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Home My WebLink About2022-12-19 PACKET 06.1. SOUTHEAST IND PARK 3RD AND RJ SCHINNERSTAFF REPORT CASE: PP2022-067 & SP2022-068 ITEM: 6.1 PUBLIC MEETING DATE: 12/19/22 TENTATIVE COUNCIL REVIEW DATE: 1/18/22 APPLICATION APPLICANT: Opus Development Company REQUEST: A preliminary plat to be called Southeast Industrial Park 3rd Addition that will consist of one industrial lot and one outlot, and a site plan review of an approximate 126,200 square foot office and warehouse building with an additional 80,000 square foot expansion area for RJ Schinner Company. SITE DATA LOCATION: South of Soo Line Railroad, north of North Star Sheets, and east of Hamlet Park ZONING: 1-5, Railroad Access GUIDED LAND USE: Industrial LAND USE OF ADJACENT PROPERTIES: CURRENT GUIDED NORTH: Commercial Commercial EAST: Industrial Industrial SOUTH: Industrial Industrial WEST: Parks/Open Space Parks/Open Space SIZE: Proposed Building = 126,200 square feet plus 80,000 square feet for future expansion DENSITY: N/A RECOMMENDATION Approval, subject to the conditions stipulated in this staff report. Cottage Grove COTTAGE GROVE PLANNING DIVISION � here Pride and Prosperity Meet Planning Staff Contact: Emily Schmitz, Senior Planner; 651-458-2874; eschmitz(o-)_cottagegrovemn.gov Application Accepted:. 11/23/2022 60-Day Review Deadline: 1/22/2022 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Southeast Industrial Park — RJ Schinner Planning Case No. SP2022-068 and PP2022-067 December 19, 2022 Proposal Opus Development Company, LLC, on behalf of RJ Schinner, submitted an application for the following requests: 1. A Preliminary Plat to subdivide 18.5 acres into one 12.6-acre parcel and one 5.84-acre outlot from the existing Outlot A, Southeast Industrial Park. 2. A Site Plan Review for a proposed 126,200 square foot building for distribution and a future 78,800 square foot expansion. The subject property is located north of 7550 91 st Street South. The property is zoned 1-5, Rail- road Access, and is guided as Industrial on the land use plan. - -- Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 2 of 15 Review Schedule Application Received: November 23, 2022 Application Accepted: November 23, 2022 Planning Commission Meeting: December 19, 2022 Tentative City Council Meeting: January 18, 2023 60-Day Review Deadline: January 22, 2023 Background At the February 9, 2016, City Council meeting, the City Council approved a concept plan for a proposed industrial development known as the Southeast Industrial Park, which is located at the northwest quadrant of 91st Street South and Hemingway Avenue South. The concept plan con- sisted of two buildings: 362,240 and 186,820 square feet respectively. The proposed site plan also included an existing rail spur access to serve the North Star Sheets site and the future de- velopable parcel to the north. In addition, the Applicant, at the time, received a conditional use permit for exterior storage for the future users. aoumeasi inausiriai varK uoncepi vian Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 3 of 15 The first phase of the Southeast Industrial Park development (North Star Sheets) was approved by the City Council on March 1, 2018. At that time, Opus Construction on behalf of North Star Sheets, received the following approvals: 1) A preliminary plat to create four lots of record. North Star Sheets development site (Lot 1, Block 1) was 12.57 acres. A future development site (Outlot A) was 23.03 acres. The plat also included an additional 1.59-acre stormwater pond outlot and 1.53 acres of dedicated public right-of-way. PRELIMINARY PLAT OF SOUTHEAST INDUSTRIAL PARK / / / /,3d �h ........... . . anim a ° II 0 t II ByOGN W1 NAB.W AY II PBEBK II CANAO�AN J L_ Southeast Industrial Park Plat 2) A site plan review to construct a 161,100 square foot manufacturing building located on Lot 1, Block 1 (North Star Sheets). The approved site plan also showed a future building addition on that site. 3) A variance to permit dock doors to be located adjacent to a public street (Hemingway Avenue). "Rail Spur' R E�cpansio Hele►kigway A•ve. 5. I. Interior Rail Car Storage It 161.100 SQ FT � 14Z 4alie �!y IE# ark inn -� v �I�■`i'�t*Ffia�i•FT I I I I co P Previously Approved Site Pian Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 4 of 15 In 2021, North Star Sheets submitted applications for a preliminary and final plat as well as a site plan review for a building expansion, additional rail spur, and off-street accessory parking on a newly created lot. Given the e-commerce growth, North Star Sheets required additional space to keep up with the market shipping trends and the need for additional semi -trailer parking and staging space. PRELIMINARY PLAT OF SOUTHEAST INDUSTRIAL PARK SECOND ADDITION r-ri-r r= sr n-i -.-i11R•r - - - - T- -- -- ------ I I Existing Lot ,e , rr L / --- a Proposed Lot i nua rvv a -.a 'e e. i Southeast Industrial Park Second Addition Preliminary Plat i 35,600 Sq. Ft. II Addition Existing Facility Future Development-- ------------ t i d$4 Trailer Parking Stalls North Star Sheets 2021 Site Plan — Addition & Trailer Parking Added Planning Considerations Project Plans The dates of the plan set utilized for this review were submitted by Opus Development Company, LLC dated 11 /23/2022. Existing Site Conditions The site is relatively flat with significant grade changes along the north and west property lines. There is an existing rail spur located on the east side of the property that terminates in the existing Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 5 of 15 North Star Sheets facility to the south. The existing streets have been constructed to accommo- date the traffic generated from such use. The facility has access from Hemingway Avenue, 91st Street, and 91 st Street Alcove. 91 st Street Alcove is platted as a public right of way-, however, the roadway is privately maintained by the property owner. Zoning Development Standards The development performance standards of the requested zoning district classifications are de- tailed in the table below. The submitted plans are compliant with the City's minimum development standards. 1-5, Rail Access District Standards Standards Proposed Building and Addition Minimum interior side yard setback 40 feet 75 feet Minimum street side yard setback 80 feet N/A Minimum side yard setback adjacent to residential 100 feet 116 feet Minimum rear yard setback 60 feet 60 feet (proposed future expansion) Maximum height 45 feet 38 feet Maximum building coverage 45 percent 37percent Minimum parking setback from ROW/property lines 20 feet/10 feet 20 feet/10 feet Minimum side yard Parking setback 10 feet 10 feet Minimum rear yard Parking setback 10 feet 10 feet (future proposed expansion) Preliminary Plat The preliminary plat, as proposed, creates a 12.66-acre developable parcel and 5.84-acre Outlot A for potential future development. RJ Schinner plans to own the outlot for any future expansion needs or potentially sale to a third party for additional development. At such time development is proposed on Outlot A, Southeast Industrial Park Third Addition, a plat will be required to create a developable lot and block. / l r- - 0 OWTLDT A S�in�B BLOCK 1 12 t .r Proposed Southeast Industrial Park Third Addition Preliminary Plat Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 6 of 15 Site Plan Review The proposed site plan has two components. The first is the 126,200 square foot building for distribution use by RJ Schinner and a future 78,800 square foot expansion area. E%IG'IING • r i ; I I- _1 { _ I j I FUTURE 91A fUINFa I fi I n a� 3 wcl SF l f I I M F i t 1.J j 1 I --- I I t't ------------------- - - Ji ii i! �I .: law L p E41 SN —92k H Fpoau suluNNG AU113PNG w zT.2m k 38 5 —TI ]I di :srE4 FLUEW5 [ ]Fu'HER5 6WTCN5 _L_L_L_L J_1_L L_L_L_L . , THAEPAftWG III _I'II L- 1-v.--._ �-___�-�„-�.v �. J-L11;I I i Pura ExPaNs,ara E%piuiSlaN PiAYJN6 �. ea®u ak�STilLo — , _=_-- ------------------ — - — - I ,n 0PL)5 RJ SCHINNER C.-g. Grano. NIP! Proposed Site Plan Concept Site Plan may,. The future user of the site (RJ Schinner) provides distribution services for foodservice whole- salers, paper wholesalers, janitorial/sanitation wholesalers, and grocery supplies. RJ Schinner operates in 17 states and currently has a facility in Oakdale and headquarters out of Menomonee Falls, WI. The site will support RJ Schinner's operation with the additional approximate 78,000 square feet of expansion space to the north at such time it is needed. The applicant plans to provide 15-20 warehouse jobs and on -site operating with office space and 10 full time company drives. Incoming materials brought in via semi -truck are broken down into individual shipments to be distributed to customers. RJ Schinner will be purchasing the entire remaining lot (Outlot A as shown on the preliminary plat) and is proposing to create two potentially developable parcels. The outlot that will be created to the east of the RJ Schinner site will remain undeveloped and under RJ Schinner's ownership. The applicant has indicated they may need the additional space for expansion in the future-, however, they may also market at the property to another user. At such time the Outlot is proposed to be developed, it shall be platted as a lot and block. The applicant has provided a ghost site plan of the proposed outlot to indicate the proposed parcel could support a building and parking area. RJ Schinner does not require rail access for their operations at this time. Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 7 of 15 Parking Based on ordinance criteria for warehousing uses, the proposed building requires one stall for every 2,000 square feet of gross area or 63 stalls for the proposed 126,200 square foot building. The proposed expansion would require an additional 39 parking spaces which are shown on the future expansion plans. The applicant has provided 39 stalls for the first phase of the development as well as proof of parking for an additional 50 spaces. Given the proposed use of the site does not require a large portion of auto parking, the provided proof of parking for the first phase of development is suffi- cient. At any time auto parking cannot be supported on the site, the City will require the property owner to install the additional required parking stalls shown as proof of parking on the approved plans. All parking areas will be required to meet the minimum 10-foot setback from property lines and a 100-foot setback from the westerly property line adjacent to a residential district. .- - --- ---- �_7 ----- - - - - -- I _____________________._________ 1 rvru+u lan,.alrw - - - mrwwloeuln#� - - - - ra L_ __L_LJ-1_LJPi _�_1.1_ .� MH Proposed Parking Detail Access The proposed development requires access from 91st Street Alcove, which is a privately main- tained roadway within public right-of-way. Part of the original approvals included clarification that this street would be privately maintained by the Southeast Industrial Park development and each adjacent development property would be required to maintain the roadway to City standards. A condition of approval will require all property owners using access from 91 st Street Alcove to record a maintenance agreement for this segment of roadway. At such time Outlot A of the South- east Industrial Park Third Addition is sold to a separate property owner, the agreement shall be amended to include the new owner. Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 8 of 15 � ''' �. � ; t� r1 �, �� a �' � �� • �'h. b..` r i (_� �, '� I I 0 Subject Parcel 9111 Street Alcove !�'O .r .-^r'�* Cyr',` ;'`._ ti,�•;,. 91 st Street Alcove Utilities/Surface Water Management The existing utilities are sized appropriately to handle the proposed building addition. The existing stormwater sewers and ponds were designed to handle the increased impervious surface of de- velopment on this lot. There are two ponds: one to the east of the site and another on the west side of Hemingway Avenue between 91 st and 95th Streets. Stormwater is first routed to the east pond, which provides rate control, before the water is piped to the large pond on the west side of Hemingway. Stormwater Pond Stormwater Pond Southeast Industrial Park Stormwater Pond Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 9 of 15 Given the location of the stormwater pond to the east and the sanitary sewer stub to the east, infrastructure will be extended across the RJ Schinner development site as well as the proposed Outlot A to support the proposed development on Lot 1, Block 1. The water connection comes from 91 st Street Alcove and will be stubbed to Outlot A for potential future development. To ensure maintenance of this infrastructure, at such time Outlot A is no longer in common ownership with Lot 1, Block 1, Southeast Industrial Park Third Addition, a maintenance agreement and ease- ments shall be put in place. Grading The preliminary grading plan was reviewed by the City's engineering staff, and their review com- ments are included in the December 15, 2022, memorandum. Additional grading review will be required upon submittal of final grading and utility plans for the site. Pedestrian Access As part of the North Star Sheets expansion project, a sidewalk was required to extend along 91 st Street Alcove to Outlot A. This segment of sidewalk terminates just short of "Outlot A," therefore, as part of development of this site the sidewalk would be required to be extended to the boundary of the development site and extended to the proposed building. 2018 Tree Mitigation Agreement During the initial creation and development of the property in 2006, there was tree removal done beyond the limits established in the tree preservation ordinance, and mitigation was required. Resolution 2006-046 identified the need to replace 300 trees and 65 high growing shrubs as mit- igation. At the July 2018 meeting, the City Council approved a tree mitigation agreement for the Southeast Industrial Park. Per this agreement, the property owner of Outlot A Southeast Industrial Park is required to pay $64,051.20 before the issuance of a building permit for any structure lo- cated on Outlot A. The property owner agreed to amend the agreement as part of the 2021 North Star Sheets expansion project and pay $20,000 to the City as part of that expansion. The amended agreement requires the remaining mitigation fee to be paid prior to the development of Outlot A, Southeast Industrial Park Second Addition. The funds will be utilized to provide screen- ing of the proposed off-street parking lot and habitat restoration at Hamlet Park. Tree Preservation and Landscaping The Applicant has submitted a tree inventory for the proposed development site. The existing site has 3,297 caliper inches of qualifying trees. The Applicant is proposing to remove 976 caliper inches. City ordinance permits removal of 1,978 caliper inches or 60 percent of existing qualifying inches without replacement. The proposed removal does not require mitigation efforts. Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 10 of 15 _ _________ __________ __-�_ _________ ®PS T fL 0 µ �Q/ n M1 j V I RJ SCHINNER ff 7. hl'T - _._+ Lon i4 9, .�" 1 BLOCK 1 �y,�� . I � - I�I _1r I I I r: i a � --------- t r ------ w.. -: TREE -+_ PRESERVATION L 1.00 Tree Inventory and Removal The applicant has also submitted a detailed landscape plan which verifies the required open space to be preserved on the site is 33 percent and no less than 8 percent of the proposed parking lot area will include landscaped islands and/or medians. The submitted landscape plan does not propose meeting the ordinance minimum required plant- ings, and an updated landscape plan will be required to be submitted prior to Council review of the application. Additional plantings will be encouraged adjacent to the west property line to pro- vide an additional screening buffer to Hamlet Park. Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 11 of 15 — _ _ w NEN ' a, h1 rr, I j�rj BLOCK li Ili I y� I } -_ - - --- - ---� , Z— 1... = t L1.01 Landscape Plan Architecture The proposed building materials include precast panels, glazing, and additional elements at the entrance. The proposed include texture adjustments, exposed aggregate finish, throughout the long wall spans of the building to break up the facade. The proposed materials align with the North Star Sheets building and other previously approved projects within the City's Business Park. Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 12 of 15 nr•� - e ' C, �J a {s€4rT-I ELE'JASHXi a jOl ElEVAMN Proposed Building Elevations Public Hearing Notices Public hearing notices were mailed to 41 property owners who are within 500 feet of the proposed subdivision and published in the Pioneer Press on December 7, 2022. Recommendation That the Planning Commission recommend that the City Council approve the following applications subject to conditions. 1. A preliminary plat to be called Southeast Industrial Park Third Addition, which includes one 12.66-acre development lot, one 5.84-acre outlot for future development. 2. A site plan review for an industrial development on Lot 1, Block 1, Southeast Industrial Park Third Addition to include approximately 126,200 square feet and a future expansion of 78,800 square feet. Platting Conditions of Approval 1. The final plat shall include easements of all public and private utility lines serving all planned development of the parent parcel. Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 13 of 15 2. Prior to the issuance of grading permit on Lot 1, Block 1, Southeast Industrial Park Third Addition, Lot 1, Block 1 and Outlot A must be in common ownership. 3. Prior to the issuance of a building permit on Lot 1, Block 1, Southeast Industrial Park Third Addition, the required tree mitigation fee as outlined in the 2021 Amended Tree Mitigation Agreement shall be paid in full in the amount of $44,051.20 The funds shall be utilized for screening and Hamlet Park habitat restoration. Site Plan Review Conditions of Approval: 4. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to the plans, as determined by the Senior Planner, shall require review and approval by the Planning Commission and City Council. 5. The Developer shall incorporate the recommendations, requirements, and evaluations noted in the Bolton & Menk memorandum dated December 15, 2022, subject to modifica- tions that are agreed to by the developer and City Engineer. 6. The final grading and erosion control plan shall be approved by the City Engineer. The grad- ing and erosion control plan for the site must comply with NPDES Permit requirements. Ero- sion 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 Stormwater Manual and the conditions stipulated. 7. The grading plan and site grading of the property shall be consistent with City require- ments. The Applicant is responsible for any sediment discharged into the existing pond as the result of their construction project. 8. The owner of Lot 1, Block 1, Southeast Industrial Park Third Addition shall enter into a stormwater maintenance agreement with North Start Sheets outlining shared maintenance responsibility of the shared stormwater sewer and pond. At such time Outlot A is not under common ownership with Lot 1, Block 1, the maintenance agreement will be required to be updated with the new owner. 9. The owner of Lot 1, Block 1, Southeast Industrial Park Third Addition, shall enter into a stormwater maintenance agreement for maintenance of the sump catch basins located on Lot 1, Block 1 and Outlot A. At such time Outlot A is under separate ownership the mainte- nance agreement shall be amended. 10. Final architectural plans, lighting, and exterior construction materials and colors must be re- viewed and approved by the Planning Department prior to the issuance of a building permit. 11. All applicable permits (i.e.; building, electrical, grading, mechanical, right-of-way) must be completed, submitted, and approved by the City prior to the commencement of any con- struction activities. Detailed construction plans must be reviewed and approved by the Building Official or City Engineer. Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 14 of 15 12. Prior to submittal of the building permit application, all comments related to the civil site, utility, landscaping, grading, and building construction plans must be addressed and plans revised accordingly. 13. Prior to the issuance of a certificate of occupancy, the Applicant shall submit as -built plans in hard copy and electronic formats (pdf and dwq) for the site grading and all public and private utilities. 14. At such time Outlot A, Southeast Industrial Park Third Addition is not in common ownership with Lot 1, Block 1, Southeast Industrial Park Third Addition, a shared access agreement shall be recorded against each parcel. 15. Any modifications to City utilities located on -site shall be at the full cost of the Applicant. 16. No exterior storage shall be permitted. 17. Semi -trailers shall be only parked in parking stalls as identified on the approved site plan and shall not be parked in drive aisles or within City right-of-way. 18. All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. 19. All light poles, including base, shall be a maximum of 25 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. Other than wash or architectural lighting, attached security lighting shall be shoebox style, down- ward directed with flush lenses. In addition, any lighting under canopies (building entries) shall be recessed and use a flush lens. Lighting shall not exceed 0.5-foot candles at the property lines. 20. A grading Letter of Credit will be required at time of grading permit issuance. 21. All concrete and bituminous surfaces on the site must be maintained in good workmanship like condition at all times. 22. Any future fencing installed along Hamlet Park shall be constructed with ornamental fenc- ing meeting the City's standard detail plate for commercial properties or be constructed of black vinyl -clad chain link fencing. Any additional fencing on the site may be constructed with materials meeting the ordinance criteria related to commercial fencing. 23. Prior to the issuance of a building permit staff shall approve a final landscape plan in writing. 24. Irrigation shall be provided for all sodded and landscaped areas including the curbed land- scaped islands interior to the parking lot. The irrigation system shall consist of an underground sprinkling system that is designed by a professional irrigation installer to meet the water re- quirements of the site's specific vegetation. The system shall cover all the disturbed green spaces and extend to the street curbs. Planning Staff Report — Case Nos. SP2022-068 and PP2022-067 RJ Schinner - SEIP December 19, 2022 Page 15 of 15 25. Prior to the release of the building permit, 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 landscaping require- ments, the Applicant must inform the City in writing that said improvements have been com- pleted. The City will retain the financial guarantee for a period of one year from the date of notice of completion to ensure the survival of the plantings and that the required as built sur- vey has been submitted. No building or right -of way permits will be issued until the required financial guarantee has been received and accepted by the City. 26. Landscaping on the site must be maintained in good health at all times and dead plantings shall be replaced in a timely manner. 27. Fire hydrants shall be placed per the approval of the City's Fire Marshal, City Engineer, and Public Works Department. In addition to granting public drainage and utility easements over the sections of the water pipe infrastructure as stipulated in the Bolton & Menk memoran- dum dated December 15, 2022, the Applicant shall guarantee the City's ability to access the fire hydrants to flush the water system. An access agreement allowing the City access to the site for hydrant flushing shall be recorded against Lot 1, Block 1 Southeast Industrial Park Third Addition prior to the issuance of a grading permit. 28. Parking related to the use on the property on Hemingway Avenue, 91st Street Alcove, and 91st Street is prohibited. 29. The Applicant has provided demonstrated parking. If parking is not adequately provided on site to meet the user needs, then the proof of parking shall be constructed. A demonstrated need for additional parking will require that it be installed on site. 30. Trash and recycling containers must be stored indoors or in enclosures meeting City ordi- nance criteria. 31. At such time as Outlot A, Southeast Industrial Park Third Addition is not under common own- ership of Lot 1, Block 1, Southeast Industrial Park Third Addition, drainage and utility ease- ments shall be platted over shared utility pipes over and across Outlot A and a shared access agreement shall be developed for the shared access to the 91 st Street Alcove right-of-way. 32. The Applicant shall enter into a road maintenance agreement for shared maintenance of 91 st Street Alcove. The agreement will be between the Applicant, North Star Sheets LLC, and HHHJWB, LLC. Prepared by: Emily Schmitz Senior Planner Attachments: — Southeast Industrial Park Third Addition Preliminary Plat — Civil Site Plans — Architecture Plans — Engineering Plan Review Comment Memo dated: December 15, 2023 IP' ---------- LOT I BLOCK 1 254,704 S.F. 5.847 ACRES ------------------------- 1-1 OUTLOT A -LEGEND j -DESCRIPTION -PROPERTY SUMMARY I, - IT DEVELOPM ENT NOTES -CONSOLTANT CONTACT LIST: Preliminary Site Development Plans for RJ Schinner Cottage Grove, Minnesota Presented by: Opus Design Build, LLC SITE6LOUTION VIQMTY MAP =SHEET INDEX OGOVERNING SPECIFICATIONS N.T.S. -GRADING NOTES -UTILITY CONSTRUCTION NOTES -DEMOLITION f LEGEND •Touro norvu�Erv, �i� / o seTnoxunErvT �o�- - raau�rt � / ®eTecracvleren �'�'� - a HloLE 1.11 �°a:�EEL111111111- EUU D �DES[RIPTION oE", HT or , / --PROPERTY SUMMARY / 0A9 ev, TII. rvoT urvonr ory wau. 11 ui, eveTrwEsx eTrvoaTHE �1 / �`J �BENGHM 11- �\ / / -' Txe nnrvooraeoozTcoeT eese -1-TNI ors nearso-11 xxx ao exe 1.1 J A 4393 1x / �SU RVEY NOTES \ T '✓/ �/ �Ta�o T �T�aTllIT TEL /V/El / A LE ebl j /) //L// 51 J / I�. o `\`- / T/o Fo i 1 1a /\ / CURRENTQIR OPOSED HVJL. 196.47�— — — ESTIMATED FULL DEVELO PMENTHWL 80 F F (\�� __ _ _ BOTTOM: ]940� �� ¢.z�x_ �LJ C✓J� MIN. 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TBa�bE ;� �: A �`/� _ ;q 1PP PP oP o e a,idl.L.C. sozso ' sazsa 0 11HON[Ik/. �1' {/, j 6\ ,` �-` FU RE RPIL UR dUT PA r ambatek �L — _ emoeBex�com -- --- - — c%/ / �i/ri' /-/ /—�� / �/� RJ SCHINNER 0 6 /. �r i / n �, stir Ezy 7550 91ST STREET SOU o TH —GE GROVE, MN 55016 — - — — — — —_ --- /' ISSUE RECORD ary sueNmaL � pm a 0 0� d ` ,-ice - _-BB6 --- - _ - - BB-----�\ �.� 46 EA oP R i m // 4oveO'�B jB T _ 3 LEVEL/ oL \m BBB +—++—+++++—+� +—+ - LOT1� r RE BUIL ING / I�a-,O / XPNNSI N PIROPOSE BUILDIN�i - / I dd,�FF BLO K 1 a �QoA, + + — + + — + + + + — + �� + + -- --� - / I m ———— �o QQe� �' o_ - �j / �i u �6 _ b— .Ell ui,YA1NAG ur -Yos4PBBo, --- � �E�o '"—SO THEAST INDUSTRIAL 8��66 },L` PP�� con w T, 10 A 7 Ro, 7 _ - ---------ao6 - - ---B,_ J_1 - - 71, - -- L i --- ---- -- --- - - -- I � � n GRADING PLAN Ro. , E E , �.�EB� o P� �, wbo T EL NE � � HE o.Eh.� ��.B oaP�o;oP, B��.�Roa��bEE.obEE�LL,B�a�=�B ;wB ,w�I4LL RTH C4.01 oEa�b��oa�oo�T�Etiolu�o EB��=ab �w�wbEToRL,�w�a�oPB6�,Ea�,a�oPLL�T��T�a L_ __�-wnx��u r-u-ur�.>tut+vdL 725aZL_ -- A_ - -- —LEGEND / '///" / ( / IT/ --�� ESTIMATED FULL Z �LT -_ _ -MzI "_aSTaOTiRwAa:I-- D -- F LoGEREc T// 2000 OEM — PO / ;,k, �s 0 � — v T o� oo Op F g Edl L.L.C. �..�� / x � — m � .' /� // � L _ �/ �. 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ID �6 P 9'VlId L.L.C.0 Eu FU. a�` q'uTPA,m _ —� �1 y�ambatek ✓ �` �, C i//�// / _ _ oerex,com i - `www eem oa aoa� '✓r 0. / � � / ✓� �s��s IE� rPaoroaoe. re Ss �n i//�' ; / �—� i ILFO D PRIV4T[ gmicEASEM i� ��as, �� RJ SCHINNER c No. 4184609 TSM o'ouarLTs,.s -� -'� / i= s i /J '• ece \ / eL g w IT -El III TIE TS anK anGV d � e, / n - o \ —ERo=owIow,Ro1mA.ERa�a�AR,TE, ,i �— I,. — _ �TH o GROVE, sso,a TE./ - --Is'" --- - DDAwncp & u lulu T // //y _ �� aoe EASE M§N7 PER oUTHEAST v /�//j, T / j _ INDU 17R'IAL PARK -- ISSUE RECORD Lw,Ilu. jiE�,� /. � / % i -� � � �,� � � _ � _ 11/23/22 cry SUBMITTAL to Tl oval / L /</jam// l (� �� _ —NOTE TO CONTRACTOR y- `�'' ( �� T % � .sS. V t, P el'v2\oo ' Tneeaaz o a CD,TaoLPoaesTOT �i _._«na-. _-- 11 •• 46 EA i Es TaL=,aeePw�aEa� �� uo ON st��vuv AFL a� i IE - - ao I La a �§ goPa9 rs nm noz B \\V\ DEll-El III nesnara nnanT L'y e c .-✓ �� F W IT a %`" �' 0 V'� / /�ii / �/ __ --- ----- IL� -- - e, �F LLi ,; ii%i /i ,/ 'i= rr r r b = ou'ELOT A // LOTI1 I_ 11 j/jj/ URE BUIL ING -- -� - -�--pEtl BUILDING- / I'I�a XPANSI BLOCK 1 ROPOS I- -I- - - I- -I _ -I TrrjA��/�j - �i/='P, ob �. Q �I oe I III � / --- E. E3 -----t -- - � �y ��-.,� / L II � L"L A � oA 11N ✓ ur Tr "� /i — " - so a �� Ez �� —, n -- so�rMVEa'1� RP�19�y�••-�-.yaey�.. rtrfe -� — �� 1 �m,�., Paa��—- 10 ,— —� - o _r ' _ _ _ _ _ _ - _ EROSION CONTROL °`v'oa'a-TA,`oa THII.IDIo� a`:�:aAoa„IIII.LLII �a�N:x°e.,:LT TnoL Pam,. oTAITST`��011"; �e:'OT A roroa"UoCo' TRUR T A'G°aT:o o�E �'"`a° o�o�Ns10Ll Loaati�NYANDa LL aT Te nnnea�annna.nanennean �ana�saaa�w�waLTa�_RL'mUaLLITInTIlC5.02 EROSION & SEDIMENTATION CONTROL NOTES & DETAILS / SITE MAP' SITE LOCATION �SITE LOCATION MAP — TEMPORARY STONE TT' CONSTRUCTION EXIT . ... . .. SILT FENCE INLET PROTECTION (IP-1) — OSGS MAP F-j- -CONCRETE WASHOUT AREA ROAD DRAIN INLET PROTECTION (IP-2) -AREA SUMMARY IN ACRES IM-1111A BUILDINGAREA 2.90 ACI TOTAL DISTURBED 13 39 ACI 11E E-STRICTION 111111101S I� C- — PREASSEMBLED SILT FENCE- ITI WOOD POSTS (MMDOT 3886) < 7 — INLET PROTECTION FILTER SACK (I P-3) T I —GENERAL EROSION NOTES "TRU CH4LLC �Ll Ll 4— E 1�l�E'IDBE��O.�,��TRUH�ET.D�TD I —El L 11111D _ _111TE L , T E 2 ELE'I'T4CZ141 Tl� N 'IH.LL P =1 I I N 2 TH R `-TER LUT D� 1 �11T O� 11 11111ED �l THII L-11NI I T T' �D 'LU I TH E PIR 4 11 UENT 1� RTI — R-TEL DO-111- 1—TI-1--1111 ILL 1111.1ED 111TH 1-11 111,TE1 1-1-N 11EIENT1.11 LL .1%'11N 1T 11 THE 1. 111 THI ` " I "I N'll `T�'H N� = NTTTHUITA �ITII�I�IN A "'LL THE Ill I T ED�.'I'U' 'E�N` "I�IUI� 'Tll��N) A ianP P�TD, N�TTI'61 TH 11 —MAINTENANCE NOTES 111TH THI IILL-111 11 THEIE ' 11 IE �l 11 THE EllL P1111IT ITI H %T"�"N k1l') RRl�l`lpl= F"ITTTI, H�,� 4 MD H HY TE" I' 6 =ol�ll kN'llT OF CONSTRUCTION n SEQUENCE 'I'll CURRENT PROPOSED HVJL ]96.4]f _—_________ ex / ESTIMATED FULL LEGEND — DEVELOP MENT EVIL 94,D 0.86 , a _ BOTTOM: ]94.0 �.em�e -,--r— aoo=Eo _ - --- aru27 GTiNc ' -- MIN. STORAGE REQUIRED: � ET.lEO �saw� / / , ; ; ; _ ,_ — — uD,000 cF O 11HE avuo®Seoul, s NIou oaM E„Ea aeTaaM.� OP 4EG ou0. L.L.C. "o �� LOTS — `R PP OP R a RmlaL.L.C. o , UllD FUTU RE RAILTURNOUTPAD T ------ - - - mbatek ab lE d �o.� . �eo �E�e��a T — RAILROAD PRIVATE slDwc EASEMENT E RJ SCHINNER /------_ DOC. NO. 4184609 rqe 7550 91GO—GE GROVE, OUTLOT A - NJ / fff \ ainea DTAINt"' PULP—— � JE EASEMENT PER SOUTHEAST i INDUSTRIAL PARK -- ISSUE RECORD 11/23/22 Clry SUBMITTAL �E e t � e �suoe AR ---- PE EA I oallo / e e � "» _ -- ' --- I — — of a= 11-111—Ty"- - �_ ouTL6T T, � LOTIV / L�(; il� v VI 70 / EXPANSION NG — BLO K 1/ / Z\ PROPOSE. BUFLDINP/ T, / Pepe °° — — — \ E E1a]so s'a a C — nti/ / + +��+ +—+S+/+ + + + - 'U Q.�N oti ��o - - - ✓ — — — �e % �I °A T oo - �II � O liCax�po°.a �`-� a'` L— L w e ---------------6- � 1GO �° I oQe L- DRAINAGS\& UTILITY ` = oo �oq" / - EASEMENT PER — — — — — .r I —SOUTHEAST INDUSTRIAL ceMx s, _ a„a, uMx un ,a" 1 ca PARK r ao,.xsa raoaaars9 71 / IT,I� arooaas Sass. .xoPE ,aa��a o�as,� — 10 1 / — — — — — — — — — — o — — —----Y -` - ` -- - -- --------/------------- _ _ _ _ Cao,naa<ne�,�n, ---------- ------------------ OWNER: CIT sx�m� PARCEL H 1 UTILITY PLAN - - °s�u;az:�;�L"'T xo ao`��U'oa`'L"�s Foa°�°`�TM«:�aH�;��o - - nrvoiP"�oti.Ra°;oti,a«TT. 11IULI11-1111o�H"1oa",N-ILL o,ERE��EEA �"TaI,tiPOA��FA��,THE ® C6.01 B512 CONCRETE CURB & GUTTER P-1-0-DAPARKING 01 TADA PARKING , (Dl STORM SEWER MANHOLE NT, (OS END SECTION CURB & GUTTER 02 ACCESSIBLE PAI T, WITH BOUMD CATCH BASIN MANHOLE e ACCES AISLE SE CT A 1EIER11 11 I RIIE 1111RU11111 CONCRETE SIDEWALK 20 B612 FLAT CURB & GUTTER INTEGRAL SIDEWALK CURB (0)m= ACCESSIBLE PARKING SYMBOL (O�TYPICAL FIRE HYDRANTAND T, GATE VALVE INSTALLATION (� 27" DIAMETER CATCH BASIN " T , ( CURB TRANSITION I , T, IECTI I I I (j�STANDARD SANITARY T, SEWER MANHOLE LEGEND —TREE PRESERVATION CNLCUMTIONS i 10k, FD. IP. 43�3 / Q5eQ0 i P, 5 e o� a, _10 �e M 4 Yp oe� , o0 o 70 ----------------= CAPPED REBAR 44146 (EYP.) -_- @,- 3 - — --- -- ED..j ..... . ... TREE PLANTING DETAIL PERENNIAL PLANTING DETAIL yr SHRUB PLANTING DETAIL:ruPeEo5uB6P�oE --== ............... ........ ........ .. . .......... .. ............. — NOTES LANIIIII N— I ..... .... AD o 11T I. — 11 ITL„N .HH HHH PH' IFII I, 11 11 TREE PRESERVATION DETAIL - (N STEEL EDGER ^ --------------------- ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ -------------------------------- ------------------- � � / � ~~~~~ ~ 4 000A mP.i PROPOSED o BUILDING 126,284 GSF —_—_—_—_—_—_—_— --- _—_—_—_—_I F iwaAEHousE��- _—_—_—_——_—_—_—_ _—_—_—_—f—_—_—_—_ _—_—_—_—_-_—_—_—_-_—_—_—_—_I _—_—_—_—�—_—_ 1 Concept Floor Plan U,�=zo 0 e 1 ,r41 14 OPUS TXE OPUS GROUP Opus AE Group, LLC Opus Design Build, LLC. RJ SCHINNER Cottage Grove, MN 32199 uue 1123/22 JH unxww 7 x7, Concept Floor Plan A2 C' NORTH ELEVATION EAST ELEVATION U,=�o SOUTH ELEVATION W EST ELEVATION OPUS THE OPUS GRO V P Opzu ®AE Gro�p, L.LQ Opus Design Build, LLC. RJ SCHINNER Cottage 1s.. MN 32199 uue 11121122 Concept Elevations A3 & MLENK Real People. Real Solutions. MEMORANDUM Date: 12/15/2022 To: Ryan Burfeind, PE From: Mike Boex, PE Subject: RJ Schinner Site Development Plan Review City of Cottage Grove, MN Project No.: ON1.129275 3507 High Point Drive North Bldg. 1 Suite E130 Oakdale, MN 55128 Ph: (651) 704-9970 Bolton-Menk.com This memo summarizes the review of preliminary site development documents submitted by Opus and Sambatek, dated 11/23/2022 (received 11/28/22). Some comments pertain to final plan submittal and can be addressed at that time. C1.01: 1. List the horizontal and vertical datums used on the project. 2. Please change the reference to the 2018 MnDOT specifications to the 2020 version; the City's 2022 specification that is noted refers to MnDOT's 2020 specification. 3. Add a note on this sheet stating that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements within right-of-way or public easement. The City of Cottage Grove's Standard Specifications for Street and Utility Construction is located here for reference: https://www.cottagegrovemn.gov/251/City-Standards C1.02: 4. Under the utility construction notes, please clarify that the City of Cottage Grove's Standard Specifications for Street and Utility Construction shall govern for all improvements within right- of-way or public easement. a. Utility note 2.c: All watermain shall be ductile iron pipe; remove the reference to C900. 5. Grading note 19: please clarify if any retaining walls are proposed with this project. C2.01: Final plans shall include a removal plan. For example, please include tree clearing necessary for grading. 7. For clarity, please depict the entire existing 30-ft drainage and utility easement along the south side of the Canadian Pacific right-of-way to the triangular parcel owned by the City of Cottage Grove (labeled Outlot C). Attached to this memo is a copy of the plat. 8. Please complete all applicable survey notes on the final plans, including datum and benchmark information. H:\C0TT\0N1129275\1_Corres\C_To Others\2022-12-15\129275 Plan Review 2022-12-15.docx Bolton & Menk is an equal opportunity employer. RJ Schinner Plan Review Page: 2 9. The existing stockpile elevations shall be included on this sheet. C2.02: 10. Provide a 10-ft perimeter drainage and utility easement along the east side of Lot 1 Block 1. 11. Provide a final plat in subsequent submittals. c: ni 12. Clarify the intent of the stockpile identified in Outlot A: On this sheet it would appear to be a new stockpile. The existing contours on sheet C2.01 do not reflect an existing stockpile and the design contours on sheet C4.01 do not reflect a new stockpile. Please make this information consistent on all subsequent sheets (e.g. L1.01 etc.). 13. Please extend the 6-ft wide sidewalk along 91s' St Alcove to the north across the driveway and connect it to the sidewalk adjacent to the building. a. The section should conform to city standard detail STR-9. Pedestrian ramps in the public right-of-way shall be constructed per MnDOT standard plan 5-297.250. Consider adding these documents to the plans if ramps are within right- of-way or public easement. 14. Please provide proposed pavement sections on the final plans. C4.01: 15. The swale along the north side of the future expansion building appears to be approximately 1.4%. Typically, the city would require a 2% minimum grade in greenspaces, however, it's recognized this area may be paved in the future. If the property owner is comfortable with the flatter interim grade for drainage until such time the area is paved, that will be acceptable. 16. Freeboard: There must be at least 1 foot between the emergency overflow elevation and the low adjacent grade elevation of the structure for each local low point and temporary ponding area. The EOF on the southwest corner of the site (elev. 806.69) shall be a minimum 1-ft below the finish floor elevation of 807.5. All overland EOFs around the building should meet this standard. The low adjacent grade by the loading docks is 803.50 and the EOF in the parking lot is 806.32. While this does not meet the current city standard of freeboard to the low adjacent grade of a structure, the EOF does provide 1-ft of freeboard against the low opening of the building (FFE=807.5). It should be noted that there is a risk during large storm events or failure of the storm sewer pipe that water could impound against the building at the loading docks. Please acknowledge that the property owner is aware of this condition and is willing to accept the associated risks. i. Options to mitigate risk include oversizing the storm pipe out of the parking lot and increasing inlet capacity, if so desired. 17. The existing elevations of the spur rail line are unclear on the plan, especially in reference to some of the existing spot elevations. For example, there is a spot elevation of 800.92 over the storm pipe crossing the spur. On the previous North Star Sheets project, top of rail elevations Bolton & Menk is an equal opportunity employer. RJ Schinner Plan Review Page: 3 were noted to be around elevation 803, however, they referred to a separate rail plan for additional detail. Please add labels to demonstrate freeboard from the site stormwater basin to the rail. C6.01: 18. If Outlot A and Lot 1 Block 1 will not have common ownership, provide 20-ft minimum drainage and utility easement over utility pipes over and across Outlot A. If both parcels are under the same ownership, this comment can be discarded. a. The storm pipe in Outlot A from the North Start Sheets parcel will need an easement. b. The easement widths should be twice as wide as the pipe depth with a minimum width of 20-ft. The utility should also be centered within the easement. c. The utilities are viewed as private features for the proposed buildings and a private maintenance agreement that is recorded between Block 1 Lot 1 and Outlot A should be obtained. Public drainage and utility easement should remain over the private main in the event the city needs to access the main. 19. SMH 01: Please identify the invert elevation to the east. 20. Final plans should include pipe crossing information to avoid elevation conflicts between utilities, specifically watermain. 21. Hydrant locations were reviewed by the City's Fire Marshall and the following comments were provided: a. Ensure all hydrants are located outside of the collapse zone of the building (1.5 times the height of the wall, in this case approximately 54-ft). The hydrants on the west side of the property could be shifted north and south respectively to achieve the required separation and also remain adjacent to the access drive. b. It is assumed the building will be sprinkled, please confirm. If so, all portions of the building are within 400-ft of a hydrant. c. Since the building is more than 30-feet high, a second fire department roadway access to the building is required by the state fire code. d. The number of key boxes for the fire department and their locations will be determined during review of the building plans. e. The location of the fire department connection to the sprinkler system will be determined during review of the building plans. f. A concrete hydrant access pad should be provided at each hydrant per city standard detail STR-37. g. An easement must be granted to the city for access to the hydrants for flushing. The city attorney will draft this document. 22. 8" water pipe into Outlot A: a. Consider moving this pipe further south and closer to the location of a future entrance drive, if possible. b. A 20-ft minimum drainage and utility easement will be needed from the 91s' Street Alcove right-of-way to the tee/valve of the 8" service pipe to Outlot A. Bolton & Menk is an equal opportunity employer. RJ Schinner Plan Review Page: 4 c. Place additional valves such that the watermain serving each site (Lot 1 and Outlot A) can be shut off individually without affecting the other. d. Please add city standard detail WAT-8 to the plans and add a note to construct the dead end plug per that detail into Outlot A. 23. The City would ultimately like to see the 8" watermain looped around proposed building. Acknowledging the building may be expanded in the future, please add tees in lieu of the 90- degree bends near the northerly hydrants to allow for extension and looping of the watermain in the future. 24. CBM H-300: It appears the access drive is sloped to the west per the contours on Sheet C4.01. Please evaluate the catch basin location to ensure runoff is captured prior to leaving the property. 25. A storm sewer structure schedule shall be provided which identifies structure diameter, casting, applicable City Detail Plate number, and special notes such as sump depth if applicable. 26. The first accessible storm structure upstream of a stormwater basin shall be a sump structure. See applicable city detail plates. CBMH-100 as well as the last structure within Lot 1 (should Outlot A have a different owner in the future) should have sumps. 27. A 4' minimum build should be provided for every storm structure in paved areas to ensure a 3' minimum cover over pipe. 2' minimum cover over storm pipe should be provided in greenspaces, or as dictated by the chosen pipe material. C9.01: 28. The City of Cottage Grove's standard detail plates should be used for all applicable items such as hydrants, valves, thrust blocking, and utility structures. They can be found here for reference: https://www.cottagegrovemn.gov/251/City-Standards 29. Storm structures: 4' diameter or 2'x3' (minimum) structures are required; please remove the 27" diameter structure detail and utilize applicable city standard details. 1-1.01: 30. The City Forester will review the landscape plan for details related to tree species and planting locations. List the following restrictions on the plan sheet and ensure they are applied to the proposed plan: a. Deciduous trees should be located a minimum of 5' off any utility pipe b. Coniferous trees should be located a minimum of 15' off any utility pipe c. No tree should be located within 10' of a hydrant or 15' from a streetlight d. No trees should be located within a storm pond HWL e. No trees should be located within a storm pond's 20-ft access route, and no coniferous trees within 5' of the 20' pond access route f. No coniferous trees within 20' of a proposed sidewalk/trail g. No deciduous trees within 5' of sidewalk/trail 31. Due to the restrictions outlined above, there may be a few trees that need to be adjusted. Bolton & Menk is an equal opportunity employer. RJ Schinner Plan Review Page: 5 32. Please depict all new surface features such as traffic signs, lights, and hydrants on the landscape plan to help identify potential conflicts. Stormwater: 33. Include a statement in the stormwater narrative that water quality requirements do not apply to this project. The stormwater facilities for this area were built before water quality rules were put in place. 34. The developer shall execute two stormwater maintenance agreements. One agreement will cover maintenance of the sump catch basins on RJ Schinner's property (see note 26 above). The second agreement must be signed by RJ Schinner and North Star Sheets and will cover the maintenance of the stormwater sewers and pond shared by both companies. The city attorney will draft these documents. 35. Rational Storm Sewer Design: a. Drainage area map: Please submit a drainage area map for the storm drain catchbasins consistent with the rational design tables and also include the roof drain areas to each drain and the storm pipes collecting the roof water within the map and the rational design spreadsheet. 36. SWPPP Comments: Sheets C5.01 to C5.03 include most of the requirements for a SWPPP. The following identify a few additional items that are needed as per the MPCA SWPPP checklist: a. Identify the person knowledgeable and experienced who will oversee the implementation of the SWPPP. b. Identify the entity (name or title) responsible for performing future Operations and Maintenance (O&M). c. Identify the training requirements are satisfied. d. Please assess whether Temporary Sediment Basins may be required on site? If so, verify that they are: i. Adequately sized and appropriately located ii. Designed to prevent short circuiting iii. Outlets designed to remove floating debris, withdraw from the surface, and allow complete drawdown iv. Do outlets have energy dissipation v. Have a stabilized emergency spillway e. Tabulated quantities of all erosion prevention and sediment control BMPs. i. Portable toilets are positioned so that they are secure. f. Stabilization by uniform perennial vegetative cover (70% density of its expected final growth). 37. Models: Please note that digital copies of the final version stormwater models and shapefiles or CAD drawings of existing and proposed drainage areas are to be submitted to the city once the review and revision process is complete. Bolton & Menk is an equal opportunity employer. VICINITY MAP ro CANADIAN PACIFIC RAILWAY ADDITION uj z S00107'02"W ------------ 2350.61 :va SECTIONS 17 20, TOVINSHIP 27 NORTH, RANGE 21 WEST gS e I OUTILOT D CITY OF COTTAGE GROVE WASHINGTON COUNTY. MINNESOTA ! I — ----------------- "UTf EAWKNT —I-,- ) 385.42 ------ NO0.071WE BLOCK 8 120 60 0 12 5 SCALE IN FEET s! I INCH - 120 FEET Q� FOR PURPOSES OF THIS PLAT. THE SOUTH LINE OF THE 285 ME 1/4 OF SECTION 20. TOWNSHIP 27. RANGE 21 IS ASSUMED TO BEAR S89'4911*'W. ilk R-. .42 —M UWl E-1 2521.63 0 0 DENOTES 5/8 INCH X 14 INCH REBAR SET PATH CAP MARK R.L.S. 44146, OR OLL BE SET WITHIN — — — — — — — — — — - L — — — AFTER THE RECORDING DATE OF THIS PLAT '6 — I 's ONE YEAR AFTER — — — — — — — — — - HEN?AINGWAY AVENUE :S. ----- SOO-0730'*W -T T ...... 46tL36 T O DENOTES WASHINGTON COUNTY MONUMENT AS NOTED 785.91 4 F" 1, W SOO'07'3V'W 551 37 J, er ----------- - -- 31.28' 376.99 A-2224'04" R-aD 100`* A�270`0(O0 T "All Srq.-N44-S2'307*W De JD 10 96.68 S4541'OS'E BLOCK CUM — 1 S 468.90 X EAST UNE LF TK SW 1/4 SECifoN 1>--"--- I 25M.63 UK aF SW 4 1/ 17____-_ NOO'07'30"E WEST tJNE W 7K SECT. . UTUTY EASEMENT Cs 1, LINE P� — THE EAST L- 47 S--- cn M NE 1/4 � — 17 EASEMENT ARK "'X851.00 63.25 ONAN+Am umun EASdENT It Au of auXOT c 2067.25 N00*10'59"E ------EAST UK KgSTEREO LAND WMY K, M