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Planning Commission Agenda 04-05-2016 AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, April 5th, 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, John Falenschek, Marc Simpson Council Liaison: Charlotte Gabler Staff: Angela Schumann, Steve Grittman (NAC), John Rued 1. General Business A. Call to Order B. Consideration of approving minutes a. Special Meeting Minutes – March 2nd, 2016 b. Regular Meeting Minutes – March 2nd, 2016 C. Citizen Comments D. Consideration of adding items to the agenda 2. Public Hearings A. Continued Public Hearing – Consideration of a request for amendment to the Official Zoning Map for rezoning to CCD Residential Overlay District (CCD-R) to accommodate multiple family attached housing, including residential uses on the ground floor as per Chapter 3.7(J) Overlay Zoning Districts of the Monticello Zoning Code Applicant: Masters Fifth Avenue, Inc. B. Public Hearing – Consideration of a request for Conditional Use Permit (CUP) to accommodate multiple family attached housing, including residential uses on the ground floor in a proposed Central Community District-Residential (CCD-R) District Applicant: Masters Fifth Avenue, Inc. C. Public Hearing – Consideration of a request for Ordinance Amendment for rezoning to PUD, application for Development Stage Planned Unit Development (PUD) for a multiple family attached housing project in the Central Community District (CCD). Applicant: Masters Fifth Avenue, Inc. D. Public Hearing – Consideration of a request for an Amendment to Conditional Use Permit (CUP) for Development Stage Planned Unit Development (PUD) for a single lot development in the B-4 (Regional Business) District JOINT PLANNING COMMISSION/CITY COUNCIL WORKSHOP Sign Ordinance 4:30 PM - Academy Room, City Hall Applicant: Retail Partners Monticello, LLC 3. Regular Agenda A. Consideration to review land use and zoning for 1547 East Broadway. B. Consideration of the Community Development Directors Report 4. Added Items 5. Adjournment MINUTES SPECIAL MEETING - MONTICELLO PLANNING COMMISSION AND MONTICELLO CITY COUNCIL Wednesday, March 2nd, 2016 - 4:30 PM - Academy Room, Monticello Community Center Commissioners: Brad Fyle, Linda Buchmann, Sam Murdoff, Marc Simpson, John Falenschek Council Members: Mayor Brian Stumpf, Charlotte Gabler, Tom Perrault Absent: Lloyd Hilgart, Glen Posusta Others: Jeff O’Neill, Angela Schumann, Steve Grittman (NAC), Bill Demeules (EDA), Bill Tapper (EDA), Barry Fluth, Brad Hiltz, Lisa Hiltz, Joe Gruba, Dave Krause, John Koppy 1. Call to Order Brad Fyle called the special meeting to order at 4:30 p.m. 2. Consideration of a Planned Unit Development Concept Proposal in the Central Community District (CCD) to accommodate multiple family attached housing, including residential uses on the ground floor. Applicant: Master’s Fifth Avenue Steve Grittman indicated that the purpose of the meeting is to review a Planned Unit Development (PUD) Concept Proposal to rezone property at 3rd and Locust Streets to allow ground floor residential housing and identify issues to be addressed as part of the Development Stage PUD. He noted that staff had identified a number of site planning specifications as important development considerations. These included pavement design, sidewalk access, on-street angled parking, continuity of street lighting theme, garage placement, garage design and materials, use of curb and landscaping to separate areas, elevation finishes and design treatments consistent with Embracing Downtown Plan Design guidelines, building elevations as shown on the included plans and other elements based on final design. Grittman pointed out that the applicant had opted to request a rezoning to Planned Unit Development (PUD) as an alternative option to the initially submitted request to rezone the site to Central Community District-Residential (CCD-R) Overlay District upon learning that the proposed density exceeds the amount allowable within the CCD-R. He suggested that rezoning to PUD would provide an opportunity to establish flexible development standards to accommodate the 23 unit density proposed for the project. Grittman noted that the proposal meets parking requirements for the proposed density for multi-family housing in the downtown. There was considerable discussion related to existing and future parking availability and traffic flow and some concern that the proposed project might further restrict the area parking options. There was also some concern noted that the garage configuration proposed might impact business for those establishments which rely on visibility and access from both a front Special Planning Commission Minutes: 03/02/16 2 entrance on Broadway and a rear entrance from the parking lot. Several alternative garage scenarios and building configurations were suggested. Grittman summarized that there seemed to no significant objection to ground floor residential use on this site. He indicated that staff would consult with the applicant to review site plan and parking options to address the issues discussed. 3. Adjournment SAM MURDOFF MOVED TO ADJOURN THE SPECIAL MEETING AT 5:27 PM. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 8-0. Recorder: Kerry Burri ___ Approved: Attest: ____________________________________________ Angela Schumann, Community Development Director MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Wednesday, March 2nd, 2016 - 6:00 p.m. Mississippi Room, Monticello Community Center Present: Brad Fyle, Marc Simpson, Linda Buchmann, Sam Murdoff Absent: John Falenschek Others: Angela Schumann, Steve Grittman (NAC), Charlotte Gabler 1. General Business A. Call to Order Brad Fyle called the meeting to order at 6:02 p.m. B. Consideration of approving minutes SAM MURDOFF MOVED TO APPROVE THE FEBRUARY 2ND, 2016 MEETING MINUTES. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 4-0. C. Citizen Comments None D. Consideration of adding items to the agenda  Broadway Market Site Update (Gabler)  Cruiser’s Site Update (Simpson) 2. Public Hearings A. Public Hearing - Consideration of a request for a Conditional Use Permit for Co- location of a Wireless Telecommunication Service Antenna on a City Water Tower Applicant: Verizon Wireless. Planning Case Number: 2016-003 Steve Grittman explained that the applicant had requested a Conditional Use Permit (CUP) to allow for the construction of wireless antenna equipment on top of the water tower and a ground equipment building at the base of the tower on City-owned property located at 3692 School Boulevard. Grittman indicated that the proposal complies with CUP requirements and recommended approval of the request pending the structural engineer’s review and approval and subject to conditions specified in Exhibit Z. Brad Fyle opened the public hearing. Brent Kabat from Buell Consulting introduced himself as the applicant on behalf of Verizon. He explained that a tan aggregate pebble finish was proposed in response to a Planning Commission Minutes: 3/02/16 2 question about building material. Kabat confirmed that he had no issues with the conditions of approval specified in Exhibit Z. As there were no further comments, the public hearing was closed. Decision 1: Resolution recommending approval of a CUP for the construction of telecommunication antenna equipment and equipment building. SAM MURDOFF MOVED TO APPROVE RESOLUTION PC-2016-005 RECOMMENDING APPROVAL OF THE CONDITIONAL USE PERMIT PENDING THE STRUCTURAL ENGINEER’S REVIEW AND APPROVAL AND ON THOSE CONDITIONS IDENTIFIED IN EXHIBIT Z. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 4-0. Exhibit Z Conditions of Approval – Conditional Use Permit Verizon Wireless – Jefferson Commons Water Tower 1. Structural engineer review of the support structures by the City. 2. Continued coordination with FiberNet Monticello with regard to FiberNet use and equipment on the Water Tower. 3. Removal from the plan of the 2 proposed trees along the south fence line in front of the existing gate. 4. Execution of a lease with the City for the site as approved by the City Council. Grittman noted that this request will be included on the March 28th Council agenda. B. Public Hearing – Consideration of a request for amendment to the Official Zoning Map for rezoning to CCD Residential Overlay District (CCD-R) to accommodate multiple family attached housing, including residential uses on the ground floor as per Chapter 3.7(J) Overlay Zoning Districts of the Monticello Zoning Code. Applicant: Masters Fifth Avenue, Inc. Planning Case Number: 2016 - 008 Steve Grittman summarized that staff had determined, upon initial review of the proposal to construct ground floor residential housing on property located at 3rd and Locust proposal, that the rezoning to CCD-R was not a viable option as the housing density proposed exceeds the density allowable within the district. Grittman explained that the applicant had subsequently submitted an application to rezone the property to Planned Unit Development (PUD) which would provide some flexibility to negotiate density and other standards. He pointed out that the Planning Commission and City Council had met jointly to provide initial input related to moving the proposal beyond the PUD concept stage. Grittman noted that staff recommended tabling action on rezoning to CCD-R and continuing the public hearing so that the alternative PUD option may be reviewed. Planning Commission Minutes: 3/02/16 3 Brad Fyle opened the public hearing. As there were no comments, the public hearing was closed. Decision 1. Rezoning to add the CCD Residential Overlay District to the subject property LINDA BUCHMANN MOVED TO TABLE ACTION ON THE REZONING AND CONTINUE THE PUBLIC HEARING, PENDING ADDITIONAL INFORMATION. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED 4-0. 3. Regular Agenda A. Consideration to review the draft Northwest Monticello Interchange Land Use Study Grittman outlined the conceptual land use patterns identified in his analysis of the four interchange location scenarios proposed. The scenarios include an interchange at Orchard Road, an interchange at CSAH 39, interchanges at both Orchard Road and CSAH 39, and no interchange. Grittman pointed out that the Interchange Land Use Study would provide the necessary engineering data to complete interchange design work. LINDA BUCHMANN MOVED TO DIRECT INCORPORATION OF ADDITIONAL PLANNING COMMISSION COMMENTS AS STATED. SAM MURDOFF SECONDED THE MOTION. MOTION CARRIED 4-0. B. Community Development Director’s Report Angela Schumann noted that the written report summarizes City Council action related to items included on the February Planning Commission agenda. 4. Added Items Schumann reported that no formal land use applications had been submitted for either the Broadway Market property or the Cruiser’s property. She offered to include information related to zoning and allowable uses for each site in the upcoming Director’s report. 5. Adjourn MARC SIMPSON MOVED TO ADJOURN THE MEETING AT 7:00 PM. LINDA BUCHMANN SECONDED THE MOTION. MOTION CARRIED 4-0. Recorder: Kerry Burri __ Approved: Attest: ____________________________________________ Angela Schumann, Community Development Director Planning Commission Agenda – 04/05/16 1 2A. Continued Public Hearing -Consideration of a request for amendment to the Official Zoning Map for rezoning to CCD Residential Overlay District (CCD-R) to accommodate multiple family attached housing, including residential uses on the ground floor as per Chapter 3.7(J) Overlay Zoning Districts of the Monticello Zoning Code. Applicant: Masters Fifth Avenue, Inc.(NAC) Property:Lots1-3,Block36,OriginalMonticelloPlat Planning Case Number:2016 - 008 A.REFERENCE & BACKGROUND Request(s):Consideration of a rezoning adding the CCD Residential Overlay District that would accommodate the development of a multiple family residential building in the CCD, including ground-floor residential units. Deadline for Decision:April 2nd, 2016, Extended to June 1, 2016 Land Use Designation:Places to Work (Comprehensive Plan) Shopping (Embracing Downtown Monticello Plan) Zoning Designation:CCD – Central Community District, F-1, West 25 Shopping Sub-District The purpose of the “CCD”, Central Community District, is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the Embracing Downtown Monticello report and its Design Guidelines uses. Current Site Use:Vacant Surrounding Land Uses: North:Mixed Use – Commercial, upper floor residential East:Commercial Office South:Parking, Commercial Retail West:Residential, Low-Mid Density Planning Commission Agenda – 04/05/16 2 ANALYSIS: This application has been requested to be placed on hold, pending the outcome of the companion PUD Rezoning and PUD Development Stage applications being heard separately. Because it was found that the original request for 23 units on the subject site could not be accommodated by the CCD Residential Overlay density allowances, the applicants requested that the PUD zoning effort be pursued as a first option. Pending the outcome of that application, the CCD Residential Overlay request will become moot, or may be revived. At this time, staff requests that the Planning Commission table action, and continue the hearing until the PUD request is finalized. B.ALTERNATIVE ACTIONS Decision 1: Rezoning to add the CCD Residential Overlay District to the subject property. 1.Motion to recommend rezoning of the subject property by adding the CCD Residential Overlay District. 2.Motion to recommend denial of the rezoning of the subject property by adding the CCD Residential Overlay District. 3.Motion to table action on the Rezoning, pending additional information. C.STAFF RECOMMENDATION Staff recommends tabling action on the rezoning at this time, Alternative #3. As noted, the applicant is pursuing the PUD process to allow a greater density than the base zoning would accommodate. If the PUD request proceeds, it is unlikely that the overlay district would be pursued further. It is requested that the applicant provide a formal letter to the City regarding their request for hold on this application until PUD action is complete. D.SUPPORTING DATA A.Staff report of March 2, 2016 B.Staff report of April 5th, 2016 (see Item 3C) C.Monticello Zoning Ordinance, Section 3.7(J) Planning Commission Agenda – 3/02/16 1 2B.Public Hearing – Consideration of a request for amendment to the Official Zoning Map for rezoning to CCD Residential Overlay District (CCD-R) to accommodate multiple family attached housing, including residential uses on the ground floor as per Chapter 3.7(J) Overlay Zoning Districts of the Monticello Zoning Code. Applicant: Masters Fifth Avenue, Inc.(NAC) Property:Lots1-3,Block36,OriginalMonticelloPlat Planning Case Number:2016 - 008 A.REFERENCE & BACKGROUND Request(s):Consideration of a rezoning adding the CCD Residential Overlay District that would accommodate the development of a 23-unit multiple family residential building in the CCD, including ground-floor residential units. Deadline for Decision:April 1, 2016 Land Use Designation:Places to Work (Comprehensive Plan) Shopping (Embracing Downtown Monticello Plan) Zoning Designation:CCD – Central Community District, F-1- West 25 Shopping Sub-District The purpose of the “CCD”, Central Community District, is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the Embracing Downtown Monticello report and its Design Guidelines uses. Current Site Use:Vacant Surrounding Land Uses: North:Mixed Use – Commercial, upper floor residential East:Commercial Office South:Parking, Commercial Retail West:Residential, Low-Mid Density Planning Commission Agenda – 3/02/16 2 Analysis Project Description.The applicant initially requested a rezoning on the subject parcel to add the CCD Residential Overlay District to allow the potential for a residential-only project, including ground-floor residential units. However, because the proposed density exceeds the allowances under both the CCD Residential Overlay and base CCD zoning, the applicant is proceeding with a PUD review to ensure that the City will support the proposed density prior to undertaking further plan development. Analysis of that application is described in the companion report to this item. The applicant’s proposal is intended to accommodate the construction of a multiple family residential project on vacant property at the northeast corner of 3rd Street and Locust Street. The property is in the CCD, and is shown on the City’s planning documents as guided for commercial uses. In much of the CCD, residential uses are allowed on upper floors, with the expectation that most of the ground floor area will be reserved for commercial (primarily retail sales or service). On the site under current zoning, ground floor residential is not allowed, with the expectation in the Embracing Monticello plan being that the 2-block area between Locust and Highway 25 would redevelop with anchor retail shopping development. This land use projection does not appear to be taking place, and a more traditional mixed- use pattern has continued. Acknowledging that some areas of the downtown would be appropriate for residential on the ground floor, the City adopted an overlay zoning district that could be applied to specific locations on a case-by-case basis. The applicant sought the CCD Residential Overlay zoning to accommodate the ground- floor residential use. In reviewing the rezoning request, it became apparent that the CCD, including the residential overlay, would restrict density to a limit that made the proposed project infeasible. If the parallel PUD request is pursued and eventually approved, the site would be rezoned to PUD, and the overlay district request would be abandoned. For comparison purposes, the various multiple family regulations accommodate the following unit counts and density on the three-quarter acre site in question: Zoning District Density Unit Count CCD Base Zoning 14 – 18 units per acre 11 – 14 units CCD Residential Overlay CCD Base, plus one unit per 9,000 square feet of lot area for ground floor 17 units, max R-4 (High Density) Multi-Family Residence 25 units per acre 19 units Planning Commission Agenda – 3/02/16 3 As noted, the applicant is seeking a building of 23 units on approximately .76 acres. The site meets most of the zoning standards that would apply to the development, with the primary exception of the density. Staff has noted below some of the site planning and architectural items that would typically be encouraged as a part of this project. Because the initial rezoning application does not entail a site plan review, the items noted below are for the purposes of examining the suitability of the proposed building on this site. A more extensive plan review would be undertaken with the submission of more complete documents. Apart from the unit count, there are a handful of preliminary site planning comments that staff would make. For the record, those are: 1.Include the City’s patterned pavement design in the sidewalks along both 3rd Street and Locust, similar to the on-street parking areas along Walnut. 2.Extend pedestrian access sidewalk to Walnut to connect the residential to the commercial core. 3.Extend the on-street angled parking on 3rd Street farther east (2-3 more spaces?) 4.Add street lighting to coordinate with Walnut Street theme. 5.Consider adjusting garage buildings along Dan Olsen’s property to the east back from the existing curb by 2 feet or so. 6.Ensure that garage buildings are attractive amenities to the site – varied roof lines and enhanced materials – the code requirement for residential in the CCD says all walls up to 12 feet are to be brick, stone, or glass. Garage walls should not be designed as a blank flat wall. 7.Ensure that site is separated from Landmark I by curb and landscaped area. 8.Potentially other elements based on final design. The density issue is as follows: The base density in the code is 14 units per acre. This can be extended to 18 units per acre based on site and building plan considerations. The ground floor allowance permits one unit per 9,000 square feet. Adding the unit counts together would accommodate up 17-18 units on this three-quarter acre lot. If the project is redesigned to this unit count, the CCD Residential Overlay zoning would be appropriate, and a Conditional Use Permit would be processed with the CCD Residential Overlay rezoning. The Planning Commission and City Council would review a subsequent Conditional Use Permit application, which includes all of the building, site, and civil engineering detail. Planning Commission Agenda – 3/02/16 4 B.ALTERNATIVE ACTIONS Decision 1. Rezoning to add the CCD Residential Overlay District to the subject property. 1.Motion to recommend to the City Council adoption of an ordinance rezoning the subject property by adding the CCD Residential Overlay District. 2.Motion to recommend to the City Council the denial of an ordinance rezoning the subject property by adding the CCD Residential Overlay District. 3.Motion to table action on the Rezoning, pending additional information. C.STAFF RECOMMNDATION Staff recommends tabling action on the rezoning at this time. As noted, the applicant is pursuing the PUD process to allow a greater density than the base zoning would accommodate. If the PUD request proceeds, it is unlikely that the overlay district would be pursued further. D.SUPPORTING DATA A.Aerial Parcel Image B.Applicant Narrative C.Applicant Concept Proposal Plans CHAPTER 3: ZONING DISTRICTS Section 3.7 Overlay Zoning Districts Subsection (J) CCD Residential Overlay District City of Monticello Zoning Ordinance Page 187 (J) CCD Residential Overlay District (1) Purpose The purpose of the CCD Residential Overlay District (CCD-R) is to provide for sites within the Central Community District that are appropriate for full use as multiple family attached housing, including residential uses on the ground floor. In establishing this overlay district over specific areas within the CCD, the City finds that the goals and policies of the City’s Comprehensive Plan are being fulfilled by ground floor residential uses, including those goals and policies expressly applying to uses in the downtown area as may be adopted as a part of any Downtown Revitalization Plan or similar component of the Comprehensive Plan. Parcels shall be included in the CCD Residential Overlay District only where the more intensive residential uses allowed by this overlay district can be found to enhance the commercial concentration in the surrounding “CCD” downtown area. (2) District Application The provisions of Section 3.7(J) shall apply to all lands within the jurisdiction of Monticello as denoted on the official CCD Residential Overlay District map. (3) In General Except as stated herein, all regulations governing the CCD District shall apply to properties within the CCD Residential Overlay District. (4) Multi Family Dwellings Multi-family units in the CCD Residential Overlay District shall adhere to either the requirements for multi-family homes established in Section 5.2(C)(2)(d)(iv) of this ordinance, or the following requirements: (a) Multi-family units shall be in the form of apartments or condominiums, and may be located on any floor of the building subject to the following standards: (i) The use shall require authorization through a conditional use permit following the provisions of Section 2.4(D) of this ordinance. (ii) The subject parcel shall not be located in an area that does not abut directly on any of the following roadways: Trunk Highway 25 (Pine Street), County State Aid Highway 75 (Broadway Street), or Walnut Street. (iii) The proposed development of the subject parcel for multi-family units shall not interfere with the flow of pedestrian commercial traffic in the “CCD” area. CHAPTER 3: ZONING DISTRICTS Section 3.7 Overlay Zoning Districts Subsection (K) Special Use Overlay District Page 188 City of Monticello Zoning Ordinance (iv) The exterior building materials for principal and accessory buildings at ground floor level shall be consistent with commercial buildings, including brick or concrete masonry, glass, and similar materials up to a height of no less than twelve (12) feet from grade. (v) Upper floor building materials (above the ground floor), may utilize residential materials such as lapped siding. (vi) Parking shall be provided on-site at a rate of no less than one and one-half spaces per residential unit, unless the facility is expressly reserved for senior citizens. No less than fifty percent of the parking shall be covered. (K) Special Use Overlay District (1) Restrictions on Adult Uses With the adoption of this ordinance, the City of Monticello exercises its authority under Minn. Stat. 617.242 Subd. 7 and declares that these regulations supercede the provisions of Minn. Stat. 617.242. As such, adult uses as defined in this ordinance shall be subject to the following general provisions: (f) Adult Use – Principal activities shall be permitted only in those areas with the BOTH required base zoning designation and the Special Use Overlay District designation. (g) Activities classified as obscene as defined by Minnesota Statute 617.241 are not permitted and are prohibited. (h) An adult use which does not qualify as an accessory use shall be classified as an adult use/principal. (i) Adult use/principal activities shall be prohibited from locating in any building which is also utilized for residential purposes. (j) Adult use/principal activities shall not be located on any parcel that abuts or shares a property line with any of the following parcels or land uses: (i) Residentially zoned property; (ii) Agricultural land located in the neighboring township or in the City that is designated in the comprehensive plan for residential use; (iii) A licensed day care center; (iv) A public or private educational facility classified as an elementary, middle, junior high, or senior high school; (v) A public library; Planning Commission Agenda – 04/05/16 1 2B. Public Hearing - Consideration of a request for Conditional Use Permit (CUP) to accommodate multiple family attached housing, including residential uses on the ground floor in a proposed Central Community District-Residential (CCD-R) District. Applicant: Masters Fifth Avenue, Inc. (NAC) Property: Lots 1-3, Block 36, Original Monticello Plat Planning Case Number: 2016 - 008 A. REFERENCE & BACKGROUND Request(s): Consideration of a Conditional Use Permit pending rezoning of the subject site adding the CCD Residential Overlay District that would accommodate the development of a multiple family residential building in the CCD, including ground-floor residential units. Monticello Zoning Ordinance Section 3.7(J)(4) requires that multiple-family buildings in the CCD-R be authorized through CUP. Deadline for Decision: May 6th, 2016, extended to July 5th, 2016 Land Use Designation: Places to Work (Comprehensive Plan) Shopping (Embracing Downtown Monticello Plan) Zoning Designation: CCD – Central Community District, F-1, West 25 Shopping Sub-District The purpose of the “CCD”, Central Community District, is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the Embracing Downtown Monticello report and its Design Guidelines uses. Current Site Use: Vacant Surrounding Land Uses: North: Mixed Use – Commercial, upper floor residential East: Commercial Office Planning Commission Agenda – 04/05/16 2 South: Parking, Commercial Retail West: Residential, Low-Mid Density ANALYSIS: This application has been requested to be placed on hold, pending the outcome of the companion PUD Rezoning and PUD Development Stage applications being heard separately. Because it was found that the original request for 23 units on the subject site could not be accommodated by the CCD Residential Overlay density and CUP allowances, the applicants requested that the PUD zoning effort be pursued as a first option. The CUP will only be applicable should the CCD Residential Overlay rezoning move forward to approval. At that time, the applicant would need to seek approval for a proposal meeting the required CCD-R density, or request a variance. Pending the outcome of that application, the CCD Residential Overlay request and Conditional Use Permit will become moot, or may be revived. At this time, staff requests that the Planning Commission table action, and continue the hearing until the PUD request is finalized. B. ALTERNATIVE ACTIONS Decision 1: Conditional Use Permit (CUP) to accommodate multiple family attached housing, including residential uses on the ground floor in a proposed Central Community District-Residential (CCD-R) District 1. Motion to recommend approval of a Conditional Use Permit (CUP) to accommodate multiple family attached housing, including residential uses on the ground floor in a proposed Central Community District-Residential (CCD-R) District. 2. Motion to recommend denial of a Conditional Use Permit (CUP) to accommodate multiple family attached housing, including residential uses on the ground floor in a proposed Central Community District-Residential (CCD-R) District. 3. Motion to table action on the Conditional Use Permit, pending additional information. C. STAFF RECOMMENDATION Staff recommends tabling action on the Conditional Use Permit at this time, Alternative #3. As noted, the applicant is pursuing the PUD process to allow a greater density than the base zoning would accommodate. If the PUD request proceeds, it is unlikely that the overlay district and CUP would be pursued further. It is requested that the applicant provide a formal letter to the City regarding their request for hold on this application until PUD action is complete. Planning Commission Agenda – 04/05/16 3 D. SUPPORTING DATA A. Staff report of March 2, 2016 (see Item 2A) B. Staff reports of April 5th, 2016 (see Item 3C) Planning Commission Agenda – 4/05/16 1 2C. Public Hearing –Consideration of a request for Ordinance Amendment for rezoning for Development Stage Planned Unit Development (PUD) for a multiple family attached housing project in the Central Community District (CCD). Applicant: Masters Fifth Avenue (NAC) Property:Lots1-3,Block36,OriginalMonticelloPlat Planning Case Number:2016 - 015 A.REFERENCE & BACKGROUND Request(s):Rezoning to Planned Unit Development District and PUD Development Stage approval that would accommodate the development of a 23-unit multiple family residential building in the CCD. Deadline for Decision:May 18th, 2016 Land Use Designation:Places to Work (Comprehensive Plan) Shopping (Embracing Downtown Monticello Plan) Zoning Designation:CCD – Central Community District, Sub-district F-1: West 25 Shopping Sub-District The purpose of the “CCD”, Central Community District, is to provide for a wide variety of land uses, transportation options, and public activities in the downtown Monticello area, and particularly to implement the goals, objectives, and specific directives of the Comprehensive Plan, and in particular, the Embracing Downtown Monticello report and its Design Guidelines uses. The Ordinance identifies the purpose of Planned Unit Development as follows: The purpose of the Planned Unit Development (PUD) zoning district is to provide greater flexibility in the development of neighborhoods and non-residential areas in order to maximize public values and achieve more creative development outcomes while remaining economically viable and marketable. This is achieved by undertaking a process that results in a development outcome exceeding that which is typically achievable through the conventional zoning district. The City reserves the right to deny the PUD Planning Commission Agenda – 4/05/16 2 rezoning and direct the developer to re-apply under the standard applicable zoning district. Current Site Use:Vacant Surrounding Land Uses: North:Mixed Use – Commercial, upper floor residential East:Commercial Office South:Parking, Commercial Retail West:Residential, Low-Mid Density ANALYSIS: Project Description.This request is to rezone the subject property to Planned Unit Development from its current CCD designation. In most CCD areas, the predominant land use is intended to be commercial. An allowance is made for residential uses on upper floors of multi-story buildings. In this case, the applicant seeks to develop a residential-only building on the subject property. The applicant suggests that commercial on this site is not viable, and reserving the ground floor for commercial uses cannot be successfully built. The downtown planning done by the City emphasizes commercial activities, with a mixed-use component. The mixed uses include residential as noted, along with civic and institutional uses, public open space, and existing employment-based businesses such as Cargill. Entertainment and tourism-based business are included in this mix. The Embracing Downtown guide plan labels the subject site as “Shopping”, and the downtown design concept designates the site for support uses, including parking, for larger retailing areas on adjoining land. It is noted that recent projects on the adjacent blocks have lessened the viability of this concept plan. It should be noted that the City’s 2008 Comprehensive Plan included the following statements in its incorporation of the 2008 Embracing Plan: “Downtown in intended to be an inter-connected and supportive collection of land uses . . .” and “Housing in the Downtown can facilitate necessary redevelopment and bring potential customers directly into the area. Housing may be free-standing or in shared buildings with street level commercial uses”. Residential uses are encouraged throughout the downtown for many reasons. First, they contribute to building a primary market for the retail orientation of the downtown area. Second, residential use creates a “24-7” activity level that is important to vibrant downtown retailing. Third, residential uses tend to be more stable than specific commercial uses over time. Finally, residential activity encourages full- Planning Commission Agenda – 4/05/16 3 time use of the entertainment and civic/public areas in the downtown, decreasing the seasonal issues that are faced by some of these facilities. Further, the zoning ordinance accommodates the potential for ground-floor residential uses within the CCD in certain areas through the technique of an overlay zoning district. That district is designed to be used on a case-by-case basis, when the City finds that a specific location is not suitable for commercial, or where a more intense residential use is compatible with the overall goals of the City’s downtown land use goals. That overlay district approach was initially considered by the applicant on the subject property However, the limitations of density on this .76 acre parcel were judged inadequate to support the developer’s financial requirements. As discussed in reviewing the initial concept residential request, it was noted that the zoning ordinance could not be read to accommodate more than about 18 units on the site, whereas the applicant was seeking 23 units on three floors, including both dwelling units and common areas on the ground floor. Although the proposed density exceeds the base limitations of the ordinance, most other zoning requirements can be met by the proposed three story building. With the density limitation as an obstacle, the applicant has chosen to pursue a parallel option for a Planned Unit Development (PUD) District. Under a PUD, the City is free to consider departures from the standard zoning regulations where the overall project design can do a better job of achieving the City’s land use development and redevelopment objectives in the area. Thus, the question for the City in the present case is whether the project design proposed by the developer meets that standard. The project now before the City is a three-story building at the corner of Locust and 3rd Street, with a mix of common areas and residential units on the ground floor, residential units on the upper two floors, and a combination of open and covered parking along the north and east boundaries of the site. In reviewing the project, staff discussion has raised concern that the project, particularly with the detached garage structures, is inconsistent with the more urban downtown concept, and instead is more consistent with a “suburban” style of development. The preference would be for covered parking that is integrated into the principal structure. The gabled-roof design of the garage buildings contributes to this concern. Staff notes the developer’s objections to this layout in which it is stated that the increased costs of integrated parking (whether underground or occupying the at-grade first level of the building) are not recoverable for a building of this size. Staff’s response to this concern is to consider a larger project of more units to offset those additional costs. It is acknowledged that an increase in units would complicate the parking requirements on the site, as well as increase the building height, perhaps significantly. As noted above, the standard for PUD zoning is whether the departures from standard zoning leads to a project that does a better job of accomplishing the development goals Planning Commission Agenda – 4/05/16 4 on the property in question. Staff’s suggestion in this case is that to utilize PUD zoning to convert the site from commercial to a residential-only project, the design should better reflect urban building design and site planning. How those goals are achieved form the core of the issue facing the Planning Commission with this request. The decision facing the City in this can be illustrated as follows: Should Ground Floor Residential be built on this site? The City Council and Planning Commission met in a joint workshop to consider the concept of the 23-unit project, including detached garages. At the concept level the design of the garages was not clear from the submitted plans. The discussion at the concept review workshop indicated that the City was interested in pursuing residential on the site as proposed, and a willingness to consider the site plan proposed by the applicant. Planning Commission Agenda – 4/05/16 5 As noted, there were a number of issues that were discussed at the concept level. At the workshop, the two primary site planning issues were noted - how the garage buildings may be moved to accommodate more visibility of the commercial buildings along Broadway, and parking supply. It was suggested that both architecture and building materials would be important in the ongoing review of the project. Parking requirements and proposed supply are discussed later in this report. Additionally, there were specific elements noted that suggest a residential project on this site would be appropriate, including the following: •Introduction of additional residential population to the downtown; •Design of the building floor plan emphasizing more public uses toward 3rd Street; •Adequate parking to avoid spillover to adjoining streets or private property; •Consistency with the direction of more recent downtown redevelopment patterns (notwithstanding the more specific details of the Embracing Downtown plan). •Positive transition between commercial downtown along Walnut Street on the east, to residential areas farther to the west. If the Planning Commission believes that either the project should be more dense and urban in nature as discussed by staff, or ground floor uses should remain devoted to commercial use, the Commission would not want to recommend approval of the rezoning to PUD. If it is the intent of City officials to allow the PUD zoning for additional density on the site, an alternative has also been provided. This alternative incorporates the idea that the intent is to both (1) Accommodate ground floor residential on the property; and (2) Exceed the base density standards allowed by the CCD-Residential Overlay District. Presuming that the PUD zoning is the preferred result, a review of the site and building plans as proposed by the developer follows below. PUD Development Stage - Site Plan Review Lot Size. The Planned Unit Development District does not specify a minimum lot size. The subject property is .76 acres in area, a total of about 32,920 square feet. Density. As noted in the policy discussion above, the proposal contains 23 dwelling units, a net density of about 30 units per acre, or 1,431 square feet of lot area per unit. Using density caps in other districts as a comparison, the maximum density would be up to 25 units per acre in the R-4 District, resulting in a maximum unit count on this site of 18 units if that district were applied here. The R-4 is designed, however, as a more “suburban” district, with extensive areas of green space. The proposed location in the CCD for this project is an urban site, governed by the goals and policies of the City’s downtown planning. Planning Commission Agenda – 4/05/16 6 Unit Size. The PUD District does not have a specific standard for residential unit sizes. For reference, the recently adopted R-4 District utilizes a minimum of 900 square feet per unit as its baseline. The proposed building units average 870 square feet per unit, with 13 of the 23 units larger than this threshold. Lot Coverage. The proposed building is about 8,600 square feet in size, just over 25% of the lot area. For comparison, the zoning ordinance requires a minimum lot coverage in the CCD of 20%. The site plan shows about 6,000 square feet of green area, about 18% of the lot. The garage buildings cover about 12% of the parcel. The remaining 45% is sidewalk, parking, and driveway pavement. Off-Street Parking. Parking supply for the site is proposed at 35 parking spaces, 16 of which are covered in the detached garages. The plan provides for an additional 8 angle on-street spaces along 3rd Street, and the Locust Street frontage has capacity for an additional 4 parallel on-street spaces. (The on-street spaces are considered public parking.) This is a total of 47 spaces available directly on or adjacent to the site, more than 2 per unit. The standard requirement for multiple family residential in the CCD Residential Overlay District is 1.5 spaces per unit. The standard code requirement for multiple-family residential senior housing is 1.0 spaces per unit. In addition, the CCD District accommodates a reduction in this requirement when the parking area is open to public use. It is not anticipated that the proposed lot will be open to public use, however, the applicants indicate that they have designed the facility to serve a senior market, with an expectation that most residents will be more than 60 years in age. It is noted that a commercial project on this site of similar size (8,500 square feet of floor area), would create a parking demand of at least 34 spaces for a single story building, with restaurant use nearly doubling that requirement. Detached Garages. As notes, the applicant has provided 16 parking spaces in two detached garage buildings. The garage design in the plan shows a hipped roof design with horizontal lapped siding. Staff notes that the proposed design is characteristic of a suburban residential design, and is not consistent with the design of the principal building, which is flat roofed with cornice treatments at the parapet, and a mix of masonry and lapped siding. To meet the downtown design guidelines and be consistent with the urban location, staff suggests that the garage buildings should mimic the principal building in both design and materials. One of the items noted in early discussions was concern related to the long flat wall of the back side of the garage buildings. Staff believes that this wall should be broken up through the use of alternate materials and varying building façade lines. One option may be to break the garage buildings into three or four smaller structures. Planning Commission Agenda – 4/05/16 7 Landscaping. A variety of planting have been proposed on the site, including plantings along the perimeter of the site, within off-street parking areas and around the perimeter of the building. In regard to site landscaping, the following comments are offered. Caliper Inch Requirements.According to the Ordinance, 16 caliper inches (ACI) of landscaping must be provided for each acre of site area, plus 2 shrubs per 10 feet of building perimeter. Thus, the landscaping requirement for the .76 acre site would be 12 caliper inches of trees, and a total of 84 shrubs for the 418 feet of building perimeter. The landscaping plan shows 13.5 caliper inches of trees, and 120 shrubs, more than the requirement. Staff notes that this planting includes two Honeylocust overstory trees in the public sidewalk along Locust Street. Staff and the Parks Commission would recommend two additional hardwood trees along 3rd Street where suitable planting locations can be found. Ground Cover. As noted, about 18% of the site is green space, including the planting areas and lawn grass. The applicants have noted that the landscaped areas will be irrigated. Buffer Yards. The City’s zoning ordinance provides for a specific buffer yard treatment, but notes that uses in the CCD District are exempt. Nonetheless, the applicant’s plan includes landscape plantings along the west boundary (Locust Street) where residential uses are most likely to be developed in the future. Building Finish Materials. The zoning ordinance provides that: In the downtown design guidelines from the Embracing Downtown plan, buildings are to be constructed with the first floor dominated by glass, and a minimum of 25% of all facades of the building covered with masonry or glass material. The building meets or exceeds these minimums at a minimum of 29% coverage. Also – the design guidelines state “Secondary materials such as decorative concrete block, precast panels, EIFS or standing seam metal shall be allowed on the remaining 75%”. The applicants are seeking a departure from the limitations by incorporating lapped siding on a portion of each wall. The Planning Commission may consider the use of lapped siding acceptable on a residential PUD building, but should be of a durable design. The applicants note that they intent to use “LP” siding, a suitable material that is much more durable than vinyl or aluminum. Each unit has access to a patio (ground floor) or deck (upper floors). The deck fencing appears to be iron railings, but is not specified on the plan. Materials shall be specified and be consistent with Embracing Downtown design guidelines. Planning Commission Agenda – 4/05/16 8 Site Amenities. As shown on the site plan, an interior courtyard area is proposed to provide an outdoor space to residents. As is typical in a downtown space, it is expected that use will be made of the accessible public spaces and buildings in the immediate area. The plans identify public sidewalk paving intended to reflect the design and materials utilized in the Walnut Street streetscape, including stamped concrete paving, lighting, and other features. The staff report recommends extension of these improvements to connect to Walnut along 3rd Street, and an extension along Locust Street to the public sidewalk in Landmark I (Beef O’Brady’s). Transitional Features. In certain circumstances, the zoning ordinance imposes a transitional requirement on development that is substantively different in intensity that that of neighboring or facing land uses. The ordinance requires that similar features abut each other, including parking areas, building massing, building height, or conflicting land uses. For the subject site, parking lots abut the property to the east and north, and lie across Third Street to the south. The applicant has laid out the parking areas adjacent to those abutting parking areas (east and north), along with a portion of the garage space (also abutting to the north property line). With regard to building height, the building to the east is 2 stories, and to north, 3 stories. As noted, parking area dominates the property to the south. To the west, the area is zoning CCD (F3), in which a wide variety of commercial and residential uses are allowed, with residential uses dominated by requirements for Conditional Use Permit. The proposed site plan appears to be consistent with the Transitional Features described in the ordinance. Trash/Recycling. The applicant has proposed a detached trash handling enclosure in the northeast corner of the site which would be access from the alley to the north. The access to the residents should be designed to create a screened entrance, rather than the open passage now shown. Lighting. A separate site lighting plan is not included in the plan set. Building elevations indicate wall-mounted lighting outside the individual units. Signage. A wall sign is proposed in the southeast corner of the building facing 3rd Street. The total square footage of the sign is 40 square feet. Residential zones are permitted 32 square feet for project identification signs. The sign should be reduced slightly to meet this standard. Grading and Utilities. The submitted grading and utility plans should be subject to review comment by the City Engineer. Planning Commission Agenda – 4/05/16 9 Other Notes. Staff had cited some preliminary site plan and architectural items for discussion during the concept review of the proposal with Planning Commission and City Council, in addition to the density issue. Those were as follows: 1.Include the City’s patterned pavement design in the sidewalks along both 3rd Street and Locust, similar to the on-street parking areas along Walnut. 2.Extend pedestrian access sidewalk to Walnut to connect the residential to the commercial core. 3.Extend the on-street angled parking on 3rd Street farther east (2-3 more spaces?) 4.Add street lighting to coordinate with Walnut Street theme. 5.Consider adjusting garage buildings along Dan Olsen’s State Farm property to the east back from the existing curb by 2 feet or so. 6.Ensure that garage buildings are attractive amenities to the site – varied roof lines and enhanced materials – the code requirement for residential in the CCD says all walls up to 12 feet are to be brick, stone, or glass. Garage walls should not be designed as a blank flat wall. 7.Ensure that site is separated from Landmark I by curb and landscaped area. 8.Potentially other elements based on final design. The applicant has incorporated many of these into the Development Stage PUD proposal. However, the scale of the project, the garage buildings and some of the building design items continue to raise an issue for staff. These issues are reflected in the divergent options for PUD on this site. Staff’s alternative option would require the covered parking to be incorporated into the building design. To acknowledge the applicant’s concerns over cost, staff would encourage the accommodation of an even higher density. Following the applicant’s option, the garages would remain detached, and the primary issue then becomes a site planning and design issue. These issues are addressed in the list of Exhibit Z conditions. B.ALTERNATIVE ACTIONS Decision 1: Consideration of a Rezoning from CCD, F-1, to Planned Unit Development (PUD) District and Development Stage PUD to accommodate the construction of a 23 unit multiple family residential building and associated site improvements, parking and garage buildings. Planning Commission Agenda – 4/05/16 10 1.Motion to adopt Resolution No. 2016 - 006 recommending approval of the Rezoning from CCD, F-1, to PUD District, and Development Stage PUD based on the findings in said resolution, and contingent on compliance with the conditions listed in Exhibit Z. 2.Motion to deny adoption of Resolution No. 2016 - 006, recommending denial, recommending that the applicant instead pursue rezoning to CCD-Residential Overlay, based on findings identified at the public hearing. 3.Motion to deny adoption of Resolution No. 2016 - 006, recommending instead that the current zoning (CCD, F-1) is retained and that ground floor residential is not permitted on the subject property, based on findings identified at the public hearing. 4.Motion to table action on Resolution No. 2016 - 006, pending submission of additional material from the applicant, public, and/or staff. C.STAFF RECOMMENDATION The decision is a policy question for the City. The first issue for the Planning Commission will be to consider this question: 1.Is the proposed project, with the conditions considered and identified by staff and the Commission, consistent with the goals and objectives of the Embracing Downtown Monticello planning documents, as well as the purpose and requirements of Planned Unit Development zoning? If so, Alternative 1, with the conditions in Exhibit Z, is the appropriate option. Alternatives 2 and 3 provide considerations that result in a lower density (Alternative 2), or a continued requirement for commercial on the ground floor (Alternative 3). The applicants have stated that these alternatives are financially unfeasible, although the initial rezoning request as accommodated by Alternative 2 is still technically active. The applicants note that due to lack of exposure, commercial use of the subject property is highly unlikely. It is also noted that the Embracing Downtown project envisioned that this parcel was designated for “Shopping”, but was identified primarily as parking area in support of a larger commercial development that would occur on adjacent property. That project appears to be unlikely in the foreseeable future, based on other recent development. As such, the specific requirement for commercial use of this site may be less of an imperative that the land use concepts direct. The applicants have further stated that staff’s interest in increasing density and requiring parking underneath the building (rather than in detached garages) is also impractical for reasons related to building code, as well as the fact that increased density also increases Planning Commission Agenda – 4/05/16 11 the parking requirements for the site, spiraling the parking supply problem further upward. As such, the applicants have pursued the current layout, using PUD zoning to address fiscal realities of the project. D.SUPPORTING DATA A.Resolution PC-2016-006 B.Aerial Parcel Image C.Applicant Narrative D.Site Plan E.First Floor Plan F.Second Floor Plan G.Third Floor Plan H.Building Section Plan I.Exterior Building Elevations J.Garage Elevations K.Landscape Plan L.Civil Plans, including: a.Details b.Grading Plan c.SWPPP d.Utility & Paving Plan M.Survey N.City Engineer’s Comment Letter O.Monticello Comprehensive Plan – Embracing Downtown Zoning Sub-Districts P.Monticello Comprehensive Plan –Embracing Downtown Design Guidelines, Excerpt Q.Monticello Comprehensive Plan – Chapter 3, Land Use, Excerpt Z. Conditions of Approval Planning Commission Agenda – 4/05/16 12 EXHIBIT Z Rezoning to Planned Unit Development and PUD Development Stage Site Plan Review Lots 1-3, Block 36, Original Monticello Plat Conditions of Approval 1.Redesign of the detached garage buildings to provide the following: a.Flat-roofed design b.Variable roof heights c.Materials reflective of those on the principal building d.Variable wall facades facing adjoining properties 2.Redesign of building entrance points to incorporate flat-roofed design. 3.Deck materials shall be consistent with Embracing Downtown Guidelines. 4.Provision of on-street parking along 3rd Street as noted on approved site plan. 5.Add tree planting to sidewalk along 3rd Street similar to proposed planting on Locust Street. 6.Extend sidewalk from project to Walnut Street along 3rd Street. 7.Extend sidewalk along Locust Street to meet existing sidewalk to north. 8.Utilize sidewalk materials consistent with Walnut Streetscape improvements. 9.Ensure lapped siding is “LP”, cement board, or better, with no wood, vinyl or aluminum. 10.Revise trash enclosure to provide a visual barrier at the access point from the parking lot. 11.Provide lighting plans that meet the zoning ordinance requirements, and utilize materials and elements consistent with Walnut Streetscape. 12.Reduce wall sign size to 32 square feet, consistent with ordinance allowances. 13.Provide a current topographic survey and prepare grading, drainage, and utility plans consistent with the requirements and comments from the City Engineer in the Engineer’s letter dated March 30th, 2016. 14.Other comments of the Planning Commission and Staff provided at the Public Hearing. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.PC-2016-006 1 RECOMMENDINGAPPROVALOF AREZONINGTOAPLANNEDUNITDEVELOPMENTDISTRICT(PUD) ANDAPUDDEVELOPMENTSTAGESIGNPLANAPPROVAL RELATINGTODEVELOPMENTOFA 23UNITMULTIPLEFAMILYRESIDENTIALSTRUCTURE WHEREAS,MastersFifthAvenuehassubmittedanapplicationforapprovaloftherezoning ofaparceloflandfromCCDDistricttoPUD,PlannedUnitDevelopmentDistrict;and WHEREAS,inadditiontotherequestforrezoningapproval,theapplicanthasalso requestedapprovalofaDevelopmentStagePUDsiteplanapprovefora23unit,multi- familyhousingdevelopment;and WHEREAS,theproposed23unitmulti-familyapartmentcommunitywithconditionsmeets applicableperformancestandardsoftheCity’sZoningOrdinanceandspecificallythose applicableprovisionsoftheCity’sdowntowndevelopmentgoalsandobjectives;and WHEREAS,thePlanningCommissionheldapublichearingonApril5,2016onthe applicationandtheapplicantandmembersofthepublicwereprovidedtheopportunityto presentinformationtothePlanningCommission;and WHEREAS,thePlanningCommissionconsideredallofthecommentsandthestaffreport, whichareincorporatedbyreferenceintotheresolution;and WHEREAS,thePlanningCommissionoftheCityofMonticellomadethefollowing FindingsofFactinrelationtotherecommendationofapproval: 1.TheproposedprojectcomplieswiththeintentoftheuseofPlannedUnit DevelopmentinthattheflexibilityofferedunderPUDisutilizedtofurtherthe objectivesfortheareawithintheCityComprehensivePlan. 2.Withconditions,DevelopmentStagePUDplansmeetallapplicablerequirementsof theCity’sZoningOrdinance. 3.ExceptasotherwiseallowedperPUDflexibility,allapplicablerequirements performancestandardsoftheCity’sZoningOrdinancewillbesatisfied. 4.TheadditionofresidentialunitstothedowntownisconsistentwiththeCity’s redevelopmentobjectives. 5.Theresidentialprojectonthesubjectsitecontributestoareasonabletransitionofland usesbetweenthecommercialcoreandresidentialneighborhoodstothewest. 6.Buildingdesign,includingcommonareasonthegroundfloor,complieswiththe generalintenttolimitgroundfloorresidentialusesinthearea. 7.Buildingmaterials,includingextensiveglassandmasonry,isconsistentwiththe requirementsofthezoningordinanceanddowntowndevelopmentobjectives. CITYOFMONTICELLO WRIGHTCOUNTY,MINNESOTA PLANNINGCOMMISSION RESOLUTIONNO.PC-2016-006 2 WHEREAS,thePlanningCommissionheldapublichearingtoconsiderthematteratits regularmeetingonApril5th,2016andtheapplicantandmembersofthepublicwere providedtheopportunitytopresentinformationtothePlanningCommission;and WHEREAS,thePlanningCommissionhasconsideredallofthecommentsandthestaff report,whichareincorporatedbyreferenceintotheresolution;and NOW,THEREFORE,BEITRESOLVED,bythePlanningCommissionoftheCityof Monticello,MinnesotathattheproposedrezoningandDevelopmentStagePUDsiteplanis herebyrecommendedforapproval,subjecttotheconditionsasoutlinedinExhibitZofthe staffreportofApril5th,2016. ADOPTED this5th dayofApril,2016,bythePlanningCommissionoftheCityof Monticello,Minnesota. MONTICELLOPLANNINGCOMMISSION By:_______________________________ BradFyle,Chair ATTEST: ___________________________________________ AngelaSchumann,CommunityDevelopmentDirector Lots 1-3, Block 36, Original Plat M onticello, 155-010-036030 C reated by : C ity of Monticello Landmark II PUD Master's Fifth Avenue, Inc., and BG&J Properties, LLC, (the subsequent owner/developer) is applying for a change of use for the property at 213 3RD ST W. This will change the zoning from CCD District to a Planned Unit Development in the CCD District to accommodate plans for Landmark Square II, which will be developed as the West 3rd Building, a 23 unit apartment building that will lease to residents who are in the 55 year old and older category Background for the West 3rd Building Development: According to the stated policy of Monticello, a mix of uses in the Downtown is desirable. Currently there is big box retail, small space retail, office, single family housing, multi-family housing, and commercial entities. These functions all work together to support a healthy interactive economic system. The West 3rd Building Development is a 23 unit apartment three story building with 16 garages and adequate parking that is designed for 55 year old and older residents . These are residents who want to live within walking distance of shopping, restaurants, parks, employment, and community activities. Adding this group of people to the Downtown increases the diversity of our city, adds to the number of civic contributors, and provides instant consumers for downtown businesses. This project will be built on the edge of the CCD District, an ideal transition from single family homes to the West to the commercial/business to the East. The West 3rd Building Development contributes to an atmosphere that encourages people to move, work and stay in Monticello. Action by the City to support this project will send a clear signal that the market in Downtown Monticello is thriving and that it is a great place to live, work, and play. This project will comply with the conditions established by the city comprehensive plan. It is anticipated that it will increase property values, add to the safety of the area, create positive traffic, encourage other development, and be an aesthetically pleasing addition to this area. The main reason for the Planned Unit Development is to increase density in the project. All other codes and conditions are planned to remain the same. Having a larger number of consumers will increase the viability of the downtown area, an area that needs more traffic, not less. Included in the project is street parking along 3rd street which provides parking in addition to the already adequate site parking. This parking will be constructed to coordinate with similar areas in the downtown. Street lighting will coordinate with the theme designed by the city for the downtown. Garages have been placed to allow visibility to other businesses in the area and the exteriors of the garages will coordinate with the design standards established by the city. This project is a great use for this site. A mix of residential, business and retail in existing downtowns has been shown to be a concept that works well to provide a healthy economy. In general, redevelopment in Downtown Monticello has been tough , as it has in surrounding cities. The last building constructed in downtown in last 14 years was Walgreens--that by a company that will acquire a site based on location alone, so price was not the primary consideration. Before that, Landmark Square I was built in 2002, Locust Commons strip center in 2000, and Monticello Mall/CUB Foods in 1998, all by Master's Fifth Avenue, Inc. Before that, the Ben Franklin/Walgreens/Schlenner Wenner building was constructed in 1987. While several projects have been proposed on this site over the last eleven years, none has been able to be built, mainly because of economic reasons. This may be the last best chance for development on this site for the foreseeable future. After approval, Master's Fifth Avenue, Inc., and BG&J Properties, LLC, (the subsequent owner/developer) understands and is prepared to fund the project, the PUD process, the city specifications for street and utility improvements as agreed upon, and the guarantees therein involved. At this time, a previous survey has been submitted with an updated survey in process. Lighting location, style, mounting and light distribution have yet to be determined by the architect and will be available during the final PUD application process. There are no park areas proposed, but plans call for additional sidewalks on the property. CO L E G R O U P AR C H I T E C T S L L C . Project No. 16010 Issue Date xx-xx-2016 Revision: 21 6 P a r k A v e n u e S o u t h Su i t e 1 0 2 Sa i n t C l o u d , M N 5 6 3 0 1 (3 2 0 ) 6 5 4 - 6 5 7 0 ww w . c o l e g r o u p a r c h i t e c t s . c o m & SPECIFICATIONS SC H U L T Z E N G I N E E R I N G & S I T E D E S I G N PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N P R E L I M I N A R Y C I V I L C H E C K S E T - 0 3 / 0 7 / 2 0 1 6 FILLING AND GRADING 1) Rough grading of all areas within the construction limits, including adjacent transition areas shall be reasonably smooth and compacted. The rough graded subgrade surface generally shall not be more than 6 inches above or below the established subgrade elevations. All ditches, swales, and gutters shall be graded to drain adequately. The subgrade shall be evenly sloped to provide drainage away from building walls in all directions at a minimum slope of 1%. The Contractor shall provide rounded transitions at top and bottom of banks and other breaks in grade. 2) Fill and backfill materials shall be inorganic soils free of roots, rocks, boulders, and debris. 3) Bedding material or granular backfill larger than 2" in its largest dimension shall not be allowed within 2 feet of new underground pipes. Material larger than 3" in its largest dimension shall not be allowed within 1 foot of subgrade elevation. 4) Imported compacted fill material shall have a maximum of 12 percent passing the #200 sieve, by weight. The proposed fill material shall be tested by an independent testing lab for suitability as compacted fill for this project. The Contractor shall pay for the testing services and provide a copy of the test results to the Engineer. 5) The Contractor shall fill and grade as necessary to bring surface to required elevations, and provide all materials necessary, whether obtained on or off the project site. 6) The Contractor shall place compacted material in uniform horizontal lifts not exceeding 8" in depth for clay soils, and 12" in depth for sandy soils, and compact as required to achieve specified density. 7) Compaction shall be obtained with the use of vibratory rollers or rammers. During compaction, fill material shall contain moisture content, as necessary, for the required compaction as indicated by an independent testing laboratory. The moisture shall be uniform throughout each lift. If the material is too dry, water shall be added with approved equipment and methods, which will not wash out fine material. If the material is too wet, it shall be dried by harrowing, disking, blading, or other approved methods recommended by the independent testing laboratory. 8) Areas designated for pavement in excavated (cut) areas shall be scarified to a depth of 1 foot. The Contractor shall bring the subgrade material to optimum moisture content as indicated by the independent testing laboratory, and compact the subgrade to the specified density listed below for soils underneath pavements. UNFORESEEN OBSTACLES 1) The Engineer shall be contacted immediately if any unforeseen major obstacles are encountered during excavation, such as abandoned wells, abandoned or functioning utilities, subsurface streams or rock, etc., which would add significant expense to the Contractor. 2) The Contractor shall still be responsible for completing all work required for this project where encountered conditions may be reasonably determined from a soils/geotechnical report and review of the project site and contract documents. DEWATERING 1) Surface drainage shall be provided during construction in a manner so as not to create a nuisance to adjacent areas. 2) All excavations shall be free of water during construction within the excavations. Dewatering shall be accomplished by pumping or trenching, and shall be conducted regardless of the cause, source, or nature of the water. 3) Berms, cofferdams, or piling shall be provided as necessary to protect excavations. 4) Excavations shall be sloped to drain, and necessary pumps, hoses and other equipment shall be provided to keep excavation free of water. 5) All temporary equipment used for dewatering shall be removed from the site when no longer necessary. SUBGRADE PREPARATION 1) Finished subgrade elevations shall be as follows: a) Bituminous pavement (parking lot): 9" below finish grade. b) Bituminous pavement (public right-of-way): 91 2" below finish grade. b) Concrete pavement/apron: 13" below finish grade. c) Concrete sidewalk: 4" below finish grade (plus thickened edge). d) Lawn areas: 4" below finish grade. e) Planting areas: See Landscaping Plans/Details 2) The tolerance for areas to be paved shall not exceed 0.15 feet above or below plan subgrade. 3) The Contractor shall protect newly graded areas from erosion. Settlement or washing that occurs prior to acceptance of the Work shall be repaired and grades re-established. TOPSOIL 1) Adequate imported and/or stockpiled salvageable topsoil shall be utilized for this project. 2) Topsoil shall be free of clay lumps, roots, brush, large stones, and debris, and shall have a minimum organic content of 5 percent. 3) Remove topsoil to its entire depth from areas, which are to be disturbed by new construction work. Existing lawn areas, which are not in the proposed construction area(s) shall remain in place. The Contractor shall field verify topsoil depths between any soil borings, and remove to greater depths than indicated in the soils report if such conditions are encountered. Salvaged topsoil shall be maintained in stockpiles. 4) Stockpiled topsoil shall only be used for finish grading of new lawn areas. Excess topsoil shall be removed from the site by the Contractor. 5) Protect all existing lawn areas, plantings, and other landscaping to remain in place. Any damaged areas shall be replaced at the Contractor's expense. PLAN GRADES 1) Elevations shown on the project drawings are finished grade elevations, unless noted otherwise. Elevations not specifically indicated shall be determined by interpolation of uniform slope between spot elevations and/or contours, or between such points and existing elevations. Adequate slope shall be constructed to provide positive drainage away from structures. 2) If inconsistencies exist on the plans between contours and spot elevations, the spot elevations shall govern. PROJECT CONDITIONS 1) The Contractor shall become familiar with the project site, and compare actual conditions in the field with those shown on the project drawings. The Contractor shall contact the Engineer immediately if any inconsistencies are found between the existing conditions and the project drawings. 2) No extra compensation will be allowed due to unusual conditions which could have reasonably been determined or anticipated by examination of the project site and project drawings. EARTHWORK NOTES PROTECTION 1) The Contractor shall maintain all benchmarks, monuments and other reference points. If any are disturbed or destroyed, they shall be replaced at the Contractor's expense. 2). The Contractor shall contact the Engineer immediately if any unknown functioning underground utilities are discovered during the course of the project, which may interfere with construction. The Contractor shall wait for instructions before proceeding. 3) The Contractor shall be responsible for any damage to functioning underground or overhead utility lines. Damaged utilities shall be repaired immediately and service restored at no additional cost to the Owner. 4) The Contractor shall provide barricades, shoring and other safety measures required by OSHA. 5) The Contractor shall protect all adjacent existing facilities from damage, including, but not limited to settlement due to excavations, erosion, etc. The Contractor shall be responsible for the repair of such damages. SPREADING TOPSOIL AND FINISH GRADING 1) Scarify subgrade to depth of 3" prior to placing topsoil. Spread topsoil evenly over complete subgrade as follows: a) Lawn Areas on Private Property: Spread 4" lightly compacted layer of topsoil. b) Lawn Areas in Public Right-of-way: Per City requirements c) Planting Areas: See Landscape Plan/Details 2) Finish grade accurately within 0.15 feet of finish grades shown on the project drawings, less the thickness of any sod where it is to be installed. Slope all grades away from buildings to provide positive drainage. 3) Prepare topsoil suitable to receive seed and/or sod. Grading of areas designated for topsoil shall be reasonably smooth and even, and in accordance with MNDOT Spec. 2105.3G and 2574.3A4. All debris and stones exceeding 3" in diameter shall be removed from the soil surface of these areas prior to seeding. Areas compacted by vehicles or storage of materials shall be plowed, disked and harrowed to match texture of other finish graded areas. 4) Grass seed shall be in accordance with MnDOT Spec. 3876, seed mix No. 25-131, applied at the rate of 220 pounds per acre or as indicated on the landscape plans. Mulch shall be applied and discanchored to all seeded areas and shall meet the requirements of MnDOT Spec. 3882, Type 3 or as otherwise indicated by the Engineer. DISPOSAL OF EXCESS WASTE MATERIALS 1) The Contractor shall remove excess excavated material, debris, and waste materials, from the Owner's property and legally dispose of it in accordance with all governing codes. 9) The Contractor shall not place fill material when either the fill material, or the material on which it is to be placed, is frozen. Any soft or yielding areas appearing in the fill resulting from frost, rain, or any other reason whatsoever shall be scarified, removed, recompacted and/or otherwise rectified to the satisfaction of the Engineer before any new fill is placed. STANDARDS AND REFERENCES Materials and construction methods specified in the plans reference the Minnesota Department of Transportation (MNDOT) Standard Specifications for Construction. The Contractor shall obtain a current copy of MNDOT's Standard Specifications for Construction and review the specification sections applicable to the plans. It is mandatory that the Contractor be knowledgable of the applicable MNDOT specification sections during construction. No additional compensation will be paid to the Contractor for additional work due to unfamiliarity with the applicable specification sections. Contractor shall refer to the geotechnical report for additional requirements and recommendations. COMPACTION TESTS 1) Utility Trench Backfill: The Contractor's independent soils technician and approved testing laboratory shall perform in-place density and moisture tests at random depths in trench backfill at 100 foot intervals, or fraction thereof. Compaction of trenches shall be a minimum of 95% of the maximum dry density (as determined by the independent testing laboratory) in lawn areas, and at depths greater than 3 feet below areas designated for pavement. Compaction of trenches at depths within 3 feet of paved surfaces shall be a minimum of 100% of the maximum dry density. 2) Compacted Fill Under Pavements: Compaction tests shall not be required beneath new pavements. Adequate compaction of materials under pavements shall be determined by test rolling the subgrade, and checking for excessive rutting. Test rolling shall be performed as per MNDOT Spec. 2111. 3) Areas exhibiting a failed compaction test shall be re-compacted and re-m tested to the satisfaction of the Engineer prior to acceptance of the project. 4) Copies of all compaction testing and test roll observation reports shall be provided to the Engineer. 5) Optimum moisture-density relationship will be determined by testing laboratory in accordance with ASTM D698 and maximum density determination made by Method D of ASTM D698 unless otherwise noted in these specifications. BITUMINOUS BASE AND SURFACE COURSE 1) Mix Designation Numbers for the bituminous mixtures on this project are per MNDOT Spec. 2360 CONSTRUCTION METHODS 1) Properly clean base course and deliver hot mix asphaltic concrete in clean tight vehicles with covers if necessary. 2) Bituminous Testing: a) Test temperature of first truck. b) Ordinary compaction (MNDOT 2360.6C) BITUMINOUS PAVEMENT NOTES STANDARDS 1) Minnesota Standard Specifications for Highway Construction, most recent edition. GRANULAR BASE COURSE 1) Compacted thickness of finished base course: 6" 2) Process material for aggregate base shall meet the requirements of MNDOT Spec. 3138, Class 5.. 3) The subgrade shall be tested and observed to the satisfaction of the Engineer prior to placement of aggregate base material. Install base material as required to accommodate new plan grades. 2) Pavement smoothness requirements will be waived for this project. 3) Density for the bituminous mixture on this project will be the ordinary compaction method (MNDOT 2360.6C). 4) Parking Lot: Bituminous Base course shall conform to MnDOT 2360, Type SPNWB330B and shall be 11 2 inches thick after compaction. Bituminous Surface course shall conform to MnDOT 2360, Type SPWEB340B and shall be 11 2 inches thick after compaction. 5) Public Right-of-way: Bituminous Base course shall conform to MnDOT 2360, Type SPNWB330B and shall be 2 inches thick after compaction. Bituminous Surface course shall conform to MnDOT 2360, Type SPWEB340B and shall be 11 2 inches thick after compaction. 5) Place no asphaltic mixture when the atmospheric temperature is below 45 degrees and falling, nor should pavement be placed under wet conditions. 6) Mixing a) Paving mixture: Uniform mixture of course aggregate, fine aggregate, mineral filler and asphaltic material. b) Grading and mixing: Conform to applicable sections of the Minnesota Standard Specifications for Highway Construction, Section 2360. 2) Lay to a smooth surface without segregation of material and attain compaction as early as possible. Commence rolling while the material is hot, (minimum spread temperature 250 degrees F.) as soon as it will support the roller without undue displacement or hairline cracking and continue until a minimum of 96% of maximum has been attained, no further compression can be attained and all roller marks are eliminated. 3) The completed surface: Smooth, free of pockets that will retain water and shall not vary more than 1/16" per foot nor more than 1/4" under a 16' straight edge. Entire surface must drain. No flat areas are permitted. 4) Perform all Work in accordance with the applicable requirements of the Minnesota Standard Specifications for Highway Construction. PAINTED LINES 1) Special marking paint compound especially for striping bituminous paving in one coat. 2) Manufacturers: Pratt & Lambert, Inc.; Sherwin Williams Co. or DuPont Co. 3) Colors: Use white paint for concrete and asphalt. 4) All surfaces to be painted must be thoroughly clean and dry. 5) Lay out painted lines with chalk on pavement in accordance with Project Drawings. 6) Accurately apply paint to the chalk marks, using striping machines, 4" wide stripes. 7) Apply paint in strict accordance with the manufacturer's directions. 8) Protect all paint from damage by traffic until dry. 9) Apply handicap logo at handicap stall. FIELD QUALITY CONTROL 1) Aggregate Base Testing: a) The granular base course shall be test rolled and observed by the Contractor's independent soils technician as per MNDOT 2211.3C2 (Quality Compaction Method). Once the base course has been tested to the satisfaction of the Engineer, pavement may be placed. b) One mechanical analysis (ASTM D-422) per 500 cubic yards of base or fraction thereof. 5) Place in layers not exceeding 4" thickness (loose). 6) Compact with pneumatic or vibrating steel drum rollers. 7) After base course has been graded and compacted, thoroughly wet and slush roll with roller until all aggregates are thoroughly embedded. 8) Allow base course to cure for a minimum of 72 hours prior to bituminous course application. 4) Wet base material to approximate optimum moisture content either prior to delivery to job site or as soon as practical after being placed on subgrade. CONCRETE PAVEMENT, CURB & GUTTER, AND SIDEWALK STANDARDS 1) ACI 318, ACI 315, CRSI, ACI 301, latest adoptions. 2) Minnesota Standard Specifications for Construction, most recent edition GRANULAR BASE COURSE MATERIAL 1) Compacted thickness of finished base: 6" - Concrete Pavement/Aprons 4" - Concrete Sidewalk 2) Base material shall consist of MNDOT 3149.2B2 Select Granular Borrow. PORTLAND CEMENT 1) ASTM C150, Type I plus an approved air entraining agent, or Type IA air-entraining Portland cement. WATER 1) Clean, fresh and potable, MnDOT Spec. 3906. AIR ENTRAINING ADMIXTURES 1) ASTM C260. 2) Provide entrainment of 4 - 7 percent by volume. OTHER ADMIXTURES 1) MnDOT Spec. 3113. 2) Calcium Chloride or materials containing chlorides or nitrates shall not be allowed. AGGREGATES 1) Coarse: MnDOT Spec. 3137. 2) Fine: MnDOT Spec. 3126. CONCRETE PLACEMENT 1) Place concrete as soon as possible after mixing. Place before initial set has occurred, and in no event after it has contained its water content for more than one hour. 2) Avoid overworking concrete or allowing concrete to fall unrestricted for excessive vertical distances, and other situations which can cause segregation of the aggregates. 3) Concrete pavements shall be placed in accordance with applicable portions of MnDOT 2301. 4) Sidewalks shall be placed in accordance with MnDOT 2521. 5) Curb and gutter shall be placed in accordance with MnDOT 2531. PROTECTION 1) Provide adequate protection against rain, sleet and snow before and during placement and finishing of concrete. 2) Protect concrete from premature drying. Provide temporary covering as required. Keep concrete continuously moist for 7 days. 3) Treat concrete with membrane curing compound in accordance with MnDOT 2531.3G. COLD WEATHER CONCRETE 1) Do not place concrete when the atmospheric temperature is below 40 degrees F., or when the concrete is likely to be subjected to freezing temperatures within 24 hours after it has been deposited unless adequate temporary heating is provided. 2) Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from freezing for the following 5 days. 3) No frozen materials may be used in the concrete. Chemicals may not be used to prevent freezing unless approved by the Engineer. 4) Perform all cold weather concreting in accord with ACI 306. HOT WEATHER CONCRETE 1) Do not place concrete when the atmospheric temperature is above 100 degrees F. 2) Maintain concrete temperature of 40 to 90 degrees F. for 3 days. Protect from temperatures over 90 degrees for the following 5 days. 3) Thoroughly wet dry porous surfaces before concreting. 4) Water reducing admixtures with retarding properties are required for all concrete placed when the temperature exceeds 80 degrees F. 5) Perform all hot weather concreting in accord with ACI 305. QUALITY CONTROL 1) The Contractor shall hire an independent testing firm to provide the following tests: a) The independent testing technician shall perform random field testing of the fresh concrete including slump, air content, and temperature. (ASTM C143, C173, C231 and C138). One series of the aforementioned tests shall be performed on the first load of concrete. b) The independent testing technician shall cast a set of four compression test cylinders for the first load of concrete as well as 1 set for every 100 cubic yards, or fraction thereof, of concrete thereafter. Compression tests shall be performed on one test cylinder at 7 days and two test cylinders at 28 days. The fourth test cylinder shall be retained in the event of failing compression tests on the 28-day test cylinders. 3) Concrete Specifications: a) 3A22: 1-2" slump, 3900 psi, 4-7% air b) 3A32: 2-3" slump, 3900 psi, 4-7% air c) 3Y43: 3-4" slump, 4300 psi, 4-7% air d) Temperatures of all concrete during placement shall be 50-deg F to 90-deg F FINISHING 1) Provide a broomed finish on exterior sidewalks and ramps unless noted otherwise. PROPORTIONING AND DESIGN OF MIXES 1) MnDOT Spec. 2461.3 2) Concrete Classifications a) Curb and gutter, slip-formed concrete: 3A22 b) Sidewalk, aprons, incidental concrete, manual curb & gutter: 3A32 c) Concrete pavements or aprons: 3Y43 d) Repair concrete, fast strength concrete: 3Y43 UTILITY NOTES STANDARD SPECIFICATIONS 1) The following standard specifications shall apply to this project: a) Minnesota Plumbing Code - MN Rules Chapter 4714 (MN Dept. of Labor and Industry-MNDLI) b) Uniform Plumbing Code, latest edition (UPC) c) "What you need to know about utility service connections in the 2015 Minnesota Plumbing Code" http://www.dli.mn.gov/CCLD/PDF/pe_usc.pdf d) City Engineers Association of Minnesota (CEAM) Standard Specifications e) American Society for Testing Materials (ASTM) f) American National Standards Institute (ANSI) g) American Water Works Association (AWWA) h) Minnesota Department of Transportation "Standard Specifications for Construction" (MN/DOT) 2) The Contractor shall comply with all local ordinances and codes 3) Certifications of all utility materials, as well as shop drawings, shall be submitted to the Engineer for review MANHOLES AND CATCH BASINS - SANITARY AND STORM 1) Unless otherwise noted, manhole and catch basin structures shall consist of precast concrete, and meet the requirements of Section 719.6 of the UPC (sanitary only), and Sections 2621.2C and 2621.3D of the CEAM Standard Specifications 2) Catch basins shall be provided with the following castings: a) Along curbline: Neenah R-3246 per City of Monticello standards b) Isolated (in paved area): Neenah R-2553 c) Isolated (in vegetated area): Neenah R-2560-EA w/ type "C" grate 3) Manholes shall be provided with the following castings: a) Sanitary: Neenah R-1642-A per City of Monticello standards b) Storm: Neenah R-1642-A per City of Monticello standards POLYVINYL CHLORIDE (PVC) PIPE AND FITTINGS - SANITARY 1) Smooth walled polyvinyl chloride pipe and fittings shall consist of SDR 26 or SDR 35 pipe, unless noted otherwise, and meet the requirements of ASTM D3034 and Section 2621.2A5 of the CEAM Standard Specifications 2) All pipe and fittings shall be SDR 35 for depths of up to 20 feet, and SDR 26 for depths exceeding 20'. 3) Pipe joints shall meet the requirements of Section 2621.3A3 of the CEAM Standard Specifications. TESTING REQUIREMENTS 1) Water and sewer pipe, fittings, and appurtances shall be inspected and tested as per Sections 2611.3E-2611.3H and 2621,3F-2621.3H of the CEAM Standard Specifications. 2) In the event of discrepancies between the testing requirements of the MN Plumbing Code and the CEAM Standard Specifications, the most stringent will govern. DUCTILE IRON (DIP) PIPE AND FITTINGS - WATER 1) Ductile iron pipe and fittings shall meet the requirements of Table 604.1 of the UPC, and Section 2611.2A1 of the CEAM Standard Specifications 2) Pipe joints shall meet the requirements of Section 605.5 of the UPC, and Section 2611.3B of the CEAM Standard Specifications. Stainless steel fasteners shall be prohibited. 3) 6" pipe shall be Class 52. 8" and larger pipe shall be Class 50. POLYVINYL CHLORIDE (C900 PVC) PIPE AND FITTINGS - WATER 1) Polyvinyl chloride pressure pipe and fittings shall meet the requirements of Table 604.1 of the UPC, and Section 2611.2A3 of the CEAM Standard Specifications 2) Pipe joints shall meet the requirements of Section 605.4 of the UPC, and Section 2611.3B of the CEAM Standard Specifications. HIGH DENSITY POLYETHYLENE PIPE (HDPE) AND FITTINGS - STORM 1) HDPE pipe and fittings shall meet the requirements of ASTM F2306, and Section 2621.2A8 of the CEAM Standard Specifications 2) Pipe joints shall meet the requirements Section 2621.3A3 of the CEAM Standard Specifications 3) Minimum wall thickness shall be 0.035 inches for 12 and 15 inch diameter pipe, and shall be 0.05 inches for 18 and 24 inch diameter pipe. 4) HDPE storm sewer crossing above and within 10-ft of existing or proposed water main or services shall meet the following standards per the MN plumbing code: 4" - 10" Diameter: AASHTO M252 12" - 60" Diameter: ASTM F2306 Fittings: ASTM D3212 GATE VALVES - WATER 1) Gate valves shall meet the requirements of Sections 2611.2C and 2611.3D of the CEAM Standard Specifications HYDRANTS - WATER 1) Hydrants shall meet the requirements of Sections 2611.2B and 2611.3D of the CEAM Standard Specifications 2) Hydrants shall be Waterous WB67, or approved equal BLOCKING AND ANCHORING - WATER 1) Water main blocking and anchoring shall meet the requirements of Section 2611.3A4 of the CEAM Standard Specifications 2) Provide thrust reaction blocking consisting of concrete with a minimum 28 day compressive strength of 2000 psi. 3) Place between undisturbed ground and the fitting to be anchored. Place thrust blocking so that the pipe and fitting joints are accessible for repair. 4) Mega-Lugs may be used in lieu of thrust block if allowed by local utility. WATER SERVICE PIPE AND CURB STOPS 1) Copper tubing for water services shall meet the requirements of Table 604.1 of the UPC, and Section 2611.2D of the CEAM Standard Specifications 2) HDPE pressure pipe for water services shall meet the requirements of ASTM D2239, ASTM D2737, ASTM D3035, AWWA C901, CSA B137.1, and Section 2611.2D of the CEAM Standard Specifications 3) Curb stops for water services Section 2611.2D of the CEAM Standard Specifications REINFORCED CONCRETE SEWER PIPE (RCP) AND FITTINGS - STORM 1) RCP pipe and fittings shall meet the requirements of ASTM C76, and Section 2621.2A3 of the CEAM Standard Specifications 2) Pipe joints shall meet the requirements of Section 2621.3A3 of the CEAM Standard Specifications 3) The ASTM strength class of pipe shall be Class III unless otherwise shown on the Plans. 4) The pipe shall be drawn together by some approved method of jacking or winching. This pressure must be maintained until sufficient backfill is placed to keep the joint from opening. END SECTIONS - STORM 1) End sections shall be provided at all pipe inlets and outlets. 2) The end sections shall consist of material matching the material of the pipe, which it is being connected to. Materials and joints shall be as per the specifications described above for the applicable pipe material. 3) The last 3 joints of RCP shall be tied, and the end section shall the be provided with an approved trash guard. INSTALLATION 1) Unless otherwise noted, installation of all water and sewer pipe, fittings, and appurtenances shall be as per the CEAM Standard Specifications. GENERAL NOTES CO L E G R O U P AR C H I T E C T S L L C . Project No. 16010 Issue Date xx-xx-2016 Revision: 21 6 P a r k A v e n u e S o u t h Su i t e 1 0 2 Sa i n t C l o u d , M N 5 6 3 0 1 (3 2 0 ) 6 5 4 - 6 5 7 0 ww w . c o l e g r o u p a r c h i t e c t s . c o m STANDARD DETAILS SC H U L T Z E N G I N E E R I N G & S I T E D E S I G N PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N P R E L I M I N A R Y C I V I L C H E C K S E T - 0 3 / 0 7 / 2 0 1 6 CO L E G R O U P AR C H I T E C T S L L C . Project No. 16010 Issue Date xx-xx-2016 Revision: 21 6 P a r k A v e n u e S o u t h Su i t e 1 0 2 Sa i n t C l o u d , M N 5 6 3 0 1 (3 2 0 ) 6 5 4 - 6 5 7 0 ww w . c o l e g r o u p a r c h i t e c t s . c o m STANDARD DETAILS SC H U L T Z E N G I N E E R I N G & S I T E D E S I G N PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N P R E L I M I N A R Y C I V I L C H E C K S E T - 0 3 / 0 7 / 2 0 1 6 BITUMINOUS PAVEMENT SECTION (PARKING LOT) NTS1 11 2" BITUMINOUS WEARING COURSE (MNDOT 2360 TYPE SPWEB340B) 6" MNDOT CLASS 5 AGGREGATE BASE APPROVED COMPACTED SUBGRADE 11 2" BITUMINOUS BASE COURSE (MNDOT 2360 TYPE SPNWB330B) TACK COAT BETWEEN BITUMINOUS COURSES BITUMINOUS PAVEMENT SECTION (PUBLIC R/W) NTS2 11 2" BITUMINOUS WEARING COURSE (MNDOT 2360 TYPE SPWEB340B) 6" MNDOT CLASS 5 AGGREGATE BASE APPROVED COMPACTED SUBGRADE 2" BITUMINOUS BASE COURSE (MNDOT 2360 TYPE SPNWB330B) TACK COAT BETWEEN BITUMINOUS COURSES CURB & GUTTER (MNDOT B612) NTS 2" MIN. COMPACTED MNDOT CLASS 5 AGGREGATE BASE BELOW CURB AND GUTTER APPROVED COMPACTED SUBGRADE CONCRETE 7" 6" 6" 8" 13 1 / 2 " R3" R3" 3 4" PER FT SLOPE NOTES 1. FOR AREAS WHERE DRAINAGE IS DIRECTED AWAY FROM THE CURB, THE GUTTER SHALL BE TILTED TO DRAIN FROM THE CURB 2. CONCRETE SHALL MEET THE REQUIREMENTS OF MNDOT CONCRETE MIX 3A22 3. MNDOT B612 CURB AND GUTTER SHALL MEET THE REQUIREMENTS OF STANDARD MNDOT PLATE 7100 20" 3 - PARKING LOT CONCRETE APRON/PAVEMENT SECTION NTS 7" CONCRETE (MNDOT CONCRETE MIX 3Y43) 6" MNDOT 3149.2B2 SELECT GRANULAR BORROW APPROVED COMPACTED SUBGRADE REINFORCEMENT: #4 BARS AT 24" O.C., EACH WAY NOTE: PLACE CONCRETE REINFORCEMENT AT THE MIDDLE OF THE PAVEMENT THICKNESS 4 ADA RAMP NTS 1:10 SLO P E MAX . 6" CURB FACE TRUNCATED DOMES AS PER MNDOT STD. PLATE 7038A 1:10 SLO P E MAX . 1: 1 2 S L O P E M A X . SI D E W A L K 6' 10' 6' 6' 6" CURB FACE 5 ADA RAMP NTS 1:12 SLO P E MAX . 6" CURB FACE TRUNCATED DOMES AS PER MNDOT STD. PLATE 7038A SIDE W A L K SIDE W A L K 6' 6' 6' 6' 6" CURB FACE 1:12 SLO P E MAX . PAVEMENT 6 CONCRETE SIDEWALK SECTION NTS 4" CONCRETE (MNDOT CONCRETE MIX 3A32) 4" MNDOT 3149.2B2 SELECT GRANULAR BORROW APPROVED COMPACTED SUBGRADE CONTRACTION AND EXPANSION JOINTS SHALL BE CONSTRUCTED AS PER MNDOT SPEC. 2521.3C2 7 THICKENED EDGE SIDEWALK NTS 6" 6" CONTRACTION AND EXPANSION JOINTS SHALL BE CONSTRUCTED AS PER MNDOT SPEC. 2521.3C2 PARKING LOT 1" CHAMFER 4" CONCRETE (MNDOT CONCRETE MIX 3A32) 4" MNDOT 3149.2B2 SELECT GRANULAR BORROW APPROVED COMPACTED SUBGRADE 8 STUMP T T FIBER OPTIC STUMP RIM = 927.55 INV. = 924.27 RIM = 927.58 INV. = 923.82 RIM = 927.80 INV. = 923.64 RIM = 927.09 INV. = 924.22 RIM = 927.34 INV. = 923.29 RIM = 927.94 INV. = 921.07 RIM = 927.28 INV. = 923.98 RIM = 928.62 INV. = 921.94 RIM = 931.14 INV. = 927.93 RIM = 931.19 INV. = 927.32 RIM = 931.29 INV. = 922.84 RIM = 931.28 INV. = 920.37 RIM = 931.22 INV. = 923.4 RIM = 930.00 INV. = 917.74 RIM = 928.82 INV. = 924.15 HOUSE GA R A G E HOUSE GA R A G E H O U S E SH E D CO N BI T . D R I V E W A Y C O N . S T E P S CO N . S I D E W A L K BITU M I N O U S D R I V E W A Y & PARK I N G W / C U R B GA R A G E BIT . CO N C R E T E 12 "15 " 12 " 12 " 12 " S T O R M S E W E R 12 " STONE GRILL COMPOST G A R A G E TR A S H AP A R T M E N T & G A R A G E RIM = 927.28 INV. = 923.06 T)(M E AS.) 49. 1 7 ( M E A S . ) 49. 0 0 ( P L A T ) 1 : 16 6 . 2 0 ( M E A S . ) 16 5 . 0 0 ( P L A T ) 6 : 19 9 . 0 8 ( M E A S . ) 19 8 . 0 0 ( P L A T ) 1 : 1 ( 33 0 . 0 0 ( P L A T ) 33 3 . 2 2 ( M E A S ) BUILDING B U I L D I N G B U I L D I N G B U I L D I N G B U I L D I N G BUILD LO C U S T S T . T H I R D S T . RIM = 928.61 INV. = 922.10 21 " R C P S T O R M RIM = 929.58 INV. = 925.86 18 " R C P 21 " R C P S T O R M 12 " R C P S A N . 12 " R C P S A N . 8" D I P W A T E R 8" D I P W A T E R INV = 922.33 (PER AS-BUILT) 8" D I P S T U B 15 " R C P S T U B 8" D I P / P V C S T U B INV = 921.45 24 " R C P S T O R M 30 " R C P S T O R M 24 " V C P S A N . CO L E G R O U P AR C H I T E C T S L L C . Project No. 16010 Issue Date xx-xx-2016 Revision: 21 6 P a r k A v e n u e S o u t h Su i t e 1 0 2 Sa i n t C l o u d , M N 5 6 3 0 1 (3 2 0 ) 6 5 4 - 6 5 7 0 ww w . c o l e g r o u p a r c h i t e c t s . c o m Scale: 1"=20'GRADING PLAN 0 20 40 80 SC H U L T Z E N G I N E E R I N G & S I T E D E S I G N PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N P R E L I M I N A R Y C I V I L C H E C K S E T - 0 3 / 0 7 / 2 0 1 6 PROPOSED APARTMENT BUILDING FFE = 1031.60 PROPOSED DETACHED GARAGE FFE = 1030.67 PROPOSED DETACHED GARAGE FFE = 1030.00 8" S T E P 8" S T E P 8" S T E P 8" S T E P PROPOSED DETACHED GARAGE FFE = 1028.00 PROPOSED DETACHED GARAGE FFE = 1028.67 PROPOSED DETACHED GARAGE FFE = 1029.33 CB1 RIM = 927.10 INV = 923.10 142 LF 12" RCP @ 0.45% STMH1 RIM = 928.80 INV = 922.47 CONNECT TO EXISTING 15" RCP STUB INV = 922.33 (FIELD VERIFY) 30 LF 12" RCP @ 0.45% EX EX EX EX EX EX EX EX 930 93 0 93 0 93 0 930 92 8 92 8 9 2 8 GRADING NOTES: 2. EXISTING TOPOGRAPHICAL INFORMATION WAS OBTAINED FROM A TOPOGRAPHICAL SURVEY PROVIDED BY O'MALLEY & KRON LAND SURVEYORS, COLD SPRING, MN (320) 685-5905. 3. BENCHMARK: CONTACT O'MALLEY & KRON LAND SURVEYORS 4. NOTIFY ENGINEER IMMEDIATELY IF ANY INCONSISTENCIES ARE DISCOVERED BETWEEN ACTUAL SITE CONDITIONS AND WHAT IS SHOWN ON THE PLANS, WHICH ARE SIGNIFICANT ENOUGH TO ALTER THE INTENT OF THE DRAWINGS. 6. THE CONTRACTOR SHALL CONTACT GOPHER ONE CALL AT (800) 252-1166 FOR A UTILITY LOCATE PRIOR TO THE START OF CONSTRUCTION AND VERIFY LOCATIONS OF UTILITIES BEFORE BEGINNING WORK. 7. SEE SHEET C2 FOR STANDARD DETAILS. 15. ALL PROPOSED ELEVATIONS ARE TOP OF PAVING OR GUTTER, UNLESS NOTED OTHERWISE. PROPOSED ELEVATIONS ARE INTENDED TO PROVIDE POSITIVE DRAINAGE TOWARDS CATCH BASINS AND/OR OUTLETS. THE CONTRACTOR SHALL BE RESPONSIBLE TO PROVIDE THE REQUIRED ELEVATIONS, WHICH WILL PROMOTE POSITIVE DRAINAGE THROUGHOUT THE PROJECT SITE. 1. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS INCLUDING LOCATIONS, AND RIM AND INVERT ELEVATIONS, OF EXISTING DRAINAGE AND SANITARY STRUCTURES. LOCATION AND SIZE OF EXISTING SANITARY, WATER, AND STORM SEWER STUBS, AND EXISTING GRADES SHALL ALSO BE VERIFIED. 13. SPOT ELEVATIONS ARE FLOW LINE AND/OR FINISHED GRADES, UNLESS OTHERWISE INDICATED. TOP OF CURB ELEVATIONS ARE 6" ABOVE THE FLOW LINE SPOT ELEVATION SHOWN ON THE PLANS, UNLESS NOTED OTHERWISE. 5. IF REQUIRED BY THE MINNESOTA DEPARTMENT OF LABOR AND INDUSTRY, THE OWNER OR CONTRACTOR SHALL OBTAIN A PLUMBING PERMIT PRIOR TO THE INSTALLATION OF ANY STORM SEWER UTILITIES. 12. CONTRACTOR SHALL PERFORM CALCULATIONS TO VERIFY EARTHWORK QUANTITIES. CONTRACTOR'S BID SHALL BE BASED ON EARTHWORK CALCULATIONS COMPLETED BY THE CONTRACTOR NOTE: CADD FILES FOR ESTIMATING EARTHWORK QUANTITIES ARE AVAILABLE TO CONTRACTORS FOR PREPARING BIDS. IN ORDER TO RECEIVE THE CADD FILES, THE CONTRACTOR WILL NEED TO SIGN A HOLD-HARMLESS AGREEMENT PROVIDED BY SCHULTZ ENGINEERING & SITE DESIGN, AND AGREE TO PAY A $50 PROCESSING FEE. THE CADD FILES WILL BE RELEASED UPON RECEIPT OF THE CHECK 9. ALL LENGTHS OF STORM SEWER OR CULVERT PIPE SPECIFIED ON THIS PLAN INCLUDE THE LENGTHS OF ANY ASSOCIATED FLARED END SECTIONS. 11. FINISHED ELEVATIONS OF LAWN/GREEN AREAS ADJACENT TO BUILDINGS SHALL BE A MINIMUM OF 6" BELOW FINISHED FLOOR OR TOP-OF-BLOCK ELEVATION. 14. "EX" DENOTES EXISTING SPOT ELEVATIONS 10. TRASH GUARDS SHALL BE INSTALLED ON ALL STORM SEWER END SECTIONS. 8. HDPE STORM SEWER CROSSING ABOVE AND WITHIN 10-FT OF EXISTING OR PROPOSED WATER MAIN OR SERVICES SHALL MEET THE FOLLOWING STANDARDS PER THE MN PLUMBING CODE: 4" - 10" DIAMETER: AASHTO M252 12" - 60" DIAMETER: ASTM F2306 FITTINGS: ASTM D3212 SEE SHEET C6 FOR LOCATIONS OF NEW WATER MAIN AND SERVICES. PROPOSED DETACHED GARAGE FFE = 1029.40 SIDEWALK CROSS-DRAIN STMH2 RIM = 929.65 INV = 922.33 RETAINING WALL LENGTH = 38-LF HEIGHT = 0 TO 1'-8" NOTE: CROSS-SLOPE OF SIDEWALK AND PAVER AREAS WITHIN CITY RIGHT-OF-WAY SHALL BE 2.0% NOTE: CROSS-SLOPE OF SIDEWALK AND PAVER AREAS WITHIN CITY RIGHT-OF-WAY SHALL BE 2.0% CO L E G R O U P AR C H I T E C T S L L C . Project No. 16010 Issue Date xx-xx-2016 Revision: 21 6 P a r k A v e n u e S o u t h Su i t e 1 0 2 Sa i n t C l o u d , M N 5 6 3 0 1 (3 2 0 ) 6 5 4 - 6 5 7 0 ww w . c o l e g r o u p a r c h i t e c t s . c o m SWPPP - NOTES SC H U L T Z E N G I N E E R I N G & S I T E D E S I G N PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N P R E L I M I N A R Y C I V I L C H E C K S E T - 0 3 / 0 7 / 2 0 1 6 Existing Impervious Area Proposed Impervious Area Net Impervious Area Increase 0.20 acres 0.60 acres 0.40 acres Receiving Surface Waters The following surface waters could receive storm water runoff from this project, and are within 1 mile of the project site: Surface Water Impaired Water? Special Water? Type of Surface Water USEPA Approved TMDL for Impaired Water? Comments PROJECT INFORMATION Project Description This project will consist of the construction of a new 21-Unit Apartment Building, as well as detached garages, with footprints totalling approximately 12,600 SF. Bituminous parking lot and driveway areas, and sidewalk will also be included. Disturbed Area & Impervious Surface Tabulation Project not subject to SEDIMENT AND OTHER POLLUTANTS This SWPPP has been designed mainly to provide erosion and sediment control of naturally occurring soils at this site (ie: sands, loams, and clays). Although this SWPPP does address pollution prevention of other man-made materials, it is assumed that these materials will consist of debris from existing structures and pavements to be demolished, or debris and chemicals (ie: fuels, new paints, etc.) resulting from new construction. There are no known solid wastes or hazardous materials buried below grade at this site. If such wastes or hazard materials are discovered during construction, the SWPPP Coordinator (described below) will be responsible for notifying the Engineer. This SWPPP will then be revised to address he presence and disposal of these additional pollutants EROSION PREVENTION AND SEDIMENT CONTROL BMPS Standards and References Materials and construction methods of all BMPs included in this SWPPP shall be as per the Minnesota Department of Transportation (MNDOT) Standard Specifications for Construction, latest edition. The Contractor and SWPPP Coordinator shall obtain a current copy of MNDOT's Standard Specifications for Construction and familiarize themselves with the specification sections applicable to this SWPPP, as there are several BMPs that specifically reference these sections. The Contractor and SWPPP Coordinator shall be expected to be familiar with the applicable MNDOT specification sections during construction. No additional compensation will be paid to the Contractor for additional work due to unfamiliarity with these specification sections. Temporary and Permanent Stabilization All exposed soil areas (including stockpiles) shall be provided with temporary or permanent cover within 14 days of construction activity temporarily or permanently ceasing in that portion of the site. Temporary or permanent drainage ditches or swales, which drain off-site or to a surface water, and are within 200 lineal feet of the property line or surface water shall be provided with temporary or permanent cover within 24 hours of construction. Placement of temporary or permanent cover shall be initiated immediately upon suspension or completion of excavation operations. Temporary Cover: If the Contractor chooses to halt grading operations in a portion of the site (or the whole site) for a period exceeding 14 days, and grading operations (rough or finish grading) in the affected areas has not yet been completed, temporary cover shall be placed. Affected areas consisting of drainage ditches or swales connected to, and within, 200 lineal feet of a property line or surface water shall be provided with temporary cover within 24 hours of connection. Depending on the Contractor's schedule, the temporary cover shall consist of one of the following BMPs: 1). Discanchored Mulch a). Discanchored mulch may be used in an area of the site (or the whole site) if the Contractor is halting grading operations for a period that is relatively short, but exceeds 14 days. b). The mulch shall be Type 3 per MNDOT Spec. 3882 c). An adequate quantity of mulch shall be evenly distributed to achieve 90% coverage of the exposed soils. d). Mulch shall be placed as per MNDOT 2575.3F. e). All mulch shall be disc anchored as per MNDOT 2575.3G. Prior to the placement and discanchoring of the mulch, the soils shall be loosened and the area smooth-rough graded per MNDOT 2575.3B1. f). Any areas that are exposed as a result of wind action after the initial mulch placement shall be covered with additional mulch to maintain 90% coverage. 2). Temporary Seeding with Mulch a). Temporary seeding with mulch may be used in areas of the site (or the whole site) if the Contractor is halting grading operations for a period that is relatively long. Although mulch still needs to be applied as described above, once the temporary seeding/turf is established, the mulch will no longer need to be maintained. The temporary seeding/turf will require very little maintenance. b). Prior to the sowing of temporary seed, the soils shall be loosened and the area smooth-rough graded per MNDOT 2575.3B1. c). Contractor shall utilize Seed Mixes 100, 110, or 130 per MNDOT Spec. 3876 for temporary seeding. d). Temporary seeding shall be sown per MNDOT Spec. 2575.3D. e). Once temporary seeding has been sown, mulch shall be placed over the area as described above. Permanent Cover: Upon completion of finish grading and/or placement of topsoil, initiation of the placement of permanent cover shall begin immediately over all exposed areas. This includes areas designated for impervious surfacing (ie: buildings, pavements/gravel bases, sidewalks, etc.). Where the construction schedule will not allow for the placement of the permanent impervious surfacing within 14 days of the completion of finish grading, temporary cover shall be provided in these areas, as described above, until the permanent impervious surfacing can be constructed. Affected areas consisting of drainage ditches or swales connected to, and within, 200 lineal feet of a property line or surface water, shall be provided with permanent cover within 24 hours of connection. Undisturbed Areas If shown on the plan, the Contractor shall delineate areas that are not to be disturbed on the site. This may be done with flags, stakes, signs, silt fence, etc., and shall be completed prior to the start of any grading operations. Regardless of the delineation method the Contractor chooses to use, the Contractor must communicate to his/her personnel and subcontractors that these areas are not to be disturbed and construction equipment (including trucks and personal vehicles) shall not be allowed in these areas. The Contractor shall minimize compaction and preserve topsoil as much as possible at the site. In pervious ("green") areas that are not essential to the construction of the project, the Contractor shall avoid construction traffic and maintain the existing condition of these areas. 2). Erosion Control Blanket a). Erosion control blanket shall be placed in areas as shown on the plan included in this SWPPP. These areas shall still be provided with permanent seeding, as described above, beneath the erosion control blanket. b). Erosion control blanket shall meet the requirements indicated in MNDOT Spec. 3885. See plan for category(s) of erosion control blanket. c). Erosion control blanket shall be installed as per MNDOT Spec. 2575.3J2. d). Erosion control blanket specified in drainage ditches and swales connected to, and within 200 lineal feet, of a property line or surface water shall be installed within 24 hours of the completion of finish grading (including permanent seeding). 3). Riprap a). Riprap shall be placed in areas as shown on the plan included in this SWPPP. b). All riprap shall be underlain with Type 4 geotextile fabric. The fabric shall meet the requirements of MNDOT Spec. 3733 and shall be installed as per MNDOT Spec. 2511.3B2. c). Riprap materials shall meet the requirements of MNDOT Spec. 3601, and shall be Class 3, unless noted otherwise on the plans. d). Riprap shall be considered "Random Riprap" and shall be placed as per MNDOT Spec. 2511. e). Although it is permitted for the riprap to be placed with machinery, it will be necessary for the Contractor to hand place some of the riprap in order to provide a dense, well-keyed layer of stones with the least practical quantity of void space. f). The minimum thickness of the riprap shall be 18 inches, unless otherwise noted on the plans. g). Riprap designated at the end of pipe outlets shall be placed within 24 hours of installation of the pipe outlet end section. h). Riprap specified in drainage ditches and swales connected to, and within 200 lineal feet, of a property line or surface water shall be installed within 24 hours of the completion of finish grading. Sediment Control The following sediment control BMPs shall be implemented as part of this project: 1). Silt Fence a). Silt fence shall be installed at the locations shown on the plan included in this SWPPP. b). Silt fence shall be machine sliced and materials shall meet the requirements of MNDOT Spec. 3886. c). Silt fence shall be installed as per MNDOT Spec. 2573.3C1. d). Silt fence shall be installed prior to any upgradient grading operations, and shall remain in place and maintained adequately until upgradient areas achieve Final Stabilization (see below) 2). Catch Basin Protection a). WIMCO Road Drain protection devices, as manufactured by WIMCO, shall be used for catch basin protection on this project. WIMCO can be contacted at (952)-233-3055, and their web page is www.roaddrain.com. b). "Road Drain Top Slab" devices shall be installed at all catch basin locations immediately after placement of the catch basin structures. "Road Drain Top Slab" devices shall remain in place and be adequately maintained until permanent surfacing is constructed (ie: curb and gutter, pavements, and/or gravel surfacing). In areas designated for turf establishment, "Road Drain Top Slab" devices shall remain in place until Final Stabilization of all upgradient areas is established. c). Upon construction of the permanent surfacing, the "Road Drain Top Slab" devices shall be replaced with the WIMCO product specified on the plans. The WIMCO devices shall remain in place until Final Stabilization of all upgradient areas has been established. d). The contractor shall install and maintain the catch basin protection devices as per the manufacturer's instructions and specifications. 3). Culvert Inlet Protection a). Culvert inlet protection shall be provided at all culvert inlet locations immediately after construction of the culvert. See plan included in this SWPPP for culvert inlet locations. b). Culvert inlet protection shall consist of geotextile fabric wrapped around, and completely covering the inlet end section. The geotextile fabric shall be the same fabric used in silt fence applications and meet the requirements of MNDOT Spec. 3886. c). The culvert inlet protection shall remain in place and adequately maintained until Final Stabilization of all upgradient areas has been established. d). Culvert inlet protection shall be repaired or replaced if damaged during, or after, rain events, or if accumulated sediment reaches 1/2 of the diameter of the culvert pipe. Repair or replacement of culvert inlet protection shall be completed within 24 hours of discovery. 4). Temporary Rock Construction Entrance a). Temporary rock construction entrances shall be installed at the locations shown on the plan included in this SWPPP. See detail for temporary rock entrance design. b). If the Contractor chooses to access the site from locations other than where temporary rock entrances are specified on the plans, additional temporary rock entrances shall be placed at these locations, as well. c). Temporary rock entrance shall be constructed prior to the start of grading operations, and shall remain in place and be adequately maintained until Final Stabilization has been established. d). Temporary rock entrances shall be maintained in such a manner that the entrances prevent sediment tracking onto adjacent streets. If a temporary rock entrance is found to be ineffective, it shall be replaced or improved within 24 hours of discovery. e). The Contractor has the option to place Type 4 geotextile fabric beneath the temporary rock entrance. The fabric may extend the life of the entrance as it will reduce rock "sinking" into the underlying soils. If the Contractor chooses to use fabric, it should meet the requirements of MNDOT Spec. 3733 and shall be installed as per MNDOT Spec. 2511.3B2. f). If sediment tracking from the site is discovered on adjacent streets, the sediment shall be removed with a street sweeper or other approved method within 24 hours of discovery. This shall be done throughout construction of the project. This sediment may be returned and graded over exposed areas of the site, or disposed of off site per MPCA requirements. The City may order street sweeping to be performed at the Contractor's or Owner's expense if City staff find that construction activities are resulting in sediment or debris being tracked onto City streets. 5). Filter Logs a). Filter logs shall be installed at the locations shown on the plan included in this SWPPP. b). Filter logs shall consist of Type Wood Fiber biorolls and meet the requirements of MNDOT Spec. 3897. c). Filter logs shall be installed as per MNDOT Spec. 2573.3J. d). Filter logs shall be installed immediately after placement of erosion control blanket. e). Filter logs shall remain in place for the life of the project, and shall be allowed to degrade naturally. g). Temporary soil stockpiles shall be placed on the site in areas upgradient from silt fence. Where the Contractor chooses to place temporary soil stockpiles outside designated silt fenced areas, the stockpiles shall be surrounded by additional silt fence. Under no circumstances shall temporary soil stockpiles be placed over surface waters, curb and gutter, catch basins, culvert inlets or outlets, or ditches. Dewatering If dewatering of sandy subsoils is required for this project, the pump discharge shall be treated prior to discharge off-site or into a surface water. Treatment of discharge shall be achieved with the use of a "Dandy Dewatering Bag" (or approved equivalent), as manufactured by Dandy Products,Inc. Dandy Products, Inc. can be contacted at (877) 307-0141, and their web page is www.dandyproducts.com. The "Dandy Dewatering Bag" shall be installed, utilized, and maintained per the manufacturer's instructions and specifications. Once dewatering water has been treated, it may be discharged off-site or to a surface water. The discharge shall be visually checked to ensure that it is relatively clean and not visibly different from any receiving waters. If discharge is noticeably "dirty", the Engineer shall be contacted as additional treatment methods may be necessary. Adequate erosion control shall be provided at the point of discharge if it is located in an area with exposed soils or established turf. This erosion control may consist of temporarily placed rip rap, or other approved energy dissipation measures. The type of erosion control measure shall be at the Contractor's discretion, depending on the location of the dewatering discharge and the unique site characteristics. The erosion control measures shall be effective and shall be maintained adequately such that no erosion occurs at the point of discharge. Pollution Prevention Management Solid waste accumulated during construction, including collected sediment, construction materials, floating debris, construction debris, paper, plastics, and other solid wastes shall be disposed of in accordance with MPCA disposal requirements: 1). Building products that have the potential to leach pollutants shall be maintained under cover (e.g., plastic sheeting or temporary roofs) to prevent the discharge of pollutants or protected by a similarly effective means designed to minimize contact with storm water. 2). Pesticides, herbicides, insecticides, fertilizers, treatment chemicals, and landscape materials shall be maintained under cover (e.g., plastic sheeting or temporary roofs) to prevent the discharge of pollutants or protected by similarly effective means designed to minimize contact with stormwater. 3). Hazardous materials, toxic waste, (including oil, diesel fuel, gasoline, hydraulic fluids, paint solvents, petroleum-based products, wood preservatives, additives, curing compounds, and acids) shall be properly stored in sealed containers to prevent spills, leaks or other discharge. Restricted access storage areas shall be provided to prevent vandalism. Storage and disposal of hazardous waste or hazardous materials shall be in compliance with Minn. R. ch. 7045 including secondary containment as applicable. 4). Solid waste shall be stored, collected and disposed of properly in compliance with Minn. R. ch. 7035. 5). Portable toilets shall be positioned so that they are secure and will not be tipped or knocked over. Sanitary waste must be disposed of properly in accordance with Minn. R. ch. 7041. The Contractor shall take steps to prevent the discharge of spilled or leaked chemicals, including fuel, from any area where chemicals or fuel will be loaded or unloaded including the use of drip pans or absorbents unless infeasible. The Contractor shall conduct fueling in a contained area unless infeasible. The Contractor shall ensure adequate supplies are available at all times to clean up discharged materials and that an appropriate disposal method is available for recovered spilled PDWHULDOV7KH&RQWUDFWRUVKDOOUHSRUWDQGFOHDQXSVSLOOVLPPHGLDWHO\DVUHTXLUHGE\0LQQ6WDW 115.061, using dry clean up measures where possible. If the Contractor washes the exterior of vehicles or equipment on the project site, washing shall be limited to a defined area of the site. Runoff from the washing area shall be contained in a sediment basin or other similarly effective controls and waste from the washing activity shall be properly disposed of. The Contractor shall properly use and store soaps, detergents, or solvents. No engine degreasing shall be allowed on site. The Contractor shall provide effective containment for all liquid and solid wastes generated by washout operations (concrete, stucco, paint, form release oils, curing compounds and other construction materials) related to the construction activity. The liquid and solid washout wastes shall not contact the ground, and the containment shall be designed so that it does not result in runoff from the washout operations or areas. Liquid and solid wastes shall be disposed of properly and in compliance with MPCA rules. A sign must be installed adjacent to each washout facility that requires site personnel to utilize the proper facilities for disposal of concrete and other washout wastes. FINAL STABILIZATION Final Stabilization shall be considered established once the following requirements have been achieved: 1). All soil disturbing activities at the site have been completed and all soils are stabilized by a uniform perennial vegetative cover with a density of 70 percent of its expected final growth density over the entire pervious surface area, or other equivalent means necessary to prevent soil failure under erosive conditions. 2). The permanent storm water management system is constructed, and is operating as designed. Temporary or permanent sedimentation basins that are to be used as permanent water quality management basins have been cleaned of any accumulated sediment. All sediment has been removed from conveyance systems and ditches are stabilized with permanent cover. 3). All temporary synthetic and structural erosion prevention and sediment control BMPs have been removed from the project site. BMPs designed to decompose on site may be left in place. e). Silt fence shall be repaired or replaced if damaged during, or after, rain events, or if accumulated sediment on the upstream side of the fence reaches 1/3 of the height of the fence. Repair or replacement of silt fence shall be completed within 24 hours of discovery. f). Portions of silt fence may be removed to accommodate short-term activities, such as vehicle passage. Short-term activities shall be completed as quickly as possible, and new silt fence installed immediately after completion of the short-term activity. If rainfall is imminent or forecasted in the near future, new silt shall be installed regardless of if the short term activity has been completed or not. The Contractor is advised to schedule short term activities during dry weather as much as practicable. No additional compensation will be paid due to additional silt fence associated with short-term activities. Areas designated for permanent turf establishment shall be provided with one or more of the following BMPs (see plan): 1). Permanent Seeding with Mulch a). Unless otherwise noted on the plans, all areas designated for turf establishment shall be provided with permanent seeding. b). In addition to the plan included as part of this SWPPP, the Contractor shall verify if a Landscaping Plan has been included in the plans by the Architect. If a Landscape Architect has specified higher quality permanent cover (ie: sod, hydroseeding, etc.), the Contractor shall provide this permanent cover in lieu of the permanent seeding specified in this SWPPP. c). Prior to the sowing of permanent seed, the soils shall be loosened and the area smooth-rough graded per MNDOT 2575.3B1. d). Contractor shall utilize Seed Mix 260 per MNDOT Spec. 3876 for permanent seeding. e). Permanent seeding shall be sown per MNDOT Spec. 2575.3D. f). Once permanent seeding has been sown, mulch shall be placed over the area as described above (under Temporary Cover), unless noted otherwise. NPDES Permit Anticipated Disturbed Area 0.76 acres Permanent Site Drainage Site drainage will be routed off site to public storm sewer located in the adjacent Locust Street right-of-way via new storm sewer and sheet flow. Since new impervious surface area totals less than 1 acre, storm water management related to water quality is not included in the project. CO L E G R O U P AR C H I T E C T S L L C . Project No. 16010 Issue Date xx-xx-2016 Revision: 21 6 P a r k A v e n u e S o u t h Su i t e 1 0 2 Sa i n t C l o u d , M N 5 6 3 0 1 (3 2 0 ) 6 5 4 - 6 5 7 0 ww w . c o l e g r o u p a r c h i t e c t s . c o m SWPPP - DETAILS SC H U L T Z E N G I N E E R I N G & S I T E D E S I G N PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N P R E L I M I N A R Y C I V I L C H E C K S E T - 0 3 / 0 7 / 2 0 1 6 SILT FENCE (MACHINE SLICED) 24 " ( M I N ) 36 " ( M I N ) TIRE COMPACTION ZONE NTS FLOW 5' MINIMUM LENGTH STEEL T-POST 6' MAXIMUM SPACING POST NIPPLES FACES AWAY FROM GEOTEXTILE FABRIC MACHINE SLICE 8" - 12" DEPTH GEOTEXTILE FABRIC 3' WIDE 3 PLASTIC ZIP TIES AT LEAST 1" APART (50LB TENSILE) LOCATED IN TOP 8" OF STEEL POST MATERIALS PER MNDOT 3886 INSTALLATION PER MNDOT 2573.3C1 1. USE PROPER EQUIPMENT SUCH THAT THE SOIL IS SLICED, NOT TURNED OVER. AFTER SILT FENCE INSTALLATION, COMPACT THE SOIL IMMEDIATELY NEXT TO THE GEOTEXTILE BY DRIVING OVER IT WITH A TRACTOR TIRE AT LEAST TWICE 2. 1 STAPLE PLASTIC SHEETING EVERY 5' (TYP) 1. BOTTOM OF CONCRETE WASHOUT AREA SHALL BE 10'X10' 2. CONTRACTOR SHALL REMOVE WASH LIQUID FROM CONCRETE WASHOUT AREA AND DISPOSE OF PER MPCA REQUIREMENTS WHEN WASHOUT AREA BECOMES HALF FULL. 3. CONTRACTOR SHALL SELECT THE MOST OPTIMAL LOCATION FOR THE CONCRETE WASHOUT 10 MIL PLASTIC SHEETING LINER PLACED WITHIN WASHOUT AREA 1' 2' 1' 4 : 1 4:1 CONCRETE WASHOUT NTS CONSTRUCT BERM AROUND ENTIRE WASHOUT AREA 2 STUMP T T FIBER OPTIC STUMP RIM = 927.55 INV. = 924.27 RIM = 927.58 INV. = 923.82 RIM = 927.80 INV. = 923.64 RIM = 927.09 INV. = 924.22 RIM = 927.34 INV. = 923.29 RIM = 927.94 INV. = 921.07 RIM = 927.28 INV. = 923.98 RIM = 928.62 INV. = 921.94 RIM = 931.14 INV. = 927.93 RIM = 931.19 INV. = 927.32 RIM = 931.29 INV. = 922.84 RIM = 931.28 INV. = 920.37 RIM = 931.22 INV. = 923.4 RIM = 930.00 INV. = 917.74 RIM = 928.82 INV. = 924.15 HOUSE GA R A G E HOUSE GA R A G E H O U S E SH E D CO N BI T . D R I V E W A Y C O N . S T E P S CO N . S I D E W A L K BITU M I N O U S D R I V E W A Y & PARK I N G W / C U R B GA R A G E BIT . CO N C R E T E 12 "15 " 12 " 12 " 12 " S T O R M S E W E R 12 " STONE GRILL COMPOST G A R A G E TR A S H AP A R T M E N T & G A R A G E RIM = 927.28 INV. = 923.06 T)(M E AS.) 49. 1 7 ( M E A S . ) 49. 0 0 ( P L A T ) 1 : 16 6 . 2 0 ( M E A S . ) 16 5 . 0 0 ( P L A T ) 6 : 19 9 . 0 8 ( M E A S . ) 19 8 . 0 0 ( P L A T ) 1 : 1 ( 33 0 . 0 0 ( P L A T ) 33 3 . 2 2 ( M E A S ) BUILDING B U I L D I N G B U I L D I N G B U I L D I N G B U I L D I N G BUILD LO C U S T S T . T H I R D S T . RIM = 928.61 INV. = 922.10 21 " R C P S T O R M RIM = 929.58 INV. = 925.86 18 " R C P 21 " R C P S T O R M 12 " R C P S A N . 12 " R C P S A N . 8" D I P W A T E R 8" D I P W A T E R INV = 922.33 (PER AS-BUILT) 8" D I P S T U B 15 " R C P S T U B 8" D I P / P V C S T U B INV = 921.45 24 " R C P S T O R M 30 " R C P S T O R M 24 " V C P S A N . CO L E G R O U P AR C H I T E C T S L L C . Project No. 16010 Issue Date xx-xx-2016 Revision: 21 6 P a r k A v e n u e S o u t h Su i t e 1 0 2 Sa i n t C l o u d , M N 5 6 3 0 1 (3 2 0 ) 6 5 4 - 6 5 7 0 ww w . c o l e g r o u p a r c h i t e c t s . c o m Scale: 1"=20'SWPPP - PLAN 0 20 40 80 SC H U L T Z E N G I N E E R I N G & S I T E D E S I G N PROPOSED APARTMENT BUILDING FFE = 1031.60 PROPOSED DETACHED GARAGE FFE = 1030.67 PROPOSED DETACHED GARAGE FFE = 1030.00 8" S T E P 8" S T E P 8" S T E P 8" S T E P PROPOSED DETACHED GARAGE FFE = 1028.00 PROPOSED DETACHED GARAGE FFE = 1028.67 PROPOSED DETACHED GARAGE FFE = 1029.33 93 0 93 0 930 92 8 92 8 9 2 8 PROPOSED DETACHED GARAGE FFE = 1029.40 TEMPORARY ROCK CONSTRUCTION ENTRANCE TEMPORARY ROCK CONSTRUCTION ENTRANCE INSTALL CATCH BASIN PROTECTION INSTALL CATCH BASIN PROTECTION INSTALL CATCH BASIN PROTECTION INSTALL CATCH BASIN PROTECTION INSTALL CATCH BASIN PROTECTION SOD OR CATEGORY 3 EROSION CONTROL BLANKET PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PERIMETER SILT FENCE (TYP) PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N P R E L I M I N A R Y C I V I L C H E C K S E T - 0 3 / 0 7 / 2 0 1 6 930 93 0 STUMP T T FIBER OPTIC STUMP RIM = 927.55 INV. = 924.27 RIM = 927.58 INV. = 923.82 RIM = 927.80 INV. = 923.64 RIM = 927.09 INV. = 924.22 RIM = 927.34 INV. = 923.29 RIM = 927.94 INV. = 921.07 RIM = 927.28 INV. = 923.98 RIM = 928.62 INV. = 921.94 RIM = 931.14 INV. = 927.93 RIM = 931.19 INV. = 927.32 RIM = 931.29 INV. = 922.84 RIM = 931.28 INV. = 920.37 RIM = 931.22 INV. = 923.4 RIM = 930.00 INV. = 917.74 RIM = 928.82 INV. = 924.15 HOUSE GA R A G E HOUSE GA R A G E H O U S E SH E D CO N BI T . D R I V E W A Y C O N . S T E P S CO N . S I D E W A L K BITU M I N O U S D R I V E W A Y & PARK I N G W / C U R B GA R A G E BIT . CO N C R E T E 12 "15 " 12 " 12 " 12 " S T O R M S E W E R 12 " STONE GRILL COMPOST G A R A G E TR A S H AP A R T M E N T & G A R A G E RIM = 927.28 INV. = 923.06 T)M E AS.) 49. 1 7 ( M E A S . ) 49. 0 0 ( P L A T ) 1 : 16 6 . 2 0 ( M E A S . ) 16 5 . 0 0 ( P L A T ) 6 : 19 9 . 0 8 ( M E A S . ) 19 8 . 0 0 ( P L A T ) 1 : 1 ( 33 0 . 0 0 ( P L A T ) 33 3 . 2 2 ( M E A S ) BUILDING B U I L D I N G B U I L D I N G B U I L D I N G B U I L D I N G BUILD LO C U S T S T . T H I R D S T . RIM = 928.61 INV. = 922.10 21 " R C P S T O R M RIM = 929.58 INV. = 925.86 18 " R C P 21 " R C P S T O R M 12 " R C P S A N . 12 " R C P S A N . 8" D I P W A T E R 8" D I P W A T E R INV = 922.33 (PER AS-BUILT) 8" D I P S T U B 15 " R C P S T U B 8" D I P / P V C S T U B INV = 921.45 24 " R C P S T O R M 30 " R C P S T O R M 24 " V C P S A N . CO L E G R O U P AR C H I T E C T S L L C . Project No. 16010 Issue Date xx-xx-2016 Revision: 21 6 P a r k A v e n u e S o u t h Su i t e 1 0 2 Sa i n t C l o u d , M N 5 6 3 0 1 (3 2 0 ) 6 5 4 - 6 5 7 0 ww w . c o l e g r o u p a r c h i t e c t s . c o m Scale: 1"=20'UTILITY & PAVING PLAN 0 20 40 80 SC H U L T Z E N G I N E E R I N G & S I T E D E S I G N PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N P R E L I M I N A R Y C I V I L C H E C K S E T - 0 3 / 0 7 / 2 0 1 6 PROPOSED APARTMENT BUILDING FFE = 1031.60 PROPOSED DETACHED GARAGE FFE = 1030.67 PROPOSED DETACHED GARAGE FFE = 1030.00 8" S T E P 8" S T E P 8" S T E P 8" S T E P PROPOSED DETACHED GARAGE FFE = 1028.00 PROPOSED DETACHED GARAGE FFE = 1028.67 PROPOSED DETACHED GARAGE FFE = 1029.33 PROPOSED DETACHED GARAGE FFE = 1029.40 EXISTING HYDRANT EXISTING HYDRANT CONNECT TO EXISTING 8" SAN. STUB INV = 921.45 (FIELD VERIFY) 6" PVC SAN. SERVICE INV @ BLDG = 922.10 6" P V C @ 1 . 0 5 % 6" DIP WATER SERVICE (FIRE CONTROL) 4" DIP WATER SERVICE W/ 4" GATE VALVE & BOX (DOMESTIC) 6"X4" TEE %(1' 6" D I P CONCRETE DRIVEWAY ENTRANCE CONCRETE DRIVEWAY ENTRANCE 3-FT CONCRETE VALLEY GUTTER CONCRETE PAVEMENT CONCRETE PAVEMENT CONCRETE SIDEWALK CONCRETE SIDEWALK CONCRETE SIDEWALK ADA RAMP (TYP) ADA RAMP ADA RAMPS THICKENED EDGE SIDEWALK SIDEWALK CROSS-DRAIN CONCRETE PATIO B618 CURB & GUTTER MATCH EXISTING CURB AND CONCRETE DRIVEWAY B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B612 CURB & GUTTER (TYP) B618 CURB & GUTTER B618 CURB & GUTTER BITUMINOUS PAVEMENT (PUBLIC STREET) BITUMINOUS PAVEMENT (PARKING LOT) BITUMINOUS PAVEMENT (PARKING LOT) BITUMINOUS PAVEMENT (PARKING LOT) UTILITY AND SURFACING NOTES: 2. IF CONFLICTS ARE DISCOVERED WHERE WATER MAIN CROSSES EXISTING SANITARY SEWER, SERVICE LINES, OR STORM SEWER, THE WATER MAIN SHALL BE RAISED OR LOWERED APPROPRIATELY WHILE STILL MAINTAINING A MINIMUM DEPTH OF 8 FEET BELOW FINISHED GRADE. 4. INSTALL SANITARY SEWER SERVICE LINE CLEANOUTS AS REQUIRED BY THE MINNESOTA PLUMBING CODE 5. SEE SHEET C3 FOR STORM SEWER GRADING, AND SHEET C2 FOR MISCELLANEOUS DETAILS RELATING TO THE PLACEMENT OF THE UTILITIES. 2. GRAVEL BASE COURSES SHALL BE ROLLED AND COMPACTED. TEST ROLLING OF THE GRAVEL BASE SHALL BE OBSERVED BY A SOILS ENGINEER TO VERIFY STABILITY. 3. ALL EXISTING BITUMINOUS OR CONCRETE EDGES, WHICH WILL ABUT NEW BITUMINOUS OR CONCRETE SURFACING SHALL BE SAWCUT TO OBTAIN A VERTICAL EDGE. WATER AND SANITARY SEWER UTILITIES 1. WATER MAIN AND ANY WATER SERVICE LINES SHALL BE PLACED AT A MINIMUM DEPTH OF 8 FEET BELOW FINISHED GRADE. SURFACING 1. SUBGRADES SHALL BE SCARIFIED AND/OR COMPACTED AS NECESSARY TO ATTAIN THE REQUIRED COMPACTION DESCRIBED IN THE GENERAL NOTES (SHEET C1). TEST ROLLING OF THE SUBGRADE SHALL BE OBSERVED BY A QUALIFIED GEOTECHNICAL ENGINEER OR TECHNICIAN. LOCATIONS EXHIBITING EXCESSIVE RUTTING (PER MNDOT SPEC. 2111) SHALL BE REPAIRED TO THE SATISFACTION OF THE ENGINEER PRIOR TO THE PLACEMENT OF AGGREGATE BASE. COMPACTION TESTING IN UTILITY TRENCHES SHALL BE PERFORMED BY AN INDEPENDENT TESTING FIRM. 6. CONTRACTOR SHALL VERIFY LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES PRIOR TO ANY CONSTRUCTION. 5. SEE SHEET C1 FOR SPECIFICATIONS REGARDING THE CONSTRUCTION OF PAVEMENTS, AND CURB AND GUTTER. 3. INSULATION SHALL BE PLACED AT ALL LOCATIONS WHERE STORM SEWER CROSSES SANITARY SEWER, WATER MAIN, OR ASSOCIATED SERVICES. INSULATION SHALL CONSIST OF AN 8-FT X 8-FT SQUARE OF 3"-THICK RIGID INSULATION. INSULATION SHALL BE PLACED BETWEEN THE STORM SEWER AND PIPE CROSSING WITH THE EDGES OF THE INSULATION PARALLEL TO THE PIPING AS MUCH AS POSSIBLE. 4. EXPANSION JOINTS SHALL BE PLACED AT ALL LOCATIONS WHERE NEW CONCRETE ABUTS EXISTING CONCRETE, AND AT ALL LOCATIONS WHERE SEPARATE CONCRETE POURS ABUT EACH OTHER. OWNER/CONTRACTOR SHALL OBTAIN A PLUMBING PERMIT FROM THE MINNESOTA DEPARTMENT OF LABOR AND INDUSTRY PRIOR TO THE INSTALLATION OF ANY SANITARY SEWER OR WATER UTILITIES. CONSTRUCTION OF SANITARY SEWER OR WATER UTILITIES SHALL NOT COMMENCE UNTIL AFTER THE PLUMBING PERMIT HAS BEEN OBTAINED, AND ANY AND ALL PERTINENT COMMENTS HAVE BEEN ADDRESSED ON THE PLAN AND IN THE PROJECT SPECIFICATIONS. 7. PRIOR TO CONSTRUCTION OF SANITARY SEWER, AND ORDERING ASSOCIATED MATERIALS, THE CONTRACTOR'S PLUMBING DESIGNER SHALL PROVIDE THE ENGINEER WITH THE TOTAL DRAINAGE FIXTURE UNITS (DFUs) FOR THE INTERIOR PLUMBING TO VERIFY THE CORRECT SIZING AND SLOPE OF THE SANITARY SEWER SERVICE CLEANOUT RIM = 928.45 INV = 921.45 CLEANOUT RIM = 929.60 INV = 921.68 6" P V C @ 1 . 0 5 % CUTBACK EXISTING STUB AS NECESSARY CONNECT TO EXISTING 8" DIP STUB 8"X6" REDUCER %(1'6 %(1'6 NOTE: VERIFY SIZES, LOCATIONS, AND DEPTHS OF NEW UTILITY SERVICES W/ PLUMBING PLANS RETAINING WALL LENGTH = 38-LF HEIGHT = 0 TO 1'-8" CONCRETE SIDEWALK CONCRETE SIDEWALK PAVERS (TYP) (VERIFY W/ CITY) PAVERS (TYP) (VERIFY W/ CITY) PAVERS (TYP) (VERIFY W/ CITY) NOTE: PUBLIC SIDEWALK & PAVERS TO BE CONSTRUCTED TO WALNUT STREET STUMP T T FIBER OPTIC STUMP RIM = 927.55 INV. = 924.27 CERTIFICATE OF SURVEY O'MALLEY & BOE LAND SURVEYORS, INC.328 SW THIRD STREET WILLMAR, MN 56201 PH. 320-235-4012 FAX 320-2214-9380210 MAIN STREET COLD SPRING, MN 56320 PH. 320-685-5905 FAX 320-685-3056 I HEREBY CERTIFY THAT THIS SURVEY, PLAN OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED LAND SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA.__________________________________________ REG. NO. 42300 DATE: 8-15-05 BENJAMIN C. O'MALLEY300153060INDICATES IRON MONUMENT FOUND INDICATES CATCH BASIN INDICATES MAN HOLE INDICATES WATER VALVE INDICATES HYDRANT INDICATES TREE INDICATES POWER POLE INDICATES TELEPHONE PEDESTAL INDICATES LIGHT POLESCALE IN FEETCERTIFICATE OF SURVEY PREPARED FOR THIS SURVEY IS INTENDED ONLY FOR THE BENEFIT OF THE PARTY TO WHOM IT WAS PREPARED FOR AND SHOULD NOT BE RELIED UPON BY ANY OTHER PARTY OR FOR ANY OTHER PURPOSE WITHOUT FIRST CONTACITNG THE SURVEYOR WHO DEVELOPED AND MADE THIS DRAWING.NOTE:NELSON BUILDING & DEVELOPMENT RIM = 927.58 INV. = 923.82 RIM = 927.80 INV. = 923.64 RIM = 927.09 INV. = 924.22 RIM = 927.34 INV. = 923.29 RIM = 928.18 INV. = 924.20 RIM = 928.13 INV. = 919.35 RIM = 928.50 INV. = 921.04 RIM = 927.94 INV. = 921.07 RIM = 927.28 INV. = 923.98 RIM = 928.62 INV. = 921.94 RIM = 931.14 INV. = 927.93 RIM = 931.19 INV. = 927.32 RIM = 931.28 INV. = 920.37 RIM = 931.22 INV. = 923.4 RIM = 928.82 INV. = 924.15 RIM = 929.00 INV. = 925.22 HOUSE GARAGE HOUSE GARAGE HOUSE SHED CON BIT. DRIVEWAY CON. STEPS CON. SIDEWALK BITUMINOUS DRIVEWAY & PARKING W/ CURB GARAGE BIT. CONCRETE T STONE GRILL COMPOST GARAGE TRASH APARTMENT & GARAGE RIM = 927.28 INV. = 923.06 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 S 61°55'52" E 247.00 (PLAT) 248.75 (MEAS.) 166.33 (MEAS.) 165.00 (PLAT) S 28°05'56" W 49.17 (MEAS.) 49.00 (PLAT) N 61°59'48" W 166.20 (MEAS.) 165.00 (PLAT) S 28°06'21" W 199.08 (MEAS.) 198.00 (PLAT) N 62°06'57" W N 28°01'00" E 330.00 (PLAT) 333.22 (MEAS) BLOCK THIRTY-SIX BUILDING BUILDING BUILDING BUILDING BUILDING BUILDING B U I L D I N G BUILDING BUILDING Tract of land lying and being in the County of Wright, State ofMinnesota, Described as follows, to-wit:Lots 1,2,3,9,10,11,12,13,14, and 15 and the West 16.00 feet of Lot 8, allin Block Thirty-six in the TOWNSITE OF MONTICELLO as of publicrecord, Wright County, Minnesota.Subject to easements of record.Containing 1.71 acres, more or less. LOCUST ST. THIRD ST. WALNUT ST. BROADWAY ST. RIM = 928.61 INV. = 922.10 SURVEYORS NOTE: UNDERLYING EASEMENTS MAY EXIST AND ARE NOT SHOWN ON THIS DRAWING. 0598.SCJ RIM = 927.79 INV. = 924.41 RIM = 931.29 INV. = 922.84 RIM = 930.00 INV. = 917.74 12" 12" 8" 12" 12" SANITARY SEWER 12" 15" 18" STORM SEWER 12" 12" 12" STORM SEWER 12" 928 928 9 2 8 928 928 928 9 2 8 928 9 2 8 928 929 9 2 9 929 9 2 9 9 2 9 929 929 9 2 9 930 930 930 930 930 930 9 3 0 930 931 931 9 3 1 9 3 1 9 3 1 9 3 1 931 9 3 1 931 932 18" STORM SEWER RIM = 929.58 INV. = 925.86 RIM = 929.75 INV. = 921.37 RIM = 929.73 INV. = 915.66 PID #155010036011 PID #155010036010 K:\02596-200\Admin\Docs\LTR-a schumann-Landmark II 033016.doc Infrastructure  Engineering  Planning  Construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763 541-4800 Fax: 763 541-1700 March 30, 2016 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Landmark II/The West 3rd Building – Preliminary Plan Review City Project No. ZM5PUD WSB Project No. 02596-200 Dear Ms. Schumann: We have reviewed the project preliminary civil plans received on March 7, 2016, as prepared by Cole Architects and Schultz Engineering, and offer the following comments. 1. A current topographic survey is required showing the following: a. surface features including drainage ways, wetlands, etc b. public utilities including pipe size, material type, depths c. private utilities 2. Dimension the on-street parking bays and driveway access widths. 3. The 3rd Street sidewalk extension to Walnut Street shall be 6-feet wide. City staff will review the sidewalk alignment in the field with the applicant. 4. City staff will provide information on the existing decorative street lighting and brick pattern boulevard treatments that should extend along 3rd Street and Locust Street to match what exists along Walnut Street. 5. The storm sewer within Locust Street was designed to accommodate runoff from the site based on a 10-year rainfall event. Provide proposed catch basin inlet capacity calculations. Catch basins should be designed with sufficient capacity to limit ponding to maximum depth of 0.3 feet for a 10-year rainfall event. 6. It is encouraged to provide infiltration onsite if possible. 7. Consider adding catch basins at the driveway entrances to limit the volume of runoff being directed to the adjacent roadways. Ms. Angela Schumann March 30, 2016 Page 2 K:\02596-200\Admin\Docs\LTR-a schumann-Landmark II 033016.doc 8. The elevation datum appears to be inconsistent on the grading plan when comparing the utility elevations with the building finished floor elevation. 9. Identify all emergency overflow routes and elevations for each catch basin on the grading plan. The EOF should be a minimum of 1.5’ below the low building opening. 10. Show the existing contours on the grading plan with a dashed, not solid, line type. 11. Proposed elevations for the drainage swale along the east property line shall be provided. 12. Top and bottom retaining wall elevations shall be provided. The retaining wall type and color should also be provided. 13. The storm sewer elevations, pipe sizes and slopes should be shown on the utility plan. 14. Show any irrigation connections to the watermain service and show the irrigation layout on the plans. 15. Provide the location of roof drain outlet locations or connections to the storm sewer. 16. A note should be added to the plans that the City will not be responsible for any additional costs incurred that is associated with variations in the utility as-built elevations. These elevations shall be verified in the field prior to construction. 17. The 6-inch water service should extend straight into the building from the stub off of Locust Street and not extend within the boulevard area. A tee connection should be provided inside the building with a riser for the sprinkler service. The applicant should verify whether a 2-inch domestic service is adequate as opposed to a 4-inch service with meter. 18. The proposed water service shall be installed with a minimum 7.5 feet of cover. 19. Sanitary sewer cleanouts are required at a maximum 70-foot interval. The footage of the proposed sanitary sewer service shall be noted on the plans. 20. The plans should reference compliance with the City of Monticello General Specifications and Standard Detail Plates for Street and Utility Construction. 21. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 22. Provide an as-built utility plan once construction is complete. 23. The plans need to be signed by a licensed professional engineer Ms. Angela Schumann March 30, 2016 Page 3 K:\02596-200\Admin\Docs\LTR-a schumann-Landmark II 033016.doc The civil plans are preliminary and it is my understanding that more detailed construction level plans will be provided after the Planning Commission meeting. Please have the applicant provide a written response addressing the comments above. Final 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 skb 53 Figure 22 – Design Guidelines Use Areas Planning Commission Agenda – 04/05/2016 1 2D.Public Hearing – Consideration of a request for an Amendment to Conditional Use Permit (CUP) for Development Stage Planned Unit Development (PUD) for a single lot development in the B-4 (Regional Business) District. Applicant: Retail Partners Monticello, LLC (NAC) Property:Legal: Lot 1, Block 1, Jerry Hartung Addition. Address: 9281 Cedar Street Planning Case Number:2016-013 A.REFERENCE & BACKGROUND Request(s):1. Site plan review 2. Conditional use permit PUD Deadline for Decision:May 6, 2016 Land Use Designation:Places to Shop Zoning Designation:PUD, with B-4 Regional Business District Overlay The purpose of the “B-4” regional business district is to provide for the establishment of commercial and service activities which draw from and serve customers from the entire community or region Overlays/Environmental Planned Unit Development Regulations Applicable: Current Site Use:Vacant lot Surrounding Land Uses: North:B-4 Regional Business District East:B-4 Regional Business District South:B-4 Regional Business District West:B-4 Regional Business District Project Description:The applicant has proposed the construction of a new building on a vacant lot. The lot is approximately 49,350 square feet. The proposed building will be 3,520 square feet and will contain a dentist’s office. The site will contain 41 parking spaces and two handicapped accessible parking spaces. Planning Commission Agenda – 04/05/2016 2 The applicant is also applying for a conditional use permit to amend the existing planned unit development to allow the parking lot to connect to parking lots located to the north and south of the proposed development site. The planned unit development was last amended in 2011 with the platting of the Jerry Hartung Addition. ANALYSIS Conditional Use Permit. In the B-4, Regional Business District, Clinics / Medical Uses are listed as a permitted use in the B-4 District. The proposed dental clinic would be a reasonably expected use in a business district. The use is compatible with the surrounding area which includes multi-tenant commercial buildings to the south and north; and a Wal-Mart store to the east. General Description. The building is located on the south-central part of the property, in line with the commercial buildings to the north and south. The building will be one story tall which is consistent with the other buildings. The site will have 43 parking stalls. Site Landscaping. The applicant has proposed extensive landscaping around the building and parking lot. The plan consists of deciduous trees; coniferous trees; coniferous shrubs; sod; rock ground cover; and mulch. The materials are reflective of those in the other portions of the PUD. The site is 1.14 acres in area, and the perimeter of the building measures 240 linear feet. The zoning ordinance requires 10 caliper inches of tree per acre, and 2 shrubs per 10 feet of building perimeter. This results in a quantity requirement of 11 caliper inches of tree planting, and 48 total shrubs. The plan proposes a total of 12.5 inches of tree planting (plus on evergreen tree), and 95 individual shrubs and perennial plants. The total number of shrubs and caliper inches of trees meets the requirements of the code. The applicant has noted that this site is part of a larger PUD and the landscaping plan is set to meet the requirements of the B-4 zoning district. The landscaping plan also notes that the PUD has an irrigation system. The irrigation system is intended to be expanded to this site. Building Height. The maximum height for structures in the B-4 District is 30 feet. The building plan shows the front façade at a maximum height of 25 feet, 6 inches, and an average height of 22 feet, compliant with code. Planning Commission Agenda – 04/05/2016 3 Signage. The site plan shows a wall sign on each of the four walls of the building. While the other businesses in the PUD have two wall signs per business use (typically one on the front of the building, and one of the back), the proposed sign plan is consistent with the sign ordinance requirements, and compatible with the wall signage displays in nearby buildings. The site plan also contains a pylon sign that measures 22 feet in height. The sign is 12 feet in width by five feet in height for a total of 60 square feet which is consistent with code maximums. However, the zoning ordinance requires that pylon signs wrap the pole in an approved material, and the other pylon signs in the PUD utilize a square metal framing. The proposed pylon sign for this site should be designed to be consistent with the design utilized in the PUD. Trash Enclosure. The site plan contains a trash enclosure on the southeast part of the property. The enclosure is made of materials that are consistent with those of the principal building. However, for recent development, the City has required trash enclosures to be attached to the principal building or interior to the building, particularly when facing a public street. The proposed location is adjacent to Cedar Street, and would be inconsistent with recent practice. The trash handling equipment should be relocated to an enclosure attached to the building. In the alternative, a detached enclosure could be located in the side yard of the property. The applicant should design an alternative consistent with these requirements. It is noted that parking is more than adequate on the site (see below), and the loss of a few parking spaces to accommodate a relocated trash enclosure will still meet requirements. Parking. The site plan includes 41 parking spaces and two accessible spaces. By code, a building containing a clinic is required one parking space for 250 square feet of building. Therefore, a 3,520 square foot building would be required to provide 14 parking spaces. The parking plan exceeds the required code. The parking on this site is also designed to facilitate common access and parking with adjoining parcels. The proposed parking plan would accommodate this cross use, and would also accommodate any future intensification of use on the property. Site access. The site does not have direct access onto Cedar Street. The access will be shared with the strip mall to the north of the site. The applicant has applied for a n amendment to conditional use permit for PUD to allow site access via the parking lot to the north; as well as connect to the parking lot to the south of this site. Since this plan is part of a larger PUD, staff believes that access to the site is consistent with the original PUD plans. Lighting Plan. The applicant has submitted a lighting plan that includes four light poles at 27 feet in height and lights on two sides. By code, the maximum height for lighting is 25 feet. The lighting fixtures shall match other lighting fixtures in the PUD. Planning Commission Agenda – 04/05/2016 4 The plan also shows that the lighting will be present across the entire parking lot and drive aisles. The site plan shows lighting at the property line on all sides of the property, however, the site is adjacent to other commercial retail uses in the area and is not expected to be a concern. Other Site Improvements. The City Engineer’s comments have been provided in a separate letter, dated March 30, 2016. Those comments include a requirement for verification of sanitary sewer, water, and stormwater control on and around the site. The comments are incorporated into this report by reference, and any substantive changes to the site plan resulting from engineering changes may require further processing. B.ALTERNATIVE ACTIONS 1.Motion to adopt Resolution No. PC-2016-007, approving the amendment to the Conditional Use Permit PUD, based on findings in the resolution, and incorporating the conditions in Exhibit Z of this report. 2.Motion to deny adoption of Resolution No. PC-2016-007, based on findings to be identified at the hearing. C. STAFF RECOMMENDATION Staff recommends approval of the site plan and Conditional Use Permit Development Stage PUD amendment, subject to the conditions as identified in Exhibit Z: D. SUPPORTING DATA A.Resolution PC-2016-007 B.Aerial Image C.Applicant Narrative D.Site Survey E.Cover Sheet F.Site Plan G.Grading Plan H.Erosion Control Plan I.Utility Plan J.Civil Details K.Landscape Plan L.Building Elevations M.Floor Plan N.Sign Plan O.Lighting Plan P.City Engineer’s Comments Z. Conditions of Approval Planning Commission Agenda – 04/05/2016 5 EXHIBIT Z Amendment to Conditional Use Permit Planned Unit Development (Development Stage) Lot 1, Block 1, Jerry Hartung Addition. 9281 Cedar Street . 1.The trash handling equipment shall be relocated to an area attached to, or within, the principal building, or in a reasonable location that is not in a yard adjoining a public street. 2.The parking lot light fixtures shall match the existing PUD in style and height. 3.Wrap the proposed freestanding sign pole to match the style of other freestanding signs in the PUD. 4.Applicant shall provide documentation of the easement and maintenance agreement for cross access and parking with the properties to the north and south. 5.Compliance with the requirements and comments of the City Engineer in the review letter dated March 30, 2016. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-007 1 RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT AMENDMENT WHEREAS, the applicant is proposing to construct a dental clinic on a vacant parcel, legally described as Lot 1, Block 1, Jerry Hartung Addition; and WHEREAS, the subject property is zoned B-4, Regional Business, in which dental clinics are allowed as a permitted use; and WHEREAS, the proposed parking area requires continuation of the cross-parking and access agreement approved as a part of the original Planned Unit Development for the shopping center located on either side of the subject parcel; and WHEREAS, the proposed clinic and site improvements, subject to the conditions identified in Exhibit Z, are consistent with the Zoning Ordinance requirements and original PUD design; and WHEREAS, the site plan is consistent with, and accommodates the cross-circulation between commercial properties as initially envisioned; and WHEREAS, the Planning Commission held a public hearing to consider the matter at its regular meeting on April 5th, 2016 and the applicant and members of the public were provided the opportunity to present information to the Planning Commission; and WHEREAS, the Planning Commission has considered all of the comments and the staff report, which are incorporated by reference into the resolution; and WHEREAS, the Planning Commission of the City of Monticello makes the following Findings of Fact in relation to the recommendation of approval: 1.The proposed amendment is consistent with the intent of the Monticello Comprehensive Plan. 2.The proposed amendment will meet the requirements of the Monticello Zoning Ordinance. 3.The proposed amendment will not create undue burdens on public systems, including streets and utilities. 4.The proposed amendment will not create substantial impacts, visual or otherwise, on neighboring land uses. CITY OF MONTICELLO WRIGHT COUNTY, MINNESOTA PLANNING COMMISSION RESOLUTION NO. PC-2016-007 2 5.The proposed amendment is found to be consistent with the proposed and planned improvements in the PUD. NOW, THEREFORE, BE IT RESOLVED,by the Planning Commission of the City of Monticello, Minnesota that the proposed Conditional Use Permit amendment is hereby recommended for approval, with the following conditions: 1.The trash handling equipment shall be relocated to an area attached to, or within, the principal building, or in a reasonable location that is not in a yard adjoining a public street. 2.The parking lot light fixtures shall match the existing PUD in style and height. 3.Wrap the proposed freestanding sign pole to match the style of other freestanding signs in the PUD. 4.Applicant shall provide documentation of the easement and maintenance agreement for cross access and parking with the properties to the north and south. 5.Compliance with the requirements and comments of the City Engineer in the review letter dated March 30, 2016. ADOPTED this 5th day of April, 2016, by the Planning Commission of the City of Monticello, Minnesota. MONTICELLO PLANNING COMMISSION By: _______________________________ Brad Fyle, Chair ATTEST: ____________________________________________ Angela Schumann, CommunityDevelopment Director Lot 1, Block 1 Jerry Hartung Addition, 155-210-001010, 9281 Cedar Street C reated by : C ity of Monticello 1 4209 Gallatin Pike | Nashville, TN 37216 | (615) 227-5863 | www.devmgmt.com March 17, 2016 Angela Schuman City of Monticello Development and Planning 505 Walnut Street Monticello, MN 55362 (763) 271‐3224 RE: Supplemental Narrative for Conditional Use and PUD Amendment Submittal Proposed Aspen Dental 9281 Cedar Street – Lot 1 Block 1 Jerry Hartung Addition Dear Angela, As requested by Kerry Burri in her letter to Mr. Mark Banks, dated 03/15/16, this letter shall serve as a supplement to the information already submitted for this project relating to the Conditional Use and PUD Amendment requests. As per the prior applications and submittal materials, this letter is being submitted on behalf of the proposed developer and applicant Retail Partners Monticello, LLC. We are in receipt of the ‘Summary of Expenses/Finance Plan’ form you forwarded to me (attached to this letter). This form provides a listing of the various costs and bonding that are typically required by an applicant as part of developing a given project. While all categories listed will not specifically be applicable to this project, the applicant acknowledges that there are potential costs associated with:  Trunk Area Charges relating to parks, roadways, sanitary sewer, water and storm sewer systems.  City Fees pertaining to legal, planning, engineering & inspection, and permits  Additional Letters of Credit and bonding required for landscaping, restoration & preservation and grading work. As noted above not all of these costs will be applicable to this project, but it is acknowledged that during the final plan process these fees will be calculated by the city based on construction costs and other means, and that those fees and bonds must be posted as a condition to obtaining the necessary permits for development of this project. Please review the information we have provided with this submittal and let me know if you have any questions or if additional information may be needed to facilitate your review and our placement on the 04/05 agenda. Thanks for all of your help! Sincerely, DEVELOPMENT MANAGEMENT GROUP, LLC Ken Knuckles Vice President cc: Mark Banks, Retail Partners Monticello, LLC Charlie Vaughn, Retail Partners Monticello, LLC 1 4209 Gallatin Pike | Nashville, TN 37216 | (615) 227-5863 | www.devmgmt.com March 4, 2016 Angela Schuman City of Monticello Development and Planning 505 Walnut Street Monticello, MN 55362 (763) 271‐3224 RE: Project Narrative for Conditional Use and PUD Amendment Submittal Proposed Aspen Dental 9281 Cedar Street – Lot 1 Block 1 Jerry Hartung Addition Dear Angela, On behalf of the applicant, Retail Partners Development Monticello, LLC we are providing this narrative as a supplement to the drawings, exhibits and other materials being presented relating to our request for approval for a Conditional Use and PUD Amendment for our project. Based on the date of our submittal we would anticipate placement on the 04/05/16 Planning Commission and subsequent 04/25 City Council agendas. The subject property is an existing, undeveloped 1.14 acre tract otherwise known as Lot #1 Block #1 of the Jerry Hartung Addition and is further listed as PID #155210001010. Our project proposes to develop the site for the use of an Aspen Dental which will include a 3,520 SF single story building along with associated site improvements. The subject site is a part of the existing PUD and has a base zoning of B‐4. The proposed development of the site does not include a request to amend the current zoning designation. What follows below is our formal response to the various considerations that are a part of the City’s CU request process: The conditional use will not substantially diminish or impair property values within the immediate vicinity of the subject property; The underlying zoning on this property is B‐4 which allows the planned use by right. Additionally this property is a part of larger development that is made up of comparable commercial and retail uses. The conditional use will not be detrimental to the health, safety, morals, or welfare of persons residing or working near the use; Aspen Dental is a nationally recognized retail‐oriented company that provides affordable dental care to the communities they are a part of. The conduct of their day‐to‐day business does not include chemical processing, noxious odors, load noises, etc. The conditional use will not impede the normal and orderly development of surrounding property for permitted uses predominant in the area; As stated above, Aspen Dental is a nationally recognized company and is a use that is compatible with all of the other retail uses already developed in this area. 2 4209 Gallatin Pike | Nashville, TN 37216 | (615) 227-5863 | www.devmgmt.com The conditional use will not pose an undue burden on public utilities or roads, and adequate sanitary facilities are provided; The roadway and utility infrastructure in this area was constructed in anticipation of this property being developed commercially. Further all public utilities, including sanitary sewer, are available to the property. Additionally this particular use is a low‐volume traffic generator that sees an average of 40 customers per day (Monday thru Friday) and therefore will not contribute a great amount of traffic to the roadway systems on a given business day. The conditional use can provide adequate parking and loading spaces, and all storage on the site can be done in conformance with Coty code requirements. The City’s minimum parking requirement for a clinic/medical service use is based on 4 spaces per 1,000 SF of floor area. With a 3,520 SF building planned for this project we will be required to provide a minimum of 14 spaces – our current site plan anticipates 43 spaces inclusive of any required for handicap accessibility. Any storage associated with this use will occur inside the building. There is a masonry trash enclosure proposed to be placed along the rear of the site and will be designed and constructed to match the architecture of the building as well as provide an effective and opaque screen of the trash receptacles. The conditional use will not result in any nuisance including but not limited to odor, noise, or sign pollution. As stated above this business will not produce any of these issues. The conditional use will not unnecessarily impact natural features such as woodlands, wetlands, and shorelines; and all erosion control will be properly controlled. This site is not affected by any woodlands, wetlands or shorelines; therefore the development as planned will have no impact on these matters. Additionally the developer will be required, by both local and national criteria, to both provide and maintain adequate erosion control onsite during the course of construction. The conditional use will adhere to any applicable additional criteria outlined in Chapter 5 of the Monticello Zoning Ordinance for the proposed use. Our proposed development and any requests associated with required plan approvals and permits do not include any requests for deviation or variance from any requirements noted in the zoning ordinance. Below is some additional information relating to Aspen Dental:  Aspen Dental operates Monday thru Friday each week, and will occasionally see patients on Saturdays by appointment only.  Typical hours of operation are: o Monday thru Wednesday 7:30 am to 5:30 pm o Thursday 10:00 am to 8:00 pm o Friday 8:00 am to 1:00 pm  A typical Aspen Dental employees 7‐8 staff that include an office manager, receptionist, doctor, lab tech, hygienist and dental assistants. 3 4209 Gallatin Pike | Nashville, TN 37216 | (615) 227-5863 | www.devmgmt.com Please review the information we have provided with this submittal and let me know if you have any questions or if additional information may be needed to facilitate your review and our placement on the 04/05 agenda. Thanks for all of your help! Sincerely, DEVELOPMENT MANAGEMENT GROUP, LLC Ken Knuckles Vice President cc: Mark Banks, RPD Charlie Vaughn, Cherry & Associates Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Todd W. McLouth - PE 20383 Project Lead Drawn By Checked By Loucks Project No.16033.00 CDL CDL TWM 03/04/16 03/07/16 LOUCKS W: \ 2 0 1 6 \ 1 6 0 3 3 \ C A D D D A T A \ C I V I L \ _ d w g S h e e t F i l e s \ C 0 - 1 C O V E R S H E E T Pl o t t e d : 03 / 0 7 / 2 0 1 6 8 : 1 6 A M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION ASPEN DENTAL MONTICELLO, MN RETAIL PARTNERS DEVELOPMENT 5608 Stanford Court Nashville, Tennessee 37215 C0-1 COVER SHEET C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 EROSION CONTROL PLAN C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L1-1 LANDSCAPE PLAN -ALTA/ACSM LAND SURVEY 03/07/16 ZONING APPLICATION COVER SHEET C0-1 Top nut of hydrant located at the northeast corner of the property. Elevation = 965.84 Existing conditions survey prepared by The Gregory Group, inc. D.B.A. Lot Surveys Group, dated January 20, 2016 with a revision on February 23, 2016. Loucks makes no guarantee of the accuracy and completeness of work prepared by others. Contractor shall notify the project engineer of any discrepancies shown herein. MONTICELLO, MN GENERAL NOTES SHEET INDEX ZONING APPLICATION FOR: VICINITY MAP PUD AMENDMENT & CONDITIONAL USE PERMIT 750 OLD HICKORY BLVD ARCHITECT BRENTWOOD, TENNESSEE 37027 SUITE 250 e+h ARCHITECTS LANDSCAPE ARCHITECT stevec@eandharch.com NASHVILLE, TENNESSEE 37215 DESIGN CONSULTANTS OWNER / DEVELOPER RETAIL PARTNERS DEVELOPMENT 5608 STANFORD COURT MARK BANKS EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. OWNER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL WARNING: AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND MAPLE GROVE, MINNESOTA 55369 CIVIL ENGINEER LOUCKS, INC. 7200 HEMLOCK LANE SUITE 300 clohr@loucksinc.com tmclouth@loucksinc.com TODD W. MCLOUTH, P.E. MAPLE GROVE, MINNESOTA 55369 LOUCKS INC. 7200 HEMLOCK LANE SUITE 300 dloken@loucksinc.com DOUGLAS LOKEN, L.A. ASPEN DENTAL SUPPLEMENTAL PLAN INDEX SITE PROJECT BENCHMARK STEVE COOPER, A.I.A. mbanks@retailpartnersdev.com TEL: 615-627-2022 TEL: 763-424-5505 TEL: 763-424-5505 TEL: 615-377-3111 NASHVILLE, TENNESSEE 37216 DEVELOPMENT MANAGER DEVELOPMENT MANAGEMENT 4209 GALLATIN PIKE KEN KNUCKLES kknuckles@devmgmt.com TEL: 615-227-5863 GROUP, LLC CLARK D. LOHR Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Todd W. McLouth - PE 20383 Project Lead Drawn By Checked By Loucks Project No.16033.00 CDL CDL TWM 03/04/16 03/07/16 LOUCKS W: \ 2 0 1 6 \ 1 6 0 3 3 \ C A D D D A T A \ C I V I L \ _ d w g S h e e t F i l e s \ C 2 - 1 S I T E P L A N Pl o t t e d : 03 / 0 7 / 2 0 1 6 8 : 3 1 A M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION ASPEN DENTAL MONTICELLO, MN RETAIL PARTNERS DEVELOPMENT 5608 Stanford Court Nashville, Tennessee 37215 C0-1 COVER SHEET C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 EROSION CONTROL PLAN C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L1-1 LANDSCAPE PLAN -ALTA/ACSM LAND SURVEY 03/07/16 ZONING APPLICATION SITE PLAN C2-1 BENCHMARK TOP NUT OF HYDRANT LOCATED AT THE NORTHEAST CORNER OF THE PROPERTY. ELEVATION = 965.84 SITE NOTES 1.SETBACKS: PER PUD 2.ZONING : B4 - REGIONAL BUSINESS DISTRICT / PUD - PLANNED UNIT DEVELOPMENT 3.PARKING SUMMARY CITATION - ZONING ORDINANCE TABLE 4-7; CLINICS 4.0 STALLS PER 1,000 SF PARKING REQUIRED = 14 STALLS PARKING PROVIDED = 40 STALLS ADA STALLS REQUIRED = 2 STALLS ADA STALLS PROVIDED = 2 STALLS PROVIDED PARKING RATIO = 11.4/1000 4.SITE DATA PARCEL DESCRIPTION: LOT 1, BLOCK 1, JERRY HARTUNG ADDITION, WRIGHT COUNTY, MINNESOTA WRIGHT COUNTY PARCEL ID # 155210001010 ADDRESS: 9281 CEDAR STREET, MONTICELLO, MN 55362 PARCEL AREA: 49,468 SQ. FT. OR 1.14 AC. PROPOSED BUILDING AREA: 3,520 SQ.FT. EXISTING IMPERVIOUS AREA: 7,672 SQ.FT. OR 15.5% EXISTING PERVIOUS AREA: 41,796 SQ.FT. OF 84.5% PROPOSED IMPERVIOUS AREA: 35,035 SQ.FT. OR 70.9% PROPOSED PERVIOUS AREA: 14,333 SQ.FT OR 29.1% PROPOSED AREA OF DISTURBANCE: 37,960 SQ.FT. OR 0.87 AC. 5.THE SITE IS NOT SUBJECT TO ANY WETLAND AREAS, BUFFERS, AREAS OF RIGHT OF WAY DEDICATION, CONSERVATION EASEMENTS, OR PUBLIC / PRIVATE PARKS 6.ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL JURISDICTION REQUIREMENTS. 7.ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA STANDARDS AND LOCAL/STATE REQUIREMENTS. 8.ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. 9.ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED AND SHOWN FOR REFERENCE ONLY. REFER TO ARCHITECTURAL PLANS FOR DETAILED BUILDING LAYOUT. 10.TYPICAL FULL SIZED PARKING STALL IS 9' X 20' UNLESS OTHERWISE NOTED. 11.BITUMINOUS IMPREGNATED FIBER BOARD TO BE PLACED AT FULL DEPTH OF CONCRETE ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND SIDEWALKS. 12.MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK. 13.THE CONTRACTOR AND OWNER ARE RESPONSIBLE FOR OBTAINING ALL NECESSARY PERMITS AND REQUIRED NOTIFICATION PRIOR TO CONSTRUCTION. 14.SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING. GENERAL NOTE EXISTING CONDITIONS SURVEY PREPARED BY THE GREGORY GROUP, INC. d.b.a. LOT SURVEYS GROUP, DATED JANUARY 20, 2016 WITH A REVISION ON FEBRUARY 23, 2016. LOUCKS MAKES NO GUARANTEE OF THE ACCURACY AND COMPLETENESS OF WORK PREPARED BY OTHERS. CONTRACTOR SHALL NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES SHOWN HEREIN. Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Todd W. McLouth - PE 20383 Project Lead Drawn By Checked By Loucks Project No.16033.00 CDL CDL TWM 03/04/16 03/07/16 LOUCKS W: \ 2 0 1 6 \ 1 6 0 3 3 \ C A D D D A T A \ C I V I L \ _ d w g S h e e t F i l e s \ C 3 - 1 G R A D I N G P L A N Pl o t t e d : 03 / 0 7 / 2 0 1 6 8 : 3 0 A M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION ASPEN DENTAL MONTICELLO, MN RETAIL PARTNERS DEVELOPMENT 5608 Stanford Court Nashville, Tennessee 37215 C0-1 COVER SHEET C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 EROSION CONTROL PLAN C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L1-1 LANDSCAPE PLAN -ALTA/ACSM LAND SURVEY 03/07/16 ZONING APPLICATION GRADING PLAN C3-1 BENCHMARK TOP NUT OF HYDRANT LOCATED AT THE NORTHEAST CORNER OF THE PROPERTY. ELEVATION = 965.84 GENERAL NOTE EXISTING CONDITIONS SURVEY PREPARED BY THE GREGORY GROUP, INC. d.b.a. LOT SURVEYS GROUP, DATED JANUARY 20, 2016 WITH A REVISION ON FEBRUARY 23, 2016. LOUCKS MAKES NO GUARANTEE OF THE ACCURACY AND COMPLETENESS OF WORK PREPARED BY OTHERS. CONTRACTOR SHALL NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES SHOWN HEREIN. "TW" DENOTES FINISHED GRADE AT TOP OF RETAINING WALL "GW" DENOTES FINISHED GRADE AT BOTTOM OF RETAINING WALL (NOT BOTTOM OF BURIED RETAINING WALL.) GRADING NOTES 1.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. 2.CATCH BASINS AND MANHOLES IN PAVED AREAS SHALL BE SUMPED 0.04 FEET. ALL CATCH BASINS IN GUTTERS SHALL BE SUMPED 0.16 FEET. RIM ELEVATIONS SHOWN ON PLANS DO NOT REFLECT SUMPED ELEVATIONS. 3.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE MINIMUM OF 4 INCHES OF TOP SOIL AND SEED/MULCH OR SOD. THESE AREAS SHALL BE WATERED/MAINTAINED BY THE CONTRACTOR UNTIL VEGETATION IS ESTABLISHED. 4.FOR SITE RETAINING WALLS "TW" EQUALS SURFACE GRADE AT TOP FACE OF WALL (NOT TOP OF WALL), "GW" EQUALS SURFACE GRADE AT WALL GRADE TRANSITION, AND "BW" EQUALS SURFACE GRADE AT BOTTOM FACE OF WALL (NOT BOTTOM OF BURIED WALL COURSES). 5.REFER TO THE REPORT OF GEOTECHNICAL EXPLORATION AND REVIEW (PROJECT NO. B1600296, DATED MARCH 1, 2016 AS PREPARED BY BRAUN INTERTEC CORPORATION FOR AN EXISTING SUBSURFACE SITE CONDITION ANALYSIS AND CONSTRUCTION RECOMMENDATIONS. 6.MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK. 7.THE CONTRACTOR AND OWNER ARE RESPONSIBLE FOR OBTAINING ALL NECESSARY PERMITS AND REQUIRED NOTIFICATION PRIOR TO CONSTRUCTION. 8.SEE EROSION CONTROL PLAN AND NOTES AND REQUIREMENTS. 9.SEE UTILITY PLAN FOR WATER, STORM AND SANITARY SEWER INFORMATION. 10.SEE SITE PLAN FOR CURB AND BITUMINOUS TAPER LOCATIONS. Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Todd W. McLouth - PE 20383 Project Lead Drawn By Checked By Loucks Project No.16033.00 CDL CDL TWM 03/04/16 03/07/16 LOUCKS W: \ 2 0 1 6 \ 1 6 0 3 3 \ C A D D D A T A \ C I V I L \ _ d w g S h e e t F i l e s \ C 3 - 2 E R O S I O N C O N T R O L P L A N Pl o t t e d : 03 / 0 7 / 2 0 1 6 8 : 3 2 A M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION ASPEN DENTAL MONTICELLO, MN RETAIL PARTNERS DEVELOPMENT 5608 Stanford Court Nashville, Tennessee 37215 C0-1 COVER SHEET C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 EROSION CONTROL PLAN C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L1-1 LANDSCAPE PLAN -ALTA/ACSM LAND SURVEY 03/07/16 ZONING APPLICATION EROSION CONTROL PLAN C3-2 BENCHMARK TOP NUT OF HYDRANT LOCATED AT THE NORTHEAST CORNER OF THE PROPERTY. ELEVATION = 965.84 GENERAL NOTE EXISTING CONDITIONS SURVEY PREPARED BY THE GREGORY GROUP, INC. d.b.a. LOT SURVEYS GROUP, DATED JANUARY 20, 2016 WITH A REVISION ON FEBRUARY 23, 2016. LOUCKS MAKES NO GUARANTEE OF THE ACCURACY AND COMPLETENESS OF WORK PREPARED BY OTHERS. CONTRACTOR SHALL NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES SHOWN HEREIN. SITE PLAN LEGEND SILT FENCE INLET PROTECTION EXISTING DRAINAGE BOUNDARY EXISTING DRAINAGE PATTERN PROPOSED DRAINAGE BOUNDARY PROPOSED DRAINAGE PATTERN 1. INSPECT CONSTRUCTION SITE ON A DAILY BASIS AND WITHIN 24 HOURS OF A RAINFALL EVENT OF MORE THAN 0.5 INCHES IN 24 HOUR PERIOD. 2. SEDIMENT DEPOSITS SHOULD BE REMOVED AFTER EACH STORM EVENT. THEY MUST BE REMOVED WHEN DEPOSITS REACH APPROXIMATELY ONE-HALF THE HEIGHT OF THE BARRIER. 3. ANY SEDIMENT REMAINING IN PLACE AFTER THE SILT FENCE OR FILTER FABRIC IS NO LONGER REQUIRED SHALL BE DRESSED TO CONFORM WITH THE EXISTING GRADE, PREPARED AND SEEDED WITH THE APPROPRIATE SEED MIX. 4. IN THOSE AREAS WHERE WOOD FIBER BLANKET OR OTHER SLOPE STABILIZATION METHOD HAS FAILED, THE SLOPE SHALL BE REESTABLISHED, SEED AND TOPSOIL REPLACED, AND ADDITIONAL SLOPE TREATMENT INSTALLED. 5. SILT FENCES SHALL BE REMOVED WHEN THEY HAVE SERVED THEIR USEFUL PURPOSE, BUT NOT BEFORE THE UPWARD SLOPE AREA HAS BEEN PERMANENTLY STABILIZED. REMOVAL IS REQUIRED WITH ALL TEMPORARY EROSION CONTROL FACILITIES (SEDIMENT FILTERS, HAY BALES, ETC.) ONCE SITE IS PERMANENTLY STABILIZED BY THE BUILDER. 6. ALL PERMANENT SEDIMENTATION BASINS MUST BE RESTORED TO THEIR DESIGN AND REMOVAL OF ALL TEMPORARY SYNTHETIC, STRUCTURAL, NON-BIODEGRADABLE EROSION AND SEDIMENT CONTROL DEVICES AFTER THE SITE HAS UNDERGONE FINAL STABLILIZATION WITH PERMANENT VEGETATION ESTABLISHMENT. FINAL STTABILIZATION FOR PURPOSES OF THIS REMOVAL IS 70% ESTABLISHED COVER OVER DENUDED AREA. 7. NO CONCRETE WASHOUT ON-SITE. CONCRETE TRUCKS SHALL BE EQUIPPED WITH INTERNAL WASH SYSTEM. EROSION CONTROL MAINTENANCE PROGRAM 1.NO LAND DISTURBING ACTIVITY SHALL OCCUR UNTIL A CITY OF MONTICELLO BUILDING PERMIT HAS BEEN ISSUED. 2.ALL EROSION & SEDIMENT CONTROL WORK SHALL COMPLY WITH THE CITY OF MONTICELLLO REQUIREMENTS. 3.BEST MANAGEMENT PRACTICES (BMPS) REFER TO EROSION AND SEDIMENT CONTROL PRACTICES DEFINED IN THE CURRENT EDITIONS OF THE MPCA PROTECTING WATER QUALITY IN URBAN AREAS AND THE MINNESOTA CONSTRUCTION SITE EROSION AND SEDIMENT CONTROL PLANNING HANDBOOK. 4.ALL BMPS SELECTED SHALL BE APPROPRIATE FOR THE TIME OF YEAR, SITE CONDITIONS, AND ESTIMATED DURATION OF USE 5.A COPY OF THESE PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 6.ALL SEDIMENT AND EROSION CONTROL FACILITIES (BMPS) SHALL BE INSTALLED AND IN OPERATION PRIOR TO LAND DISTURBANCE ACTIVITIES AND THEY SHALL BE SATISFACTORILY MAINTAINED UNTIL CONSTRUCTION IS COMPLETED AND THE POTENTIAL FOR EROSION IS PASSED. 7.THE BMPS SHOWN ON THE PLANS ARE THE MINIMUM REQUIREMENTS FOR THE ANTICIPATED SITE CONDITIONS. AS CONSTRUCTION PROGRESSES AND UNEXPECTED OR SEASONAL CONDITIONS DICTATE, THE PERMITTEE/CONTRACTOR SHALL ANTICIPATE THAT MORE BMPS WILL BE NECESSARY AND SHALL PROVIDE ALL ADDITIONAL BMPS OVER AND ABOVE THE MINIMUM REQUIREMENTS AS MAY BE NEEDED TO PROTECT WATER AND SOIL RESOURCES. 8.THE BMPS SHALL BE INSPECTED DAILY BY THE PERMITTEE/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE THEIR CONTINUED FUNCTIONING. 9.LAND DISTURBING ACTIVITIES SHALL OCCUR IN INCREMENTS OF WORKABLE SIZE SUCH THAT ADEQUATE BMP CONTROL CAN BE PROVIDED THROUGHOUT ALL PHASES OF CONSTRUCTION. THE SMALLEST PRACTICAL AREA SHALL BE EXPOSED OR OTHERWISE DISTURBED AT ANY ONE TIME. 10.OPERATE TRACK EQUIPMENT (DOZER) UP AND DOWN EXPOSED SLOPES LEAVING TRACK GROOVES PERPENDICULAR TO THE SLOPE. DO NOT BACK-BLADE. LEAVE A ROUGH SURFACE TO MINIMIZE EROSION. 11.ALL AREAS DISTURBED BY CONSTRUCTION SHALL BE STABILIZED UPON COMPLETION OF BACKFILL AND ROUGH GRADING OF THE LOT. TEMPORARY MULCH AND SEED SHALL COVER ALL EXPOSED SOILS UNTIL FINAL LOT GRADING IS COMPLETED AND THE PERMANENT TURF (SOD OR SEED) IS ESTABLISHED. 12.ALL STABILIZED AREAS RE-DISTURBED BY UTILITY INSTALLATIONS AND OTHER CONSTRUCTION ACTIVITIES REQUIRE THAT TEMPORARY MULCH AND SEED BE RE-INSTALLED. 13.TEMPORARY SEED SHALL BE MNDOT MIX 130B @ 100LBS PER ACRE OR APPROVED EQUAL. PERMANENT SEED SHALL BE MNDOT MIX 60B @ 100LBS PER ACRE OR APPROVED EQUAL. TEMPORARY MULCH SHALL BE MNDOT TYPE I (CLEAN OAT STRAW) @ 2 TONS PER ACRE AND DISK ANCHORED IN PLACE. 14.ALL TEMPORARY EROSION AND SEDIMENT CONTROL MEASURES SHALL BE PROPERLY DISPOSED OF WITHIN THIRTY (30) DAYS AFTER FINAL STABILIZATION IS ACHIEVED. EROSION CONTROL NOTES: DRAWN 12/2013 LOUCKS PLATE NO. 3000 SILT FENCE PRE-ASSEMBLED OR MACHINE SLICED 6" 6" NOTES: 1.PLACE BOTTOM EDGE OF FENCE INTO 6 IN DEEP TRENCH AND BACKFILL IMMEDIATELY. 2.POSTS SHALL BE: x 6 FT MAX. SPACING. x 2 IN X 2IN HARDWOOD, OR STANDARD STEEL T-TYPE FENCE POSTS. x 5' MIN. LENGTH POSTS, DRIVEN 2 FT INTO THE GROUND. 3.ATTACH FABRIC TO WOOD POST WITH A MIN. OF 5, 1 INCH LONG STAPLES. 4.ATTACH FABRIC TO STEEL POST WITH A MIN. OF 3 ZIP TIES IN TOP 8 INCHES OF FABRIC. GEOTEXTILE FABRIC PER MNDOT 3886 GEOTEXTILE FABRIC PER MNDOT 3886 HARD SURFACE PUBLIC ROAD 2' MINIMUM 1" TO 2" WASHED ROCK 6" MINIMUM DRAWN 12/2013 LOUCKS PLATE NO. 3003ROCK ENTRANCE TO CONSTRUCTION SITE NOTES: 1.ROCK SIZE SHOULD BE 1" TO 2" IN SIZE SUCH AS MN/DOT CA-1 OR CA-2 COURSE AGGREGATE. (WASHED) 2.A GEOTEXTILE FABRIC MAY BE USED UNDER THE ROCK TO PREVENT MIGRATION OF THE UNDERLYING SOIL INTO THE STONE. DRAWN 12/2013 LOUCKS PLATE NO. 3010INLET PROTECTION - EXISTING STORM STRUCTURES HIGH-FLOW FABRIC CURB DEFLECTOR PLATE OVERFLOW 1-CENTER OF FILTER ASSEMBLY OVERFLOW 2 - TOP OF CURB BOX POLYESTER SLEEVE MANHOLE COVER ASSEMBLY FILTER ASSEMBLY 27" 27" SEDIMENT CONTROL BARRIER 2'X3' SEDIMENT CONTROL BARRIER ROAD DRAIN HIGH-FLOW INLET PROTECTION CURB AND GUTTER MODEL WIMCO ROAD DRAIN, OR APPROVED EQUAL Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Todd W. McLouth - PE 20383 Project Lead Drawn By Checked By Loucks Project No.16033.00 CDL CDL TWM 03/04/16 03/07/16 LOUCKS W: \ 2 0 1 6 \ 1 6 0 3 3 \ C A D D D A T A \ C I V I L \ _ d w g S h e e t F i l e s \ C 4 - 1 U T I L I T Y P L A N Pl o t t e d : 03 / 0 7 / 2 0 1 6 8 : 3 4 A M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION ASPEN DENTAL MONTICELLO, MN RETAIL PARTNERS DEVELOPMENT 5608 Stanford Court Nashville, Tennessee 37215 C0-1 COVER SHEET C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 EROSION CONTROL PLAN C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L1-1 LANDSCAPE PLAN -ALTA/ACSM LAND SURVEY 03/07/16 ZONING APPLICATION UTILITY PLAN C4-1 BENCHMARK TOP NUT OF HYDRANT LOCATED AT THE NORTHEAST CORNER OF THE PROPERTY. ELEVATION = 965.84 GENERAL NOTE EXISTING CONDITIONS SURVEY PREPARED BY THE GREGORY GROUP, INC. d.b.a. LOT SURVEYS GROUP, DATED JANUARY 20, 2016 WITH A REVISION ON FEBRUARY 23, 2016. LOUCKS MAKES NO GUARANTEE OF THE ACCURACY AND COMPLETENESS OF WORK PREPARED BY OTHERS. CONTRACTOR SHALL NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES SHOWN HEREIN. UTILITY NOTES 1. ALL SANITARY SEWER, STORM SEWER AND WATERMAIN UTILITIES SHALL BE FURNISHED AND INSTALLED PER THE REQUIREMENTS OF THE SPECIFICATIONS,THE MINNESOTA PLUMBING CODE, THE LOCAL GOVERNING UNIT , AND THE STANDARD UTILITIES SPECIFICATION OF THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM), 2013 EDITION. 2.ALL UTILITY PIPE BEDDING SHALL BE COMPACTED SAND OR FINE GRANULAR MATERIAL. ALL COMPACTION SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CEAM SPECIFICATION AND THE GEOTECHNICAL REPORT. 3.ALL CONNECTIONS TO EXISTING UTILITIES SHALL BE PERFORMED PER THE REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CITY DEPARTMENT OF ENGINEERING AND BUILDING INSPECTIONS DEPARTMENT AND THE CONSTRUCTION ENGINEER MUST BE NOTIFIED AT LEAST 48 HOURS PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, OR WORK IMPACTING PUBLIC UTILITIES. 4.ALL STORM SEWER , SANITARY SEWER AND WATER SERVICES SHALL TERMINATE 5' FROM THE BUILDING FACE UNLESS OTHERWISE NOTED. 5.A MINIMUM OF 18 INCHES OF VERTICAL SEPARATION AND 10 FEET OF HORIZONTAL SEPARATION IS REQUIRED FOR ALL STORM SEWER, WATERMAIN AND SANITARY SEWER UTILITES UNLESS OTHERWISE NOTED. 6.ALL NEW WATERMAIN AND SERVICES MUST HAVE A MINIMUM OF 8.0 FEET OF COVER. EXTRA DEPTH MAY BE REQUIRED TO MAINTAIN A MINIMUM 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES. THE CONTRACTOR SHALL FIELD ADJUST WATERMAIN TO AVOID CONFLICTS WITH SANITARY SEWER, STORM SEWER, AND SERVICES AS REQUIRED. INSULATION OF WATER AND SANITARY SEWER LINES SHALL BE PROVIDED WHERE 8.0 FEET MINIMUM DEPTH CAN NOT BE ATTAINED. 7.PROPOSED PIPE MATERIALS: WATERMAIN COPPER TYPE K 3/4" TO 1-1/2" DIAMETER SANITARY SEWER PVC SDR 35 4" DIAMETER 8.ALL SANITARY SEWER WYES, TEES AND SERVICES SHALL BE X" PVC SDR 35. 9.ALL PORTIONS OF THE STORM SEWER SYSTEM, INCLUDING CATCH BASINS, LOCATED WITHIN 10 FEET OF THE BUILDING OR WATER SERVICE LINE MUST BE TESTED ACCORDANCE WITH MINNESOTA RULES, PART 4715.2820 10.ALL JOINTS AND CONNECTIONS IN THE STORM SEWER SYSTEM SHALL BE GASTIGHT OR WATERTIGHT (SEE MINNESOTA RULES, PART 4715.0700). APPROVED RESILIENT RUBBER JOINTS MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO MANHOLES, CATCHBASINS, AND OTHER STRUCTURES. 11.HIGH-DENSITY POLYETHYLENE (HDPE) STORM DRAINS MUST COMPLY WITH MINNESOTA RULES, PART 4715.0540: a.PIPES 4-INCH TO 10-INCH IN SIZE MUST COMPLY WITH AASHTO M252. b.PIPES 12-INCH TO 60-INCH IN SIZE MUST COMPLY WITH ASTM F2306. c.ALL FITTINGS MUST COMPLY WITH ASTM D3212. d.WATER-TIGHT JOINTS MUST BE USED AT ALL CONNECTIONS INCLUDING STRUCTURES. Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Todd W. McLouth - PE 20383 Project Lead Drawn By Checked By Loucks Project No.16033.00 CDL CDL TWM 03/04/16 03/07/16 LOUCKS W: \ 2 0 1 6 \ 1 6 0 3 3 \ C A D D D A T A \ C I V I L \ _ d w g S h e e t F i l e s \ C 8 - 1 C I V I L D E T A I L S Pl o t t e d : 03 / 0 7 / 2 0 1 6 8 : 4 5 A M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION ASPEN DENTAL MONTICELLO, MN RETAIL PARTNERS DEVELOPMENT 5608 Stanford Court Nashville, Tennessee 37215 C0-1 COVER SHEET C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 EROSION CONTROL PLAN C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L1-1 LANDSCAPE PLAN -ALTA/ACSM LAND SURVEY 03/07/16 ZONING APPLICATION CIVIL DETAILS C8-1 STANDARD GUTTER 8"A 6" 13.5" 1 2" RAD. 24"B624 B618 18" B612 12" CURB TYPE "A" MIN. OF 4" AGG. BASE UNDER CURB (IF TOTAL THICKNESS OF SECTION ALLOWS) 3/8 " LIP 3" RAD. 1 3 3" RAD. AGG. BASE VARIES PAVEMENT SECTION VARIES SEE PAVEMENT SECTION DETAIL SLOPE GUTTER TO MATCH PARKING LOT DRAINAGE (3/4" PER FT. TYP.) TIP GUTTER OUT AS REQ'D DRAWN 1/2014 LOUCKS PLATE NO. 2009B6 STYLE CONCRETE CURB AND GUTTER MINIMUM 1' BEHIND BACK OF CURB 7" SPECIFICATION NOTES: 1.UPON COMPLETION, CURBING SHOULD BE SPRAYED WITH A MEMBRANE CURING COMPOUND PER MNDOT 3754. 2.EXPANSION JOINTS AT MAX. SPACING OF 200'. 3.CONSTRUCT IN ACCORDANCE WITH MNDOT 2531. TOOLED RADIUS EDGE PAVEMENT ELEVATION VARIES CONC. SIDEWALK SLAB BASE MATERIAL 6"6" 6" MIN. MAX. 2% SLOPE AWAY FROM BUILDING (TYP.) 4" 4" PAVEMENT SECTION DRAWN 1/2014 LOUCKS PLATE NO. 2017INTEGRAL CURB AND WALK 6" 6" 2" BIT. WEAR COURSE, MN/DOT 2360 SPWEA240B TACK COAT, MN/DOT 2357 2" BIT. NON-WEAR COURSE, MN/DOT 2360 SPNWB230B 8" AGG. BASE, CLASS 5 OR 2 MN/DOT 3138 SURFACE COMPACTION FINISHED GRADE DRAWN 1/2014 LOUCKS PLATE NO. 2030STANDARD BITUMINOUS PAVEMENT SECTION PAVEMENT SECTION BASED ON GEOTECHNICAL REPORT BY BRAUN INTERTEC CORPORATION, DATED MARCH 1,2016 1' - 0 " ACCESSIBLE ROUTE L SE E P L A N 9'-0" 20 ' - 0 " C DRAWN 1/2014 LOUCKS PLATE NO. 2035TYPICAL ADA PARKING HANDICAP SIGN (TYP) (SIGN TO COMPLY WITH MSBC 1341.0502.7 AND MINNESOTA STATUES 169.346) 9'-0"9'-0"9'-0" 4" WIDE PAINTED LINES, 18" O.C., @ 45 TRAFFIC WHITE (AISLE TO CONTAIN THE DESIGNATION "NO PARKING" COMPLYING WITH MSBC 1341.0502) 4" WIDE PAINTED LINES, TRAFFIC WHITE 48 " M I N . 30" DRAWN 1/2014 LOUCKS PLATE NO. 2023CONCRETE SPLASH BOX DRAWN 1/2014 LOUCKS PLATE NO. 2034CONCRETE SIDEWALK SECTION 4" CONCRETE WALK MN/DOT 2521 4" GRANULAR MATERIAL MN/DOT 3149 VAN ACCESSIBLE 12" DIA. DRAWN 1/2014 LOUCKS PLATE NO. 2037TYPICAL ADA PARKING SIGN / BOLLARD COMBO 12x18" STANDARD HANDICAP PARKING SIGN WITH SEPARATE 'VAN ACCESSIBLE' PANEL. GREEN, WHITE, AND BLUE ON REFLECTIVE BACKGROUND. USE HDWR PER SIGN SUPPLIER'S RECOMMENDATIONS. HC SIGNAGE PER MINNESOTA RULES 1341.0502 12x6" STANDARD 'VAN ACCESSIBLE' PANEL. GREEN ON WHITE RELECTIVE BACKGROUND 2" DIA. 6' LONG MIN. GALVANIZED SCHEDULE 40 STEEL PIPE. EMBED IN CONCRETE FILLED BOLLARD 6" DIA. SCHEDULE 40 GALVENZIED STEEL PIPE 6' LONG MINIMUM HEAVY DUTY HDPE DOME TOP DECORATIVE SLEEVE BLUE IN COLOR. AVAILABLE FROM BOLLARDSNSLEEVES.COM OR EQUAL. COMPACTED OR UNDISTURBED SUBGRADE. NOTES: 1.BOLLARDS TO BE PLACED 12" BEHIND BACK OF CURB. 2.MAINTAIN PLUMB UNTIL CONCRETE IS SUFFICIENTLY CURED. 3.HOLD CONCRETE FOOTING BELOW GRADE OF FINISHED CONCRETE TO CREATE FINAL PAVING PATTERN AS SHOWN ON PLANS. NOTES: 1.RISER PIPE SHALL BE EXTENDED ABOVE GROUND LEVEL INTIALLY & THEN CUT BACK TO MATCH FINAL GRADE (BY OTHERS) 2.CLEANOUT TO BE COVERED WITH A CASTING. NEENAH R-1970 OR APPROVED EQUAL. DRAWN 12/2013 LOUCKS PLATE NO. 4006CLEAN-OUT STRUCTURE THREADED CAP & PLUG RISER 100' MAX LONG SWEEP 45BEND WYE CONCRETE OR CONCRETE BLOCK COMPACTED GRANULAR MATERIAL OR CONCRETE COMPACTED BACKFILL NEENAH R-1970 CASTING OR APPROVED EQUAL, SET ON COMPACTED BACKFILL. NOTE: GRANULAR MATERIALS FURNISHED FOR USE IN FOUNDATION, BEDDING, ENCASEMENT, OR BACKFILL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING REQUIREMENTS: x FOUNDATION MATERIALS SHALL HAVE 100% PASSING THE 1 1/2" SIEVE AND A MAXIMUM OF 10% PASSING THE No. 4 SIEVE. NOT LESS THAN 50% OF THE MATERIAL RETAINED BY THE No. 4 SIEVE SHALL HAVE ONE (1) OR MORE CRUSHED FACES. HARD, DURABLE CRUSHED CARBONATE QUARRY ROCK MAY BE USED FOR FOUNDATION MATERIALS. x BEDDING AND ENCASEMENT MATERIALS FOR FLEXIBLE PIPE SHALL MEET THE REQUIREMENTS OF MNDOT SPECIFICATION 3149.2B1, GRANULAR BORROW, EXCEPT THAT 100% SHALL PASS THE ONE INCH (1") SIEVE. x BACKFILL MATERIALS SHALL CONSIST OF SUITABLE EXISTING TRENCH MATERIALS, EXCEPT AS OTHERWISE SPECIFIED. SUITABLE MATERIAL SHALL BE DEFINED AS A MINERAL SOIL FREE OF FOREIGN MATERIALS (RUBBISH, ORGANICS & DEBRIS), FROZEN CLUMPS, OVERSIZE STONE, ROCK, CONCRETE OR BITUMINOUS CHUNKS, AND OTHER UNSUITABLE MATERIALS THAT MAY DAMAGE PIPE, PREVENT THOROUGH COMPACTION, OR INCREASE THE RISKS OF SETTLEMENT. DRAWN 12/2013 LOUCKS PLATE NO. 4008PLASTIC PIPE BEDDING PLASTIC PIPE 18"18"PIPE WIDTH ENCASEMENT BEDDING FOUNDATION (MAY NOT BE REQUIRED) 12" 6" BACKFILL COMPACTED AS SPECIFIED EXCAVATED TRENCH WIDTH LOUCKS W: \ 2 0 1 6 \ 1 6 0 3 3 \ C A D D D A T A \ L A N D S C A P E \ _ d w g S h e e t F i l e s \ L 1 - 1 L A N D S C A P E P L A N Pl o t t e d : 03 / 0 7 / 2 0 1 6 8 : 5 3 A M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. CADD QUALIFICATION ASPEN DENTAL MONTICELLO, MN RETAIL PARTNERS DEVELOPMENT 5608 Stanford Court Nashville, Tennessee 37215 C0-1 COVER SHEET C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 EROSION CONTROL PLAN C4-1 UTILITY PLAN C8-1 CIVIL DETAILS L1-1 LANDSCAPE PLAN -ALTA/ACSM LAND SURVEY 03/07/16 ZONING APPLICATION Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. Douglas D. Loken - LA 45591 Project Lead Drawn By Checked By Loucks Project No.16033.00 CDL DDL DDL 03/04/16 03/07/16 LANDSCAPE PLAN L1-1 FRONT ELEVATION NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 0'-0" AFF FIN. FLOOR 19'-8" AFF T.O. COPING 3'-4" AFF T.O. STONE VENEER 13'-0" AFF T.O. AWNING 10'-0" AFF T.O. STOREFRONT 8'-0" AFF B.O. LIGHT FIXTURE CLEAR ANODIZED ALUMINUM STOREFRONT BY KAWNEER "MEDITERRANEAN BLUE #4652" CLOTH AWNING SYSTEM BY SUNBRELLA "VAN DYKE #110" EIFS VENEER W/ SCORED V-GROOVE JOINTS (SANDPEBBLE FINE FINISH) "SIENNA" DRYSTACK STONE VENEER BY DUTCH QUALITY STONE "ELECTRIC BLUE" METAL COPING BY FIRESTONE UNA-CLAD PRODUCTS LIGHT FIXTURE 20'-8" AFF T.O. COPING 25'-6" AFF T.O. COPING CAST STONE WATERTABLE "KOKO BROWN" RUNNING BOND BRICK VENEER BY ACME "KOKO BROWN" BRICK ROWLOCK BY ACME "CLOVER #450" EIFS VENEER W/ SCORED V-GROOVE JOINTS (SANDPEBBLE FINE FINISH) SIGNAGE BY OTHERS (4'-1 1 2" X 22'-0") (90.75 SQ. FT.) 22'-0" 4' - 1 1 / 2 " LEFT ELEVATION NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 0'-0" AFF FIN. FLOOR 3'-4" AFF T.O. STONE 8'-0" AFF B.O. LIGHT "MEDITERRANEAN BLUE #4652" CLOTH AWNING SYSTEM BY SUNBRELLA "VAN DYKE #110" EIFS VENEER W/ SCORED V-GROOVE JOINTS (SANDPEBBLE FINE FINISH) "SIENNA" DRYSTACK STONE VENEER BY DUTCH QUALITY STONE "ELECTRIC BLUE" METAL COPING BY FIRESTONE UNA-CLAD PRODUCTS LIGHT FIXTURE 20'-8" AFF T.O. COPING 25'-6" AFF T.O. COPING CAST STONE WATERTABLE "KOKO BROWN" RUNNING BOND BRICK VENEER BY ACME "CLOVER #450" EIFS VENEER W/ SCORED V-GROOVE JOINTS (SANDPEBBLE FINE FINISH) 13'-0" AFF T.O. AWNING 10'-0" AFF B.O. AWNING SIGNAGE BY OTHERS (4'-1 1 2" X 22'-0") (90.75 SQ. FT.) 22'-0" 4' - 1 1 / 2 " 20'-7" AFF T.O. HVAC UNIT (APPROXIMATE) 19'-8" AFF T.O. COPING & HVAC UNIT (APPROX.) "KOKO BROWN" BRICK ROWLOCK BY ACME HVAC UNIT HVAC UNIT RIGHT ELEVATION NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 0'-0" AFF FIN. FLOOR 3'-4" AFF T.O. STONE VENEER 13'-0" AFF T.O. AWNING 8'-0" AFF B.O. LIGHT FIXTURE "MEDITERRANEAN BLUE #4652" CLOTH AWNING SYSTEM BY SUNBRELLA "VAN DYKE #110" EIFS VENEER W/ SCORED V-GROOVE JOINTS (SANDPEBBLE FINE FINISH) "SIENNA" DRYSTACK STONE VENEER BY DUTCH QUALITY STONE "ELECTRIC BLUE" METAL COPING BY FIRESTONE UNA-CLAD PRODUCTS LIGHT FIXTURE 20'-8" AFF T.O. COPING 25'-6" AFF T.O. COPING CAST STONE WATERTABLE "KOKO BROWN" RUNNING BOND BRICK VENEER BY ACME "KOKO BROWN" BRICK ROWLOCK BY ACME "CLOVER #450" EIFS VENEER W/ SCORED V-GROOVE JOINTS (SANDPEBBLE FINE FINISH) 10'-0" AFF B.O. AWNING SIGNAGE BY OTHERS (4'-1 1 2" X 22'-0") (90.75 SQ. FT.) 22'-0" 4' - 1 1 / 2 " 20'-7" AFF T.O. HVAC UNIT (APPROXIMATE) 19'-8" AFF T.O. COPING & HVAC UNIT (APPROX.) HVAC UNIT HVAC UNIT REAR ELEVATION NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 0'-0" AFF FIN. FLOOR 19'-8" AFF T.O. COPING 3'-4" AFF T.O. STONE VENEER 13'-0" AFF T.O. AWNING 8'-0" AFF B.O. LIGHT FIXTURE "VAN DYKE #110" EIFS VENEER W/ SCORED V-GROOVE JOINTS (SANDPEBBLE FINE FINISH) "SIENNA" DRYSTACK STONE VENEER BY DUTCH QUALITY STONE "ELECTRIC BLUE" METAL COPING BY FIRESTONE UNA-CLAD PRODUCTS CAST STONE WATERTABLE "KOKO BROWN" RUNNING BOND BRICK VENEER BY ACME "KOKO BROWN" BRICK ROWLOCK BY ACME "CLOVER #450" EIFS VENEER W/ SCORED V-GROOVE JOINTS (SANDPEBBLE FINE FINISH) "MEDITERRANEAN BLUE #4652" CLOTH AWNING SYSTEM BY SUNBRELLA 10'-0" AFF B.O. AWNING 20'-8" AFF T.O. COPING SIGNAGE BY OTHERS (2'-10" X 19'-0") (53.8 SQ. FT.) 19'-0" 2' - 1 0 " LEFT PERSPECTIVE NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 RIGHT PERSPECTIVE NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 REAR PERSPECTIVE NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 REAR PERSPECTIVE NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 FRONT ELEVATION NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 0'-0" T.O. CONC. SLAB 7'-0" T.O. CMU CAP 6'-8" T.O. CMU BLOCK LEFT ELEVATION NOT TO SCALE RIGHT ELEVATION NOT TO SCALE REAR ELEVATION NOT TO SCALE GATES, BOLLARDS & HARDWARE PAINTED TO MATCH "VAN DYKE #110" EIFS 4" CMU CAP PAINTED TO MATCH "VAN DYKE #110 EIFS" RUNNING BOND SPLITFACE CMU BLOCK TO MATCH "KOKO BROWN" BRICK BY ACME 0'-0" T.O. CONC. SLAB 7'-0" T.O. CMU CAP 6'-8" T.O. CMU BLOCK GATES, BOLLARDS & HARDWARE PAINTED TO MATCH "VAN DYKE #110" EIFS 4" CMU CAP PAINTED TO MATCH "VAN DYKE #110 EIFS" RUNNING BOND SPLITFACE CMU BLOCK TO MATCH "KOKO BROWN" BRICK BY ACME 0'-0" T.O. CONC. SLAB 7'-0" T.O. CMU CAP 6'-8" T.O. CMU BLOCK GATES, BOLLARDS & HARDWARE PAINTED TO MATCH "VAN DYKE #110" EIFS 4" CMU CAP PAINTED TO MATCH "VAN DYKE #110 EIFS" RUNNING BOND SPLITFACE CMU BLOCK TO MATCH "KOKO BROWN" BRICK BY ACME 0'-0" T.O. CONC. SLAB 7'-0" T.O. CMU CAP 6'-8" T.O. CMU BLOCK 4" CMU CAP PAINTED TO MATCH "VAN DYKE #110 EIFS" RUNNING BOND SPLITFACE CMU BLOCK TO MATCH "KOKO BROWN" BRICK BY ACME FRONT PERSPECTIVE NOT TO SCALE MONTICELLO, MN PROPOSED TWO BRENTWOOD COMMONS 750 OLD HICKORY BLVD. SUITE 250 BRENTWOOD, TN 37027 P.615.377.3111 F.615.377.0978 www.eandharch.com E + H ARCHITECTS P.C. 9320 CEDAR ST. MARCH 15, 2016 NOT TO SCALE NOT TO SCALE NOT TO SCALE FRONT PERSPECTIVE REAR PERSPECTIVE REAR PERSPECTIVE CL 302103127 Btqfo!Efoubm Npoujdfmmp-!NO E0G!Tjohmf!Qpmf!Qzmpo QspkfduMpdbujpoKpc!EftdsjqujpoEsbxjoh!$Esbxo!CzEbufNjttjoh!Jogp/Bqqspwbm Qbhf!2!pg!2 112`BtqfoEfoubm`Npoujdfmmp 2'-0" END VIEW CH T T UEUE CE GRAPHICS: A Y Y AINT TO MA Y ELECTRICAL UE VINYL W/ TED W/ 800mA HIGH OUTPUT AINER P UORESCENT LAMPS AINERS ) UE ALL STEEL PIPE SUPPOR CH SW 6965 HYPER BLCH SW 6965 HYPER BL CES W/ 1ST SURF TUMINAT A UMINUM CABINET Y ILL UMINUM RET TION CTOR TO MAKE FINAL TED AL .D. .322 W A VICE FURNISHED TO SIGN B YLIGHT WHITE FL A AINTED TO MAAINTED TO MA ABRICAOCAL SIGN ORDINANCES 24” DIA. x 7’-0” DEEP CONCRETE PIERFOUND FPUNDERGROUND PRIMARSERL ( FILLER AND 2” RETWHITE LEXAN F3M# 3630-167 BRIGHT BLSHOW THRU WHITE COPY AND BORDER2”x 2” ALSW 6965 HYPER BLINTERNALLD8.625" OPCUSTOMER'S ELECTRICIAN - SIGN CONTRACONNECTION AS DETERMINED B SCALE: ¼" = 1'-0" . 60 SQ.FT 12'-0" ON - OPTION 4 YL 19½" D/F P (1) REQUIRED - MANUFACTURE & INSTALL 5'-0" 6" RADIUSCORNERS ..A.H22'-0" O 0.1 0.2 0.3 0.4 0.6 0.8 0.9 1.0 1.1 1.4 1.6 1.5 1.2 1.0 1.0 0.9 0.7 0.6 1.7 1.7 1.5 1.2 1.1 0.9 0.7 0.5 0.4 0.2 0.1 0.2 0.3 0.4 0.6 0.9 1.1 1.2 1.4 1.8 2.1 2.0 1.5 1.2 1.2 1.1 0.8 0.6 2.0 2.2 1.8 1.5 1.2 1.0 0.8 0.6 0.4 0.2 0.1 0.2 0.3 0.5 0.7 1.0 1.3 1.4 1.7 2.0 2.3 2.2 1.9 1.5 1.4 1.2 0.9 0.7 0.6 0.5 0.6 0.8 1.0 1.2 1.5 1.8 1.9 2.0 1.8 1.6 1.3 1.1 0.8 0.6 0.4 0.2 0.1 0.2 0.3 0.5 0.8 1.3 1.6 1.8 2.0 2.1 2.2 2.3 2.1 1.8 1.8 1.5 1.1 0.8 0.6 0.5 0.7 0.9 1.2 1.5 1.8 2.0 2.0 2.0 2.0 2.0 1.6 1.3 1.0 0.7 0.4 0.3 0.1 0.2 0.3 0.6 1.0 1.5 2.0 2.2 2.0 2.2 2.8 2.4 2.1 2.0 2.2 1.8 1.3 0.8 0.6 0.5 0.7 1.1 1.5 1.9 2.2 2.2 2.4 2.7 2.3 2.2 2.1 1.7 1.3 0.8 0.5 0.3 0.2 0.2 0.4 0.6 1.0 1.6 2.2 2.3 2.1 2.5 3.1 2.8 2.2 2.2 2.3 1.9 1.3 0.8 2.1 2.8 3.0 2.3 2.2 2.3 1.8 1.3 0.8 0.5 0.3 0.2 0.3 0.4 0.7 1.0 1.5 1.9 2.1 2.2 2.4 2.6 2.6 2.3 2.1 2.0 1.7 1.3 0.8 2.2 2.2 2.5 2.2 2.2 2.0 1.6 1.2 0.8 0.5 0.3 0.2 0.3 0.4 0.7 1.0 1.5 1.8 1.9 2.3 2.6 2.8 2.8 2.5 2.1 1.9 1.6 1.2 0.8 2.2 2.2 2.2 2.2 2.0 1.7 1.4 1.1 0.8 0.5 0.3 0.2 0.3 0.5 0.7 1.1 1.5 1.8 1.9 2.2 2.8 3.3 3.1 2.4 2.0 1.9 1.7 1.3 0.8 2.3 2.5 2.7 2.2 1.9 1.6 1.4 1.1 0.7 0.5 0.3 0.2 0.3 0.5 0.7 1.1 1.5 1.9 2.0 2.2 2.8 3.3 3.0 2.5 2.1 2.0 1.8 1.4 0.9 2.5 2.8 2.8 2.3 2.0 1.7 1.5 1.1 0.8 0.5 0.3 0.2 0.3 0.5 0.7 1.1 1.5 1.8 1.9 2.2 2.8 3.3 3.1 2.5 2.0 1.9 1.8 1.4 1.1 0.9 0.7 0.8 0.9 0.9 1.0 1.3 2.6 2.7 2.5 2.2 1.9 1.7 1.4 1.1 0.8 0.5 0.3 0.2 0.3 0.5 0.7 1.0 1.5 1.8 1.9 2.2 2.7 2.9 2.9 2.5 2.0 1.9 1.7 1.4 1.1 0.9 1.0 1.0 1.1 1.1 1.3 2.3 2.8 2.6 2.3 1.9 1.8 1.6 1.3 0.9 0.7 0.5 0.3 0.2 0.3 0.4 0.7 1.0 1.5 1.9 2.1 2.3 2.5 2.5 2.6 2.4 2.1 2.1 1.8 1.4 1.1 0.9 1.0 1.2 1.3 1.3 1.6 2.3 2.7 2.6 2.2 1.8 1.7 1.5 1.1 0.8 0.6 0.4 0.3 0.2 0.2 0.4 0.6 1.1 1.6 2.1 2.2 2.1 2.3 2.9 2.5 2.2 2.2 2.3 1.9 1.4 1.0 0.9 1.1 1.3 1.6 1.7 2.0 2.3 2.2 2.4 2.2 2.0 1.9 1.5 1.1 0.8 0.5 0.4 0.2 0.1 0.2 0.4 0.6 1.0 1.6 2.1 2.3 2.1 2.4 3.1 2.7 2.1 2.2 2.4 1.9 1.4 1.0 0.9 1.1 1.5 1.9 2.0 2.1 2.1 2.7 2.3 2.1 2.0 2.1 1.7 1.2 0.7 0.5 0.3 0.2 0.1 0.2 0.3 0.5 0.9 1.3 1.7 1.9 2.0 2.1 2.3 2.3 2.0 1.9 1.9 1.6 1.3 1.0 0.9 1.2 1.7 2.2 2.2 2.1 2.5 2.9 2.6 2.1 2.1 2.3 1.8 1.2 0.7 0.4 0.3 0.2 0.1 0.2 0.3 0.5 0.8 1.1 1.4 1.6 1.8 2.1 2.2 2.3 2.0 1.7 1.6 1.4 1.1 0.9 0.9 1.1 1.5 1.9 2.0 2.0 2.1 2.5 2.3 2.0 1.9 1.9 1.5 1.1 0.7 0.4 0.2 0.2 0.1 0.2 0.3 0.4 0.7 1.0 1.2 1.2 1.5 1.9 2.2 2.1 1.6 1.3 1.3 1.2 1.0 0.8 0.8 1.0 1.3 1.6 1.7 1.9 2.1 2.1 2.2 2.0 1.7 1.6 1.3 0.9 0.6 0.4 0.2 0.2 0.1 0.2 0.3 0.4 0.6 0.8 1.0 1.0 1.2 1.5 1.8 1.6 1.3 1.1 1.1 1.0 0.9 0.7 0.7 0.9 1.1 1.3 1.3 1.6 1.9 2.3 2.1 1.7 1.3 1.2 1.1 0.8 0.5 0.3 0.2 0.1 0.1 0.2 0.2 0.4 0.5 0.7 0.8 0.8 0.9 1.1 1.3 1.2 1.0 0.9 0.9 0.8 0.7 0.7 0.7 0.8 1.0 1.1 1.1 1.3 1.6 1.9 1.7 1.4 1.1 1.1 0.9 0.7 0.5 0.3 0.2 0.1 WLS13006 ASPEN DENTAL MONTICELLO, MN PM: HOLLY PLEASE EMAIL US FOR PRICING AT WLS@WLSLIGHTING.COM Symbol Qty Label Lumens LLF Description Lum. Watts 4 A N.A.0.950 WLS-CLXM-5E-LED-SS-CW 27' POLE 3' BASE 182.5 Luminaire Schedule Calculation Summary Label Units Avg Max Min Avg/Min Max/Min PtSpcLr PtSpcTb 10 10PARKING SUMMARY Fc 1.89 3.3 0.4 4.73 8.25 Based on the information provided, all dimensions and luminaire locations shown represent recommended positions. The engineer and/or architect must determine applicability of the layout to existing or future field conditions. This lighting pattern represents illumination levels calculated from laboratory data taken under controlled conditions utilizing current industry standard lamp ratings in accordance with Illuminating Engineering Society approved methods. Actual performance of any manufacturer's luminaire may vary due to variation in electrical voltage, tolerance in lamps and other variable field conditions. REVISIONS Rev #Date BY:800-633-8711DATE -3/3/16ASPEN DENTALMONTICELLO, MNWLS-13006scale: 1"=20'1919 WINDSOR PLACEFORT WORTH, TX 76110www.wlslighting.comPM:HOLLYBY: J.P.SHEET 1 OF 1 SERIESCLX HOUSING - One-piece, die-formed aluminum housing contains factory prewired driver. Wiring access door (with safety lanyard) located underneath. OPTICAL UNIT - Clear tempered at glass lens permanently sealed to weather-tight aluminum optic frame creates an IP65 rated optical unit (includes pressure-stabilizing breather). Optic frame recessed into housing cavity and sealed to the housing with one piece EPDM gasket. EXPECTED LIFE - Minimum 60.000 hours to 100.000 hours depending upon the ambient temperature of the installation location. LEDS - Select high-brightness LEDs in Cool White (5000K nominal), or Neutral White (4000K nominal) color temperature, 70 CRI (nominal). DISTRIBUTION / PERFORMANCE - Types III, FT, 5 and enhanced 5E and FTE. Exceptional uniformity creates bright environment at lower levels. Internal Louver (IL) option available for improved backlight control without sacricing street side performance for FT distribution. ELECTRICAL - Two-stage surge protection (including separate surge protection built into electronic driver) meets Location Category C Low. Available with universal voltage power supply 120-277 VAC (50/60Hz input), and 347-480 VAC. Optional button-type photocells (PCI) are available in 120, 208, 240, 277 or 347 volt (supply voltage must be specied). DRIVER - Available in SS (Super Saver) and HO (High Output) drive currents. Components are fully encased in potting material for moisture resistance. Driver complies with FCC standards. Driver and key electronic components can easily be accessed. MOUNTING - Use with 5” traditional drilling pattern. An extruded radius 8” arm is shipped standard and compatible with all xture mounting congurations. The xture may also be mounted to 3”-5” round poles using the round pole plate adaptor accessory (RPP), which must be ordered separately. OPERATING TEMPERATURE - -40°C to +50°C (-40°F to +122°F) FINISH - Fixtures are nished with WLS DuraGrip ® polyester powder coat nishing process. The DuraGrip nish withstands extreme weather changes without cracking or peeling, and is guaranteed for ve full years. WARRANTY - WLS LED xtures carry a limited 5-year warranty. LISTING - ETL listed to U.S. and Canadian safety standards. Suitable for wet locations. SPECIFICATIONS Approved By:Project Name: Location:Date: 800.633.8711 www.wlslighting.com1919 Windsor Place Fax: 817.735.4824 Fort Worth, TX 76110 WLS LIGHTING SYSTEMS Specications subject to change without notice. 01 Rev. 1/16 LED AREA DIMENSIONS ARRA Funding Compliant American Made American Innovation IP67 Suitable for wet locations 19-5/16” (490mm) 34-5/16 (871mm) 11-3/16” (284mm) 7/8” (23mm)1-15/16” (49mm) 4-7/8” (123mm)15o HOUSE SIDE SHIELD 16-1/2” (419mm) 6-3/4” (171mm) 4-7/8” (124mm) 16-5/16” (414mm) 27-11/16” (703mm) 9” (228mm) 1-15/16” (49mm) 7/8” (23mm) 4-7/8” (123mm)18o HOUSE SIDE SHEILD 13 - 1/2” (343mm) 4-1/4” (108mm) 4-1/8” (104mm) CLXM CLXS Mounting CLX LED AREA ORDERING INFORMATION UE - Universal Voltage (120-277) 347 - 480 SS - Super Saver HO - High Output CLXS CLXM CLXL ORDER : LED WLS-CLX SERIES DISTRIBUTION SOURCE CURRENT TEMPERATURE VOLTAGE FINISH OPTIONS ACCESSORIES LIGHT DRIVE COLOR LINE LUMINAIRE FOOTNOTES: SERIES CLXM 5 LED SS CW UE BRZ NO NA (EXAMPLE ORDER) PCR - Photoelectric Control Receptacle NO - No Options BRZ - Bronze BLK - Black PLT - Platinum Plus BUF- Bu WHT - White SVG - Satin Verde Green GPT - Graphite MSV - Metallic Silver CC - Custom Color 3 - Type III 5 - Type V FP - Forward Throw 5E - Type V Enhanced FPE - Forward Throw Enhanced 5 - Type V FP - Forward Throw FPL - Forward Optic Rotated for D180 (left) FPR - Forward Optic Rotated for D180(Right) 5E - Type V Enhanced FPE - Forward Throw Enhanced SELECT APPROPRIATE CHOICE FROM EACH COLUMN TO FORMULATE ORDER CODE. Refer to example below. Approved By:Project Name: Location:Date: 800.633.8711 www.wlslighting.com1919 Windsor Place Fax: 817.735.4824 Fort Worth, TX 76110 Specications subject to change without notice. 01 Rev. 1/16 CW - Cool White (5250°K nom.) NW - Neutral White (4100°K nom.) GS - Glare Shield PC - Photocell RPP - Round Pole Plate WM - Wall Mount Plate RA - Radius Arm UB - Upsweep Bracket for round or square poles SF - Single Fusing DF - Double Fusing NA - No Accessories 1- Photocell must be ordered separately - see Accessories. Type FT Type 5 11400 11400 97 15500 15700 140 9200 9300 97 12100 12200 140 SS HO SS HO LIGHT OUTPUT - CLXS Lumens (Nominal)Watts(Nominal)CoolWhiteNeutralWhite Type FT Type 5 22800 22900 193 30900 31100 278 18400 18500 193 24100 23900 278 SS HO SS HO LIGHT OUTPUT - CLXM Lumens (Nominal)Watts (Nominal)CoolWhiteNeutralWhiteLE FT AND RIGHT VERSIONS OF TYPE FT REFLECTORS (TOP VIEW) Use Type FT-L (left) Use TypeFT-R (right) pole Area to be Lit Note: Optics are not eld-rotatable. For D180 Forward Throw installations specify left (FT-L) and/or right (FT-R) side mounting. Orientation is based on standing at the pole and looking out at the area to be lit. LUMINAIRE EPA CHART - CLX Single D180° D90° T90° TN120° Q90° 0.4 0.8 0.6 1.4 1.4 1.6 Note: House Side Shield adds to xture EPA. Consult Factory. K:\02596-210\Admin\Docs\LTR-a schumann-Aspen DentaI 033016.doc Infrastructure  Engineering  Planning  Construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763 541-4800 Fax: 763 541-1700 March 30, 2016 Ms. Angela Schumann Community Development Director City of Monticello 505 Walnut Street, Suite 1 Monticello, MN 55362 Re: Aspen Dental – Preliminary Plan Review Lot 1, Block 1 Jerry Hartung Addition City Project No. ZASPEN WSB Project No. 02596-210 Dear Ms. Schumann: We have reviewed the project preliminary civil plans received on March 7, 2016, as prepared by Loucks, Inc., and the Alta survey as prepared by Lot Surveys, and offer the following comments. 1. Confirm that conditions have been met per previous plat approval by MnDOT for the site. 2. Any work within MnDOT right of way will require obtaining a right of way permit from them. 3. It is assumed that the existing catch basins and storm sewer on the site and the adjacent site were designed to accommodate runoff from the site based on a 10-year rainfall event. Provide proposed catch basin inlet capacity calculations. Catch basins should be designed with sufficient capacity to limit ponding to maximum depth of 0.3 feet for a 10- year rainfall event. 4. The storm sewer system along Cedar Street and TH 25 was designed to accommodate runoff from the site for a 10-year event. The downstream regional ponding was designed to provide storm water management, including rate control, water quality and infiltration for the site. 5. Identify all emergency overflow routes and elevations for each catch basin on the grading plan. The EOF should be a minimum of 1.5’ below the low building opening. 6. Provide the location of roof drain outlet locations or connections to the storm sewer. 7. Show the irrigation layout on the construction plans. Ms. Angela Schumann March 30, 2016 Page 2 K:\02596-210\Admin\Docs\LTR-a schumann-Aspen DentaI 033016.doc 8. There is an additional sanitary sewer service manhole south of what is shown on the plans that serves the Buffalo Wild Wings site- see attached utility as-built. The watermain service stub is located in close proximity to this manhole. 9. The existing water service stub is 8-inch per City as-builts, not 6-inch as noted on the plans. 10. A note should be added to the plans that the City will not be responsible for any additional costs incurred that is associated with variations in the utility as-built elevations. These elevations shall be verified in the field prior to construction. 11. Proposed invert elevations should be noted where the water and sewer services cross. 12. The proposed water service shall be installed with a minimum 7.5 feet of cover. 13. The plans should reference compliance with the City of Monticello General Specifications and Standard Detail Plates for Street and Utility Construction. 14. Applicable City standard detail plates should be included in the plans. 15. A utility excavation permit must be obtained from the Public Works department prior to commencement of utility connections. 16. Provide an as-built utility plan once construction is complete. 17. The plans need to be signed by a licensed professional engineer Please have the applicant provide a written response addressing the comments above. Final 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 skb PlanningCommissionAgenda–04/05/2016 1 3A.Considerationtoreviewlanduseandzoningfor1547EastBroadway (AS) A.REFERENCE&BACKGROUND PlanningCommissionrequestedinformationastotheComprehensivePlanlanduse designationandzoningdesignationforthesubjectsite.Supportingdataincludesthe requestedinformation. B.SUPPORTINGDATA A.AerialImage B.MonticelloComprehensivePlan–Chapter3,LandUse–LongRangeLand UseMap C.MonticelloZoningOrdinance–Chapter5,Excerpt D.MonticelloOfficialZoningMap 1547 Ea st Bro adw a y City Bou nd ar y March 2 5, 2 016 Map Po wer ed by DataLink fro m WS B & Ass ociates 1 inch = 188 fee t Sou rce: Esri, Digita lG lo be , Ge oE ye, E arthst arGeographics, CNES/A irbus DS, USDA,US GS, A EX, Get ma ppin g, A erog rid , IG N, IGP,swissto po , a nd the GIS User Community £¤10 £¤10 Æÿ25 !(14 !(11 !(43 !(50 !(68 !(5!(81 §¨¦ 94 Æÿ25 !(75 !(18 !(117 !(3 9 !(106 !(37!(1 3 1 0 0.5 10.25 Miles- June 9, 2014Data Source: MnDNR, Sherburne County, Wright County, and WSB & Associates. Land Use Plan Amended by City Council Resolution 2014-062, June 9, 2014 Legend Places to Live Places to Shop Places to Work Places to Recreate Places for Community Downtown Mixed Use Interchange Planning Area Urban Reserve Infrastructure Rivers and Streams Public Waters Inventory Wetlands (National & Public Waters Inventories) Potential Greenway Potential Interchange Future Bridge Existing Arterial or Collector Road Proposed Arterial or Collector Road Powerline Monticello City Boundary Orderly Annexation Area CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 315 CHAPTER 5: USE STANDARDS 5.1 Use Table (A) Explanation of Use Table Structure (1) Organization of Table 5-1 Table 5-1 organizes all principal uses by Use Classifications and Use Types. (a) Use Classifications The Use Classifications are: Agricultural Uses; Residential Uses; Civic and Institutional Uses; Office Use; Commercial Uses; and Industrial Uses. The Use Classifications provide a systematic basis for assigning present and future land uses into broad general classifications (e.g., residential and commercial uses). The Use Classifications then organize land uses and activities into specific “Use Types” based on common functional, product, or physical characteristics, such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered and site conditions. (b) Use Types The specific Use Types identify the specific uses that are considered to fall within characteristics identified in the use Classifications. For example; detached dwellings, parks and recreational areas, and schools are “Use Types” in the Single Family Residence District. (2) Symbols used in Table 5-1 (a) Permitted Uses = P A “P” indicates that a use is permitted by right, subject to compliance with all other applicable provisions of this ordinance. Uses may be subject to special regulations as referenced in the “Additional Requirements” column. (b) Conditionally Permitted Uses = C A “C” indicates that a use is permitted provided the City can establish conditions necessary to ensure the use is compatible to the proposed location and surrounding properties. Inability of the City to establish conditions to adequately control anticipated impacts is justification for denial of a conditionally permitted use. Conditional Uses may also be subject to special regulations as referenced in the “Additional Requirements” column. CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure Page 316 City of Monticello Zoning Ordinance (c) Interim Permitted Uses = I An “I” indicates that a use may be permitted for a brief period of time provided certain conditions are met, and a specific event or date can be established for discontinuance of the use. Inability of the City ]o establish conditions to adequately control anticipated impacts is justification for denial of an interim permitted use. Interim Permitted Uses may also be subject to special regulations as referenced in the “Additional Requirements” column. (d) Prohibited Uses = Shaded Cells A shaded cell indicates that the listed use is prohibited in the respective base zoning district. (e) Unlisted Uses If an application is submitted for a use that is not listed in Table 5-1, the Community Development Department is authorized to classify the new or unlisted use into an existing Use Type that most closely fits the new or unlisted use. If no similar use determination can be made, the use will be considered prohibited in which case an amendment to the ordinance text would need to be initiated to clarify if, where, and how a proposed use could be established. TABLE 5-1: USES BY DISTRICT Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Agricultural Uses Agriculture P P P P P P P P P P P P *SE E T A B L E 5 -1A P P P 5.2(B)(1) Agricultural Sales P 5.2(B)(2) Community Gardens P P P P P P P P P 5.2(B)(3) Stables C 5.2(B)(4) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 317 TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Residential Uses 5.2(C)(1) Attached Dwelling Types 5.2(C)(2)(a) - Duplex P C *SE E T A B L E 5-1A 5.2(C)(2)(b) - Townhouse C P 5.2(C)(2)(c) - Multiple-Family C P C C 5.2(C)(2)(d) Detached Dwelling P P P P P P None Group Residential Facility, Single Family P P P P P 5.2(C)(3) Group Residential Facility, Multi-Family C C C 5.2(C)(3) Mobile & Manufactured Home / Home Park C C C P C 5.2(C)(4) Civic & Institutional Uses Active Park Facilities (public) P P P P P P P P P P P P *SE E T A B L E 5-1A P P P None Active Park Facilities (private) P P P P P P P 5.2(D)(1) Assisted Living Facilities C P C 5.2(D)(2) Cemeteries C C C C C C C 5.2(D)(3) Clinics/Medical Services C P P C None Essential Services P P P P P P P P P P P P P P P None Hospitals C P P C 5.2(D)(4) Nursing/Convalescent Home C C C C C C C C C P P 5.2(D)(5) Passenger Terminal C C C C None Passive Parks and Open Space P P P P P P P P P P P P P P P None Place of Public Assembly C C C C C P C 5.2(D)(6) Public Buildings or Uses C C C C C C C P C C P P C P P 5.2(D)(7) Schools, K-12 C C C C C C I I 5.2(D)(8) Schools, Higher Education C None Utilities (major) C C C 5.2(D)(9) Office Uses Offices P P C P * P P P 5.2(E) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure Page 318 City of Monticello Zoning Ordinance TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Commercial Uses Adult Uses *SE E T A B L E 5-1A P P 3.7(K) Auction House C 5.2(F)(2) Auto Repair – Minor C C P P 5.2(F)(3) Automotive Wash Facilities P C 5.2(F)(4) Bed & Breakfasts C C C C C 5.2(F)(5) Boarding House C 5.2(F)(6) Brew Pub P P 5.2(F)(7) Business Support Services P P P P P None Commercial Lodging C P P 5.2(F)(8) Communications/Broadcasting P P P P 5.2(F)(9) Convenience Retail C P P P 5.2(F)(10) Country Club C 5.2(F)(11) Day Care Centers C C P P C 5.2(F)(12) Entertainment/Recreation, Indoor Commercial P C C C 5.2(F)(13) Entertainment/Recreation, Outdoor Commercial C C C C 5.2(F)(14) Financial Institution P C P 5.2(F)(15) Funeral Services P P 5.2(F)(16) Kennels (commercial) C 5.2(F)(17) Landscaping / Nursery Business P 5.2(F)(18) Personal Services C P P P P P 5.2(F)(22) Production Brewery or Micro-Distillery without Taproom P P 5.2(G)(10) Production Brewery or Micro-Distillery with Taproom or Cocktail Room C C C C C 5.2(F)(24) 5.2(G)(11) Recreational Vehicle Camp Site C C 5.2(F)(25) Repair Establishment C P P 5.2(F)(26) Restaurants C P P 5.2(F)(27) Retail Commercial Uses (other) P P P 5.2(F)(28) Specialty Eating Establishments C P P P 5.2(F)(29) CHAPTER 5: USE STANDARDS Section 5.1 Use Table Subsection (A) Explanation of Use Table Structure City of Monticello Zoning Ordinance Page 319 TABLE 5-1: USES BY DISTRICT (cont.) Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Base Zoning Districts Additional Requirements A O R A R 1 R 2 T N R 3 R 4 M H B 1 B 2 B 3 B 4 C C D I B C I 1 I 2 Vehicle Fuel Sales C C C SE E T A B L E 5 -1A 5.2(F)(30) Vehicle Sales and Rental C C 5.2(F)(31) Veterinary Facilities (Rural) C 5.2(F)(32) Veterinary Facilities (Neighborhood) C C C 5.2(F)(32) Wholesale Sales P P P None Industrial Uses Auto Repair – Major C *SE E T A B L E 5-1A P P 5.2(G)(1) Bulk Fuel Sales and Storage P P 5.2(G)(2) Contractor's Yard, Temporary I I I 5.2(G)(3) Extraction of Materials I I I 5.2(G)(4) General Warehousing C C P P 5.2(G)(5) Heavy Manufacturing C 5.2(G)(6) Industrial Services C P None Land Reclamation C C C C C C C C C C C C C C C 5.2(G)(7) Light Manufacturing P P P 5.2(G)(8) Machinery/Truck Repair & Sales P P 5.2(G)(9) Recycling and Salvage Center C C 5.2(G)(10) Self-Storage Facilities P C P 5.2(G)(11) Truck or Freight Terminal C P P 5.2(G)(12) Waste Disposal & Incineration C 5.2(G)(13) Wrecker Services C P 5.2(G)(14) TABLE 5-1A: CENTRAL COMMUNITY DISTRICT (CCD) USES Use Types “P” = Permitted “C” = Conditionally Permitted “I” = Interim Permitted Sub-Districts Exceptions Additional Requirements F-1 F-2 F-3 L Brew Pub P P P P none 5.2(F)(7) Commercial Day Care C C C C none 5.2(F)(12) Commercial Lodging P P C none 5.2(F)(8) County Hwy 75 Chelsea Rd State Hwy 25 85t h St N E 9 0t h St N E Linn St Pine St 7th St Scho o l B lvd Riverview Dr Cedar St W River St M a r v i n R d Jason Ave Du nd as Rd W Broadway St Hart Blvd Coun try La Hau g Ave N E Elm St W 4th St Fen nin g Ave NE O akw oo k Dr Mal lar d La 95th St NE Fallon Ave N E Edm o n so n A ve N E Mississippi Dr 5th St Country Club Rd Sandberg Rd Pel i c a n L a F a l c o n D r Fen nin g Ave Walnut St O ak R id ge D r Oriole L a Clu b View Rd Broadway St Hillc rest Rd E River St Headman La M i l l T r a il L a Falco n Ave N E Wright StBenton St Elwo o d Rd Ramsey St 6th St River Mill Dr W ildw ood Way Hilltop Dr Mil l Run Rd O a k V i e w L a Farm ste ad Ave Mar tin D r 4th St E 3rd St E Re d R oc k L a Gilla rd Ave N E Maple St Fallo n Dr Willow St View La E Grey St on e Ave Marvin Elwood Rd Fieldcrest Cir Fairw ay D r Jason Ave NE Vine St M e a d o w L a Jerry Liefert Dr Praire Rd Sta rl ing Dr Palm St Unk no w n o r N o S tr e et nam e Fallon Ave Golf Course Rd Falcon Ave Ke vin Lo ng ley D r Craig La Re d O a k L a Front St 5th St W Th o ma s Pa rk D r Locust St M o c k i n g b ir d La W 3rd St East wo o d C ir Briar O aks Blv d F a r m s te a d D r Henipin St Ei d e r L a Dayton St Oak La Ri ver F ore st D r Me ado w Oak A ve Kampa Cir O a k R i d g e C i r Mi l l C t Ri ver R id g e La Garrison Ave Oakview Ct Du nd as C ir Ke nn eth La Otter Cree k Rd Minnesota St Eagle C ir Crocus La Meadow Oak La Stone Ridge D r Chestnut St 1 2 0 t h S t N E Darrow Ave NE Diam o nd D r Peb ble B roo k D r W idge on L a Washington St Bunker C ir Homestead Dr Th o ma s Cir E n d i c o t t T r Center Cir Oak View Cir Sand tra p C ir Co un try Ci r Che yen C t Old Territoral Rd Tana ger C ir Hillcrest Cir O sp r ey Ct Acorn Cir Balboul Cir S w allo w C ir Ri v e r sid e C ir Me ado w O ak Ct Matthew Cir E O a k D r S t o n e R id g e C ir Oakw oo d D r Meadow Oak Ave NE County Hwy 75 Hart Blvd Mar vin Rd Marvin Rd Wright St 90th St N E Cedar St Minnesota St 01 City of MonticelloOfficial Z oning Map 3-22-16 : Leg end BAS E Z O N IN G D ISTR IC TS Resi dent ia l D is tric ts -- L ow Re sid en tia l De n siti es -- Me di um Res ide n tial De ns itie s -- H ig h Re sid en tial De ns itie s Bus in ess D ist ri ct s Indu st ri al D is trict s O TH E R Wa ter A-O R-A R-1 T-N R-2 R-P UD R-3 R-4 B-1 B-2 B-3 B-4 CCD IBC I-1 I-2 M-H Mi ss iss ippi Wi ld, Sc eni c & R ec O verlay Dis tric t OV E RLAY D IST RIC T S Per f orm a n ce Ba sed O verla y Di stric t ! !!! !!! Sh orela n d Dis tric t Speci al U se O verla y Dis tric t ! !!! !!! Fr eeway Bo nu s Sign D istrict PUD s Swan River01 Planning Commission Agenda: 04/05/16 1 3B. Community Development Director’s Report. Planning Commission Recommendations The City Council took the following action on March 25th as related to items on the March agenda of the Planning Commission:  Consideration of a request for a Conditional Use Permit for Co-location of a Wireless Telecommunication Service Antenna on a City Water tower. Applicant: Verizon Wireless. Council action: Council approved the Conditional Use Permit. Council also approved the corresponding lease agreement for the antenna.