T A K E L E N G T H S G R E A T E R T H A N 6 " ( 1 5 C M ) M A Y B E N E C E S S A R Y T O BA C K F I L L A N D C O M P A C T T H E T R E N C H A F T E R S T A P L I N G . A P P L Y S E E D T O C O M P A C T E D S O I L A N D F O L D R E M A I N I N G 1 2 " ( 3 0 C M ) IN A P P R O P R I A T E L O C A T I O N S A S S H O W N I N T H E S T A P L E P A T T E R N G U I D E . W H E N U S I N G T H E D O T S Y S T E M , S T A P L E S / S T A K E S S H O U L D B E P L A C E D T H R O U G H E A C H O F T H E C O L O R E D D O T S C O R R E S P O N D I N G T O T H E A P P R O P R I A T E S T A P L E P A T T E R N . 1. P R E P A R E S O I L B E F O R E I N S T A L L I N G R O L L E D E R O S I O N C O N T R O L P R O D U C T S ( R E C P ' s ) , I N C L U D I N G A N Y N E C E S S A R Y A P P L I C A T I O N 3. R O L L T H E R E C P ' s ( A . ) D O W N O R ( B . ) H O R I Z O N T A L L Y A C R O S S T H E S L O P E . R E C P ' s W I L L U N R O L L W I T H A P P R O P R I A T E S I D E 4. T H E E D G E S O F P A R A L L E L R E C P ' s M U S T B E S T A P L E D W I T H A P P R O X I M A T E L Y 2 " - 5 " ( 5 C M - 1 2 . 5 C M ) O V E R L A P D E P E N D I N G 5. C O N S E C U T I V E R E C P ' s S P L I C E D D O W N T H E S L O P E M U S T B E P L A C E D E N D O V E R E N D ( S H I N G L E S T Y L E ) W I T H A N A P P R O X I M A T E AG A I N S T T H E S O I L S U R F A C E . A L L R E C P ' s M U S T B E S E C U R E L Y F A S T E N E D T O S O I L S U R F A C E B Y P L A C I N G S T A P L E S / S T A K E S 2. B E G I N A T T H E T O P O F T H E S L O P E B Y A N C H O R I N G T H E R E C P ' s I N A 6 " ( 1 5 C M ) D E E P X 6 " ( 1 5 C M ) W I D E T R E N C H WI T H A P P R O X I M A T E L Y 1 2 " ( 3 0 c m ) O F R E C P ' s E X T E N D E D B E Y O N D T H E U P - S L O P E P O R T I O N O F T H E T R E N C H . A N C H O R T H E RE C P ' s W I T H A R O W O F S T A P L E S / S T A K E S A P P R O X I M A T E L Y 1 2 " ( 3 0 C M ) A P A R T I N T H E B O T T O M O F T H E T R E N C H . PO R T I O N O F R E C P ' s B A C K O V E R S E E D A N D C O M P A C T E D S O I L . S E C U R E R E C P ' s O V E R C O M P A C T E D S O I L W I T H A R O W O F ST A P L E S / S T A K E S S P A C E D A P P R O X I M A T E L Y 1 2 " ( 3 0 C M ) A P A R T A C R O S S T H E W I D T H O F T H E R E C P ' s . O F L I M E , F E R T I L I Z E R , A N D S E E D . RE C P ' s W I D T H . ON R E C P ' s T Y P E . PR O P E R L Y S E C U R E T H E R E C P ' s . NO T E : EV A N S V I L L E , I N 4 7 7 2 5 14 6 4 9 H I G H W A Y 4 1 N O R T H Gu a r a n t e e d ER O S I O N C O N T R O L 80 0 - 7 7 2 - 2 0 4 0 ww w . n a g r e e n . c o m SO L U T I O N S Pr o d u c t s 1. 3B . 12 " (3 0 c m ) (1 5 c m ) 6" 3A . 2" - 5 " 4. (5 c m - 1 2 . 5 c m ) (7 . 5 c m ) 3" 2. (1 5 c m ) 6" Bo t t o m N e t Po l y p r o p y l e n e 1. 5 l b s / 1 , 0 0 0 f t 2 (0 . 7 3 k g / 1 0 0 m 2 ) a p p r o x . w t . Th r e a d Ph o t o d e g r a d a b l e NO T T O S C A L E RI P - R A P A T O U T L E T S 10C4 D 5D ( 1 0 ' M I N . ) 4 1 4 1 2' 2' MN / D O T C L A S S I I I RI P - R A P A A MN / D O T C L A S S I I I RI P - R A P 2' PL A N SE C T I O N A - A NO T E : FW 3 0 0 M I R A F I F A B R I C O R E Q U A L 5D ( 1 0 ' M I N . ) 2' 2' 2' WO V E N F I L T E R FA B R I C 6" 1 4 D WO V E N F I L T E R FA B R I C 1.5" TYPE SP 12.5 (SPNWB24OB)1.5" TYPE SP 9.5 (SPWEB24OB)NEW 6" BASEAGGREGATE NEW 6" PORTLAND CEMENT CONCRETEEXISTING SUBGRADE SOILNOT TO SCALE CONSTRUCTION DETAIL CONCRETE3C4 NOTE: VERIFY SECTION WITH OWNER AND GEOTECHNICAL REPORT MINIMUM O F 2 , M A X I M U M O F 5 CONCRE T E A D J U S T M E N T R I N G S W I T H F U L L BED OF M O R T A R B E T W E E N E A C H A N D A 4" COL L A R O N T H E O U T S I D E . N O S H I M S OF ANY M A T E R I A L A L L O W E D . MANHOL E F R A M E & C O V E R : NEENAH R - 2 5 4 0 , T Y P E C G R A T E NOT TO SCALE MANHOLE FRAM E D E T A I L CATCH BAS I N / 3C5 De s c r i p t i o n Re v . Da t e MONTICELLO APARTMENT COMPLEX Sh e e t : Sh e e t T i t l e : Pr o j e c t # : Dr a w n B y : Ch e c k e d B y : Is s u e D a t e : 12 1 4 6 0 7 6 . 0 0 0 JA N TJ H 07 . 0 3 . 1 4 C 2014 Larson Engineering, Inc. All rights reserved. P:\Projects\Projects - 2014\12146076- Monticello Apt. Complex\C. Design\Drawing Files\146076 C4.dwg Project Title: IRET PROPERTIES MONTICELLO, MN Client:Da t e : R e g . N o . : I h e r e b y c e r t i f y t h a t t h i s p l a n , sp e c i f i c a t i o n s o r r e p o r t w a s p r e p a r e d by m e o r u n d e r m y d i r e c t s u p e r v i s i o n an d t h a t I a m a d u l y l i c e n s e d Pr o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s of t h e s t a t e o f M i n n e s o t a . of 5 Th o m a s J . H e r k e n h o f f , P . E . 07 . 0 3 . 1 4 25 5 2 0 626 19th Avenue SE St. Cloud, MN 56304 320.774.1944 (f) 651.481.9201 www.larsonengr.com VARIABLE MANHOLE FRAME & COVER:NEENAH R-3015, TYPE V GRATE (LOW FLOW)NEENAH R-3067, TYPE V GRATE (HIGH FLOW)1'-4"VARIABLE 5" MIN.8" MINIMUM SLAB THICKNESS,6' MINIMUM DIAMETER PRECASTCONCRETE SLAB, REINFORCEDWITH #4 REBAR @ 8" E.W.GROUT BOTTOM PRECAST CONCRETE SECTION8" PRECAST SEGMENTAL CONCRETE BLOCKTO TOP OF THE PIPE SHALL BE USEDWITH SIZE AND DEPTH PROHIBIT THEFABRICATION OF PRECAST UNITS.NOT TO SCALE CATCH BASIN MANHOLE DETAIL1C5 SECTION 8"PIPEDIA.ALL JOINTS IN MANHOLE TO HAVE'O' RING RUBBER GASKETS.SEAL WITH 2 BEADS OF RAM-NEK.6" PRECAST REINFORCED CONCRETE SLAB.MANHOLE STEPS, COPOLYMER POLYPROPYLENEPLASTIC, WITH 1/2" GRADE 60 STEELREINFORCEMENT OR EQUAL, 16" O.C.MINIMUM OF 2, MAXIMUM OF 5CONCRETE ADJUSTMENT RINGS WITH FULLBED OF MORTAR BETWEEN EACH ANDA 4" COLLAR ON THE OUTSIDE. NO SHIMSOF ANY MATERIAL ALLOWED.GRADE 1" BELOW 10' TRANSITION.PLAN PRECAST INVERT SHOULD BE 1/2DIAMETER OF PIPE AND BENCHESSLOPED 2" TOWARD INVERT.MANHOLE STEPS SHALL BE PLACEDSO THAT OFFSET HOLE IN TOP SLABIS FACING DOWNSTREAM.NO BLOCK STRUCTURES ARE ALLOWEDWATERTIGHT CONNECTION(BOOT, TYPICAL) DE T A I L S C5 5 58" SMOOTH BAR @2" O.C. EACH WAYNOT TO SCALE SECTION DETAIL FLARED END2C5 PROVIDE 3 CLIPS TO FASTEN TRASH GUARD TO F.E.S.HOT DIP GALVANIZE AFTER FABRICATION.24"MAX6"MAX NO T T O S C A L E IN S T A L L A T I O N D E T A I L HY D R A N T & G A T E V A L V E 8C5 VA R I A B L E SC R E W T Y P E GR O U N D L I N E GR O O V E BA C K F I L L T O BE T A M P E D HY D R A N T F L A G T O BE I N S T A L L E D O N TH E N O Z Z L E S E C T I O N 33 12" 1 C U B I C Y A R D WA S H E D D R A I N RO C K C O V E R WI T H 4 M I L PO L Y E T H Y L E N E . 3"-6" 7' MIN. 8" C O N C R E T E B L O C K UN D I S T U R B E D S O I L "M E G A L U G " "M E G A L U G " MA I N NO T E S : 1. ) H Y D R A N T S P E C I F I C A T I O N S P E R C I T Y S T A N D A R D S . 2. ) A L L H Y D R A N T L E A D S S H A L L B E V A L V E D . 3. ) O N E ( 1 ) 5 ' " H Y D R A F I N D E R " W I T H S P R I N G B A S E H Y D R A N T F L A G PE R H Y D R A N T I S R E Q U I R E D . 4. ) " M E G A L U G " T H R U S T R E S T R A I N T G L A N D S A R E R E Q U I R E D O N AL L H Y D R A N T L E A D J O I N T S B A C K T O T H E W A T E R M A I N . 5. ) H Y D R A N T S S H A L L B E M A R K E D W I T H A P P R O V E D " O U T O F S E R V I C E " TA G S W H E N I N S T A L L E D . 6. ) E X T E N S I O N S I N S T A L L E D G R E A T E R T H A N 1 2 " S H A L L R E Q U I R E A NE W S I N G L E P I E C E H E A V Y D U T Y V A L V E R O D A S S E M B L Y . 7. ) W H E N I N S T A L L I N G A V A L V E R O D E X T E N S I O N , T H E N O N - B R E A K A B L E CO U P L I N G S L E E V E S G O O N T H E B O T T O M A N D T H E B R E A K A B L E S L E E V E S GO O N T H E T O P O F T H E E X T E N S I O N R O D . V E R I F Y " T O P A N D B O T T O M " OF B R E A K O F F S E C T I O N . 8' BURY GROUND LINE GROOVE TO BOTTOM OF CONNECTING PIPE 3' - 5 ' F R O M T E E NO T I N W H E E L T R A C K NO T E S : 1. M E G A L U G S T O B E U S E D A T A L L M E C H A N I C A L J O I N T S 2. P L A C E C O N C R E T E B L O C K U N D E R A L L G A T E V A L V E S A N D H Y D R A N T S 3. T H R U S T B L O C K I N G A T A L L T E E S , B E N D S , A N D A T H Y D R A N T S 4. A L L B O L T S I N C L U D I N G T - B O L T S S H A L L B E C O R - B L U E . BE N D S DE N O T E S ME G A L U G S HY D R A N T L E A D S AN D T E E S SL E E V E S NO T T O S C A L E TH R U S T B L O C K L O C A T I O N S TY P I C A L M E G A L U G A N D 9C5 NO T T O S C A L E CL E A N O U T - P A V E M E N T SA N I T A R Y S E W E R S E R V I C E 7C5 PV C S E R V I C E P I P E 10 ' EN D O F L I N E PV C L O N G RA D I U S B E N D SE R V I C E W Y E CO N C R E T E E N C A S E M E N T 30 0 0 # C O N C R E T E IN S T A L L M E T E R B O X A N D C O V E R ( F O R D A - 1 ) OR A P P R O V E D E Q U A L O V E R A L L P V C C L E A N O U T S LO C A T E D I N P A V E D D R I V E W A Y S A N D / O R P A R K I N G A R E A S NO T T O S C A L E CL E A N O U T - T E R R A C E SA N I T A R Y S E W E R S E R V I C E 6C5 3" T O P S O I L ( M I N . ) FI N I S H G R A D E SO L V E N T J O I N T EX I S T I N G S U B G R A D E BL K . M . I . P L U G ( C A S T I R O N ) SE T 2 " B E L O W F I N I S H G R A D E P. V . C . S O L V E N T W E L D B Y F. I . P . S E W E R A D A P T O R 4" D O W H I - 4 0 I N S U L A T I O N O R E Q U A L 6" P I P E B E D D I N G M A T E R I A L (W I / D O T 2 0 9 ) 6" P I P E B E D D I N G M A T E R I A L (W I / D O T 2 0 9 ) . D E P T H S H A L L B E ME C H A N I C A L L Y C O M P A C T E D & L E V E L E D TO P E R M I T P R O P E R D R A I N A G E F O R IN S U L A T I O N B O A R D . PIPE4' MIN.FIN I S H E D S U R F A C E ME C H A N I C A L L Y CO M P A C T E D BA C K F I L L M A T E R I A L T O 95 % O F M A X I M U M SP E C I F I E D D E N S I T Y . NO T T O S C A L E PIPE I N S U L A T I O N D E T A I L 4C5NOT T O S C A L E GRANULAR B E D D I N G D E T A I L 5C5 12 " M I N . 6" COARSE FILTER AGGREGATESPEC #2451,3149.2H CO M P A C T E D B A C K F I L L AS R E Q U I R E D B Y C I T Y O. D . 12 " M I N 12" 12 " Infrastructure  Engineering  Planning  Construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763 541-4800 Fax: 763 541-1700 July 31, 2014 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: IRET Properties – Monticello Apartment Complex – Plan Review WSB Project No. 1494-910 Dear Ms. Schumann: We have reviewed the preliminary plat, final plat, civil plans and drainage report, dated July 3 and revised civil plans July 24, 2014, as prepared by Larson Engineering, Inc., and offer the following comments. Site Plan 1. The easterly driveway is located at the point where the existing center left turn lane along Meadow Oak Avenue is ending. The applicant should provide a striping plan to continue the center left turn lane striping through the proposed easterly access point. 2. The center driveway is shown at a location that may cause a sight line concern. Vehicles waiting to turn out of the driveway, looking for traffic coming from the west (eastbound), will be required to look over their shoulder. The applicant should provide a sketch demonstrating that sight lines will not be a concern and landscaping should not create a sight line issue. 3. The westerly access point does not line up with the existing Resurrection Lutheran Church access on the south side of Meadow Oak Avenue which will result in overlapping left turn movements that can cause confusion and safety issues. In addition, there is not an adequate length of center turn lane striping on Meadow Oak Avenue to accommodate the proposed access location. The access should be moved to the east a minimum of 200- feet to address these issues. In discussions with the applicant, they indicated they were agreeable to moving the access. 4. The access widths should be dimensioned on the plan. 5. The pedestrian curb ramps along the sidewalk should have a 6-foot bottom (drop curb) to allow for City equipment to access and remove snow along the sidewalk 6. A removal plan should be included to address removals on the site and within the Meadow Oak Avenue right of way. Ms. Angela Schumann July 31, 2014 Page 2 K:\01494-900\Admin\Docs\LTR-a schumann-IRET 073114.doc 7. An internal signing plan/notes should be provided. 8. A phasing plan should be providing identifying what improvements (i.e. grading, utilities, paving) will occur in each phase. 9. The applicant projects an average daily volume of 1,332 vehicles per day for full build out of the site and a peak hour volume of 118 vehicles per day. This is an accurate projection of traffic volumes based on the proposed use. The traffic generated from the proposed development can be accommodated on the existing roadway system including Meadow Oak Ave and the roundabout at CSAH 18. 10. The City’s Transportation Plan assumed the property to generate an average of approximately 4,700 vehicles per day based on a commercial land use. The proposed residential use of 1,332 vehicles per day is significantly lower than was what assumed and as stated above can be accommodated by the existing roadway system. 11. The proposed retaining walls should be shown on the site plan. Grading and Erosion Plan 12. The emergency overflow (EOF) elevations and paths should be shown on the grading plan from each depression on site. 13. Drainage arrows with % grades should be shown on the parking areas and at the access points at Meadow Oak Avenue. 14. The low building opening of the northeast underground parking does not have an adequate EOF below the low building opening. The low point is at elevation 946.8 and the low building opening is 1.0 ft above the low point at a 947.8 elevation. This building opening does not meet the City freeboard policies of 1.5 feet. 15. Detailed design of the retaining walls and material type/color should be provided. The walls should be designed by a registered engineer if it is over 4’ in height. The walls are required to have a fence installed if over 4 feet in height. 16. Inlet protection should be provided for the storm sewer on the east end of the site along Meadow Oak Avenue. 17. Public Works is reviewing the maintenance access to the sanitary sewer that extends along the site perimeter. An easement or an agreement to allow the City to enter the property to access the sanitary sewer should be included in the development agreement. Ms. Angela Schumann July 31, 2014 Page 3 K:\01494-900\Admin\Docs\LTR-a schumann-IRET 073114.doc Stormwater Calculations 18. The water quality treatment for the site is being provided by Pond 9 (Outlot A) which was constructed as part of the County Road 18 & I-94 Interchange project. The pond design provides NURP volume for the developed conditions of the site. 19. The rate control for the site is being provided by Pond 9. Pond 9 was designed with the TP-40 5.9” rainfall event precipitation value. The Pond high water elevation of 943.4(TP- 40) is 4.4’ below the low building opening. The pond has not been analyzed with the new Atlas 14 rainfall event precipitation values. 20. The storm sewer design for the site should be updated with the Atlas 14 rainfall intensities in the spreadsheet. The updated design calculations should be resubmitted for review. The storm sewer system capacity should be verified once the new rainfall intensities are used with the design. It appears that the system design has excess capacity for the 10-year event. The developer’s engineer should include CB-6 and CB 15 to the design calculations to match the plans. 21. The overflow capacity calculations to the pond from the low points should be provided that demonstrates that all low building openings have 100-year (Atlas 14) freeboard protection. 22. The existing pond does not provide infiltration for the site. The site creates 5.9 acres of new impervious surface. The MPCA volume control policy would require 0.492 acre-feet (21,431 cu ft) of volume control based on 1.0” of runoff over new impervious surfaces. The site plan does not appear to be in conformance with the MPCA standard. The SWPPP for the site should address the volume control standards of the NPDES permit. The infiltration basin constructed with the I-94/CSAH 18 interchange located north of I- 94 may be able to accommodate a portion of the infiltration requirements for the proposed site. The City is currently evaluating this. Based on the City’s finding, the applicant will need to provide infiltration for the site. Utility Plan 23. The pipe from CB-11 to the pond should be flattened to reduce the outlet velocity to below 8fps. The design discharge velocity is 15.1 fps which will cause erosion of the pond side slope. The build of CB-11 should be increased to flatten the outfall pipe to the pond. 24. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 25. Provide an as-built utility plan once construction is complete. Ms. Angela Schumann July 31, 2014 Page 4 K:\01494-900\Admin\Docs\LTR-a schumann-IRET 073114.doc Details 26. Detail plates should be replaced to conform to the City’s detail plates. Preliminary and Final Plat 27. A new Alta survey and preliminary plat should be provided depicted the accurate location of the existing sidewalk along Meadow Oak Avenue, which has been determined to be located within in the right of way. Please have the applicant provide a written response addressing the comments above. Final construction plans will need to be submitted, reviewed, and approved prior to building permit approval. Please give me a call at 763-271-3236 if you have any questions or comments regarding this letter. Thank you. Sincerely, WSB & Associates, Inc. Shibani K. Bisson, PE City Engineer cc: Steve Grittman, NAC Tom Herkenhoff, Larson Engineering, Inc. skb County Hwy 75 Chelsea Rd State Hwy 25 85th St NE 90th St N E Linn St Pine St 7th St School Blvd Riverview Dr Cedar St W River St M a r v in R d Jason Ave Dundas Rd W Broadway St Hart Blvd Country La Haug Ave NE Elm St W 4th St Fenning Ave NE Oakwook Dr Mallard La 95th St NE Fallon Ave NE Edmonson Ave NE Mississippi Dr 5th St Country Club Rd Sandberg Rd Pe l ic an L a Fal c on D r Fenning Ave Walnut St Oak Ridge Dr Oriole La Club View Rd Broadway St Hillcrest Rd E River St Headman La M ill Tr a i l L a Falcon Ave NE Wright StBenton St Elwo od Rd Ramsey St 6th St River Mill Dr Wildwood Way Hilltop Dr Mill Run Rd O a k V ie w L a Far mstead Ave Martin Dr 4th St E 3rd St E Red Roc k La Gillard Ave NE Maple St Fallon Dr Willow St View La E Grey Stone Ave Marvin Elwood Rd Fieldcrest Cir Fairw ay Dr Jason Ave NE Vine St M e a d o w L a Jerry Liefert Dr Praire Rd Starling Dr Palm St Unknown o r No Streetname Fallon Ave Golf Course Rd Falcon Ave Kevin Longley Dr Craig La Re d O a k La Front St 5th St W Thomas Park Dr Locust St M ock i n gb i rd L a W 3rd St Ea stw ood Cir Briar O aks Blvd F a r m s t e a d D r Henipin St Ei d e r L a Dayton St Oak La River Forest Dr Meadow Oak Ave Kampa Cir O a k R i d g e C i r M il l Ct Rive r R idge La Garrison Ave Oakview Ct Dundas Cir Kenneth La Otter Creek Rd Minnesota St Eagle Cir Crocus La Meadow Oak La Stone Ridge Dr Chestnut St 1 2 0 t h St N E Darrow Ave NE Diamond Dr Pebble Brook Dr Widg eo n La Washington St Bunker Cir Homestead Dr Thomas Cir E n d i c o tt T r Center Cir Oak View Cir Sandtrap Cir Country Cir Cheyen Ct Old Territoral Rd Tanager Cir Hillcrest Cir Osprey C t Acorn Cir Balboul Cir S w allo w C ir Riv e rsid e Cir Meadow Oak Ct Matthew Cir E Oak Dr St o n e R id g e C ir Oakwood Dr Meadow Oak Ave NE County Hwy 75 Hart Blvd Marv in Rd Marvin Rd Wright St 90th St NE Cedar St Minnesota St City of MonticelloOfficial Zoning Map : 1 inch = 2,500 feet Date: 5/1/2014 Legend BASE ZONING DISTRICTS Residential Districts -- Low Residential Densities -- Medium Residential Densities -- High Residential Densities Business Districts Industrial Districts OTHER Water A-O R-A R-1 T-N R-2 R-PUD R-3 M-H B-1 B-2 B-3 B-4 CCD IBC I-1 I-2 Mississippi Wild, Scenic & Rec Overlay District OVERLAY DISTRICTS Performance Based Overlay District ! !! ! !! Special Use Overlay District ! !! ! !! Freeway Bonus Sign District CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium-High Density Residence District City of Monticello Zoning Ordinance Page 101 (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. CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium-High Density Residence District Page 102 City of Monticello Zoning Ordinance 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 TABLE 3-9: R-4 DEVELOPMENT STANDARDS R-4 District Multi-Family (13+ units / building) Base Lot size 30,000 sf Gross Density 10-25 du/acre Max Density w/o PUD NA Net lot area per du Max 1,750 sf/du Front setback 100 feet Corner side setback 40 feet Interior side setback 30 feet Rear setback to building 40 feet Clear open space setback from ROW 60 feet Clear open space setback from Property Line 40 feet – no more than 50% of any yard facing a street covered with parking/drive aisles Buffer Req. to Single Family C buffer Common open space per du 500 sf/du Landscaping 2 ACI/ 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 CHAPTER 3: ZONING DISTRICTS Section 3.4 Residential Base Zoning Districts Subsection (I) R-4: Medium-High Density Residence District City of Monticello Zoning Ordinance Page 103 Table 3-9 (continued) PUD Options for Multi-Family Buildings Multi-Family (6 – 12 units / building) 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 to 55 years of age or more Accommodations to design and density through PUD process only Planning Commission Agenda – 08/05/2014 1 6. Public Hearing – Consideration of a request for amendment to the Monticello Zoning Ordinance, Chapter 2, Section 4(C) – Variances, subsection (4) Review and (7) Time Limit, and amendment to Chapter 2, Section 4(D) – Conditional Use Permits, subsection (8)Time Limit.) Applicant: City of Monticello (NAC) Planning Case Number: 2014-041 A. REFERENCE & BACKGROUND: Request(s): Consideration to amend the ordinance addressing who may file an appeal of a Planning Commission decision on a variance, when the Commission sits at the Board of Appeals and Adjustments; and clarifying the time limits for commencing work under an approved Conditional Use Permit Deadline for Decision: NA ANALYSIS Variance Appeal. The current zoning ordinance language describes the process for an applicant to appeal a decision of the Planning Commission on a variance request. Under the Code, the Planning Commission sits as the Board of Appeals and Adjustment in such a case, with the power to decide approval or denial of variances, and requests for appeals of administrative decisions, such as a ruling made by the Zoning or Building Official on a question about how a zoning ordinance applies. The language specifies that only an applicant can appeal a decision, presumably a denial, as follows: 2.4 (C)(4)(c) Appeal of Variance Decision Decisions of the Board of Adjustment and Appeals are final unless the applicant files a written appeal outlining the basis for the appeal within five (5) business days of the decision. Variance appeals shall be reviewed by the City Council as outlined in Section 2.4(H)(3)(c) subject to the review criteria in Section 2.4(H)(4). The state law relating to appeals reads as follows: Mn. Stat. Chapter 462.357, Subd. 6. Appeals to the board of appeals and adjustments may be taken by any affected person upon compliance with any reasonable conditions imposed by the zoning ordinance. The statute presumes that there can be persons affected by a decision of the Board of Appeals, other than the Planning Commission Agenda – 08/05/2014 2 applicant. One of the more recent well-known such cases was in the City of Minnetonka where a neighbor appealed an approval of a variance. That case eventually led to a change in the variance review criteria in the statute from the old “hardship” standard to the current “practical difficulties” standard. Whether someone is an affected persons is a matter of law – and a person may be “affected” by an approval or a denial of a variance. They would have to be able prove that they have legal standing to sue for their interest in court. If they have a legal interest, they have to be able to appeal a Board decision to the governing body, that is, the City Council. To accommodate the mandates of the statute, a simple amendment is proposed, such that the ordinance will read as follows: 2.4 (C)(4)(c) Appeal of Variance Decision Decisions of the Board of Adjustment and Appeals are final unless the applicant an affected party, including any member of the City Council, files a written appeal outlining the basis for the appeal within ten five (510) business days of the decision. Variance appeals shall be reviewed by the City Council as outlined in Section 2.4(H)(3)(c) subject to the review criteria in Section 2.4(H)(4). A companions amendment would be proposed in 2.4 (C)(7) as follows: (7) Time Limit (a) Unless otherwise specified in the Variance, if a Building Permit has not been secured within six months one (1) year of the date of the Variance approval, the Variance shall become invalid. Permitted timeframes do not change with successive owners. (b) Upon written request, one extension of six months one (1) year may be granted by the Community Development Department if the applicant can show good cause. The language related to the City Council is intended to ensure that as representatives of the community-at-large, the City Council would be able to take up a Board of Adjustment decision that was potentially counter to city policy. Conditional Use Permit. This proposed change is a housekeeping amendment to reflect the fact that either operation of a use under a CUP approval or building permit request may occur within the one year timeframe. This change will make the ordinance internally consistent, and will track with the one year standard for building permit issuance. That amendment reads as follows: Planning Commission Agenda – 08/05/2014 3 2.4 (D)(8) (b) If the operation of the use and/or issuance of building permits has not commenced within one year of the date of approval, the applicant may petition for an extension of time in which to complete commence the work that has been granted by the Conditional Use Permit. Such extension shall be requested in writing and filed with the Community Development Department at least thirty (30) days before the expiration of the conditional use permit one year period. The request for extension shall state facts supporting good cause for extension of the conditional use permit. Such petition shall be presented to the Planning Commission for a recommendation and to the City Council for a decision. B. ALTERNATIVE ACTIONS: 1. Motion to adopt Resolution No. 2014 -078 recommending approval of Ordinance No. 601, amending the zoning ordinance to expand the list of potential Board of Appeals and Adjustment appellants, and clarify timing for action on Conditional Use Permit approval, based on findings in said resolution. 2. Motion to deny adoption of Resolution No. 2014 – 078, based on findings to be made by the Planning Commission. C. STAFF RECOMMENDATION: Staff recommends approval of the Resolution and Ordinance. The current language relating to the variance appeal is inconsistent with state law, and unnecessarily limits the process of seeking elected representative consideration of a zoning application or related request. With regard to the Conditional Use Permit provision, the amendment is intended to clarify the timing and track with building permit issuance addressed in other portions of the code. D. SUPPORTING DATA: A. Resolution No. 2014 - 078 B. Ordinance No. 601, Draft C. Excerpt, Monticello Zoning Ordinance, Chapter 2, Section 4 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-078 1 MotionBy:SecondedBy: RECOMMENDINGTHATTHECITYCOUNCILADOPTORDINANCENO.601 AMENDINGTHEZONINGORDINANCERELATEDTOAPPELLANTSOF BOARDOFAPPEALSANDADJUSTMENTSDECISIONS WHEREAS,theMonticelloZoningOrdinancecurrentlypermitsappealsofthedecisionsof theBoardofAppealsandAdjustmentstoapplicantsonly;and WHEREAS,partiesotherthantheapplicantmaybeaffectedbysuchdecisions;and WHEREAS,Statelawgoverningsuchappealsstatesthatanyaffectedpartymustbeallowed toappealsuchdecision;and WHEREAS,thecurrentCUPtiminglanguagerequiresclarificationtobeinternally consistentforactionunderaCUPapproval;and WHEREAS,thePlanningCommissionheldapublichearingonAugust5th,2014onthe applicationandmembersofthepublicwereprovidedtheopportunitytopresentinformation tothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaff report,whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomakesthefollowing FindingsofFactinrelationtotherecommendationofapproval: 1.ThecurrentzoningordinancelanguageisinconsistentwithStatelaw. 2.Theamendmentwillcorrecttheinconsistency. 3.TheamendmentwillaccommodatetheabilityoftheCityCouncil,astheelected governingbody,toensurethatofficialcitypolicyisfurthered. 4.TheamendmentwillcorrectinternaltiminginconsistenciesrelatedtoConditional UsePermitapprovals. NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,Minnesota,thatthePlanningCommissionrecommendsadoptionofOrdinance No.601bytheCityCouncil. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.2014-078 2 ADOPTED this5thdayofAugust,2014,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ____________________________________________ AngelaSchumann,CommunityDevelopmentDirector ORDINANCENO.601 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA 1 ANORDINANCEAMENDINGTITLE10,CHAPTERSOFTHEMONTICELLOCITY CODE,KNOWNASTHEZONINGORDINANCE,BYAMENDINGCHAPTER 2.4(C)(4)(C)ANDCHAPTER2.4(C)(7),AMENDINGTHEAPPEALSPROCESSFOR DECISIONSOFTHEBOARDOFAPPEALSANDADJUSTMENTS;ANDCHAPTER 2.4(D)(8),AMENDMENTTHETIMELIMITFOREFFECTINGANAPPROVED CONDITIONALUSEPERMIT. THECITYCOUNCILOFTHECITYOFMONTICELLOHEREBYORDAINS: Section1.Chapter2.4(C)(4)(c)isherebyamendedtoreadasfollows: AppealofVarianceDecision DecisionsoftheBoardofAdjustmentandAppealsarefinalunlesstheapplicant anaffectedparty,includinganymemberoftheCityCouncil,filesawritten appealoutliningthebasisfortheappealwithintenfive(105)businessdaysofthe decision.VarianceappealsshallbereviewedbytheCityCouncilasoutlinedin Section2.4(H)(3)(c)subjecttothereviewcriteriainSection2.4(H)(4). Section2.Chapter2.4(C)(7)isherebyamendedtoreadasfollows: (7)TimeLimit (a)UnlessotherwisespecifiedintheVariance,ifaBuildingPermithas notbeensecuredwithinsixmonthsone(1)yearofthedateofthe Varianceapproval,theVarianceshallbecomeinvalid.Permitted timeframesdonotchangewithsuccessiveowners. (b)Uponwrittenrequest,oneextensionofsixmonthsone(1)yearmaybe grantedbytheCommunityDevelopmentDepartmentiftheapplicantcan showgoodcause. Section3.Chapter2.4(D)(8)(b)isherebyamendedtoreadasfollows: (b)Iftheoperationoftheuseand/orissuanceofbuildingpermitshasnot commencedwithinoneyearofthedateofapproval,theapplicantmaypetitionfor anextensionoftimeinwhichtocompletecommencetheworkthathasbeen grantedbytheConditionalUsePermit.Suchextensionshallberequestedin writingandfiledwiththeCommunityDevelopmentDepartmentatleastthirty (30)daysbeforetheexpirationoftheconditionalusepermitoneyearperiod.The requestforextensionshallstatefactssupportinggoodcauseforextensionofthe conditionalusepermit.SuchpetitionshallbepresentedtothePlanning CommissionforarecommendationandtotheCityCouncilforadecision. ORDINANCENO.601 CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA 2 Section4. ThisOrdinanceshalltakeeffectandbeinfullforcefromandafteritspassageandpublication. RevisionswillbemadeonlineafteradoptionbyCouncil.CopiesofthecompleteZoning OrdinanceareavailableonlineandatMonticelloCityHall. ADOPTEDBY theMonticelloCityCouncilthis11th dayofAugust,2014. CITYOFMONTICELLO __________________________________ ClintHerbst,Mayor ATTEST: ___________________________________ JeffO’Neill,CityAdministrator VOTINGINFAVOR:Herbst,Hilgart,Perrault,Posusta,Stumpf VOTINGINOPPOSITION:None CHAPTER 2: APPLICATION REVIEWS AND PROCEDURES Section 2.4 Specific Review Procedures & Requirements Subsection (C) Variances City of Monticello Zoning Ordinance Page 25 (b) Board of Adjustment and Appeals Before any variance is approved, the Board of Adjustment and Appeals shall hold at least one public hearing after proper notice has been issued in accordance with Section 2.3(I). Following the hearing, the Board of Adjustment and Appeals shall consider the request(s) against the variance review criteria outlined in Section 2.4(C)(4)(a) and take action on the request(s). In approving a variance, the Board of Adjustment and Appeals may impose conditions on the approval as are deemed appropriate to ensure compliance with the approval and to protect adjacent properties. Denial of any request shall be accompanied by findings of fact at to how the request did not meet one or more of the review criteria. (c) Appeal of Variance Decision Decisions of the Board of Adjustment and Appeals are final unless the applicant files a written appeal outlining the basis for the appeal within five (5) business days of the decision. Variance appeals shall be reviewed by the City Council as outlined in Section 2.4(H)(3)(c) subject to the review criteria in Section 2.4(H)(4). (5) Effect of a Variance (a) The issuance of a Variance shall authorize only the particular variation that is approved by either the Board of Adjustment and Appeals or City Council. (b) A Variance, including any conditions, shall run with the land and shall not be affected by a change in ownership. (6) Subsequent Development Development authorized by the Variance shall not be carried out until the applicant has secured all other approvals required by this ordinance or any other applicable chapters or regulations. The granting of a Variance does not constitute, imply, or guarantee the granting of any other such required approval (i.e.: a building permit). (7) Time Limit (a) Unless otherwise specified in the Variance, if a Building Permit has not been secured within six months of the date of the Variance approval, the Variance shall become invalid. Permitted timeframes do not change with successive owners. Section 2.3(I): Public Notification Section 2.4(H)(3)(c): Review [of appeals] by the City Council CHAPTER 2: APPLICATION REVIEWS AND PROCEDURES Section 2.4 Specific Review Procedures & Requirements Subsection (D) Conditional Use Permits Page 30 City of Monticello Zoning Ordinance (8) Time Limit (a) Unless otherwise specified in the Conditional Use Permit, the operation of the use and/or issuance of building permits for permitted structures shall begin within six months of the date of the Conditional Use Permit approval. Failure to do so will invalidate the Conditional Use Permit. Permitted timeframes do not change with successive owners. (b) Upon written request, one extension of up to one year may be granted by the Community Development Department if the applicant can show good cause. (c) If a use operating pursuant to an approved conditional use permit is discontinued for a period of at least six months, any further use of the property shall conform to the requirements of this ordinance. A discontinued conditional use shall not begin operations again without first obtaining approval of a new conditional use permit. (9) Revocation In the event that any of the conditions set forth in the permit are violated, the City Council shall have the authority to revoke the conditional use permit. Before the revocation is considered, the City Council shall hold at least one public hearing after proper written notice has been issued in accordance with Section 2.3(I). Following the hearing and subsequent discussion, the City Council may revoke the CUP by adopting findings of fact showing there has not been substantial compliance with the required conditions. (10) Amendments A Conditional Use Permit may be amended or modified only in accordance with the procedures and standards established when originally securing the conditional use permit. A request for a change in the conditions of approval of a Conditional Use Permit shall be considered an amendment and subject to the full review procedure set forth in this subsection. An additional application fee may be required before the consideration of the amendment request. Planning Commission Agenda - 08/05/14 7. Discussion Item – Final Plat, Liberty Park Plat 2 A. REFERENCE AND BACKGROUND: Planning Commission is asked to review for informational purposes the final plat proposed for Liberty Park Plat 2. Liberty Park Plat 2 is currently platted as Outlot A of Liberty Park and is being final platted into a legal lot and block to facilitate the construction of a new Von Hanson’s. The proposed use, which is considered retail, is permitted in the B-2 (Limited Business) district. Therefore, no public hearing is necessary on the use. An administrative site plan review is being completed in conjunction with the final plat review to ensure compliance with zoning regulations. The preliminary plat for Liberty Park, including this outlot, was approved by the City in 1994 after the required public hearing. At this time, per the subdivision ordinance, the final plat review and approval is considered only by the City Council (unless Council elects to send back to the Planning Commission). No additional public hearing is required by ordinance. However, as the City’s subdivision ordinance requires the signature of the Planning Commission Chair on the final plat document, staff believed that the final plat should be brought to the Commission as a review discussion item. B. ALTERNATIVE ACTIONS: No action required. C. STAFF RECOMMENDATION: Not applicable. D. SUPPORTING DATA: A. Proposed Final Plat of Liberty Park Plat 2 B. Final Plat, Liberty Park C. Except, Monticello Subdivision Ordinance, Chapter 3 Planning Commission Agenda: 08/05/14 1 8. Community Development Director’s Report League of MN Cities Training Just a reminder, all Planning Commissioners have been registered for the LMC’s “Land Use Basics: Grasping the Ground Rules” seminar. You should have received an email with instructions on registering and using the course. At the July meeting, the Planning Commission agreed to review the course individually, with a follow-up discussion session for the full Commission to be held in September. Market Matching Report In July, the City Council and Economic Development Authority both took action to approve a renewal of contract with WSB Market Matching for one year. The new contract therefore extends to June 30th, 2014. The contract represents a shift from data collection to data distribution and lead development. The focus will be on presenting Monticello as a “Destination for Innovation” to prospects in the residential, commercial and industrial marketplace. Market Matching will present activity reports each month to either the City Council or EDA, alternately. TAC Update CSAH 75/TH 25 o The City of Monticello, including WSB representatives, met with the Wright County Transportation Committee on July 21st to discuss options for maintaining on street parking on west CSAH 75 as part of intersection improvements to TH 25/CSAH 75. As an outcome of the discussion with Wright County, the City will be exploring four options for consideration, which will be discussed further with Wright County and then narrowed down for consideration for recommendation by the Monticello TAC in mid-August. These options are:  No change to current Broadway stretch from TH 25 to Walnut.  Retain majority of on-street parking along West Broadway, reduce east and west bound Broadway to single-through lane from Walnut to TH 25; add dual left turn lanes from eastbound Broadway to northbound TH 25. This option includes a future alternative to eliminate on-street parking and return to two through lanes upon redevelopment on north and south side of west Broadway  Retain majority of on-street parking along West Broadway, maintain two through lanes on both east and westbound Broadway from Walnut to TH 25; lengthen existing left turn lane from eastbound Broadway to northbound TH 25. (Wright County’s engineer prefers this option.) Planning Commission Agenda: 08/05/14 2  Remove on-street parking; construct dual left turn lanes from eastbound Broadway to northbound TH 25; maintain two through lanes on both east and westbound Broadway from Walnut to TH 25. Regional Transportation Planning o Two meetings of stakeholders to discuss the regional transportation system have been held – one in June and one in July. Mayor Herbst, as a member of the Monticello Transportation Advisory Committee, and Councilmember Perrault, as appointed member to the Mississippi River Crossing task force, attended on behalf of the City of Monticello. The purpose of these initial workshops is to discuss the proposed process, provide background information, and begin to document stakeholder interests. A series of meetings is planned to enable collaborative planning process to develop a common transportation system vision and high-level plan to reach it. I-94 o See below for a recent email update regarding additional opportunities to fund I-94 improvements in the Monticello area. From: Steven Bot [mailto:sbot@ci.st-michael.mn.us] Sent: Thursday, July 31, 2014 11:12 AM Subject: I-94 Update Hello I-94 Supporter, Thank you for your great help and support for I -94 improvements. It was a great day for our region on June 30th as we all were able to celebrate and break ground on the first construction phase of much needed capacity improvements on I-94. I just returned home from the 2014 Mid American Association of State Transportation Official Conference and have some important I-94 related items to share with you. As many of you are aware, 25 million dollars was allocated to the Corridors of Commerce Program in the last legislative session. You hopefully saw my e-mail to MnDOT Commissioner Charlie Zelle, a little while back asking MnDOT to allocate a small amount of this funding (about 1 million according to MnDOT District 3) to fund critical planning and environmental study work on I-94 from TH 241 in St. Michael to TH 25 in Monticello or at a minimum to CSAH 19 in Albertville. In talking recently with the Commissioner Zelle, his Chief of Staff Eric Davis, and District 3 Assistant Engineer Terry Humbert, I have the following updates for you on this very important item.  MnDOT will be soliciting recommendations for this program in September and is likely to announce the selected projects in October. This September solicitation time frame will be critical that our collected voices again be heard in favor of this project on I-94.  Like the last round of Corridors of Commerce project selection, MnDOT will again be using numerical data statistics like ROI (Return on Investment), ADT (Average Daily Traffic), Safety, Congestion, cost/benefit, and Freight/Truck Planning Commission Agenda: 08/05/14 3 Volumes to determine which projects get selected. This transparent and objective criteria is great for I-94 projects as I-94 scores high in all numerical statistical categories.  MnDOT is likely to split the funding equally between the Metro Area and spread it around Greater Minnesota which helps us greatly as we are a top priority project in District 3 and Greater Minnesota.  Showing they truly recognize the importance of I-94 to our state, MnDOT just developed an I-94 video https://www.youtube.com/watch?v=Z-oP8KSdFQo as a part of their Minnesota Go "A to B" campaign. It was great to see some of our I-94 Coalition business partners at Golden Plump and the Albertville Outlet Mall highlighted in this video. I am really excited to share this video with you and hope you will forward it on, put it on your web sites, and overall use it to help tell our great story of the importance for further investment in I -94. Getting selected in this round of Corridors of Commerce funding will be critical to our future success and advocacy for additional improvement projects through more funding of this great program at the State level. I also just learned that any new/additional transportation money from the Federal level is likely to be targeted towards freight related improvement projects which is great for I -94 as with the recent closure of the Port of Minneapolis, I -94 freight movement will be that much more critical to our State and National economy. Any help you can give to ensure our project gets selected is greatly appreciated. Again, please forward on the great new MnDOT I-94 video to others in your organization/area and also feel free to past along the information in this e-mail. Thanks for all you do for I-94! Steve Bot I-94 Coalition Chair Cell: 763-286-9730