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Home My WebLink About2016-04-20 PACKET 11.A. REQUEST OF CITY COUNCIL ACTION COUNCIL AGENDA MEETING ITEM # �/ DATE 4/20/16 �, " • PREPARED BY: Community Development Jennifer Levitt ORIGINATING DEPARTMENT STAFF AUTHOR * * * * * * * * * * * * * * * * * � * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * COUNCIL ACTION REQUEST: Consider adopting a resolution approving the preliminary and final plat for Eightieth Street Crossing, and a resolution approving the site plan for a neighborhood shopping center redevelopment at the northwest corner of 80th Street and Hadley Avenue; a conditional use permit to allow for a motor fuel station and convenience store with a car wash; and a variance to required building and parking setbacks, green space, and parking requirements STAFF RECOMMENDATION: Approve the request. ADVISORY COMMISSION ACTION: DATE REVIEWED APPROVED DENIED � PLANNING 2/22/16 ❑ � ❑ ❑ PUBLIC SAFETY ❑ ❑ ❑ ❑ PUBLIC WORKS ❑ ❑ ❑ ❑ PARKS AND RECREATION ❑ ❑ ❑ ❑ HUMAN SERVICES/RIGHTS ❑ ❑ ❑ ❑ ECONOMIC DEV. AUTHORITY ❑ ❑ ❑ ❑ ❑ ❑ ❑ SUPPORTING DOCUMENTS: � MEMO/LETTER: Memo from John M. Burbank dated 4/13/16 � RESOLUTION: Draft - Preliminary and Final Plat Draft - Site Plan, Conditional Use Permit, and Variance ❑ ORDINANCE: ❑ ENGINEERING RECOMMENDATION: ❑ LEGAL RECOMMENDATION: � OTHER: Excerpt from approved minutes of the 2/22/16 Planning Commission meeting ADMINISTRATOR'S COMMENTS: � �f-lS-�� City Administrator Date * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * COUNCIL ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ OTHER Cottage J Grove �he�e Pride andP�OSPerity Meet TO: Honorable Mayor and City Council Charlene Stevens, City Administrator FROM: John M. Burbank, Senior Planner DATE: April 13, 2016 RE: Eightieth Street Crossing Proposal United Properties Development has filed a preliminary and final plat to be called Eightieth Street Crossing that will consist of three commercial lots; a site plan review of their proposed neighbor- hood shopping center redevelopment at the northwest corner of 80th Street and Hadley Avenue; a conditional use permit (CUP) to allow for a motor fuel station and convenience store with a car wash; and a variance to required building and parking setbacks, green space, and parking requirements. ;a� � ,; @� ��;. ,y. 'P i� �' ,\\\�\\ �/ .� . , ��+ - ry—�-�, \. \ \�' r/.�. . :� . . ��J �^'�� f% `k��9p ��/ • .�9� �� >>`\ ��;�� \\��. iChi� '" 6f ♦ \ -�� l�F S ,�j /' �� r 5.. . �,' \.\\�. \♦ gt.'. �� 0p� . �. � �.�� . � � �\ `� ,';' SITE � B �\ .� 0 � � �s � � � ,y tf, , yp 90��} rose y� �.9p�. . y�G \ 6i Fs , y�' �o c. , u � 9r � ��..-� �'Fy c�k9�,�;Po ` ��s;. 9�' � ��'b '.`S�P i�9 �,d� `�� . �{�� A _ �,G�,. ��0: � . �7� -- ��N , O�� . ,\ , `' \ ` ��; h'� C�,. \,\. � � � '� \ -STpn . �6' . -� ,. -�N!'U . .�y�t.. ��a S kfi S 7f: \ ^ 9� Location Map Submital Documentation The plan review comments in this report are based on the civil plans that were prepared by Carlson McCain on January 26, 2016, and the architectural plans were prepared by Architectural Consortium on January 20, 2016. Both sets of plans were submitted to the City on January 29, 2016. Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 2 of 18 Review Schedule The application was received on January 29, 2016. The application was deemed complete on February 4, 2016. The 60-day application review expired on April 4, 2016. The 120-day review extension date is June 3, 2016, which was exercised. w r, o . ; � � s s., ; J ' a'^ L----- -- - - ---- i�� i: i ' eEwEu,a�w s. L - - ---�� _ �- .... - — - - - -----4�- - -- ,. - ..r -- --- - - �_ �. .._ �., .. 1 . �' � .� '. ' � . .: _ ' i - . � � i ��: I -ti�—r'--r '�'_!i� ��_i- r� y_—y j-1 i `-1ir -i�. --� -�- --�-- �—!-=- � - �=-_��i_--�.--�+--�-----� j � �_ �I r - _ '' ' -----__.....� ., � �r.....x.- --= ---- -- -- �� -- — -- - ' _ _ _ J_ ?�. ��J.; .. I,� �'. �.. � -:rtrc. .��. �T - '___ -_ , i ._,r_I �. I�._._�.��I r� � i�� . . �, ' = �E', - ��` ; ;� � -•R .n . "��" � ;�..�,�. 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I - I � �.. BILLWf .:I I � l'� � �" ru � I i � �oi � , � I i I �''� � —I— -- - I�' i fiii � � � I -�r��:t.,-�:•.:�,�� i;t I I I I I I I I I � I � ��T � � I I ^-{�,�/.R.4-.�:L✓J'::.� 1 � �:' i k'i-' �a, � -- -- `q �-�--�i r I I � I ��!—' - i � q o o i a �� ' i I � �� I l ; I �-- l_�f� ��1 `I__ i a aJ ' { i � ii�i 1 ,'' � L .; ,' j ' � � _ `° $'�_� � �� 1 � � � � � � � � � � � � � � �� d ;_v 'v- -_�____ • �� '� �flr,':3_"�13�ku'r-'.j}`i�.C_Sj115<C:i.Ylf��' ' ��l;Y l'.. }" - •�' • ?• '�•� .-..t. -___ -- �'�.�c`.t�S�tA`i.Jiit#�:(/�� . I I 80hi ST S. � �.� I :' c� _..3.:'. _ `.�_;., .. 'x�,-c"'""�'-�..1:__w. ^��s _ Proposed Site Plan I Honorable Mayor, City Council, and Charlene Stevens ! Eightieth Street Crossing April 13, 2016 ; Page 3 of 18 Planning Commission ' The Planning Commission held the public hearing at their meeting on February 22, 2016. Testi- I mony was received from the public with concerns expressed about traffic, access, and noise. An ' excerpt from the minutes of that meeting are attached. After discussion, the Planning Commis- ' sion recommended unanimously (7-to-0 vote with 1 abstention) that the City Council approve the preliminary plat, site plan, conditional use permit, and variance applications subject to conditions. , The Commission does not review final plats. '�i Background The proposed project is a redevelopment of a 1950s commercial mall that has hosted a variety of uses over the years. The site development performance standards at the time of the prop- ' erty's construction were significantly lacking compared to todays, and the applicant has done a � good job trying to enhance the site to be more conforming and up to date. Development Summary The proposed project includes a platting of the current lot of record into three new lots of record, , the demolition of the existing Honest -1 Auto Care and portions of the main mall, new parking lot i construction, access closure and new access installation, and the construction of a new building for Honest-1 Auto Care and a new Kwik Trip Store fuel station with a car wash. Each of the re- , quested actions is interdependent on the other actions. The plat configuration is dependent on ' the site configuration, the site configuration is dependent on the variance, and the CUP is dependent on an approved site plan. , Planning Considerations i Comprehensive Plan— Future Land Use Designation The future land use map in the City's Future Vision 2030 Comprehensive Plan shows this prop- erty to be guided Commercial. The proposed development is consistent with that designation. ; Zoning j This parcel is currently zoned within the Retail Business District (B2). The proposed use is con- sistent with that zoning designation. Preliminary Plat The proposed platting of the 3.83-acre property would allow for individual ownership of the three parcels in the plat. Approval of the plat will require cross access, parking, and maintenance � agreements and the dedication of public drainage and utility easements as directed by the City � Engineer. The first detail below identifies the different parcels in the plat, and the subsequent de- tail shows the proposed easements. Prior to the final plat being recorded, all public drainage and utility easements required by the City Engineer shall be included on the plat. The City has been working on the coordination of the treatment and design of the southeast corner of the project. It is recommended that corner that would include that the signage for the development be platted into a common outlot. The square footage of the new parcels is as follows: i Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 4 of 18 � �-r..,._„ , , ., . ,, � , . 57G 23 i , i � , 8L0CK � 1 � � � � '' I 2 ' „ . Parcel 1 = 92,462 square feet .� I � � , 3 . �' �i Parcel 2 =22,606 square feet � � �#:�= �; Parcel 3 = 51,908 square feet , , �> . �� ,. -- ___.____. :; �_ - � � _�_�o—r-- ,. � . �; ,� _, „_,., _.,,,,, .. Preliminary Plat Detail 570.23 '; , � rn � = t_�_ � �`:3,._��I._; r �_r �c_.r. ' — C') I'l �D B L 0 C K 1 � ,� 2 N?�� i _ . � � . � ��: _�,�.�:w��. 3 �,, t`)i'.46.`:�.ft. ±�i,c:'3 �'.q.fl, �� . r� � �zou i , „»,. : .. ---_.. ,-.:> > � _ �,;,, _ � ., ,i_i' `�-.� o;��,r v. .•I � ' i . f �,� ,i � . . , �,i�'s: � i i�l!. ti : F' � .90 Tr 4;',,�.,��,; EXCEPTIUN 6�! �qs��•.ti2�:r . i _ : � Final Plat The final plat that was submitted is consistent with preliminary plat. The City Engineer has rec- ommended that any additional public drainage and utility easements identified during the final review be included on the plat prior to recording with Washington County. Conditional Use Permit Ordinance Criteria The ordinance requires that motor fuel stations and car washes obtain a conditional use permit. Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 5 of 18 _�_--====e»------------- , ��- �� — � - - � r i �i ; I P i i ,I � I CMWASF{ � �� ,.� � I p , � � ;.Z � _J � � - r�� :.� I � � . � C7 C71 � / I i /' � � � � / ° � � i STAIION STORE ,'` � � � /�i 1 �2�. - .�',�I / _.�:5.�, �:t:' _��-. ._. :;=��' .�I ;:,,, i�, �^ �i;" '�I � i; � � �+ �^ � - l 0 T 3 � � i: � � g---a---o---e � � d d � d � I�� i � � � � � i {.`� � � �-$-- � --a--$J li� _ ; (� � � r�r��r�� i.n��ii.i �: 9 LE��,�Li� f � �p3��4� IC� 1 .N;;. .�'.'. ry f '�:�-_ :� LJ �•• -�-3---r.,--<...�._, �. '!J _-----— -�.��'-�---�r- .�;��''� Kwik Trip Site Plan When reviewing conditional use permits, the Planning Commission looks to Title 11-2-9F; Crite- ria for Issuance of Conditional Use Permits, as the guiding doctrine for review. This section states that in granting a CUP, the City Council shall find that: 1. The use will be in conformity with the City's Comprehensive Plan and with the purpose, intent and applicable standards of this Title. 2. The use shall be located, designed, maintained and operated to be compatible with the existing or intended character of that zoning district in which it is located. 3. The use shall not depreciate values of surrounding property. 4. The use shall not be hazardous, detrimental or disturbing to present and potential surrounding land uses due to noises, glare, smoke, dust, odor, fumes, water pollution, vibration, general unsightliness or other nuisances. 5. The use shall generate only minimal vehicular traffic on local streets as defined by the trans- portation element of the Comprehensive Plan. The use shall not create traffic congestion, unsafe access or parking needs that will cause inconveniences to the adjoining properties. 6. The use shall be served adequately by essential public services, such as streets, police, fire protection and uti/ities. 7. The use shall not create excessive additional requirements at public cost for public facilities and services and shall not be detrimental to the economic welfare of the City. Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 6 of 18 8. The use shall preserve and incorporate the site's important natural and scenic features into the development design. 9. The use shall cause minimal adverse environmental effects. 10. The use shall not adversely affect the potential development of adjacent vacant land. The City's Technical Review Committee reviewed this application under those criteria. The Committee found that the CUP criteria could be met, and the CUP for a motor fuel station and convenience store with car wash could be approved subject to the granting of the requested var- iances and site plan approval. The applicant's response to the ordinance criteria is attached. Site Plan The reconfiguration of the buildings on the site and the ingress and egress points to the property was discussed with staff over several months, and the proposed arrangement should assist in better traffic movement on the site and adjacent roadways. The mall will be reduced to 32,556 square feet, the new Honest-1 building will be 4,807 square feet, and the c-store is proposed to be 5,676 square feet. The total building coverage including the car wash and canopy is 7,507 square feet. . .. : . - - - ---- - - - - � - - — _ �,E� �r�e:�� _ ... � .. ......_ ........ _....... ..........___—� ; ——— ; _�,;-...._._ _� �T�t , �� ,' ,� _....... . ———- � t :.f" ;t-"'.� �� , c.....�N ��—. �'\` r I �� M'�(T•• �y I ' I �,' �I,, � �t�u'Nt `J I , � � �� ' I 't I I � ' f � �� .-.� . it�!�1f.{ � _ S' �'I I �� , � J � �� tev►q �''_;' ��;•;.;�✓� ��+rr.,•,••- . II' s�u.ru , ,;., .._•,�� I .s` I � . . �)t 7 '�� r- i� 1 ~�� i_ __ . `� ;�.:�:.�t�� zY�;� � I I I I I I I I I ! � . :T i �?-� � . ._ __ ;� �--�---$; W 1 . � , _• �.�'�- I N � , , , ; � n o ; � r;� ( ��I . ! � � u ( �!--�i a a� ; } _ ' ��:— � � I I I I I i��l I�. � ' ' i •��-- ' i g e i � , R '�'�.' �ro �� ,�� - '��'-111111 fi tl � = = � Iiiilll � lil �� F dti;.�; i .��•---'''" r>{.,,y�t-7wiLt=:7iSQrt.w't::t�_" �� • � • �� +. s——— .�--.+.c .....-..- ....————————— .s.,..�...:.��A��:�2�'1's,��:i�;�:G:s�' � I MT1{ 5T 5 Proposed Site Plan The detail below shows the structure removal areas in red and the impervious surface removal areas in gray. Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 7 of 18 _ _ _ _ -i----i ----�-----i---i- --i , -�i---- i ,'a-i-H- � i -�-- i �---i -'--i---- i - i'-_---'1----i ----1----i--=—'� i-=--i-----�'- - i--� i ce--i---�-i - i= � � i i'= i 1 1 i' ' � _ � 1 � e.m_ e _._ _. 1�_'_ ��....— i � i "" __ i II_. 7- y.::..L.:"'... .�,..�..�...m..t..«..s.: _ _—�_— �a •-�-----° _—___ _ -- -- .— —•--F.——'r' —•—�— .�. —� � . , �� n:� X-- x ��'�:�%an,�Wy�: w1:�r R r, __ ;_ H �j- ,r o�rs zn _ , ,�r„�- � i i --, � �� % ' _ � : � ` - � � - i�� - ; _, I = , E J� E I ��.�� ' `� '� E%IS71NG BUIIDRJG ��a`� . REMOVE REMOVE S '''�1`V — �, - - � ��— � � , � � -E- --- - -- --- °�-- / `� . , �- , -----�� ` i ' � .. F� .F; /� . F:� , ` I c�.:�<m¢ac.rz-�" crc�nc F.�v v¢ i ', I � � o I . . .... . � __ 'l.r.nu.eRre) } lr.mraC�I��2 CMS�G;-afae�cv � �-I � L__ J___ ____ `�[ru � � — ea�u�` ��` _,ir - �� ; � f�, =�-------- � — � � �3 j � � �� ; � � ; �,,,,�; `; u�,��nF�;R�. -��; - ��,.,..,�..�n F�,v._ �_ _ � s .._ � �°°`n: ' � -.�,�.��,.,,,s�P,�,��,_ y:.,�.�.3; � � -� ;'� i � ��,�.ro�R`°;n, ai . REMOVE ,, � 'p' ; t� il p' I �.� I :i 'I,I � � 'MryP. � fjMW 9T' .3L � L��.is�iT �� . X OE i I ,...� � '. Y I fu��E�3. .E � fP+tE�Cas.�y� C,'(YF S[Eir fiV::E Yr� t fM.E� .� � \\� /. nK�.�`::D�T.. I . �; � G • :� � ' �. � c�nrns . . _\ � I . � _— _'_ ' . —,—__ _��.�. �+ • .'� 5'i ___ ' \ . ._ . . . \ . l,' . __ o . � I � '._ . . �' .. . —Lav _ -- ��.r-..____ __________�'�� a'�1--v-.�«__'_ __ os wcarz. ,' I � -eoTM sT s. P Ea� s�� - -. .. F ,�m> _ , _ , _ ,. ___ - - _ _ __ _ ,. � �-----� __, � _ �- - ---- - _ _ _: .� 0o x zz.00�o • � — — �n---- -- - - •r, . _ , The table below identifies the area specifics on the site plan. SITE DATA ZONING: 83—GENERAL BUSINESS TOTAL AREA: 166,976 SF LOT 1 AREA: 92,462 SF HARD SURFACE AREA: BUILDING: 32,556 SF 35% PAVEMENT: 53.054 SF 57% TOTAL: 85,610 SF 92� PERVIOUS SURFACE AREA: 6,852 SF 8% LOT 2 AREA: 22,606 SF HARD SURFACE AREA: BUILOING: 4,807 SF 21% PAVEMENT: 15.811 SF 70% TOTAL: 20,618 SF 91% PERVIOUS SURFACE AREA: 1,988 SF 9% LOT 3 AREA: 51,908 SF HARD SURFACE AREA: BUILDING: 7,507 SF 15%' PAVEMENT: 36,498 SF 70% TOTAL: 44,005 SF 85% PERVIOUS SURFACE AREA: 7,903 SF 15% Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 ', Page 8 of 18 Setback� � The current minimum setbacks required by the ordinance are included in the table below. ! � Minimum frc�nt yard �t�ft. ' -- I Minimum side yard, �0 ft. interiar lat line Minimum side yard 3Q ft. interior lat Ilne adjac�nt to a I residential district � Minimum side yard 3Q ft. � line adj�eent to a � street � Minimum rear yard 35 ft. � I Minimum rear yard, 75 ft. � abutting a residenti�l district � The setbacks of the mall along the north, south, and west property line are not being modified by ' this project and are currently less that the required 75-foot residential setback. In order to match the existing parking fields on the interior of the site, the northern setbacks of the two new struc- ' tures are non-compliant as well. In order to address the setback deviations that exist and will be ' created on the site, it is recommended that the requested setback variance for all structures on the property be associated with the dimensions identified in the approved site plan. The setback variance information is included in the variance section on page 14 of this report. � Traffic/Access The current internal drive aisles and the two ingress/egress points for vehicular traffic supporting vehicular movements to, from, and within the shopping center are not proposed to be modified ' by the reconfiguration of the use on the site. The detail below identifies access changes to the site. The yellow circles are existing ingress/egress access points that are to remain. The green circles are new ingress/egress access points, and the red circle on Hadley Avenue is the in- gress/egress access point that is to be removed and closed. The Hadley Avenue access closure is positive in that it will greatly reduce the current congestion issues that occur in that vicinity. � This is supported by Washington County due to inadequate spacing to the traffic signal for lane assignment positioning. The only drawback to the new access on 80th Street is that it will be a right-in/right-out only. Internal signage should be installed to help direct motorists to the appro- priate egress points. I Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 9 of 18 ' ��^ � ------ ------J------- � �-- -_ b y ------------ eEtoEN e�w s. �< --------- --=e==»n,===�__=____�,_�___----------------�--------_--�—_------ »- ----+----------_•_--------------- ----_- J-------- - --- �_�J+�;! �� _ � . �� -� -- ----�— ;,,, � -� . � , � I � cu+w�w •_.�e .:'�L , , ° i � i ( -' , nor+�sr-� P J � �'.' r� � �uTo-C�wE [y �p '� I :� `�:� .t �, I f� :/� �' �d i I I i~ r . _ .:j i sr.nar s�orE i, I � �� I � EX1SlM'G t. -s'T , I LIE� '.�I I li MIPPIG I L�OT' 2.. � � ,�., I I . ,��, j�.'. �_� ',, � , � � �' '��1�� ( ' �; - i ' - t '��► II IIIIIIIIII �� i _"'.{i�-'�_.,^:. L 0 T 3 ' -_ ::�.y„_ _ rs---�-- � � I ,�.�o T , -- -- , � a �--� � I � � ;" / I I � � I I I � � i � � 8 � j a i � II � , ' I I � � o a e � _ � � � �'�� I 'c�� I I� —��—�--� L�_--o--_-ca-_-gJ � � '��.� � �'?�� I I I I � f I i I r��r�r� L i,u n i ;, I i ;;'� , ��i i�� `.'� J � �_�-��__---'-� � � � <3�:��' q;K .,`L.. . . •� f �� ! 1�:� y'� �.+�� . ..�. i �i}.'_ ii�t�:F� . i i J' - ..—. _ti.a� .�-— _ _____ - ��F......�_`L\.....�i.,_ , I I 807H ST 5. � � --- ---- --_- �..:.s-��— -- - ------c-, --` '- � _--�.—�---'-—�'-'—„ - .. .�� .,- -��- �-' - rl�--�—� -- -- -- - -- - -- - -- -- - ----- -- � � - -- - - � � � v---- -- --------------- ----- Access Change Diagram Utilities The subject property is located within the Metropolitan Urban Service Area (MUSA) and the pro- posed use would be adequately served by public utilities. Prior to the building permit issuance, a revised analysis on the Sewer Availability Connection (SAC) requirement will need to be submit- ted to the Metropolitan Council for SAC determination. A memorandum dated February 18, 2016, from the City Engineer is attached to the report and addresses the utilities in more detail. Parking The proposed site plan includes the continuation of direct access parking to Belden Boulevard, which is not permitted under current ordinance criteria. The legal non-conforming use was ana- lyzed and it was determined that over the years it has it has not been a detriment to the adjacent roadway or uses. The plan also includes the addition of a new parking field in the southwest cor- ner of the mall where the structure demolition is to occur; it is identified in yellow below. The final reconfiguration of the site brings the total parking provided for the project to 162 spaces including the fueling stations. The required parking for a neighborhood shopping center is at least 4.5 spaces per 1,000 square feet of gross floor area. The ordinance also notes that parking demand for restaurants and theaters located within the center will be added to the shopping center mini- mum parking. Given those criterion, the required parking on the site is at a 32-space deficit and will be addressed in the variance section below. The parking calculation is shown in the table below: Use Square Feet Ratio Required Spaces Provided Spaces Total Shopping Center 43,039 4.5/1000 194 162 Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 10 of 18 ---- ----- -------- -------------- -------- - ---- - -------- -_-_--___ - - � �, 'n�� I ;- I I --- -- ; �_1_ '� � Lr�4_ ' 1 I 1 , �� - --� r ,� ,,:' � �r-� � > � , � i ' Y I cusw�rsH �` ,:C � <.:;I �'"'� ' y �ur�'o-�-eiu'� � � C� -� . t ' � ; I '�%! 4 ` �r� � , I �;;� ,. C � ;,, , '; �. ; _.� :_, , `��'A i � i STailor+57Dkf .� i I r�f 4(Tl� ��i T �`'�� ; � I � I �':1 , �: �'..- EXIS7INC .-i��:i .. i u F� , . ! I BUILAINc ��. � , f' iri.;'- i I ��' � ��. Lo7 2 ..�.:. :� �,: .t , .i� �'i;�:: '.i; I '' � � I f � � I i i i � ` `;;'� j; �'� � ��"I �;� � .i'�. i t::. F:� �--I- �� S 1--i � I I I i iJ � - — :..,_,,:.-.. .E:^; �� I I I � � � � I I � i ':!r.'::i:;:4,,''t:'��-:�Y:: e,9� L 0 T 3 �,� i ' ......,,-:- . ... ..._. ,.� .:.. �:.. i :�:,. f_'$--�---o---$-� �� - " �o r t -- -- � �f � � (d � �;: ��. o 0 0 0 � • , - iii � IIiI � � B � � � ' ,'?� i,ii i I� I � e o o a � i��. %,; � Q 9 0 G� �� -� f-�- L$---a---o---$J !; i I yi � - , 'C�' i I I � � . . i I � r�r�r� � -:�, � u u,� i+l� �' �:II II I � � = I �I I I I I i� �� ` �� ' � -�----�_ i i �_'__�__� e �� ,�:z; �� r � _ �-- � ;�� - ` _ -Y. ��'..` ��_._—y`�'`G��.�� ...1.�+�(:;,=:,'''�y: - _ ' _ _ 'Is ,�'c' �..:,.. - _':/"..:.�'� l }i . , . . ��--�1— — _— __ — — _ _ — — �..�. 'i,� . .. Neighborhood Shopping Mall Parking Field Pedestrian Access The current sidewalks and trailways supporting pedestrian movements to, from, and within the shopping center are not proposed to be modified by the proposed expansion of the use on the site. The new construction adds new internal sidewalks as well as a new perimeter sidewalk that will be created along 80th Street. There is an enhanced component to the site with the new internal walks and the inclusion of a sidewalk along 80th Street. , �;:,:v :-;:,;.,-..,�; :;��-P �' ` � f � z � �. _> ,.� ��e � � „ :;�—�, � : � , < s .b � -- -- E- i �---� —�— � i f T � ,,x i i � i o m o i f I �° � :y;t r' �" � I � � i �E � � � i (}j = Q �:y. �..-x��} .7 I I u o m u I �s�-. t 4�I i i R i, 9 9 �� -,,, �y., i i i �i! f = �i�G 9 , � ...�t�:� �j `��-"=� --�----�-� rvA,.,«7f- , �_ I (�t s� � 0 �i u�m"r"�c�4� f I `r.o.u.cs� ��.��/ � �9f� A5': i� � _—_ e �t, I I �1 I I e�I I f � 1• �i1 � � `t I II II 1 1 • i �,� � °, � � ��:,,,' ' �'E : , "� � � � � .�; � �,�� ., ��'�----y— , '}-' . � � ; �� i �� 1 r_�� .�.� t��l. � � � ��1� � -�� x,�t:-�;�r,� _-�_�;_;� —o-_ t:. :-cr __ t U --r.�-- e . ' � � _ ��,�:- ,. ,� -�----� -;- r !' !- � � �-• --�- .��-a-j--:,. — _ , ,�_ .r' :.�-�� _;�-�s��._._ '� .u.�. �.�•^�T- - ---_-a � a�-., —L �.}�J"fiS'\ ��.'i.�,'��d-'�u1-7�`.� � u•�, 1 , ^ . . .. r �.,; � � Y- ��••-�" Ur-'�_M'9T I� �. , � ' l r � �80T}'1 ST S.tr c� ��'rt�.c�""s�w'..� n .r,� � cm �(m� P �.. ,��-- -�-1-Y.- .�--�--,- -�---- �----�--- � -- -� -�-If �— � � � ---� � -- � �-- � �- � � 1 '� � � --- r -,--� ,�, �F � ?— ' _ `� _ _�_��------- ____....::� � � , New Sidewalk Detail Surface Water Management The existing surFace water management system supporting the treatment and conveyance of surface water generated within the shopping center is proposed to be modified by the redevel- opment on the site. The attached Engineering memorandum dated February 18, 2016, has addi- tional information on this topic. Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 11 of 18 Tree Preservation No trees within the shopping center development are proposed to be removed or modified by the proposed expansion of the use on the site. Architecture After the demolition of portions of the tenant space in the mall, the entire exterior elevation of the building is proposed to be remodeled utilizing a combination of existing and new materials. The applicant and the City are reviewing the proposed materials in relation to the City's architectural standards and pertinent building codes. The details below are renderings of the proposed eleva- tions. ..,. ..., _ . _ .._,.., ,,. .':r•—�er�r+r—� G-WILL LIQUORS '_ . ti, , — —..._ ! :, _ , : � � � t • �� - - � � �-� I ...�:;,; ., .._ ....:_...... �_. . , ..•• ,.,�. ... _.... ..G\.?T:U� lc.L!J4•Gl ,... .. �. ` _ TENANT - --- --• y ._.. �., :_ — --- -- -_-- — _r_� ___... � � � i i ,_.., . `-.��.s��-:�---- ---- �., . ._:,.. Mall Main Elevation ... . `;.....��r•��;,- ... . ._.. . C I•,, CIIIAHUi : . �NANT . tENANT iEIUM . TENpHT 7EllAHT.. . 1€NA4T ; I Ir �t i _1� � �J ! I i ' ' '! i �� z, ,_ . - .. �- e.-�nc•�__ci.re� -- -------�-`----��--'--- � . .. . -._,:.. d j---'- .�;.�. . .. . .,. . . • ' ti' . --- . . . t,.. . . . . . ' ..., , r � _-' .�: _..__ . . . r ti - - (�/�irH+ 16M/7ft tFNANt y . � i�; , r i -� � ; i j Mall and Honest-1 Elevations Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 12 of 18 - -PR��itd, METAL r' GOFING Y�/4" R�VEAL T/O_WALl._ _ r --- �- - - --- - - -- - - - - --- — 125'-0" v_� - E I F5, T'f t' -a,� ��:�'��, .,.._ �j T/O WALL / '= ' Y 121'-p�- -- -- , - -__�� , , , . 1 -�- • � - ,. '• . � � . �� _� - --- —:, --- --� --�:r�..�=.:�. F.� , - �Y 16'-O" - - � _ -- -- — - T/O STOREFRONT "� �T �'' � 112�_0�� - � � �� j=�„ .�., �. �R�FIN. N�TAL - -,I l; �- , , i�l T' ��• . AGGENT BAND � � i � � ' � azF�: ��ooD - � � ,�'', ,�'�i; � --- -- GON�0517�, / �� i � 'r VINTA�G-� i� ' I I / � .... S�• _ GOLLEGTION - _--- . '� 1 i�. _ ' I _' - --- - --' -- - — ,�GYPf�E55" � ��— _ � - � �� — - --- �,' � P�Fik. M�TAL � � y � / — DEGORATIVE GA�lOPY,TYP. $QIGK VENCGR,- � LIGHT FIXTUf2�, A�ODIZED ALUM, --- T`fP. .n,�, STORE�RO\T N/ GLCA�2 GLA55, TYP. Honest-1 Front Elevation .. . ., : - � � _ �. .. . . _.–..--� r sT.� .. _ .. '� :...,:,v ..... ry ., �r t7�� F._ � -_ - , _ � I � � --- . . — — `_" _ - _. . .aa�vmr.nei. - ... ., . 1=.e+:,-c:�e-a'e.-u-c��:.-+c-r.no ,. '�'�=': '_�'.___ '-.___ '"' "__r ... ' .�;�._ --- - . , , .. . . . " ,-... .____ . -..:-_ :::,::.. _�.::.._r . . -.j —4 -�� .. ':-r '�� ...�_.�.,:-.. .., . -` _ _ _ _ .-_ .._.._...r �.. .. . —�.. ...�- � � - --,-. . -.r+ i-��.�a �w3•L�/a�.LV s�icl3'/�.'C ...l. .. , . . , . . ............ r._____'__ —��....f ._... ...L_ . _. , ._'_" __. IENANT- – - —� �, - -� �::,_,.;�--�. :I � i__I' _<� �.�a^�i[�t . :L/h!�.<V�1�I��C.L�.fr.Y R�a\' �'.- .-� . . _ _ �:. � ..f�•-'.�i . � . �. _. .�� _ - . . . . _ �� - J' . , . . . . . . .. . '–.'� � .;.C._... : �__ _ . q'�..�a. - _ —_ _–— _ Honest-1 Elevations Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 13 of 18 � ,� . -.. � �_.j.'?; i .. � . : . --� -- r�„�:, ��IK�/� ., �,� - --- - . - - — - .�, . �, `. ��i�_R� �t I , I). � � ,' � 5�� 1 I �� I)y� �'� � . �� i. - �1�'� __ _ '_ } �W//r � - _ ` ' � . ,. ,, ��,,.��.��,,.,,.�,., �R/P - - ------ -- --. -'�' �4 �;�' � ! :� •� .�;� _:_ - _} _ �wiir i F �� .., .. PlUjl��_�I'\'.1i 1��,`1_ .• �- ��` [___�J 9!'x5R'I, . i__ i. .. , . — �. ,.., .�..._ � . ! . � � _ � `�� ,r.,otritv,�nm .�WJX�t/P � - . ,•. ' __ ____—___—_—� �.`f}.�`_ _ _- - . . . _ � '.�� . . . .__ .__ _—— _ — --' —'— ��- � � �� , ��( i ,,,��,��,�,�,.,, A200 i ... C-Store and Car Wash Elevations �tFt�,11' r.��MI7J: iF."J{'��C.:z � � . .. �5'�: F .� _' _ . . .—_..i . '�'.. �� - - �W//r iNUN11LE\'TINi.\ ; :... �� ,.<,-��, �,� �,� , E�,:�. ��,«�:�,,� , �R/P �.��,�,� ,��_ , �:_ ;,_: .• �,�,t s y -- -.:�:;.:.. �-.:_,.- -r�.�, :;r.:•.r s.-_ �,:.s..i_.. :.. :_•-:.r_�.�� F '.G�h'. ,� �w/� --- .: _._ _ —� �l�}P? ��lJ.f�'l 1:�1J �� - . -- r i�," iii� � � � - � � - ' so cw i �_� � i � _ l � � � _ i' ', � � j I i VIIII I�.I.. I � �� _- I''-� -.�fl I ..,.i. . . ....-�. %.IJ f I ..� .. -.�._. , ._ _ ., A200 C-Store and Car Wash Elevations Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 14 of 18 ' " . � ' t j _ 4r i: , . t�,i i--".,t �'S'';';" ��;.° a•, �� i S � � � `c?�i.'` .,�"� ��j . 7 c� ��i� < �s .s a r' �`V a�. ..z a��`�,� �� Mn ''` �� :�"" :�r'+. `�i�'�. �;�.._ ' �. - .��i � . �� , � _ , i�a..T,�� ,. �.< -. ,r�✓r�.�Lv.Ji� -- ----- — — __ ,��,, � � rean�i i�i.i-:vnnrrrn r � �, � k �y ;'�„ .� � `� � �� _:� SIU[I'.LfiV.\TIO\' Canopy Details City policy on canopies is that the architectural components of the support columns go to the bottom of the canopy deck. _.._.._ _ _ __ ---_ ------ _------ - �� --- ��- :_--- — —- -��•. _ -- --- - - � y.'�e a`. � � p._ . . - - - . , .. . ' _s - � � Canopy Columns Lighting All outdoor lighting must be directed downward and away from residential property and public streets and must not exceed one foot candle at the residential abutting property lines, and .5 foot candle adjacent to commercial parcels. Variance During the planning of the redevelopment of the existing neighborhood shopping mall, it was noted that several variances would need to be granted to allow for a successful redevelopment of the site in order to accommodate existing buildings, parking areas, and site conditions. The variances that are requested to be granted in conjunction with and linking to the site plan approval are as follows: i Honorable Mayor, City Council, and Charlene Stevens ! Eightieth Street Crossing April 13, 2016 ; Page 15 of 18 '� � Parking allowance that is 32 spaces below the required minimum standards. � • Building setbacks below the required minimum standards. � • Parking and drive lane setbacks below the required minimum standards. � • Greenspace and landscape areas below the required minimum standards. j � With any variance request, the Planning Commission must look to the zoning ordinance for guid- , ance and direction. Title 11-2-7, Variances, states that: i A. Authority And Purpose: The council may grant variances from the strict application of the provisions of this title , and impose conditions and safeguards in the variances so granted in cases where there are practical difficulties ', or particular hardships in the way of carrying out the strict letter of the regulations of this title. D. Consideration By Planning Commission; Recommendation: Before authorization of any variances, the request therefor shall be referred to the planning commission, and for its recommendation to the city council for the , granting of such variance from the strict application of the provisions of this title so as to relieve such practical ' difficulties to the degree considered reasonable without impairing the intent and purpose of this title and the comprehensive plan. The planning commission shall recommend such conditions related to the variance, re- ' garding the location, character and other features of the proposed building, structure or use, as it may deem , advisable. The planning commission shall make its recommendation within sixty (60) days after the request is ' referred to it, unless the applicant requests, in writing, that an extension of time for review be granted by the planning commission. ! The planning commission may recommend a variance from the strict application of the provision of this title, if ' they find that: � 1. The variance is in harmony with the purposes and intent of this title. � 2. The variance is consistent with the comprehensive plan. ' 3. The proposal puts the property to a reasonable use. j 4. There are unique circumstances to the property not created by the landowner. ' 5. That the conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 6. That the purpose of the variance is not based exclusively upon a financial hardship. � 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adeguate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the � public safety. � The applicant's response to the ordinance criteria is attached. Given the existing parking condi- tions and the addition of new parking fields, the City's Technical Review Committee recom- mended approval of the variance requests. Signage I The architectural renderings detail sign locations, but a condition of the project will include that a comprehensive sign package be submitted and approved by the Community Development Department. ' Honorable Mayor, City Council, and Charlene Stevens Eightieth Street Crossing April 13, 2016 Page 16 of 18 _ , ,-�' :�_. n'%'�.�. � ,F -�r�'i . -.. ..... i,-.w.,..^� r•.�:. r-.. -�-,,. - ri , . �a ��.� 1��!�.�.�V��s. �. .. ,. ,. . . . . . irY��i.� _ � _ . � _ __ T_T--, __ — _ ----- -j c ' � ��f��91' T�I��4��' -,. � �� , � , ; � — — ----- --- �_ � � -- -- -__ � . � — i � ,; �� , .. i , _ ; ' ; � + , . . ; � . � , , , ! i -� � - ��;� The applicant and the City are still reviewing the project monument sign in the attempt to meet the needs of the businesses on the site, coordinating with the new building elevation materials and the corner streetscape design that is planned for the 80th Street and Hadley Avenue Quadrant. � � 5TG1�Cl"`_l�i4i5'�1'i I rl y� - G3!�kfi1Eflil��t4LPIG �'� s��Ecr_tatis� �, '�� 417T15�=AT11'AL � ,/� yGF� � �5�� • �Sfy �\ � �Q /� �C� � �� f 3TC?��ft;Cll!�±I�S11'Td '�f� :� � ,� C.�';��dEf�f;�FE`Ii�NG d�4,� �• , i . �0 /� STOF�EtI`G!L5'd'TH " ` Cf .�� CiECI:F1.dTl'e"E COLU!�4�15 � - _ - = FLRlREBOLLA�,C�S d -- '• . ! �� . STCWE'�1'dLLS'�C iTrl � rFrcaar;�=en��,��s _ � ] o�cc�4rit�E w � � �CP![liETEFuti�t1G. ' i �� c/ _ � �' NS",1L:TFhHF; , y %/� � Fy� /� y� ��0�� ,4�/ �q� . � F- � d �.�y�S�Q - , �� Gc"J, SiCNEGCI��d'IS41'fTH // � -- . . �G� Uha+�lENidLfEP�CIIJ_ r / 1: H�1C�i�GP�PLA[�ks �/ / _ ,C r,�� . 'd'I�=VLAPi[�CAf� - � �.J-` T�1= � fECS . � C�IJIiALFEItTIf�� ;;:jj, � - !� LAh'1SUkPE FtA!f�IJ6S -'� �.� t1RTt18Ffi!dVG - - � , � , - _ _ S=r,C••VOl�9YS".'J�,;E .� +. ___ �; Quadrant Concept Design i Honorable Mayor, City Council, and Charlene Stevens ': Eightieth Street Crossing ', April 13, 2016 i Page 17 of 18 I Landscaping Whenever an existing use on a property comes before the City for review, the practice has been I to ensure that the landscaping on a site is healthy and meeting the original approved landscape ( plan. Given the existing lack of significant greenspace areas on the site, the variance approval ! will also address a variance from the minimum landscaping requirements and link them to the ; approved site plan. The landscaping analysis is included in the table below and identifies the deficiencies from the ordinance. � ■ LANt�SGA�E R�QI�II�EMEhlt�s- , z�ra�e�� &I?E AR�A�16&�,316 SF LAtJt�9G,APE At�i�Ai Pt�Ovl[7�D=2�,4((��6 SP � tSP�IJ �vF',AG�E��G21�Fc��C7=2E�b fYr sIS�AREA Ld�N�9GAt'E t�EQt��P�4�(3v�R5'�G7�2Y CENGLUC?ES 9 F�?CJhiTAGE �R�B) 29 GOhlIF�R�,b'i _L.QRC��HR41�5,f�'1�MAL.L 3�}RUHS. I [7UL TfJ"�'N�G!3"�19'FRl�1tNED tJ�ITURE f)F THE � �XISTINCs�ITE TI-e� O�EN SF'AGE APID TR�E�a i�t�CSYID�F WE�'E M.4)dMIZE[7 TO THE FUU.E�T EXTENT PC)SSlBLE. ', <7P�T1 SPAG�PE'�OYIpEP'12.2`� OF2 68`Xa TREE$ F'RC9v{DED� •OvERJTt?f2t'�24 C6E�%) j r GUNIFEf�S=20{IPIGLU9�5 t'i NARR0�13 j GOWF�9�S F� SGREEMt�Efs). 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BkRED6ED -:] ..__.6MRE�DED Landscaping Detail ( i Honorable Mayor, City Council, and Charlene Stevens ' Eightieth Street Crossing ', April 13, 2016 i Page 18 of 18 Area Charges The payment of the required area charges for the parcei were satisfied with the previous devel- � opment of the property. I Park Dedication The payment of the required park dedication for the parcel was satisfied with the previous devel- ' opment of the property. � Public Hearing Notices ; The public hearing notice was published in the South Washington County Bulletin on February I 10, 2016. Public meeting notices were mailed to the 48 property owners who are within 500 feet of the property on February 10, 2016. ', Summary A. The proposed use is compliant with the City's Future Vision 2030 Comprehensive Plan. � B. The proposed use is permitted under the current zoning classification for the property. ', C. The proposed development is adequately served by public utilities. D. The surface water management plan for the project will meet State, Watershed District, and i City performance standards or will be addressed through off site ponding fees. � E. In order to address the setback deviations that exist and will be created on the site, setback variances for all structures on the property will be associated with the dimensions identified in the approved site plan. F. Given the existing lack of significant greenspace areas on the site, the variance approval will � also address a variance from the minimum landscaping requirements and link them to the approved site plan. ( G. If the conditional use permit is approved, reasonable conditions will be applied in the approv- �' ing resolution to ensure the motor fuel station would not constitute a detriment to adjacent properties and surrounding land uses. � H. The action on the conditional use permit is dependent on an affirmative action of the variance ' and site plan. � Recommendation That the City Council approve a preliminary and final plat to be called Eightieth Street Crossing that will consist of three commercial lots; a site plan for a neighborhood shopping center rede- velopment at the northwest corner of 80th Street and Hadley Avenue; a conditional use permit to allow for a motor fuel station and convenience store with a car wash; and a variance to required ; building and parking setbacks, green space, and parking requirements, with all approvals subject to the conditions listed in the attached draft resolutions. RESOLIJTION NO. 2016�XXX RESOLUTION APPROVING THE PRELIMINARY AND FINAL PLAT NAMED ( EIGHTIETH STREET CROSSING � WHEREAS, United Properties Development has applied for a preliminary plat and final plat for a subdivision to be known as Eightieth Street Crossing, which will consist of three ' commercial lots located on property legally described as: � (Per certificate of Title No. 70863, PID-18.027.21.11.0023) ', I Tract H, REGISTERED LAND SURVEY NO. 36, EXCEPT that part of Tract H, REGISTERED LAND SURVEY NO. 36, shown as ' Parcel 42P on Minnesota Department of Transportation Right of Way Plat No. 82-21 as the same is on file and of record in the office of the Registrar of Titles in and for Washington County, Minnesota. ' I (Torrens Property) ! WHEREAS, public hearing notices were mailed to surrounding property owners within i 500 feet of the proposed development site and a public hearing notice was published in the , South Washington County Bulletin; and I WHEREAS, the Planning Commission held the public hearing on these applications on February 22, 2016; and WHEREAS, the public hearing was open for public testimony and testimony from the applicant and the public was received and entered into the public record; and ' WHEREAS, the Planning Commission unanimously (7-to-0 vote with one absention) recommended to the City Council the approval of the Eightieth Street Crossing preliminary plat, subject to certain conditions. ' NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the preliminary and final plat applications for a subdivision to be known as Eightieth Street Crossing, which will consist of three commercial lots, located on property legally described above. The approval of this preliminary plat is subject to the following conditions: I 1. The final plat shall include any public drainage and utility easements required by � the City Engineer. 2. Area charges for the plat have been previously addressed and are not required. i 3. Park dedication for the plat have been previously addressed and are not required. i Resolution No. 2016-XXX � Page 2 of 2 ', 4. Cross access, parking, and maintenance agreements shall be approved by the i City and recorded with the final plat. ; 5. A stormwater management agreement between the applicant and the City shall be approved by the City and recorded with the final plat. ' Passed this 20th day of April 2016. Myron Bailey, Mayor ' Attest: Joe Fischbach, City Clerk , I � I i � RESOLUTION NO. 2016�XXX A RESOLUTION APPROVING A SITE PLAN REVIEW OF A COMMERCIAL DEVELOPMENT AT THE NORTHWEST CORNER OF 80TH STREET AND HADLEY AVENUE, A CONDITIONAL USE PERMIT ' TO ALLOW A GAS STATION AND CONVENIENCE STORE; AND A VARIANCE li i TO SETBACK AND GREEN SPACE REQUIREMENTS WHEREAS, United Properties Development has applied for a site plan review of a com- mercial development at the northwest corner of 80th Street and Hadley Avenue, a conditional use ', permit to allow a gas station and convenience store, and a variance to setback and greenspace � requirements, on property legally described below: (Per Certificate of Title No. 70863, PID-18.027.21.11.0023) i Tract H, REGISTERED LAND SURVEY NO. 36, ' EXCEPT that part of Tract H, REGISTERED LAND SURVEY NO. 36, shown as Parcel 42P on Minnesota Department of Transportation Right of Way Plat No. 82-21 as the same is on file and of record in the office of the Registrar of Titles in and for Washington County, Minnesota. ' (Torrens Property) � WHEREAS, a planning staff report which detailed specific information about the property and the variance application was prepared and presented; and WHEREAS, the Planning Commission reviewed this application at their meeting on February � 22, 2016; and ; WHEREAS, the Planning Commission reviewed the variance criteria and findings of facts established by the Zoning Ordinance for granting a variance; and WHEREAS, public hearing notices were mailed to property owners within 500 feet of the property and a public hearing notice was published in the South Washington County Bulletin; and WHEREAS, the public hearing was open for public testimony and testimony from the appli- � cant and the public was received and entered into the public record; and WHEREAS, the Planning Commission unanimously (7-to-0 vote with 1 abstention) recom- mended to the City Council that the site plan, conditional use permit, and variance be granted E based on the findings of fact and subject to the conditions listed in the Planning Staff Report. � NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove, Washington County, Minnesota, hereby approves the site plan review of a commercial develop- � ment at the northwest corner of 80th Street and Hadley Avenue, a conditional use permit to allow ' a gas station and convenience store, and a variance to setback and greenspace requirements on Resolution No. 2016-XXX � Page 2 of 6 � I property legally described above. Granting this variance is based upon the following findings of ' fact: ' ; , A. The proposed site plan is a major attempt to bring a non-conforming site into line with current established performance standards for commercially guided and zoned , property. i i B. The variance requests are consistent with the comprehensive plan. ; I C. The proposal puts the property to a reasonable use and improves the aesthetics, � parking, and access for the use of the project property. , D. The existing site design that does not meet current development performance stand- , ards is unique to the1950's era property and was not created by the landowner. E. The purpose of the variance is based on existing site conditions and lot configurations. ! F. The granting of the variance will not be detrimental to the public welfare or injurious to � other land or improvements in the neighborhood in which the parcel of land is located. ; G. The proposed variance will not impair an adequate supply of light and air to adjacent I property, or substantially increase the congestion of the public streets, or increase the � danger of fire, or endanger the public safety. ' BE IT FURTHER RESOLVED, the recommendation for approval of the site plan, condi- tional use permit, and variance is subject to the following conditions: ' Site Plan Conditions 1. All applicable permits (i.e.; building, electrical, grading, sign, right-of-way, mechanical) must be completed, submitted, and approved by the City prior to the commencement of any construction activities. 2. A commercial plan review packet and detailed construction plans must be reviewed �� and approved by the Building Official and Fire Marshal prior to the commencement of any construction activities. � 3. Prior to issuance of a building permit, the final architectural finish materials for the project must meet the City's minimum architectural criteria of 65 percent class one materials and be submitted for review and approval by the Community Development ; Department. i 4. Prior to the applications being presented to the Council, a final material detail board/packet must be submitted for review and approval by the Community Develop- ! ment Department. � 5. A preconstruction meeting shall be required and all grading and erosion control � items shall be in place prior to construction. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control � i Resolution No. 2016-XXX Page 3 of 6 � must be performed in accordance with the recommended practices of the "Minne- sota Construction Site Erosion and Sediment Control Planning Handbook" and the � conditions stipulated in Title 10-5-8, Erosion Control During Construction, of the City's Subdivision Ordinance. , I 6. A demolition permit is required and proof of environmental material analysis and removal plan shall be submitted to the Building Department for review and approval. '� i 7. The applicant shall submit revised architectural plans consistent with the City's existing , architectural standards. i � 8. A comprehensive sign package shall be submitted to and approved by the Community ; Development Department including monument signage that is consistent with the � Quadrant streetscape design. i 9. Off-premise advertising shall be permitted on the project monument sign located in ( the common outlot at the southeast corner of the site at Hadley Avenue and 80th , Street. 10. Prior to building permit application, a detailed lar�dscaping an irrigation plan shall be j submitted which meets the approval of the Community Development Department. i i 11. The vegetative plantings within the landscaping plan shall be reviewed and approved ' by the City Forester for consistency with requirements for a healthy urban forest. 12. Prior to building permit application, a bona fide cost estimate of the landscaping im- '' provements must be submitted in conjunction with a letter of credit approved by the City in the amount of 150 percent of such estimate. Upon completion of the landscap- ing requirements, the applicant must in writing inform the City that said improvements ' have been completed. The City will retain 30 percent of the financial guarantee for a period of one year from the date of notice to insure the survival of the plantings and the required as-built survey has been submitted. No building permits will be issued ; until the required financial guarantee has been received and accepted by the City. 13. The landscaping shall be installed as per the approved landscape plan and continually � maintained in a live vegetative state, kept free of refuse and debris, and replaced when necessary. Dead plant materials must be replaced with live plantings. ( 14. All mechanical equipment shall be screened from public view as reviewed and � approved by the Community Development Department. ; ( 15. Any fencing on the site shall meet the City's architectural fencing detail. 16. Trash containers must be stored in accordance with ordinance criteria. � 17. The surFace water management for the proposed additional impervious surface on the � site shall be addressed on site in accordance with plans approved by the City Engineer. I i Resolution No. 2016-XXX � Page 4 of 6 � 18. All outdoor lighting must be directed downward and away from residential property ' and public streets, and must not exceed one foot candle at the residential abutting , property lines and .5 foot candle adjacent to commercial parcels. j i 19. Radio-read water meters must be installed in all new commercial buildings. ; Conditional Use Conditions � 20. The conditions for the conditional use permit shall include all of the site plan condi- � tions relevant to site development and operation. ! 21. The conditional use permit allows the gas station to have 12 fueling stations and 24- I hour operation. , 22. The conditional use permit allows 24-hour operation for the car wash. � , 23. Final exterior construction materials and colors must be reviewed and approved by 'i the Community Development Department prior to the issuance of a building permit. ! 24. Solid colored stripes/corporate branding inconsistent with the primary building j design features are prohibited on the canopy. 25. The architectural components of the support columns of the canopy shall go from � grade to the bottom of the canopy deck. 26. No lighting in any manner is permitted on the face of the gas station canopy, with � the exception of areas allowed for signs. All lighting under the canopy must be fully recessed from the bottom of the canopy or shrouded in the case of directional spot ' lighting i 27. The applicant must provide the City with an as-built survey of all private utilities prior ' to certificate of occupancy. � 28. Prior to the issuance of a building permit, the applicant must submit a comprehen- ' sive sign package to the City for review and approval. ; 29. All outdoor lighting must be directed downward and away from residential property i and public streets, and must not exceed one foot candle at the residential abutting I property lines, and .5 foot candle adjacent to commercial parcels. 30. Exterior loudspeaker use is prohibited. i 31. Radio-read water meters must be installed at all City water connections. 32. The use of two-way communication systems outdoors shall be in conformance with i the City noise regulations. 33. The stacking of vehicles in the carwash stacking lane shall not negatively impact on site vehicular or pedestrian traffic. � Resolution No. 2016-XXX Page 5 of 6 34. Prior to the issuance of a building permit, the applicant must submit a comprehen- sive sign package to the City for review and approval. 35. Off-premise advertising shall be permitted on the project monument sign located in , the common Outlot at the southeast corner of the site at Hadley Avenue and 80th � Street. 36. A building permit is required for all signage. � 37. A logo may be placed on two of the four sides of the fuel station canopy, but the , total square footage for each logo is a maximum of ten square feet. I 38. The main color of the gas canopy shall conform to the color scheme of the principal ', building. One simple colored non-lighted stripe as shown on the elevation detail is I permitted per the comprehensive sign package. The canopy columns must be � covered with brick materials. 39. No lighting is permitted on or behind the face of the gas station canopy with the exception of permitted signs. All lighting fixtures installed under the canopy must be , recessed to be flush with the bottom of the canopy. 40. All site, architectural, and landscape plans must conform to City ordinance regu- lations. i 41. Final exterior construction materials and colors must be reviewed and approved by ; the Community Development Department prior to the issuance of a building permit. ' 42. All applicable permits (i.e., building, electrical, grading, mechanical, etc.) and a com- mercial plan review packet must be completed, submitted, and approved by the City prior to the commencement of any construction activities. Detailed construction plans must be reviewed and approved by the Building Official and Fire Marshal. 43. The grading and erosion control plan for the site must comply with NPDES II Permit requirements. Erosion control devices must be installed prior to commencement of any grading activity. Erosion control must be perFormed in accordance with the ; recommended practices of the "Minnesota Construction Site Erosion and Sediment Control Planning Handbook" and the conditions stipulated in Title 10-5-8, Erosion Control During construction, of the City's Subdivision Ordinance. � 44. The use of gas pump video/television/internet/dynamic display is limited to a maxi- , mum of one square foot per pumping island per side. 45. The outdoor display of inerchandise, ice coolers, propane tanks, firewood, etc. must � comply with the ordinance regulations in City Code Title 11-10D-5, Outdoor Tempo- � rary/Seasonal Sales. Outdoor display and/or storage is permitted only on the front (south) side of the convenience retail store. The merchandise or equipment must be � adjacent to and project no farther than five feet from the building. A minimum access i width of four feet must be maintained for pedestrians and ADA accessibility. The ' outdoor display area is limited to a maximum of 30 percent of the building frontage. . ! i Resolution No. 2016-XXX ' Page 6 of 6 I, Vending machines or cabinets for items such as beverage, ice, DVD rental, and propane are limited to a maximum of two machines or cabinets per building frontage. , Outdoor display must be maintained in an orderly and attractive manner that does � not detract from the image of the community or adjacent businesses. Outdoor dis- , play should be a general representation of the products sold or rented on site, not a j storage area for inventory on pallets. Variance Conditions � 51. A variance from required setbacks for all structures and parking fields on the prop- erty shall be granted and be associated with the dimensions identified in the � approved site plan. 52. A variance to the minimum greenspace requirements shall be granted based on the I existing minimal pervious areas available for landscaping on the property and shall , be associated with the pervious areas identified in the approved site plan. 'I � 53. A variance to the minimum parking requirements shall be granted based on the ex- ' isting minimal parking on the site and the provision of new parking fields, and shall ! be associated with the approved site plan. , � Passed this 20th day of April 2016. ' I i Myron Bailey, Mayor � i Attest: � Joe Fischbach, City Clerk i � i i EXCEFtPT FROM APPROVED MINUTES OF THE ; FEBRUARY 22, 2016, PLANNING COMMISSION MEETING ' � 6.5 80th Street Crossing — Cases PP2016-012, SP2016-013, CUP2016-014, V2016-015 ; United Properties Development has applied for a preliminary plat to be called Eightieth � Street Crossing that will consist of three commercial lots; a site plan review of their ; proposed development at the northwest corner of 80th Street and Hadley Avenue; a i conditional use permit to allow a gas station and convenience store; and a variance to ' setbacks and green space requirements. i ; Burbank summarized the staff report and recommended approval based on the findings of fact i and subject to the conditions stipulated in the staff report. ; ; Johnson asked if there has been any concerns from residents in the area about the Holiday i car wash. Burbank responded no. He stated that with the Summerhill project at 70th Street i and Hinton Avenue, noise from the car wash was a big concern for the residents, but staff has only received one complaint. Melissa Duce, Assistant Vice President for the Commercial Department for United Properties, ' 3600 American Boulevard, Bloomington, MN, stated that they bought the property in 2006 and did a small refresh of the property in 2008. After the anchor tenant relocated in 2013, they started looking at redevelopment. She will answer any questions from the Commission. Brittain opened the public hearing. ; Scott Teigen, Vice President of Kwik Trip Stores, LaCrosse, Wisconsin, provided background on Kwik Trip. He responded to the question about the car wash, noting that it is always an ; issue at meetings but very seldom after it is open. If there are noise issues, they will address those as best as they can, such as with privacy fences and landscaping. Cheryl Eliason, 8013 Gary Boulevard South, had questions about Honest-1 Auto Care using parking spaces for vehicles they are working on, access into and out of the shopping center, the impact on the homeowners and church from the access drive onto Belden Boulevard, traffic flow at Belden Boulevard and Hadley Avenue, and additional traffic issues on Hadley i Avenue and 80th Street. Burbank explained how traffic would flow into and out of the center following the proposed reconstruction, pointing out the new accesses, the ones that will re- main, and the one that will be closed. Brittain asked about Honest-1 storing cars in the parking ; lot. Burbank stated that space could be identified for the parking of vehicles. The City's Tech- � nical Review Committee did not identify any concerns about that type of parking and were in support of the closure of the Hadley Avenue access and the improvement of the new one onto 80th Street. Levitt stated that with the closure of the access point on Hadley Avenue traffic i should be more free-flowing from Hadley onto Belden. She noted that this segment of Hadley is under the jurisdiction of Washington County, and the City will be working with them to mon- itor any issues that could arise. Both County and City staff have reviewed it and don't foresee � any traffic concerns at Belden and Hadley. She then stated that staff will review the striping on 80th Street after operations have opened. I Excerpt from Approved Planning Commission Minutes I 80th Street Crossing—Cases PP16-012, SP16-013, CUP16-014, V16-015 February 22, 2016 i Page 2 of 2 Rostad noted that there are two lanes on 80th Street and vehicles do continue straight on 80th ; Street across Hadley from the right-turn only lane. Levitt responded that this spring, in con- I, junction with Washington County, we could get turning movement counts at that intersection to see if that is warranted to have right turn and through movements in that lane. � Randy Riddle, 8165 Belden Boulevard South, asked the main entrance will be on Belden ' Boulevard or on 80th Street. He also asked if the car wash exit was to the east or west. � Burbank pointed out on the site plan that the exit door for the car wash was on the west side of the building. Brittain asked if there would be any screening from headlights. Burbank pointed i out the landscaping areas. Brittain asked if there would be two main entrances, one from 80th , Street and the other on Belden. Burbank responded that was correct, noting that there will be � two entrances on 80th Street. �� No one e/se spoke. Brittain closed the public hearing. Johnson expressed concern about vehicles going out the right-turn only exit on 80th Street � and then having to take a u-turn to go east. Burbank stated internal signage directing vehicular � movement is a condition of approval. Johnson stated that he is a little concerned about the j increased amount of traffic due to Kwik Trip in the mornings. Levitt described how the traffic , could flow. Johnson asked about competing traffic issues from people exiting both Kwik Trip i and Holiday at the same time to head towards the highway. Levitt responded that Washington County's traffic engineers have reviewed this and don't foresee any issues at the intersection. � I Graff stated that there is a double left-turn lane heading south on Hadley to turn east onto 80th ' Street, so if there was opposing traffic turning from both sides vehicles could both turn into the double left turn lanes and turn onto 80th without changing traffic flow. She expressed concern about u-turns on 80th Street if they use the right-out only access. Levitt stated that the median '� could be posted with a no u-turn sign. ; Rostad asked if the right-in/right-out access on 80th Street could be restricted to be an en- trance only. Levitt explained how traffic could flow, stating that restricting the one access to entrance-only would require traffic to have to drive through the entire parking lot to exit west- bound. � ( Brittain made a motion to recommend that the City Council approve the conditional use � permit subject to the conditions listed in the staff report. Graff seconded, i Motion passed on a 7-to-0 vote with one abstention (Zopfi). i I I I i i NON�Iln o!the NorlFrvazt Norl�Ilne o!lM1e NarlM1eos� --a�o,ia,oi ua no.m�a�i -o�o,m�or�rv_nonneo,i r o�a.�e,oi s�r.o��e. o�o,iE,or samm� ie, J-J ;� .o.�snrr xi,eo�aa zi ; ro.�.ma z�.aws�v o a , a ' - -� ------ --� '`��'�� EIGHTIETH STREET = � � �3av sv __ ___� �am.e� e � � I,5&9%6'<J 1'I 'I 'I� NB9%6'AJ"E � r\�` (. 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J�e � Pf` � o s°�P / o��b-"��`� `'�/ // � �1 �p.. �_ �� /�`Hioa .,��' � c�ati�2c�J� � II � ." n o e°ti� r': � e�ol' C'��` Vl � y�" �i �:y^ </o��ip�s e � � / � P C'� W �^ o /� I � �os \ s i -;_ �/:q^��p�jO ��.• .c��i / n � �"� # m U � / � ��cs2r�5 � l-, i .d..j�ei�+`p e° �'` !aJ / �,�(� f- y n i � ��`�a"�o. � ' �%�i�o�P�$�° .,c�" ,� `�� >J \ SITE DATA W �� N v o � , �o� ;� � , � , � � � ' �' $C9°``5 \\ i// y � p �n�'� .t�"� / e��i�6 �� V TOTAL SITE AREA--- t3.83 AG a m � a �/1 v�i I .•`� � / / .-j C,� �id¢4P�o� \c J LOi i ..—i2.12 AC. Q I-I y, � �$ � � li � i / ��o , � / o Eay�.` ��' �012 -±os2 nc 1� c N 1� m � �.� � � . � o,'��° ;-�' *�� / �OM1� �<, �a. 3 .,,9 A� a � = � o � I oa p�^f �-� � �� /�.z�pE°� `bJ; �J� � pPpo�Or.I°� TOTFlL NUMBER OF LOTS 3 p v � Y rv �moryim�-� � "�o�. � ��l r � i ✓o„m�,�` a° n J vv, ! v�"� I \ '1`e�� j/Z�sQy,�01, �� i� O� ', ss a'� � f`�� EX6TINGEZON NG OJB 82 k B3 F QE c Fi m o �:$''�, � \$� ��sq�p \\ i�/ '.�09 pn' Z J'r``�� / / �,<� UTILI77E5 AVAILABLE Z o � � � m 9 � / O \ / � p1 f v I` �.� lO J `q� L� iyJ � � � Z J / ,( r PROPOSED MINIMUM RESIOENTIA� SEiBACK OAiA (82): � m I /\� � .o � � i �� .0 � FRONT --30 FT. ? \ � / �� / �. � DRAINAGE AND UTILITY SIOE IN�EkioR) -4o Fr. y �.7 � :�i �`` � / / �'J EASEMENTS ARE SHOWN THUS: SIOE SAOJACENT TO RESIDENnAL)-3o FT. � I L.�� 2Y \ i� �v'' J � r J �I i 1 REVIS[ONS SIDE �ADJACENT TO STREET) 30 FT. ' �mi f � \�'(A `O\ ��/ 1� � / / � °��l 5 ,I I MNIMUMELOT WIDTH__- _ . 100 FT. � '.�h`�� \ao�• � 090�6 / o�J� , . - \ �� \ / \ � I I 5 J FRONTM RESIDEIN➢AL SETBACK DATA30 FT. a ueoare: oiizciis n .$� 5 � ^' � \ . 0 / � . V P _ � � ��`' iJea�E�d��1 � --J- J �---"- SIDE CINTERIOR) 10 FT. — � � `1 � 0°�04�,�? SIDE (ADJHCENT TO RESIOENTAL)—]5 FT. \� \ � �"'�\ OF�01� I I SIDE (ADJNCENT TO STREET) 30 FT. --" � / \/ 3 ��P+aa�� p�0�9 eemq 5leet In wiein,ona aapming a�ae mt imas, REAR SEiBACK 35 FT. 3 / ^' � 'gc on£\_'�\ P I^a m�at�"�at n os��i tlp�oin:I�9s��no.o on MINIMUM LOT W1D1H 100 FT. - - g / � � z�� 4qr ��s`oia� ` " ° �' nB MAXIMUM BUIL�ING HEIGHT 35 FL ��p�p�. � \,_J\ ( ��:$ �\ \ eO _ P, A�� a.h B " /i�� V J��- �; �� ro�� JAN 2 9 7018 �;:;�:�a��o°;�r�:�ai:c�<:�m�:`�.,, � Ve�� .C��j`� � ' mom=.a � r ''q a C��\ �� CITY OF C s�9m,��,e: : � � �\o4yEo, �� 017AGEGR ��`�� v `� p�� \�o�F, ��'J BENCHMARKS (� 4 ° OV a�e:�zs«s ��.�,e. ,�36, : �.ef�.a�� o'�" � �.urv/oo.wm srnnax pesns(azos aH)- '� � LEGEND � �o�,ssm\��a veancn�coHwo�oisK - ?. q,N e�vnnoH-eia.ez�Hnw ea> _�/ Know whaPs b010W. SHEET INDEX 1 � o zs so iaa �, o -oe�o�es wosnmgeo� co��iy n��ument as noiae = ''? � z.rnH/oor eso sranaH yavns(azos aa)- �r� - � � vcrencn�canwo�oisrc CBII before you dig. . -oe�o�es re��d tro� eipe, o:�otea of � $m e�evnnox= ais.sa(rvaw ae) 1.J PRELIMINARV PLAT Z E (irv IEEi) a - Oenofes Set Imn Pipe, MaM1etl wifM1 FLS 40361 2,) EXISTINC CONOITIONS —aorin wa ar m�rvonn�si uo.m rt,�.o��ne rvo�measi � uo.�e�m we rvo,maas� —a�ane,ar ma uo,uea.� r I o�o,ie.or se�ua� ia, o�on�,ar s��ro� ia, 0'� m ,�� m.�snro z�,ie��ee zi � ro„��,rn zz ea�ya zi � v I r � ' 09]66J c, l J` ��1 � I -a— -� — �0� S;� �, �_'— I�'Tza.si'_—_ — I�� . __ __� - m I soe�acarvr ��__ 'sre �°�J°�<� .c�, u� zrn ��J .��J� z � n _ -r n o�o,�e.eo.�E,o,se�iia� Ho,maa,�w,��,a se�uor�/ � � ^ m i�e��ro.,��n��p s�.ao�e�n ie. m�..,,.x�o n.aa�ee zi \ ��\ e°�sj I� � � c � (casi i,o� .ia��ma�p � (ca��i�o�nm��E�p , �� r�'�oy��+%po° �� tt � a \ � \ ��ESe°�% --, VICINITY MAP �z o� � ., p,o�� -�e� a� ' N� x � 4�.< f�° / (na sca�e) ry ��w � � _ - J \� 6=e _� 4•\}� / / � �-^�-- � L i z LL l� j c / 7 I nP � U u w o �� r�s� �� i _ � �� "c �J �&'. , > x� / L.7 ��— � + a �(� � � m � .(J�� J �'�\C C'�J�� ,��,��'�..•\Sp,�� /�� v a ��, r�� ,_; � Ji �' � � , d✓ �. � � ,� �� I i � � faM � o- ��`r/ � . ��,a. + r -�; p$ � \ l, �� ..�, I , •.�' ` o � � \ �i g�i��/ zi �. � . � ��-, � � �� m � o_ � �� .,s �� i S� m w °.��1+� �' � ,�� e . _ <`` ',� � _J m \ Q;ti�� ,a `� .s5' .� . „�. :`�r�' �:✓,_ s�r� o -� -) c ry ar ea�mse e.u.e. w r o e '4 . � e ' �n . �� \�� aesj�� \L� wo.n�e�o�cw�ry.an a t � / . � y'� �" te- . � �� s<., t� c� s.nio�ie m.�:nm z�x.ea�se zi w a _� � L�� 'v / ��i"� � .� \ �\� . �\ ��?o�a �� (_� � m m j/,p�+`�'s.�� _ �3 Ai � � �t��f' �`` � S�es �?� t� � �(� � a• �: » `°�" ,t � ^'�.a ' a�� t 9.>��y � � <:, Nml /1 J � �6 d.s' e+�5�o�" 6 1 y�.. . �� ` \ l V � � pe ,.i'' q��6'P �,�� , ..�g$ � � l,/ . s � i ,J. / .�-.�O .'`,<. _ �,� �aJ&,� e �'. 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C/� � pe \�, ' ��.\Q3\ � O�Q'(�ti�� -Oenoles SPrinNler Hend . -- C ��C-V ,� '�`��'��As�.'-'� "� .p o, dap1�' . - oe�o�as ca��.ere cowm� � �'�'� 3 \��a�\ dpa. g o�, � / c+£�-�`�R� � _ �'�<< � ��; � p' � r«mr in m g � /i�` / \,-i� (y\ .:$P \ a`°e��,"' ;`o:`:.e°�n.iiam'�e.n 3 ��L/n J J�° � rp� `� CALLB6OFEYWDIG � orm.mieouw.�oi,om.Iu.i:.,s g I ' Aa\o �'�� I� � � rvame:��mo�mazq.aauuv � � / /-C� �\a.�z� !'�� 1 sis�:m.e:.s'�.�.-a'n�!/ I �� aa , �,J BENCHMARKS � V � �:o„zb��«�, ,: ,o,s, m'1'p�it F�o 9 � 1.MN/�OT G51�STAlION 569115(8205 AH)- '. o '0�;2�,�02�9� VEqncaL CONWOL PISN - ' '�'' �$V. ELEVPTON=BM.62(NPVO BB) KnowwhaCsbBloW. Z �l �+�. �"'P 0 35 5I0 10I0 2.MN/OOi GSID SiAlION desnc�azas n,�- C81I6efore you dig. V' O( ,$m ELEVAPONCONB13.3BI(NAVD 08) Z (IN FEEi) EIGHTIETH STREET CI� OSSING x«u ime or mo rvonnw�st-, rm,m r�o oi�n�no,m�a:t ao�m�or�ne rvoruea:i .-aoarc.�or m�eormeo.,i r waner or seam� ie, a„a.�.,or s«im�io,m.�.n�p ��J ro.�.,n'�a n,ao�s�zi �� !� n,rsa�s�v p � ;,___J�,.-uzo.si—__�__ —_I—�I/iaso.ci__— �.(J\ •C�� /� J �4 \ 599°]6'6]'W -� NB9']8'dJ'E �`v l 1 eJ�. c� � sorm a�ortm eoma of secllan ie, NaMeast came.a�seclio� � A� �\ �1`�'�C�r�/ Kh OCount B f W ESE PRESENTS: Thof Cottaqe Grove Investment LLC, a �elaware limited liability mmpany, awner o( the following described property siNoted in iawnsM1lp Y],Ronge 21 19,ToensMp 3J,Ponge 9 � � (� � \ y o q oq Slote of Minnesofq fo wit (Losl Iran AlonumentJ I (Cost Ir�n Monument) , � ��`� C�\�/ �� J`�� Tract H. REGISTERED LAND SUftVEY N0. 3fi, n'� '�� r/ - I P / EXCEPT lhot port ot Tract H, REGISIERED LAN� SURVEY N0. 36, shown as Porcel M12P on MINNESOTA �EPARTMENT OF 1RANSPORTATION RIGHT OF WAV PLAT � �O��(n_ v N0. 82-21 as the same is on fJe and ot record in the office of the Regislmr of THes in and far Washington County, Minnesola. Ym�o c '�. \ ��6' �/j. Tarrens Certificate o(Tifle No. JOBfi3 �o piN �� c�� \ � �"� Has caused the same to be surveyzd and plafted as EIGH11EiH S1REEi CROSSING and daes hereby dedicata to the public for public use fa�ever the eosements �wt �.r� F�(:� \ / •C.� createA by this plot for drainage and uPility purposes only. m �P l�J !'4 \ � \ �°`' I �J�� ' �'"�o / ) �' ��/ In wltness whe�eo(sald Cottoge Grove Inveslment LLC, a Oelaware limiled I�abllify company, has caused these presents to be slgned by Ils proper o(ficer tFis ve%: i \1� '� (��° / �' � L7� .- daya( 20 . 0 0 �� JJ�,��J / �,, � I � nr C'�\��/ ^'s � 9"�:+ \ ' '1 �� 'l� �rp�� ='� ��J�/ ''\ `�� . �O �� !. �' conage Grove Imesimenl LLC s�r�N � r/ �.�� ^ Ft � j'�'':-> `��\ :.. �� I � � �!`jJ� i� �� nF �'->iP ' � �7 r�� -�o er � J /i \ AA� O� ��> 7"�\ L7� �� `�1 Ke1tF A. lllslatl. Yce President V `� j a �a�' �� 2� -5�''0 <> \ �� -�, •� sra� ov ' / e�°�`�'a ��P> �� ;.��to �� C.� �.^ L�� couNTror mm cozc�¢'o ' � s✓ �h=;� � °" ��. o'ml / ��PE i� i� � 26�\ �%�� -.^ �L-�� L��l / This inshument was acknowletlged before m an by KeilM1 A. UlstoQ Yme Presitlent, of Cottage Grove Imestment L�C, o � -�^•pPS` i y �B?i . (;�, peloware limitetl liability company on behalf of lhe company. ll J � l` `' i . \ J� � u" > L'a� � z i v ��`� � . < ! � a.^ aLP`"�'�,'� / � �f e\ \ � N��"a " ��'�� / 'vJ ` n �a , T� ��`a':�.\\ �`�iy�^o°�` \ � i / �J`' �i � � 4"k � . �"�.r �./ �� a cP, �� , , A.'i�ti� � ; �0'��°fs �� \ .J � �oi �. � \ qr�o \ . � NotaryPublic. ��// �j.yry�j i�/ �o� ��¢�\ ,S ^�9�o \\ �h� ybi?> My commissian expires I / 0"�9�� ';°��• � ?�oQ`` �\ ��=� / 5 ^� y�ea � � � �m$ryy � � ^\ I, Thomas R. Balluff, da hereby certiTy ihat I have surveyed and platled or direcHy supervised the survey ond platling of the pmperty described an this plot os i � \ \`,� �>��"s � 80TH SiREET CROSSING; thal I om a duty Licensed Land Swveyor In the State af Minnesoto; thot this plat Is o rorrect represenlation of the boundary survey, �� \ / i � � . � .r :;oo �..� �e �o,� � y e�o a a �m p�o p a o y n o� � cno� mi mamemou�oi aaia o�e ioeeis a e u aes� �ed oo m�s iar, moi an m e�is ee cee oo ine ioi no�e eee� or w�u ne o e u :e� w�mm ��1 \I / ` i� �� ` "�\��e�. \ � e year os indicated on the plat; that all water boundaries ond wet lands as defned in MS Section 505.01, Subd. 3 existing as oi Ne da{e ot this ^+L, �' / (v+ . /�� \�\ �. �\�'.�ee �> � cerlifcation are shown and labeled on the plot; ond thot all public ways are shown and loheled on lhe plat. u <� O. � / C J � � � � � oo�ea m�s aay oi za �, ��,�i:��, v G"� ��' `�s� �R, `�� v� �' � I < '�� pfc i ^y 66 i a�,�/ �J zP \ , � \ �/ / , J \� / i� �O e\\\\ ` oo�//i�/ �\�� re°�'(��`,�� N.in esota LBense�Nac�40361Land Surveyor �\�.• n J .c� i n�i J �C� \ \ .i .4. � i �e� I � ' " / I �' / <,�.� � c�J � � . �� ,!, � � � � ��G $ srnh oF �I \(� . �^'^ � '( V n � b� � i� ��? ii J s• '5,��\� �i / � J / � y�� (' � � � � e � / couNtt oF e ,r i �-- v i � � ` , � / �, i .f��J �� r�J� � v� 1 '�/ ``, �- � �' / ° �� i��, �� J � p�� F fl��n v This instmment was acknowledgetl bePore me on by Thomos R. 9alWff, Licensea Land Surveyor. / C �� g'� / � � / .�\ °C �i / �ti� ?.`r / \ro� \ / i � �J- i� /o`�iP`� o;�� / `��J // I , s \� 1 A, i:`� �n�o��o e�ryF G� � r�JJ Noca�y a�er�. ;9f�at \ � (., ;� R> F,�, / i ' �Qq9s� \ i �_� p91�¢� �:�V �,J� � � r Mycommissionexpires � ��° \ ' o'r �0.��" �,' J'' / c;J .� °�4� � �/ /o`��t� �'�� (,�` / V� QTY COONQL, CITV OF COTTAGE GROVE, MINNESOTA �.H°�i � / X-, e � Cv �, i l`; ° 2 \\ / l.` J(1` ��F" / ��J This plot w s oppmvetl by tM1e City Cauncil of the City af Coftage Gmve, Minnesotq lhis day of 20� and hereby L � /� /ti�a� �� ; J � �� 0 certifes complionce with all requirements os set forth In Minnesota Statutes, Section 505.03, Subd. 2. i � .<� �\ /� /ca°eo�, ooFt.�'' J�( / .J�- I C �7�L7 �wJ \� �� S,opEQt�O' F �c`.�; b / nr q y o O /� �� \;�� !;� � � �`�� Signed: Moyor Signed: Clerk i �' J4,�J�'>� \ `` � ( i I �1 ?�Q-ry � i 60'3�� T� COUNTY SURVEYOR �'.� l 'o � �^n r�,�•, �, ��, �' �j� /yJ �� /��/5b ��r / �'��r Pursuanf to Chapter 820, Laws of Minnesola, 19]1, and in accardonce wilh Minnasata Statulas, Section 505.�21, Subd. 11, this pbt has been raviewed and .� ij� \\ j/ �, � / r � °PProveG tM1is day o( 20 . .. I o o. . ,� ,,�;o � �J� � �_ � , . � � �' c�. o �i \�:o� / ,��%�J By. By. .� i o�� / �, \ . � wasn��9ro� co��ty s��.eyo. Z6.�y^�� /� �+`� � COUNTY AU�ITOR/iREASURER BeorNga a�o.n Fereon are eoaee on IFe NortM1 / � J' � Pursuont to Minnesola 5[oNtes, Seclion SOSA21, Subd. 9 and Sedion D2.12, laxes poyable in the year 20_on �he reol estate hereinbefore ime o(imc�H.PEGISIFAEO UNO SIIRVEY N�. /��,� ^� V j(,' jN�1'�P aescribed, have been paid; and ihere ore no delinquent taxes. ond transfer entered on this _day of 20� Je,nM1IN b aasume0!o bnr N5]Y]']6'E � [� / "�<<- �� ✓ DRAINAGE AND UTILITY so scuc ' .p o��oi�.ro��e wa:nm^i�co��tr skn� � EASEMENTS ARE SHOYM TFiUS � � '�e i comer Mmumm4 aa oMf �` � j� � r l> �' �i-J� � (Not To Scale) � a� ey ey. . o��o«.rW�e o-o�mo��m��< / ('O' � 'i-\ I I i I . ' x� wasnmy�on co��ry n�e�m./r.eas�re� oep�ry I / �JJ L-� s__� �_ " �s,;,� rtEClsmnrs or nnEs � I � �e��'' � I 0 o=�oro.i/z m�x ey i�mm i,a�pipe..i o�ia � �� i� � � I I I : � Document Number I cet m cmreance.nn us secnan ws.osi. / �� ' I �y I `'`:i I at s�ea. io,am mo*<a.nn u�e�sa��mee,waei ��; ��(J� ° � I I c'„ 1 I a � I _- \( �`\ �\r� o _i i�_5 o I hereby certify tM1at this InsWment was Illed in the Offce of lM1e Registmr o/TIUes for remrd on tF�s doy ot 20� \ o'clock .M., ontl was duly recardea in WasM1ingtan Caunty RecorEs. 1 �\ --�----J L----,-- � Carlson �RaP��=�a�E �O� � � � o z�� r L----'----J McCam Br By Leing 5 Re[In Ia1F,o e apining elde bl Ilnee, ciry a!coHoqe Ltove, Washin tan Caun[ Re stmr af Titles �e t seatc w Fcsr nnee�ane�rear�mitlime.�unie.e�o�ine,�.�iee enoxnYo wosnmg�on ca�n�r.uinnesam 9 Y 9� P�Y = c�sOVVEYINc � � ^ Sec[Im 1&Tome�ip 3]N,Range Y1 W I 1 INCH=54 FEET ��le plot a I 80TH STR��T CROSSINC " � � � = Z � N PRELIMINARY SITE CONSTRUCTIOI�I PLAI�IS � � = p � " O• N m � COTTAGE GROVE, MINNESOTA � p o x I L w »� LL � z V � z � z o V� w � m , � � � v � -� � �� ; ; ; � � N � I I � VICINITY MAP I w ° ` --- - - - -- � � a`n y � -- ��- -- - - --- ---��j'� � - ---- _ � a ,) �a �z______ BELAEN BLVD S. I .-_...-_---�__ �`�% ''., _.,-�____ r ' i. _-_, ,�-.._ . _ ' __` -'-'. _ "'--_ _--- _ _ -- .____"A � ' .� _ _ — l � � s SITE __. V. — _ '� �lfj."�I �i 1 ( I ' ' _' '� ' , . e�M:,.. i— _ — l/ '_� J L1 _ _ � 7 {+ 1.�- - _ 0 ,- %� T G � � I CPAWASH I ' I ::m:�% N � � I � HQ`lEST-1 _ i I I o� W O C i � AVTO-CPRE �'� I I = � U � —� _ �o� I -- V1 F ai C � � W � � � I > W � I � __ ->, 'J_ srnnor�sro� � � o p F m � G' r — 0.�..� � U � .10, I �� E%ISIINC � � \I I�� . '! I I 0 BUIfDING I' F V r o �C \ 0 L� - LOT 2 . . � �I � - — — �. — _ -_.. 11 '�-- 1 �� fi� ' II I j .I,I I i �fl l�i� � � _,� f I -0 I; � ��=� I ('I I—�r �' I 5HEET INDEX I � �� p,_ I � �.. ' I ��i I I � ! 'I I I L o� � � Ct COVER SH ; T�,'i� ,.'-�. �e i . g Q . EET � � L o T ' � I e � � � I } I C4� G A�ING & NDITIONS h ftEMOVALS � o I (`� (� � . � . � ; I � p � � � � ,I � I . � EROSION CONTROL PLAN W � ,y o � I I � :•,. V I I � ;:�; ' � i � I i i � i • I I I� � a j � I C5. UTILITY PLAR � # p • i� e o U � � a ' � � T T 1� I - � �p---0---o---�� C6. STORMWATE POLIUTION PREVENTION PLAN 4' �� N v o � � lTi � � I I i �s° i I � I ! I I I I i I ��, v - - C7. DETAILS W v v �o ,�'� � — C8. DETAILS a � z a �n N I:II"II:I 1�.� O m � M y, i _ I � � r '� I I I, I:II II;I „ ; C9. DETAILS � � N � 'll II'I f,; ; L1. LANDSCAPE PLAN 1 � 'o F- a � I I I �' �. I L2. LANDSCAPE PLAN 0 �v � �( N � I �____� � � I II I I I � I �I I � � �'t1L� � � E1. PHOTOMETRIC PLAN W E v �"� `ti � e u � , _ I i 31 I � 1 J ..�-� �l �J-- � o � � .� -� 9G ' � ' � �~-I a - V ' ' __ .:_.,, ei �__ . _ _ _ ___ _ - � .. � j __—.�- _ � , ____ '—�_.-Y- _'-i� M � 3 e — — — — — — _ °' _ � ��l��A�9�� Y �� > I I eon+ sr s. JAN 2 9 201G aE�,s,a�s II �.,_ _ � ,. I v` I � _ -- - - ___ Clll`;;�COTTAGE GROV ' " �I ,r" — ' ;— f`_� e —�— — — — � --� -�—•—''— � — — �'° -- -- _�_ - - - — BENCHMARKS g � � .' � � � �- - '>= - - - - - - - - — �m ` —e=� ��,,,rv o�. ' ' p • — — — — — — — —�— — — — � �'., i.urv/oo�csio srnnorv Rasns(ems ne)- oes��neoer: e I I I I I I veancai corvmo�oisk = o�izsi e s I I I I I ^ . � �"+ e�vnnorv=e�asz(Hnw ee) ^ zMN/oor esio srpnorv oesns(azos nd7- e I I I tERncu coNmo�oisx an;er=rtw.�,va,m € I I I I c�evnnon=aizze(xnw ea) u:�:m�a�i�:�o�'ai�e��i�.:, �e., _ I I m.,.o�ues�a�een.i�.�e.a�a a _ I I I I I � � CPLLbFF01�YWDip I � e/pnnru�aFam�c � , 519naN�e', ,S�.e� T�(� n � � e:01�26�t6 �[Ens_ I � e o zo ao eo KnowwhaCsb010W. Cl I � CB��before you dig. of (� (IN FEET) J II w � I oaumnaron ro�reivr ir cooauixnre w/cim von RiM=Bm_5n vaohcr sratu smucnae � �L->r-'� I LECEND m I nEuOvnL OiSCON�iecnax INV=BOJ J9 OURING COi�smucnox.xev�nce EXISPNG REMOVAL I i fi I Q 1 WAIFA 4RViGE IS NEE�E� I �' V / V i u a a r a�o v e q[t o c q r[a s a e•o f i J � Q ' / a a w a rz rz s c a x c e I L aaoacem uHe — in � I Z �j 2: � HIM 809A2 RIM 809 .I �p — — — — — � — — — — ' '- � 4�� 6�' QP� Y__I__ __�_ enseAi[Ni uNE - .... 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MEFSV'RES SHALL BE iN(EN � = 7 v OJ I - - '� u e � I- I I il II � � � � y_ �p cn easrvs n� Y�TM�N za Houes or coi�rvecnau ro a svavnce O�- � � a " .a e��i _i1V �J.2�V �-.' V1 . .� � � YF��r I� � 4S� I z� R. ISILi�FENCEYSNALOL ESPOf PREO OP PEPLACEO MHEN SEOIMENi PEPCHES N (1] �p i I ��yyy"fff,''' _ � +��u.-P� . . �a.'1e�] Qy� vy . f�:.��-�. f'N �. � a! � M� � I e' O � � J3 �P "��.� ��1� AL��AiCll��INS SHATME E PflOIEG�N�ING V ILir 1HE ECSHFLL BEOTPKENTMI�CM NO26 110URSCOFEEO SCOVEPY.LPO ANCEIAEPO�IA�GEO � U' .I� �y � J I I 1 1 . I I�I L_� ��1 � � I 4�- 2 0�� _�-��I I INFRF52FEPPRO CCTON OENLESpf1LiOEfl GAgflIC.�IO ROLLS�N�SIR�W AES SHqLL y Z O .. ..�_9 / � I o e �„ 4e � '- .T.. INClVOE.9Vi FPE NOT LIAIIIEp i0. VPAICO PPOIEC110N�ENLES. -�W # 'N �\ y Y }- � S ' A- 3. CALCH BASIN INL£i PiOIECPON�EVICES SHALL 5E RFPNfD XHEN � / \y J .A �� ;�I n` /� _ 'n � � � �� I �A�ES' SEOIMENi FE�CHES�iHE HFGHi Oi TIE SE�I ENi iRAP PNO��P � ? W I \ � CAHWq]H "°I zzUyr�y�I IO.OUSi IVEPAIPEO OR PEfL�CEO IF iHE�EVICE BfCONES NP`INNCTPY�L � Z Z Q 7 � ` _ % � p .�.FI.E-= 909 G �� I y��e pe � �`III CONSiPI1CTON�VSi SHALL 9F CCNiNNEO i0 iHE E%IFNi POSSIBLE. IF MEFSUPES SHFLL 9E iAKEN NIMIN >Z HOIIPS OF�ISCOYERY. W � � / I q � b I x�� I � ' I m�e3 �- I N=SIiE BECO!AES E%CESSKLY OUStt.PPPPOPPIPiE MEASIIftES SHAIL J � ^ I o HONEST 1 0 9. CPiCH B�SIN INLEi PROIECPON�EVICES SIIPIL BE CLEANE�M1EN I j w�'oi� I 9E iN(EN i0 flEOUGE�USi 6fING 1RPNSPOfllEO FR01.1 TIE SIIE. OIISi Q � AUTO CARE... �� -`/ 6 0�5 �e0 I I SF�IMENi flEPCMES iHE HEIGHi OF iHE$EOIMFNi iRAP PNO �� E' \' � ' - SI CONiNOL AIEFSVPES INCLUOE,9Vi PqE NOiIJMIlEO i0,WAiEflING ANO � /OR F _JI _� F F E 810.3 , ^I,9 � F� o I � I I C�LLIIIIA CHLOPI�E/NPLICAl10N, REPAIREO OR PEPLFCE�IF IHE�EVICE BECOMES NpYNNCPpYAL Z .Q p � \ � � �I � INu Iln AIEASIlRES SHALL BE iMEN 1111HIN]2 HOlIRS Of pISCOVEaY _^ � .� 11.OEIYPIEPINC 9iE OR NEM SUf1FACE 1VAIERS,iHE \ ` �� . I C� • 5. IF SE�IMFNi IS 095FRK0 OfF- � � � Zi\ ' �nl I I� �EWPIERING PCTVIPES SHA1,L 8E CONOIlCiEO X1lH PN��PPPO�EO BY SQIIRCE OF SE�IIAENi SHALL 9E�EiEClEO ANp AO�IIIONPL MEN511PE5 V � � ^ �, � �a� � I IHE L�C�L GOVERNING UNIi. I!1HEFE N1LL BE ANT�E1Y�lEPINC OR SNAIL BE IMP1fMENtEO. IHE PERIAIIEE(5)SHRLL COOF�INAIf$EOIMENi p ' � � -- I I g�5111�RNNING iHAi IAAY HPK NR810 OP SE�IMENi IA�EN�ISGIARGE ? p) ' d � oI I I-f � =I PEiPIEV/aL fROM SVRFPCF WP1ER5 1NIN ALL APPflOPRIAiE A4ENOES Z N �� efi � _ J: I $TF110N�STQRE , I E � I 1HE IY�IEfl IIIISi BE OISCHPRGf�N P iEIAPOR�flY OR PERMANENi 61EASVRES SHPIL 9E iMEN 1111H111]��YS OF OISPoYERY W N C A '� \ �` IP�`," �a .'_�: . � ' FFE. = BL^J o I ,O�i. I (ypROPPIAIE BB�ASIN ON E FROJECi SIiE NHENEVEfl POSS6LE. L O r N I / _ �� .:� oes �I I CSHPLL Bf USEO FOP EROSION ANO SEOIIIENi ppNpS INi1LRiqPp 9P�IN5 iEMPOPAfiY SE d . � F.F.E.%ISII*G' � 2 \� y �I, 4�B ' , _.. : � �I ��I ' � I I I 12CON5IPIICiION IIAIEF PLS FN��EBFIS 6 SEOIA EN APONv6ASN5 AlI15i BE URA NEO FN�SIHOE SE01�1�71N5 AN� d `�� 8 1.J �l :. � l.G i_„_ � r_. . a c:.�. ._ m_ �N",' oa � I'f e' � a I z�o Np nrinArtcnpmn�ros Livano� nxo/oa o � BUIL�ING I J aeeintw[Ni � � HALL 9E Si0PE0 IN AN OP�EflLY I.IANNffl FEMOVEO � I �� a o. I c I IAININIZE LONFLCiS 1YIM OIHEfl \4HEN SEOIIAENi HAS FILLEO iHE 2FSIN !0 I/3 IY.E SiORPGE V�WME � . � _ - ' � � � ry y 6 . � � . . �'�II �ON$lRUCIION ACPVITES. CONSINIICTON OE9P15 SHALL BE CONiAINfO NO SEOIIAENi SHPLL 9E PLlONEO i0 ACNfAULAiE IN 1f1i!LIPAPIX'1 � I T ! � I ll I ' �X ��0 a�� 0e� li o, I � 1 ��I� c�l I].CHEItCPlS 9FSIN5. MEASVRES SHALL BE iAKEN Y�11HIN >2 HOURS Of�ISCOKRY. . .. T u e I I - � � o. . v ' om�, I I_ I CH[��1CAL5 SHPLL 9E SiOPE01NCA ARSAPEA WNSEALFO CP�iP _. - � J� , � a� I � � I I T I l �,� I n� � IIII NOiICE OF TERMINAIION ♦ I � -{fi � I I N � INEIVS 1NE PERIAIiEE(S)MI151$IlBllli P NO110E OF iEflMIN�TON(NOi) i0 Th1f: `Y 16 � I � I f j I .�I I I I II nl: _ �I W 151iH iHE ORIGINRL LP9ELING AN�IAAIEflIA1.$AGEN DAiA$NEEiS IIPC�MIHIN 3�pAYS AFIER FlNAL$iP91lIZ�PON IS CO!APLEiE.OP �I ��t�g I HVHILROIE, qNOMEfl OMNEP�OGERAiOP(PFAIi111EE)HFS FSSLINEO LP`IIPGL OVER ALL - p ' �j� IILO I I I I I . I I I�/ � ' I Q I I AREA$Oi P1E SRE INPi HAYE NOi IINOEFGONE fINAL SiPgIVZPPP�. \ � -�'�-' _ a sv��s nrvo conrauwnnae I , ,. � .. �� I� , o a. - I r ;q :� °�° I I� - - r o- � � � e ir Fue� oa an n Hnznaoous cNcucn�is svuico oa oerecrzo pUANTTIES Z I ' .A I .�� OVPING CIXJSIPIICTON ACPNTES.ALL FPPROPPIAIE AGENCIES SH�LL 9E MAI.E.th�I/a.5 . > ! . -w.. w i vne� ra I:- - I - 6 [ oao c e�e aaanocs esnn�nrzo aoaenn[s roa sroeurwrza � �" •� . .. � I � �('�2ElE W(1 Qllr Irl-��= I � 4l.„ �� o V I oom oreces ar eoo- � F � I � immeoinrev rvanFleo.i422uo�iNc�eu*xor unnrzo ro, TMc mirvxesorn vauuriom vacveanorv waoocHaur we aao.�cr � Z I � - �o. o�.. �%II ^. �� I A� ��~� { I : �� -- �� I �P,II�q -Ipli I �erznno�rvs u�sr�ec couiarvEOE�x�n�EArcYa a cminareo � Q 01 a � Q !{ I Z IS.CONCPEiE WASHOJi AREA .�' °" � � I ��ALLIIN'LET PROIECII�I ' I"' �' ��- � �� I�II*°'II.lo �o i° .. ".i� snseft saiiov�eo�n scrv�nwsr eesiHsiuico qr �rvnsxaur �'F^� 0N1T ounrmrv {q � , vwc J J v or co,urauuervr aacH ernannce ca. i i � � III I � ERMEFBLf IINER.AN IMPERMEP9LE�CC'PEC4iEOR0�Y SILi FENLE Lf. 900 O a O _ � WA INLE!PROIECPON EF. IS � EALH Y/ASHOIIi Z � / 3 �1� LAQIJiY i0 pIPECi EQUIPI.IEN!OPEPAiOPS i0 1NE FPPPOPPIFIE EROSON LONiROI 9LFNKEi S.Y AS NEE�E� G� U � i i� " o».• � . AF7ERCONSIRUC710N � H" � � ��I II .II I r � ,�'_.ai: tocnran. ruarssrnaisxaen. nc. i.a 0 v �� TYP) i i z i i kc.I I 'II o,l , � I C� M �y > � . i ��. I �r �� -i_i - Posr coHsmucnoH w I- w o . 3 �i� I ' `=q I I ' ; e� C. L�'JLJ� o �e J.,-.d� mrcrv�vc sih vns ecex cmmiere�r cousm�crzo ixc s rz niusr f Z C`9 t .qr�_ -I� �. =..T \ .-\ �T �� i_ I �-I+-J_ �� I ..-. �� _-__ . r� V i . sHnuE E�copP�iii�oumno.v. nrvn�sraawznnaH occuas vmen nu or 3 � 1- rn , .f0, _. ,�I - . . I . ;-_u 'L��, ' . ,�} � �� rwa�srnaiuzana�.mc rouoniNc n�[nsuaEs � � 1HE GPAO NG FPASiRUCNPE PNO 9VININ6 PCPNPES NAVE BEEN , .L � � a ( c)m[[ -J ` NV_899� V � 1. APEASSNOiBPfOUflING 5 W VI � � . - ... - y � _ U - � _ _. - --_ � �� s a •v<y6e � � [ E-I----I ---11--- -I + I--- � ° -� I lu I _ _ f I �I--- I � -I �---I Hp jp SeYoo oa E osManAcanreo�aous saavae[s S/TE IACATlON MAP I LL ! e " I �� I� Y II �� SOTFi ST 5 � -� scco oeEe��Mu�enDo �wuxcrESNnii.pec 3� � �O } '_ ___ _ s s^��-- I I -� NNTNN R� . � --- ,-� i � x. seoi nervr rnorn co�uverneccs ano �naoaaav sco ncnrnnov ensrvs P A 808.G] \ � M - �a` � _- 1 � t Py IHAi qRE i0 Bf USEO�S PERAIANENi WAIEfl OVALIiY IAANqGEMFNi �-� �� I � � 9"VG N ..•. •• . . -> > �{; > > > � � � �� - I I E `� �i�s ��' � � .>EE�-<�<i Kc- ;�l_'.-:.Ci,� -> > LS�y > > �> .� . . S - 3 '< S <}f �4 < <C >_- > > __> � � fE_ G4- � « �c-� �c « �<�- C< ��<a�� S.� _< � b V I SPPqCENR5E0lENE�OUieEaSiABIL12EDHEOB�REVEN��I il ON BENG � 5.... . F 1, " I- � .. .� , �_�s a��"r o i �m 06� ,MAIN�TAI��W e�/!q(ED SEAIMENT i �caoa�a� ��, ,i v I � a a. �mcH�sr aFnce wnrEas. x v � P x. Ilu.u.:_. � \ � � ; : i: 9 i��_ AREA OF POiENIIAL <� � i a+ ro sua� "�o ixe ensie ox coeveruJces msc�naewc orv are E . I f� _qiOUT" T j I I - � - " CONS7RUCTION' _- g��--- �:. - _� r�ss4� . i iN � vrco vECErnnorv Hns eecn esrneus eo avc a Eacc - _ I � _� �I I I " � y-'�� j`a _ _ _ ��_ (SNEEP AS NEEDEOj- _ 1?cp i � i ar wE acano�s surzrncE nacn,au smTMenc rernvaanvr Evoso�+ i � I ��y\ ` � � o � i v i a+o sEoimErvt mNwo:nicasuRcs snn�i ae Ac�wveo TM�s irvewocs � I � i '. � � W � � I � I I " I I � I Blli IS NOi 11MIiE�i0.SILi FENCE.RiEE fENtE ANO CAiCN BNSIN I \ I.. h �y � ^ I qp eg- .._\�)e I«y��C\ INLET PROIECPON OENCES .. Y 6��y,� \ \ � F ik m V N I GENERAL INFORMAPON SPECIAL/IMPAIRED WAIER CONSI�ERAilONS INSPEGTONS & RECORD KEEPING � I��I o.-I TM I li` SP ``�\ � '�,� � `.°�,' C� �� H v o I.I I N N E S O i P S C O N S i P I 1 C T O N$i O R M W A i E P F E P IA I!I S P N E X i F N 5 1 0 N O f 1 Hf NPT IN�L FOlLU110N OISCHTPCE EUMINPTON STSiEA1 iHERE ARE NO SPECIPL OP IIAPAIREO IYPIERS RITIIN 1 IAILE OF 1HE SIE. Si01YMWAlER POLLVTON PREVENPON INSPELilONS SH/vLL OCNP ONCE EVERY SEVEN(J)pAYS pVflINC ACIIVE C�NSIFUCTP�AN�YfiHIN]6 �.� � I^. � �� W � y � SiOP1.1Y/AIFR pROLflAII.\'MICH 15 pqqi OF iFE fEOERq�CL£�N YIAIER FCi. PEGIIIAIE�PARPES IAlISi�EVELOP P Si�PI.IWAiEP HOIIRS ARER F RNNLALL EKNi GREAiER IH4N 0.5 INCHES IN 24 HOlIRS $I �y I .Iv �e�E ��m�`�pE �t a > Z a N N vouunan raevervna.�Pinx(sxPaa). Nc srmaa Paov�o[5 wvoaunno�u ou m[[xisnnc nrvo arsaPosco srte caNmnavs,corvma STORMWATER MANAGEMENT PLqN i d�\ . O m � N ME�SIIPES FOR Si0RA1WAiEP POLLUIIQ�PREVENPON BE�OPE,�VPiNC ANO/�FIEF CONSINVCPON�INSPECPCN.AINNiENANLE PN� 1ryE SIIE 1filL VilU2E IHE E%ISIINC Si0ft1A SEhFF SERNNC 1HE PftOPEHiY BECAUSE 1NE PRGPOSE�SIiE INLL HAVE LESS IAIGE0.NOU5 INSGECPONS I.IAY BE CERSEO OIIRING FROZEN GftOVN�CON�ITONS. HHERE Y INFOPIAAl10J RFlAlEO i0 1H P'RAIP �/ �I I E c NENi Si0FN.1'I�LfP A1qNPGEMENi SYyiFM1I. PIE S1WPP SHAII 9E NEPi 0Y SIiE Fi pLL TI.IES SVRFPCE RIAN TIE E%ISPNC SIIE.NO FAIE CONIAOL OP Si0RA1WAiER iREAiIAENi IS REWIPEO FON TIE SIE. W�Pk HAS BEEN SIISPENpE��VE i0 iA02EN 6ROVN�CON�ITONS�1HE I I �I. ��-', �� -'�Q y� C y� y� Ip �VNWG�CPVE CONSIRVCP�N. REpVIPE�INSPEC110N5 lJiO MPNiENqNCE IAUSi i�NE GL�CE\51TIIN]d ) I I� � a U - � � �j PRIQR i0 STAftT OF CONSiRUCT10N HOIIRS AFiER RIINOf!OCCVRS Ai IHE SIIE OR PRI�P i0 RESIIAIINC 5 I � Y O PROJECT INFORMATION coNsraucnau �»�ici�[vca con cs riwsr. o�ainc TMc w�asE or - i � � i i�=1 a v PROJECi NAME'. BOiH SIIEEEi CROSSING 1HF l0.LOXiNC SiOflMVIAiFR POLWTON VflEYENPON IAFFSVPES SHPLL 0E II.IPlEA1ENif0 PRIOR i0 CONSIRVCPOl1.REFER i0 CFApING �ONSiRIICPON,li AIAY gE�E[PMINEU R1Pi��IPONAL Si0R1.11YAlER I I � � � G N N � N N PROFCi IOCAPON: LOli�6E GROV£.IYqSHINGION COUNiY.MINNESOiA Ah0 EA090N CONiROL PLFNS FOR LOCAP�NS. I W E v Fy l� N I POILUIIIXJ PREYENIION NEFSVRES MPT 9E NEEOE� OR CEPiAIN MEASURE$ Ai� PROJECi OWNfR: VNIIE�PPOPERPFS qRE NO!PFACTCAL i0 INSiPLL. IN TIESE CASES AN AAIEN�MENi LO tNE a C 3 � I . SLi FENCE ANo iPEE rtNcc I�'„s �i + F � SILT FENCE SNALL Ef INSlqLLE�Ai 1HE LIMIi OF CPP�INC ON ANY FlLL$LOPE F��IPQYPL SILT FENCE MAY BE PEOl11RE�IN CUL $�PP SHALL BE MApE AN�SUPPORTNC PE�SONS SHALL BE�IXUMENiED Y�:' �di FI O � Y V RESPON516LE PAR➢ES iN iuE Swavv_ "t lo I'�� O CONiPOLE6A P SSFHO MLL OVERSEE�ENIMGLE�AIENiA ONNOfEIHE SM9PP�,PNO IHEINSTALLFLION,INSPECOTONpM'0 MPINIENPNCE'ENr $LOPE FPEAS. 9Li GENCE SH>LL A150 BE INSiALLE�MOUN�4NY INf1LiRATON/Vll1RqPON PNFCPCE. iPEE LENCINC SHALL BE 1 � 9 F 1e`\ l . ° Htivrsfau(nme� ? m J � OG LNE P�A�O AROIIN�PNY AflEA\VHEPE IPEES PN��OR SHRUB$$HALL 9E SAKO. I. flECOFO NMIE Of INSPECiOR�NO OAIE ANO TME CF INSPEC1I01. ��'�s� �� FROSION PREVENPON FN�SE�IMENL CONIROL 9MP5. 2. ftOCK CONSLPVC110�ENIR�NCE � `��`� �- � ` 2 RECOP�RFINFFLL RMOIIM1i SINCE MOSi RECENiINP5EC110N. � �` SIIE AIANAGEfl: N�CK CONSiRUCTON ENiRPNCES SNALL 9EINSIPLlEO Ai 1NE LOCF110N5 INOICPIE�ONi 1HE GWi_ �� 5 I . 3. C�TCH BASIN INIFi PROiECTO}1 3. IrvSOECi GRqKL CONSIHVCPON E4IFNYCES fOP SEDIMErviPnpN.IrvSVECi REVISIONS iRNNING DOCUMEN�PPON: POJPCENT SIPEEiS FOF SE�II.1ENi iP/vCXING. EXISPNG CAiCH BPSNS SHALL BE PFOIECIE�NITIINI£i PP01EC110N OENCES PPGROVE�BY TIE LOCFL GO[RNING UNIi. IHESE INSPEC11011 flEPPESFNi�TVE: SHALL INCWOE.911i PRE NOi LI5111Ep i0.111MC0 PPOiECLION DEVICES.INFRASFFE PFOIECTON�EVICES.FlL1EF�PBFIC.910 POLLS 6, INSPECi SIIE FOP E%CESSIVE EROSION NVO SEOi�AENi PCNAIIILAIION. N1�5lPAW 9qLE5. 1PAINING OONMFNi�T04: P.INSOECi SILi FFNCE ANO OiH[fl LEIIPOPPRY FROSION PNp y01MENT � - pURINC WNSiRUClION coxwo�ochces voa eaosmN,scoiiicrvrnnorv nrvo Mawrvcnawnc. - - � , - EXI$TNG $ITE CONDI¶ON$ 1HE FC1L0111NG$i0PIi1WHiER PoLWIION PPEVENPON MEPSIIRES SHALL BE IMpLEMENiE��UPINC CONS1RUCilON_REFER LO GFAOIXG FNO 6. INSPECi INSPECi INl£I PPOLEC110N DEVICES FOR SEOIIAENiPIION. � EPOSION CONiROL PLNiS FQP LOCAilONS. C. IBFSNSiHNOUALL'0`1HERp81.lOV'SBGOR ER SION pPN�Y5E0oME�F110ON IHE SIiE IS LOCFIFOIN TIE NORIHWfSi OVFORWJL Of ME INIERSECTON GF BOIH SIPEEi ANO HP➢LEY AKNIIE SOUTI IN COiiAGE BENCHMA CROVE.1'IASHINGION COIINtt.AIINNE50iP. 1HE E%ISTNG 51IE CONiNNS A PEiAIL SiPIP BVIL�ING��l SiPN�PLONE AVIO PFPAIP I. pH�5E0 GRApING p. INSPECi SVPiNCE WPIEftS.INCWOINC ORAINAGE OIICHFS ANp RKS 0. £ 91111➢INC�ALONG Y�M P�PHING ANO�FIK qqEAS. TIE fXI5PN6 SIiE B011110ART CONSSiS OF 38]qCPES.OF 1'MICH APpqOXIM/�iELY i0 iHE E%iENi P059B1E�CFA�ING$Nl�LL 6E PHASEO i0 AIINII.IIZE 1HE PMOVNi OF OISNRBE�AREAS OIlI11NG 9�E CONS1FIlCP011. CONVEYFNCE SRlEA15 FOR EN9ENLE OF SEpIMENi BflNG OfPp51iE0 � .1.fi6 ACPE$RRE IMPEPNOUS SUPFpCE SiOPMW�iE0.F0.01.1 1HE SIIE GENERALLY pflFINS SOVIHENSi i0 601H SiPEEi 5.SiORM SEMER gY ER090N. 1.1.1N/OOi CSID SiAlION 'f�89i15(8205�HJ- O1/36/I6 P OP HAO�EY qKNUE 5.Si0PA1 SEXER. SM1IPLLER PORilONS OF lHE SIiE�RNN NORIHIIESi i0 BELOFN gOULEVPA4 i R, 1RqCKE�$E�11AENi VERIICAL CONiftOL UISK " ANY SEOIIAENI R1qCKE�LAOA1 iHE SIE pNiO TIE SiPEEi SNALL 9E PEMOVE�IIAME�IAIELY IIPON OEIEC110N, ME ROLK 5. INSPECi SIIE ANO P�JRCENi PROPEFl1E5 FOR CONStHUGPON pF9R15, p 20 40 BO EIEV�TON =9fe6)(NAVO BB) g PROPOSED SIiE CONOITIONS CONS1P11CIION ENIRRNCE SHALL BE INSPECIE�PN�flEPNREO IFINUN�PIEO M1T1 SE�IIAENi. 1Rq5H PN�SPIlLS. IINIlEO PPWERPFS lJJO NYIIK IPIP PIAN ON PEOEVELOPING 1Hf SIiE INiO A CONKNIfNCE SiOPE YrIiH NRINC C�N�PY ANO CPRWASH. � 2.M1IN��Oi G51�ST�TON N8911fi(tl205 PJ) reM1�N�na[�sC ' PViO CAPE CENiFP.PNO PEiAII.SLRIP CENIEP. IHE flE�EKLOPEO SIiE NiLL CONSSi OF FOVR BIIILOINGS; PORIIINJS OF IHE E%ISPNC 3. SIOCNPILES fi. INSPELi SiP91LIZE0 AFEAS fOR EROSION. VfRiICHI CONTHOL�ISK pyme�ar��n�erumy � SIPIP CENLER,A ryfY/PViO PEPAIfl BVII�ING.�CONYENIFNCE SiORE BVILOING,IJ1�F LFPWASH BUIL�ING. PFiEA ME$IiF IS NLLT SiOCKPILES SHPLL 9E FLACED INµpFEP iHAi\YILL I.IINILIIZE ME NEEO FOF RELOCAPON. IF q SiOGPILE 1YILL PEAIPIN IN PLPCE (M FEEi) fIEVPiION=812.28(NAVp 69J E�reR supen�lonaana N I RELONSIFVGIE�,lHE iOiAL 9IE BWNOARY N1LL CONiAIN},q5 ALRES OF IIIPERN�US SVPFACE. i0 1.1PNPGE ONSIIE SiOPMY/AIFR. �OR AN E%IEN�E�PERIOp Of PME, SiPBIl1ZATON IAEA511PE5 SHPLL 9E IMPLEIAENiEO,INCLVOING Blli NOi I1M1IIiEO i0.SEE�INC PNO �, qECOIi�RELOMMFN�EU PEPAIFS�IIAINIENANCE NVO/Oft REPLACfMFNfi onvl[nqin¢e aunderaNe r SiOPII SEMEft Yr1LL 9E INSi�LLEO IN 1HE pqqKINC LOi i0 COLLECi RVNOLF ffl01.1 1NE PFOPOSE�FARNING lOi/JJp PORPONS OF ME SILL FENCINC. iFA1VOPMY SiGCKPIlES IAVSi HRVE$ILi FENCE Oft OIHER FSGECiIVE SE�IMENi CONIPOLS ANO CPNNOi BE RACE� I rvsolNeS�alz ollllnnezaa IIEQUIREO i0 ENSIIPE EPOSION PHO SEOIMEN��TOtI CONiPOL IAEASlIPES 6NLLINGS. lHE PROPOSE�SiOP1A SFM£P M1LL BE CQNNECIEO i0 E%ISPNL SiCRM SE1'rR IN IHE R�JACENi PIIPLIC SiRFElS IN SIIPFPCE 1YPiEPS.INCLUOING SiOP1AYl�iER CONVEYANCES SVCH PS CIIRB ANO CUitER 5Y$lEMS.CON�IIIiS OR�IiCHES. RRE SIIFFILIENI. CPLL BEFOHE YW GCa SOIL MPORMAPON <_ rwsa� � rv�mc:�r.�eam,P.E ALLOP�ING i0 1HE NPNRPL RESOUPCE CONSEPVPPON SERNCE SOIL AIPP.ON SILE$OILS CGNSISi PRIMMILT OF S�N�IN T1E UPON GPP�INC COIAPLETON,q IAINIMIIIA OF 6 INCNES OF iOP501L SHFLL 9E GUCE�OKR ALL�ISNRBE�PftEAS�E%tt1101NC 8- AELORO FECOA11i1ENpE�PMEN�MENIS i0 1HE SNPPP. ��l HYpftOLOGIC SqL GPOVP'A'. GpOPO5E0 SiREEiS ANp PAFKINC ME�S. 9. ftELOPD REPAIRS.AIqIN1ENANCE�NO/OR NEPtACEMENiS 1HFi M£PE , na e' I CO:APLEIEp SINCE ME LHSi MSPECTON. 01/36/16 LI�¢ns 050B9 WEIlAND CONSI�EftAlI0N5 5-acsraannox � � - 1HEPE AIiE NO NNOYM M�ERANOS ON SIE. ALL OISNfl9E�ME�S NOi AGIIKLY WOPNE�SHALL 6E FESiOPE�YrIT1 SEE�ANO MULCH,FROSON CPYIHOL BLPNNEi AN�/OP 50� ry01E:FOR IREAS iHAi HqK UN�EflGONE FlNAL SiP81l1ZATON,IN54ECPONS e MIMIN 14�PTS. 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GOR Y/AifR ' p� wYOAGRO ^ PCCESS[OVER OP SiOPIA GRAiE q'py� �� wrlwno�tl.PLL � J � ORAIN-TOP OF CASTING SEE GRADE PL/aN SW.90 Nomsryrvic F �� TPEIJCX [Ni W � ANII-SIPHON RWD 9P ELBDV/ � � P p' m I VEnT - -p REBAR-@'�.C.�TYPI LEYE� - ��OISCHARGE PIPE TO CB/AIH 9�'9ENo � b SaECiPr SNOUI � � B"C@APACifD BASE Mr1TEP1AL ITTPI � � � ^ m n�aoc�Flno ivvE apr - PAVEMENT SECiION� � � N iL014 LEKL LOIAP(�CTEO$UBGPA�E�iTPI Y/AIEP NOlES�. 4 YI�iEA SERNCE YI�4lANGE SXALL 2E E%iEIIDE�i0 5 F90VE FlPSi ROOP Z � C SiPPC LEVEL OIL k T ELEVPTQN.PLL SEPNCES SHALL BE MARKEO MM P d'X 4'pOSi.4 PBOK GRP�E. fi POPRAN�CEMENi CONCPEiE�IAN/pOi 2J01 W L L IpEBR15 � SECTION 8-B s'anss s nccaecnre sns[,ux/por axupi3a a a zsx-3x vme io. APPaovco s�ecanoe o NOiE: �SVAIP .lfi AIIN. T M£grv ESIGN INFO Ai SEN£P NOlES: SANIiAflY SEWER SEflNCES fOR 9Nl�INGS SNPLL BE EXIENOE� �f1N�L PAKIAENi pE51GN i0 BE CONFlRMEO M w .pestmp.com SNi�&GPIi VERIICALLY i0 APPPO%INAiEIY]fi'BELOW FlRSi ROOR fIFVPPO��PN�CFPPE�. BY CEOIECHNICAL ENGINEER OF flECOPO. FLL SFAl�CES SIIPLL 6E MPPHE�MiIH R 2'%2 GOSi TRENCH SHALI BE "PERMA-TRENCH Z BB6 SYSTEM- SERIES B606N 1 I ^SNOUT" OIL-WATER-0EBRI9 SEPARATOR _ 2 Z 886 TRENCH DRAIN DETASL 3 SANITARY d WATER SERVICE INSTALLAT[ON 5 I CONCRETE PAVEMENT SECTION I C7 I NO SCALE C7 NO SCALE C7 NO SCALE CJ NO SCALE � Z. fa m � o v (TS ELEVATION I I O c � � � SHOWN ON PLANS) J U � F� z" Rnoius a F v SEE PLAN FOR WALK DIMENSION VY e renHsman ro F- W o C.J.'S O 5'-0" O.G CONCRETE � R s esiz srnc a �a rN51ON W W � EXP. JOINTS � 25-0" O.C. PAVING Vz^a carvc.c�c I � y� v n'R i H rn sEE PtAx - — a .- � (I� � .5' SEE PtAN�--t �� . e . a • ^ l0 ��4�_FI 1� , IRIPNPILAfl U II 4'i0PS01Li e D. '� ' " 5 SECTON � -30. I s[[o k uuLCN . — ^ D , ,. --8-- q � � � 4„ CONC. WALK W� : . ° r . - � . . .^ ^ D � _ a _' '' ' ___ '�// \\�• — �o . ^ ,. o _ _q____ __ � \ 6X6—W1.4XW1.4 W.W.E � D conraacnoH a P "�- D. � GllilEP IINE ALL£T GVREfl JOINIS vQe a � 2—//4 BARS CONL • � \ \\ i s/e' i z' e' ^ � \ �/e/rr. •a'aoanano ceMeur coxwcrz,urv/oor z�m `BASE COURSE �nvour cuae sHau s�ave our nr 3/a'vee raor. � a� �'4 ClASS 5 AGGPEGFiE BPSE.MN/OOi 2211�31]9 I �,, � I � ^ �PPROYEO SUOGFPOE H 8 L� (�J O sio[wa�x mTMrv mc cn o�'coirarr r _ _ SECTION A-A FW�I � m o •6'PORILAND CEMENi CONCPEIE,MN/pOI 2d01 F y V N ••4 CLASS 5 GRqVEL 9PSE(1409.CRUSNEO) � ?N N � N W � v � 6 CONCRETE WALK 7 SIDEWALK/ CURB DETAIL 8 I 8-672 CONCRETE CUftB d GUTTER 9 I CONCRETE VALLEY GUTTER a � z a �n � C7 NO SCALE C7 NO SCqLE C7 NO SCALE C] NO SCALE � m � � � ti> a V p F � > pv � YNv wEv � �0 �+ a � ns rvorzo 6 = e � Y � 0 Ou LIGHi POIE CMAAIFER E�GE ITTPI eMe Tuae FOAn�neove�renoe R E V I S I O N S I E ¢s'roasoi� _ e��5 ReaaR �� cr+aoiHc crzaoe ° ai Fz�cicp �. PFIES - GPPO[L[V[L m �0 P OPOSEO FlNSHEO CPP�E - z _�� i� � � � E SPNC GR��E NPF ES�ABLISHMENi SHALL APGLY 10 FlL�ISNP9E0 AfVEAS ANO$HAIL 9E I� y: np i 91 I - ��:+' PCCOP�ING i0 111E LFlESi EOIPON OF I.In00!SiqNpPP�SPECIFlCAT01lS�OR ' ' o a 0 BY li0. j �� . „��,.�,�,� CONSIPUCPON E%CEPL A$MO�IFlE�BElOY/. OqILLED PIER 5 U AiF: 01/36/16 e ` Ik�� --� � NRf ESiPBLISMMENT SHFIL OCCIIR AS SOON AS P0599LE BULIN NO CASE FOV:IDATION PLAN �' � _ !:ii SELECi BACKGILL � \ � �_ IIAIIi OF SVBGRA�E E%CPVpPON AIOPE 1NHN 14 OAYS. ,, � I AIAIEFIPL SELECi BACMFILL - SEE�: MnpOi All%NPE 25-I<I Ai 60 POVNpS PEP PGiE. � {p��+ y/p�5�r�y\Y�i M1��zplan.seetlamtlan a MRiEreiFL \ SPBIE}EF\P�- ' I E�l�^i PtV p" �� COM1IPACIE�BFCKFlII 51 � UNS MP � DORMpNi SEEO: SHAIL 9E FPPLIED Fi IVOCE IHE NORMAL RAIE qFiEq � o vaantlElM1a[elamaaetluly : o{a°er = � eaven�ecx is.. NOTES�, AnI /�(� u@�i nPs�.�o�n��amrs��V - NON-SELECi 3.0'Y F9! ' � �NON-SELECL 9ACKfILL IAPIFRIAL MIILCH: iYPE�Ai 2 iIXJS PER RCRE(OISK ANCHOPE�). 1, BPSE PLATE ILL�pOR NO'TN IAHT CXPNGE �/,11� 2 y lll�� a . Ne . m MAX BACK4ILL MPiERIPL �-� COAIPACIE�BACKFlLL FERPLIZER: iYpE 10-I�-10 Ai 20�POlIN05 PER ALPE. SETTfNG pNLHOR BOLTS.CONSULT AAEF �� Name: ]osepM1}.Rapa[�P.F. � , ��A%. LIGHT MANIIFPCTVR2R FOR BA52 PLATE NI` �\ r /� : �� COMPPCIEO 9AL1{FlLL 10.0' '� �'- — �� TEI.IPLATE�ANCHOR BOLT S�ZE ANO �I' 1 V r CG I 'rryLC�JRQVE 5igpaal/36/16 Ilc ns 9'� 95999 - MIN. EMBEONENT OEPTN BOii011 OF UNSLABLE MAiEflIFt �-�� SECT[ON 10 I SUBGRADE CORRECTION 71 I TURF ESTABLISHMEN 72 I ROUND AREALIGHT FOUNDATION C7 of C7 NO SCALE C7 NO SCALE C7 NO SCALE 9 � i �...... I .S 0 3 � � I o — o� N N ELB06.9J EL606.50 EL90648 � .. l nnn � ^� �O �O � O allon �I . I I .m.wm nn p U' Ol .s� m 0 O 5Go.00�a�� zo.000 zauo� �— � ..�,... �oj � y F .y. �TP) e`a o o a e a(9'va]) e� sPiil lonx __ - W O� 2 e e � o = aao �(svaY)o oao � 0 [ .... � �w •� j � RJ9t5 ? 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I I i I � I HARDWOOD I v > I 1 U v I i • . . ^ �� I i I I i � � i : I � MULGH hTP) i i � Q I V �~1! o � L 0 4 I B F �r °� d °� �° � POLY ' � W � ■ LANDSGAPE REQUIREMENTS� Ul � v`' d¢ -- - ' � �r I � �� 0 J I�� I ZONING B-3 � 1- o i M �e�o �3 ' � ' i i � : ' '�G , i � 0 a 0 � � EDGER I ' 15° � �i SI1E AREA=166,9'I6 SF Z � � I � I 6 i Q I LANDSGAPE AREA PROVIDED=28,404 5F g = o F 6':`i 1 k I � � I i I � p � q I I i. N = �i I OPEN SPACE REaWRED=PB%OF SITE AREA F� U � ' . �, 'It � I i I- ,� - -iG-� - � �{�___p._-- __- � M gl I LANDSGAPEREt�UIRED=400vER5TORT � i i �" � ' Ki 4 � ' � I �• L � 3 iI A� �" I UNGLUDES 9 FROtJTAGE TREES),Y9 GONIfERS,6'I ' I" i I H �31 �1 �-I ° LARGE SHRIlBS,6�SMALL SHRUBS. � Q i 4i Ig , � I� I I 19 ' I 3 I t�ll I � iu L- - - � 0 � n : I I I ' I �u WE TO THE CONSTRAINED NAiURE OF THE 6 � � 3 : I I_:_ � �i M� �ii � p 3 P 8 6 � ��I I t�I 1e� P I i EkISTING SITE THE OPEN SPAGE AND TREES " �� - , , A . i � kIMIZED?O THE FULLES? � .: . . I I ' ' L EkENTDPO55BLEMA i 8 J j ' ' /ry I � I 3� I " ' I 4 -� u OPEN SPAGE RO IDED-11]%OR S iREES � n � I � L�. I I '� � L 1 � �U P V - . be W ti o Y' ' - o Y" � PROVIDED: F � m V N 4 I N, � .:� - - o �' � L i .OV ERSTORY=l4�60 8) � �� Z v r� i � o i� a • _ a _ ° d �yu�� -' n- -� - .N " . � . e.. .. :.. � "• " �. � 3 � ��ecR`a, .CONIFERS=Ye UNGLUDES Il NARROW W o � � v b - l."__a�,� , ��9 .. � . .. . . '- _ _ _"- -- . p � ` : . . 4 ' a > � '_ _ _c 1 . 1 . -_ = T - __ _ =_' R -� _ _" _ _ _ ____ Y_ l_ _ ___ _ __ "� _ "_, GONIFERS FOR SGREENING). m � N Y/1 � _ ==s� II �HR�DDED 4 ��POLY EDGER � K �� POLT EDGER V I •ORNAMENTAL TREES=3 a � N F � ti I �ARDWOOD MIJLCH � K - SHREDDED � SHREDDED � •�ARGE SHRUBS=63 � = O � y I 3 `80� ST S I I o �- I -gly I �'OL EQGER Q A HARDWOOD MIILGH HARDWGdD MIILCVN I •SMALL SHRUBS=I I6 0 v � Y rv I I � TIE INTG�Ek15TING -- I - 3 ____I__ _tl - ___ __ _ y _�___�_____I_____�_ �_____�_____�__ _ I _- _ ___ _;I C _� �_____� ____I__i_yJ_____� L •PERENNIALS=�lI y� a v � �o v�i 2 • "- __ "_ -_ ■ LANbSCAPE SGHEDUL.E - -- _`- -=-_- _ - __- _=- _= e- --_" � -- - _ - - -- __-=-- -= ---- - suH � . ' . � . . . .. _;, . . .. ?F 1 . �� I _ . . cwe am conrwhrunuwiw es wm pEnarece '__'-f' _'__ `�" ___'--->--�-"3-=--T=--7-`-_s�v3'�'��_> P �I i I �_____�___ z � � Y � n , e�n'wsn�n.� >, eae s�wuaw.vmm -<o-- � �0 _______ _11 _�_ _ ________'___�___'___'___� I . ,g nc�w9wn e�:Arer `k__i`o-__`o-__`o-_ -"___`o-__��___`o-__`o-__«-�<___`o-__`o-__`o-__`o-_ - r^ a.a i � � `<<, i i 7 ■ LANDSGAPE QUANtITIES� U �.� <�� e s onKora Rvuc�emcu mwaau.�now •SHREDDED HARDWCOD Ml1LGH�9YI�SF)d 3' aervw ru.'wrua sceae c,u an wu wv..N I n I ��cc� � v � c e swuww�.eoix a� efs >ireacurumea °a I � I �� I � REVISIONS artwcuse.eaoe cx aawucaom a I I ='____-----_-_--__--------------------------->---__-_---->---__--__---___- i i i a cr ees z� � I I s' - -�__--__--___-_-__=ra� I � � •ROCK MULCH, I-I/�"DRESSER TRAP ROGK(493 riw.zxwcsnr+�z d I'Y -�.�_ �'�rss, I I `- e�s rvu - I I - - - - - - - - I � ��, I j I SF)R 3�DEPiH=4.6 GY rea�vsWrnaPwce��6 �� j ^ n � � ��cv, i •SOD(13,8315F)=15415T ? . w.enwrs'ws'<x �n ii I . �'a'e� j � �� I •EDGER=885LF 9 � ■ LANDSGAPE NOTES �PLAN7 LEGEND��`d' � ��a�� tl GENERAL� OVERSIORT TREE - a��zfi��s 'e ii 25"GAL s • IRRIGATION SNALL BE PROVIDED FOR ALL SOD AND LANOSCAPE AREAS. �° �/�nl �1 (1 r�O�(� • 50D AND IRRIGATE ALL DISTURBED AREAS UNLE55 OTHERWISE No1ED. P119 � � 11 l _ . OR AMENTALTREE RaK MULGH-I-I/7 D 55 N F RE ERTRAP a W �neV.e'o.n� w:�un�seFcr' • R K HERE NOTED. � IS GAL �n�n��v �=w • HEAVT GOMMERCIAL GRADE POLY EDGER SHALL BE USED ARGIJND iHE PERIMEiER G I ROUS iREE CITY OF CO'fTAGE GROVE ^� n�W��°"°'"e en; RP1�,�"`LL"�� _ OF LANDSGAPE BEDS NOTED ON PLAN. �> �`�� u�....e�°i.e,<.o.�z�n� e., LL 6 e..oru.`sui.euim..:au+�� - � • REFER TO DE7AIL SHEET L4 FOR GENERAL NOiES,PLANTING SPEQFICA7IA`15, �' CALLBEFOPEYW Op ; '�"" � PL4N71NG NOTES,IRRIGAiION NOTES,AND PL4NTING DETAILS. q�j SHRUB/GRWNDGOVER � ,me: �o��p . _ �a nrn�s an� 12�,14 36"HT. s.snamfe: • REFER io GRADING PLAN FOR GRADES AND ER0510N GONiROL � , � �'�� • REMOVE ANY BURIAP,TWINE,ROPES AND/oR WIRING FROM THE iOP AND SIDES OF � Q�� :oqzsiie u �_ x: wesv � a�x��a, _ ROoiBALL FOR ALL BALLED AND BURLAPPED PLAN15. e n GLL Pm . REMOVE CONiAWERS AND GUi GIRGLJNG R0075 IF PLANTS ARE CONtAINER GRGWN. ""�""'�EBL�' G°` . qLL PL4NtINGS SHALL REGENE FERTWZER AS FOLLqUS' � Know what's t/B�OW, � P 0-Y0-PB GRANOLAR fERiIZER APPLIED A?THE TIME OF PLANIING AT A u--3� 6� Ll i - 'a"�'^°'°as�^'o+�E� RAtE OF 11 OZ PER 25 CALIPER INGHES OF TREE AND 6 OZ PER 5HR11B. �� C8116efore you dig. af - < �� FEE. , �Z GENERAL NOTES: PLANTING SPEQFICATIONS: PLANTING NOTES: I m 1. LANDSCAPE GONiRAGTOR iD VERIFY ALL UTNtY LOGATIONS ON THE PROPERiY WITH THE I. PLANTING BED PREPARATION� ALL MA55 PLANTING BEDS SHALL BE TILLED to A MINIMUM I. NO PLANtING TO BE INSTALLED IJNtIL GRADING AND CONS?RUGTION HA5 BEEN GOMPLEiED IN THE � GENERAL cONTRACTOR AND Br GOPHER STAtE oNE GALL PRIOR to STAKING PLANT DEPTH OF 10". AMEN�MEN?5 SHALL BE APPLIED AFTER Cl1LtIVATION. IMMEDIATE AREA. m m OGATIONS. � z rn 2 6AGKFILL SOIL USE 501L EXGAVATED FROM PLANTING HOLES G PROVIDE AMENDMENTS. �. ALL PLANT MATERIAL LOGATIONS MUST BE RENEWED AND APPRovED BY THE LANDSCAPE F � P. GOORDINATE iHE PHASES OF CONSTRl1GTION AND PLANTING INStALLATION WITH OiHER REMOVE ALL DEBRIS AND ROGKS LARGER THAN 3"IN DIA. ARGHITEGT PRIOR i0 ANY AND ALL DIGGING. > c a GONTRAG?OR5 WORKING oN THE SIiE. 3. FERTILIZAiION'ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSiALLATION WITH 3. IF iNE L4ND5CAPE CONTRAQOR PERGEIVES AND DEFIQENQES IN tHE PLANT SELECTIONS, SOIL O•(w] � f0 M 3. WHERE EkISTING TREES AND/OR SIGNIFIGANT SHROB MASSINGS ARE FOUND ON THE SIiE DRIED BONE MEAL oR oTHER SPEQfIED FERTILIZER MIXED IN WIiH PLANTING 501L PER GONDITIONS, aR ANY OTHER SItE GONDIiION WHIGH MIGHT NEGA?NELY APFECT PLANi MA7ERIAL .A v N m � WHETHER SHOWN ON iHE�RAWINGS OR Noi, THEY SHALL BE PROTEGTED AN� SAVED iHE MANI1FAGiURERS INSiRUGTIONS. ESTABLISHMENT,SURVIVAL OR GUARANiEE,iHET SHALL BRING iHESE DEPICIENGIES?o?HE � � o x IINLESS NOTED i0 BE REMOVED AND/OR ARE WIiHIN tHE GRA�ING IJMITS. ANY G1UESiloN ATTENtION oF THE LAN�SCAPE ARGHIiEGT PRIOR TO INSiALLATION. LU w t LL � REGARDING WHEiHER PL4NT MA7ERIAL SHOULD OR SHOULD NOt REMAIN SHWLD BE 4. MULGH MATERIAL� AS SPEGIPIED ON LANDSGAPE PLANS. MA55 MtlLCH ALL PLANiING � w BROUGHT TO?HE ATTENTION OF iHE LANDSGAPE ARGHIiEGT PRIOR TO REMOVAL BEDS TO 3" DEPTH OVER FIBER MAT WEED BARRIER. ALL PERRENIAL PLANiING BEDS A. ADJUSTMENiS IN iHE LOGATION OF PROPOSED PLANT MATERIAL MAY BE NEEDED IN THE FIELD. � �w z o , i0 REGEIVE 3" DEEP SHRED�ED HARDWOOD MULGH WITH NO FIBER WEED MAT BARRIER. SH0IJLD AN ADJUSTMENT BE ADVISED, THE LANDSCAPE ARGNITEGT MlJST BE NoiIFIED. ' a' 4. ALL EXISiING TREES TO REMAIN SHALL BE FERTI4ZED AND PRUNED TO REMovE OEAD WOOD ALL DEGIDU005 AND EVERGREEN iREES TO REGEIVE 6' DEEP SHREDDED HARDWOOD � O �; AND DAMAGED oR ROBBING BRANGHES. Ml1LCH WIiH NO MULGH IN DIREC7 GONTAGT WITH iREE TRUNK. 5. ALL PLANiS?O BE INSTALLED PER PLANTING �ETAILS. � i rn ro z v a 5. 6B TREES AND SHRIIBS ARE BALLED AND BURLAPPED. 5. ?REE STAKING� IT SHALL BE THE GONTRAGiOR 5 RESPONSIBILITY TO StAKE AND/OR Gl1Y 6. ONE SHRUB PER iYPE AN�SIZE W EAGH PLANiING BED AND EVERY TREE SHOULD BE GLEARLY �\ - � � e iHE TREES AGGORDING to THE DETAILS. IT IS THE GONiRAGTOR 5 RESPONSIBIl1TY TO IDEN7IFIED CGOMMON OR LATIN NOMENGLATIIRE)WITH A PLASiIG TAG WHIGH SHALL NOT BE v 'z m ^ � b. NO PLANi MATERIAL SUB5TIIUTIONS WILL BE AGCEPTED IJNLE55 APPROVAL IS REPUESTED iAKE EVERY STEP NEGESSARY TO MAINiAIN THE 1REES AND 5HR11B5 oIN AN UPRIGHT REMOVED PRIOR TO OWNER AGGEPiANGE. "' � � I OF THE LANDSCAPE ARCHIiEGT BY?HE LANDSGAPE GONiRAGTOR PRIOR TO SUBMI5510N AN� PLIJMB GONDITION At ALL TIMES 11NTIL THE END oF iHE PLANt GUARANTEE PERIOD, s t OF 61D AND OR CSIIOiAiION. . E5PEGIALLY WHERE VANDALISM, SLYL OR WIND GONDITIONS ARE A PROBLEM. �. WHERE SOD/SEED ABUTS PAVED SURFAGES, FMISHED 6RADE OF SEED/SOD SHALL BE HELD I" a a BELOW SORFACE ELEVAiION OF TRAIL,SLAB,GURB,ETG. � l. ALL PLANT MAtERIAL SHALL GOMPLY WRH iHE LATEST ADDITION OF TNE AMERIGAN 6. TREE WRAPPING� WRAPPING MA7ERIAL SHALL BE OUAl1TY,HEAYY WATERPROOF GREPE M STANDARD FOR NURSERT SiOCK,AMERIGAN ASSOCIAiION OF NIIRSERYMEN- PAPER MANUFAGiURED FOR iH15 PURPOSE. WRAP ALL DEGIDUOUS TREE5IN THE FALL e. SOD SHALL BE LAID PARALLEL TO THE GONtoURs AND SHALL HAVE SiAGGERED JOINTS. ON PRIOR TO 13-I AND REMOVE ALL WRAPPING BT 5-I. SLOPES STEEPER iHAN 3� I OR IN DRAINAGE SWALES,THE 50D SHALL BE STAKED TO THE 8. THE GONTRAC?oR IS RESP051BLE FOR ON-GaING MAINiENANGE oF ALL NEWLY WSTALLED GROUND. MAiERIALS UNiIL TIME oP OWNER AGGEPTANGE. ANY AGTS OF VANDALISM OR �AMA6E l. RODEN7 PROTEGTION� PROVIDE aN ALL TREES,EXGEPT SPRUGE UNLESS OTHERWISE WHIGH MAY oGGUR PRIOR TO OWNER ACGEPTANGE SHALL BE iHE RESPON516WTY oF THE NOTED. 9. SEED ALL AREAS DISTURBED DUE TO GRADING OTHER iHAN iHOSE TO REGEIVE SOD. GONiRACTOR. i e. PLANTING PLAN� ALL PROPOSED PLANTS SHALL BE LOGATED CAREFULLY A5 SHOWN ON 10. REPAIR ALL DAMAGE TO PROPERTY fROM PLANiING aPERAiORS AT No GOSi TO THE OWNER. 9. GONiRAGTOR SHALL PROVI�E A WRITTENREaUEST FOR THE OWNER AGCEPTANCE THE PLANS. THE PLAN TAKES PREGE�ENCE OVER THE NOTES. RESPEGT STATED (7 INSPEGiION. DIMENSIONS. DO NOi 9GALE DRAWINGS. (A Z J H m IB. WARRANTY FOR iHE LANDSGAPE MATERIALS SHALL BEGIN ON THE DATE OF AGGEPiANGE 9. EDGINCr EDGMG SHALL BE 4� P.v.G COMMERGIAL GRADE EDGING WITH THREE(3)MEiAL IRRIGATION NOTES: Q fA � BT tHE LANDSGAPE ARGHITECT AFTER THE GOMPLEtION OF PLANiING ALL LANDSGAPE qNGHOR STAKES PER 20 FOOT SEGTION,UNLESS OTHERWISE NOTED ON THE PLAN. ALL H O c MAiERIALS. NO PARiIAL AGCEPiANCE WILL BE GONSIDERED. MA55 PLANiING BEDS SHALL HAVE EDGING PLAGED BEiWEEN MULGH AND ANY I. LANDSGAPE GONTRAGioR SHALL BE RESPONSIBLE FOR PROVIDING SHOP DRAWINGS ILLUSTRATING 0 � � ADJAGENT TURF AREAS. IRRIGATION PLANS AND SPEQFIGATIONS AS PART oF iHE SGOPE OF WORK WHEN BID�ING. THESE V II. GONTRAGTOR SHALL GIJARANTEE NEW PLANi MATERIAL?HROIIGH ONE GALENDAR TEAR SHALL BE APPROVED BY THE LANDSCAPE ARGHITEGT PRIOR TO oRDER. W F' v HE DAiE OF OWNER AGGEPTANCE WI7H ALL REPL4GEMENiS TO BE PROVIDED AT NO a wo ADpITIONAL G05T TO?HE OWNER. Y. VERIFY EXISTING/PROPOSED 5Y5TEM LOGATIqJ. V � � � F rn NOTE�iWo(1)ALiERNATE METHODS oF TREE STAKING ARE ILWSTRATE�. 3. 11NLE55 OiHERWISE NOTED,ALL SOD/SEED AND PLANTING AREAS INDIGATE�ON THE PLAN SHALL BE 0 � i �a (� NOtE�TWO CP)ALTERNAtE METHODS oF 10B%IRRIGATED. THE IRRIGATION SHALL INCWDE iHE PUBLIG RIGHT OF WAT BEiWEEN THE Z = V i IT IS iNE GONTRAGtoR�s oPTION Ta STAKE TREES,HOWEVER THE PROPERTT 1JNE AND BAGK OF GURB WHERE NEW LANDSGAPE IMPROVEMENTS ARE PROPOSED. a F � ba TREE STAKING ARE ILLUSTRATED. .� � CONtRAGTOR IS RESPONSBLE FOR MAINTAINING TREES IN A PLUMB � � Po51TION THRWGHWT THE GUARANiEE PERIOD. 4. li SHALL BE THE LANDSCAPE GONiRAQORS RESPONSIBNiY TO IN50RE THAT ALL SODDED/SEEDED IT IS THE GONTRAGTOR�S oPTION to AND PL4NTED AREAS ARE IRRIGATED PROPERLT,INGWDING THOSE AREAS DIREQLY ARCTIND STAKE TREES,HCWEVER THE qND ABUiiING BWL�ING FOI1NDAilON. � .:�� _"` CY SGARIFY BOtTOM AND 51DE5 OF HOLE PRIOR TO PLANTING. I ,-y GONTRAGTOR IS RESPON5IBLE FOR � f�a � � MAINtAINING TREES IN A PLUM6 P051TION 5. iHE LANDSCAPE CONiRAGiOR SHALL PROVIDE THE pLNER WIiH A WATERING/LAWN IRRIGATION � THRWGHOUT THE GIIARANTEE PERIOD. SCHEDIILE APPROPRIATE TO THE PROJEG?SIiE GONDITIONS AND?o PL4NT MATERIAL GROUIiH � `x aQ REQWREMENiS 4CS SCARIFY BOTTOM AND SIDES OF HOLE U1 � n � a�aa PRIOR TO PLANtING. p r pa P G��P1 I F � p U N 9�h-t 0.•�5 . .^�+ K � � Zvrv II 0 r'�.tb` a JAN � �� 201G i a � z " �' � 'v �4 44 I6"POLYPROPTLENE OR i � ; a� � POLYETHYLENE<40 MIL,IS" �� 1 I6"POLTPROPYLENE OR POLYETHTLENE � m � � � ti WIDE STRAP,TYP) (40 MIL,i.5"WIDE STRAP,TTP) a � o M � � CITY 0�C:0 i iAGE GROVE � �.— a YN � I DdJBLE STRAND 14 GA. WIRE- �01JBLE SiRAND 14 GA. WIRE- W E a1Oi M-i � � 3'Ai 120°INTERVALS 3 Ai I]B°INTERVALS F < � � No?E� HAND LOOSEN Roo?S OF �"� o '- � U TREE WRAP TO FIRSi BRANCH GONiAINERRED MATERIAL hTP2 Z � � � � FLAGGING,ONE PER WIRE 6 � J ~— e_e� SGARIPY BOTTOM AND SIDES oF STEEL SiAKE FL4GGMG, ONE PER WIRE ROoiBALL TO SIT ON SlJB6RADE ROOTBALL io Sli oN SUBGRA�E HOLE PRIOR ?O PLANTING. REV61oN5 MULGH,6"SHREDDED HARDWODD MOLCH,6'SHREDDED HARDWOOD saacnv i, PL4NTING SdL,SEE SPEG '" PUNTING SOIL,5EE SPEG I� SHRUBS to Sli ON SUBGRADE �. o � MULCH 4"SHREDDED HARDWOOD � g SUBGRADE SUBGRA�E � LqNDSGAPEFABRIG,SEESPE4 s. g Y°X 1"k P4��WOOD ANGHOR 50D/SEEO OR GRGVNDCOVER 4"PN.G EDGING oAn�vriar soe °: �STAKE,SEi AT ANGLE �_e_e Z"X Y"k 24"WOOD ANCHOR o PLANtING SOIL,SEE SPEG. - a��s��a � SOD/SEED oR GR011NDGOVER STAKE,SET AT ANGLE � � ' s iOPSG1L STEEL StAKE �2'� �� REFER TO PLAN FOR � TOPSqL GROIINDCOVER a ' ' I S" .� — � � I ! i sue�Raoe � ., � � . � LB�; . .r 'n� g 24�� i _ i p .a��s„ t �# �t; e r� " � +„ �9ma��,e i �d #£� °�� ? �'� � : � �� I � � I � I « ��I �- � bHRUB9 TO 91T ON SIIBGRADE x . . _ _ . _ � I � I j _ � �� I � � I I I mRene e ns e. wea� � DEGIDUOUS 7REE � GONIFEROUS 7REE �13�I SHRUB �z LZ LEVEL SIiE `� J LEVEL SItE � LEVEL SITE of `/ LZ l i � � ` � ' �fl � ca�cu�nrioN srnrisrics , �� - �W /� � - _ _ _ _ _ _ _ _ _ _ _ _ Iv� _ .r; I qVEPACE: I]!c � - - " - - - - -� - - � - - - IIA%�NU�d: 46.61v , ._:_, _ .. _,_ _ � �� _�>-. , � � •__ ' � __' z � -_- I �--I - I�IINI!.1@.I: Oalc .-- ��.<.- . . . _ .. , � � � I- - -i -_____. __ _____-_.. �� `� � _. � � . � � .. _ . .."__� � !� _�_� ��. _•� . � - -- �-- 5 -- �/iP/P , � � , I I � ' RXTURE QUANTITIES .. ..� . .I __ i I - I >I-� I ___If I ' I I I J �I I T p � I I - I- -I� I - I I - I '-I� I =i . --.- � _i6 ar . ��" . ,T . �13 l -.� -- � �,�. � - � � -�.r� - rt- !. c -2a . - �. , i- r _ , _ � , _ � __ { r -i �� --� o - n . ■ - . :-'� f�..�- - ��I �..,I� 7., � -F - ' _ � � - �� E � �,� e -' T � �, ; �` � � I �ry` � j�� r� r- I i i ��' � ' - � �� o�l � � ' � Y -- o -i _ .. . __. r -�' - � i i , y 4 � � 6� � -� ��vae i�� ,� � � �j '.� � � � i � i II '� � raonoe n rorn�oF(a)is ao�cz � �. �� , , , „ ��, � � � s� � �wi 0 3�+- � � �, �� i J� � zx,s, ot L°� - � I .o� i ' - ' � i �i , � � j i— . o _ � a� r� �i;,. 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PROPOSED WEST ELEVATION � HONEST AUTO p r�d� �� , _��ili-R�rw ,iFs.rvv. � w�irvv w n• sg�r,we. zvu oato. wsree R IIS-O' TE"QN7 � E`°39� COTTAGE GROVE - _ — , E��o� REMODEL �� LYr� = I e � 80TH STREET CROSSINGS — - — � COTTAGE GROVE, MN --- _ -- WIL�I15 16-'1UiILltt -E%15iING5iONE BYON� ��y py� gRIGK TO RBMIl�iYP. —NFjy qWY., SiOREFftOHT W 4LEAP -VERIFY SiOREFRON!W GlE4R �� PROPOSED EAST ELEVATION � AVAILABLE 1441 5F TENANT a�ossro�+nrcH v�assronnrcH ' I/H"=I'-O" E%ISiING.IYP. EXISiING.TlP. EXTERIOR ��F'��^� ELEVATIONS GOPING W 4' T/O PIER _ � �v� I]Ib' - pREFlN.METPL �� ~ COPING W/4° � J�T/O FXIST.Yl4LL-VEGFY . '�Ea' �II6 4' �. - . . i J�_.,�o=.o�F��r ' ' q P I q P � � = — �r PREFIN. KGNiBN � � � -�II � 1091-OI Ily� I 4" -�- I {. � _ � � I.I S�E��ATE 6ER: IS- PREFIN.MEiPL r i OI-]O-I6 PLGEN!BM'O � '%�II � - - I . � _ 1 ."��I. pRAVN BY� MR YV.V�WPSIOINb � " If I �� I 1 I GNELKEOBY. y.q I vo sv.a �I I � I I . --. vrzEFiK r�x waoo� P si __. .___.—_— __. 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FO��RN�: , � ;� i �( � � � i ��I� � ,i i �' , `� :� d . — �.: o . , � ,r; i ' � i 1: i I �l � �� — pV il I ' I ! �Wi�/'/��//�' > . . - ��n�ni �n�� ' _ � � �nn � ��n��,��nnn ��n� �� i�nr� ��;��n� ,� - . � - — �i' �I i I - � �-- , � � � i , - .- �--1 l � , � � � �� II-J � -J'I�_J� � I �! i._ - -- � � - � - _ �_ � _� �- � � _ � _ � � �w/�r � �nn� �Ric,< so��i�a cf�sE� � r�i_o araicK �rnn� rnni or.ici< so�oi�a � ,�i� ;t�.�� PRONT ELGVATION AT ,✓'V J. ' 'f : S _ _ [ ) _ S1UCG> U2..L �� , _' I i/v .. r-o' i i +u . ' I . 'I '. • ' � --- -_. _ _—_ . . ---- - _ __ _ - - - - �W/I�r ,-�,= �� I , �l �� ' ' �� _�� ir.[ _4 _ _ _ - -- �f� -- _ - -,I � i �iAN 6RICN SOLDiER RE� BRiC I -�---- � ' '� , -- / • R[GHT SIDE BLEVATION cRSE . y�c'� r-o' I ' � . � . , � �, , j ' , . �, - � ' ; - i � �� __ _ .— — — __. _ �. �fl(1 �1`l�r - - � � _ �01 I � � — -- -- �- � ; `��'. 9�°Xss� L . I _ -- — = �� NHIiE AWI.1. FASCIA RED PLUTA, FASCIA :� ` - - - . RF.D BRICN TAN BRICK i�1Y pfUC/. ¢OY;IaCK SOLDiER CRSE CRSE '� LHPT SIDG ELCVATION 9� J/�6'e �._Q. , : ,�ri��r� , ; � r . -,. � � , , � _ . _ . � , - _ , _;,. , � , -, - ,--r-r-r - --, -. _ r , - = - ---- - -- _-- --- !�Jlllf]'1� Il�'��!l�_� { , i ni� ��,�� _ _ - - ------------ I I � � A200 _.. _-. . . - - :_ _ - . - - _ ._ _ . , . _ . _ _..� — BACK ELEVATION -- e. , o. tOiE EKCLOSURE ipN SiUCCO iAN ftOY/LOCK REO BRICK [OLOIER CRSE GRECN MTL. FLASI-IING RCD �ASCIA WHIT� �ASCIA —�� - - - - ;�: .. - - ----�-- -�-r __ -�— - - --_ �, , - - 7:� ��: - M � . "a�4��.. I � I p , R '' �r 1 K�� — -- -- -- �1 _ . - - ':; ; , , _ - -' � �I- --- — � i , " ,.� " ' � — �, . ':- ., ; _ _ i _ . _ -- ,_. ��. .. � �W//�r FRON'f ELEVA'CION „"�" ° METAL ROOFING I TAN UTILITY 13flICl< OVLRI IEAD DOOR RCD M�DULAIz �R�� 50L�IER CRSE BRICK � • ' rv cr y�p ,a � ' � L''�' y Wf-IITE FASCIA RED FASCIA GREEN MTL. FLASHING 6xfi GLASSBLOCK �` � x'#� , �W,� i � �y� . . _ . >—.___ _.__ .. � _ —__ ——. '. 1�::', . 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