HomeMy WebLinkAbout2026-05-20 City Council Packet (Public)1
COTTAGE GROVE CITY COUNCIL May 20, 2026
COUNCIL CHAMBER - 7:00 PM
1 Call to Order
2 Pledge of Allegiance
3 Roll Call
4 Open Forum
5 Adoption of Agenda
6 Presentations
A 2026 Historic Preservationist of the Year
Staff Recommendation: Present the 2026 Historic Preservationist of the Year Award to Jake Jones for his
work preserving history by performing restoration work on historic sites and landmarks in Cottage Grove.
B Historic Preservation Month Proclamation
Staff Recommendation: Proclaim May 2026 as Historic Preservation Month.
7 Consent Agenda
A City Council Special Meeting Minutes (2026-04-15)
Staff Recommendation: Approve the April 15, 2026, City Council Special Meeting Minutes.
B Parks, Recreation and Natural Resources Commission Meeting Minutes (2026-03-09)
Staff Recommendation: Approve the March 9, 2026, Parks, Recreation and Natural Resources Meeting
Minutes.
C Economic Development Authority Commission Minutes (2026-04-14)
Staff Recommendation: Approve the April 14, 2026, Economic Development Authority Regular Meeting
Minutes.
D Rental License Approvals
Staff Recommendation: Approve the issuance of rental licenses to the properties listed in the attached table.
E Designating New Polling Locations for Precincts 1 and 7
Staff Recommendation: Approve Resolution 2026-079 designating these new polling locations for Precinct 1
(District Program Center – 8400 East Point Douglas Road South) and Precinct 7 (Hillside Elementary – 8177
Hillside Trail South).
F Safety Consultant Service Agreement
Staff Recommendation: Approve the service agreement with SafeAssure in the amount of $10,720.75
effective the first day of June 2026 through May 31, 2027.
G Cooperative Agreements - County State Aid Highway 19 (Keats Avenue South) and 80th
Street South
Staff Recommendation: 1) Approve the Cooperative Agreement between the City of Cottage Grove and
2
Washington County for the construction cost of the Intersection of County State Aid Highway 19 (Keats
Avenue South) and 80th Street South. 2) Approve the Cooperative Agreement between the City of Cottage
Grove and Washington County for Maintenance of the Intersection of County State Aid Highway 19 (Keats
Avenue South) and 80th Street South.
H Cost Participation Agreement - Nina's Park Trail Improvements
Staff Recommendation: Approve the Cost Participation Agreement with Independent School District No. 833
for Trail Improvements, and the appropriate officials are hereby authorized to sign all necessary documents
to effectuate these actions.
I 113th Street Cul-De-Sac Permanent Roadway, Drainage and Utility Easement Agreement
Staff Recommendation: Approve the 113th Street Cul-De-Sac Permanent Roadway, Drainage and Utility
Easement Agreement, and the appropriate officials are hereby authorized to sign all necessary documents to
effectuate these actions.
J 2027 Pavement Management Project - Approve Benefit Appraisal Quote and Professional
Services Agreement
Staff Recommendation: Approve an Agreement for Professional Services with BRKW Appraisals, Inc. for the
2027 Pavement Management Project benefit appraisals in the amount of $34,300.00; the appropriate
officials are hereby authorized to sign all necessary documents to effectuate these actions.
K TIF Agreement Amendment for Roers Housing Project
Staff Recommendation: Adopt Council Resolution 2026-077 amending the current TIF agreement for the
apartment project, Roers, located at 6850 East Point Douglas Road South.
L Real Estate Equities Hadley Project LAHA and LCDA Subordination Agreements
Staff Recommendation: Adopt Resolution 2026-078 approving the LAHA and LCDA Subordination
Agreements for the Hadley Ridge Apartments project.
8 Approve Disbursements
A Approve Disbursements
Staff Recommendation: Approve disbursements from 05-01-2026 through 05-14-2026 in the amount of
$1,984,816.54.
9 Public Hearings
A Public Hearing for Conduit Debt Host Approvals
Staff Recommendation: 1) Open the public hearing for public comment on the issuance of revenue bonds by
the City of St. Paul Park for a project located within the City of Cottage Grove. 2) Adopt Resolution #2026-
076 approving the issuance of the Series 2026 Bonds by the City of St. Paul Park.
10 Bid Awards
A 2026 Denzer Park Project – Bid Award
Staff Recommendation: Adopt Resolution 2026-084 awarding the 2026 Denzer Park Project to Benson
Excavating, LLC in the amount of $283,882.15.
11 Regular Agenda
A Kwik Trip Highway 61 - Preliminary Plat, Final Plat, Conditional Use Permit, Site Plan
Review
Staff Recommendation: 1) Adopt Resolution 2026-080 approving the Preliminary and Final Plats for Kwik Trip
1789; 2) Adopt Resolution 2026-081 to approve the Conditional Use Permit for a Kwik Trip convenience store
to be located on Manning Avenue; 3) Adopt Resolution 2026-082 to approve the Site Plan Review for a Kwik
Trip convenience store and fuel canopies to be located on Manning Avenue.
12 Council Comments and Requests
13 Workshops - Open to Public
3
14 Workshops - Closed to Public
A Closed Meeting — Property Acquisition
Staff Recommendation: Closed session pursuant to Minn. Stat. 13D.05 subd. 3(c) to develop offers for the
purchase of property at PID # 2902721220004.
15 Adjournment
1
City Council Action Request
6.A.
Meeting Date 5/20/2026
Department Community Development
Agenda Category Presentation
Title 2026 Historic Preservationist of the Year
Staff Recommendation Present the 2026 Historic Preservationist of the Year Award to Jake
Jones for his work preserving history by performing restoration work
on historic sites and landmarks in Cottage Grove.
Budget Implication N/A
Attachments 1. 2026 Preservationist of the Year Memo
2. 2026 Preservationist of the Year Plaque
TO: Honorable Mayor and City Council
Jennifer Levitt, City Administrator
FROM: Max Erickson, Planner
DATE: May 12, 2026
RE: 2026 Historic Preservationist of the Year
Introduction
The Advisory Committee on Historic Preservation (ACHP) annually nominates a person or organ-
ization who goes above and beyond to promote an aspect of Cottage Grove’s history that helps
to share our understanding and general knowledge of the people and places of our past. This
year the ACHP solicitated nominations from the community through the Historic Preservationist
of the Year nomination webpage. Nominations were welcomed from January 1, 2026, and until
April 10, 2026.
Discussion
No nominations were made through the webpage, and the Committee unanimously voted at their
April 14, 2026 meeting, to award the 2026 Historic Preservationist of the Year Award to Mr. Jake
Jones, Owner of Medicine Wood LLC.
Jake Jones, owner and operator of Medicine Wood LLC, primarily works on restoring and
repairing historic buildings and homes. Medicine Wood LLC specializes in conserving, repairing,
and restoring structures in a manner consistent with the original methods and materials of their
making. Medicine Wood LLC emphasizes repair or replacement whenever possible to preserve
as much as possible on a historic project.
Jake Jones has taken on two major preservation projects within Cottage Grove within the past
year. The first project he is currently undertaking is repairing and restoring the Cottage Grove Old
Town Hall. The Cottage Grove Old Town Hall is currently on the City’s Register of Historic Sites
and Landmarks. Jake is currently evaluating the entirety of the structure and is creating a
restoration plan to repair the roof under an agreement with the City, which was approved by the
City Council on November 19, 2025. With the roof being priority to further preserve the building,
Jake is also working to renovate other parts of the structure, such as repairing the original
windows, walls, and making upgrades to the electrical system to bring the building up to code and
restore its structural and historical integrity.
Honorable Mayor, City Council, and Jennifer Levitt
Old Town Hall
Furber House
Honorable Mayor, City Council, and Jennifer Levitt
Jake Jones has also made contributions to other communities around the metro area including
restoring the windows at the old Newport Public Library and restoring a damaged exterior door at
the Henry Hastings Sibley House.
Recommendation
THE COTTAGE GROVE CITY COUNCIL
AND THE ADVISORY COMMITTEE ON
HISTORIC PRESERVATION
PRESENT THE
2026 PRESERVATIONIST OF
THE YEAR AWARD TO
Jake Jones
AWARDED
May 20, 2026
In recognition for his work preserving history by
performing restoration work on historic sites and
landmarks in Cottage Grove.
1
City Council Action Request
6.B.
Meeting Date 5/20/2026
Department Communications
Agenda Category Presentation
Title Historic Preservation Month Proclamation
Staff Recommendation Proclaim May 2026 as Historic Preservation Month.
Budget Implication N/A
Attachments 1. May 2026 Historic Preservation Month
PROCLAMATION
May 2026: Historic Preservation Month
WHEREAS: People have been gathering in this area currently known as Cottage Grove,
Minnesota for many years before and after recorded history; and
WHEREAS: Each individual, family, or group who has visited or lived in this community has,
in some form, helped shape the rich and unique tapestry that connects our past
to our present; and
WHEREAS: The Cottage Grove City Council wishes to recognize the importance of learning
and keeping the knowledge of our unique history accessible and relevant to
current and new residents as well as the general public; and
WHEREAS: The Cottage Grove City Council holds deep gratitude for individuals and
organizations that gather, interpret, and share information and stories about our
past.
NOW, THEREFORE, the Mayor and City Council of the City of Cottage Grove, County of
Washington, State of Minnesota, hereby proclaim the month of May 2026 to be designated as
Historic Preservation Month.
Passed this 20th day of May 2026.
_____________________________________
Myron Bailey
Mayor
1
City Council Action Request
7.A.
Meeting Date 5/20/2026
Department Administration
Agenda Category Action Item
Title City Council Special Meeting Minutes (2026-04-15)
Staff Recommendation Approve the April 15, 2026, City Council Special Meeting Minutes.
Budget Implication N/A
Attachments 1. 2026-04-15 City Council Special Meeting
CITY OF COTTAGE GROVE 12800 Ravine Parkway South Cottage Grove, Minnesota 55016
651-458-2800 Fax 651-458-2897 Equal Opportunity Employer
COTTAGE GROVE CITY COUNCIL April 15, 2026
12800 RAVINE PARKWAY SOUTH
COTTAGE GROVE, MN 55016
SPECIAL MEETING – River Oaks Golf Course & Event Center - 5:00 P.M.
1. CALL TO ORDER
The City Council of the City of Cottage Grove, Washington County, Minnesota, held a special meeting on April 15,
2026, at River Oaks Golf Course (11099 Hwy 61 Cottage Grove, MN 55016). Mayor Bailey called the meeting to
order at 5:00 p.m.
2. Agenda Item
A. River Oaks Golf Course & Event Center Five-Year Business Plan (2026-2030)
Staff presented a comprehensive strategic roadmap titled "Lead with Vision, Manage with Precision." The
presentation provided a deep dive into the financial successes of the past five years and set a detailed course for
the next five years of municipal golf and event operations.
• Retrospective of 2021-2025 Success: Staff reviewed the significant milestones achieved during the
previous cycle. Highlights included a 35% revenue growth and $525,000 in total profit. It was noted that
$250,000 of River Oaks funds were used to pay down the irrigation project debt. Operational volume
remained high with over 40,000 annual rounds of golf and $1.1 million in clubhouse sales. Capital
investments totaling $834,000 were detailed, including the 2021 banquet kitchen construction, golf shop
updates, parking lot and sidewalk installations, and the 2022 Top Tracer range upgrade.
• Vision 2026-2030 Strategy – "The Future of River Oaks": The core of the presentation focused on
maintaining fiscal responsibility while modernizing the facility. Staff explained that the roadmap is
designed to turn ambition into achievement through a three-pronged approach:
o Operational Efficiency & Autonomous Technology: To address labor and efficiency needs, the
plan proposes the integration of autonomous technology, specifically autonomous mowers and
range pickers. This shift is intended to provide a more consistent product while allowing staff to
focus on high-impact maintenance areas.
o Practice Facility Improvements: A major focus will be the modernization of the practice areas.
This includes a total expansion of the 38,000 SF practice tee and the installation of premium
synthetic turf stalls. These upgrades aim to provide a longer season, high-quality practice
experience that can withstand heavy use better than traditional grass.
o Patio and Amenity Upgrades: Staff shared visual concepts for a fully modernized patio area. The
upgrades include TVs, fans, heaters, and accent lighting, designed to extend the usability of the
outdoor space into the shoulder seasons and evening hours, making it a premier destination for
both golfers and dining guests at Eagles Bar & Grill.
• Course Modernization & Environmental Infrastructure: Staff provided a critical assessment of the course
infrastructure, noting that the pond liners are now 36 years old and significantly degraded. The proposed
"Pond Revitalization" project involves replacing liners and removing silt from irrigation ponds to restore
holding capacity. An exciting byproduct of this work is the opportunity to realign Hole 5, which would
increase the "risk/reward" factor for golfers and improve the overall flow of the course. Additional
infrastructure work will include bunker replacements, cart path repairs, and upgrades to on-course
shelters.
• Event Modernization – Outdoor Pavilion & Speakeasy Lounge: Looking toward future growth, the
presentation introduced the concept of an outdoor event pavilion designed in the space of the current
City Council Special Meeting
April 15, 2026
Page 2 of 2
outdoor wedding venue. This venue is intended to create a broader appeal to residents who may not be
golfers, providing a unique space for weddings, corporate events, and community social gatherings. The
Speakeasy Loung concept would utilize the basement of the Pro Shop to offer a unique setting for smaller
social gatherings, private events and special programming.
• Financial Outlook: Staff concluded by emphasizing a conservative spending strategy for the initial years
(2026-2027) to protect profit margins and build reserves, followed by the execution of larger capital
projects in the latter years of the plan.
A motion was made by Councilmember Olsen and seconded by Councilmember Garza to adjourn the meeting.
The meeting was adjourned at 6:30 P.M.
These minutes serve as a summary of the key points discussed during the meeting. Minutes prepared by Tamara
Anderson, City Clerk.
1
City Council Action Request
7.B.
Meeting Date 5/20/2026
Department Parks and Recreation
Agenda Category Action Item
Title Parks, Recreation and Natural Resources Commission Meeting
Minutes (2026-03-09)
Staff Recommendation Approve the March 9, 2026, Parks, Recreation and Natural
Resources Meeting Minutes.
Budget Implication N/A
Attachments 1. 3.9.26
PARKS AND RECREATION COMMISSION Date: March 9, 2026
12800 RAVINE PARKWAY SOUTH
COTTAGE GROVE MN, 55016
COUNCIL CHAMBER - 7:00 P.M
1. CALL TO ORDER
Meeting called to order at 7:00pm at City Hall
2. ROLL CALL
Members Present: Adam Larson, Dave Olson, Kelly Glasford, Jordan Dibich, Sam Larson
Members Absent: Susannah Brown, Debra Gustafson, Shane Waterman
Others Present: Jim Fohrman Parks Superintendent , Council Member Dave Thiede
3. APPROVAL OF THE AGENDA
4. APPROVAL OF THE MINUTES
A motion to approve minutes from February 9, 2026, was made by Commissioner Olson
& seconded by Commissioner S. Larson. Minutes Approved.
5. OPEN FORUM
None
6. Presentations
New Commissioner Introduction
7. ACTION ITEMS
A. CGAA United Soccer Goal Funding Request
The Cottage Grove United has requested matching funds to buy two sets of soccer
goals for this year. Looking for the Commission to accept or not accept their
request. Commissioner Olson brought up that in 2023 we approved the Pine Coulee
RCA track for $2,500 but that money was never given to them. Jim Fohrman
confirmed that was accurate. Commissioner Olson requested that a note be made
and it be taken off the list. Commissioner Olson made a recommendation based on
Parks, Recreation and Natural Resources Commission Minutes
CITY OF COTTAGE GROVE 12800 RAVINE PARKWAY COTTAGE GROVE, MINNESOTA 55016
www.cottagegrovemn.gov 651-458-2800 FAX 651-458-2897 EQUAL OPPORTUNITY EMPLOYER
their cost being $5,200 he would like to approve a grant of $2,600 to cover half or
50% of this improvement. A motion to approve the CGAA United Soccer funding
request made by Commissioner Dibich. Seconded by Commissioner Olson.
B. Military Trailhead Master Plan
Plan included in Commission packet. Looking for feedback from the Commission and
a motion to approve the master plan. Commissioner Olson asked if this will be
located in the Northwest corner of the McHattie property. Jim Fohrman confirmed
yes, it will be where the hay storage shed currently is. Commissioner Olson asked for
clarification on page 17 of the packet regarding the lettering (A,B,C,D,E & F) on the
bike trail and if this is where Washington County will be placing their signage.
Commissioner Olson requested that we coordinate with Washington County so that
they can include our information on their signage. Commissioner Olson said that he
would mention this to the Washington County Parks Director as well. Commissioner
A. Larson asked if this trailhead was going to be a full building and park or are we
thinking more of a kiosk type with a bike and hammock station. Jim stated that it
will be a full kiosk with a shelter and picnic tables, and some sort of sculpture that
ties into the history of Military Road and the trail. Commissioner Glasford asked
about how it will work with overhead structures and signage. Jim stated that we are
not at that phase yet as we are still in the conceptual planning stage. It’s going to
deal with the history of Military Road and where it started and where it ends. A
motion was made to approve the Military Trailhead Master Plan by Commissioner
Olson. Seconded by Commissioner Glasford.
C. Bylaw Review
Commissioner A. Larson asked what the city park profile means in section 1-K, as he
does not recall that we have ever maintained one. Jim stated that he did not have a
clear answer. Commissioner Olson stated that to him, that means that all parks are
maintained at the same level. So old parks get upgraded to be equal with new parks
and that is a really strong commitment from Zac & City Council. Sometimes we have
long discussions about playground equipment, the colors, the type of equipment
based on the neighborhood it is in, and that is all about the profile of our parks. The
next question Commissioner A. Larson had was section D under membership. In the
bylaw it states the number of commissioners, however in his time we have never had
a full Commission. So would it make sense to modify the language to say, “up to nine
members”. The last comment Commissioner A. Larson had was on D-3 about
attendance. Currently it states that if you are unable to attend to reach out to the
chair, however, we always reach out to the Parks Director (Zac). Council Liaison Dave
Thiede recommended that the number of members should always be odd to keep
away from split decision type voting. Commissioner Olson respectfully disagreed
with Council Member Thiede and stated that the Commission strives to have a
unanimous decision. There is only one time that he could recall where it was not,
and there was one negative vote. So odd or even in this type of Commission is not
Parks, Recreation and Natural Resources Commission Minutes
CITY OF COTTAGE GROVE 12800 RAVINE PARKWAY COTTAGE GROVE, MINNESOTA 55016
www.cottagegrovemn.gov 651-458-2800 FAX 651-458-2897 EQUAL OPPORTUNITY EMPLOYER
that big of a deal. Council Member Thiede agreed that this was probably true. A
motion to approve the bylaws as submitted was made by Commissioner Olson.
Seconded by Commissioner Dibich.
D. Peterson Park Playground
There is one design that is included in the packet for Peterson Park Playground.
Looking for a vote of approval to move forward with the purchase. Jim stated that
the domed piece was changed to have poured rubber underneath it. Also, the
chimes are an ongoing discussion as staff are not sure if chimes in a park like that
with the natural concept is the best idea. Zac is working with the design team to see
if there is something else that fits within the box with safety zones that need to be
accounted for. Commissioner Glasford suggested that there needs to be two of the
spinning chairs. Commissioner Glasford does like that one of the slides is more
accessible with the rubber surface around it. Commissioner Olson likes the overall
design and agrees with the staff regarding the chimes. Commissioner Dibich liked
the overall design and agreed with Commissioner Glasford that the addition of
another spinney chair would be good idea. Commissioner S. Larson stated that he
does not like wood chips and wanted to know if it’s possible to be all rubber surface.
Jim Fohrman explained that the cost would add a couple hundred thousand dollars
to the overall cost of the park, and even though he agrees the poured rubber is very
nice, there is a cost to maintenance that we just dealt with at Woodridge when
having a coating put on in hopes to get another 10 years out of it before having to
replace it. Commissioner A. Larson asked if there would be shade near the park. Jim
stated that currently there are no trees at the location, but we will be planting trees.
Commissioner Glasford asked if there would be a bench or benches around the park.
Jim stated that he is sure we will be adding benches around the park. A motion was
made to approve the design with the addition of a second spinning chair if there is
budget for it by Commissioner Dibich. Seconded by Commissioner Olson.
E. Still Ponds Park Natural Resources Management Plan
This was brought forward at last month’s meeting. There were some changes that
were brought up in that meeting, including population and verbiage that have been
changed and now looking to move forward or amend what we would like to do with
it. Commissioner Olson is worried about the amount of money that we will have to
spend to achieve the goals outlined in this plan, matched against the amount of
usage anticipated at this park. Yes, there is a pond, and we need to protect the
water, but it is 45 acres of land that we are not going to develop so he is torn on what
the right thing to do as this will take a lot of time, effort, and money to achieve.
Commissioner Glasford commented that she sees this as more of an open space
versus a high traffic area and that homes surrounding the area would like a natural
space. She agreed that we need to think about how this space can be utilized in the
future. She stated that there are two parks in Woodbury where her young boys
enjoy going, because they can explore and be with nature. She would love to see this
Parks, Recreation and Natural Resources Commission Minutes
CITY OF COTTAGE GROVE 12800 RAVINE PARKWAY COTTAGE GROVE, MINNESOTA 55016
www.cottagegrovemn.gov 651-458-2800 FAX 651-458-2897 EQUAL OPPORTUNITY EMPLOYER
location have something interactive. Commissioner Olson asked Jim if he could help
explain timelines. Jim stated that there isn’t a timeline for anything. The study has
been completed and now we need to decide how we will move forward. The biggest
thing is that the red pines need to be removed. Commissioner A. Larson stated that
two years ago when we started this, this park was intended to be an inactive low
maintenance park and thought that was the direction we were going. Commissioner
Olson agreed that is what we are going for, however, he is questioning if that is still
the direction we want to take. After more discussion a motion was made to approve
the plan with the additional provisions that we clearly understand how to best use
this land in the future. Commissioner Dibich seconded.
8. PRESENTATIONS
None
9. ACTION UPDATES
Denzer Park
The shelter and playground are at Public Works, so those will start to go up this spring.
We are working through the design phase of the irrigation with the pumps because the
water pressure will require a variable drive pump.
We are also working on getting bids for grading for moving power in.
CG Trailway Corridor Restoration
All the piles of brush have been removed. The City is now cleaning up dead trees along
property lines. As we move into spring there will be seeding done and planting of trees.
Oltman Park
The power has been installed for the irrigation service and parking lights. The shelter
was delivered to Public Works last week and will go up this spring.
Mississippi Dunes Park
Additional grants have been requested and applied for. The fishing pier will be ordered
shortly and will be going to Council for approval and hopefully installed in 2026.
Peterson Park
Zac is still applying for additional grants.
10. DONATIONS
None
11. STAFF REPORTS & MATERIALS
Each division has submitted reports and updates
Parks, Recreation and Natural Resources Commission Minutes
CITY OF COTTAGE GROVE 12800 RAVINE PARKWAY COTTAGE GROVE, MINNESOTA 55016
www.cottagegrovemn.gov 651-458-2800 FAX 651-458-2897 EQUAL OPPORTUNITY EMPLOYER
12. COMMISSION COMMENTS
1
City Council Action Request
7.C.
Meeting Date 5/20/2026
Department Administration
Agenda Category Action Item
Title Economic Development Authority Commission Minutes (2026-04-
14)
Staff Recommendation Approve the April 14, 2026, Economic Development Authority
Regular Meeting Minutes.
Budget Implication N/A
Attachments 1. 2026-04-14 EDA Meeting Minutes
COTTAGE GROVE ECONOMIC DEVELOPMENT AUTHORITY April 14, 2026
12800 Ravine Parkway South
Cottage Grove, MN 55016
COUNCIL CHAMBER - 7:30 A.M.
1. CALL TO ORDER
The Cottage Grove Economic Development Authority (EDA) meeting was called to order at 7:30 a.m. by EDA President Myron Bailey.
2. PLEDGE OF ALLEGIANCE
EDA President Bailey asked everyone to please rise and join in reciting the Pledge of Allegiance.
3. ROLL CALL
Becca Bair, Administration Specialist, called the roll:
EDA President Bailey-Here; EDA Vice President Olsen-Here; EDA Member Jean-Baptiste-Here; EDA Member Khambata-Arrived after
Roll Call; EDA Member Latack-Here; EDA Member Scott-Here; EDA Member Tschida-Arrived after Roll Call.
Staff Present: Jennifer Levitt, City Administrator
Becca Bair, Administration Specialist
Nate Carlson, Economic Development Manager
Emily Schmitz, Community Development Director
Others Present: None.
4. APPROVAL OF MINUTES
A. Staff Recommendation: Approve the January 13, 2026 Economic Development Authority Meeting Minutes.
EDA Vice President Olsen made a motion to approve the January 13, 2026 Economic Development Authority Meeting Minutes;
second by EDA Member Scott. Motion carried: 5-0.
5. BUSINESS ITEMS
A. Community Development Update
EDA President Bailey said Nate’s going to walk us through this and welcomed him.
Nate said Good Morning, President Bailey and Members of the Board. I’ll give you a brief snapshot of the most recent Federal
Reserve Bank of Minneapolis Beige Book, February 2026, as well as a Community Development Update.
Beige Book Highlights: Economic Activity: Down since the previous report. Employment: Decreased. Labor Demand: Unchanged.
Prices: Increased moderately. Wage Growth: Moderate. Manufacturing: Decreased moderately. Construction Activity: Decreased
moderately. Consumer Spending: Decreased. Agriculture: Remains weak. Women and Minority-Owned Businesses: Activity
continues to decline.
Development Updates: Park High School: Installation of the new “North Entry” has started. Cottage Grove Middle School: The
interior door frames, interior ceiling grid, exterior brick, and the Terrazzo flooring have been completed. Oltman Middle School: The
staircase in the storm shelter has been installed, and the coil doors for the shelter are nearing completion. Hadley Ridge Apartments:
Construction by Real Estate Equities-Installation of footings and foundation completed. Roers Apartments: Installation of the
massive retaining wall continues. The apartments will be named “Ellwyn,” and it is posted on their website and they are engaging
with people who are looking for units there. Water Tower: Installation of the interior permanent ladders and platforms is complete.
Construction on the Water Tower steel tank is continuous. Intermediate Zone Water Treatment Plant: Ongoing progress is being
made on the concrete wall slabs.
Planning Projects: Kwik Trip (8510 95th Street): The Building Permit has been applied for, and the building plans are currently in
review for Code compliance, and they anticipate breaking ground this summer. Panera (7162 East Point Douglas Road): The Building
Economic Development Authority Meeting
April 14, 2026
Page 2 of 11
Permit has been applied for, and the building plans are in review for Code compliance; this restaurant and bakery will be located on
the site of the former Speedway gas station. They’re hoping to open before year end. Yellow Tree Apartment Project (North of East
Point Douglas Road and west of Hardwood Avenue, adjacent to The Legends): Council approved Tax Abatement for this project on
February 18, 2026. Submitting permits in the next few weeks with expected groundbreaking in August. Van Meter Inc Addition (7450
95th Street): With their expansion project, they will be having a groundbreaking on April 29.
Nate said he’d answer any questions. EDA President Bailey asked the EDA Members if there were any questions; none were asked.
B. Façade Improvement Program Update
Nate said President Bailey, Members of the Board, as you may recall at the January EDA meeting, following the approval of The
Madison façade grant, we discussed me making some review and potential recommendations to the Board on any type of updates
to the guidelines. So, I’m bringing forward two main adjustments, but I’ll give a bit of background on the program just for the
audience: It started in 2019, and to date we’ve done 12 projects, for a total of $284,000. It’s a 50% match, so basically we are
leveraging the $284,000 in grants, so if you multiply that by two, it’s pretty close to $600,000 in investment that we’ve seen for
exterior façades.
As far as the updates that we’re looking at, primarily in the Program Criteria, the only one that I found to need adjustment was
whether or not we wanted to maintain the Priority Map. I’ve been in communication with several interested businesses, and when I
talk about this area of the Priority Map, they are concerned that if they don’t fall into this category that it’s not worthwhile to seek
the application. My understanding is following The Madison approval, that we all are willing to do projects outside of this Priority
Map. So, today what I’m considering is whether or not we want to maintain that Priority Map, given that the criteria strictly state
that it needs to be a commercial activity and it needs to be commercially zoned.
So, with that said, I am recommending that we remove the Priority Map from consideration. Additionally, I’m recommending
clarifying the total project funding is necessary. Right now, due to State Statute, if we grant $25,000, we trigger Business Subsidy
Law; so, the practice internally has been we have advertised it at $25,000, but truly, the applicant received $24,999 to be below that
Business Subsidy threshold. So, the recommendation is to just simply state the maximum amount is $24,999.
Those are the two items I have before you, and the motion is on your screen.
Recommendation, by Motion:
Approve the updated Façade Improvement guidelines, which removes the project Priority Map from the program criteria, and
clarifies the total project award amount.
Nate said I’ll stand for questions, and EDA President Bailey asked if the EDA Members had any questions.
EDA Member Khambata said I remember I was on the Planning Commission when this initiative went into effect, and I would have
thought that there would have been more than 12 projects in the amount of time that the program’s been available. I think initially
the map was to try, we were afraid that everyone was going to come and ask, and I think that was the initial reason why we had
zone maps was to try and kind of soft launch it and see what kind of response we got, and then we could amend it later. So, I think
with 12 projects over 7 years, that’s a manageable number of projects to broaden our scope a little bit. Then, my other question was
I don’t recall if we had set an annual budget for that Façade Improvement Program; so, that’s my follow-up question, if we eliminate
the zone map, is there any anticipation of adverse budget implications?
Nate replied thank you for that question, Board Member Khambata. My understanding is the Board approved a $50,000 budget
for this program for 2026. We have approved one, as of now, for The Madison that’s $24,999, and then I’m working on one right
now, actually, there are two in the pipeline, but one has not proceeded with it to date; but I do have one that is proceeding for the
max, so potentially, if they make it to the May meeting, then that would utilize the entire budget for 2026. However, the Board
could make amendments to the budget if they felt necessary to supplement that line item.
EDA President Bailey asked EDA Member Khambata does that sound good? EDA Member Khambata replied yeah, thank you.
EDA Member Scott asked so, if there’s a budget of $50,000, and we remove the Priority Maps in the future, what if there are more
than two projects? How do we prioritize those projects?
Nate replied I think that’s a very good question, Board Member Scott. Ultimately, it would come down to the Board decisions on
any grants. I think for the projects that I’ve reviewed and have reviewed historically, with where commercial projects are located, I
think any and all projects are worthwhile to receive that funding because they are so public facing. So, for me, I can’t really discern
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what would be a higher level of priority because I feel like the projects that I have been involved with thus far are all deemed worthy
to receive this.
EDA President Bailey said so, I can maybe answer that because I know that we have had in the past where we’ve had multiple
applications come before us. Then what we did were kind of two things: One is we did use the zone, or the Priority Area 1 vs. Priority
2, kind of as the basis, who would get first or second, we used it that way. But I do remember, and he asked EDA Vice President
Olsen if he remembered, was it up to six one time? EDA Vice President Olsen replied that’s correct. EDA President Bailey said so, we
had six, and we only granted two. I believe at that time it wasn’t $50,000, it was less, and after that, we bumped it to $50,000 as a
cap, in case we needed to move things around. So, I do think we still have that option. But to answer it, I think we would make the
call, and then it would really be up to us on the EDA to determine, with staff’s help, which would be the best projects to move
forward on if we felt that they were worthy, if you will. Because there have been some projects that were presented to us in the
past that weren’t to the point of it was really going to do major differences, it was almost basic, like maintenance kind of things,
whereas Oasis Chiropractic completely changed the front of their building, or things like that.
EDA Member Jean-Baptiste asked have we given any thought to keeping the maps, but not making it like a hard line dichotomy of
hey, you need to be in this zone or you’re out? You can still apply, whether or not you’re in the zone, but the zones will be used to
give priority. So, if we do receive six applications and three of them are within the zones, they’re not automatically the ones that
would win, but they would likely get priority given consideration to which business has higher visibility, amongst a lot of other points
that we take into consideration. But not getting rid of the maps entirely, maybe getting rid of them in terms of you don’t need to be
in the zone to qualify, but maybe using them as one of the ways that we internally use to qualify projects or decide on the projects,
on which ones move forward.
Nate replied thank you, Board Member Jean-Baptiste. What I’m noticing in my short time here is that it’s become more of a
barrier than maybe what was initially thought of as a way to prioritize. Starting with The Madison, first and foremost, it wasn’t
commercially zoned and it wasn’t in the Priority Map. So, we had to make adjustments and the Board had to basically state that it
met the criteria based on our interpretation. Additionally, another business that has approached me within the Industrial Park that
has a smaller footprint building, not a massive building, has stated, well, is it even worth my time to apply for this if I don’t fall in the
Priority Zone? So, what I am noticing in my short time here is it’s becoming more of a barrier. I have worked on façade programs in
the past, and yes, it’s good to kind of have a general sense of where these dollars should go, and I think that this program thus far
has really done well on that; but as far as listing this as a Priority Map, I think the concern that I have is that you might be pushing
people out, more so than trying to level up priorities. So, it truly is up to the Board on whether or not you want to proceed here, but
from what I have been able to review in the past 12 projects, along with the ones that have approached me thus far, I see the
Priority Maps as more of a barrier than anything to help the Board at this time. So, that’s my recommendation.
EDA Member Jean-Baptiste said thank you.
EDA Member Latack said I think even if we do remove the maps, we can still hold some weight to that, though, if we are looking at
different projects. So, it wouldn’t really limit us, you know? EDA Member Jean-Baptiste replied yes.
EDA President Bailey said I would agree. I think to your point, this is just my opinion for me, is if there’s a business along Highway
61 that really needs a façade improvement versus maybe something elsewhere in the community, that’s going to be our call as the
EDA here to say which one we felt has more need. And that’s not to say the other one doesn’t need it, but again, that will also be an
opportunity, I don’t want to freak out our City Administrator, but that also could be a situation where if there’s something very
unique, where we felt okay, can we adjust the budget for that one year and add a little extra in or something like that. That is
something that we can do. Luckily, we have the Trust Fund for the EDA, and that’s, you know, really where this is coming from.
EDA Member Tschida said yes, I guess that was my question is what fund does this come out of? So, it’s the Trust Fund.
EDA President Bailey said I want to make sure that is accurate? Yes.
EDA Member Tschida said okay. I guess so we essentially have a budget for two of these a year, and it feels right now like we’re
first come, first served on it. Because, you know, you say you’re working on one, we already did one; well, the next one in front of us
is the one that’s going to get the other one, unless we have two at the same time. So, I mean, this rolling application system we have
is kind of what’s going to determine who gets it, and when we’re done, we’re done. So, I guess I don't know if at some point we’re
getting four, five, or six applications a year, we’re going to have to put some kind of deadline on this and then make that call, but I
mean that’s probably further down the road when we see if this is; we’re getting more applications, which is what we want, we want
to make this a little more competitive, I would hope.
EDA President Bailey said yeah, that’s a good comment.
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EDA President Bailey said the only other question I have real quick was I was noticing as I was reading through the packet, there was
a portion in there that talked about $2,000 for like the planning or something? Do you want to speak to that? Is that $2,000 I’m
assuming part of that $24,999, or is it above and beyond?
Nate replied thank you, President Bailey, for the clarification. So, there is a $2,000 opportunity for property owners to access any
design assistance, where our Site Plan Review team can assist. That $2,000 is part of that $24,999; so, that is the entire total project
grant award. So, if a project does pursue the $2,000, and they’re still asking for the entirety, they really only can receive $22,999 in
addition to the $2,000 design assistance. So, it is a total max award of $24,999.
EDA President Bailey said sounds good, that’s what I thought, but I just wanted to make sure that was clear.
Nate asked if I could just comment on Member Tschida’s comments regarding the applications and everything. In my review, there
was a point in time where we did have hard deadlines, and then we fluctuated away from that, so that it was more rolling, based on
demand. So, I mean, we’re really at a point here where I’m trying to gauge what the demand is for this program, and we can
certainly install more hard deadlines on this program. But at this time, I feel confident that working through a rolling application
process, and if there is truly, if we award another project, I’d still be willing to accept applications to review and bring to the Board
for consideration if I felt that it met the criteria and it was a worthwhile project.
EDA President Bailey said and my last thing, I promise, so then we can vote. It kind of goes back to what EDA Member Khambata
mentioned; there were some years in there and if you think back to COVID, to be quite frank, where we didn’t have any. There was
no money being spent so we went a couple years where we didn’t have anybody come in for that money, so we never actually spent
it. Just an FYI for everyone, so that might also be a little bit of our reasoning why, from when we started this, if it’s basically two per
year, it could be more depending on the dollars, and would make a difference.
EDA Member Khambata said and I just wanted to point out that it’s my understanding that this is not a block grant, it’s not here’s
$24,999 and find a way to match what we give you, it’s a matching grant up to that limit. So, if we were in a position where we felt
we had a finite amount of money to spend, and there were more than two applicants, we could choose to grant less than the full
amount and spread it around a little bit more if we needed; but I remember having a distinct conversation about this with former
Council Member Dennis about it could be used for signage, right? Some people have signs that the lights are burnt out or any
number of façade improvements that don’t automatically equal the full maximum amount for the grant. So, I think, ultimately,
because it’s a grant, the EDA has and is going to continue to have the autonomy to kind of assess the nuance and can make some
policy changes along the way. So, I don’t think whatever we vote on this, I don’t think it’s a hard commitment that we can’t make
changes to in the future.
Motion by EDA Member Khambata to approve the updated Façade Improvement Program guidelines, which removes the project
Priority Map from the program criteria and clarifies the total project award amount; second by EDA Member Tschida.
Motion carried: 7-0.
C. Demolition of House and Outbuildings Quote Award
EDA President Bailey said Jennifer, our City Administrator, will take us through this one.
Administrator Levitt said well, thank you, EDA Members, just so you know, it kind of hearkens back to my engineer days, so anytime
that I get to talk about construction and bids, I get excited; so, thank you for humoring me this morning.
As you know, we purchased the Ross property in the fall. We had an environmental review of the property done, and it was found
to have asbestos in the siding and some other miscellaneous areas in the home. So, as we actually prepared our quote package for
demolition, it had to also include the abatement for the asbestos. The City has been able to secure a grant from Washington County
to seal the well, and so we did take quotes for that and that is being fully funded by that grant.
So, the work that will be taking place out there is really the demolition and cleanup of the entire property. So, you can see the
various outbuildings we’ll be removing and abandoning the septic system, filling in that basement area, and then at the end of the
day, there will be topsoil and seed, and then the City will mow and maintain that site once its done. All the utilities so far have been
disconnected from the home.
And, so, the next step is to prepare for the demolition of the home. We received some very competitive bids for the project. Our
Engineer’s Estimate was about $80,000. The first bidder, unfortunately, did not grasp both the demolition requirement and the
asbestos abatement, so they did withdraw their bid. So, the low quote would go to NML Contracting, with a value of $52,000. So,
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before you we have two items: One is the resolution to award that to NML Contracting, LLC, for $52,800, and then the second
motion is to execute the Service Agreement.
Recommendation, By Motion:
1. Adopt Resolution 2026-002 awarding the demolition and cleanup of 9430 East Point Douglas Road South to the low
quote supplied by NML Contracting, LLC, for $52,800.
2. Authorize the EDA President and the EDA Executive Director to execute the Service Agreement with NML Contracting,
LLC, in the amount of $52,800.
EDA Member Khambata asked does that bid for clearing and removing debris include the cutting down and removal of any blighted
trees as well, in accordance, you know, if it were anybody else, if they were going to be removing trees, we have a formula for that.
I’m just curious if that’s part of this site prep bid.
Administrator Levitt replied Members of the EDA, at this time, no, we don’t have any tree removing. We’re specifically looking
just at the actual physical structures. And one complication that enters into is when we have an applicant come in, they do have to
evaluate the tree species for compliance with our Tree Ordinance for removal, and at that time, we would anticipate that they
would remove any dead or diseased trees.
EDA Member Khambata said thank you.
EDA President Bailey asked if there were any other questions from the EDA; none were asked.
Motion by EDA Member Khambata to Adopt Resolution 2026-002 awarding the demolition and cleanup of 9430 East Point
Douglas Road South to the low quote supplied by NML Contracting, LLC, for $52,800; second by EDA Member Scott.
Motion carried: 7-0.
Motion by EDA Member Jean-Baptiste to authorize the EDA President and the EDA Executive Director to execute the Service
Agreement with NML Contracting, LLC, in the amount of $52,800; second by EDA Member Latack. Motion carried: 7-0.
6. PUBLIC HEARINGS
A. Public Hearing to Approve Sale of Property
Staff Recommendation: 1) EDA hold a Public Hearing. 2) Adopt Resolution 2026-001 purchasing 13.1 acres from
WAG with PID:21.027.21.34.0007 at the purchase price of $1,084,208.40 and selling 13.1 acres to THS Overtime,
LLC with PID: 21.027.21.34.0007 at the purchase price of $1,711,908.00.
EDA President Bailey said we have a Public Hearing this morning, and Nate will be taking us through this on the sale of some
particular property.
Nate said certainly, President Bailey, Members of the Board, you may recall that at the January EDA Meeting, we authorized a Letter
of Intent with Tradehome Shoes regarding a piece of property, east of Jamaica Avenue, roughly 13 acres. This is a property that the
City has worked with the underlying landowners, informally known as WAG, and where the EDA acquires it at a reduced rate and
then sells it at market rate to a new entity to recoup some investment that was made for the adjacent infrastructure.
So, today, via State Statute, the EDA is required to hold a Public Hearing upon the sale of property. Following that, the EDA can
take action on the resolution that has been drafted, before you.
I want to state that I’ve been working with Tradehome Shoes on some State incentives; I’m hopeful that they’ll have an
application here in the next month or so. Additionally, we are working with them on project scope and developing development
standards, and I’m going to be bringing in the Community Development team as well as the Engineering team to help coach them
through the process. I want to also state that with that transaction, the EDA will receive just north of $627,000 to fund the EDA
Trust, with closing anticipated for November 2026.
Recommendation, By Motion:
1. Hold the Public Hearing.
2. Adopt Resolution 2026-001 purchasing 13.1 acres from WAG with PID:21.027.21.34.0007 at the purchase price of
$1,084,208.40 and selling 13.1 acres to THS Overtime, LLC with PID: 21.027.21.34.0007 at the purchase price of
$1,711,908.00.
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EDA President Bailey asked if there were any questions from the EDA Members on this item; none were asked.
EDA President Bailey opened the Public Hearing. As no one spoke, EDA President Bailey closed the Public Hearing.
Motion by EDA Member Khambata to Adopt Resolution 2026-001 purchasing 13.1 acres from WAG with PID:21.027.21.34.0007 at
the purchase price of $1,084,208.40 and selling 13.1 acres to THS Overtime, LLC with PID:21.027.21.34.0007 at the purchase price
of $1,711,908.00; second by EDA Member Jean-Baptiste.
EDA President Bailey asked if there was any further discussion.
EDA Member Khambata said I would just like to note that this is a business that has been in our community for north of 20 years,
and I’m really excited to see them going through this expansion process.
EDA President Bailey said and another one in our Business Park doing the same thing, yep, I think it’s great, a great moment.
Motion carried: 7-0.
7. OTHER BUSINESS
EDA President Bailey said I will mention to the EDA that we have two items in our Workshop, and we will be going to the Training
Room for this: Innovation Village and 100th Street Extension Update to share with the EDA, and then the Business Retention and
Expansion Program, just to talk through the things that we want to ask or be part of with regards to speaking to our local businesses.
So, we won’t be adjourning in here, we’ll be adjourning after the Workshop. So, I will gavel here and then we’ll move to the Training
Room. Thanks, everyone.
8. WORKSHOP - TRAINING ROOM
EDA President Bailey said all right, like you mentioned, we’ll start with the Innovation Village and 100th Street piece of the workshop
first. Nate said I would like to move Director Schmitz forward to discuss broadly the Innovation Village plan and kind of the current
planning process as we move forward.
A. Business Retention and Expansion Program Workshop
Staff Recommendation: Receive information and/or updates from staff.
Nate said the last quick update that I have for you is primarily revolving around the Majestic Ballroom Update. So, the Community
Development Director and I have been working with the property owner. We received direction from Council to work on demolition
of the building. We’ve completed a blight analysis for setting up a future Redevelopment TIF to ensure that that could be utilized if,
in fact, we needed to.
I’ve been working through a Demolition Assessment Waiver with the owner, which would basically state that the City would front
the cost, and then we would recoup that cost upon sale. So, we’re working with the property owner to see if that’s a viable option
with the potential for demolition this summer.
Lastly, as I button up this conversation, I wanted to make Board Members aware that of the land in the Langdon and Innovation
Village area, we do have about 12 acres or so that is owned by the EDA, so, the ones highlighted in yellow. The Majestic Ballroom is
right here, in the middle, so I’ve had interest with developers on this because its adjacent to, its closest to the infrastructure. We
also own the property south of here that is not serviced at this time.
I think in future conversations, what I was hoping with the conversation is having more discussion amongst Board Members on
what we want to do with the property. Maybe it’s a little bit early, as we watch the 100th Street project happen, but having those
conversations and strategies around development opportunities for property that we control.
B. Innovation Village and 100th Street Extension Update
Staff Recommendation: Receive updates from staff on Innovation Village and 100th Street Extension.
Director Schmitz said I’m going to go quickly here through a lot of details because of our time constraint. A couple of areas that
we’re going to touch on and what kind of triggered our investigation into this particular area with 100th Street, Ryan and Paul are
going to go into some more depth there. Just an update on the Majestic Ballroom, some developer interest in the area, and some
future development opportunities.
But before we get to all those details, an overview for the EDA of what we’re calling Innovation Village. This was triggered in 2024,
it really stemmed from the County’s Southwest Arterial Study, how to best get access through this area from Highway 61 down to
Grey Cloud Island, ultimately. So, that triggered looking into 100th Street extending from Jamaica Avenue directly through our
Business Park, which is this blue line here, so don’t worry, 3M owns the majority of the land. So, we certainly had to take that into
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consideration as we were evaluating what this looked like, but with this infrastructure, it triggered us to really think high level about
how we wanted to see this area develop. It is a lot of vacant land, there’s also some redevelopment, like I said, the Majestic
Ballroom, and then you also have the Langdon Village area with some current residences, etc. We wanted to have a big picture, and I
want to be very clear, this is high level, it may go this direction, but it can also shift as we see some additional development.
So, we looked at the area in different zones, depending on kind of where it was located, so we could really paint a good picture of
what potential development might look like. This particular area is awfully unique and wonderful, all at the same time. It is one of
our final nodes, per se, right off of Highway 61, so a great commercial asset potentially in this DNA area, which would just be off that
intersection of Jamaica and Highway 61.
I wanted to include some of the visionary images of what these different zones might look like with that development, and kind of
the vision that we use. So, we would maybe look at gas stations, retain, obviously it’s easy access like Innovation, right off the
highway. As you continue north, we envision a little bit more of that Mixed Use, some residential mixed in with perhaps some
commercial. Most notably, what we thought about in this Zone A was kind of a City Square or a center where we could have some
walkability opportunities and things like that. As you continue to head what I’ll call north, we looked at Zone C and said, hey, right
adjacent to the highway, this is honestly perfect for some of that high rise or taller apartment residential. We know that this
community will continue to grow, likely somewhere around 6,000 housing units over the next handful of decades, so we know that
there’s certainly support there. And then Zone D is a little bit unique in that it is adjacent to the railroad tracks; however, as we’ve
seen elsewhere in our community, that doesn’t hinder a residential development or growth, as long as you are developing that in a
way that creates a little bit of a buffer. We can certainly see some of that residential development happen here. For that Zone D
area, we kind of have a vision for a little bit more maybe townhomes. You’re still going to have that higher density, but not
necessarily single family.
I totally forgot to mention as a part of this overall small area plan, we also incorporated a Market Study. We wanted to really
make certain that as we looked at this area, does the community, do we see that market support for that potential commercial retail
growth in this particular area. Yes, there is absolutely support, especially as we continue to think about the additional households
that we will see.
Zones F and E: So F, to orientate yourself, that’s where we’ve got our current self storage up there. We envision it would likely
stay that way; there’s always the opportunity for redevelopment, but in this vision, we thought it likely will remain. So, we would
kind of just know that that would stay. Zone E is also unique, again a great node for some residential adjacent to a regional storm
basin, also, though, those railroad tracks; so, a little bit of a constraint there. However, it’s nice and tucked in there, right? And, so,
we would certainly look for a great unique housing opportunity in that particular area.
And, finally, Zones G and H: As you head south of 100th Street, we would envision I’m going to call it a little bit of a buffer in that
G area. I keep calling it High End Industrial, with some of the medical industrial, some of those more high end, or higher-paying job
or wages in that particular area, creating a really nice buffer between potential continued industrial south of that, adjacent to what
we would like to consider our nice commercial residential growth area on the north side of 100th Street.
This is my final slide, but the last thing I wanted to note was again the majority of this area is owned by 3M, so they will be a huge
part of the potential growth development, market rate development in the area.
Director Schmitz said so, with that, I’m turning it over to Paul, who is going to talk through more of the details of 100th Street,
which is, in fact, the trend for any of this potential development or redevelopment.
EDA President Bailey said Emily, real quick, on the last slide, have we at least shared this already with 3M? Director Schmitz replied
yes.
EDA President Bailey asked and are they comfortable with this?
Director Schmitz replied 3M continues to digest.
EDA President Bailey said well, that’s why I’m asking, because I know that they were adamantly against housing on their property.
Director Schmitz replied yes, we’ve had some good conversations with them about their shift in thought process, they’ve always
been a company that has maintained a land buffer. They get a little bit anxious about residential development or growth adjacent to
their operations, but they’re starting to really think about could there be a different type of buffer, and that’s where I talked about in
that Zone G and F. Is that, we’re going to call it a building buffer now, right? Something that they can digest. So, I will say that they
haven’t accepted it completely, but we continue to have those conversations.
EDA Member Khambata said so, I have a burning question, but I’ll let him go first.
EDA Member Jean-Baptiste said so, this might have been considered, but do they currently own this land and are planning to sell
this land to us, or do we currently have the rights to it?
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Director Schmitz replied they currently own it, and it will certainly be up to them when they are ready to sell. So, the City doesn’t
own it.
EDA President Bailey said to answer your question, it would shock us, that’s why, because 3M owns this right now, if they are
willing to sell it.
EDA Vice President Olsen said correct, they have never wanted to.
EDA President Bailey said and part of it is because the incinerator’s gone out there now, which had to have a blast radius. Yes, I
know that sounds horrible, but that’s why. And, so, now that they don’t need that buffer anymore for so much distance, this is giving
them the opportunity to, and this is amazing for us, I’m just going to say.
EDA Member Khambata said I just wanted to elaborate on G and H. So, 100th Street is on the north edge of G, so I think your idea
behind having the higher-class industrial is to have like a Class A façade and kind of step down to the more industrial type of
buildings on the cheaper, larger parcels that are to the south; that would kind of mitigate any kind of visual effect on our corridor
there. Additionally, with this having been a blast radius for an incinerator, and 3M probably won’t tell you unless they’re in like a
contract with an end user, but are there concerns on our end for any environmental concerns or RECs that need to be mitigated
before that land can be developed?
Director Schmitz replied Board Member Khambata, so as a part of any potential development or redevelopment, there will
certainly be any environmental review that would have to be completed before that type of development.
EDA Member Khambata said okay, good.
Good Morning, I’m Paul Sponholz, the City Engineer. I’m fairly new here. As Emily had mentioned, the Southwest Arterial is
something that the County and the City have been working collaboratively together here to want to open up this area. We’ve got a
really high-level concept aerial view shot from Jamaica Avenue, looking to the east. Way up on the top there is the interchange with
Highway 61, and we’ve got Miller Road coming off here, that’s the railroad track that the roadway is going to be crossing all over and
so forth.
The City and County have been working quite extensively to get funding for this project; we’ve secured about $13.5 million so far
from Federal and State funds. The City and County are able to contribute some funding, about $5 million from the City and another
$6 million from the County, and we’re still trying to secure additional funding here. We currently have a State Bonding Request in,
asking for another $10 million. We have a Federal request here for another $10 million, and there’s something called a Build Grant, a
Federal grant, for $20 million. So, we’re still waiting on word, whether we’re going to get that or not. We have been working with
the County, whether we get that funding or not, the entire project to build the 100th Street, as well as Innovation Road, and you’ll
see it in the next slide, and the frontage road, that entire project’s estimated at about $47 million; we’ve only got about half of that
right now, but we are committed to and the County is committed to at least build this piece of 100th Street and the new connection
to Miller Road here. We are moving forward with that.
With that, we’ve been working pretty hard in the last couple months here kind of getting, this is a really odd picture here, the
north is kind of to your upper-left corner there; this is the interchange, there’s the 100th Street extension with Jamaica Avenue
down there. Here is Miller Road and the railroad track cutting across diagonally here, and Miller Road would come in there.
Innovation Road, coming to 3M, is up here.
So, we’ve been working extensively, like I said, just to focus on this 100th Street corridor and get that built, so we’ve had quite a
spaghetti junction here of all these different lines you see here; I’m not going to get into every one of them, but we’ve got gas lines,
sewer lines, electric power lines, just a nest egg of different conflicts there that we’ve had to work around. We finally got something
that worked with the railroad overpass, and this is pretty much the final alignment here that we’re looking at now. Like I said, we’re
focused only on 100th Street to get construction started here, to use that available funding that we already have; a lot of that
funding’s got sunset dates, so we’ve got to use it or lose it kind of thing. So, we’ve got this committed to move forward here, starting
construction hopefully in the Fall of 2027 and then going into 2028.
Highlighted here in the purple or pink here is the Innovation Road realignment, and then the frontage road connection here. Right
now we are just drafting that in for now, but that’s not going to be part of the initial phase of construction here until we get
additional funding or waiting on development.
We have been working quite extensively with 3M, we just met with them last week, showing them this alignment. We’ve shared
this plan with them, and they’ll be giving it some thought, and we’ll get responses here hopefully in the next couple weeks.
Depending on those responses, we’re hoping to move into plating the Right-of-Way for the road and then plating for a future
development.
Engineer Sponholz asked are there any questions?
Economic Development Authority Meeting
April 14, 2026
Page 9 of 11
EDA Member Latack asked when will we likely find out about the other funding opportunities?
Engineer Sponholz replied I believe the BUILD grant is probably in June, I think was the anticipated announcement, and then the
State, that’s in the State legislature with their Bonding, so that’s usually the end of May-June timeframe. On the Federal request, it
depends on when they can agree on a budget, so.
So, we’re moving forward with the construction plans, and we’re getting something started here to at least use the funds that we
already have.
Administrator Levitt said and EDA Members, and I know, Mayor, you’ll probably touch on it, but you’ll be going back up to the
Capitol at the end of this month to help with that.
EDA President Bailey said so, we’ll be up there again to talk on the $10 million from the State. Actually, we have to talk about this,
Karla, our County Commissioner, just sent me the dates for the Transportation Alliance in September, which might be the Federal, if
needed. So, Ryan, you and I can talk through that one, too. The good news is, yes, I know there’s craziness going on in D.C., as we all
know, but there appears to be some bipartisan shift support between our Republican and Democratic leaders here from Minnesota.
So, that’s good to hear because if they both can agree on it, it’d be nice if they both can agree, so it’s not one pitting against the
other. And I’ll actually say right now, both our Republican Representatives as well as our Democratic Representatives at the Capitol
are also in favor of the $10 million. Of course, sometimes it helps to be an election year, everybody wants a win, and so, the fact that
we’re asking for it, and we were tops of the list, we just got cut off in the last Bonding, and they literally told us to come back to the
next one; so, there’s a good chance, and I’ll be frank, whether it’s $10 million, whatever that number might be, but we should get
something this year, we’re hoping there will be the $10 million.
EDA Member Tschida asked I guess piggybacking off of the funding question, if we get some of that or none of that or all of it, I
mean, how does that delay the project if we get it, you know?
Engineer Sponholz replied between what we’ve already secured and with what the City and the County have committed to, we
can get the 100th Street extension built here. What we have is this main road here, so we can certainly relieve some of the traffic
congestion on Jamaica, get this to kind of start opening, and then we’ll get this built here in the next couple years. Then, yeah, as
funding comes in or as development comes in, we can work on these.
EDA Member Khambata said you said there were sunset dates on some of those grant blocks; what is the triggering event for
permanently securing those funds? Is it having a construction agreement executed, or is it finalization of the work? Like at what
phase in the project do we need to be at that prescribed date?
Engineer Sponholz replied I believe we have to have a contract pretty much ready to go here, so committed or awarded to a
contractor.
EDA Member Khambata said so, that’s less pressure than having every, the logistics of having everyone in place and doing the
work, it’s having the front end work done and committed to, to release those funds. Is that my understanding?
Engineer Sponholz replied yeah, I believe we have to have the contract with the contractor set up and the project awarded, so.
Good Morning, everyone, Ryan Burfeind, Public Works Director. I’m going to just quickly touch on utilities in the area because that’s
obviously a key part as we want to develop it. One thing I’ll mention, these colors, these are not related to like Zoning Districts, like
Emily would, I’m really trying to highlight how we’re going to serve it and then what the ownership is. So, the light blue, dark blue,
that’s the 3M, and the yellow is east of this gas pipeline and the Met Council pipeline; that’s all the kind of private ownership, Public
Works, and EDA land.
So, utilities are definitely a challenge for this area. About two years ago, we started a Feasibility Study for utility servicing, and the
big challenge is, in Cottage Grove we have different pressure zones for our water system. So, as you have different elevation, we’ve
got kind of individual little zones, and this railroad track is a boundary from a pressure zone. So, we have to get two watermain
connections to serve this blue and the yellow and eventually if we did serve south of 100th Street as well. One is readily available,
that blue star, that’s right by Public Works, in the upper part of the screen. The challenging one is right here, the watermain is over
by Walmart, and this has always been part of the City’s plan. We have to cross under Highway 61 for the big watermain, and we do
that by directionally drilling, so we don’t dig up Highway 61, we actually do like a tunneling effort under the road to install without
impact from the highway, but it’s extremely expensive and challenging. So, we want to have those two points of service, so that way
there’s redundancy; if you’re going to have big apartments, industrial, whatever it may be, you need two ways to serve them
because you can’t have a single watermain break and take out an entire area of town from water servicing. So, this is very critical
and expensive.
Economic Development Authority Meeting
April 14, 2026
Page 10 of 11
For sewer, even though the Met Council’s large pipeline is right here, it’s like six feet underground. So, we can’t use gravity pipes to
get to it, we need an actual lift station. So, this green star will be a sewer lift station where everything will flow to, and then that will
pump it into the Met Council pipeline. It’s fairly common to use sewer lift stations, but they are more expensive to accomplish. So,
we need all of that done to serve this area. With the initial 100th Street project, we’re definitely going to be installing any watermain
in the roadway, and sewer that we have to do, but in the project, as of now, we don’t have the lift station or the crossing of the
highway. Typically, we have development fund that, so we actually collect what’s called area charges, so it’s a per-acre charge that
they have to pay to get these big utilities to serve them, so it’s a little bit of a chicken and egg thing. We have a plan to do it, we
know what those costs are to do it, we just need the mechanism to get it done and the funding to get it done. We invested a lot of
utility money south of 100th Street, by NorthPoint, so we really need development to help fund this work.
This little darker shade of blue I highlighted, this is the one that Emily mentioned, another commercial node west of the tracks.
This is actually on a different pressure zone, so we have to bring watermain from over by Jamaica to serve it, and that would be
extended with the project. Because if we’re going to build 100th Street, we want to build that watermain as well. And then the
sewer, this will actually be a sewer connection down to a City sewer, kind of down in that low area when you go through 100th
Street and you cross the waterway. So, a little bit of different utility servicing for that area, which will largely be in place once 100th
Street is done. But, once again, that is 3M land, so they’d have to be willing sellers to sell that land for development. So, it’s a little
bit easier to accomplish there.
South of 100th Street we do have the ability to serve that as well, so when we planned all this, we can serve south of 100th. It
kind of depends on what 3M wants to do. 3M actually serves themselves with water and sewer, so if they actually were to develop
this land themselves, with their own use, they would serve it with their own water and sewer. If they were to sell it for private
development, then we would serve south of 100th, for which we have a plan, and that lift station has the capacity to handle it.
Director Burfeind asked if there were any questions on utilities.
EDA Vice President Olsen asked Ryan, what about Xcel?
Director Burfeind replied in terms of power, power is a big one, obviously, and it’s talked about a lot in our community, that we
have outages, we have issues. In terms of this area, because of all the transmission lines, there is a pretty large amount of power. So,
for any like more typical development, that could be well served. If you had those higher-power users, whatever that may be, it
comes in different shapes and sizes, that would need additional power to serve this area. So, more of your typical industrial,
residential it sounds like Xcel has the ability to serve.
EDA Vice President Olsen asked are you confident that they can get the job done?
Director Burfeind replied I want to say yes, because that is their commitment, but I know that’s a hot topic in this area. This
Chemolite substation is what serves it, and the last two big outages we’ve had in Cottage Grove have been from that substation,
which they say are an animal or something getting in there, but those are the two outages that we’ve had. So, they’ve made a lot of
improvements at the Cottage Grove substation, up by Hinton, but this one still has challenges.
EDA Member Khambata asked if there’s a major end user; so, say you have a, I’m trying to think of a good example, a server farm or
somebody’s going to come in and use a ton of power, it’s my understanding that they’re responsible for kind of building that
connection out to the power supply, right? Like versus a specific set of wiring that’s run for like residential use has a certain capacity.
If somebody’s going to come in and they know that they’re going to use up 90% of that capacity, are they obligated to kind of make
that supply line more robust, or who is ultimately going to foot that bill? Is it Xcel, and they bill it back to the end user, or is it like
with other, how we do projects, where somebody’s going to come in and we’re going to bill them on the front end and we’re going
to build out infrastructure that meets the needs of the development? That was a big word salad, but what I’m getting at is like how
do we ensure that we have an excess of capacity?
Director Burfeind replied good question, Board Member Khambata. So, from what we hear from Xcel is if it’s a specific end user
what they talk about is that they have to do the work to bring that power in, all the costs. I know there’s a lot of talk out in the public
where those costs get spread out over an entire area; that’s not what Xcel has told us. They said that that end user has to pay all the
costs, not just in this area, but to bring the power to this area. If there was a really big end user, they either have to connect into,
you know, there’s the large power lines just north of here that run to the trailway corridor, or bring it all the way over from Inver
Grove Heights, across the river, is kind of where the two bottlenecks are and where they need to bring power from. But it would be
the cost of that end user.
EDA President Bailey said you know, this shows, and supposedly we heard it at our last meeting with Xcel, that they are agreeing
to put lines that are coming in from Inver Grove Heights because they are extremely old. Director Burfeind said correct, yep. EDA
President Bailey said and they’ve had a lot of challenges with it, so I believe that’s this year.
Director Burfeind said and that’s correct, mayor, it’s this year.
Economic Development Authority Meeting
April 14, 2026
Page 11 of 11
EDA President Bailey said so anybody who’s on that part is at least there, but to your point, we’ve heard the animal theory so many
times.
EDA Member Khambata said the thing that comes to mind is the line that runs down Hinton that keeps breaking, and it keeps like
causing outages in that area, and it’s like it’s clearly, I perceive that as an oversight on their part for not having redundancy built in to
that sector, right? And so they’re trying to mitigate that in the future.
EDA Vice President Olsen replied right, it would’ve made a world of difference.
Director Burfeind said I don’t want to run up against our cut-off time here, so I’ll turn it over to Nate. Thank you, everyone.
9. PRESENTATIONS - None.
10. ADJOURNMENT
EDA President Bailey said first of all, thank you to the EDA for hanging with us, and if we do need to have review on this at our next
meeting, we can kind of pick this up along with the Business and Retention Program.
EDA Vice President Olsen made a motion to adjourn; second by EDA Member Tschida. Motion carried: 7-to-0.
The meeting was adjourned at 8:28 a.m.
Respectfully submitted,
Nate Carlson, EDFP
Economic Development Manager
NC/jag
1
City Council Action Request
7.D.
Meeting Date 5/20/2026
Department Community Development
Agenda Category Action Item
Title Rental License Approvals
Staff Recommendation Approve the issuance of rental licenses to the properties listed in
the attached table.
Budget Implication N/A
Attachments 1. Rental License Approvals CC Memo
2. Rental License Approvals Table
TO: Honorable Mayor and City Council
FROM: Samantha Drewry, Code Enforcement Officer
DATE: May 12, 2026
RE: Rental License Approvals
Background/Discussion
Recommendation
2026 RENTAL LICENSES CITY COUNCIL APPROVAL - MAY 20, 2026
RENTAL LICENSE
NUMBER
PROPERTY
STREET #PROPERTY STREET NAME PROPERTY OWNER
RENT-001765 6717 Pine Crest Trail S Guillermo Segui
RENT-002039 6822 Meadow Grass Ln S Jin Hansen
RENT-002271 6996 Pine Crest Trail South GHR LLC
RENT-002272 6732 Meadow Grass Lane South AGR LLC
RENT-003114 8719 Hallmark Ave S Karl Nilssen
RENT-003151 7811 Jorgensen Ave S Mee Lee
RENT-003166 6222 Hedgecroft Ave S Xiqing Li
MULTI-FAMILY:
The View, 7675 Hardwood Avenue: 1 Building, 31 Units
Cottages of Cottage Grove, 8240 East Point Douglas Road: 5 Buildings, 60 Units
Renew at Grove Ridge, 8130 East Point Douglas Road: 2 Buildings, 84 Units
1
City Council Action Request
7.E.
Meeting Date 5/20/2026
Department Administration
Agenda Category Action Item
Title Designating New Polling Locations for Precincts 1 and 7
Staff Recommendation Approve Resolution 2026-079 designating these new polling
locations for Precinct 1 (District Program Center – 8400 East Point
Douglas Road South) and Precinct 7 (Hillside Elementary – 8177
Hillside Trail South).
Budget Implication N/A
Attachments 1. Memo - Elections Primary and General change of location. 2026
2. Resolution 2026-079 - Designating new polling locations for the 2026 Elections
To:
From:
Date:
Subject:
Background:
Details:
Staff Recommendation:
WHEREAS, Minnesota Statute 205A.11 requires the City Council to designate
polling places for each precinct by resolution; and
WHEREAS, construction at certain school facilities has necessitated the
relocation of established polling sites to ensure voter safety and accessibility; and
WHEREAS, the City of Cottage Grove maintains a Joint Powers Agreement with
Washington County to coordinate election services and has consulted with the County
on these changes.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of
Cottage Grove, County of Washington, State of Minnesota, that the following locations
are designated as the official polling places for the following precincts:
• Precinct 1: District Program Center, 8400 East Point Douglas Road South,
Cottage Grove, MN 55016 (Replacing the Park Senior High School location)
• Precinct 7: Hillside Elementary, 8177 Hillside Trail South, Cottage Grove, MN
55016 (Replacing the Pine Hill Elementary location)
BE IT FURTHER RESOLVED, the City Clerk is authorized to update the official
Notice of Election to reflect these changes as follows:
that the Primary Election will be held on Tuesday,
August 11, 2026, and the General Election will be held on Tuesday, November 3, 2026,
between the hours of 7:00 a.m. and 8:00 p.m. Voters will vote at the polling places
regularly established for all City elections as follows:
2 Cottage Grove Middle School 9775 Indian Boulevard South
3 Crestview Elementary 7830 80th Street South
4 District 833 Service Center 7362 East Point Douglas Road South
5 Washington County Service Center 13000 Ravine Parkway South
6 National Guard Armory 8180 Belden Boulevard South
8 Cottage Grove Elementary 7447 65th Street South
__________________________
Myron Bailey, Mayor
1
City Council Action Request
7.F.
Meeting Date 5/20/2026
Department Administration
Agenda Category Action Item
Title Safety Consultant Service Agreement
Staff Recommendation Approve the service agreement with SafeAssure in the amount of
$10,720.75 effective the first day of June 2026 through May 31,
2027.
Budget Implication Included in the self insurance fund.
Attachments 1. Memo- Safety Consultant
2. Safety Consultant Service Agreement (Clean 5.14.26)
3. Exhibit A
Background
For many years, Safe Assure has been a trusted partner in ensuring workplace safety for the
City. Their comprehensive services, outlined in the attached agreement, include:
• Monthly safety training programs to keep employees informed and prepared.
• Regular attendance at Safety Committee meetings to provide expert guidance and
collaborate on initiatives.
• Proactive facility walk-throughs to identify and address potential hazards before
incidents occur.
• Mock OSHA inspections to prepare The City for potential regulatory reviews and
ensure compliance.
• Convenient website hosting for safety data sheets (SDS), offering employees easy
access to critical safety information.
Action Requested
Consider approving the service agreement with SafeAssure in the amount of $10,720.75
effective the first day of June 2026 through May 31, 2027.
To: Honorable Mayor and City Council Members
From: Joe Fischbach, HR Manager
Date: May 11, 2026
Subject: Safety Consultant Service Agreement
3
AGREEMENT FOR PROFESSIONAL SERVICES
THIS AGREEMENT (“Agreement”) is made and executed this 20th day of May, 2026, by and
between the City of Cottage Grove, 12800 Ravine Parkway South, Cottage Grove, Minnesota
55016, (“City”) and SafeAssure Consultants, Inc., 7505 93 rd Avenue NE, Spicer, Minnesota 56288
(“Consultant”).
WHEREAS, the City has accepted the proposal of the Consultant for certain professional Services;
and
WHEREAS, Consultant desires to perform the Services for the City under the terms and conditions
set forth in this Agreement.
NOW THEREFORE, in consideration of the mutual consideration contained herein, it is hereby
agreed as follows:
1.SERVICES.
a.City agrees to engage Consultant as an independent contractor for the purpose of
performing certain professional Services (“Services”), as defined in the following
documents:
i.A proposal is incorporated herein as Exhibit A.
ii.Where terms and conditions of this Agreement and those terms and
conditions included in Exhibit A specifically conflict, the terms of this
Agreement shall apply.
b.Consultant covenants and agrees to provide the Services to the satisfaction of the
City in a timely fashion, as set forth in Exhibit A, subject to Section 7 of this
Agreement.
c.Consultant agrees to comply with all federal, state, and local laws and ordinances
applicable to the Services to be performed under this Agreement. Consultant
represents and warrants that it has the requisite training, skills, and experience
necessary to provide the Services and is appropriately licensed and has obtained all
permits from all applicable agents and governmental entities.
2.PAYMENT.
a.City agrees to pay and Consultant agrees to receiv e and accept payment for Services
in the amount of $10,720.75. Payment in full shall be made within seven (7) days
after execution of this Agreement.
b.Any changes in the scope of the work of the Services that may result in an increase
to the compensation due the Consultant shall require prior written approval by the
4
authorized representative of the City or by the City Council. The City will not pay
additional compensation for Services that do not have prior written authorization.
3.TERM. The term of this Agreement shall commence on the date written in the initial
paragraph of this Agreement and shall terminate on May 31, 2027, unless all agreed upon
tasks have been satisfactorily completed by Consultant or the Agreement is terminated
prior to that date pursuant to Section 4. This Agreement may be extended upon the written
mutual consent of the parties for such additional a period as they deem appropriate, and
upon the same terms and conditions as herein stated.
4.TERMINATION.
a.Termination by Either Party. This Agreement may be terminated by either party
upon thirty (30) days’ written notice delivered to the other party to the addresses
listed in Section 13 of this Agreement. Upon termination under this provision, if
there is no default by the Consultant, Consultant shall be paid for Services rendered
and reimbursable expenses until the effective date of termination.
b.Termination Due to Default. This Agreement may be terminated by either party upon
written notice in the event of substantial failure by the other party to perform in
accordance with the terms of this Agreement. The non-performing party shall have
fifteen (15) calendar days from the date of the termination notice to cure or to submit
a plan for cure that is acceptable to the other party.
5.SUBCONTRACTORS. Consultant shall not enter into subcontracts for any of the Services
provided for in this Agreement without the express written consent of the City, unless
specifically provided for in Exhibit A. The Consultant shall pay any subcontractor involved
in the performance of this Agreement within ten (10) days of the Consultant’s receipt of
payment by the City for undisputed services provided by the subcontractor.
6.STANDARD OF CARE. In performing its Services, Consultant will use that degree of
care and skill ordinarily exercised, under similar circumstances, by reputable members of
its profession in the same locality at the time the Services are provided. No warranty,
express or implied, is made or intended by Consultant’s undertaking herein or its
performance of Services.
7.DELAY IN PERFORMANCE. Neither City nor Consultant shall be considered in default of
this Agreement for delays in performance caused by circumstances beyond the reasonable
control of the nonperforming party. For purposes of this Agreement, such circumstances
include, but are not limited to, abnormal weather conditions; floods; earthquakes; fire;
epidemics; war, riots, and other civil disturbances; strikes, lockouts, work slowdowns, and
other labor disturbances; sabotage; judicial restraint; and inability to procure permits, licenses
or authorizations from any local, state, or federal agency for any of the supplies, materials,
accesses, or services required to be provided by either City or Consultant under this
Agreement. If such circumstances occur, the nonperforming party shall, within a reasonable
time of being prevented from performing, give written notice to the other party describing the
circumstances preventing continued performance and the efforts being made to resume
5
performance of this Agreement. Consultant will be entitled to payment for its reasonable
additional charges, if any, due to the delay.
8. CITY’S REPRESENTATIVE. The City has designated Jennifer Levitt to act as the City’s
representative with respect to the Services to be performed under this Agreement. She shall
have complete authority to transmit instructions, receive information, interpret, and define
the City’s policy and decisions with respect to the Services covered by this Agreement.
9. PROJECT MANAGER AND STAFFING. The Consultant has designated Chadwick
Peterson to be the primary contact for the City in the performance of the Services. He shall
be assisted by other staff members as necessary to facilitate the completion of the Services
in accordance with the terms established herein. Consultant may not remove or replace
these designated staff without the approval of the City.
10. INDEMNIFICATION.
a. Consultant and City each agree to indemnify, and hold harmless each other, its agents
and employees, from and against legal liability for all claims, losses, damages, and
expenses to the extent such claims, losses, damages, or expenses are caused by its
negligent acts, errors, or omissions. In the event claims, losses, damages, or expenses
are caused by the joint or concurrent negligence of Consultant and City, they shall be
borne by each party in proportion to its own negligence.
b. Consultant shall indemnify City against legal liability for damages arising out of
claims by Consultant’s employees. City shall indemnify Consultant against legal
liability for damages arising out of claims by City’s employees.
11. INSURANCE. During the performance of the Services under this Agreement, Consultant
shall maintain the following insurance:
a. General Liability Insurance, with a limit of $2,000,000 for any number of claims
arising out of a single occurrence;
b. Professional Liability Insurance, with a limit of $2,000,000 for any number of
claims arising out of a single occurrence.
c. Workers’ Compensation Insurance in accordance with statutory requirements.
d. Automobile Liability Insurance, with a combined single limit of $2,000,000.
Consultant shall furnish the City with certificates of insurance, which shall include a
provision that such insurance shall not be canceled without written notice to the City. The
City shall be named as an additional insured on the General Liability Insurance policy.
12. OWNERSHIP OF DOCUMENTS. Professional documents, drawings, and specifications
prepared by the Consultant as part of the Services shall become the property of the City
6
when Consultant has been compensated for all Services rendered, provided, however, that
Consultant shall have the unrestricted right to their use. Consultant shall retain its rights
in its standard drawing details, specifications, databases, computer software, and other
proprietary property. Rights to proprietary intellectual property developed, utilized, or
modified in the performance of the Services shall remain the property of the Consultant.
13. NOTICES. Notices shall be communicated to the following addresses:
If to City: City of Cottage Grove
12800 Ravine Parkway South
Cottage Grove, MN 55016
Attention: City Administrator
Or emailed: JLevitt@cottagegrovemn.gov
If to Consultant: SafeAssure Consultants, Inc.
7505 93rd Avenue NE
Spicer, MN 56288
Attention: Chadwick Peterson
Or emailed: chad@safeassure.com
14. INDEPENDENT CONTRACTOR STATUS. All services provided by Consultant, its
officers, agents and employees pursuant to this Agreement shall be provided as employees
of Consultant or as independent contractors of Consultant and not as employees of the City
for any purpose.
15. GENERAL PROVISIONS.
a. Assignment. This Agreement is not assignable without the mutual written
agreement of the parties.
b. Waiver. A waiver by either City or Consultant of any breach of this Agreement shall
be in writing. Such a waiver shall not affect the waiving party’s rights with respect to
any other or further breach.
c. Governing Law. This Agreement shall be construed in accordance with the laws of
the State of Minnesota and any action must be venued in Washington County
District Court.
d. Amendments. Any modification or amendment to this Agreement shall require a
written agreement signed by both parties.
e. Severability. If any term of this Agreement is found be void or invalid, such
invalidity shall not affect the remaining terms of this Agreement, which shall
continue in full force and effect.
7
f. Data Practices Compliance. All data collected by the City pursuant to this
Agreement shall be subject to the Minnesota Government Data Practices Act,
Minnesota Statutes, Chapter 13.
g. Entire Agreement. This Agreement constitutes the entire agreement of the parties
and supersedes all prior communications, understandings and agreements relating
to the subject matter hereof, whether oral or written.
[The remainder of this page is intentionally left blank]
8
CITY OF COTTAGE GROVE
By:
Myron Bailey, Mayor
By:
Tamara Anderson, City Clerk
Date: _____________________________________
9
CONSULTANT
By:
Chadwick W. Peterson, President
Date: _______________________________
Page | 0
WHAT SAFEASSURE
will DO FOR
YOU
INFORMATION
PACKET/PROPOSAL
Page | 1
The United States Department of Labor, Division of Occupational Safety and Health Administration
and the Minnesota Department of Labor, Division of Occupational Safety and Health Administration
require employers to have documented proof of employee training and written procedures for certain
specific standards. The attached addendum and training schedule clarify written and
training requirements.
The required standards that apply to The City of Cottage Grove are listed below:
A.W.A.I.R.
MN Statute 182.653
"An employer covered by this section must establish a written Work-place Accident & Injury program that promotes
safe & healthful working conditions".
BLOODBORNE PATHOGENS
29 CFR 1910.1030
Each employer having an employee(s) with occupational exposure as defined by paragraph (b) of this section shall
establish a written Exposure Control Plan designed to eliminate or minimize employee exposure.
CONFINED SPACE
29 CFR 1910.146
If the employer decides that its employees will enter permit spaces, the employer shall develop and implement a
written permit space program........
CONTROL OF HAZARDOUS ENERGY
29 CFR 1910.147 &
MN Statute 5207.0600
"Procedures shall be developed, documented & utilized for the control of potentially hazardous energy when
employees are engaged in the activities covered by this section".
EMERGENCY ACTION PLAN
29 CFR 1910.35 THRU .38
"The emergency action plan shall be in writing and shall cover the designated actions employers & employees must
take to insure employee safety from fire & other emergencies".
ERGONOMICS
29 CFR PART 1910.900 THRU 1910.944
“Training required for each employee and their supervisors must address signs and symptoms of MSD’s, MSD
hazards and controls used to address MSD hazards.”
EXCAVATIONS/TRENCHING 1926.651 (k)(1)
Daily inspections of excavations, the adjacent areas, and protective systems shall be made by a competent
person for evidence of a situation that could result in possible cave-ins, indications of failure of protective
systems, hazardous atmospheres, or other hazardous conditions.
GENERAL DUTY CLAUSE
PL91-596
"Hazardous conditions or practices not covered in an O.S.H.A. Standard may be covered under section 5(a)(1) of
the act, which states: Each employer shall furnish to each of {their} employees’ employment and a place of
employment which is free from recognized hazards that are causing or are likely to cause death or serious physical
harm to {their} employees."
Page | 2
HAZARD COMMUNICATIONS
29 CFR 1910.1200 &
MN Statute 5206.0100 thru 5206.1200
"Evaluating the potential hazards of chemicals, and communicating information concerning hazards and appropriate
protective measures to employees may include, but is not limited to, provision for: development & maintaining a
written hazard communication program for the work-place..."
LOGGING OPERATIONS 1910.266 (i)(1)
The employer shall provide training for each employee, including supervisors, at no cost to the employee.
MOBILE EARTHMOVING EQUIPMENT
MN RULES 5207.1000
Mobile earth-moving equipment operators and all other employees working on the ground exposed to
mobile earth-moving equipment shall be trained in the safe work procedures pertaining to mobile earth-
moving equipment and in the recognition of unsafe or hazardous conditions.
OCCUPATIONAL NOISE EXPOSURE
29 CFR 1910.95
The employer shall institute a training program for all employees who are exposed to noise at or above an 8-hour
time weighted average of 85 decibels and shall ensure employee participation in such a program.
OVERHEAD CRANES
1910.179(j)(3)
Periodic inspection. Complete inspections of the crane shall be performed at intervals as generally defined in
paragraph (j)(1)(ii)(b) of this section, depending upon its activity…………………
PERSONAL PROTECTIVE EQUIPMENT
1926.95 a)
"Application." Protective equipment, including personal protective equipment for eyes, face, head, and extremities,
protective clothing, respiratory devices, and protective shields and barriers, shall be provided, used, and
maintained in a sanitary and reliable condition wherever it is necessary by reason of hazards of processes or
environment, chemical hazards, radiological hazards, or mechanical irritants encountered in a manner capable of
causing injury or impairment in the function of any part of the body through absorption, inhalation or physical
contact.
POWERED INDUSTRIAL TRUCKS
29 CFR 1910.178
“Only trained and authorized operators shall be permitted to operate a powered industrial truck. Methods shall
be devised to train operators in the safe operation of Powered Industrial Trucks”.
RESPIRATORY PROTECTION
29 CFR 1910.134
Written standard operating procedures governing the selection and use of respirators shall be established.
RECORDING AND REPORTING OCCUPATIONAL INJURIES AND ILLNESSES
29 CFR 1904
"Each employer shall maintain in each establishment a log and summary of all occupational injuries and illnesses
for that establishment............"
Page | 3
In the interest of Quality Safety Management, it may be recommended that written procedures and
documented employee training also be provided for the following Subparts when or if applicable during
the Service Agreement year. (Subparts represent multiple standards)
1910 Subparts
Subpart D - Walking - Working Surfaces
Subpart E - Means of Egress
Subpart F - Powered Platforms, Man-lifts, and Vehicle-Mounted Work Platforms
Subpart G - Occupational Health and Environmental Control
Subpart H - Hazardous Materials
Subpart I - Personal Protective Equipment
Subpart J - General Environmental Controls
Subpart K - Medical and First Aid
Subpart L - Fire Protection
Subpart M - Compressed Gas and Compressed Air Equipment
Subpart N - Materials Handling and Storage
Subpart O - Machinery and Machine Guarding
Subpart P - Hand and Portable Powered Tools and Other Hand-Held Equipment.
Subpart Q - Welding, Cutting, and Brazing.
Subpart S - Electrical
Subpart Z - Toxic and Hazardous Substances
1926 Subparts
Subpart C - General Safety and Health Provisions
Subpart D - Occupational Health and Environmental Controls
Subpart E - Personal Protective and Life Saving Equipment
Subpart F - Fire Protection and Prevention
Subpart G - Signs, Signals, and Barricades
Subpart H - Materials Handling, Storage, Use, and Disposal
Subpart I - Tools - Hand and Power
Subpart J - Welding and Cutting
Subpart K - Electrical
Subpart L - Scaffolds
Subpart M - Fall Protection
Subpart N - Cranes, Derricks, Hoists, Elevators, and Conveyors
Subpart O - Motor Vehicles, Mechanized Equipment, and Marine Operations
Subpart P - Excavations
Subpart V - Power Transmission and Distribution
Subpart W - Rollover Protective Structures; Overhead Protection
Subpart X - Stairways and Ladders
Subpart Z - Toxic and Hazardous Substances
Applicable MN OSHA 5205 Rules
Applicable MN OSHA 5207 Rules
Applicable MN OSHA 5206 Rules (Employee Right to Know)
All training on the programs written by SafeAssure Consultants, Inc. will meet or exceed
State and/or Federal OSHA requirements.
Page | 4
These programs/policies and procedures listed on the addendum do not include the cost of hardware
such as labels, signs, etc. and will be the responsibility of The City of Cottage Grove to obtain as
required to comply with OSHA standards.
Our Service Agreement year will begin on the signing of this Service Agreement. Classroom training
will be accomplished at a time convenient to most employees/management and so selected as to
disrupt the workday as little as possible.
All documents and classroom training produced by SafeAssure Consultants for The City of
Cottage Grove are for the sole and express use by The City of Cottage Grove and its
employees and not to be shared, copied, recorded, filmed or used by any division,
department, subsidiary, or parent organization or any entity whatsoever, without prior
written approval of SafeAssure Consultants.
It is always the practice of SafeAssure Consultants to make modifications and/or additions
to your program when necessary to comply with changing OSHA standards/statutes.
These changes or additions, when made during a Service Agreement year, will be made at
no additional cost to The City of Cottage Grove.
All written programs/services that are produced by SafeAssure Consultants, Inc. are
guaranteed to meet the requirements set forth by MNOSHA/OSHA. SafeAssure
Consultants, Inc. will reimburse The City of Cottage Grove should MNOSHA/OSHA assess
a fine for a deficient or inadequate written program that was produced by SafeAssure
Consultants, Inc. SafeAssure Consultants, Inc. does not take responsibility for financial
loss due to MNOSHA/OSHA fines that are unrelated to written programs mentioned above.
If SafeAssure fails to perform any of the provisions of this Service Agreement or so fails to
administer the work as to endanger the performance of the Service Agreement, such
failure may constitute default. Unless the default is excused by the city, the city may, upon
written notice to the SafeAssure, cancel this agreement in partial or entirety.
As a “full-service client” all time spent consulting, answering questions, correspondence,
and OSHA inspection assistance both on and off site are part of the Service Agreement
services and are included (see also schedule within).
Page | 5
ADDENDUM
SAFETY PROGRAM RECOMMENDATIONS
The City of Cottage Grove
Written Programs & Training
A.W.A.I.R. (A Workplace Accident and Injury Reduction Act)
• review/modify or write site specific program
• documented training of all personnel
• accident investigation
• simulated OSHA inspection
Bloodborne Pathogens
• review/modify or write site specific program
• documented training of all personnel
Chainsaw/Tree Trimming
• review/modify or write site specific program
• documented training of all personnel
Confined Space
• review/modify or write site specific program
• documented training of all personal
Contractors Safety Program
• review/modify or write site specific program
• documented training of all personnel
Cranes-Chains-Slings
• review/modify or write site specific program
• documented training of all personnel (inspections)
Emergency Action Plan
• review/modify or write site specific program
• documented training of all personnel
Employee Right to Know/Hazard Communication
• review/modify or write site specific program
• documented training of all personnel (general and specific training)
• various labeling requirements
• assist with installing and initiating the SDSOnline Database
Ergonomics/Proper Lifting
• review/modify or write site specific program
• documented training of all personnel
o job hazards-recognition
o control steps
o reporting
o management leadership requirements
o employee participation requirements
Fleet Safety/Defensive Driving
• review/modify or write site specific program
• documented training of all personnel
General Safety Requirements (other as required)
• review/modify or write site specific program
• documented training of all personnel
Page | 6
Hearing Conservation (Occupational Noise Exposure)
• review/modify or write site specific program
• documented training of all personnel
• decibel testing and documentation
Lock Out/Tag Out (Control of Hazardous Energy)
• review/modify or write site specific program
• documented training of all personnel
Mobile Earthmoving Equipment
• review/modify or write site specific program
• documented training of all personal
Personal Protective Equipment
• review/modify or write site specific program
• documented training of all personnel
Recordkeeping
• review/modify or write site specific program
• documented training of all personnel
Respiratory Protection
• review/modify or write site specific program
• documented training of all personnel
• Medical Questionnaire/Fit Tests
Trenching/Excavation
• review/modify or write site specific program
• documented training of all personnel
The “SafeAssure Advantage”
• On-Line training available for AWAIR, EAP, ERTK, ERGO/Lifting, Bloodborne, Fire Extinguishers,
Forklift
• Safety Committee Advisor
• Employee Safety Progress Analysis
• SafeAssure “Client Discount Card” from Fastenal Stores or Catalogs
(15% off any item)
• Job Hazard Analysis (JHA for more hazardous tasks/jobs)
• Training manual maintenance
• Safety manual maintenance
• Documented decibel testing
• Documented air quality readings-(CO-as required)
• Documented foot-candle readings (if needed)
• OSHA recordkeeping
• General Duty Clause
• Assistance during an actual OSHA inspection
• General safety recommendations
• “ALERT” data base
• Unlimited consulting services
1
City Council Action Request
7.G.
Meeting Date 5/20/2026
Department Engineering
Agenda Category Action Item
Title Cooperative Agreements - County State Aid Highway 19 (Keats
Avenue South) and 80th Street South
Staff Recommendation 1) Approve the Cooperative Agreement between the City of Cottage
Grove and Washington County for the construction cost of the
Intersection of County State Aid Highway 19 (Keats Avenue South)
and 80th Street South. 2) Approve the Cooperative Agreement
between the City of Cottage Grove and Washington County for
Maintenance of the Intersection of County State Aid Highway 19
(Keats Avenue South) and 80th Street South.
Budget Implication $2,149,128.34 - State Aid funding and Utility Funds
Attachments 1. 01 - Keats Ave 80th Street City County Agreement Memo
2. 02 - CSAH 19 at 80th City Cost Share Agmt_combined
3. 03 - City Maintenance Agree_combined_20260501
To: Honorable Mayor and City Council
Jennifer Levitt, City Administrator
From: Paul Sponholz, PE, City Engineer
Date: May 13, 2026
Re: Cooperative Agreements Between the City of Cottage Grove and Washington
County for Construction Cost and for Maintenance of the Intersection of County
State Aid Highway 19 (Keats Avenue South) and 80th Street South
Background
Washington County, in partnership with the City of Cottage Grove, is advancing an intersection
improvement project at County State Aid Highway (CSAH) 19 (Keats Avenue South) and 80th
Street South in Cottage Grove. The project includes roundabout construction, stormwater
management, lighting upgrades, replacement of signs and pavement markings, and widening of
the Central Greenway Regional Trail from 80th Street South to 85th Street South.
Traffic growth and ongoing residential and commercial development in southern Washington
County have significantly increased demand at this intersection. The existing all-way stop
configuration no longer adequately serves current or projected traffic volumes and creates
operational inefficiencies and safety concerns. Converting to a modern roundabout addresses
capacity, safety, and long-term operational costs.
Washington County advertised for bids and opened bids on April 17. One bid was received from
Meyer Contracting, Inc. for $4,108,932.23 which was under the engineer’s estimate of
$4,566,371.50. On May 12, the County Board awarded the construction contract to Meyer
Contracting. As part of the project, construction cost share and maintenance agreements with
Washington County will need to be executed, which the County Board approved on May 12.
Discussion
Cooperative Agreement for Construction Cost Share
This cooperative agreement for construction outlines the cost participation for the engineering,
construction, and contract administration costs. City construction costs for the project are
determined through Washington County’s construction cost participation policy. The City’s
construction cost share, including engineering, administrative, and other costs, is estimated at
$2,149,128.34 with a total project cost estimated at $5,103,143.57. Washington County is funding
the remainder.
These breakdowns and the cost share policy are consistent with previous City/County cooperative
projects. These numbers are based on the actual bid prices for the construction work.
Honorable Mayor, City Council, and Jennifer Levitt
Cooperative Agreement for Maintenance
The cooperative agreement for maintenance outlines the each agency’s responsibilities for future
maintenance of the improvements to be constructed as part of this project. Per the agreement,
the City will own and maintain improvements in the 80th Street right of way including pavement,
curb and gutter, storm sewer and trails. The city will own and maintain all municipal utilities and
lighting. The City will perform snow and ice clearing of trails and maintain landscaping and
boulevard areas for the entire area. The County will own and maintain the pavement, curb and
gutter, storm sewer and trails in the County right of way. The County will own the stormwater basin
and provide minor maintenance for it, but the City will participate in the cost of major maintenance.
The county will own the county lighting system, but the city will pay for electrical service and
maintain the paint on the system. These conditions are consistent with past maintenance
agreements with Washington County.
Recommendation
Staff recommend that the City Council:
1. Approve the Cooperative Agreement between the City of Cottage Grove and Washington
County for Construction Cost of the Intersection of County State Aid Highway 19 (Keats
Avenue South) and 80th Street South
2. Approve the Cooperative Agreement between the City of Cottage Grove and Washington
County for Maintenance of the Intersection of County State Aid Highway 19 (Keats Avenue
South) and 80th Street South
Page 1 of 8
COOPERATIVE AGREEMENT BETWEEN THE CITY OF
COTTAGE GROVE AND WASHINGTON COUNTY FOR CONSTRUCTION
COST OF COUNTY STATE AID HIGHWAY (CSAH) 19
THIS AGREEMENT (Agreement), by and between the City of Cottage Grove, a municipal corporation, herein
after referred to as the "City", and Washington County, a political subdivision of the State of Minnesota,
hereinafter referred to as the "County.”
WITNESSETH:
WHEREAS, the County intends to design, construct, and maintain intersection improvements County State Aid
Highway 19 (CSAH 19) at 80th St in the City of Cottage Grove, hereinafter referred to as the “Project”; and
WHEREAS, items included in the Project require City cost participation in accordance with “Washington County
Cost Participation Policy #8001 for Cooperative Highway Improvement Projects”; and
WHEREAS, the City desires to use local and State Aid funds for these improvements; and
WHEREAS, the County desires to use State Aid funds for these improvements; and
WHEREAS, a cooperative effort between the City and County is the appropriate method to facilitate the
construction of these transportation improvements; and
WHEREAS, this Agreement is made pursuant to statutory authority contained in Minnesota Statute §162.17
sub.1 and Minnesota Statute §471.59.
NOW THEREFORE, IT IS HEREBY MUTUALLY AGREED AS FOLLOWS:
A. PURPOSE
The purpose of this Agreement is set forth in the above whereas clauses which are all incorporated by
reference as if fully set forth herein and shall consist of this Agreement, Exhibit A (Location Map), Exhibit B
(Cost Splits Figure), and Exhibit C (Cost Splits Table).
B. PLANS AND SPECIFICATION PREPARATION
1. The County shall be responsible for the preparation of all the plans and specifications for the Project,
including but not limited to, compliance with all applicable standards and policies and obtaining all
approvals required in formulating the bid specifications for all County and City components of this
Project.
2. The following County project number has been assigned to the Project: SAP 082-619-033 (CSAH 19).
3. The following City project number has been assigned to the Project: SAP 180-102-021 (80th St S).
C. RIGHT OF WAY AND EASEMENTS
1. The County shall acquire all permanent rights of way, permanent easements, and temporary slope
easements, which will be acquired in the name of the County.
WASHINGTON COUNTY
CONTRACT NO. 18148
DEPT. PUBLIC WORKS
DIVISION TRANSPORTATION
TERM SIGNATURE – END OF PROJECT
Page 2 of 8
2. Any rights of way, permanent easements, and temporary slope easements that cannot be obtained
through negotiation will be acquired by the County through eminent domain proceedings.
D. ADVERTISEMENT AND AWARD OF CONTRACT
After plans and specifications have been approved by the County, all permits and approvals obtained, and
acquisition of necessary rights-of-way and easements, the County shall advertise for construction bids and
at the sole discretion of the County award the contract to the lowest responsible bidder subject only to the
final consent of the City for costs relating to any elements for which the City is requested to pay only for the
purposes of ensuring costs are within reasonable market parameters. City consent shall be received within
seven (7) days after bid opening and may not be unreasonably conditioned, withheld, or delayed.
E. CONSTRUCTION ADMINISTRATION, INSPECTION, STAKING, AND TESTING
The County shall be responsible for the construction administration, inspection, staking, observation and
testing for all roadway related construction items. For City utility items, the County shall be responsible for
construction administration and staking and the City shall be responsible for inspection and testing. For
landscaping items, the County shall be responsible for construction administration and staking and the City
shall be responsible for inspection.
F. COST PARTICIPATION ITEMS AND ESTIMATED COSTS
The City hereby agrees to be bound by the costs as outlined in this Agreement. Estimates of the City’s cost
participation is set forth in Table 1 and is broken down into six categories which are: 1) Construction; 2)
Design Engineering; 3) Construction Engineering/Contract Administration; 4) Right of Way; 5) County-
Furnished Material; and 6) Miscellaneous.
1. Construction
Construction costs shall be the cost to construct the Project. The County has prepared a cost split map
hereto attached as Exhibit B and a cost split table hereto attached as Exhibit C, which reflects the low
bid contractor’s prices. The City shall pay to the County its share of the total cost as shown in Exhibit C
and set forth in Table 1.
a. City Utilities
City utility costs incurred for the Project include the City of Cottage Grove watermain
extension across CSAH 19, which shall be the responsibility of the City. Final construction
costs will be based on the contractor's unit prices and the quantities constructed.
b. Landscaping and Aesthetic Amenities
Landscaping and aesthetic amenities incurred for the Project include landscaping and
irrigation in the roundabout center and street lighting installation along 80th St S, which shall
be the responsibility of the City. Actual construction costs will be based on the contractor's
unit prices and the quantities constructed.
2. Design Engineering
Design engineering costs shall be the professional design engineering services, project coordination,
preparation of plans and specifications, stakeholder engagement, geotechnical investigation, and other
administrative functions necessary for the Project. Based on the City’s share of the construction cost,
the City’s estimated prorated cost of design engineering for the entire Project is set forth in Table 1.
After Project completion, Exhibit C and Table 1 will be updated to reflect the final actual design
engineering cost.
3. Construction Engineering/Contract Administration
Construction engineering/contract administration costs shall be construction observation, construction
testing, construction administration, staking, conducting and recording the pre-bid, pre-construction
Page 3 of 8
and weekly construction meetings, reviewing monthly pay estimates, labor compliance, and other
administrative functions necessary for the Project. Construction engineering/contract administration is
8% of the construction cost. The City shall pay 8% of the City’s share of the construction cost for
construction engineering/contract administration as set forth in Table 1. After the County has awarded
the construction contract, Exhibit C and Table 1 will be updated to reflect the final construction
engineering/contract administration cost.
4. Right of Way
Right of way costs incurred for the Project include title work fees and temporary easements. The City
shall pay 55% of the final right of way cost. The final amount is set forth in Table 1.
5. County-Furnished Materials
For this project, County-furnished material costs are anticipated to only include street name signs which
are separately procured outside of the construction contract and installed within the Project limits.
Since the only anticipated County-furnished materials for the Project include permanent signage, the
County shall solely be responsible for the cost. The estimated amount is set forth in Table 1.
6. Miscellaneous
a. City of Cottage Grove Rate Control Mitigation Payment
The Project is exceeding Cottage Grove’s stormwater treatment requirement for the unit peak
outflow rate in the Project area. The Project team agreed that the County will pay the City for
the additional stormwater treatment facility earthwork cost (in Project year dollars) to
contribute to a future developer’s efforts.
b. South Washington Watershed District (SWWD) Total Phosphorus Loading Mitigation Payment
The Project is exceeding SWWD’s allowable total phosphorus loading rate. The Project team
agreed that the County will purchase Total Phosphorus credits at a cost of $5,000/pound.
c. Pavement Core Sampling
The County utilized the City’s contractor to collect pavement cores for additional geotechnical
investigation in the CSAH 19 paved shoulders. The County shall be responsible for these costs.
Page 4 of 8
The costs and shares attributable to the City and payable to the County as shown in Table 1 are merely based on
the estimated quantities and a final reconciliation of costs as set forth in Section G below shall be done at the
end of the Project. Actual City costs and shares are based on the following:
a. Construction shall be based on the contractor's unit prices and final quantities at Project
completion including all contract changes.
b. Design engineering shall be based on the consultant cost at Project completion including all
contract changes.
c. Construction engineering/contract administration shall be based on the contractor’s unit prices
and final quantities at Project completion including all contract changes and liquidated damages.
d. Right of way shall be based on the final costs to acquire right of way.
e. County-furnished material shall be based on the final costs to acquire County-furnished
material.
G. PAYMENT
1. Construction and Construction Engineering/Contract Administration
a. After the County has awarded the construction contract, the County shall update Exhibit C to
conform the Exhibit to the amounts in the awarded bid and shall invoice the City 10 percent of the
City's estimated construction and construction engineering/contract administration cost based on
the updated Exhibit C.
b. During construction, the County shall submit to the City partial estimates of work performed by the
contractor. The City shall pay to the County its share of the partial estimate as determined in Section
F.
c. Upon substantial completion of the work the County shall submit to the City a final invoice and final
reconciliation of costs. The reconciliation will add or subtract contract amendments to the City’s
Project components, adjustments for liquidated damages pursuant to Section I., and previous
Project cost payments made by the City to the County.
TABLE 1 – CITY COST SPLITS
City of Cottage Grove Cost Summary
ITEM TOTAL COST CITY
SHARE CITY COST
Construction $4,108,932.24 See Exhibit C $1,780,881.27
Design Engineering $593,396.80
Prorated % of
Construction
Cost Share
$272,962.53
Construction Engineering/Contract Administration $299,274.07
8% of
Construction
Cost Share
$142,470.50
Right of Way $15,390.00 55% $8,464.50
County-Furnished Materials $1,600.00 0% $0.00
Miscellaneous
• City of Cottage Grove Rate Control
Mitigation Payment $55,350.46 0% -$55,350.46
• South Washington Watershed District Total
Phosphorus Loading Payment $28,900.00 0% $0.00
• Pavement Core Sampling $300.00 0% -$300.00
TOTAL ESTIMATED COST $5,103,143.57 $2,149,128.34
Page 5 of 8
2. The costs set forth in Table 1 for design engineering and right of way shall be separate line items on the
invoice and paid by the City on a reimbursable basis.
3. In the event that the City paid more in advance than the actual cost of the City’s portion of the Project,
the County shall refund without interest the amount to the City with the final invoice and reconciliation,
or within thirty (30) of a request by the City for reimbursement which is accompanied by supporting
documentation.
4. The City shall pay 100 percent of an invoice amount within thirty (30) days of receipt.
H. CONTRACT CHANGES
Any modifications or additions to the final approved plans and/or specifications of the Project shall be made
part of the construction contract through a written amendment to the construction contract and the cost
for such changes shall be appropriated as set forth in Section F of this Agreement.
I. LIQUIDATED DAMAGES
Any liquidated damages assessed to the contractor in connection with the work performed on the Project
shall be used to adjust the project completion costs thus adjusting the City’s construction
engineering/contract administration costs as previously stated.
J. CONDITIONS
The City shall not assess or otherwise recover any portion of its cost for this Project through special
assessment of County-owned property.
K. CIVIL RIGHTS AND NON-DISCRIMINATION
The provisions of Minnesota Statute § 181.59 and of any applicable ordinance relating to civil rights and
discrimination shall be considered part of this Agreement as if fully set further herein, and shall be part of
any Agreement entered into by the parties with any contractor subcontractor, or material suppliers.
L. WORKERS COMPENSATION
It is hereby understood and agreed that any and all employees of the City and all other persons employed by
the City in the performance of construction and/or construction engineering work or services required or
provided for under this Agreement shall not be considered employees of the County and that any and all
claims that may or might arise under the Worker’s Compensation Act of the State of Minnesota on behalf of
said employees while so engaged and any and all claims made by any third parties as a consequence of any
act or omission on the part of said City employees while so engaged on any of the construction and/or
construction engineering work or services to be rendered herein shall in no way be the obligation or
responsibility of the County.
It is hereby understood and agreed that any and all employees of the County and all other persons
employed by the County in the performance of construction and/or construction engineering work or
services required or provided for under this Agreement shall not be considered employees of the City and
that any and all claims that may or might arise under the Worker’s Compensation Act of the State of
Minnesota on behalf of said employees while so engaged and any and all claims made by any third parties as
a consequence of any act or omission on the part of said County employees while so engaged on any of the
construction and/or construction engineering work or services to be rendered herein shall in no way be the
obligation or responsibility of the City.
M. INDEMNIFICATION
1. The City agrees that it will defend, indemnify and hold harmless the County against any and all liability,
loss, damages, costs and expenses which the County may hereafter sustain, incur or be required to pay
by reason of any negligent act by the City, its agents, officers or employees during the performance of
Page 6 of 8
this Agreement.
2. The County agrees that it will defend, indemnify and hold harmless the City against any and all liability,
loss, damages, costs and expenses which the City may hereafter sustain, incur or be required to pay by
reason of any negligent act by the County, its agents, officers or employees during the performance of
this Agreement.
3. To the fullest extent permitted by law, actions by the parties to this Agreement are intended to be and
shall be construed as a “cooperative activity” and it is the intent of the parties that they shall be deemed
a “single governmental unit” for the purposes of liability, as set forth in Minnesota Statutes, Section
471.59, subd. 1a.(b). The parties to this Agreement are not liable for the acts or omissions of another
party to this Agreement except to the extent they have agreed in writing to be responsible for the acts
or omissions of the other parties as provided for in Section 471.59, subd. 1a.
4. Each party’s liability shall be governed by the provisions of Minnesota Statutes, Chapter 466 and other
applicable law. The parties agree that liability under this Agreement is controlled by Minnesota Statute
471.59, subdivision 1a. and that the total liability for the parties shall not exceed the limits on
governmental liability for a single unit of government as specified in 466.04, subdivision 1(a).
N. DATA PRACTICES
All data collected, created, received, maintained, disseminated, or used for any purposes in the course of
this Agreement is governed by the Minnesota Government Data Practices Act, Minnesota Statutes 1984,
Section 13.01, et seq. or any other applicable state statutes and state rules adopted to implement the Act,
as well as state statutes and federal regulations on data privacy.
O. TERM
This Agreement shall commence on the date both parties have fully executed the Agreement and shall remain
in full force and effect until terminated by mutual written agreement of the parties or pursuant to Section P
herein.
P. TERMINATION
This Agreement may be terminated by either party upon written notice in the event of substantial failure by
the other party to perform in accordance with the terms of this Agreement. The non-performing party shall
have fifteen (15) calendar days from the date of the termination notice to cure or to submit a plan for cure
that is acceptable to the other party.
Q. DELAY IN PERFORMANCE
Neither City nor County shall be considered in default of this Agreement for delays in performance caused by
circumstances beyond the reasonable control of the nonperforming party. For purposes of this Agreement,
such circumstances include, but are not limited to, abnormal weather conditions; floods; earthquakes; fire;
epidemics; war, riots, and other civil disturbances; strikes, lockouts, work slowdowns, and other labor
disturbances; sabotage; judicial restraint; and inability to procure permits, licenses or authorizations from any
local, state, or federal agency for any of the supplies, materials, accesses, or services required to be provided
by either City or County under this Agreement. If such circumstances occur, the nonperforming party shall,
within a reasonable time of being prevented from performing, give written notice to the other party describing
the circumstances preventing continued performance and the efforts being made to resume performance of
Page 7 of 8
this Agreement.
R. ASSIGNMENT
This Agreement is not assignable without the mutual written agreement of the parties.
S. AMENDMENTS
Any modification or amendment to this Agreement shall require a written agreement signed by both parties.
T. GOVERNING LAW
This Agreement shall be construed in accordance with the laws of the State of Minnesota and any action must
be venued in Washington County District Court.
U. ENTIRE AGREEMENT
This Agreement constitutes the entire agreement of the parties and supersedes all prior communications,
understandings, and agreements relating to the subject matter hereof, whether oral or written.
V. COUNTERPARTS
This Agreement may be executed in counterparts.
W. SEVERABILITY
If any provision or provisions of this Agreement are held to be invalid, illegal, or unenforceable, the validity,
legality, and enforceability of the remaining provisions shall not be affected.
IN TESTIMONY WHEREOF the parties have duly executed this Agreement by their duly authorized officers.
WASHINGTON COUNTY
Chair Date
Board of Commissioners
Kevin Corbid Date
County Administrator
Approved as to form:
Assistant County Attorney Date
Page 8 of 8
CITY OF COTTAGE GROVE
Myron Bailey
Mayor
Tamara Anderson
City Clerk
Date
DRAWN BY:
DESIGNER:
DESIGN TEAM
CHECKED BY:
REVISIONSNO.BY DATE
FILE NO.
Printed Name:
Licensed Professional Engineer
Lic. No.
Date:
the laws of the State of Minnesota.
supervision and that I am a duly Licensed Professional Engineer under
WASHC-178173
#SUBDATE#
WASHINGTON COUNTY, MN
$T$S.A.P. 180-102-021 (80TH ST. S.)
C.S.A.H. 19 / 80TH ST. S. RABJLL
MRB
LJJ
OFLUKE J. JOHNSON
57103
S.A.P. 082-619-033 (C.S.A.H. 19)
MATCHLINE SEE RIGHT
MATCHLINE SEE LEFT
200
SCALE IN FEET
COST SPLITS FIGURE
1
1
LEGEND
SAP 082-619-033
50% SAP 180-102-021
50% SAP 082-619-033
100% SAP 180-102-021
64% SAP 180-102-021
36% SAP 082-619-033
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85TH ST. S.
CSAH 19
80TH ST. S.80TH ST. S.
CSAH 19
CSAH 19
EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST.
QUANT.EST. COST
-$
2021.501 MOBILIZATION LUMP SUM 410,893.22$ 1 410,893.22$ 0.52 213,664.47$ 0.02 8,217.86$ 0.35 143,812.63$ 0.03 12,326.80$ 0.08 32,871.46$ -$
-$
2101.502 GRUBBING EACH 200.00$ 9 1,800.00$ 6 1,200.00$ -$ 3 600.00$ -$ -$ -$
2101.505 GRUBBING ACRE 13,000.00$ 0.10 1,300.00$ 0.10 1,300.00$ -$ -$ -$ -$ -$
-$
2102.503 PAVEMENT MARKING REMOVAL LIN FT 0.80$ 2230 1,784.00$ 1660 1,328.00$ -$ 570 456.00$ -$ -$ -$
-$
2104.502 REMOVE SIGN EACH 25.00$ 28 700.00$ 16 400.00$ -$ 12 300.00$ -$ -$ -$
2104.502 REMOVE HANDHOLE EACH 325.00$ 2 650.00$ -$ -$ 2 650.00$ -$ -$ -$
2104.502 REMOVE LIGHT FOUNDATION EACH 654.49$ 2 1,308.98$ -$ -$ 2 1,308.98$ -$ -$ -$
2104.502 SALVAGE CASTING EACH 392.47$ 2 784.94$ 1 392.47$ -$ 1 392.47$ -$ -$ -$
2104.502 SALVAGE HYDRANT AND VALVE EACH 1,135.47$ 1 1,135.47$ -$ -$ -$ -$ 1 1,135.47$ -$
2104.502 SALVAGE LIGHTING UNIT EACH 750.00$ 2 1,500.00$ -$ -$ 2 1,500.00$ -$ -$ -$
2104.502 SALVAGE SIGN EACH 25.00$ 4 100.00$ 2 50.00$ -$ 2 50.00$ -$ -$ -$
2104.502 SALVAGE SIGN PANEL EACH 25.00$ 1 25.00$ -$ -$ 1 25.00$ -$ -$ -$
-$
2104.503 SAWING BITUMINOUS PAVEMENT (FULL DEPTH)LIN FT 1.85$ 2478 4,584.30$ 1245 2,303.25$ -$ 1233 2,281.05$ -$ -$ -$
2104.503 REMOVE PIPE CULVERTS LIN FT 17.31$ 433 7,495.23$ 241 4,171.71$ -$ 192 3,323.52$ -$ -$ -$
2104.503 REMOVE WATER MAIN LIN FT 36.29$ 12 435.48$ -$ -$ -$ -$ 12 435.48$ -$
2104.503 REMOVE SEWER PIPE (STORM)LIN FT 23.09$ 29 669.61$ 14 323.26$ -$ 15 346.35$ -$ -$ -$
2104.503 REMOVE CURB AND GUTTER LIN FT 2.19$ 1477 3,234.63$ 210 459.90$ -$ 1267 2,774.73$ -$ -$ -$
2104.503 REMOVE FIBER OPTIC CABLE LIN FT 0.75$ 2546 1,909.50$ 2546 1,909.50$ -$ -$ -$ -$ -$
-$
2104.504 REMOVE BITUMINOUS DRIVEWAY PAVEMENT SQ YD 7.03$ 91 639.73$ 24 168.72$ -$ 67 471.01$ -$ -$ -$
2104.504 REMOVE BITUMINOUS PAVEMENT SQ YD 5.05$ 17052 86,112.60$ 9955 50,272.75$ -$ 7097 35,839.85$ -$ -$ -$
2104.518 REMOVE BITUMINOUS WALK SQ FT 0.45$ 36338 16,352.10$ 27405 12,332.25$ -$ 8933 4,019.85$ -$ -$ -$
2104.518 REMOVE CONCRETE WALK SQ FT 0.90$ 678 610.20$ 377 339.30$ -$ 301 270.90$ -$ -$ -$
-$
2104.602 REMOVE SIGN SPECIAL EACH 3,500.00$ 1 3,500.00$ 1 3,500.00$ -$ -$ -$ -$ -$
-$
2106.507 EXCAVATION - COMMON CU YD 11.54$ 9790 112,976.60$ 6728 77,641.12$ -$ 3062 35,335.48$ -$ -$ -$
2106.507 EXCAVATION - ROCK CU YD 80.98$ 54 4,372.92$ -$ -$ 54 4,372.92$ -$ -$ -$
2106.507 EXCAVATION - MUCK CU YD 20.01$ 5357 107,193.57$ 3612 72,276.12$ -$ 1745 34,917.45$ -$ -$ -$
2106.507 EXCAVATION - SUBGRADE CU YD 8.67$ 7298 63,273.66$ 5109 44,295.03$ -$ 2189 18,978.63$ -$ -$ -$
2106.507 SELECT GRANULAR EMBANKMENT (CV)CU YD 21.67$ 9743 211,130.81$ 6092 132,013.64$ -$ 3651 79,117.17$ -$ -$ -$
2106.507 COMMON EMBANKMENT (CV)CU YD 10.45$ 6356 66,420.20$ 3366 35,174.70$ -$ 2990 31,245.50$ -$ -$ -$
2106.607 SELECT GRANULAR EMBANKMENT SPECIAL (CV)CU YD 18.60$ 5357 99,640.20$ 3612 67,183.20$ -$ 1745 32,457.00$ -$ -$ -$
-$
2108.504 GEOTEXTILE FABRIC TYPE 3 SQ YD 2.52$ 142 357.84$ 52 131.04$ -$ 90 226.80$ -$ -$ -$
2108.604 GEOTEXTILE FABRIC TYPE 5 SQ YD 3.65$ 5456 19,914.40$ 3678 13,424.70$ -$ 1778 6,489.70$ -$ -$ -$
-$
2111.519 TEST ROLLING ROAD STA 85.39$ 24 2,049.36$ 15 1,280.85$ -$ 9 768.51$ -$ -$ -$
-$
2118.607 AGGREGATE SURFACING (LV), CLASS 1 MODIFIED CU YD 104.84$ 122 12,790.48$ 122 12,790.48$ -$ -$ -$ -$ -$
2118.609 AGGREGATE SURFACING CLASS 2 SPECIAL (LIMEROCK)TON 34.32$ 130 4,461.60$ 22 755.04$ -$ 108 3,706.56$ -$ -$ -$
2118.609 AGGREGATE SURFACING SPECIAL TON 39.29$ 50 1,964.50$ 50 1,964.50$ -$ -$ -$ -$ -$
-$
2123.610 STREET SWEEPER (WITH PICKUP BROOM)HOUR 185.00$ 50 9,250.00$ 25 4,625.00$ -$ 25 4,625.00$ -$ -$ -$
-$
2211.507 AGGREGATE BASE (CV) CLASS 5 CU YD 35.34$ 4864 171,893.76$ 3051 107,822.34$ -$ 1813 64,071.42$ -$ -$ -$
2211.604 AGGREGATE BASE SPECIAL SQ YD 10.93$ 2259 24,690.87$ 2259 24,690.87$ -$ -$ -$ -$ -$
-$
2231.509 BITUMINOUS PATCHING MIXTURE TON 185.00$ 50 9,250.00$ 25 4,625.00$ -$ 25 4,625.00$ -$ -$ -$
-$
2301.502 DOWEL BAR EACH 15.35$ 3492 53,602.20$ 1882 28,888.70$ -$ 1610 24,713.50$ -$ -$ -$
2301.504 CONCRETE PAVEMENT 8.0"SQ YD 86.85$ 5292 459,610.20$ 2845 247,088.25$ -$ 2447 212,521.95$ -$ -$ -$
2301.508 SUPPLEMENTAL PAVEMENT REINFORCEMENT POUND 3.25$ 5696 18,512.00$ 2295 7,458.75$ -$ 3401 11,053.25$ -$ -$ -$
-$
2331.603 JOINT ADHESIVE LIN FT 1.71$ 2226 3,806.46$ 1416 2,421.36$ -$ 810 1,385.10$ -$ -$ -$
-$
2360.504 TYPE SP 12.5 WEARING COURSE MIXTURE (3;B) 3.0" THICK SQ YD 40.00$ 47 1,880.00$ -$ -$ 47 1,880.00$ -$ -$ -$
2360.509 TYPE SP 12.5 NON WEARING COURSE MIXTURE (3, B)TON 80.00$ 1919 153,520.00$ 1106 88,480.00$ -$ 813 65,040.00$ -$ -$ -$
2360.509 TYPE SP 12.5 WEARING COURSE MIXTURE (3, C)TON 92.50$ 1274 117,845.00$ 916 84,730.00$ -$ 358 33,115.00$ -$ -$ -$
-$
2451.507 FINE FILTER AGGREGATE (CV)CU YD 61.61$ 187 11,521.07$ 123 7,578.03$ -$ 64 3,943.04$ -$ -$ -$
2451.507 COARSE AGGREGATE BEDDING (CV)CU YD 91.45$ 55 5,029.75$ -$ 55 5,029.75$ -$ -$ -$ -$
2451.607 IMPERVIOUS BACKFILL (CV)CU YD 60.35$ 356 21,484.60$ 129 7,785.15$ -$ 227 13,699.45$ -$ -$ -$
-$
2501.502 15" RC PIPE APRON EACH 1,542.35$ 2 3,084.70$ -$ -$ -$ 2 3,084.70$ -$ -$
2501.502 18" RC PIPE APRON EACH 2,057.75$ 16 32,924.00$ 8 16,462.00$ 1 2,057.75$ 6 12,346.50$ 1 2,057.75$ -$ -$
-$
100% 3M
ITEM DESCRIPTIONITEM
NO.UNITS UNIT
COST
TOTAL
ESTIMATED
QUANTITY
ROADWAY ROADWAY
100% CITY OF
COTTAGE GROVE
CITY SAP 180-102-021
STORM SEWER
COUNTY SAP 082-619-033
STORM SEWERTOTAL
ESTIMATED
COST
CSAH19 (KEATS AVE) / 80TH ST ROUNDABOUT: LOW BID
Page 1 of 4
EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST.
QUANT.EST. COST
100% 3M
ITEM DESCRIPTIONITEM
NO.UNITS UNIT
COST
TOTAL
ESTIMATED
QUANTITY
ROADWAY ROADWAY
100% CITY OF
COTTAGE GROVE
CITY SAP 180-102-021
STORM SEWER
COUNTY SAP 082-619-033
STORM SEWERTOTAL
ESTIMATED
COST
CSAH19 (KEATS AVE) / 80TH ST ROUNDABOUT: LOW BID
2501.503 18" RC PIPE CULVERT DESIGN 3006 CLASS V LIN FT 68.99$ 318 21,938.82$ 195 13,453.05$ -$ 123 8,485.77$ -$ -$ -$
-$
2502.502 4" PRECAST CONCRETE HEADWALL EACH 658.52$ 4 2,634.08$ 3 1,975.56$ -$ 1 658.52$ -$ -$ -$
2502.503 4" TP PIPE DRAIN LIN FT 20.39$ 30 611.70$ 14 285.46$ -$ 16 326.24$ -$ -$ -$
2502.503 6" PVC PIPE DRAIN LIN FT 56.45$ 10 564.50$ 4 225.80$ -$ 6 338.70$ -$ -$ -$
2502.503 4" PERF TP PIPE DRAIN LIN FT 11.53$ 3915 45,139.95$ 2829 32,618.37$ -$ 1086 12,521.58$ -$ -$ -$
2502.503 6" PERF PVC PIPE DRAIN LIN FT 13.24$ 212 2,806.88$ 77 1,019.48$ -$ 135 1,787.40$ -$ -$ -$
2502.602 6" PVC PIPE DRAIN CLEANOUT EACH 458.43$ 5 2,292.15$ 2 916.86$ -$ 3 1,375.29$ -$ -$ -$
-$
2503.503 15" RC PIPE SEWER DESIGN 3006 CLASS V LIN FT 67.73$ 804 54,454.92$ -$ 433 29,327.09$ -$ 371 25,127.83$ -$ -$
2503.503 18" RC PIPE SEWER DESIGN 3006 CLASS V LIN FT 74.83$ 186 13,918.38$ -$ 15 1,122.45$ -$ 171 12,795.93$ -$ -$
2503.601 FORCE MAIN RELOCATION LUMP SUM 302,546.51$ 302,546.51$ -$ -$ -$ -$ -$ 1 302,546.51$
2503.602 CONSTRUCT BULKHEAD EACH 644.06$ 1 644.06$ 1 644.06$ -$ -$ -$ -$ -$
2503.603 PLUG FILL AND ABANDON PIPE SEWER LIN FT 90.89$ 29 2,635.81$ -$ 15 1,363.35$ -$ 14 1,272.46$ -$ -$
-$
2504.601 IRRIGATION SYSTEM LUMP SUM 54,168.00$ 1 54,168.00$ -$ -$ -$ -$ 1 54,168.00$ -$
-$
2504.602 CONNECT TO EXISTING WATER MAIN EACH 2,270.96$ 1 2,270.96$ -$ -$ -$ -$ 1 2,270.96$ -$
2504.602 INSTALL HYDRANT AND VALVE EACH 8,522.06$ 1 8,522.06$ -$ -$ -$ -$ 1 8,522.06$ -$
2504.602 2" CORPORATION STOP EACH 1,488.74$ 1 1,488.74$ -$ -$ -$ -$ 1 1,488.74$ -$
2504.602 24" GATE VALVE AND BOX EACH 40,513.75$ 1 40,513.75$ -$ -$ -$ -$ 1 40,513.75$ -$
2504.602 6" GATE VALVE EACH 3,055.73$ 1 3,055.73$ -$ -$ -$ -$ 1 3,055.73$ -$
2504.602 2" CURB STOP AND BOX EACH 1,681.15$ 1 1,681.15$ -$ -$ -$ -$ 1 1,681.15$ -$
-$
2504.603 2" TYPE K COPPER PIPE LIN FT 140.32$ 16 2,245.12$ -$ -$ -$ -$ 16 2,245.12$ -$
2504.603 24" WATERMAIN DUCTILE IRON CL 52 LIN FT 148.53$ 290 43,073.70$ -$ -$ -$ -$ 290 43,073.70$ -$
2504.603 36" STEEL CASING PIPE LIN FT 483.55$ 124 59,960.20$ -$ -$ -$ -$ 124 59,960.20$ -$
2504.604 4" INSULATION SQ YD 1,018.57$ 14 14,259.98$ -$ -$ -$ -$ 14 14,259.98$ -$
2504.608 DUCTILE IRON FITTINGS POUND 18.73$ 2494 46,712.62$ -$ -$ -$ -$ 2494 46,712.62$ -$
-$
2506.502 CONSTRUCT DRAINAGE STRUCTURE DESIGN SPECIAL EACH 7,723.75$ 1 7,723.75$ -$ -$ -$ 1 7,723.75$ -$ -$
2506.502 CASTING ASSEMBLY EACH 1,643.40$ 11 18,077.40$ -$ 4 6,573.60$ -$ 7 11,503.80$ -$ -$
2506.502 INSTALL CASTING EACH 911.28$ 2 1,822.56$ 1 911.28$ -$ 1 911.28$ -$ -$ -$
2506.502 ADJUST FRAME AND RING CASTING EACH 915.55$ 2 1,831.10$ 2 1,831.10$ -$ -$ -$ -$ -$
-$
2506.503 CONSTRUCT DRAINAGE STRUCTURE DESIGN H LIN FT 522.89$ 12.5 6,536.13$ -$ 3.1 1,620.96$ -$ 9.4 4,915.17$ -$ -$
2506.503 CONSTRUCT DRAINAGE STRUCTURE DESIGN SD-72 LIN FT 1,995.16$ 3.5 6,983.06$ -$ -$ -$ 3.5 6,983.06$ -$ -$
2506.503 CONSTRUCT DRAINAGE STRUCTURE DESIGN 48-4020 LIN FT 866.99$ 24.6 21,327.96$ -$ 11.3 9,796.99$ -$ 13.3 11,530.97$ -$ -$
-$
2506.602 CASTING ASSEMBLY SPECIAL EACH 1,907.31$ 1 1,907.31$ -$ -$ -$ -$ 1 1,907.31$ -$
-$
2511.504 GEOTEXTILE FILTER TYPE 4 SQ YD 3.65$ 190 693.50$ -$ -$ 26 94.90$ 26 94.90$ 138 503.70$ -$
2511.507 RANDOM RIPRAP CLASS III CU YD 163.80$ 12 1,965.60$ -$ -$ 6 982.80$ 6 982.80$ -$ -$
-$
2521.518 3" CONCRETE WALK SQ FT 7.15$ 254 1,816.10$ -$ -$ 254 1,816.10$ -$ -$ -$
2521.518 4" CONCRETE WALK SQ FT 5.35$ 9449 50,552.15$ 4930 26,375.50$ -$ 4519 24,176.65$ -$ -$ -$
2521.518 6" CONCRETE WALK SQ FT 14.55$ 3073 44,712.15$ 1597 23,236.35$ -$ 1476 21,475.80$ -$ -$ -$
2521.518 3" BITUMINOUS WALK SQ FT 1.70$ 42382 72,049.40$ 33778 57,422.60$ -$ 8604 14,626.80$ -$ -$ -$
2521.602 DRILL AND GROUT REINF BAR (EPOXY COATED)EACH 10.00$ 138 1,380.00$ 74 740.00$ -$ 64 640.00$ -$ -$ -$
-$
2531.503 CONCRETE CURB AND GUTTER DESIGN B624 LIN FT 20.08$ 4388 88,111.04$ 1765 35,441.20$ -$ 2623 52,669.84$ -$ -$ -$
2531.503 CONCRETE CURB AND GUTTER DESIGN R424 LIN FT 25.50$ 302 7,701.00$ 151 3,850.50$ -$ 151 3,850.50$ -$ -$ -$
2531.503 CONCRETE CURB DESIGN BR4-8 LIN FT 16.00$ 220 3,520.00$ 110 1,760.00$ -$ 110 1,760.00$ -$ -$ -$
-$
2531.618 TRUNCATED DOMES SQ FT 50.00$ 410 20,500.00$ 210 10,500.00$ -$ 200 10,000.00$ -$ -$ -$
-$
2533.503 PORTABLE PRECAST CONCRETE BARRIER DESIGN 8337 LIN FT 14.50$ 1940 28,130.00$ 970 14,065.00$ -$ 970 14,065.00$ -$ -$ -$
-$
2540.602 MAIL BOX SUPPORT EACH 500.00$ 3 1,500.00$ 2 1,000.00$ -$ -$ -$ 1 500.00$ -$
2540.603 LANDSCAPE EDGER LIN FT 36.79$ 166 6,107.14$ -$ -$ -$ -$ 166 6,107.14$ -$
-$
2545.502 LIGHTING UNIT TYPE SPECIAL 1 EACH 6,899.00$ 10 68,990.00$ 6 41,394.00$ -$ 4 27,596.00$ -$ -$ -$
2545.502 LIGHT FOUNDATION DESIGN E MODIFIED EACH 1,390.00$ 12 16,680.00$ 6 8,340.00$ -$ 6 8,340.00$ -$ -$ -$
2545.502 SERVICE CABINET -TYPE L1 EACH 15,850.00$ 1 15,850.00$ -$ -$ 1 15,850.00$ -$ -$ -$
2545.502 EQUIPMENT PAD B EACH 1,200.00$ 1 1,200.00$ -$ -$ 1 1,200.00$ -$ -$ -$
2545.502 HANDHOLE EACH 2,420.00$ 5 12,100.00$ 1 2,420.00$ -$ 2 4,840.00$ -$ 2.0 4,840.00$ -$
-$
2545.503 0.75" NON-METALLIC CONDUIT LIN FT 3.30$ 40 132.00$ -$ -$ -$ -$ 40 132.00$ -$
2545.503 2" NON-METALLIC CONDUIT LIN FT 4.95$ 1640 8,118.00$ 650 3,217.50$ -$ 650 3,217.50$ -$ 340.0 1,683.00$ -$
2545.503 UNDERGROUND WIRE 1/C 2 AWG LIN FT 4.35$ 180 783.00$ 90 391.50$ -$ 90 391.50$ -$ -$ -$
2545.503 UNDERGROUND WIRE 1/C 8 AWG LIN FT 1.80$ 4650 8,370.00$ 2325 4,185.00$ -$ 2325 4,185.00$ -$ -$ -$
2545.503 UNDERGROUND WIRE 1/C 10 AWG LIN FT 1.30$ 1290 1,677.00$ -$ -$ -$ -$ 1290 1,677.00$ -$
Page 2 of 4
EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST.
QUANT.EST. COST
100% 3M
ITEM DESCRIPTIONITEM
NO.UNITS UNIT
COST
TOTAL
ESTIMATED
QUANTITY
ROADWAY ROADWAY
100% CITY OF
COTTAGE GROVE
CITY SAP 180-102-021
STORM SEWER
COUNTY SAP 082-619-033
STORM SEWERTOTAL
ESTIMATED
COST
CSAH19 (KEATS AVE) / 80TH ST ROUNDABOUT: LOW BID
2545.601 TEMPORARY LIGHTING SYSTEM LUMP SUM 13,275.00$ 1 13,275.00$ -$ -$ 1 13,275.00$ -$ -$ -$
2545.602 INSTALL LIGHTING UNIT EACH 920.00$ 2 1,840.00$ -$ -$ 2 1,840.00$ -$ -$ -$
-$
2550.502 FIBEROPTIC SPLICE VAULT EACH 3,480.00$ 2 6,960.00$ 2 6,960.00$ -$ -$ -$ -$ -$
2550.503 2" NON-METALLIC CONDUIT LIN FT 4.95$ 2546 12,602.70$ 2546 12,602.70$ -$ -$ -$ -$ -$
2550.601 FIBER OPTIC CABLE TESTING LUMP SUM 1,955.00$ 1 1,955.00$ 1 1,955.00$ -$ -$ -$ -$ -$
2550.602 FIBER OPTIC CABLE SPLICING EACH 4,382.00$ 2 8,764.00$ 2 8,764.00$ -$ -$ -$ -$ -$
2550.602 ADJUST FIBER OPTIC VAULT EACH 1,395.00$ 2 2,790.00$ 2 2,790.00$ -$ -$ -$ -$ -$
2550.603 FIBER OPTIC TRUNK CABLE 36SM LIN FT 1.85$ 2946 5,450.10$ 2946 5,450.10$ -$ -$ -$ -$ -$
-$
2563.602 FLEXIBLE DELINEATOR TYPE A EACH 100.00$ 9 900.00$ 4 400.00$ -$ 2 200.00$ 3 300.00$ -$ -$
2563.615 TEMPORARY IMPACT ATTENUATOR ASSEMBLY 2,500.00$ 4 10,000.00$ 2 5,000.00$ -$ 2 5,000.00$ -$ -$ -$
-$
2563.601 TRAFFIC CONTROL SUPERVISOR LUMP SUM 10,000.00$ 1 10,000.00$ 0.50 5,000.00$ -$ 0.50 5,000.00$ -$ -$ -$
2563.601 TRAFFIC CONTROL LUMP SUM 17,500.00$ 1 17,500.00$ 0.52 9,100.00$ 0.02 350.00$ 0.35 6,125.00$ 0.03 525.00$ 0.08 1,400.00$ -$
2563.601 ALTERNATE PEDESTRIAN ROUTE LUMP SUM 250.00$ 1 250.00$ 0.5 125.00$ -$ 0.5 125.00$ -$ -$ -$
2563.610 FLAGGER HOUR 110.10$ 200 22,020.00$ 100 11,010.00$ -$ 100 11,010.00$ -$ -$ -$
2563.613 PORTABLE CHANGEABLE MESSAGE SIGN UNIT DAY 75.00$ 50 3,750.00$ 25 1,875.00$ -$ 25 1,875.00$ -$ -$ -$
-$
2564.502 INSTALL SIGN EACH 1,250.00$ 10 12,500.00$ 4 5,000.00$ -$ 6 7,500.00$ -$ -$ -$
2564.502 DELINEATOR / MARKER PANEL EACH 95.00$ 8 760.00$ 4 380.00$ -$ 4 380.00$ -$ -$ -$
-$
2564.518 SIGN SQ FT 63.50$ 380 24,130.00$ 179 11,366.50$ -$ 201 12,763.50$ -$ -$ -$
2564.618 CONSTRUCTION SIGN SPECIAL SQ FT 50.00$ 40 2,000.00$ 40 2,000.00$ -$ -$ -$ -$ -$
-$
2571.502 CONIFEROUS SHRUB 5' SPREAD CONT EACH 356.05$ 4 1,424.20$ -$ -$ -$ -$ 4 1,424.20$ -$
2571.502 DECIDUOUS SHRUB NO 10 CONT EACH 261.10$ 6 1,566.60$ -$ -$ -$ -$ 6 1,566.60$ -$
2571.502 PERENNIAL NO 1 CONT EACH 68.84$ 98 6,746.32$ -$ -$ -$ -$ 98 6,746.32$ -$
2571.502 PERENNIAL NO 2 CONT EACH 80.70$ 6 484.20$ -$ -$ -$ -$ 6 484.20$ -$
-$
2573.501 EROSION CONTROL SUPERVISOR LUMP SUM 10,000.00$ 1 10,000.00$ 0.50 5,000.00$ -$ 0.50 5,000.00$ -$ -$ -$
2573.502 STORM DRAIN INLET PROTECTION EACH 190.68$ 19 3,622.92$ 10 1,906.80$ -$ 9 1,716.12$ -$ -$ -$
2573.502 CULVERT END CONTROLS EACH 101.52$ 6 609.12$ 3 304.56$ -$ 3 304.56$ -$ -$ -$
-$
2573.503 SILT FENCE, TYPE MS LIN FT 2.03$ 2119 4,301.57$ 1120 2,273.60$ -$ 999 2,027.97$ -$ -$ -$
2573.503 SEDIMENT CONTROL LOG TYPE COMPOST LIN FT 4.06$ 1910 7,754.60$ 976 3,962.56$ -$ 934 3,792.04$ -$ -$ -$
-$
2574.505 SUBSOILING ACRE 304.57$ 2.0 609.14$ 1.7 517.77$ -$ 0.3 91.37$ -$ -$ -$
2574.507 COMMON TOPSOIL BORROW CU YD 31.74$ 3002 95,283.48$ 2261 71,764.14$ -$ 741 23,519.34$ -$ -$ -$
2574.507 FILTER TOPSOIL BORROW CU YD 53.05$ 699 37,081.95$ 252 13,368.60$ -$ 447 23,713.35$ -$ -$ -$
2574.507 LOAM TOPSOIL BORROW CU YD 48.11$ 121 5,821.31$ -$ -$ -$ -$ 121 5,821.31$ -$
-$
2574.508 FERTILIZER TYPE 1 POUND 1.52$ 475 722.00$ 343 521.36$ -$ 132 200.64$ -$ -$ -$
2574.508 FERTILIZER TYPE 3 POUND 1.78$ 962 1,712.36$ 815 1,450.70$ -$ 147 261.66$ -$ -$ -$
2574.508 FERTILIZER TYPE 4 POUND 1.73$ 15 25.95$ 7 12.11$ -$ 8 13.84$ -$ -$ -$
-$
2574.601 INFILTRATION TESTING LUMP SUM 4,000.00$ 1 4,000.00$ 0.36 1,440.00$ -$ 0.64 2,560.00$ -$ -$ -$
2574.605 SOIL BED PREPARATION ACRE 203.05$ 6.4 1,299.52$ 5.0 1,015.25$ -$ 1.4 284.27$ -$ -$ -$
-$
2575.504 ROLLED EROSION PREVENTION CATEGORY 20 SQ YD 1.52$ 20463 31,103.76$ 16319 24,804.88$ -$ 4144 6,298.88$ -$ -$ -$
-$
2575.505 SEEDING ACRE 507.61$ 4.3 2,182.72$ 3.4 1,725.87$ -$ 0.9 456.85$ -$ -$ -$
2575.505 WEED SPRAYING ACRE 304.57$ 2.4 730.97$ 1.9 578.68$ -$ 0.5 152.29$ -$ -$ -$
2575.506 WEED SPRAY MIXTURE GALLON 609.13$ 0.4 243.65$ 0.3 182.74$ -$ 0.1 60.91$ -$ -$ -$
-$
2575.507 MULCH MATERIAL TYPE 6 CU YD 216.00$ 27 5,832.00$ -$ -$ -$ -$ 27 5,832.00$ -$
2575.523 WATER M GALLON 50.76$ 380 19,288.80$ 303 15,380.28$ -$ 77 3,908.52$ -$ -$ -$
2575.523 RAPID STABILIZATION METHOD 3 M GALLON 609.14$ 15 9,137.10$ 13 7,918.82$ -$ 2 1,218.28$ -$ -$ -$
-$
2575.608 SEED SOUTHERN BOULEVARD POUND 6.09$ 219 1,333.71$ 158 962.22$ -$ 61 371.49$ -$ -$ -$
2575.608 SEED MESIC INSLOPE POUND 9.04$ 170 1,536.80$ 141 1,274.64$ -$ 29 262.16$ -$ -$ -$
2575.608 SEED WET DITCH POUND 63.96$ 3 191.88$ 1 63.96$ -$ 2 127.92$ -$ -$ -$
2575.608 SEED SOUTHERN TALLGRASS ROADSIDE POUND 36.55$ 4 146.20$ 4 146.20$ -$ -$ -$ -$ -$
-$
2575.609 LANDSCAPE ROCK TON 301.45$ 15 4,521.75$ -$ -$ -$ -$ 15 4,521.75$ -$
-$
2580.503 INTERIM PAVEMENT MARKING LIN FT 0.20$ 23000 4,600.00$ 11500 2,300.00$ -$ 11500 2,300.00$ -$ -$ -$
-$
2581.503 4" REMOVABLE PREFORMED PAVEMENT MARKING TAPE LIN FT 1.35$ 4400 5,940.00$ 2200 2,970.00$ -$ 2200 2,970.00$ -$ -$ -$
2581.503 6" REMOVABLE PREFORMED PAVEMENT MARKING TAPE LIN FT 1.95$ 9000 17,550.00$ 4500 8,775.00$ -$ 4500 8,775.00$ -$ -$ -$
-$
2582.503 4" SOLID LINE MULTI-COMPONENT GROUND IN (WR)LIN FT 1.50$ 5650 8,475.00$ 3250 4,875.00$ -$ 2400 3,600.00$ -$ -$ -$
Page 3 of 4
EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST. QUANT.EST. COST EST.
QUANT.EST. COST
100% 3M
ITEM DESCRIPTIONITEM
NO.UNITS UNIT
COST
TOTAL
ESTIMATED
QUANTITY
ROADWAY ROADWAY
100% CITY OF
COTTAGE GROVE
CITY SAP 180-102-021
STORM SEWER
COUNTY SAP 082-619-033
STORM SEWERTOTAL
ESTIMATED
COST
CSAH19 (KEATS AVE) / 80TH ST ROUNDABOUT: LOW BID
2582.503 24" SOLID LINE MULTI-COMPONENT GROUND IN (WR)LIN FT 19.00$ 300 5,700.00$ 100 1,900.00$ -$ 200 3,800.00$ -$ -$ -$
2582.503 4" BROKEN LINE MULTI-COMPONENT GROUND IN (WR)LIN FT 1.50$ 30 45.00$ -$ -$ 30 45.00$ -$ -$ -$
2582.503 4" DOUBLE SOLID LINE MULTI-COMPONENT GROUND IN (WR)LIN FT 3.00$ 4400 13,200.00$ 2100 6,300.00$ -$ 2300 6,900.00$ -$ -$ -$
2582.503 4" SOLID LINE PREFORM THERMO GROUND IN LIN FT 13.50$ 700 9,450.00$ 350 4,725.00$ -$ 350 4,725.00$ -$ -$ -$
2582.503 6" SOLID LINE PREFORM THERMO GROUND IN LIN FT 15.00$ 400 6,000.00$ 200 3,000.00$ -$ 200 3,000.00$ -$ -$ -$
2582.503 18" DOTTED LINE PREFORM THERMO GROUND IN CONT LIN FT 23.00$ 76 1,748.00$ 38 874.00$ -$ 38 874.00$ -$ -$ -$
-$
2582.518 PAVEMENT MESSAGE PREFORM THERMOPLASTIC GROUND IN SQ FT 24.00$ 100 2,400.00$ -$ -$ 100 2,400.00$ -$ -$ -$
2582.518 CROSSWALK PREFORM THERMOPLASTIC GROUND IN CONTRAST SQ FT 22.50$ 360 8,100.00$ 180 4,050.00$ -$ 180 4,050.00$ -$ -$ -$
4,108,932.24$
593,396.80$
299,274.07$
15,390.00$
1,600.00$
55,350.46$
28,900.00$
300.00$
TOTAL 5,103,143.57$
* = SUBJECT TO UPDATE AFTER CONTRACTOR AWARD BASED ON ACTUAL CONTRACTOR UNIT COSTS
** = SUBJECT TO UPDATE AFTER PROJECT COMPLETION BASED ON FINAL ACTUAL CONSULTANT COSTS
-$
-$
-$
326,750.23$
302,546.51$
-$
24,203.72$
-$
-$
MISCELLANEOUS: SOUTH WASHINGTON WATERSHED DISTRICT TOTAL PHOSPHORUS LOADING MITIGATION PAYMENT 28,900.00$ -$
MISCELLANEOUS: CITY OF COTTAGE GROVE RATE CONTROL MITIGATION PAYMENT*55,350.46$ (55,350.46)$
COUNTY-FURNISHED MATERIALS (STREET NAME SIGN BLADES)1,600.00$
1,322,115.40$ 357,540.95$ CONSTRUCTION*65,459.80$ 1,960,044.66$ 101,224.92$
2,595,818.26$ 2,149,128.34$
DESIGN ENGINEERING**
CONSTRUCTION ENGINEERING / CONTRACT ADMINISTRATION (INSPECTION, STAKING, TESTING) (8%)*
RIGHT OF WAY
MISCELLANEOUS: PAVEMENT CORE SAMPLING
320,434.27$
156,803.57$
6,925.50$
300.00$
272,962.53$
142,470.50$
8,464.50$
(300.00)$
Page 4 of 4
Page 1 of 6
COOPERATIVE AGREEMENT BETWEEN THE CITY OF COTTAGE GROVE
AND WASHINGTON COUNTY FOR MAINTENANCE OF THE INTERSECTION
OF COUNTY STATE AID HIGHWAY (CSAH) 19 (KEATS AVENUE SOUTH) AND 80TH
STREET SOUTH
THIS AGREEMENT, by and between the City of Cottage Grove, a municipal corporation, herein after referred to
as the "City", and Washington County, a political subdivision of the State of Minnesota, hereinafter referred to
as the "County”.
WITNESSETH:
WHEREAS, the County and the City intend to construct and maintain the intersection of CSAH 19 and 80th St S in
the City of Cottage Grove (the Project); and
WHEREAS, a cooperative effort between the City and County is the appropriate method to facilitate the
maintenance of these transportation improvements; and
WHEREAS, this Agreement is made pursuant to statutory authority contained in Minnesota Statute 162.17 sub.1
and Minnesota Statute §471.59.
NOW THEREFORE, IT IS HEREBY MUTUALLY AGREED AS FOLLOWS:
A. PURPOSE
The purpose of this Agreement is set forth in the above whereas clauses which are all incorporated by
reference as if fully set forth herein and shall consist of this Agreement, Exhibit A (Location Map).
B. MAINTENANCE/OWNERSHIP
1. Upon completion of the Project, the City shall own and maintain the following under this Project:
Municipal Utilities, including watermain, sanitary sewer, and irrigation.
2. Within the City’s right of way, the City shall own and maintain the following:
i. Storm sewer trunk line and leads
ii. Catch basins and Manholes
iii. Curb and gutter
iv. Raised concrete medians
v. Pavement systems
vi. Permanent roadway signs
vii. Permanent pavement markings /striping
viii. Trail, sidewalks and pedestrians ramps
3. Within the County’s right of way, the County shall own and maintain the following:
i. Storm sewer trunk line and leads
ii. Catch basins and Manholes
iii. Curb and gutter
iv. Raised concrete medians
v. Pavement systems
vi. Permanent roadway signs
vii. Permanent pavement markings /striping
viii. Trail, sidewalks and pedestrians ramps
WASHINGTON COUNTY
CONTRACT NO. 18171
DEPT. PUBLIC WORKS
DIVISION TRANSPORTATION
TERM
Page 2 of 6
4. Stormwater Basins. The County shall own and provide minor maintenance for the stormwater basins
constructed as part of this Project. Major maintenance shall be performed by the County with
reimbursement from the City based on storm water contributing flows at the time of the maintenance.
No less than one years’ notice shall be provided to the City prior to commencing any major
maintenance. At the time of this agreement, the County’s contributing flow is 47%, and the City’s
contributing flow is 53%.
5. Corridor boulevards/turf. The County will mow the corridor boulevards in County right of way a
minimum of twice per year. The City, at its expense, may, but is not required to, perform County right of
way corridor boulevard mowing. The City and County shall review seeded areas no more than 45-days
after the installation of seed. If these areas have been established to the satisfaction of the City and
County, the City shall immediately take over maintenance of these areas to their standards. Any costs
for improvements, amendments, or re-seeding requested by the City shall be the responsibility of the
City.
6. For Washington County owned sidewalks, trails, and pedestrian ramps within Washington County right-
of-way, the City shall be responsible for minor maintenance of sidewalks, trails, and pedestrian ramps.
Minor maintenance shall include sweeping, debris removal, patching, and crack repair. If required, the
City will complete snow removal on sidewalks, trails, or pedestrian ramps. The County will not complete
snow removal on sidewalks, trails, or pedestrian ramps.
7. Landscaping: All landscape plantings and trees existing and installed under this Project are the City’s
responsibility to own and maintain. The County will not alter winter maintenance strategies or
techniques in order to protect corridor landscaping.
8. Intersection Lighting:
i. City shall pay all monthly electrical services expenses necessary to operate the overhead
intersection lights.
ii. City is responsible for maintaining the paint on the lighting system.
iii. City is responsible for paying all monthly electrical services expenses necessary to operate
the overhead intersection lights.
iv. County shall own and maintain the project’s lighting system, complete locates of
underground components for Gopher State One Call, and repair components of County
standard poles after knockdowns.
v. The lighting system contains one City style pole on the east end of the project that shall be
owned by the City. If that pole is damaged, the City shall repair it. When the City expands
its lighting system to the east, that pole shall be disconnected from the County lighting
system and connected to the future City system.
9. All maintenance required to be performed by this Agreement by the Parties shall be performed in a
manner which shall be at the sole discretion of the party so obligated.
10. The City and County will follow work zone traffic control procedures required in the Minnesota Manual
of Uniform Traffic Control Devices for all maintenance activities.
11. The County and City will notify each other at least 24 hours in advance of any maintenance activities
requiring a lane closure for work within the other party’s right-of-way.
12. The County will control all parking and other regulations on County roads, subject to any previous
Agreements between the City and the County.
Page 3 of 6
C. CIVIL RIGHTS AND NON-DISCRIMINATION
The provisions of Minn. Stat. 181.59 and of any applicable ordinance relating to civil rights and
discrimination shall be considered part of this Agreement as if fully set further herein, and shall be part of
any Agreement entered into by the parties with any contractor subcontractor, or material suppliers.
D. WORKERS COMPENSATION
It is hereby understood and agreed that any and all employees of the City and all other persons employed by
the City in the performance of construction and/or construction engineering work or services required or
provided for under this Agreement shall not be considered employees of the County and that any and all
claims that may or might arise under the Worker’s Compensation Act of the State of Minnesota on behalf of
said employees while so engaged and any and all claims made by any third parties as a consequence of any
act or omission on the part of said City employees while so engaged on any of the construction and/or
construction engineering work or services to be rendered herein shall in no way be the obligation or
responsibility of the County.
It is hereby understood and agreed that any and all employees of the County and all other persons
employed by the County in the performance of construction and/or construction engineering work or
services required or provided for under this Agreement shall not be considered employees of the City and
that any and all claims that may or might arise under the Worker’s Compensation Act of the State of
Minnesota on behalf of said employees while so engaged and any and all claims made by any third parties as
a consequence of any act or omission on the part of said County employees while so engaged on any of the
construction and/or construction engineering work or services to be rendered herein shall in no way be the
obligation or responsibility of the City.
E. INDEMNIFICATION
1. The City agrees that it will defend, indemnify and hold harmless the County against any and all liability,
loss, damages, costs and expenses which the County may hereafter sustain, incur or be required to pay
by reason of any negligent act by the City, its agents, officers or employees during the performance of
this Agreement.
2. The County agrees that it will defend, indemnify and hold harmless the City against any and all liability,
loss, damages, costs and expenses which the City may hereafter sustain, incur or be required to pay by
reason of any negligent act by the County, its agents, officers or employees during the performance of
this Agreement.
3. To the fullest extent permitted by law, actions by the parties to this Agreement are intended to be and
shall be construed as a “cooperative activity” and it is the intent of the parties that they shall be deemed
a “single governmental unit” for the purposes of liability, as set forth in Minnesota Statutes, Section
471.59, subd. 1a.(b). The parties to this Agreement are not liable for the acts or omissions of another
party to this Agreement except to the extent they have agreed in writing to be responsible for the acts
or omissions of the other parties as provided for in Section 471.59, subd. 1a.
4. Each party’s liability shall be governed by the provisions of Minnesota Statutes, Chapter 466 and other
applicable law. The parties agree that liability under this Agreement is controlled by Minnesota Statute
471.59, subdivision 1a. and that the total liability for the parties shall not exceed the limits on governmental
liability for a single unit of government as specified in 466.04, subdivision 1(a).
F. CONDITIONS
The City shall not assess or otherwise recover any portion of its cost for this project through special
assessment of County-owned property.
G. DATA PRACTICES
All data collected, created, received, maintained, disseminated, or used for any purposes in the course of
Page 4 of 6
this Agreement is governed by the Minnesota Government Data Practices Act, Minnesota Statutes 1984,
Section 13.01, et seq. or any other applicable state statutes and state rules adopted to implement the Act,
as well as state statutes and federal regulations on data privacy.
H. TERM
Agreement shall commence on the date both parties have fully executed the Agreement and shall remain in
full force and effect until terminated by mutual written agreement of the parties or pursuant to Section I
herein.
I. TERMINATION
This Agreement may be terminated by either party upon written notice in the event of substantial failure by
the other party to perform in accordance with the terms of this Agreement. The non -performing party shall
have fifteen (15) calendar days from the date of the termination notice to cure or to submit a plan for cure
that is acceptable to the other party.
J. DELAY IN PERFORMANCE
Neither City nor County shall be considered in default of this Agreement for delays in performance caused by
circumstances beyond the reasonable control of the nonperforming party. For purposes of this Agreement,
such circumstances include, but are not limited to, abnormal weather conditions; floods; earthquakes; fire;
epidemics; war, riots, and other civil disturbances; strikes, lockouts, work slowdowns, and other labor
disturbances; sabotage; judicial restraint; and inability to procure permits, licenses or authorizations from any
local, state, or federal agency for any of the supplies, materials, accesses, or services required to be provided
by either City or County under this Agreement. If such circumstances occur, the nonperforming party shall,
within a reasonable time of being prevented from performing, give written notice to the other party describing
the circumstances preventing continued performance and the efforts being made to resume performance of
this Agreement.
K. ASSIGNMENT
This Agreement is not assignable without the mutual written agreement of the parties.
L. AMENDMENTS
Any modification or amendment to this Agreement shall require a written agreement signed by both parties.
M. GOVERNING LAW
This Agreement shall be construed in accordance with the laws of the State of Minnesota and any action must
be venued in Washington County District Court.
N. ENTIRE AGREEMENT
This Agreement constitutes the entire agreement of the parties and supersedes all prior communications,
understandings, and agreements relating to the subject matter hereof, whether oral or written.
O. COUNTERPARTS
This Agreement may be executed in counterparts.
P. SEVERABILITY
If any provision or provisions of this Agreement are held to be invalid, illegal, or unenforceable, the validity,
legality, and enforceability of the remaining provisions shall not be affected.
IN TESTIMONY WHEREOF the parties have duly executed this Agreement by their duly authorized officers.
Page 5 of 6
WASHINGTON COUNTY
Chair Date
Board of Commissioners
Kevin Corbid Date
County Administrator
Approved as to form:
Assistant County Attorney Date
Page 6 of 6
CITY OF COTTAGE GROVE
Myron Bailey
Mayor
Tamara Anderson
City Clerk
Date
Exhibit A
1
City Council Action Request
7.H.
Meeting Date 5/20/2026
Department Engineering
Agenda Category Action Item
Title Cost Participation Agreement - Nina's Park Trail Improvements
Staff Recommendation Approve the Cost Participation Agreement with Independent School
District No. 833 for Trail Improvements, and the appropriate officials
are hereby authorized to sign all necessary documents to effectuate
these actions.
Budget Implication Funding is included in the 2026 Mill and Overlay Project budget (Roadway and Trail Maintenance
Fund), and the School District will reimburse the City approximately $20,000 for its share.
Attachments 1. 2026-05-20 MEMO Cost Participation Agreement - Nina's Park Trail
2. Nina's Park Trail Cost Share Agreement - final 5-13-26 SD SIGNED
To: Honorable Mayor and City Council
From: Genevieve Tester, EIT, Graduate Engineer
Date: May 20, 2026
Re: Cost Participation Agreement – Nina’s Park Trail Improvements
Background
th Street to Park High School, was identified as a
priority maintenance segment. This trail was selected for resurfacing and included in the 2026
Mill and Overlay Project awarded at the May 6, 2026 City Council Meeting (Resolution
2026-072). The northern half of the trail is on City property and the southern half of the trail is
on School District property. See Figure 1.
Figure 1: 2026 Mill and Overlay Improvements Trail Resurfacing – Nina’s Park and Park High School
Honorable Mayor, City Council, and Jennifer Levitt
Discussion
Staff recommends approval of a cost-share agreement with the School District to support their
financial participation in the resurfacing of the portion of trail located on School District
property. Completing the entire Nina’s Park Trail segment as one continuous paving project
will provide a more uniform surface, improving overall trail continuity within the park.
The initial cost of the work will be covered within the 2026 Mill and Overlay Project budget
using the Roadway and Trail Maintenance Fund. Upon project completion, the School District
will be invoiced for their share of the actual construction cost. The School District’s estimated
contribution for improvements to the portion of trail on Park High School property is
approximately $20,000.
It is recommended that the City Council approve the Cost Participation Agreement with
Independent School District No. 833 for Trail Improvements, and the appropriate officials are
hereby authorized to sign all necessary documents to effectuate these actions.
1
COST PARTICIPATION AGREEMENT BETWEEN
THE CITY OF COTTAGE GROVE AND
INDEPENDENT SCHOOL DISTRICT NO. 833 FOR TRAIL IMPROVEMENTS
THIS COST PARTICIPATION AGREEMENT (“Agreement”), is by and between the
City of Cottage Grove, a Minnesota municipal corporation (“City”), and Independent School
District No. 833, a Minnesota public corporation (“School District”). (City and School District
may be referred to as “party” or “parties”)
WHEREAS, the City intends to reconstruct an approximately eight-foot (8’) wide trail (“Trail”)
from Nina’s Park, located in the City of Cottage Grove, legally described as Outlot A, Pinetree
Pond 2nd Addition (“City Property”); and
WHEREAS, the Trail extends from City Property onto the adjacent property occupied by Park
High School, owned by the School District that has a PID Number 0902721330003 (“School
District Property”), for a distance of approximately 400 linear feet; and
WHEREAS, the City bid the reconstruction of the Trail on both City Property and School District
Property (“Trail Project”); and
WHEREAS, the Trail Project includes the removal of existing bituminous trail surfaces and the
construction of a new trail, including grading, base preparation, paving, and restoration, on both
City Property and School District Property; and
WHEREAS, the reconstruction of the Trail on School District Property is depicted on Exhibit A,
attached hereto; and
WHEREAS, School District is willing to pay for the costs related to the Trail Project for the
portion of the Trail located on School District Property, which allocated costs are identified on
Exhibit B, attached hereto; and
WHEREAS, this Agreement is made pursuant to statutory authority contained in Minnesota
Statutes § 471.59.
NOW THEREFORE, IT IS HEREBY MUTUALLY AGREED AS FOLLOWS:
A. PURPOSE
The purpose of this Agreement is set forth in the above “whereas” clauses which are all
incorporated by reference as if fully set forth herein and shall consist of this Agreement, Exhibit
A (Location Map) and Exhibit B (Estimated Cost Participation).
B. PLANS AND SPECIFICATION PREPARATION
The City shall be responsible for the preparation of all the plans and specifications for the Trail
Project, including, but not limited to, compliance with all applicable standards and policies and
2
obtaining all approvals required in formulating the bid specifications for all School District and
City components of this Trail Project.
C. CONSTRUCTION ADMINISTRATION, OBSERVATION, AND TESTING
The City shall be responsible for the construction administration, inspection, and for the
observation and testing for the Trail Project. School District grants the City, its agents and
contractors a limited right of entry on School District Property as reasonably necessary in order to
fulfill the purposes of this Agreement. To the extent possible, the City will reasonably coordinate
with the School District regarding timing of activities on the School District Property.
D. COST PARTICIPATION ITEMS
The School District and City hereby agree to be bound to the cost participation provisions and
estimates shown on Exhibit B for the Trail Project, including removal and replacement of the Trail
and restoration and turf establishment with final payment due upon completion of the Trail . Any
modifications to the Trail Project during construction will be reconciled in an invoice as noted
below.
E. PAYMENT
Upon final completion of the Trail Project, which is anticipated to occur on or around June 30,
2027, the City shall submit to the School District an invoice and reconciliation of costs. The
reconciliation will add or subtract contract amendments to the School District’s portion of the Trail
Project. The School District shall pay one hundred percent (100%) of the invoice amount within
thirty (30) days of receipt.
F. CONTRACT CHANGES
Any modifications or additions to the final approved plans and/or specifications of the Trail Project
that are part of the School District portion of the Trail, shall be made part of the construction
contract through a written amendment to the construction contract, which shall include the cost for
such changes that is apportioned to parties. Any modifications that result in additional costs to the
School District must be approved in writing by the parties’ representatives prior to the performance
of such work.
G. PARTIES’ REPRESENTATIVES
For purposes of this Agreement, the City’s representative shall be Genevieve Tester
(gtester@cottagegrovemn.gov) and the School District’s representative shall be Kyle Uecker
(kuecker@sowashco.org).
H. ONGOING RESPONSIBILITY FOR MAINTENANCE
Following completion of the Trail Project, each party shall thereafter maintain its own section of
Trail on its own property in a manner consistent with the standards each party applies to similar
trail facilities it owns, except that winter snowplowing for both sections of the Trail shall be
3
performed by the City.
I. INDEMNIFICATION
1. The City agrees that it will defend, indemnify and hold harmless the School District against
any and all liability, loss, damages, costs and expenses which the School District may
hereafter sustain, incur or be required to pay by reason of any negligent act by the City, its
agents, officers or employees during the performance of this Agreement. The City shall
ensure that the contractor awarded the Trail Project names the School District as an
additional insured on its insurance policy.
2. The School District agrees that it will defend, indemnify and hold harmless the City against
any and all liability, loss, damages, costs and expenses which the City may hereafter
sustain, incur or be required to pay by reason of any negligent act by the School District,
its agents, officers or employees during the performance of this Agreement.
3. To the fullest extent permitted by law, actions by the parties to this Agreement are intended
to be and shall be construed as a “cooperative activity” and it is the intent of the parties that
they shall be deemed a “single governmental unit” for the purposes of liability, as set forth
in Minnesota Statutes, Section 471.59, subd. 1a.(b). The parties to this Agreement are not
liable for the acts or omissions of another party to this Agreement except to the extent they
have agreed in writing to be responsible for the acts or omissions of the other parties as
provided for in Section 471.59, subd. 1a.
4. Each party’s liability shall be governed by the provisions of Minnesota Statutes, Chapter
466 and other applicable law. The parties agree that liability under this Agreement is
controlled by Minnesota Statute 471.59, subdivision 1a. and that the total liability for the
parties shall not exceed the limits on governmental liability for a single unit of government as
specified in 466.04, subdivision 1(a).
J. DATA PRACTICES
All data collected, created, received, maintained, disseminated, or used for any purposes in the
course of this Agreement is governed by the Minnesota Government Data Practices Act,
Minnesota Statutes 1984, Section 13.01, et seq. or any other applicable state statutes and state rules
adopted to implement the Act, as well as state statutes and federal regulations on data privacy.
K. TERM & TERMINATION
This Agreement shall commence on the date both parties have fully executed the Agreement and
shall remain in full force and effect until completion of performance by the parties or terminated
as provided herein. This Agreement may be terminated by either party upon written notice in the
event of substantial failure by the other party to perform in accordance with the terms of this
Agreement. The non-performing party shall have fifteen (15) calendar days from the date of the
4
termination notice to cure or to submit a plan for cure that is acceptable to the other party.
L. DELAY IN PERFORMANCE
Neither City nor School District shall be considered in default of this Agreement for delays in
performance caused by circumstances beyond the reasonable control of the nonperforming party.
For purposes of this Agreement, such circumstances include, but are not limited to, abnormal
weather conditions; floods; earthquakes; fire; epidemics; war, riots, and other civil disturbances;
strikes, lockouts, work slowdowns, and other labor disturbances; sabotage; judicial restraint; and
inability to procure permits, licenses or authorizations from any local, state, or federal agency for
any of the supplies, materials, accesses, or services required to be provided by either City or School
District under this Agreement. If such circumstances occur, the nonperforming party shall, within
a reasonable time of being prevented from performing, give written notice to the other party
describing the circumstances preventing continued performance and the efforts being made to
resume performance of this Agreement.
M. ASSIGNMENT
This Agreement is not assignable without the mutual written agreement of the parties.
N. AMENDMENTS
Any modification or amendment to this Agreement shall require a written agreement signed by
both parties.
O. GOVERNING LAW
This Agreement shall be construed in accordance with the laws of the State of Minnesota and any
action must be venued in Washington County.
P. ENTIRE AGREEMENT
This Agreement constitutes the entire agreement of the parties and supersedes all prior
communications, understandings, and agreements relating to the subject matter hereof, whether
oral or written.
Q. COUNTERPARTS
This Agreement may be executed in counterparts.
R. SEVERABILITY
If any provision or provisions of this Agreement are held to be invalid, illegal, or unenforceable,
the validity, legality, and enforceability of the remaining provisions shall not be affected.
6
CITY OF COTTAGE GROVE
Myron Bailey
Mayor
Tamara Anderson
City Clerk
Date
A-1
EXHIBIT A
LOCATION MAP
Trail Project on School
District Property
B-1
EXHIBIT B
ESTIMATED COST PARTICIPATION
1
City Council Action Request
7.I.
Meeting Date 5/20/2026
Department Engineering
Agenda Category Action Item
Title 113th Street Cul-De-Sac Permanent Roadway, Drainage and Utility
Easement Agreement
Staff Recommendation Approve the 113th Street Cul-De-Sac Permanent Roadway,
Drainage and Utility Easement Agreement, and the appropriate
officials are hereby authorized to sign all necessary documents to
effectuate these actions.
Budget Implication N/A
Attachments 1. 01 - 2026-05-20 CC Easement Agreement MEMO
2. 02 - Permanent Roadway, Drainage and Utility Easement_Landowner Signed
To: Honorable Mayor and City Council
Jennifer Levitt, City Administrator
From: Genevieve Tester, EIT, Graduate Engineer
Date: May 20, 2026
Re: 113th Street Cul-De-Sac Permanent Roadway, Drainage and Utility Easement
Agreement
Background
The existing cul-de-sac on 113th Street does not meet Independent School District 833’s
required turnaround standards for school buses. Safety concerns with relocating the bus stop to
the higher-speed Ideal Avenue led property owners and the School District to engage the City
in reviewing options to expand the City-owned cul-de-sac.
The homes at the end of the 113th Street cul-de-sac were developed individually between
approximately 1968 and 2004, and no formal plat exists for the area. There is an existing Road
Easement that encompasses the City’s roadway and cul-de-sac, see Figure 1. The current
65-foot-diameter cul-de-sac is shown in Figure 2.
Figure 1: Existing Road Easement on 113th Street, west of Ideal Avenue.
Honorable Mayor, City Council, and Jennifer Levitt
Figure 2: Existing 65’ Diameter Cul-De-Sac on 113th Street.
th Street expressed interest in reestablishing the bus stop at the
end of the cul-de-sac for improved safety and indicated willingness to allow pavement
expansion onto his property. Given this, the City evaluated the opportunity to upgrade the cul-
de-sac to the City’s standard 92-foot-diameter design, which would also improve access for
larger vehicles such as fire ladder trucks, garbage collection vehicles, and snowplows.
Discussion
Recommendation
th Street Cul-De-Sac Permanent
Roadway, Drainage and Utility Easement Agreement, and the appropriate officials are hereby
authorized to sign all necessary documents to effectuate these actions.
PERMANENT ROADWAY, DRAINAGE AND UTILITY EASEMENT
FOR CITY OF COTTAGE GROVE
The undersigned Landowner for and in consideration of One and no/100 Dollars ($1.00) and other
good and valuable consideration, the receipt whereof is hereby acknowledged, does hereby grant
and convey to the City of Cottage Grove (“City”) a permanent easement (“Permanent Easement”)
under, over, across, through and upon the following described land situated in the County of
Washington, State of Minnesota, to wit:
PROPERTY DESCRIPTION:
Real property in Washington County, Minnesota, described as follows:
The East 180.00 feet of the West 534.00 feet, except that part of the East 36.00 feet lying South
of the North 290.00 feet all in the South Half (S 1/2) of the Northeast Quarter of Section 32,
Township 27 North, Range 21 West, City of Cottage Grove, Washington County, Minnesota.
PID: 32.027.21.13.0010
Abstract Property
(“Landowner’s Property”).
PERMANENT EASEMENT DESCRIPTION
The Landowner does hereby grant and convey unto the City, its successors and assigns, the following:
A permanent easement for roadway, drainage and utility purposes and all such
purposes ancillary, incident or related thereto (hereinafter “Permanent Easement”)
under, over, across, through and upon that real property legally described on Exhibit
A and depicted on Exhibit B, (hereinafter the “Permanent Easement Area”) attached
hereto and incorporated herein by reference.
The Permanent Easement rights granted herein are forever and shall include, but not be limited to, the
construction, maintenance, repair and replacement of any sanitary sewer, storm sewer, water mains,
storm water facilities, above ground and below ground drainage facilities, any utilities, underground
2
pipes, conduits, culverts, other utilities and mains, and all facilities and improvements ancillary,
incident or related thereto, under, over, across, through and upon the Permanent Easement Area.
The Permanent Easement rights further include, but are not limited to, the right of ingress and egress
over the Permanent Easement Area to access the Permanent Easement for the purposes of
construction, maintenance, repair and replacement of any sanitary sewer, storm sewer, water mains,
storm water facilities, above ground and below ground drainage facilities any utilities, underground
pipes, conduits, culverts, other utilities, mains and all facilities and improvements ancillary, incident
or related thereto.
EXEMPT FROM STATE DEED TAX
The rights of the City also include the right of the City, its contractors, agents and servants:
(a) To enter upon the Permanent Easement Area at all reasonable times for the purposes of
construction, reconstruction, inspection, repair, replacement, grading, sloping, and restoration
relating to the purposes of the Permanent Easement; and
(b) To maintain the Permanent Easement Area, any City improvements and any underground
pipes, conduits, or mains, together with the right to excavate and refill ditches or trenches for
the location of such pipes, conduits or mains; and
(c) To remove from the Permanent Easement Area trees, brush, herbage, aggregate, undergrowth
and other obstructions interfering with the location, construction and maintenance of the
utility pipes, conduits, mains and above ground and below ground drainage facilities and to
deposit earthen material in and upon the Permanent Easement Area; and
(d) To remove or otherwise dispose of all earth or other material excavated from the Permanent
Easement Area as the City may deem appropriate.
The City shall not be responsible for any costs, expenses, damages, demands, obligations, penalties,
attorneys’ fees and losses resulting from any claims, actions, suits, or proceedings based upon a
release or threat of release of any hazardous substances, petroleum, pollutants, and contaminants
which may have existed on, or which relate to, the Permanent Easement Area or the Landowner’s
Property prior to the date hereof.
Nothing contained herein shall be deemed a waiver by the City of any governmental immunity
defenses, statutory or otherwise. Further, any and all claims brought by Landowner or their successors
or assigns, shall be subject to any governmental immunity defenses of the City and the maximum
liability limits provided by Minnesota Statute, Chapter 466.
The Landowner, for itself and its successors and assigns, does hereby warrant to and covenant with
the City, its successors and assigns, that they are well seized in fee of the Landowner’s Property
described above, the Permanent Easement Area described and depicted on Exhibit A and has good
right to grant and convey the Permanent Easement herein to the City.
3
This agreement is binding upon the heirs, successors, executors, administrators and assigns of the
parties hereto.
[Remainder of this page has been intentionally left blank]
4
IN WITNESS WHEREOF, the parties hereto have caused this document to be executed as
of the day and year first above written.
CITY:
CITY OF COTTAGE GROVE
By:
Myron Bailey
Its Mayor
By:
Tamara Anderson
Its City Clerk
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON )
On this day of , 2026, before me a Notary Public within and
for said County, personally appeared Myron Bailey and Tamara Anderson to me personally known,
who being each by me duly sworn, each did say that they are respectively the Mayor and City Clerk
of the City of Cottage Grove, the municipality named in the foregoing instrument, and that the said
instrument was signed on behalf of said municipality by authority of its City Council and said Mayor
and City Clerk acknowledged said instrument to be the free act and deed of said municipality.
Notary Public
A-1
EXHIBIT A
LEGAL DESCRIPTION OF PERMANENT EASEMENT AREA
A permanent Easement for Public Roadway and Drainage and Utility purposes, over, under and
across part of the following described property:
The East 180.00 feet of the West 534.00 feet, except that part of the East 36.00 feet lying
South of the North 290.00 feet all in the South Half (S 1/2) of the Northeast Quarter of
Section 32, Township 27 North, Range 21 West, City of Cottage Grove, Washington
County, Minnesota.
Said easement described as that part of the above-described property lying South of the North
66.00 feet and which lies within the circumference of a circle having a radius of 56.00 feet. The
center of said circle is described as commencing at the Northwest corner of the East 180.00 feet of
the West 534.00 feet of the South Half of the Northeast Quarter of Section 32, Township 27 North,
Range 21 West, Washington County, Minnesota; thence South 00 degrees, 16 minutes, 21 seconds
East, assumed bearing, along the West line of said East 180.00 feet, 33.00 feet; thence South 89
degrees 54 minutes 48 seconds East, 83.59 feet; thence South 00 degrees 05 minutes 12 seconds
West, 3.85 feet to the center point of the above described circle.
B-1
EXHIBIT B
DEPICTION OF PERMANENT EASEMENT AREA
1
City Council Action Request
7.J.
Meeting Date 5/20/2026
Department Engineering
Agenda Category Action Item
Title 2027 Pavement Management Project - Approve Benefit Appraisal
Quote and Professional Services Agreement
Staff Recommendation Approve an Agreement for Professional Services with BRKW
Appraisals, Inc. for the 2027 Pavement Management Project benefit
appraisals in the amount of $34,300.00; the appropriate officials are
hereby authorized to sign all necessary documents to effectuate
these actions.
Budget Implication $34,300.00
Attachments 1. MEMO 2027 Pavement Management Project Benefit Appraisal Quote
2. AGREEMENT FOR SERVICES - 2027 Pavement Management Project Benefit Appraisal
3. Proposal - C Grove REV 2027 Pmvnt Mgmt Special Benefits Appraisal Proposal - BRKW
Appraisals, Inc
To: Honorable Mayor and City Council
From: Alanna Sobottka, Assistant City Engineer
Date: May 20, 2026
Re: 2027 Pavement Management Project Benefit Appraisal Contract Approval
Background
• East Point Douglas Road from Inwood Avenue South to its northern cul-de-sac terminus
near 80th Street
• River Oaks 1st and 2nd Addition: Streets include Kingsborough Trail from State Hwy 10/61
to its southern terminus, and Kingsborough Court from Kingsborough Trail to its northern
cul-de-sac terminus near State Hwy 10/61
Discussion
Consultant Quoted Amount
Recommendation
Page 1 of 7
AGREEMENT FOR PROFESSIONAL SERVICES
THIS AGREEMENT (“Agreement”) is made and executed this 20TH day of MAY, 2026, by and
between the City of Cottage Grove, 12800 Ravine Parkway South, Cottage Grove, Minnesota
55016, (“City”) and BRKW APPRAISALS, INC, 1609 COUNTY RD 42, BURNSVILLE, MN
55306 (“Consultant”).
WHEREAS, the City has accepted the proposal of the Consultant for certain professional services;
and
WHEREAS, Consultant desires to perform the services for the City under the terms and conditions
set forth in this Agreement.
NOW, THEREFORE, in consideration of the mutual consideration contained herein, it is hereby
agreed as follows:
1. SERVICES.
a. City agrees to engage Consultant as an independent contractor for the purpose of
performing certain professional Services (“Services”), as defined in the following
documents:
i. A proposal dated May 13, 2026, incorporated herein as Exhibit A.
(Hereinafter “Exhibit”).
ii. Where the terms and conditions of this Agreement and those terms and
conditions included in the Exhibit specifically conflict, the terms of this
Agreement shall apply.
b. Consultant covenants and agrees to provide the Services to the satisfaction of the
City in a timely fashion, as set forth in the Exhibit, subject to Section 7 of this
Agreement.
c. Consultant agrees to comply with all federal, state, and local laws and ordinances
applicable to the Services to be performed under this Agreement. Consultant
represents and warrants that it has the requisite training, skills, and experience
necessary to provide the Services and is appropriately licensed and has obtained all
permits from all applicable agencies and governmental entities.
2. PAYMENT.
a. City agrees to pay and Consultant agrees to receive and accept payment for Services
as set forth in the Exhibit.
b. Any changes in the scope of the work of the Services that may result in an increase
to the compensation due the Consultant shall require prior written approval by the
Page 2 of 7
authorized representative of the City or by the City Council. The City will not pay
additional compensation for Services that do not have prior written authorization.
c. Consultant shall submit itemized bills for Services provided to City on a monthly
basis. Bills submitted shall be paid in the same manner as other claims made to
City.
3. TERM. The term of this Agreement is identified in the Exhibit. This Agreement may be
extended upon the written mutual consent of the parties for such additional periods as they
deem appropriate, and upon the same terms and conditions as stated herein.
4. TERMINATION.
a. Termination by Either Party. This Agreement may be terminated by either party
upon thirty (30) days’ written notice delivered to the other party to the addresses
listed in Section 13 of this Agreement. Upon termination under this provision, if
there is no default by the Consultant, Consultant shall be paid for Services rendered
and reimbursable expenses incurred until the effective date of termination.
b. Termination Due to Default. This Agreement may be terminated by either party upon
written notice in the event of substantial failure by the other party to perform in
accordance with the terms of this Agreement. The non-performing party shall have
fifteen (15) calendar days from the date of the termination notice to cure or to submit
a plan for cure that is acceptable to the other party.
5. SUBCONTRACTORS. Consultant shall not enter into subcontracts for any of the Services
provided for in this Agreement without the express written consent of the City, unless
specifically provided for in the Exhibit. Consultant shall pay any subcontractor involved in
the performance of this Agreement within the ten (10) days of the Consultant’s receipt of
payment by the City for undisputed services provided by the subcontractor.
6. STANDARD OF CARE. In performing its Services, Consultant will use that degree of
care and skill ordinarily exercised, under similar circumstances, by reputable members of
its profession in the same locality at the time the Services are provided. No warranty,
express or implied, is made or intended by Consultant’s undertaking herein or its
performance of Services.
7. DELAY IN PERFORMANCE. Neither City nor Consultant shall be considered in default of
this Agreement for delays in performance caused by circumstances beyond the reasonable
control of the nonperforming party. For purposes of this Agreement, such circumstances
include, but are not limited to, abnormal weather conditions; floods; earthquakes; fire;
epidemics; war, riots, and other civil disturbances; strikes, lockouts, work slowdowns, and
other labor disturbances; sabotage; judicial restraint; and inability to procure permits, licenses
or authorizations from any local, state, or federal agency for any of the supplies, materials,
accesses, or services required to be provided by either City or Consultant under this
Agreement. If such circumstances occur, the nonperforming party shall, within a reasonable
Page 3 of 7
time of being prevented from performing, give written notice to the other party describing the
circumstances preventing continued performance and the efforts being made to resume
performance of this Agreement. Consultant will be entitled to payment for its reasonable
additional charges, if any, due to the delay.
8. CITY’S REPRESENTATIVE. The City has designated Paul Sponholz to act as the City’s
representative with respect to the Services to be performed under this Agreement. He or
she shall have complete authority to transmit instructions, receive information, interpret,
and define the City’s policy and decisions with respect to the Services covered by this
Agreement.
9. PROJECT MANAGER AND STAFFING. The Consultant has designated Paul Gleason
to be the primary contact for the City in the performance of the Services. They shall be
assisted by other staff members as necessary to facilitate the completion of the Services in
accordance with the terms established herein. Consultant may not remove or replace this
designated staff without the approval of the City.
10. INDEMNIFICATION.
a. Consultant and City each agree to indemnify, and hold harmless each other, its agents
and employees, from and against legal liability for all claims, losses, damages, and
expenses to the extent such claims, losses, damages, or expenses are caused by its
negligent acts, errors, or omissions. In the event claims, losses, damages, or expenses
are caused by the joint or concurrent negligence of Consultant and City, they shall be
borne by each party in proportion to its own negligence.
b. Consultant shall indemnify City against legal liability for damages arising out of
claims by Consultant’s employees. City shall indemnify Consultant against legal
liability for damages arising out of claims by City’s employees.
11. INSURANCE. During the performance of the Services under this Agreement, Consultant
shall maintain the following insurance:
a. General Liability Insurance, with a limit of $2,000,000 for any number of claims
arising out of a single occurrence.
b. Professional Liability Insurance, with a limit of $2,000,000 for any number of
claims arising out of a single occurrence.
c. Workers’ Compensation Insurance in accordance with statutory requirements.
d. Automobile Liability Insurance, with a combined single limit of $2,000,000.
Consultant shall furnish the City with certificates of insurance, which shall include a
provision that such insurance shall not be canceled without written notice to the City. The
City shall be named as an additional insured on the General Liability Insurance policy.
Page 4 of 7
Page 5 of 7
e. Severability. If any term of this Agreement is found be void or invalid, such
invalidity shall not affect the remaining terms of this Agreement, which shall
continue in full force and effect.
f. Data Practices Compliance. All data collected by the City pursuant to this
Agreement shall be subject to the Minnesota Government Data Practices Act,
Minnesota Statutes, Chapter 13.
g. Entire Agreement. This Agreement constitutes the entire agreement of the parties
and supersedes all prior communications, understandings and agreements relating
to the subject matter hereof, whether oral or written.
[The remainder of this page is intentionally left blank]
Page 6 of 7
CITY OF COTTAGE GROVE
By:
Myron Bailey, Mayor
By:
Tamara Anderson, City Clerk
Date:
Page 7 of 7
BRKW APPRAISALS, INC
Signature:
Name:
Its:
Date:
BRKW APPRAISALS, INC. 21 00 MINNEAPOLIS AVENUE, MINNEAPOLIS , MN 55 406
651.646.6114 www.brkw.com
May 13 , 2026
Paul Sponholz , PE
City Engineer
City of Cottage Grove
10875 Ideal Ave. S .
Cottage Grove, MN 55016
R e : Proposal f or Appraisal Services – Special Benefits Valuation
City of Cottage Grove 202 7 Pavement Management Project
Project Area 1: NW -SE section of E. Point Douglas Rd. S., from S. of 80 th
Street to I nwood Ave.
Project Area 2 : River Oaks 1 st and 2 nd Additions
Dear M r . Sponholz :
In accordance with your request and on behalf of BRKW Appraisals, Inc., I am
submitting this proposal for BRKW Appraisals, Inc. to provide special benefits
appraisals to the City of Cottage Grove pertaining to proposed street and utility
improvements to be completed as part of the City of Cottage Grove 2027 Pavement
Management Project. Although there is technically and officially only one pavement
management project to be completed in 2027, I have identified two separate project
areas within the overall city project, as sho wn in the above caption, since there are
two distinctly separate areas in terms of location and predominant property use type.
It is my recommendation that the two project areas be addressed with separate special
benefits valuations and separate associated appraisal reports.
Though no specific details pertaining to the level of improvements proposed for this
project have yet been provided to us, it is my expectation these details will be
provided, should the City approve this appraisal proposal and authorize us to proceed.
It is my anticipation that generally, the project will include pavement rehabilitation,
spot curb gutter replacement and various improveme nts to utility components.
Purpose/Intended Use/Intended Users
The purpose of the appraisal s is to provide an opinion of the increase in market value,
if any, to a total of 3 9 subject properties re sult ing from the proposed street /utility
improvements . The inten ded use of the appraisal s is for assist ing C ity officials in
levying in an equitable manner special assessments to properties benefited by the
improvement project. The intended users are City of Cottage Grove officials .
Subject Properties
Shown on the following page s are two table s – one for Project Area 1 and one for
Project Area 2 – sum marizing the properties or property types proposed to be included
as subject properties to be valued in the special benefits appraisal. The properties/
property types to be included are based on my review of Assessable Parcels map s that
the city provided me , together with the results of recent email and phone
correspondence among you, Genevieve Tester of the City and me.
BRKW APPRAISALS, INC. PAGE 2
Page 1 of 2
No.Property or Property Type Fee Owner of Record PID #Address Comments
1 1 Single-Family Home on E. Point To Be Determined TBD TBD
Douglas Rd.
2 Motel - Wakota Inn & Suites Kirit Bhakta 1702721220003 7125 80th St. S.
1702721220021 ---0.15
Total Property 1.17
3 Fast Food Restaurant - Dairy Queen Allen & Kathryn Plaisted et al.1702721220012 7175 80th St. S. " " "
" "
4 Multi-Tenant Retail Center Lannco LLC 1702721220011 7155 80th St. S. " " "
" "
5 Single-Tenant Office-Warehouse 7130 E. Point Douglas Rd. LLC 1702721220017 7130 E. Point Douglas Rd. S.
6 Convenience Store with Gas Realty Income Properties 3 LLC 1702721220018 7162 E. Point Douglas Rd. S.
7 Full-Service Restaurant - Las Mopeca R.E. of Cottage Grove LLC 1702721220006 7165 E. Point Douglas Rd. S.0.71
Margaritas " " " " " "1702721220022 ---0.43
Total Property 1.14
8 Fast Food Restaurant - Arby's Scott Family Trs. & Ross Family Trs.1702721220007 7185 E. Point Douglas Rd. S.
9 Auto Service - Car X J & R Properties Cottage Grove LLC 1702721220008 7199 E. Point Douglas Rd. S.
10 Grocery Store & Gas Retail Property Exchangeright Net Leased Portfolio 27
DST
1702721210049 7280 E. Point Douglas Rd. S.9.61
" " " " " 1702721210047 7200 E. Point Douglas Rd. S.0.31
" " " " " 1702721210052 ---0.08
" " " " " 1702721210053 ---0.69
Total Property 10.69
11 TJ Maxx/HomeGoods Anchored Grove-Rainbow LP 1702721210051 7240 E. Point Douglas Rd. S.9.80
Retail Strip Center " " "1702721210050 ---1.05
Total Property 10.85
12 Fast Food Restaurant - McDonald's Franchise Realty Interstate 1702721240009 7355 E. Point Douglas Rd. S.
13 Auto Service - Muffler Doctor D & J Properties of Woodbury LLC 1702721240010 7375 E. Point Douglas Rd. S.
14 School District Offices ISD 833 South Washington County 1702721240028 7362 E. Point Douglas Rd. S.
15 3-Tenant Commercial Building Point Douglas Property Management LLC 1702721240019 7424 E. Point Douglas Rd. S.
16 Cmcl. Bldg. - Sherwin Williams Alisan LLC 1702721240026 7430 E. Point Douglas Rd. S.
17 Cmcl. Bldg. - State Farm Ins. Office Pica-Anderson LLC 1702721240025 7450 E. Point Douglas Rd. S.
18 Vacant Cmcl. Parcel Hang LLC 1702721240027 7470 E. Point Douglas Rd. S.
19 Auto Sales/Service - North Marcial Gonzalez 1702721130093 7510 E. Point Douglas Rd. S.Currently used with property
adjacent SE but appears able to
be separately used/sold
20 Auto Sales/Service - South Marcial Gonzalez 1702721130102 7528 E. Point Douglas Rd. S.Currently used with property
adjacent NW but appears able to
be separately used/sold
21 Vacant Cmcl. Parcel Lance Schultz 1702721130096 7564 E. Point Douglas Rd. S.
22 84-Unit Apartment Complex VA9 Grove Ridge LLC 1602721330002 8130 E. Point Douglas Rd. S.4.94
23 Cottage Grove Animal Hospital Realty Income Properties 13 LLC 1602721330003 8136 E. Point Douglas Rd. S.1.49
24 59-Unit Rental Townhome Complex Ballast CGC MN LLC 1602721330001 8240 E. Point Douglas Rd. S.4.91
25 Country Inn & Suites Motel Nilkanth Inc.2102721210012 8350 E. Point Douglas Rd. S.2.42
26 Applebee's Restaurant Seyfarth Realty Corp.2102721210013 8380 E. Point Douglas Rd. S.0.67
27 School District Program Center ISD 833 South Washington County 2102721210001 8400 E. Point Douglas Rd. S.6.75
No frontage on but access
available from section of E. Pt.
Douglas Rd. S. to be improved
as part of 2027 pvmt. mgmt.
project
Special Benefits Appraisal Proposal - BRKW Appraisals, Inc.
City of Cottage Grove, MN 2027 Pavement Management Project
0.49
Project Area 1: East Point Douglas Rd. S., from S. of 80th Street to Inwood Ave.
Properties/Property Types to Be Appraised
No frontage on but access
available from E. Point Douglas
Rd. S.
1Land area is estimated based in part on Washington County records; is subject to revision given further research/verification; and excludes existing road right of way, if any
Approx.
Land Area
(acres)1
TBD A typical/average home in terms
of lot size/value will be selected
from those fronting E. Point
Douglas Rd.
1.97
1.21
1.15
0.63
0.65
1.62
0.47
7.25
0.58
0.30
1.02
*CONTINUED ON NEXT PAGE*
0.60
0.43
0.54
0.54
0.60
BRKW APPRAISALS, INC. PAGE 3
Disclosure of Prior Appraisal Services
As required by and in order to comply with the Ethics Rule of the Uniform Standards
of Professional Appraisal Practice (USPAP), I am hereby disclosing the following:
Mark A. Warren, MAI and I, both of BRKW Appraisals, Inc. and both of whom will be
completing the special benefits appraisals addressed in this proposal, should our firm
be engaged by the City to do so, have within the past three years previously performed
appraisal services pertaining to the following subject properties, as identified in the
Properties/Property Types to Be Appraised table for Project Area 1 shown on the
preceding page:
Project Area 1 (East Point Douglas Rd. S.): Properties 2 through 21
Page 2 of 2
No.Property or Property Type Fee Owner of Record PID #Address Comments
28 Car Wash National Retail Properties LP 2102721210007 8420 E. Point Douglas Rd. S.1.06
29 Multi-tenant Retail Property BJW Enterprises LLC 2102721210002 9030 Inwood Ave. S.1.08
30 O'Reilly Auto Parts Store Triple S Investments 2102721210003 8401 E. Point Douglas Rd. S.0.81
31 Health Clinic Canvas Health Inc.2102721210014 8451 E. Point Douglas Rd. S.1.19
32 Subway Sandwich Shop Nielsen R.E. Holdings II LLC 2102721210008 8455 E. Point Douglas Rd. S.0.93
33 Merchants Bank Branch Merchants Bank Natl. Assoc.2102721120021 8479 E. Point Douglas Rd. S.0.67
34 Multi-tenant Retail Property Jamaica Crossroads LLC & Jamaica Plaza LLC 2102721120022 8461 E. Point Douglas Rd. S.1.25
" " " " " "2102721210009 ---0.23
Total Property 1.48
35 KinderCare Daycare Facility 3745 Minnehaha LLC 2102721120030 8453 E. Point Douglas Rd. S.0.82 " " "
36 Fast Food Restaurant - Burger King Irving J. Sherman Trs.2102721120020 8481 E. Point Douglas Rd. S.
Special Benefits Appraisal Proposal - BRKW Appraisals, Inc.
City of Cottage Grove, MN 2027 Pavement Management Project
Project Area 1: East Point Douglas Rd. S., from S. of 80th Street to Inwood Ave.
Properties/Property Types to Be Appraised
1Land area is estimated based in part on Washington County records; is subject to revision given further research/verification; and excludes existing road right of way, if any
Approx.
Land Area
(acres)1
1.12
No frontage on but access
available from E. Point
Douglas Rd. S.
Total Number of Properties/Property Types: 36
No.Property or Property Type Fee Owner of Record PID #Address Comments
1 1 Single-Family Home - Lower End To Be Determined TBD TBD
2 1 Single-Family Home - Midrange To Be Determined TBD TBD
3 1 Single-Family Home - Upper End To Be Determined TBD TBD
1Land area is estimated based in part on Washington County records; is subject to revision given further research/verification; and excludes existing road right of way, if any
Total Number of Properties/Property Types: 3
Approx.
Land Area
(acres)1
TBD A single-family home with a lot judged to be at
the lower end of the value range in the project
area will be selected and valued for special
benefits purposes.
TBD
Special Benefits Appraisal Proposal - BRKW Appraisals, Inc.
City of Cottage Grove, MN 2027 Pavement Management Project
Properties/Property Types to Be Appraised
A single-family home with a lot judged to be
within the middle of the value range in the
project area will be selected and valued for
special benefits purposes.
TBD A single-family home with a lot judged to be
within the upper end of the value range in the
project area will be selected and valued for
special benefits purposes.
Project Area 2: River Oaks
BRKW APPRAISALS, INC. PAGE 4
Scope of Work
Valuation Methodology : The special benefits appraisal s will be based on a before -
and -after valuation methodology. This involves developing an opinion of each
property market value as it exists before the proposed street /utility improvements, and
also concluding an opinion of the market value of the property assuming the
improvements are completed. The difference between the before and after values
reflects an opinion of special benefit to each property resulting from the public
improvement project.
All but two of the subject properties to be appraised contain buildings and supporting
site improvements. However, since the value benefits of street, utility and similar
public improvement projects accrue to the land, rather than to the buildings of
individual prope rties, the valuation in all cases will involve the land component of the
properties only .
Multiple -Parcel Properties : As shown on the P roperties/P roperty T ypes to B e
A ppraised summary table for Project Area 1 on the preceding page s , of the 36 subject
properties to be valued in that project area , five contain more than one tax parcel. In
the case of these multiple -parcel properties, each group of multiple parcels has a
common owner and serves a single use. Thus, each group of multiple reflects one
property, from a special benefits valuation perspective. For each of these five
properties, any special benefit concluded for the overall property will be allocated
between/among the tax parcels on a pro -rata basis, relative to each tax parcel’s share
of the total land area of the overall property.
C onsideration of Special Benefits f rom Cross -Easement Access Rights : Though
Property 11 in Project Area 1, the TJ Maxx/HomeGoods -anchored retail center located
east of Property 10, Hy -Vee , does not front the section of East Point Douglas Road
slated for improvement within the 202 7 Pavement Management Project, this property
has been included as a subject property to be appraised. The reason is that the
property has the right to use of a shared Primary Access Drive, via cross easements,
one section of which passes in front of the Hy -Vee p roperty and connects to the
section of East Point Douglas Road to be improved as part of the current improvement
project. This access right was researched with and verified with the City when
Properties 10 and 11 were included in a special benefits appraisal our firm completed
for the City pertaining to the City of Cottage Grove 2024 Pavement Management
Project.
Given this access right , it is anticipated that some level of special benefit for Property
11 will be concluded to accrue as a result of the current project.
It is noted that there is an additional access driveway running behind Hy -Vee that also
connects with the section of East Point Douglas Road to be improved as part of the
current project. This driveway extends east to the rear of the TJ Maxx/HomeGoods
property and appears to function primarily for deliveries . However, to date the City
has not identified the presence of an easement allowing this property to use the rear
access driveway. Consequently, this driveway will not be considered when concluding
be nefits from the project to the TJ Maxx/HomeGoods property.
BRKW APPRAISALS, INC. PAGE 5
Report Type
One appraisal report for each of the two project areas will be prepared addressing the
special benefits valuation of a total of 39 subject properties (3 6 in Project Area 1 and
three in Project Area 2). Each appraisal will be presented in a Restricted Appraisal
Report format, which meets the minimum requirements of content that must be
contained in an appraisal report as mandated by the Uniform Standards of Professional
Appraisal Practice (USPAP).
In a Restricted Appraisal Report format, the focus is on stating the main points and
conclusi o ns of the appraisal process , rather than discussing in detail the properties
and illustrating the valuation methodology used in arriving at the appraiser’s value
opinions. The appraisal process and its results are presented in a very brief manner,
with significant supporting data, notes, and analyses retained in the office work file of
the appraiser.
The primary function of the Restricted Appraisal Reports connected to this valuation
assignment is to communicate to the client whether proposed or contemplated property
assessments in accordance with the City special assessment policy can be sustained by
at least an equal increase in the market value of the property as a result of the
proposed improvement project; the primary function of the reports is not to document
and prove within the reports how the conclusion of any market value increase was
reached.
The Restricted Appraisal Report s will contain, for each subject property, an opinion
of the special benefit, if any, resulting from the improvement project. The report s
will provide commentary on the various factors and circumstances influencing the
final conclusions of benefit to the properties. The valuation methodology used to
develop the opinions of special benefit will be described in a summarized manner.
However, the report s , due to their brevity, will not present comparable sale data or
adjustment grids used to arrive at the value opinions.
Assuming that the appraisal s are to be used internally by city officials only (for the
purposes of determining the increase in property market value relative to proposed or
contemplated assessments), the Restricted Appraisal Report format should sufficiently
serve the intended use and at the same time provide significant economies pertaining
to the time spent writing the report versus completing the analysis and valuation.
These economies are reflected in the proposed appraisal fee s . Given the brevity of
the Restricted Appraisal Report format, it is restricted for use and designed to be
read by the client only (in this case the City of Cottage Grove), since others not
substantially familiar with the properties, project and/or valuation process may not
fully understand the report s without the supporting information retained in the
appraisal work file.
BRKW APPRAISALS, INC. PAGE 6
Should the need arise, subsequent to the submittal of the initial Restricted Appraisal
Report s (e.g., if one or more owners of property in either of the project area s appeal a
special assessment), an expanded special benefits appraisal report individually
addressing one or more of the subject properties , or another property within either of
the project area s , with full documentation of the valuation process, could be produced
by our firm. This offer is based on the assumption that an adequate amount of time is
allowed and an additional fee is agreed upon for completing such an individual,
expanded report.
Proposed Appraisal Fee s
Appraisal Fee
Project Area 1 : NW -SE Section of E. Point Douglas Rd. S. $27 ,5 00 `
Project Area 2: River Oaks $ 6 ,8 00
Total Proposed Appraisal Fees $34 ,3 00
Completion Date
The appraisal report s will be completed by August 28 , 2026 .
Deliverables
A high -quality, full -color electronic copy of each appraisal report, in .pdf form at , will
be emailed to you upon completion of the assignment. Should the need or desire arise
for one or more hard copies of the report s as well, our firm could print, bind and mail
to you such hard copies, upon your request, with sufficient advance notice.
Thank you , Mr. Sponholz , for the opportunity to submit this proposal. Please contact
me at 612 -229 -9818 (direct line) or pgleason@brkw.com with any questions or
comments you may have.
Sincerely,
BRKW APPRAISALS, INC.
Paul J. Gleason
President and Principal
Certified General Real Property Appraiser
MN License No. 4003073
1
City Council Action Request
7.K.
Meeting Date 5/20/2026
Department Economic Development
Agenda Category Resolution
Title TIF Agreement Amendment for Roers Housing Project
Staff Recommendation Adopt Council Resolution 2026-077 amending the current TIF
agreement for the apartment project, Roers, located at 6850 East
Point Douglas Road South.
Budget Implication N/A
Attachments 1. City Council Roers TIF Amendment memo_5-20-2026
2. Ehlers Rent vs Income Memo 4-29-26
3. Cottage Grove City Council Resolution 2026-077
TO: Mayor and City Council Members
Jennifer Levitt, City Administrator
FROM: Nate Carlson, Economic Development Manager
DATE: May 20, 2026
RE: Roers TIF Amendment
Background
Economic Development and Finance staff received a request by Roers (the “developer”) to
amend the current TIF Agreement for the apartment project located at 6850 East Point Douglas
Road South. The project is currently in-process. The EDA approved the current TIF Agreement
on November 19, 2025. The amendment request from the developer is to include rent
restrictions in addition to the income restrictions currently within the TIF Agreement. Roers’
request for defined rental restrictions is a requirement by the State of Minnesota when applying
for affordable housing credits. Many communities include rental restrictions as well as the
required income restrictions with Housing TIF projects.
The City’s financial advisor, Schane Rudlang of Ehlers, has prepared an additional memo for
the board to further explain the request.
The EDA approved this amendment on May 12, 2026 at the regular EDA meeting.
Recommendation
1. Adopt resolution #2026-077 amending the current TIF Agreement for the apartment
project, Roers, located at 6850 East Point Douglas Road South.
MEMORANDUM
TO: Nate Carlson – Economic Development Director
FROM: Schane Rudlang – Ehlers
DATE: April 29, 2026
SUBJECT: Roers Workforce Housing Development – Rent and Income Levels
Purpose of Memorandum
The purpose of this memorandum is to clarify the distinction between income restrictions and rent
restrictions under Tax Increment Financing ("TIF") statutes.
Statutory Requirements
Minnesota statutes governing housing TIF districts require that a specified percentage of
residential units be occupied by households meeting defined income limits. Under Minnesota
Statutes, section 469.174, subdivision 11, compliance is achieved through income-restricted
occupancy at the required area median income (“AMI”) thresholds. The statute does not
independently require that rents for these units be restricted. As a result, a housing TIF district
may be legally structured to comply with state law based solely on household income
certification, provided all statutory income thresholds and compliance obligations are met.
Local Policy and Common Practice
While rent limits are not required by statute, it is not uncommon for cities to elect to impose rent
restrictions in addition to income restrictions as a matter of policy; in other cases, rent restrictions
are required due to other funding sources, such as tax credits. Rent restrictions are often used to
provide additional certainty that income-restricted units remain affordable. In practice, actual
rents developers charge, even without formal rent restrictions, are usually at or below the AMI
rents if there were formal restrictions. Rent restrictions are implemented through development
agreements and recorded declarations.
During Roers’ application for the 4d1 tax class rate for the affordable units, Minnesota Housing
requires rent restrictions to comply with the 4d1 statute (not the TIF statutes). The 4d1 class rate
lowers property taxes on affordable units.
Cottage Grove Policy Decision and Amended Agreement
For the Roers project, the original development agreement imposed income restrictions
consistent with Minnesota law but did not include explicit rent restrictions. Under the amended
agreement now under consideration for approval, the project would include rent restrictions on
the income-restricted units. This represents a City policy decision that goes beyond minimum
statutory requirements, and the developer has agreed to the restrictions. The amended agreement
and related declaration establish maximum allowable rents tied to the applicable percentage of
area median income, ensuring consistency between tenant incomes and rents charged over the
compliance period.
1
4914-3448-6950.1
CITY COUNCIL RESOLUTION NO. 2026-077
CITY COUNCIL OF COTTAGE GROVE
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION AUTHORIZING THE EDA’S EXECUTION OF A FIRST AMENDMENT TO
DEVELOPMENT ASSISTANCE AGREEMENT AND A FIRST AMENDMENT TO
DECLARATION OF RESTRICTIVE COVENANTS
BE IT RESOLVED by the City Council (the “City Council”) of the City of Cottage Grove,
Minnesota (the “City”), as follows:
Section 1. Recitals.
1.01. The Cottage Grove Economic Development Authority (the “EDA”) has heretofore
executed an Amended and Restated Contract for Private Development (the “Original Agreement”),
between the EDA and Roers Cottage Grove Apartments LLC, a Delaware limited liability
company (the “Developer”), stating the Developer’s responsibilities related to the construction of
an approximately 144-unit affordable residential apartment building with approximately 134
underground parking stalls and 82 surface level parking stalls and related amenities (the
“Project”);
1.02. In connection with the Project, the EDA and Developer entered into a Declaration
of Restrictive Covenants (the “Original Declaration”) which set forth certain occupancy
restrictions for the Project;
1.03. The Original Agreement and the Original Declaration imposed income-based
occupancy restrictions on certain units in the Project;
1.04. The Developer has requested that the EDA amend the Original Agreement pursuant
to a First Amendment to Development Assistance Agreement (the “Amendment to Agreement”)
and amend the Original Declaration pursuant to a First Amendment to Declaration of Restrictive
Covenants (the “Amendment to Declaration” and together with the Amendment to Agreement, the
“Amendments”) to incorporate rental restrictions; and
1.05. Pursuant to the Bylaws of the EDA, certain actions of the EDA of the type
contemplated by the Amendments are subject to approval by the City Council.
Section 2. Approval of the Amendments.
2.01. The City Council hereby approves the Amendments in substantially the form
presented to the Board, together with any related documents necessary in connection therewith
(collectively, the “Development Documents”) and hereby authorizes the President and Executive
Director to execute the same on behalf of the EDA, and to carry out, on behalf of the EDA, the
EDA’s rights and obligations thereunder.
2
4914-3448-6950.1
2.02. Upon execution and delivery of the Development Documents, the officers and
employees of the EDA are hereby authorized and directed to take or cause to be taken such actions
as may be necessary on behalf of the EDA to implement the Development Documents.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF COTTAGE
GROVE, THIS 20th DAY OF MAY, 2026.
MAYOR
CITY CLERK
1
City Council Action Request
7.L.
Meeting Date 5/20/2026
Department Economic Development
Agenda Category Resolution
Title Real Estate Equities Hadley Project LAHA and LCDA Subordination
Agreements
Staff Recommendation Adopt Resolution 2026-078 approving the LAHA and LCDA
Subordination Agreements for the Hadley Ridge Apartments project.
Budget Implication N/A
Attachments 1. Real Estate Equities Subordination Agreement Memo_5-20-26
2. Resolution 2026-078
3. LAHA Subordination Agreement (Hadley Ridge)
4. LCDA Subordination Agreement (Hadley Ridge)
To: Honorable Mayor and City Council
Jennifer Levitt, City Administrator
From: Nate Carlson, Economic Development Manager
Date: May 20, 2026
Subject: Real Estate Equities Apartment Project (Hadley Ridge Apartments) –
Subordination agreements for LAHA and LCDA funding
Introduction/Background
On June 18, 2025, the City Council approved the Site Plan Review, Comprehensive Plan
Amendment, and Zoning Amendment (Resolutions 2025-083, 2025-082, and Ordinance 1101)
for the Real Estate Equities 164-unit multi-family rental apartment project proposed at 10015
Hamlet Avenue (Hadley Ridge Apartments).
Resolution 2025-092 was also approved on June 18, supporting dedication of City Local
Affordable Housing Aid (LAHA) funds for 2024, 2025, and 2026 for the project in an estimated
total amount of $785,000. Real Estate Equities continued to seek out funding support
opportunities and on July 30, 2025, the City Council approved Resolution 2025-108 authorizing
the City to submit an application for Livable Communities Demonstration Account (LCDA)
funding of $785,000 through the Metropolitan Council.
On November 19, 2025, the City Council approved the LAHA funding agreement for $916,000.
The increased amount was due to increased construction costs. Also on November 19, 2025,
Council approved Resolution 2025-160 authorizing the issuance, sale, and delivery of its multi-
family housing revenue bonds in an amount not to exceed $50,000,000.
The Hadley Ridge project was selected for $785,000 of LCDA grant funding. The City will be
responsible for distributing the funds to the developer once the project achieves certain
milestones and submitting reports to the Met Council. The funds are structured as a loan from
the City. Council approved resolution 2026-043 on March 18, 2026, which approved the LCDA
Loan agreement.
The final action for the Hadley Ridge Apartment project is to approve the drafted subordination
agreements for the LAHA and LCDA funding per the requirements of the developer’s bank
financing agreements. Subordination agreements are normal requirements when private
projects receive public financing. The subordination agreements have been approved by City
attorney, and a resolution has been prepared for Council action.
Recommendation
Adopt Resolution 2026-078 approving the LAHA and LCDA Subordination Agreements for the
Hadley Ridge Apartments project.
1
4904-5157-4951.2
CITY COUNCIL RESOLUTION NO. 2026-078
CITY OF COTTAGE GROVE
COUNTY OF WASHINGTON
STATE OF MINNESOTA
RESOLUTION AUTHORIZING SUBORDINATION AGREEMENTS IN CONNECTION
WITH THE CITY’S LAHA AND LCDA LOANS
BE IT RESOLVED by the City Council (the “City Council”) of the City of Cottage Grove,
Minnesota (the “City”), as follows:
Section 1. Recitals.
1.01. The Washington County previously issued its (i) Multifamily Housing Revenue
Bonds (Hadley Ridge Apartments Project) Series 2025A, and issued in the original aggregate
principal amount of $32,255,000, (ii) Multifamily Housing Revenue Bonds (Hadley Ridge
Apartments Project) Series 2025B, and issued in the original aggregate principal amount of
$1,300,000, (iii) Taxable Multifamily Housing Revenue Bonds (Hadley Ridge Apartments
Project) Series 2025C issued in the original aggregate principal amount of $9,725,000, and (iv)
Multifamily Housing Revenue Bonds (Hadley Ridge Apartments Project) Subordinate Series
2025D, and issued in the original aggregate principal amount of $2,000,000 (collectively, the
“Bonds”).
1.02. The City loaned the proceeds of the Bonds to Cottage Grove AH I, LLLP, a
Minnesota limited liability limited partnership (the “Borrower”) to finance a 164 unit affordable
multifamily rental housing project (the “Project”) pursuant to a Loan Agreement dated as of
December 1, 2025 (the “Senior Loan”) between the City and the Borrower.
1.03. The Senior Loan was assigned by the City to U.S. Bank Trust Company, National
Association, as trustee (the “Senior Lender”) pursuant to the terms of that certain Trust Indenture,
dated as of December 1, 2025 between the City and Senior Lender. The Senior Loan is secured by
that certain Mortgage, Assignment of Leases and Rents, Security Agreement, Fixture Filing, and
Environmental Indemnity by Borrower in favor of the City, as assigned by the City to Senior
Lender (as assigned, the “Senior Mortgage”), dated as of December 1, 2025, encumbering the land,
the Project and related personal and other property described and defined in the Senior Mortgage
as the “Mortgaged Property.”
1.04. Pursuant to a Local Affordable Housing Aid Agreement between the City and
Borrower (“LAHA Loan Agreement”), the City made a loan to Borrower in the original principal
amount of $916,000 (“LAHA Loan”). The LAHA Loan is secured by a Promissory Note the
“LAHA Note”) from the Borrower and Combination Mortgage, Security Agreement and Fixture
Financing Statement dated (“LAHA Mortgage”) encumbering all or a portion of the Mortgaged
Property. In addition, in connection with the LAHA Loan, the Borrower and the City entered into
a Declaration of Restrictive Covenants (the “Declaration”) including certain affordability
requirements for the Project.
2
4904-5157-4951.2
1.05. Pursuant to a Loan Agreement between the City and Borrower (“LCDA Loan
Agreement”), the City has made a loan to Borrower in the original principal amount of $785,000
(“LCDA Loan” and together with the LAHA Loan, the “Subordinate Loans”). The LCDA Loan is
or will be secured by a Promissory Note (the “LCDA Note”) from the Borrower and Combination
Mortgage and Security Agreement (“LCDA Mortgage” and together with the LAHA Mortgage,
the LAHA Note, the LCDA Note, the LCDA Loan Agreement, the LAHA Loan Agreement, and
the Declaration, the “Subordinate Documents”) encumbering all or a portion of the Mortgaged
Property.
1.06. There are on file with the City Council (i) a Subordination Agreement regarding
the LAHA Loan and (ii) a Subordination Agreement regarding the LCDA Loan (together, the
“Subordination Agreements”), each proposed to be entered into by the City and the Senior Lender
subordinating the LAHA Loan, the LCDA Loan, and the Subordinate Documents to the Bonds
and Senior Mortgage.
Section 2. Approval of the Subordination Agreements.
2.01. The City Council hereby approves the Subordination Agreements in substantially
the forms presented to the City Council, together with any related documents necessary in
connection therewith (collectively, the “Subordination Documents”) and hereby authorizes the
Mayor and City Administrator to execute the same on behalf of the City, and to carry out, on behalf
of the City, the City’s rights and obligations thereunder.
2.02. The approval hereby given to the Subordination Documents includes approval of
such additional details therein as may be necessary and appropriate and such modifications thereof,
deletions therefrom and additions thereto as may be necessary and appropriate and approved by
legal counsel to the City and by the officers authorized herein to execute said documents prior to
their execution, and said officers are hereby authorized to approve said changes on behalf of the
City. The execution of any instrument by the appropriate officers of the City herein authorized
shall be conclusive evidence of the approval of such document in accordance with the terms hereof.
In the event of absence or disability of the officers, any of the documents authorized by this
Resolution to be executed may be executed without further act or authorization of the City Council
by any duly designated acting official, or by such other officer or officers of the City Council as,
in the opinion of the City Attorney, may act in their behalf.
2.03. Upon execution and delivery of the Subordination Documents, the officers and
employees of the City are hereby authorized and directed to take or cause to be taken such actions
as may be necessary on behalf of the City to implement the Subordination Documents.
3
4904-5157-4951.2
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF COTTAGE
GROVE, THIS 20th DAY OF MAY, 2026.
MAYOR
CITY CLERK
1
THIS DOCUMENT PREPARED BY
AND AFTER RECORDING RETURN TO:
[__________________]
SUBORDINATION AGREEMENT
THIS SUBORDINATION AGREEMENT (“Agreement”) is entered into this [___] day of
[___________], 2026, by and between (i) U.S. BANK TRUST COMPANY, NATIONAL
ASSOCIATION, a national banking association (“Senior Lender”), and (ii) CITY OF COTTAGE
GROVE, a statutory city, municipal corporation, and political subdivision organized and existing
under the laws of the State of Minnesota (“Subordinate Lender”).
RECITALS
A. Cottage Grove AH I, LLLP, a limited liability limited partnership organized under the laws
of the State of Minnesota (“Borrower”) is the owner of certain land located in Washington
County, Minnesota, described in Exhibit A (“Land”). The Land is being improved with a
multifamily rental housing project (“Improvements”).
B. Subordiante Lender, in its capacity as issuer (the “Issuer”), made a loan to the Borrower
(the “Senior Loan”) upon the terms of that certain Loan Agreement dated as of December
1, 2025 between Issuer and Borrower (the “Senior Loan Agreement”) using the proceeds
of certain bonds designated (i) Multifamily Housing Revenue Bonds (Hadley Ridge
Apartments Project) Series 2025A, and issued in the original aggregate principal amount
of $32,255,000, (ii) Multifamily Housing Revenue Bonds (Hadley Ridge Apartments
Project) Series 2025B, and issued in the original aggregate principal amount of $1,300,000,
(iii) Taxable Multifamily Housing Revenue Bonds (Hadley Ridge Apartments Project)
Series 2025C, and issued in the original aggregate principal amount of $9,725,000, and (iv)
Multifamily Housing Revenue Bonds (Hadley Ridge Apartments Project) Subordinate
Series 2025D, and issued in the original aggregate principal amount of $2,000,000. The
Senior Loan was assigned by Issuer to Senior Lender, as trustee, pursuant to the terms of
that certain Trust Indenture, dated as of December 1, 2025 between Issuer and Senior
Lender. The Senior Loan is secured by that certain Mortgage, Assignment of Leases and
Rents, Security Agreement, Fixture Filing, and Environmental Indemnity by Borrower in
favor of Issuer, as assigned by Issuer to Senior Lender (as assigned, the “Senior
Mortgage”), dated as of December 1, 2025, encumbering the Land, the Improvements and
related personal and other property described and defined in the Senior Mortgage as the
“Mortgaged Property.”
2
C. Pursuant to a Local Affordable Housing Aid Agreement dated December 17, 2025 between
Subordinate Lender and Borrower (“Subordinate Loan Agreement”), Subordinate
Lender made a loan to Borrower in the original principal amount of $916,000
(“Subordinate Loan”). The Subordinate Loan is secured by a Combination Mortgage,
Security Agreement and Fixture Financing Statement dated December 30, 2025
(“Subordinate Mortgage”) encumbering all or a portion of the Mortgaged Property.
D. The Senior Mortgage is recorded in the Office of the County Recorder of Washington
County, Minnesota (“Recording Office”) as Instrument Number 4493079, as assigned by
Issuer to Senior Lender pursuant to that certain Assignment of Mortgage recorded in the
Recording Office as Instrument Number 4493080. The Subordinate Mortgage is recorded
in the Recording Office as Instrument Number 4493082.
E. The execution and delivery of this Agreement is a condition of Senior Lender’s consent to
the Subordinate Loan and the Subordinate Mortgage.
AGREEMENT
NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are
acknowledged, the parties agree as follows:
1. Definitions. The following terms, when used in this Agreement (including, as appropriate,
when used in the above recitals), will have the following meanings:
“Bankruptcy Proceeding” means any bankruptcy, reorganization, insolvency,
composition, restructuring, dissolution, liquidation, receivership, assignment for the
benefit of creditors, or custodianship action or proceeding under any federal or state law
with respect to Borrower, any guarantor of any of the Senior Indebtedness, any of their
respective properties, or any of their respective partners, members, officers, directors, or
shareholders.
“Borrower” means all persons or entities identified as “Borrower” in the first Recital of
this Agreement, together with their successors and assigns, and any other person or entity
who acquires title to the Mortgaged Property after the date of this Agreement; provided
that the term “Borrower” will not include Senior Lender if Senior Lender acquires title to
the Mortgaged Property.
“Casualty” means the occurrence of damage to or loss of all or any portion of the
Mortgaged Property by fire or other casualty.
“Condemnation” means any proposed or actual condemnation or other taking, whether
direct or indirect, or any conveyance in lieu thereof, of all or any part of the Mortgaged
Property.
“Enforcement Action” means any of the following actions taken by or at the direction of
Subordinate Lender: the acceleration of all or any part of the Subordinate Indebtedness, the
3
advertising of or commencement of any foreclosure or trustee’s sale proceedings, the
exercise of any power of sale, the acceptance of a deed or assignment in lieu of foreclosure
or sale, the collecting of rents from the Mortgaged Property, the obtaining of or seeking of
the appointment of a receiver, the seeking of default interest, the taking of possession or
control of any of the Mortgaged Property, the commencement of any suit or other legal,
administrative, or arbitration proceeding based upon the Subordinate Note or any other of
the Subordinate Loan Documents, the exercising of any banker’s lien or rights of set-off or
recoupment, or the exercise of any other remedial action against Borrower, any other party
liable for any of the Subordinate Indebtedness or obligated under any of the Subordinate
Loan Documents, or the Mortgaged Property.
“Enforcement Action Notice” means a Notice given from Subordinate Lender to Senior
Lender following one or more Subordinate Mortgage Default(s) and the expiration of any
applicable notice or cure periods, setting forth in reasonable detail the Subordinate
Mortgage Default(s) and the Enforcement Actions proposed to be taken by Subordinate
Lender.
“Impositions” means all taxes, assessments, charges, fees, insurance premiums, and other
amounts payable with respect to the ownership, use, or operation of the Mortgaged
Property or the Improvements that may become a Lien if not paid when due.
“Lien” means any lien, encumbrance, estate or other interest, recorded against or secured
by the Mortgaged Property.
“Loss Proceeds” means all monies received or to be received under any insurance policy,
from any condemning authority, or from any other source, as a result of any Condemnation
or Casualty.
“Notice” means all notices, requests, demands, consents, approvals or other
communication pursuant to this Agreement provided in accordance with the provisions of
Section 10.
“Senior Indebtedness” means the “Indebtedness” as defined in the Senior Loan
Agreement.
“Senior Lender” means the “Senior Lender” as defined in this Agreement. When any other
person or entity becomes the legal holder of the Senior Indebtedness, such other person or
entity will automatically become Senior Lender.
“Senior Loan Documents” means the “Loan Documents” as defined in the Senior Loan
Agreement, as such documents may be amended.
“Senior Mortgage Default” means any act, failure to act, event, condition, or occurrence
which constitutes, or which with the giving of Notice or the passage of time, or both, would
constitute, an “Event of Default” as defined in the Senior Loan Agreement.
4
“Subordinate Indebtedness” means all sums evidenced or secured or guaranteed by, or
otherwise due and payable to Subordinate Lender pursuant to, the Subordinate Loan
Documents.
“Subordinate Lender” means the person or entity named as such in the first paragraph of
this Agreement and any other person or entity who becomes the legal holder of the
Subordinate Note after the date of this Agreement.
“Subordinate Loan Documents” means the Subordinate Mortgage, the Subordinate Note,
the Subordinate Loan Agreement and all other documents at any time evidencing, securing,
guaranteeing, or otherwise delivered in connection with the Subordinate Indebtedness, as
such documents may be amended.
“Subordinate Mortgage Default” means any act, failure to act, event, condition, or
occurrence which allows (but for any contrary provision of this Agreement), Subordinate
Lender to take an Enforcement Action.
“Subordinate Note” means the promissory note or other evidence of the Subordinate
Indebtedness and any replacement of the Subordinate Note.
2. Subordinate Lender’s Representations and Warranties.
(a) Subordinate Lender represents and warrants that each of the following is true as of
the date of this Agreement:
(i) Subordinate Lender is now the owner and holder of the Subordinate Loan
Documents.
(ii) No Subordinate Mortgage Default has occurred and is continuing.
(iii) The current unpaid principal balance of the Subordinate Indebtedness is
$916,000.
(iv) No scheduled payments under the Subordinate Note have been prepaid.
(b) Without the prior written consent of Senior Lender, Subordinate Lender will not do
any of the following:
(i) Pledge, assign, transfer, convey, or sell any interest in the Subordinate
Indebtedness or any of the Subordinate Loan Documents.
(ii) Take any action which has the effect of increasing the Subordinate
Indebtedness, except to cure a Senior Mortgage Default as contemplated
under Section 5(a) of this Agreement.
(iii) Accept any prepayment of the Subordinate Indebtedness.
5
3. Terms of Subordination.
(a) Agreement to Subordinate. The Subordinate Indebtedness is and will at all times
continue to be subject and subordinate in right of payment to the prior payment in
full of the Senior Indebtedness. Each of the Subordinate Loan Documents is, and
will at all times remain, subject and subordinate in all respects to the liens, terms,
covenants, conditions, operations, and effects of each of the Senior Loan
Documents.
(b) Subordination of Subrogation Rights. If Subordinate Lender, by indemnification,
subrogation or otherwise, acquires any Lien on any of the Mortgaged Property, then
that Lien will be fully subject and subordinate to the receipt by Senior Lender of
payment in full of the Senior Indebtedness, and to the Senior Loan Documents, to
the same extent as the Subordinate Indebtedness and the Subordinate Loan
Documents are subordinate pursuant to this Agreement.
(c) Payments Before Senior Mortgage Default. Until the occurrence of a Senior
Mortgage Default, Subordinate Lender will be entitled to retain for its own account
all payments of the principal of and interest on the Subordinate Indebtedness
pursuant to the Subordinate Loan Documents; provided that Subordinate Lender
expressly agrees that it will not accept any such payment that is made more than 10
days in advance of its due date.
(d) Payments After Senior Mortgage Default or Bankruptcy.
(i) Immediately upon Subordinate Lender’s receipt of Notice or actual
knowledge of a Senior Mortgage Default, Subordinate Lender will not
accept any payments of the Subordinate Indebtedness, and the provisions of
this Section 3(d) will apply.
(ii) If Subordinate Lender receives any of the following, whether voluntarily or
by action of law, after a Senior Mortgage Default of which Subordinate
Lender has actual knowledge (or is deemed to have actual knowledge as
provided in Section 4(c)) or has been given Notice, such will be received
and held in trust for Senior Lender:
(A) Any payment, property, or asset of any kind or in any form in
connection with the Subordinate Indebtedness.
(B) Any proceeds from any Enforcement Action.
(C) Any payment, property, or asset in or in connection with any
Bankruptcy Proceeding.
6
(iii) Subordinate Lender will promptly remit, in kind and properly endorsed as
necessary, all such payments, properties, and assets described in Section
3(d)(ii) to Senior Lender. Senior Lender will apply any payment, asset, or
property so received from Subordinate Lender to the Senior Indebtedness
in such order, amount (with respect to any asset or property other than
immediately available funds), and manner as Senior Lender determines in
its sole and absolute discretion.
(e) Bankruptcy. Without the prior written consent of Senior Lender, Subordinate
Lender will not commence, or join with any other creditor in commencing, any
Bankruptcy Proceeding. In the event of a Bankruptcy Proceeding, Subordinate
Lender will not vote affirmatively in favor of any plan of reorganization or
liquidation unless Senior Lender has also voted affirmatively in favor of such plan.
4. Default Under Subordinate Loan Documents.
(a) Notice of Subordinate Mortgage Default and Cure Rights.
(i) Subordinate Lender will deliver to Senior Lender a copy of each Notice
delivered by Subordinate Lender pursuant to the Subordinate Loan
Documents within 5 Business Days of sending such Notice to Borrower.
Neither giving nor failing to give a Notice to Senior Lender pursuant to this
Section 4(a) will affect the validity of any Notice given by Subordinate
Lender to Borrower.
(ii) For a period of 90 days following delivery to Senior Lender of an
Enforcement Action Notice, Senior Lender will have the right, but not the
obligation, to cure any Subordinate Mortgage Default. However, if such
Subordinate Mortgage Default is a non-monetary default and is not capable
of being cured within such 90-day period and Senior Lender has
commenced and is diligently pursuing such cure to completion, Senior
Lender will have such additional period of time as may be required to cure
such Subordinate Mortgage Default or until such time, if ever, as Senior
Lender takes either of the following actions:
(A) Discontinues its pursuit of any cure.
(B) Delivers to Subordinate Lender Senior Lender’s written consent to
the Enforcement Action described in the Enforcement Action
Notice.
(iii) Senior Lender will not be subrogated to the rights of Subordinate Lender
under the Subordinate Loan Documents as a result of Senior Lender having
cured any Subordinate Mortgage Default.
7
(iv) Subordinate Lender acknowledges that all amounts advanced or expended
by Senior Lender in accordance with the Senior Loan Documents or to cure
a Subordinate Mortgage Default will be added to and become a part of the
Senior Indebtedness and will be secured by the lien of the Senior Mortgage.
(b) Subordinate Lender’s Exercise of Remedies After Notice to Senior Lender.
(i) In the event of a Subordinate Mortgage Default, Subordinate Lender will
not commence any Enforcement Action until 90 days after Subordinate
Lender has delivered to Senior Lender an Enforcement Action Notice.
(ii) Subordinate Lender may not commence any other Enforcement Action,
including any foreclosure action under the Subordinate Loan Documents,
until the earlier of:
(A) The expiration of such 90-day period or such longer period as
provided in Section 4(a).
(B) The delivery by Senior Lender to Subordinate Lender of Senior
Lender’s written consent to such Enforcement Action by
Subordinate Lender.
(iii) Subordinate Lender acknowledges that Senior Lender may grant or refuse
consent to Subordinate Lender’s Enforcement Action in Senior Lender’s
sole and absolute discretion. At the expiration of such 90-day period or such
longer period as provided in Section 4(a) and, subject to Senior Lender’s
right to cure set forth in Section 4(a), Subordinate Lender may commence
any Enforcement Action.
(iv) Senior Lender may pursue all rights and remedies available to it under the
Senior Loan Documents, at law, or in equity, regardless of any Enforcement
Action Notice or Enforcement Action by Subordinate Lender. No action or
failure to act on the part of Senior Lender in the event of a Subordinate
Mortgage Default or commencement of an Enforcement Action will
constitute a waiver on the part of Senior Lender of any provision of the
Senior Loan Documents or this Agreement.
(c) Cross Default. Subordinate Lender acknowledges that a Subordinate Mortgage
Default constitutes a Senior Mortgage Default. Accordingly, upon the occurrence
of a Subordinate Mortgage Default, Subordinate Lender will be deemed to have
actual knowledge of a Senior Mortgage Default. If Subordinate Lender notifies
Senior Lender in writing that any Subordinate Mortgage Default of which Senior
Lender has received Notice has been cured or waived, as determined by
Subordinate Lender in its sole discretion, then provided that Senior Lender has not
conducted a sale of the Mortgaged Property pursuant to its rights under the Senior
Loan Documents, any Senior Mortgage Default under the Senior Loan Documents
8
arising solely from such Subordinate Mortgage Default will be deemed cured, and
the Senior Loan will be reinstated.
5. Default Under Senior Loan Documents.
(a) Notice of Senior Mortgage Default and Cure Rights.
(i) Senior Lender will deliver to Subordinate Lender a copy of any Notice sent
by Senior Lender to Borrower of a Senior Mortgage Default within 5 Business
Days of sending such Notice to Borrower. Failure of Senior Lender to send
Notice to Subordinate Lender will not prevent the exercise of Senior Lender’s
rights and remedies under the Senior Loan Documents.
(ii) Subordinate Lender will have the right, but not the obligation, to cure any
monetary Senior Mortgage Default within 30 days following the date of such
Notice. During such 30-day period Senior Lender will be entitled to continue
to pursue its remedies under the Senior Loan Documents.
(iii) Subordinate Lender may, within 90 days after the date of the Notice, cure a
non-monetary Senior Mortgage Default if during such 90-day period,
Subordinate Lender keeps current all payments required under the Senior
Loan Documents. If such a non-monetary Senior Mortgage Default creates an
unacceptable level of risk relative to the Mortgaged Property, or Senior
Lender’s secured position relative to the Mortgaged Property, as determined
by Senior Lender in its sole discretion, then during such 90-day period Senior
Lender may exercise all available rights and remedies to protect and preserve
the Mortgaged Property and the rents, revenues and other proceeds from the
Mortgaged Property.
(iv) All amounts paid by Subordinate Lender to Senior Lender to cure a Senior
Mortgage Default will be deemed to have been advanced by Subordinate
Lender pursuant to, and will be secured by the lien of, the Subordinate
Mortgage. Notwithstanding anything in this Section 5(a) to the contrary,
Subordinate Lender’s right to cure any Senior Mortgage Default will terminate
immediately upon the occurrence of any Bankruptcy Proceeding.
(b) Release of Mortgaged Property.
(i) Subordinate Lender consents to and authorizes any future release by Senior
Lender of all or any portion of the Mortgaged Property from the lien,
operation, and effect of the Senior Loan Documents. Subordinate Lender
waives to the fullest extent permitted by law, all equitable or other rights it
may have in connection with the release of all or any portion of the
Mortgaged Property, including any right to require Senior Lender to do any
of the following:
9
(A) To conduct a separate sale of any portion of the Mortgaged Property.
(B) To exhaust its remedies against all or any portion of the Mortgaged
Property or any combination of portions of the Mortgaged Property
or any other collateral for the Senior Indebtedness.
(C) To proceed against Borrower, any other party that may be liable for
any of the Senior Indebtedness (including any general partner of
Borrower if Borrower is a partnership), all or any portion of the
Mortgaged Property or combination of portions of the Mortgaged
Property or any other collateral, before proceeding against all or
such portions or combination of portions of the Mortgaged Property
as Senior Lender determines.
(ii) Subordinate Lender consents to and authorizes, at the option of Senior
Lender, the sale, either separately or together, of all or any portion of the
Mortgaged Property. Subordinate Lender acknowledges that without Notice
to Subordinate Lender and without affecting any of the provisions of this
Agreement, Senior Lender may do any of the following:
(A) Extend the time for or waive any payment or performance under the
Senior Loan Documents.
(B) Modify or amend in any respect any provision of the Senior Loan
Documents.
(C) Modify, exchange, surrender, release, and otherwise deal with any
additional collateral for the Senior Indebtedness.
(c) Termination Upon Foreclosure. The lien of the Subordinate Loan Documents will
automatically terminate upon the acquisition by Senior Lender or by a third-party
purchaser of title to the Mortgaged Property pursuant to a foreclosure of, deed in
lieu of foreclosure, or trustee’s sale or other exercise of a power of sale or similar
disposition under the Senior Mortgage.
6. Conflicts. If there is any conflict or inconsistency between the terms of the Subordinate
Loan Documents and the terms of this Agreement, then the terms of this Agreement will
control. Borrower acknowledges that the terms and provisions of this Agreement will not,
and will not be deemed to do any of the following:
(a) Extend Borrower’s time to cure any Senior Mortgage Default or Subordinate
Mortgage Default.
(b) Give Borrower the right to receive notice of any Senior Mortgage Default or
Subordinate Mortgage Default, other than that, if any, provided, respectively under
the Senior Loan Documents or the Subordinate Loan Documents.
10
(c) Create any other right or benefit for Borrower as against Senior Lender or
Subordinate Lender.
7. Rights and Obligations of Subordinate Lender Under the Subordinate Loan
Documents and of Senior Lender under the Senior Loan Documents.
(a) Insurance.
(i) All requirements pertaining to insurance under the Subordinate Loan
Documents (including requirements relating to amounts and types of
coverages, deductibles and special endorsements) will be deemed satisfied
if Borrower complies with the insurance requirements under the Senior
Loan Documents and of Senior Lender.
(ii) All original policies of insurance required pursuant to the Senior Loan
Documents will be held by Senior Lender.
(iii) Nothing in this Section 7(a) will preclude Subordinate Lender from
requiring that it be named as a mortgagee and loss payee, as its interest may
appear, under all policies of property damage insurance maintained by
Borrower with respect to the Mortgaged Property, provided such action
does not affect the priority of payment of Loss Proceeds, or that Subordinate
Lender be named as an additional insured under all policies of liability
insurance maintained by Borrower with respect to the Mortgaged Property.
(b) Condemnation or Casualty.
In the event of a Condemnation or a Casualty, the following provisions will apply:
(i) The rights of Subordinate Lender (under the Subordinate Loan Documents
or otherwise) to participate in any proceeding or action relating to a
Condemnation or a Casualty, or to participate or join in any settlement of,
or to adjust, any claims resulting from a Condemnation or a Casualty, will
be and remain subordinate in all respects to Senior Lender’s rights under
the Senior Loan Documents, and Subordinate Lender will be bound by any
settlement or adjustment of a claim resulting from a Condemnation or a
Casualty made by Senior Lender.
(ii) All Loss Proceeds will be applied either to payment of the costs and
expenses of restoring the Improvements or to payment on account of the
Senior Indebtedness, as and in the manner determined by Senior Lender in
its sole discretion; provided however, Senior Lender agrees to consult with
Subordinate Lender in determining the application of Casualty proceeds. In
the event of any disagreement between Senior Lender and Subordinate
11
Lender over the application of Casualty proceeds, the decision of Senior
Lender, in its sole discretion, will prevail.
(iii) If Senior Lender holds Loss Proceeds, or monitors the disbursement of Loss
Proceeds, Subordinate Lender will not do so. Nothing contained in this
Agreement will be deemed to require Senior Lender to act for or on behalf
of Subordinate Lender in connection with any restoration of the
Improvements or to hold or monitor any Loss Proceeds in trust for or
otherwise on behalf of Subordinate Lender, and all or any Loss Proceeds
may be commingled with any funds of Senior Lender.
(iv) If Senior Lender elects to apply Loss Proceeds to payment on account of
the Senior Indebtedness, and if the application of such Loss Proceeds results
in the payment in full of the entire Senior Indebtedness, any remaining Loss
Proceeds held by Senior Lender will be paid to Subordinate Lender unless
another party has asserted a claim to the remaining Loss Proceeds.
(c) Modification of Subordinate Loan Documents. Subordinate Lender agrees that,
until the principal of, interest on and all other amounts payable under the Senior
Loan Documents have been paid in full, it will not, without the prior written consent
of Senior Lender, increase the amount of the Subordinate Loan, increase the
required payments due under the Subordinate Loan, decrease the term of the
Subordinate Loan, increase the interest rate on the Subordinate Loan, or otherwise
amend the Subordinate Loan terms in a manner that creates an adverse effect upon
Senior Lender under the Senior Loan Documents. If Subordinate Lender either (i)
amends the Subordinate Loan Documents in the manner set forth above or (ii)
assigns the Subordinate Loan without Senior Lender’s consent, then such
amendment or assignment will be void ab initio and of no effect whatsoever.
(d) Modification of Senior Loan Documents. Senior Lender may amend, waive,
postpone, extend, renew, replace, reduce or otherwise modify any provisions of the
Senior Loan Documents without the necessity of obtaining the consent of or
providing Notice to Subordinate Lender, and without affecting any of the
provisions of this Agreement. Notwithstanding the foregoing, Senior Lender may
not modify any provision of the Senior Loan Documents that increases the Senior
Indebtedness, except for increases in the Senior Indebtedness that result from
advances made by Senior Lender to protect the security or lien priority of Senior
Lender under the Senior Loan Documents or to cure defaults under the Subordinate
Loan Documents.
(e) Commercial or Retail Leases. If requested, Subordinate Lender will enter into
attornment and non-disturbance agreements with all tenants under commercial or
retail leases, if any, to whom Senior Lender has granted attornment and non-
disturbance, on the same terms and conditions given by Senior Lender.
12
(f) Consent Rights. Whenever the Subordinate Loan Documents give Subordinate
Lender approval or consent rights with respect to any matter, and a right of approval
or consent for the same or substantially the same matter is also granted to Senior
Lender pursuant to the Senior Loan Documents or otherwise, Senior Lender’s
approval or consent or failure to approve or consent will be binding on Subordinate
Lender. None of the other provisions of Section 7 are intended to be in any way in
limitation of the provisions of this Section 7(f).
(g) Escrows. Except as provided in this Section 7(g), and regardless of any contrary
provision in the Subordinate Loan Documents, Subordinate Lender will not collect
any escrows for any cost or expense related to the Mortgaged Property or for any
portion of the Subordinate Indebtedness. However, if Senior Lender is not
collecting escrow payments for one or more Impositions, Subordinate Lender may
collect escrow payments for such Impositions; provided that all payments so
collected by Subordinate Lender will be held in trust by Subordinate Lender to be
applied only to the payment of such Impositions.
(h) Certification. Within 10 days after request by Senior Lender, Subordinate Lender
will furnish Senior Lender with a statement, duly acknowledged and certified
setting forth the then-current amount and terms of the Subordinate Indebtedness,
confirming that there exists no default under the Subordinate Loan Documents (or
describing any default that does exist), and certifying to such other information with
respect to the Subordinate Indebtedness as Senior Lender may request.
8. Refinancing. Subordinate Lender agrees that its agreement to subordinate under this
Agreement will extend to any new mortgage debt which is for the purpose of refinancing
all or any part of the Senior Indebtedness (including reasonable and necessary costs
associated with the closing and/or the refinancing, and any reasonable increase in proceeds
for rehabilitation in the context of a preservation transaction). All terms and covenants of
this Agreement will inure to the benefit of any holder of any such refinanced debt, and all
references to the Senior Loan Documents and Senior Lender will mean, respectively, the
refinance loan documents and the holder of such refinanced debt.
9. Governmental Powers. Nothing in this Agreement is intended, nor will it be construed,
to in any way limit the exercise by Subordinate Lender of its governmental powers
(including police, regulatory and taxing powers) with respect to Borrower or the Mortgaged
Property to the same extent as if it were not a party to this Agreement or the transactions
contemplated by this Agreement.
10. Notices.
(a) Any Notice required or permitted to be given pursuant to this Agreement will be in
writing and will be deemed to have been duly and sufficiently given if (i) personally
delivered with proof of delivery (any Notice so delivered will be deemed to have
been received at the time so delivered), or (ii) sent by a national overnight courier
service (such as FedEx) designating earliest available delivery (any Notice so
13
delivered will be deemed to have been received on the next Business Day following
receipt by the courier), or (iii) sent by United States registered or certified mail,
return receipt requested, postage prepaid, at a post office regularly maintained by
the United States Postal Service (any Notice so sent will be deemed to have been
received on the date of delivery as confirmed by the return receipt), addressed to
the respective parties as follows:
Notices intended for Senior Lender will be addressed to:
U.S. Bank Trust Company, National Association
111 Fillmore Ave East
EP-MN-WS3C
St. Paul, MN 55107
Attention: Global Corporate Trust
Notices intended for Subordinate Lender will be addressed to:
City of Cottage Grove
12800 Ravine Parkway South
Cottage Grove, MN 55016
Attention: City Administrator
(b) Any party, by Notice given pursuant to this Section 10, may change the person or
persons and/or address or addresses, or designate an additional person or persons
or an additional address or addresses, for its Notices, but Notice of a change of
address will only be effective upon receipt. Neither party will refuse or reject
delivery of any Notice given in accordance with this Section 10.
11. Reserved.
12. Miscellaneous Provisions.
(a) Assignments/Successors. This Agreement will be binding upon and will inure to
the benefit of the respective legal successors and permitted assigns of the parties to
this Agreement. Without prior notice to or the consent of the Subordinate Lender
or the Borrower, the Senior Lender may freely transfer or assign the Senior Loan
and the Senior Loan Documents, including this Agreement, in whole or in part, and
the Subordinate Lender acknowledges and agrees that any future legal holder of the
Senior Lender’s interest under the Senior Loan Documents will automatically be a
legal successor and permitted assignee of Senior Lender hereunder, without the
14
necessity of any further action or instrument. No other party will be entitled to any
benefits under this Agreement, whether as a third-party beneficiary or otherwise.
(b) No Partnership or Joint Venture. Nothing in this Agreement or in any of the Senior
Loan Documents or Subordinate Loan Documents will be deemed to constitute
Senior Lender as a joint venturer or partner of Subordinate Lender.
(c) Further Assurances. Upon Notice from Senior Lender, Subordinate Lender will
execute and deliver such additional instruments and documents, and will take such
actions, as are required by Senior Lender to further evidence or implement the
provisions and intent of this Agreement.
(d) Amendment. This Agreement may be amended, changed, modified, altered or
terminated only by a written instrument signed by the parties to this Agreement or
their successors or assigns.
(e) Governing Law. This Agreement will be governed by the laws of the State in which
the Land is located.
(f) Severable Provisions. If any one or more of the provisions contained in this
Agreement, or any application of any such provisions, is invalid, illegal, or
unenforceable in any respect, the validity, legality, enforceability, and application
of the remaining provisions contained in this Agreement will not in any way be
affected or impaired.
(g) Term. The term of this Agreement will commence on the date of this Agreement
and will continue until the earliest to occur of the following events:
(i) The payment of all the Senior Indebtedness; provided that this Agreement
will be reinstated in the event any payment on account of the Senior
Indebtedness is avoided, set aside, rescinded or repaid by Senior Lender.
(ii) The payment of all the Subordinate Indebtedness other than by reason of
payments which Subordinate Lender is obligated to remit to Senior Lender
pursuant to this Agreement.
(iii) The acquisition by Senior Lender or by a third-party purchaser of title to
the Mortgaged Property pursuant to a foreclosure of, deed in lieu of
foreclosure, or trustee’s sale or other exercise of a power of sale or similar
disposition under the Senior Mortgage.
(iv) With the prior written consent of Senior Lender, without limiting the
provisions of Section 4(b)(iv), the acquisition by Subordinate Lender of title
to the Mortgaged Property subject to the Senior Mortgage pursuant to a
foreclosure, or a deed in lieu of foreclosure, of (or the exercise of a power
of sale under) the Subordinate Mortgage.
15
(h) Counterparts. This Agreement may be executed in two or more counterparts, each
of which will be deemed an original but all of which together will constitute one
and the same instrument.
(i) Entire Agreement. This Agreement represents the entire understanding and
agreement between the parties regarding the matters addressed in this Agreement,
and will supersede and cancel any prior agreements regarding such matters.
(j) Authority. Each person executing this Agreement on behalf of a party to this
Agreement represents and warrants that such person is duly and validly authorized
to do so on behalf of such party with full right and authority to execute this
Agreement and to bind such party with respect to all of its obligations under this
Agreement.
(k) No Waiver. No failure or delay on the part of any party to this Agreement in
exercising any right, power, or remedy under this Agreement will operate as a
waiver of such right, power, or remedy, nor will any single or partial exercise of
any such right, power or remedy preclude any other or further exercise of such right,
power, or remedy or the exercise of any other right, power or remedy under this
Agreement.
(l) Remedies. Each party to this Agreement acknowledges that if any party fails to
comply with its obligations under this Agreement, the other parties will have all
rights available at law and in equity, including the right to obtain specific
performance of the obligations of such defaulting party and injunctive relief.
13. Reserved.
14. Attached Exhibits. The following Exhibits, if marked with an “X” in the space provided,
are attached to this Agreement:
|X| Exhibit A Description of the Land (required)
| | Exhibit B Ground Lease Description (if applicable)
[SIGNATURE AND ACKNOWLEDGMENT PAGES FOLLOW]
16
IN WITNESS WHEREOF, the parties have duly executed this Agreement as of the day and year
first above written.
SENIOR LENDER:
U.S. BANK TRUST COMPANY, NATIONAL
ASSOCIATION, a national banking association
By: _____________________________________
Name: Martha Earley
Title: Vice President
STATE OF MINNESOTA )
) ss.
COUNTY OF _________ )
The foregoing instrument was executed before me this _____ day of _____________,
2026, by Martha Earley, as Vice President of U.S. Bank Trust Company, National Association, a
national banking association, on behalf of said entity.
____________________________________
Notary Public
17
IN WITNESS WHEREOF, the parties have duly executed this Agreement as of the day and year
first above written.
SUBORDINATE LENDER:
CITY OF COTTAGE GROVE, a statutory city, municipal
corporation, and political subdivision organized and existing
under the laws of the State of Minnesota
By:
Myron Bailey, Mayor
By:
Jennifer Levitt, City Administrator
STATE OF MINNESOTA )
) ss.
COUNTY OF _________ )
The foregoing instrument was acknowledged before me this _____ day of ____________,
2026, by Myron Bailey, the Mayor of the City of Cottage Grove, a municipal corporation under
the laws of Minnesota, on behalf of the City.
____________________________________
Notary Public
STATE OF MINNESOTA )
) ss.
COUNTY OF _________ )
The foregoing instrument was acknowledged before me this _____ day of ___________,
2026, by Jennifer Levitt, the City Administrator of the City of Cottage Grove, a municipal
corporation under the laws of Minnesota, on behalf of the City.
____________________________________
Notary Public
18
CONSENT OF BORROWER
Borrower acknowledges receipt of a copy of this Subordination Agreement, dated [________],
2026, by and between U.S. Bank Trust Company, National Association and City of Cottage
Grove and consents to the agreement of the parties set forth in this Agreement.
COTTAGE GROVE AH I, LLLP,
a Minnesota limited liability limited
partnership
By: Cottage Grove AH GP I, LLC,
a Minnesota limited liability company
Its: General Partner
By: ___________________________
Name: Michael Lavin
Title: President
STATE OF MINNESOTA )
) ss.
COUNTY OF _________ )
The foregoing instrument was executed before me this _____ day of _____________,
2026, by Michael Lavin, the President of Cottage Grove AH GP I, LLC, a Minnesota limited
liability company, the General Partner of Cottage Grove AH I, LLLP, a Minnesota limited liability
limited partnership, on behalf of the limited liability limited partnership.
____________________________________
Notary Public
A-1
EXHIBIT A
LEGAL DESCRIPTION
Lot 1, Block 1, Preserve at Prairie Dunes, Washington County, Minnesota.
42201194v2
1
THIS DOCUMENT PREPARED BY
AND AFTER RECORDING RETURN TO:
[__________________]
SUBORDINATION AGREEMENT
THIS SUBORDINATION AGREEMENT (“Agreement”) is entered into this [___] day of
[___________], 2026, by and between (i) U.S. BANK TRUST COMPANY, NATIONAL
ASSOCIATION, a national banking association (“Senior Lender”), and (ii) CITY OF COTTAGE
GROVE, a statutory city, municipal corporation, and political subdivision organized and existing
under the laws of the State of Minnesota (“Subordinate Lender”).
RECITALS
A. Cottage Grove AH I, LLLP, a limited liability limited partnership organized under the laws
of the State of Minnesota (“Borrower”) is the owner of certain land located in Washington
County, Minnesota, described in Exhibit A (“Land”). The Land is being improved with a
multifamily rental housing project (“Improvements”).
B. Subordinate Lender, in its capacity as issuer (the “Issuer”), made a loan to the Borrower
(the “Senior Loan”) upon the terms of that certain Loan Agreement dated as of December
1, 2025 between Issuer and Borrower (the “Senior Loan Agreement”) using the proceeds
of certain bonds designated (i) Multifamily Housing Revenue Bonds (Hadley Ridge
Apartments Project) Series 2025A, and issued in the original aggregate principal amount
of $32,255,000, (ii) Multifamily Housing Revenue Bonds (Hadley Ridge Apartments
Project) Series 2025B, and issued in the original aggregate principal amount of $1,300,000,
(iii) Taxable Multifamily Housing Revenue Bonds (Hadley Ridge Apartments Project)
Series 2025C, and issued in the original aggregate principal amount of $9,725,000, and (iv)
Multifamily Housing Revenue Bonds (Hadley Ridge Apartments Project) Subordinate
Series 2025D, and issued in the original aggregate principal amount of $2,000,000. The
Senior Loan was assigned by Issuer to Senior Lender, as trustee, pursuant to the terms of
that certain Trust Indenture, dated as of December 1, 2025 between Issuer and Senior
Lender. The Senior Loan is secured by that certain Mortgage, Assignment of Leases and
Rents, Security Agreement, Fixture Filing, and Environmental Indemnity by Borrower in
favor of Issuer, as assigned by Issuer to Senior Lender (as assigned, the “Senior
Mortgage”), dated as of December 1, 2025, encumbering the Land, the Improvements and
related personal and other property described and defined in the Senior Mortgage as the
“Mortgaged Property.”
2
C. Pursuant to a Loan Agreement dated [_______], 2026 between Subordinate Lender and
Borrower (“Subordinate Loan Agreement”), Subordinate Lender has made or is making
a loan to Borrower in the original principal amount of $785,000 (“Subordinate Loan”).
The Subordinate Loan is or will be secured by a Combination Mortgage and Security
Agreement dated [_______], 2026 (“Subordinate Mortgage”) encumbering all or a
portion of the Mortgaged Property.
D. The Senior Mortgage is recorded in the Office of the County Recorder of Washington
County, Minnesota (“Recording Office”) as Instrument Number 4493079, as assigned by
Issuer to Senior Lender pursuant to that certain Assignment of Mortgage recorded in the
Recording Office as Instrument Number 4493080. The Subordinate Mortgage will be
recorded in the Recording Office on or about the date hereof.
E. The execution and delivery of this Agreement is a condition of Senior Lender’s consent to
Subordinate Lender’s making of the Subordinate Loan and Borrower’s granting of the
Subordinate Mortgage.
AGREEMENT
NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are
acknowledged, the parties agree as follows:
1. Definitions. The following terms, when used in this Agreement (including, as appropriate,
when used in the above recitals), will have the following meanings:
“Bankruptcy Proceeding” means any bankruptcy, reorganization, insolvency,
composition, restructuring, dissolution, liquidation, receivership, assignment for the
benefit of creditors, or custodianship action or proceeding under any federal or state law
with respect to Borrower, any guarantor of any of the Senior Indebtedness, any of their
respective properties, or any of their respective partners, members, officers, directors, or
shareholders.
“Borrower” means all persons or entities identified as “Borrower” in the first Recital of
this Agreement, together with their successors and assigns, and any other person or entity
who acquires title to the Mortgaged Property after the date of this Agreement; provided
that the term “Borrower” will not include Senior Lender if Senior Lender acquires title to
the Mortgaged Property.
“Casualty” means the occurrence of damage to or loss of all or any portion of the
Mortgaged Property by fire or other casualty.
“Condemnation” means any proposed or actual condemnation or other taking, whether
direct or indirect, or any conveyance in lieu thereof, of all or any part of the Mortgaged
Property.
3
“Enforcement Action” means any of the following actions taken by or at the direction of
Subordinate Lender: the acceleration of all or any part of the Subordinate Indebtedness, the
advertising of or commencement of any foreclosure or trustee’s sale proceedings, the
exercise of any power of sale, the acceptance of a deed or assignment in lieu of foreclosure
or sale, the collecting of rents from the Mortgaged Property, the obtaining of or seeking of
the appointment of a receiver, the seeking of default interest, the taking of possession or
control of any of the Mortgaged Property, the commencement of any suit or other legal,
administrative, or arbitration proceeding based upon the Subordinate Note or any other of
the Subordinate Loan Documents, the exercising of any banker’s lien or rights of set-off or
recoupment, or the exercise of any other remedial action against Borrower, any other party
liable for any of the Subordinate Indebtedness or obligated under any of the Subordinate
Loan Documents, or the Mortgaged Property.
“Enforcement Action Notice” means a Notice given from Subordinate Lender to Senior
Lender following one or more Subordinate Mortgage Default(s) and the expiration of any
applicable notice or cure periods, setting forth in reasonable detail the Subordinate
Mortgage Default(s) and the Enforcement Actions proposed to be taken by Subordinate
Lender.
“Impositions” means all taxes, assessments, charges, fees, insurance premiums, and other
amounts payable with respect to the ownership, use, or operation of the Mortgaged
Property or the Improvements that may become a Lien if not paid when due.
“Lien” means any lien, encumbrance, estate or other interest, recorded against or secured
by the Mortgaged Property.
“Loss Proceeds” means all monies received or to be received under any insurance policy,
from any condemning authority, or from any other source, as a result of any Condemnation
or Casualty.
“Notice” means all notices, requests, demands, consents, approvals or other
communication pursuant to this Agreement provided in accordance with the provisions of
Section 10.
“Senior Indebtedness” means the “Indebtedness” as defined in the Senior Loan
Agreement.
“Senior Lender” means the “Senior Lender” as defined in this Agreement. When any other
person or entity becomes the legal holder of the Senior Indebtedness, such other person or
entity will automatically become Senior Lender.
“Senior Loan Documents” means the “Loan Documents” as defined in the Senior Loan
Agreement, as such documents may be amended.
4
“Senior Mortgage Default” means any act, failure to act, event, condition, or occurrence
which constitutes, or which with the giving of Notice or the passage of time, or both, would
constitute, an “Event of Default” as defined in the Senior Loan Agreement.
“Subordinate Indebtedness” means all sums evidenced or secured or guaranteed by, or
otherwise due and payable to Subordinate Lender pursuant to, the Subordinate Loan
Documents.
“Subordinate Lender” means the person or entity named as such in the first paragraph of
this Agreement and any other person or entity who becomes the legal holder of the
Subordinate Note after the date of this Agreement.
“Subordinate Loan Documents” means the Subordinate Mortgage, the Subordinate Note,
the Subordinate Loan Agreement and all other documents at any time evidencing, securing,
guaranteeing, or otherwise delivered in connection with the Subordinate Indebtedness, as
such documents may be amended.
“Subordinate Mortgage Default” means any act, failure to act, event, condition, or
occurrence which allows (but for any contrary provision of this Agreement), Subordinate
Lender to take an Enforcement Action.
“Subordinate Note” means the promissory note or other evidence of the Subordinate
Indebtedness and any replacement of the Subordinate Note.
2. Subordinate Lender’s Representations and Warranties.
(a) Subordinate Lender represents and warrants that each of the following is true as of
the date of this Agreement:
(i) Subordinate Lender is now the owner and holder of the Subordinate Loan
Documents.
(ii) No Subordinate Mortgage Default has occurred and is continuing.
(iii) The current unpaid principal balance of the Subordinate Indebtedness is
$785,000.
(iv) No scheduled payments under the Subordinate Note have been prepaid.
(b) Without the prior written consent of Senior Lender, Subordinate Lender will not do
any of the following:
(i) Pledge, assign, transfer, convey, or sell any interest in the Subordinate
Indebtedness or any of the Subordinate Loan Documents.
5
(ii) Take any action which has the effect of increasing the Subordinate
Indebtedness, except to cure a Senior Mortgage Default as contemplated
under Section 5(a) of this Agreement.
(iii) Accept any prepayment of the Subordinate Indebtedness.
3. Terms of Subordination.
(a) Agreement to Subordinate. The Subordinate Indebtedness is and will at all times
continue to be subject and subordinate in right of payment to the prior payment in
full of the Senior Indebtedness. Each of the Subordinate Loan Documents is, and
will at all times remain, subject and subordinate in all respects to the liens, terms,
covenants, conditions, operations, and effects of each of the Senior Loan
Documents.
(b) Subordination of Subrogation Rights. If Subordinate Lender, by indemnification,
subrogation or otherwise, acquires any Lien on any of the Mortgaged Property, then
that Lien will be fully subject and subordinate to the receipt by Senior Lender of
payment in full of the Senior Indebtedness, and to the Senior Loan Documents, to
the same extent as the Subordinate Indebtedness and the Subordinate Loan
Documents are subordinate pursuant to this Agreement.
(c) Payments Before Senior Mortgage Default. Until the occurrence of a Senior
Mortgage Default, Subordinate Lender will be entitled to retain for its own account
all payments of the principal of and interest on the Subordinate Indebtedness
pursuant to the Subordinate Loan Documents; provided that Subordinate Lender
expressly agrees that it will not accept any such payment that is made more than 10
days in advance of its due date.
(d) Payments After Senior Mortgage Default or Bankruptcy.
(i) Immediately upon Subordinate Lender’s receipt of Notice or actual
knowledge of a Senior Mortgage Default, Subordinate Lender will not
accept any payments of the Subordinate Indebtedness, and the provisions of
this Section 3(d) will apply.
(ii) If Subordinate Lender receives any of the following, whether voluntarily or
by action of law, after a Senior Mortgage Default of which Subordinate
Lender has actual knowledge (or is deemed to have actual knowledge as
provided in Section 4(c)) or has been given Notice, such will be received
and held in trust for Senior Lender:
(A) Any payment, property, or asset of any kind or in any form in
connection with the Subordinate Indebtedness.
(B) Any proceeds from any Enforcement Action.
6
(C) Any payment, property, or asset in or in connection with any
Bankruptcy Proceeding.
(iii) Subordinate Lender will promptly remit, in kind and properly endorsed as
necessary, all such payments, properties, and assets described in Section
3(d)(ii) to Senior Lender. Senior Lender will apply any payment, asset, or
property so received from Subordinate Lender to the Senior Indebtedness
in such order, amount (with respect to any asset or property other than
immediately available funds), and manner as Senior Lender determines in
its sole and absolute discretion.
(e) Bankruptcy. Without the prior written consent of Senior Lender, Subordinate
Lender will not commence, or join with any other creditor in commencing, any
Bankruptcy Proceeding. In the event of a Bankruptcy Proceeding, Subordinate
Lender will not vote affirmatively in favor of any plan of reorganization or
liquidation unless Senior Lender has also voted affirmatively in favor of such plan.
4. Default Under Subordinate Loan Documents.
(a) Notice of Subordinate Mortgage Default and Cure Rights.
(i) Subordinate Lender will deliver to Senior Lender a copy of each Notice
delivered by Subordinate Lender pursuant to the Subordinate Loan
Documents within 5 Business Days of sending such Notice to Borrower.
Neither giving nor failing to give a Notice to Senior Lender pursuant to this
Section 4(a) will affect the validity of any Notice given by Subordinate
Lender to Borrower.
(ii) For a period of 90 days following delivery to Senior Lender of an
Enforcement Action Notice, Senior Lender will have the right, but not the
obligation, to cure any Subordinate Mortgage Default. However, if such
Subordinate Mortgage Default is a non-monetary default and is not capable
of being cured within such 90-day period and Senior Lender has
commenced and is diligently pursuing such cure to completion, Senior
Lender will have such additional period of time as may be required to cure
such Subordinate Mortgage Default or until such time, if ever, as Senior
Lender takes either of the following actions:
(A) Discontinues its pursuit of any cure.
(B) Delivers to Subordinate Lender Senior Lender’s written consent to
the Enforcement Action described in the Enforcement Action
Notice.
7
(iii) Senior Lender will not be subrogated to the rights of Subordinate Lender
under the Subordinate Loan Documents as a result of Senior Lender having
cured any Subordinate Mortgage Default.
(iv) Subordinate Lender acknowledges that all amounts advanced or expended
by Senior Lender in accordance with the Senior Loan Documents or to cure
a Subordinate Mortgage Default will be added to and become a part of the
Senior Indebtedness and will be secured by the lien of the Senior Mortgage.
(b) Subordinate Lender’s Exercise of Remedies After Notice to Senior Lender.
(i) In the event of a Subordinate Mortgage Default, Subordinate Lender will
not commence any Enforcement Action until 90 days after Subordinate
Lender has delivered to Senior Lender an Enforcement Action Notice.
(ii) Subordinate Lender may not commence any other Enforcement Action,
including any foreclosure action under the Subordinate Loan Documents,
until the earlier of:
(A) The expiration of such 90-day period or such longer period as
provided in Section 4(a).
(B) The delivery by Senior Lender to Subordinate Lender of Senior
Lender’s written consent to such Enforcement Action by
Subordinate Lender.
(iii) Subordinate Lender acknowledges that Senior Lender may grant or refuse
consent to Subordinate Lender’s Enforcement Action in Senior Lender’s
sole and absolute discretion. At the expiration of such 90-day period or such
longer period as provided in Section 4(a) and, subject to Senior Lender’s
right to cure set forth in Section 4(a), Subordinate Lender may commence
any Enforcement Action.
(iv) Senior Lender may pursue all rights and remedies available to it under the
Senior Loan Documents, at law, or in equity, regardless of any Enforcement
Action Notice or Enforcement Action by Subordinate Lender. No action or
failure to act on the part of Senior Lender in the event of a Subordinate
Mortgage Default or commencement of an Enforcement Action will
constitute a waiver on the part of Senior Lender of any provision of the
Senior Loan Documents or this Agreement.
(c) Cross Default. Subordinate Lender acknowledges that a Subordinate Mortgage
Default constitutes a Senior Mortgage Default. Accordingly, upon the occurrence
of a Subordinate Mortgage Default, Subordinate Lender will be deemed to have
actual knowledge of a Senior Mortgage Default. If Subordinate Lender notifies
Senior Lender in writing that any Subordinate Mortgage Default of which Senior
8
Lender has received Notice has been cured or waived, as determined by
Subordinate Lender in its sole discretion, then provided that Senior Lender has not
conducted a sale of the Mortgaged Property pursuant to its rights under the Senior
Loan Documents, any Senior Mortgage Default under the Senior Loan Documents
arising solely from such Subordinate Mortgage Default will be deemed cured, and
the Senior Loan will be reinstated.
5. Default Under Senior Loan Documents.
(a) Notice of Senior Mortgage Default and Cure Rights.
(i) Senior Lender will deliver to Subordinate Lender a copy of any Notice sent
by Senior Lender to Borrower of a Senior Mortgage Default within 5 Business
Days of sending such Notice to Borrower. Failure of Senior Lender to send
Notice to Subordinate Lender will not prevent the exercise of Senior Lender’s
rights and remedies under the Senior Loan Documents.
(ii) Subordinate Lender will have the right, but not the obligation, to cure any
monetary Senior Mortgage Default within 30 days following the date of such
Notice. During such 30-day period Senior Lender will be entitled to continue
to pursue its remedies under the Senior Loan Documents.
(iii) Subordinate Lender may, within 90 days after the date of the Notice, cure a
non-monetary Senior Mortgage Default if during such 90-day period,
Subordinate Lender keeps current all payments required under the Senior
Loan Documents. If such a non-monetary Senior Mortgage Default creates an
unacceptable level of risk relative to the Mortgaged Property, or Senior
Lender’s secured position relative to the Mortgaged Property, as determined
by Senior Lender in its sole discretion, then during such 90-day period Senior
Lender may exercise all available rights and remedies to protect and preserve
the Mortgaged Property and the rents, revenues and other proceeds from the
Mortgaged Property.
(iv) All amounts paid by Subordinate Lender to Senior Lender to cure a Senior
Mortgage Default will be deemed to have been advanced by Subordinate
Lender pursuant to, and will be secured by the lien of, the Subordinate
Mortgage. Notwithstanding anything in this Section 5(a) to the contrary,
Subordinate Lender’s right to cure any Senior Mortgage Default will terminate
immediately upon the occurrence of any Bankruptcy Proceeding.
(b) Release of Mortgaged Property.
(i) Subordinate Lender consents to and authorizes any future release by Senior
Lender of all or any portion of the Mortgaged Property from the lien,
operation, and effect of the Senior Loan Documents. Subordinate Lender
waives to the fullest extent permitted by law, all equitable or other rights it
9
may have in connection with the release of all or any portion of the
Mortgaged Property, including any right to require Senior Lender to do any
of the following:
(A) To conduct a separate sale of any portion of the Mortgaged Property.
(B) To exhaust its remedies against all or any portion of the Mortgaged
Property or any combination of portions of the Mortgaged Property
or any other collateral for the Senior Indebtedness.
(C) To proceed against Borrower, any other party that may be liable for
any of the Senior Indebtedness (including any general partner of
Borrower if Borrower is a partnership), all or any portion of the
Mortgaged Property or combination of portions of the Mortgaged
Property or any other collateral, before proceeding against all or
such portions or combination of portions of the Mortgaged Property
as Senior Lender determines.
(ii) Subordinate Lender consents to and authorizes, at the option of Senior
Lender, the sale, either separately or together, of all or any portion of the
Mortgaged Property. Subordinate Lender acknowledges that without Notice
to Subordinate Lender and without affecting any of the provisions of this
Agreement, Senior Lender may do any of the following:
(A) Extend the time for or waive any payment or performance under the
Senior Loan Documents.
(B) Modify or amend in any respect any provision of the Senior Loan
Documents.
(C) Modify, exchange, surrender, release, and otherwise deal with any
additional collateral for the Senior Indebtedness.
(c) Termination Upon Foreclosure. The lien of the Subordinate Loan Documents will
automatically terminate upon the acquisition by Senior Lender or by a third-party
purchaser of title to the Mortgaged Property pursuant to a foreclosure of, deed in
lieu of foreclosure, or trustee’s sale or other exercise of a power of sale or similar
disposition under the Senior Mortgage.
6. Conflicts. If there is any conflict or inconsistency between the terms of the Subordinate
Loan Documents and the terms of this Agreement, then the terms of this Agreement will
control. Borrower acknowledges that the terms and provisions of this Agreement will not,
and will not be deemed to do any of the following:
(a) Extend Borrower’s time to cure any Senior Mortgage Default or Subordinate
Mortgage Default.
10
(b) Give Borrower the right to receive notice of any Senior Mortgage Default or
Subordinate Mortgage Default, other than that, if any, provided, respectively under
the Senior Loan Documents or the Subordinate Loan Documents.
(c) Create any other right or benefit for Borrower as against Senior Lender or
Subordinate Lender.
7. Rights and Obligations of Subordinate Lender Under the Subordinate Loan
Documents and of Senior Lender under the Senior Loan Documents.
(a) Insurance.
(i) All requirements pertaining to insurance under the Subordinate Loan
Documents (including requirements relating to amounts and types of
coverages, deductibles and special endorsements) will be deemed satisfied
if Borrower complies with the insurance requirements under the Senior
Loan Documents and of Senior Lender.
(ii) All original policies of insurance required pursuant to the Senior Loan
Documents will be held by Senior Lender.
(iii) Nothing in this Section 7(a) will preclude Subordinate Lender from
requiring that it be named as a mortgagee and loss payee, as its interest may
appear, under all policies of property damage insurance maintained by
Borrower with respect to the Mortgaged Property, provided such action
does not affect the priority of payment of Loss Proceeds, or that Subordinate
Lender be named as an additional insured under all policies of liability
insurance maintained by Borrower with respect to the Mortgaged Property.
(b) Condemnation or Casualty.
In the event of a Condemnation or a Casualty, the following provisions will apply:
(i) The rights of Subordinate Lender (under the Subordinate Loan Documents
or otherwise) to participate in any proceeding or action relating to a
Condemnation or a Casualty, or to participate or join in any settlement of,
or to adjust, any claims resulting from a Condemnation or a Casualty, will
be and remain subordinate in all respects to Senior Lender’s rights under
the Senior Loan Documents, and Subordinate Lender will be bound by any
settlement or adjustment of a claim resulting from a Condemnation or a
Casualty made by Senior Lender.
(ii) All Loss Proceeds will be applied either to payment of the costs and
expenses of restoring the Improvements or to payment on account of the
Senior Indebtedness, as and in the manner determined by Senior Lender in
11
its sole discretion; provided however, Senior Lender agrees to consult with
Subordinate Lender in determining the application of Casualty proceeds. In
the event of any disagreement between Senior Lender and Subordinate
Lender over the application of Casualty proceeds, the decision of Senior
Lender, in its sole discretion, will prevail.
(iii) If Senior Lender holds Loss Proceeds, or monitors the disbursement of Loss
Proceeds, Subordinate Lender will not do so. Nothing contained in this
Agreement will be deemed to require Senior Lender to act for or on behalf
of Subordinate Lender in connection with any restoration of the
Improvements or to hold or monitor any Loss Proceeds in trust for or
otherwise on behalf of Subordinate Lender, and all or any Loss Proceeds
may be commingled with any funds of Senior Lender.
(iv) If Senior Lender elects to apply Loss Proceeds to payment on account of
the Senior Indebtedness, and if the application of such Loss Proceeds results
in the payment in full of the entire Senior Indebtedness, any remaining Loss
Proceeds held by Senior Lender will be paid to Subordinate Lender unless
another party has asserted a claim to the remaining Loss Proceeds.
(c) Modification of Subordinate Loan Documents. Subordinate Lender agrees that,
until the principal of, interest on and all other amounts payable under the Senior
Loan Documents have been paid in full, it will not, without the prior written consent
of Senior Lender, increase the amount of the Subordinate Loan, increase the
required payments due under the Subordinate Loan, decrease the term of the
Subordinate Loan, increase the interest rate on the Subordinate Loan, or otherwise
amend the Subordinate Loan terms in a manner that creates an adverse effect upon
Senior Lender under the Senior Loan Documents. If Subordinate Lender either (i)
amends the Subordinate Loan Documents in the manner set forth above or (ii)
assigns the Subordinate Loan without Senior Lender’s consent, then such
amendment or assignment will be void ab initio and of no effect whatsoever.
(d) Modification of Senior Loan Documents. Senior Lender may amend, waive,
postpone, extend, renew, replace, reduce or otherwise modify any provisions of the
Senior Loan Documents without the necessity of obtaining the consent of or
providing Notice to Subordinate Lender, and without affecting any of the
provisions of this Agreement. Notwithstanding the foregoing, Senior Lender may
not modify any provision of the Senior Loan Documents that increases the Senior
Indebtedness, except for increases in the Senior Indebtedness that result from
advances made by Senior Lender to protect the security or lien priority of Senior
Lender under the Senior Loan Documents or to cure defaults under the Subordinate
Loan Documents.
(e) Commercial or Retail Leases. If requested, Subordinate Lender will enter into
attornment and non-disturbance agreements with all tenants under commercial or
12
retail leases, if any, to whom Senior Lender has granted attornment and non-
disturbance, on the same terms and conditions given by Senior Lender.
(f) Consent Rights. Whenever the Subordinate Loan Documents give Subordinate
Lender approval or consent rights with respect to any matter, and a right of approval
or consent for the same or substantially the same matter is also granted to Senior
Lender pursuant to the Senior Loan Documents or otherwise, Senior Lender’s
approval or consent or failure to approve or consent will be binding on Subordinate
Lender. None of the other provisions of Section 7 are intended to be in any way in
limitation of the provisions of this Section 7(f).
(g) Escrows. Except as provided in this Section 7(g), and regardless of any contrary
provision in the Subordinate Loan Documents, Subordinate Lender will not collect
any escrows for any cost or expense related to the Mortgaged Property or for any
portion of the Subordinate Indebtedness. However, if Senior Lender is not
collecting escrow payments for one or more Impositions, Subordinate Lender may
collect escrow payments for such Impositions; provided that all payments so
collected by Subordinate Lender will be held in trust by Subordinate Lender to be
applied only to the payment of such Impositions.
(h) Certification. Within 10 days after request by Senior Lender, Subordinate Lender
will furnish Senior Lender with a statement, duly acknowledged and certified
setting forth the then-current amount and terms of the Subordinate Indebtedness,
confirming that there exists no default under the Subordinate Loan Documents (or
describing any default that does exist), and certifying to such other information with
respect to the Subordinate Indebtedness as Senior Lender may request.
8. Refinancing. Subordinate Lender agrees that its agreement to subordinate under this
Agreement will extend to any new mortgage debt which is for the purpose of refinancing
all or any part of the Senior Indebtedness (including reasonable and necessary costs
associated with the closing and/or the refinancing, and any reasonable increase in proceeds
for rehabilitation in the context of a preservation transaction). All terms and covenants of
this Agreement will inure to the benefit of any holder of any such refinanced debt, and all
references to the Senior Loan Documents and Senior Lender will mean, respectively, the
refinance loan documents and the holder of such refinanced debt.
9. Governmental Powers. Nothing in this Agreement is intended, nor will it be construed,
to in any way limit the exercise by Subordinate Lender of its governmental powers
(including police, regulatory and taxing powers) with respect to Borrower or the Mortgaged
Property to the same extent as if it were not a party to this Agreement or the transactions
contemplated by this Agreement.
10. Notices.
(a) Any Notice required or permitted to be given pursuant to this Agreement will be in
writing and will be deemed to have been duly and sufficiently given if (i) personally
13
delivered with proof of delivery (any Notice so delivered will be deemed to have
been received at the time so delivered), or (ii) sent by a national overnight courier
service (such as FedEx) designating earliest available delivery (any Notice so
delivered will be deemed to have been received on the next Business Day following
receipt by the courier), or (iii) sent by United States registered or certified mail,
return receipt requested, postage prepaid, at a post office regularly maintained by
the United States Postal Service (any Notice so sent will be deemed to have been
received on the date of delivery as confirmed by the return receipt), addressed to
the respective parties as follows:
Notices intended for Senior Lender will be addressed to:
U.S. Bank Trust Company, National Association
111 Fillmore Ave East
EP-MN-WS3C
St. Paul, MN 55107
Attention: Global Corporate Trust
Notices intended for Subordinate Lender will be addressed to:
City of Cottage Grove
12800 Ravine Parkway South
Cottage Grove, MN 55016
Attention: City Administrator
(b) Any party, by Notice given pursuant to this Section 10, may change the person or
persons and/or address or addresses, or designate an additional person or persons
or an additional address or addresses, for its Notices, but Notice of a change of
address will only be effective upon receipt. Neither party will refuse or reject
delivery of any Notice given in accordance with this Section 10.
11. Reserved.
12. Miscellaneous Provisions.
(a) Assignments/Successors. This Agreement will be binding upon and will inure to
the benefit of the respective legal successors and permitted assigns of the parties to
this Agreement. Without prior notice to or the consent of the Subordinate Lender
or the Borrower, the Senior Lender may freely transfer or assign the Senior Loan
and the Senior Loan Documents, including this Agreement, in whole or in part, and
the Subordinate Lender acknowledges and agrees that any future legal holder of the
Senior Lender’s interest under the Senior Loan Documents will automatically be a
legal successor and permitted assignee of Senior Lender hereunder, without the
14
necessity of any further action or instrument. No other party will be entitled to any
benefits under this Agreement, whether as a third-party beneficiary or otherwise.
(b) No Partnership or Joint Venture. Nothing in this Agreement or in any of the Senior
Loan Documents or Subordinate Loan Documents will be deemed to constitute
Senior Lender as a joint venturer or partner of Subordinate Lender.
(c) Further Assurances. Upon Notice from Senior Lender, Subordinate Lender will
execute and deliver such additional instruments and documents, and will take such
actions, as are required by Senior Lender to further evidence or implement the
provisions and intent of this Agreement.
(d) Amendment. This Agreement may be amended, changed, modified, altered or
terminated only by a written instrument signed by the parties to this Agreement or
their successors or assigns.
(e) Governing Law. This Agreement will be governed by the laws of the State in which
the Land is located.
(f) Severable Provisions. If any one or more of the provisions contained in this
Agreement, or any application of any such provisions, is invalid, illegal, or
unenforceable in any respect, the validity, legality, enforceability, and application
of the remaining provisions contained in this Agreement will not in any way be
affected or impaired.
(g) Term. The term of this Agreement will commence on the date of this Agreement
and will continue until the earliest to occur of the following events:
(i) The payment of all the Senior Indebtedness; provided that this Agreement
will be reinstated in the event any payment on account of the Senior
Indebtedness is avoided, set aside, rescinded or repaid by Senior Lender.
(ii) The payment of all the Subordinate Indebtedness other than by reason of
payments which Subordinate Lender is obligated to remit to Senior Lender
pursuant to this Agreement.
(iii) The acquisition by Senior Lender or by a third-party purchaser of title to
the Mortgaged Property pursuant to a foreclosure of, deed in lieu of
foreclosure, or trustee’s sale or other exercise of a power of sale or similar
disposition under the Senior Mortgage.
(iv) With the prior written consent of Senior Lender, without limiting the
provisions of Section 4(b)(iv), the acquisition by Subordinate Lender of title
to the Mortgaged Property subject to the Senior Mortgage pursuant to a
foreclosure, or a deed in lieu of foreclosure, of (or the exercise of a power
of sale under) the Subordinate Mortgage.
15
(h) Counterparts. This Agreement may be executed in two or more counterparts, each
of which will be deemed an original but all of which together will constitute one
and the same instrument.
(i) Entire Agreement. This Agreement represents the entire understanding and
agreement between the parties regarding the matters addressed in this Agreement,
and will supersede and cancel any prior agreements regarding such matters.
(j) Authority. Each person executing this Agreement on behalf of a party to this
Agreement represents and warrants that such person is duly and validly authorized
to do so on behalf of such party with full right and authority to execute this
Agreement and to bind such party with respect to all of its obligations under this
Agreement.
(k) No Waiver. No failure or delay on the part of any party to this Agreement in
exercising any right, power, or remedy under this Agreement will operate as a
waiver of such right, power, or remedy, nor will any single or partial exercise of
any such right, power or remedy preclude any other or further exercise of such right,
power, or remedy or the exercise of any other right, power or remedy under this
Agreement.
(l) Remedies. Each party to this Agreement acknowledges that if any party fails to
comply with its obligations under this Agreement, the other parties will have all
rights available at law and in equity, including the right to obtain specific
performance of the obligations of such defaulting party and injunctive relief.
13. Reserved.
14. Attached Exhibits. The following Exhibits, if marked with an “X” in the space provided,
are attached to this Agreement:
|X| Exhibit A Description of the Land (required)
| | Exhibit B Ground Lease Description (if applicable)
[SIGNATURE AND ACKNOWLEDGMENT PAGES FOLLOW]
16
IN WITNESS WHEREOF, the parties have duly executed this Agreement as of the day and year
first above written.
SENIOR LENDER:
U.S. BANK TRUST COMPANY, NATIONAL
ASSOCIATION, a national banking association
By: _____________________________________
Name: Martha Earley
Title: Vice President
STATE OF MINNESOTA )
) ss.
COUNTY OF _________ )
The foregoing instrument was executed before me this _____ day of _____________,
2026, by Martha Earley, as Vice President of U.S. Bank Trust Company, National Association, a
national banking association, on behalf of said entity.
____________________________________
Notary Public
17
IN WITNESS WHEREOF, the parties have duly executed this Agreement as of the day and year
first above written.
SUBORDINATE LENDER:
CITY OF COTTAGE GROVE, a statutory city, municipal
corporation, and political subdivision organized and existing
under the laws of the State of Minnesota
By:
Myron Bailey, Mayor
By:
Jennifer Levitt, City Administrator
STATE OF MINNESOTA )
) ss.
COUNTY OF _________ )
The foregoing instrument was acknowledged before me this _____ day of ____________,
2026, by Myron Bailey, the Mayor of the City of Cottage Grove, a municipal corporation under
the laws of Minnesota, on behalf of the City.
____________________________________
Notary Public
STATE OF MINNESOTA )
) ss.
COUNTY OF _________ )
The foregoing instrument was acknowledged before me this _____ day of ___________,
2026, by Jennifer Levitt, the City Administrator of the City of Cottage Grove, a municipal
corporation under the laws of Minnesota, on behalf of the City.
____________________________________
Notary Public
18
CONSENT OF BORROWER
Borrower acknowledges receipt of a copy of this Subordination Agreement, dated [________],
2026, by and between U.S. Bank Trust Company, National Association and City of Cottage
Grove and consents to the agreement of the parties set forth in this Agreement.
COTTAGE GROVE AH I, LLLP,
a Minnesota limited liability limited
partnership
By: Cottage Grove AH GP I, LLC,
a Minnesota limited liability company
Its: General Partner
By: ___________________________
Name: Michael Lavin
Title: President
STATE OF MINNESOTA )
) ss.
COUNTY OF _________ )
The foregoing instrument was executed before me this _____ day of _____________,
2026, by Michael Lavin, the President of Cottage Grove AH GP I, LLC, a Minnesota limited
liability company, the General Partner of Cottage Grove AH I, LLLP, a Minnesota limited liability
limited partnership, on behalf of the limited liability limited partnership.
____________________________________
Notary Public
A-1
EXHIBIT A
LEGAL DESCRIPTION
Lot 1, Block 1, Preserve at Prairie Dunes, Washington County, Minnesota.
42158279v2
1
City Council Action Request
8.A.
Meeting Date 5/20/2026
Department Finance
Agenda Category Action Item
Title Approve Disbursements
Staff Recommendation Approve disbursements from 05-01-2026 through 05-14-2026 in the
amount of $1,984,816.54.
Budget Implication N/A
Attachments 1. Expense Approval Report 5-20-2026 Council Meeting
2. Payroll Check Register 5-20-2026 Council Meeting
1
City Council Action Request
9.A.
Meeting Date 5/20/2026
Department Finance
Agenda Category Resolution
Title Public Hearing for Conduit Debt Host Approvals
Staff Recommendation 1) Open the public hearing for public comment on the issuance of
revenue bonds by the City of St. Paul Park for a project located
within the City of Cottage Grove. 2) Adopt Resolution #2026-076
approving the issuance of the Series 2026 Bonds by the City of St.
Paul Park.
Budget Implication N/A
Attachments 1. Memo - Host Approval - Public Hearing and Approval_5-20-26
2. Resolution 2026-076
200035181v2
To: Mayor and City Council Members
Jennifer Levitt, City Administrator
From: Brenda Malinowski, Finance Director
Nate Carlson, Economic Development Manager
Date: May 20, 2026
Subject: Public Hearing: Presbyterian Homes Refunding Revenue Bonds Host
Approval
INTRODUCTION & DISCUSSION
The City of Cottage Grove has received a request from Presbyterian Homes to grant host
approval to the City of Saint Paul Park regarding the refinancing of 2017 conduit debt that
is also hosted by the City of Saint Paul Park.
In order to refinance the senior housing facility (the “Project”) located at 8200 Hadley
Avenue South (the “Project”) in the City of Cottage Grove (the “City”), PHS/Cottage Grove,
Inc., a Minnesota nonprofit corporation, and CG Care Center, LLC, a Minnesota limited
liability company (together, known as “Presbyterian Homes”), have requested that the City
of St. Paul Park (the “Issuer”) sell not more than $52,000,000 in revenue obligations
(the “Series 2026 Bonds”) under Minnesota Statutes, Chapter 462C (the “Housing Act”)
and Section 471.656 (the “Joint Powers Act”). The Series 2026 Bonds would refund certain
revenue bonds (the “Original Bonds”) issued by the Issuer in 2017 to finance and refinance
the Project.
The Joint Powers Act allows such obligations to be issued by one municipality for the
improvement of property located outside of its corporate boundaries if the obligations are
issued under a joint powers agreement between the municipality issuing the obligations
(St. Paul Park) and the municipality in which the property to be acquired or improved is
located (Cottage Grove). Although the Project is located in the City, when the Original
Bonds were issued, the City was not the original conduit issuer. Accordingly, at
Presbyterian Homes’ request, the Issuer issued the Original Bonds pursuant to a
cooperative agreement between the City and the Issuer (the “Joint Powers Agreement”).
Presbyterian Homes has now requested that the Issuer issue the Series 2026 Bonds to
refund the Original Bonds. Because the Project to be refinanced is located in the City, the
Series 2026 Bonds may only be issued if the City Council approves the issuance of the
Series 2026 Bonds after a public hearing. On May 6, 2026, by Resolution 2026-068, the
City Council called for the May 20, 2026 public hearing.
The City will have no financial obligation with respect to the proposed Series 2026 Bonds,
and the Series 2026 Bonds will not be treated as a debt of the City or count against any of
200035181v2
the City’s debt limitations. The issuance of the Series 2026 Bonds will not affect the City’s
credit rating on bonds it issues for municipal purposes.
This public hearing is scheduled to be held on May 20th at the City Council meeting. The
costs of all required advertising and professional services related to this bond issue are
the responsibility of Presbyterian Homes. Documents will be prepared by Presbyterian
Homes’ legal counsel.
ACTION REQUESTED
1. Open the public hearing for public comment on the issuance of revenue bonds by
the City of St. Paul Park for a project located within the City of Cottage Grove.
2. Consider adopting the attached resolution approving the issuance of the Series
2026 Bonds by the City of St. Paul Park.
4932-2319-4787.1
CITY OF COTTAGE GROVE, MINNESOTA
RESOLUTION NO. 2026-076
RESOLUTION APPROVING THE ISSUANCE BY THE CITY OF ST. PAUL
PARK OF ITS REVENUE OBLIGATIONS AND TAKING OTHER
ACTIONS WITH RESPECT THERETO
BE IT RESOLVED by the City Council of the City of Cottage Grove, Minnesota (the "City
Council") as follows:
WHEREAS, the City is a statutory city and political subdivision duly organized and
existing under the laws of the State of Minnesota; and
WHEREAS, pursuant to the Constitution and laws of the State of Minnesota, particularly
Minnesota Statutes, Chapters 462A and 462C, as amended (the “Act”), a municipality is authorized
to issue revenue bonds to finance or refinance developments consisting of multifamily housing
and new or existing health care facilities (including nursing and assisted living facilities); and
WHEREAS, Minnesota Statutes, Section 471.656, as amended, authorizes a municipality
to issue obligations to finance or refinance the acquisition or improvement of property located
outside of the corporate boundaries of such municipality if the obligations are issued under a joint
powers agreement between the municipality issuing the obligations and the municipality in which
the property to be acquired or improved is located; and
WHEREAS, pursuant to Minnesota Statutes, Section 471.59, as amended, by the terms of
a joint powers agreement entered into through action of their governing bodies, two municipalities
may jointly or cooperatively exercise any power common to the contracting parties or any similar
powers, including those which are the same except for the territorial limits within which they may
be exercised and the joint powers agreement may provide for the exercise of such powers by one
or more of the participating governmental units on behalf of the other participating units; and
WHEREAS, the City entered into a Cooperative Agreement dated as of August 1, 2017
(the “Cooperative Agreement”), with the City of St. Paul Park, Minnesota (“Issuer City”), whereby
the City approved and consented to the issuance of obligations by the Issuer City in an aggregate
principal amount of not to exceed $70,000,000 (as further described below, the “2017
Obligations”) for the purpose of financing the acquisition, construction, and equipping of an
addition to Phase I (as defined below) consisting of independent living units, a skilled nursing
wing, common space, and underground parking stalls located at 8200 Hadley Avenue South, Cottage Grove, Minnesota (collectively, “Phase II”) and to refund the City’s Senior Housing
Revenue Bonds (PHS/Cottage Grove, Inc. Project), Series 2006A issued in the original aggregate
principal amount of $21,105,000 (the “2006A Bonds”) and the City’s Subordinate Senior Housing
Revenue Bonds (PHS/Cottage Grove, Inc. Project), Series 2006B issued in the original aggregate
principal amount of $8,075,000 (the “2006B Bonds,” and together with the Series 2006A Bonds,
the “2006 Bonds”); and
4932-2319-4787.1
WHEREAS, the proceeds of the City’s 2006 Bonds were used for the acquisition,
construction and equipping of a senior housing facility located at 8200 Hadley Avenue South,
Cottage Grove, Minnesota, consisting of independent living units, assisted living units, enhanced
assisted living units, and memory care units (collectively, “Phase I,” and together with Phase II,
the “Project”). The Project is owned by PHS/Cottage Grove, Inc., a Minnesota nonprofit
corporation, and the skilled nursing facility portion of the Project is operated by CG Care Center,
LLC, a Minnesota nonprofit limited liability company (collectively, the “Borrower”) and
constitutes a multifamily housing development authorized under the terms of the Act; and
WHEREAS, on August 17, 2017, the Issuer City issued the 2017 Obligations consisting of
its (i) Senior Housing Revenue Bonds (Presbyterian Homes and Services – Norris Square Project)
Series 2017 (the “2017 Bonds”) issued in the original aggregate principal amount of $6,325,000,
(ii) Senior Housing Revenue Refunding Note (Norris Square Project) Series 2017A (the “2017A
Note”) issued in the original aggregate principal amount of $25,428,193.83, and (iii) Senior
Housing Revenue Note (Norris Square Project) Series 2017B (the “2017B Note,” and together
with the 2017 Bonds and the 2017A Note, the “2017 Obligations”) issued in the original aggregate
principal amount of $21,571,806.17; and
WHEREAS, the Borrower has proposed that the Issuer City approve and issue bonds (the
“2026 Bonds”), in one or more series, in the aggregate principal amount of not to exceed
$52,000,000. The Borrower intends to apply the proceeds of the 2026 Bonds to (i) refund all or a
portion of the 2017 Obligations; (ii) fund any required reserves; and (iii) pay costs of issuance of
the Bonds; and
WHEREAS, Section 147(f) of the Internal Revenue Code of 1986, as amended (the
“Code”), and regulations promulgated thereunder, require that prior to the issuance of the Series
2026 Bonds, the City Council approve the issuance of the Series 2026 Bonds by the Issuer City
after conducting a public hearing thereon preceded by publication of a notice of public hearing (in
the form required by Section 147(f) of the Code and applicable regulations) in a newspaper of
general circulation within the City at least seven (7) days prior to the public hearing date; and
WHEREAS, a notice of public hearing (the “Public Notice”) was published at least seven
(7) days before the regularly scheduled meeting of the City Council of the City on the date hereof
in the Pioneer Press, the official newspaper of and a newspaper of general circulation in the City,
with respect to the required public hearing under Section 147(f) of the Code and the Act; and
WHEREAS, on the date hereof, the City Council conducted a public hearing at which a
reasonable opportunity was provided for interested individuals to express their views, both orally
and in writing, on the following: (i) consent to the issuance of the Series 2026 Bonds by the City
of St. Paul Park pursuant to the requirements of Section 147(f) of the Code and the regulations
promulgated thereunder; and (ii) approval of financing the Project pursuant to the requirements of
the Act.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
COTTAGE GROVE, MINNESOTA, AS FOLLOWS:
1. The City Council finds that it is in the best interest of the City to approve the
issuance of the Series 2026 Bonds by the Issuer City to refinance the Project and redeem and
4932-2319-4787.1
prepay the outstanding Series 2017 Bonds and hereby approves to the issuance of the Series 2026
Bonds by the Issuer City for the purposes set forth above in an amount not to exceed $52,000,000.
2. For avoidance of doubt, the City affirms the Cooperative Agreement and authorizes
its application to the refunding of the 2017 Obligations issued thereunder by the 2026 Bonds.
3. The Mayor and City Administrator and other officers, employees, and agents of the
City are hereby authorized and directed to prepare and furnish to bond counsel and the original
purchaser of the Series 2026 Bonds certified copies of all proceedings and records of the City
relating to the approval of the issuance of the Series 2026 Bonds, including a certification of this
resolution.
4. The Borrower will, upon demand, reimburse the City for costs paid or incurred by
the City in connection with its approval of the issuance of the 2026 Bonds, whether or not the
Project is carried to completion, and whether or not the 2026 Bonds are issued.
5. This resolution shall be in full force and effect from and after its passage.
Approved by the City Council of the City of Cottage Grove, Minnesota this 20th day of
May, 2026.
Mayor
ATTEST:
City Clerk
1
City Council Action Request
10.A.
Meeting Date 5/20/2026
Department Engineering
Agenda Category Action Item
Title 2026 Denzer Park Project – Bid Award
Staff Recommendation Adopt Resolution 2026-084 awarding the 2026 Denzer Park Project
to Benson Excavating, LLC in the amount of $283,882.15.
Budget Implication $283,882.15 Park Trust Fund
Attachments 1. 01 - 2026-05-20 Bid Award Memo - Denzer Park Prime
2. 03 - 2026-05-20 Bid Award Resolution - Denzer Park Prime
3. Denzer Park Development Budget - Completed v Future 2026-05-14
4. 02 - Bid Abstract
To: Honorable Mayor and City Council
From: Genevieve Tester, EIT, Graduate Engineer
Date: May 20, 2026
Re: 2026 Denzer Park Project – Bid Award
Background
Discussion
Total Base Bid
Honorable Mayor, City Council, and Jennifer Levitt
Recommendation
Staff recommends that the City Council adopt Resolution 2026-084 awarding the 2026 Denzer
Park Project to Benson Excavating, LLC in the amount of $283,882.15.
CITY OF COTTAGE GROVE, MINNESOTA
RESOLUTION AWARDING THE BID FOR THE
WHEREAS, plans and specifications for the 2026 Denzer Park Project were
completed according to City standards; and
WHEREAS, bids were requested to provide the necessary work; and
WHEREAS, nine firms submitted bids; and
WHEREAS, it appears that Benson Excavating, LLC is the lowest responsible bid;
and
WHEREAS, it is the recommendation of the City Engineer that the bid be awarded
to Benson Excavating, LLC in the total amount of $283,882.15
NOW THEREFORE BE IT RESOLVED, the City Council of the City of Cottage
Grove, County of Washington, State of Minnesota, the bid for the 2026 Denzer Park
Project is awarded to Benson Excavating, LLC in the total amount of $283,882.15.
Passed this 20th day of May, 2026.
Myron Bailey, Mayor
Attest:
Tamara Anderson, City Clerk
Denzer Park Development Budget
Vendor Description Budget Amount Paid Difference
Miller Excavating 2024 Fall Grading 20,000.00$ 18,545.00$ 1,455.00$
Miller Excavating 2025 Erosion Control 5,000.00$ 3,681.60$ 1,318.40$
Xcel Energy 2025 Power Extension 10,000.00$ 7,311.43$ 2,688.57$
Webber Recreational Design, Inc Playground Equipment 42,500.00$ 47,710.85$ (5,210.85)$
Todd Montreuil Boulder Retaining Wall 50,000.00$ 52,660.00$ (2,660.00)$
St. Croix Recreation Fun Playgrounds, Inc Picnic Shelter 18,500.00$ 19,763.00$ (1,263.00)$
Stantec Engineering Indirect 66,000.00$ 66,416.31$ (416.31)$
212,000.00$ 216,088.19$ (4,088.19)$
Benson Excavating Spring 2026 Engineering Bid 300,000.00$ 300,000.00$
Killmer Electric Spring 2026 Site Electrical 25,000.00$ 25,000.00$
Webber Recreational Design, Inc Playground Installation 42,500.00$ 42,500.00$
St. Croix Recreation Fun Playgrounds, Inc Installation of Picnic Shelter Incl. Footings and Slab 18,500.00$ 18,500.00$
Basketball Court Surfacing and Painting 5,000.00$ 5,000.00$
Basketball Standard 6,000.00$ 6,000.00$
Entrance Rock Sign 5,000.00$ 5,000.00$
Landscaping Planters 5,000.00$ 5,000.00$
Landscaping Steel Edging (LF)2,000.00$ 2,000.00$
Landscaping Shredded Bark Mulch (yd)1,000.00$ 1,000.00$
Landscaping River Rock (Ton - 1.5")4,000.00$ 4,000.00$
Deciduous Shrubs (5 Gallon)5,000.00$ 5,000.00$
Deciduous Shade Trees (2.5"+)5,000.00$ 5,000.00$
Deciduous Ornamental Trees (2"+)5,000.00$ 5,000.00$
Evergreen Trees (6+)5,000.00$ 5,000.00$
Irrigation 40,000.00$ 40,000.00$
Seed (SY)10,000.00$ 10,000.00$
Benches (7)15,000.00$ 15,000.00$
Trash Cans (3)3,000.00$ 3,000.00$
Picnic Tables (3)6,000.00$ 6,000.00$
Grill 800.00$ 800.00$
Stantec Engineering Indirect 25,000.00$ 25,000.00$
533,800.00$ -$ 533,800.00$
745,800.00$ 216,088.19$ 529,711.81$
COMPLETED ITEMS TOTAL
FUTURE ITEMS TOTAL
TOTAL
COMPLETED ITEMS
AS OF 2026-05-14
FUTURE ITEMS
AS OF 2026-05-14
Project Name:
Stantec Project No.:
Bid Opening:Owner:
Dave Sanocki, PE
License No. 20910
BID TABULATION
Item
Num Item Units Qty Unit Price Total Unit Price Total Unit Price Total Unit Price Total
GENERAL
1 MOBILIZATION LS 1 $20,000.00 $20,000.00 $16,425.00 $16,425.00 $25,000.00 $25,000.00 $15,000.00 $15,000.00
2 STREET SWEEPER WITH OPERATOR HR 5 $350.00 $1,750.00 $190.00 $950.00 $200.00 $1,000.00 $125.00 $625.00
3 SKIDSTEER (BOBCAT) WITH OPERATOR HR 5 $188.50 $942.50 $145.00 $725.00 $200.00 $1,000.00 $150.00 $750.00
TOTAL GENERAL $22,692.50 $18,100.00 $27,000.00 $16,375.00
STORMWATER - CULVERT UNDER TRAIL
4 12" RCP PIPE LF 40 $155.00 $6,200.00 $87.00 $3,480.00 $110.00 $4,400.00 $95.55 $3,822.00
5 12" FES WITH TRASH GUARD EA 2 $902.00 $1,804.00 $1,975.00 $3,950.00 $2,300.00 $4,600.00 $2,671.00 $5,342.00
TOTAL STORMWATER - CULVERT UNDER TRAIL $8,004.00 $7,430.00 $9,000.00 $9,164.00
PARK IMPROVEMENTS
6 6 INCH CONCRETE SY 150 $110.00 $16,500.00 $82.50 $12,375.00 $100.00 $15,000.00 $95.00 $14,250.00
7 8 INCH CONCRETE MONUMENT SLAB SY 4 $175.00 $700.00 $118.50 $474.00 $145.00 $580.00 $95.00 $380.00
8 EXCAVATION - COMMON (EV) CY 350 $9.55 $3,342.50 $30.85 $10,797.50 $15.00 $5,250.00 $34.00 $11,900.00
9 AGGREGATE BASE, VIRGIN CLASS 5 TN 120 $23.32 $2,798.40 $40.65 $4,878.00 $36.00 $4,320.00 $26.50 $3,180.00
10 24" AGGREGATE BACKFILL TN 310 $26.75 $8,292.50 $19.20 $5,952.00 $33.00 $10,230.00 $28.71 $8,900.10
11 1.5" TYPE SP 9.5 WEARING COURSE MIXTURE (2,C)
[SPWEA240C]
TN 20 $175.00 $3,500.00 $243.35 $4,867.00 $253.00 $5,060.00 $167.31 $3,346.20
12 1.5" TYPE SP 9.5 WEARING COURSE MIXTURE - SPECIAL
(2,C) [SPWEA240C]
TN 20 $165.00 $3,300.00 $151.65 $3,033.00 $253.00 $5,060.00 $157.30 $3,146.00
13 TACK GAL 10 $50.00 $500.00 $53.00 $530.00 $12.00 $120.00 $25.00 $250.00
14 GARED GLAVA PERMANENT INGROUND TETHERBALL
SYSTEM 6809
LS 1 $5,000.00 $5,000.00 $1,675.00 $1,675.00 $2,300.00 $2,300.00 $7,610.00 $7,610.00
TOTAL PARK IMPROVEMENTS $43,933.40 $44,581.50 $47,920.00 $52,962.30
CONCRETE SIDEWALK
15 6 INCH CONCRETE SIDEWALK SY 530 $105.00 $55,650.00 $97.33 $51,584.90 $100.00 $53,000.00 $95.00 $50,350.00
16 EXCAVATION - COMMON (EV) - SIDEWALK CY 165 $15.00 $2,475.00 $31.40 $5,181.00 $15.00 $2,475.00 $34.00 $5,610.00
17 AGGREGATE BASE, VIRGIN CLASS 5 - SIDEWALK TN 145 $25.99 $3,768.55 $45.35 $6,575.75 $36.00 $5,220.00 $26.50 $3,842.50
TOTAL CONCRETE SIDEWALK $61,893.55 $63,341.65 $60,695.00 $59,802.50
Vada Contracting, LLC
Bidder No. 3
I hereby certify that this is an exact
reproduction of bids received.
2026 DENZER PARK PROJECT
Cottage Grove, MinnesotaMonday, May 11, 2026 at 2:00 PM CDT
193807622
Bidder No. 1
Benson Excavating, LLC Pember Companies, Inc.
Bidder No. 2 Bidder No. 4
Parkstone Contracting, LLC
193807622-Bid Tabs.xlsm BT-1
BID TABULATION
Item
Num Item Units Qty Unit Price Total Unit Price Total Unit Price Total Unit Price Total
Vada Contracting, LLC
Bidder No. 3Bidder No. 1
Benson Excavating, LLC Pember Companies, Inc.
Bidder No. 2 Bidder No. 4
Parkstone Contracting, LLC
BITUMINOUS TRAIL
18 TYPE SP 9.5 BITUMINOUS TRAIL WEARING COURSE
MIXTURE (2,C)
TN 310 $159.00 $49,290.00 $170.50 $52,855.00 $142.00 $44,020.00 $142.00 $44,020.00
19 EXCAVATION - COMMON (EV) - BITUMINOUS TRAIL CY 455 $15.55 $7,075.25 $29.65 $13,490.75 $15.00 $6,825.00 $34.00 $15,470.00
20 AGGREGATE BASE, VIRGIN CLASS 5 - BITUMINOUS
TRAIL
TN 655 $25.99 $17,023.45 $44.50 $29,147.50 $36.00 $23,580.00 $26.50 $17,357.50
TOTAL BITUMINOUS TRAIL $73,388.70 $95,493.25 $74,425.00 $76,847.50
EROSION CONTROL AND FINISH GRADING
21 HYDRAULIC MATRIX TYPE MULCH SY 22550 $1.05 $23,677.50 $0.80 $18,040.00 $0.90 $20,295.00 $0.85 $19,167.50
22 EMBANKMENT - COMMON (CV) CY 100 $12.55 $1,255.00 $32.15 $3,215.00 $33.00 $3,300.00 $44.60 $4,460.00
23 PREMIUM TOPSOIL BORROW (CV) MODIFIED - INCL.
SHAPING AND GRADING
CY 1250 $33.55 $41,937.50 $44.50 $55,625.00 $50.00 $62,500.00 $60.50 $75,625.00
24 ADJUST MANHOLE STRUCTURE CASTINGS FLUSH WITH
FINAL GRADE
EA 3 $750.00 $2,250.00 $570.00 $1,710.00 $650.00 $1,950.00 $615.00 $1,845.00
25 STORM DRAIN INLET PROTECTION & MAINTENANCE -
ERO9
EA 2 $150.00 $300.00 $135.00 $270.00 $250.00 $500.00 $200.00 $400.00
26 STORM DRAIN INLET PROTECTION & MAINTENANCE -
ERO10
EA 1 $150.00 $150.00 $130.00 $130.00 $300.00 $300.00 $200.00 $200.00
27 MAINTENANCE OF EXISTING BIOLOGS AND SILT
FENCE
LS 1 $1,550.00 $1,550.00 $1,200.00 $1,200.00 $1,000.00 $1,000.00 $1,500.00 $1,500.00
28 FURNISH AND INSTALL 8" BIOROLLS LF 20 $25.00 $500.00 $10.60 $212.00 $10.00 $200.00 $15.00 $300.00
29 CONSTRUCTION ENTRANCE - ERO12 CY 50 $47.00 $2,350.00 $45.00 $2,250.00 $100.00 $5,000.00 $56.00 $2,800.00
TOTAL EROSION CONTROL AND FINISH GRADING $73,970.00 $82,652.00 $95,045.00 $106,297.50
TOTAL GENERAL $22,692.50 $18,100.00 $27,000.00 $16,375.00
TOTAL STORMWATER - CULVERT UNDER TRAIL $8,004.00 $7,430.00 $9,000.00 $9,164.00
TOTAL PARK IMPROVEMENTS $43,933.40 $44,581.50 $47,920.00 $52,962.30
TOTAL CONCRETE SIDEWALK $61,893.55 $63,341.65 $60,695.00 $59,802.50
TOTAL BITUMINOUS TRAIL $73,388.70 $95,493.25 $74,425.00 $76,847.50
TOTAL EROSION CONTROL AND FINISH GRADING $73,970.00 $82,652.00 $95,045.00 $106,297.50
TOTAL BASE BID $283,882.15 $311,598.40 $314,085.00 $321,448.80
Phone:
Email:info@bensonexcavating.com estimating@pembercompanies.brooks@parkstonecontracting.c info@vadacontracting.net
Signed By: Drew Benson Brooks Duesterhoeft Aaron Halm
Title: Owner President President Principal
Yes Yes Yes Yes
Yes Yes Yes Yes
NONE NONE NONE NONE
Contractor Name and Address:Benson Excavating, LLC Parkstone Contracting, LLC
W10186 57th Ave.
River Falls, WI 54072
Pember Companies, Inc.
N4449 469th St.
Menomonie, WI 54751
8270 Foothill Rd. S.
Vada Contracting, LLC
175 1st St SW
Cokato, MN 55321Cottage Grove, MN 55016
Bid Security:
Addenda Acknowledged:
(651) 245-3183 (651) 346-9376 (763) 443-7276(715) 235-0316
Brent Pember
Responsible Contractor Form:
193807622-Bid Tabs.xlsm BT-2
BID TABULATION
Item
Num Item Units Qty
GENERAL
1 MOBILIZATION LS 1
2 STREET SWEEPER WITH OPERATOR HR 5
3 SKIDSTEER (BOBCAT) WITH OPERATOR HR 5
TOTAL GENERAL
STORMWATER - CULVERT UNDER TRAIL
4 12" RCP PIPE LF 40
5 12" FES WITH TRASH GUARD EA 2
TOTAL STORMWATER - CULVERT UNDER TRAIL
PARK IMPROVEMENTS
6 6 INCH CONCRETE SY 150
7 8 INCH CONCRETE MONUMENT SLAB SY 4
8 EXCAVATION - COMMON (EV)CY 350
9 AGGREGATE BASE, VIRGIN CLASS 5 TN 120
10 24" AGGREGATE BACKFILL TN 310
11 1.5" TYPE SP 9.5 WEARING COURSE MIXTURE (2,C)
[SPWEA240C]
TN 20
12 1.5" TYPE SP 9.5 WEARING COURSE MIXTURE - SPECIAL
(2,C) [SPWEA240C]
TN 20
13 TACK GAL 10
14 GARED GLAVA PERMANENT INGROUND TETHERBALL
SYSTEM 6809
LS 1
TOTAL PARK IMPROVEMENTS
CONCRETE SIDEWALK
15 6 INCH CONCRETE SIDEWALK SY 530
16 EXCAVATION - COMMON (EV) - SIDEWALK CY 165
17 AGGREGATE BASE, VIRGIN CLASS 5 - SIDEWALK TN 145
TOTAL CONCRETE SIDEWALK
Unit Price Total Unit Price Total Unit Price Total Unit Price Total
$25,000.00 $25,000.00 $11,232.00 $11,232.00 $36,319.00 $36,319.00 $16,550.00 $16,550.00
$1.00 $5.00 $124.80 $624.00 $200.00 $1,000.00 $264.00 $1,320.00
$1.00 $5.00 $124.80 $624.00 $200.00 $1,000.00 $211.00 $1,055.00
$25,010.00 $12,480.00 $38,319.00 $18,925.00
$100.00 $4,000.00 $130.00 $5,200.00 $100.00 $4,000.00 $130.00 $5,200.00
$1,950.00 $3,900.00 $1,594.84 $3,189.68 $2,000.00 $4,000.00 $3,315.00 $6,630.00
$7,900.00 $8,389.68 $8,000.00 $11,830.00
$96.75 $14,512.50 $90.79 $13,618.50 $94.77 $14,215.50 $110.00 $16,500.00
$145.00 $580.00 $131.04 $524.16 $143.11 $572.44 $173.00 $692.00
$32.00 $11,200.00 $26.97 $9,439.50 $32.00 $11,200.00 $47.50 $16,625.00
$30.00 $3,600.00 $28.16 $3,379.20 $42.00 $5,040.00 $44.00 $5,280.00
$26.00 $8,060.00 $23.60 $7,316.00 $40.00 $12,400.00 $32.50 $10,075.00
$168.00 $3,360.00 $158.18 $3,163.60 $167.31 $3,346.20 $191.00 $3,820.00
$158.00 $3,160.00 $148.71 $2,974.20 $157.29 $3,145.80 $215.00 $4,300.00
$38.00 $380.00 $42.64 $426.40 $1.10 $11.00 $41.00 $410.00
$1,950.00 $1,950.00 $3,640.00 $3,640.00 $2,500.00 $2,500.00 $1,730.00 $1,730.00
$46,802.50 $44,481.56 $52,430.94 $59,432.00
$96.75 $51,277.50 $90.79 $48,118.70 $94.77 $50,228.10 $105.00 $55,650.00
$32.00 $5,280.00 $30.09 $4,964.85 $32.00 $5,280.00 $44.00 $7,260.00
$30.00 $4,350.00 $28.16 $4,083.20 $42.00 $6,090.00 $32.50 $4,712.50
$60,907.50 $57,166.75 $61,598.10 $67,622.50
Bidder No. 7
Urban Companies
Bidder No. 8
Bituminous Roadways, Inc.
Bidder No. 5
New Look Contracting, Inc.
Bidder No. 6
Dreamland Contracting, LLC
193807622-Bid Tabs.xlsm BT-3
BID TABULATION
Item
Num Item Units Qty
BITUMINOUS TRAIL
18 TYPE SP 9.5 BITUMINOUS TRAIL WEARING COURSE
MIXTURE (2,C)
TN 310
19 EXCAVATION - COMMON (EV) - BITUMINOUS TRAIL CY 455
20 AGGREGATE BASE, VIRGIN CLASS 5 - BITUMINOUS
TRAIL
TN 655
TOTAL BITUMINOUS TRAIL
EROSION CONTROL AND FINISH GRADING
21 HYDRAULIC MATRIX TYPE MULCH SY 22550
22 EMBANKMENT - COMMON (CV) CY 100
23 PREMIUM TOPSOIL BORROW (CV) MODIFIED - INCL.
SHAPING AND GRADING
CY 1250
24 ADJUST MANHOLE STRUCTURE CASTINGS FLUSH WITH
FINAL GRADE
EA 3
25 STORM DRAIN INLET PROTECTION & MAINTENANCE -
ERO9
EA 2
26 STORM DRAIN INLET PROTECTION & MAINTENANCE -
ERO10
EA 1
27 MAINTENANCE OF EXISTING BIOLOGS AND SILT
FENCE
LS 1
28 FURNISH AND INSTALL 8" BIOROLLS LF 20
29 CONSTRUCTION ENTRANCE - ERO12 CY 50
TOTAL EROSION CONTROL AND FINISH GRADING
TOTAL GENERAL
TOTAL STORMWATER - CULVERT UNDER TRAIL
TOTAL PARK IMPROVEMENTS
TOTAL CONCRETE SIDEWALK
TOTAL BITUMINOUS TRAIL
TOTAL EROSION CONTROL AND FINISH GRADING
TOTAL BASE BID
Phone:
Email:
Signed By:
Title:
Contractor Name and Address:
Bid Security:
Addenda Acknowledged:
Responsible Contractor Form:
Unit Price Total Unit Price Total Unit Price Total Unit Price Total
Bidder No. 7
Urban Companies
Bidder No. 8
Bituminous Roadways, Inc.
Bidder No. 5
New Look Contracting, Inc.
Bidder No. 6
Dreamland Contracting, LLC
$142.00 $44,020.00 $134.21 $41,605.10 $141.96 $44,007.60 $148.00 $45,880.00
$32.00 $14,560.00 $30.09 $13,690.95 $32.00 $14,560.00 $51.00 $23,205.00
$30.00 $19,650.00 $28.16 $18,444.80 $42.00 $27,510.00 $33.50 $21,942.50
$78,230.00 $73,740.85 $86,077.60 $91,027.50
$0.95 $21,422.50 $2.00 $45,100.00 $1.25 $28,187.50 $2.35 $52,992.50
$32.00 $3,200.00 $42.11 $4,211.00 $20.00 $2,000.00 $64.50 $6,450.00
$64.00 $80,000.00 $73.96 $92,450.00 $60.00 $75,000.00 $63.25 $79,062.50
$1,350.00 $4,050.00 $780.00 $2,340.00 $1,500.00 $4,500.00 $505.00 $1,515.00
$175.00 $350.00 $208.00 $416.00 $400.00 $800.00 $205.00 $410.00
$175.00 $175.00 $208.00 $208.00 $400.00 $400.00 $205.00 $205.00
$500.00 $500.00 $3,640.00 $3,640.00 $5,000.00 $5,000.00 $735.00 $735.00
$15.00 $300.00 $31.20 $624.00 $20.00 $400.00 $12.00 $240.00
$1.00 $50.00 $93.60 $4,680.00 $0.01 $0.50 $100.00 $5,000.00
$110,047.50 $153,669.00 $116,288.00 $146,610.00
$25,010.00 $12,480.00 $38,319.00 $18,925.00
$7,900.00 $8,389.68 $8,000.00 $11,830.00
$46,802.50 $44,481.56 $52,430.94 $59,432.00
$60,907.50 $57,166.75 $61,598.10 $67,622.50
$78,230.00 $73,740.85 $86,077.60 $91,027.50
$110,047.50 $153,669.00 $116,288.00 $146,610.00
$328,897.50 $349,927.84 $362,713.64 $395,447.00
estimating@newlookcontracting.tyler@dreamlandci.com gurban@urbancompaniesusa.c info@bitroads.com
Joel Landkammer Tyler Bethke Greg Urban Pam Hague
Estimator COO Owner Secretary
Yes Yes Yes Yes
Yes Yes Yes Yes
NONE NONE NONE NONE
(763) 241-1596 (715) 222-9862 (651) 245-9830
Urban Companies, LLC
3781 Labore Rd.
St. Paul, MN 55110
Dreamland Contracting, LLC
736 Chisago St.
Taylors Falls, MN 55084
New Look Contracting, Inc.
14045 Northdale Blvd.
Rogers, MN 55374
(651) 686-7001
Bituminous Roadways, Inc.
1520 Commerce Dr.
Mendota Heights, MN 55120
193807622-Bid Tabs.xlsm BT-4
BID TABULATION
Item
Num Item Units Qty
GENERAL
1 MOBILIZATION LS 1
2 STREET SWEEPER WITH OPERATOR HR 5
3 SKIDSTEER (BOBCAT) WITH OPERATOR HR 5
TOTAL GENERAL
STORMWATER - CULVERT UNDER TRAIL
4 12" RCP PIPE LF 40
5 12" FES WITH TRASH GUARD EA 2
TOTAL STORMWATER - CULVERT UNDER TRAIL
PARK IMPROVEMENTS
6 6 INCH CONCRETE SY 150
7 8 INCH CONCRETE MONUMENT SLAB SY 4
8 EXCAVATION - COMMON (EV)CY 350
9 AGGREGATE BASE, VIRGIN CLASS 5 TN 120
10 24" AGGREGATE BACKFILL TN 310
11 1.5" TYPE SP 9.5 WEARING COURSE MIXTURE (2,C)
[SPWEA240C]
TN 20
12 1.5" TYPE SP 9.5 WEARING COURSE MIXTURE - SPECIAL
(2,C) [SPWEA240C]
TN 20
13 TACK GAL 10
14 GARED GLAVA PERMANENT INGROUND TETHERBALL
SYSTEM 6809
LS 1
TOTAL PARK IMPROVEMENTS
CONCRETE SIDEWALK
15 6 INCH CONCRETE SIDEWALK SY 530
16 EXCAVATION - COMMON (EV) - SIDEWALK CY 165
17 AGGREGATE BASE, VIRGIN CLASS 5 - SIDEWALK TN 145
TOTAL CONCRETE SIDEWALK
Unit Price Total
$28,200.00 $28,200.00
$280.00 $1,400.00
$156.00 $780.00
$30,380.00
$100.65 $4,026.00
$2,120.45 $4,240.90
$8,266.90
$104.45 $15,667.50
$330.00 $1,320.00
$24.60 $8,610.00
$52.27 $6,272.40
$38.28 $11,866.80
$167.31 $3,346.20
$157.30 $3,146.00
$18.50 $185.00
$11,150.00 $11,150.00
$61,563.90
$104.45 $55,358.50
$30.81 $5,083.65
$59.31 $8,599.95
$69,042.10
Bidder No. 9
Swan Companies
193807622-Bid Tabs.xlsm BT-5
BID TABULATION
Item
Num Item Units Qty
BITUMINOUS TRAIL
18 TYPE SP 9.5 BITUMINOUS TRAIL WEARING COURSE
MIXTURE (2,C)
TN 310
19 EXCAVATION - COMMON (EV) - BITUMINOUS TRAIL CY 455
20 AGGREGATE BASE, VIRGIN CLASS 5 - BITUMINOUS
TRAIL
TN 655
TOTAL BITUMINOUS TRAIL
EROSION CONTROL AND FINISH GRADING
21 HYDRAULIC MATRIX TYPE MULCH SY 22550
22 EMBANKMENT - COMMON (CV) CY 100
23 PREMIUM TOPSOIL BORROW (CV) MODIFIED - INCL.
SHAPING AND GRADING
CY 1250
24 ADJUST MANHOLE STRUCTURE CASTINGS FLUSH WITH
FINAL GRADE
EA 3
25 STORM DRAIN INLET PROTECTION & MAINTENANCE -
ERO9
EA 2
26 STORM DRAIN INLET PROTECTION & MAINTENANCE -
ERO10
EA 1
27 MAINTENANCE OF EXISTING BIOLOGS AND SILT
FENCE
LS 1
28 FURNISH AND INSTALL 8" BIOROLLS LF 20
29 CONSTRUCTION ENTRANCE - ERO12 CY 50
TOTAL EROSION CONTROL AND FINISH GRADING
TOTAL GENERAL
TOTAL STORMWATER - CULVERT UNDER TRAIL
TOTAL PARK IMPROVEMENTS
TOTAL CONCRETE SIDEWALK
TOTAL BITUMINOUS TRAIL
TOTAL EROSION CONTROL AND FINISH GRADING
TOTAL BASE BID
Phone:
Email:
Signed By:
Title:
Contractor Name and Address:
Bid Security:
Addenda Acknowledged:
Responsible Contractor Form:
Unit Price Total
Bidder No. 9
Swan Companies
$141.96 $44,007.60
$32.68 $14,869.40
$49.82 $32,632.10
$91,509.10
$0.83 $18,716.50
$56.53 $5,653.00
$80.63 $100,787.50
$358.67 $1,076.01
$250.00 $500.00
$450.00 $450.00
$6,120.00 $6,120.00
$7.50 $150.00
$70.00 $3,500.00
$136,953.01
$30,380.00
$8,266.90
$61,563.90
$69,042.10
$91,509.10
$136,953.01
$397,715.01
estimating@swancompanies.net
Austin Swan
Project Manager
Yes
Yes
NONE
Swan Companies
7217 128th St. W.
Savage, MN 55421
(612) 203-6322
193807622-Bid Tabs.xlsm BT-6
1
City Council Action Request
11.A.
Meeting Date 5/20/2026
Department Community Development
Agenda Category Action Item
Title Kwik Trip Highway 61 - Preliminary Plat, Final Plat, Conditional Use
Permit, Site Plan Review
Staff Recommendation 1) Adopt Resolution 2026-080 approving the Preliminary and Final
Plats for Kwik Trip 1789; 2) Adopt Resolution 2026-081 to approve
the Conditional Use Permit for a Kwik Trip convenience store to be
located on Manning Avenue; 3) Adopt Resolution 2026-082 to
approve the Site Plan Review for a Kwik Trip convenience store and
fuel canopies to be located on Manning Avenue.
Budget Implication N/A
Attachments 1. Staff Report CUP, SP, PP, FP Kwik Trip
2. Kwik Trip FP Resolution
3. Resolution_2026-081 CUP Resolution KwikTrip
4. Resolution 2026-082 - Site Plan
5. 1789 Planning Application
6. 1789 Submittal Cover Letter
7. Civil Plans
8. Eng Plan Review Memo 2026-04-13
9. Elevations
10. Sign Package
11. Preliminary Plat
12. Final Plat
TO: Honorable Mayor and City Council
Proposal
Site Location Map
Review Schedule
Honorable Mayor, City Council, and Jennifer Levitt
Application Accepted: April 14, 2026
Background
Proposed Use
Proposed Site Plan
Honorable Mayor, City Council, and Jennifer Levitt
Given the Applicant plans to use approximately 10 acres of the existing 30-acre property, there
will be space for future commercial development on the remaining acreage. The Applicant owns
the entire property, and any future development proposals must meet all City Codes and obtain
all required approvals.
Planning Considerations
Zoning and Comprehensive Plan
Conditional Use Permit
1. Compliance with and effect upon the Comprehensive Plan, including public facilities and
capital improvement plans.
2. The establishment, maintenance or operation of the conditional use will promote and en-
hance the general public welfare and will not be detrimental to or endanger the public
health, safety, morals or comfort.
Honorable Mayor, City Council, and Jennifer Levitt
3. The conditional use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the neighborhood.
4. The establishment of the conditional use will not impede the normal and orderly develop-
ment and improvement of surrounding property for uses permitted in the district.
5. Adequate public facilities and services are available or can be reasonably provided to
accommodate the use which is proposed.
6. The conditional use shall, in all other respects, conform to the applicable regulations of the
district in which it is located.
7. The conditional use complies with the general and specific performance standards as spec-
ified by the Zoning Code.
The proposed use of a gas station-major use on the subject property is consistent with the findings
above as described in the following report.
Plat
The Applicant is required to plat the property to dedicate right-of-way for Manning Avenue and
114th Street. The Manning Avenue right-of-way must be 95 feet wide from the center of the road
per MnDOT to accommodate future improvements to Manning Avenue and a future trail corridor.
The Manning Avenue right-of-way currently varies in width, but generally, the Applicant will be
dedicating an additional 60 feet along the east property line to meet these width requirements.
The property is bordered by 114th Street to the north. 114th Street is designated as a major
collector roadway in the City’s 2040 Comprehensive Plan; therefore, an additional 20 feet of right-
of-way shall be dedicated on the south side of 114th Street.
Future Roadway Classification – 2040 Comprehensive Plan
Honorable Mayor, City Council, and Jennifer Levitt
Sixty feet of 114th Street right-of-way was dedicated during the development of the church and
residence to the north with the understanding that additional right-of-way would be dedicated by
the southerly parcel at the time of development.
Site Access
Honorable Mayor, City Council, and Jennifer Levitt
The first two driveways are proposed to be 35 feet wide for access to the regular fuel island and
convenience store. The third driveway is proposed to be 55 feet wide and will function as a truck
access to the diesel canopy. The fourth driveway is proposed to be 55 feet wide and will access
a truck parking area.
Honorable Mayor, City Council, and Jennifer Levitt
The distance from Manning Avenue to the first internal driveway is approximately 250 feet
(approximately 10 vehicles). Given this distance, it is not anticipated that backups will occur on
Manning Avenue. There is
also vehicle stacking
space within the turn lanes
proposed on Manning
Avenue that provides
additional room for
vehicles waiting to turn into
Kwik Trip.
Vehicle Stacking within Private Drive
Parking
Building Setbacks
Honorable Mayor, City Council, and Jennifer Levitt
Trash Enclosure
The proposed trash enclosure will be located on the southwest corner of the convenience store.
The Applicant has proposed the structure to be constructed with utility brick materials consistent
with the materials used on the principal structure and will be eight feet tall.
City Code Title 11-3-8 states that trash enclosures must be setback a minimum of 10 feet from
the adjacent property lines. The proposed trash enclosure is located over 166 feet from the
nearest property line (east).
Proposed Trash Enclosure Location
City Code Title 11-3-11 requires structures in the Business Districts to be comprised of a minimum
of three different Class 1 or Class 2 materials and be composed of at least 65 percent Class 1
materials and use no more than 10 percent Class 4 materials.
The Applicant is proposing 92.8 percent Class 1 and 2 materials, 5.2 percent Class 3 materials,
and 2 percent Class 4 materials. The proposed building will be comprised of three different Class
1 materials (modular brick veneer (red brick), brick soldier course (tan brick), and glass; one Class
3 material (EIFS); and one Class 4 material (hollow metal doors), which are listed below.
Class 1 Materials
• Brick (two types) 77.1%
• Glass Windows and Doors: 16.5%
Class 3 Materials
• EIFS: 5.2%
Class 4 Materials
• Hollow Metal Doors 2%
Honorable Mayor, City Council, and Jennifer Levitt
Honorable Mayor, City Council, and Jennifer Levitt
The Applicant has submitted a detailed landscape plan. City Code Title 11-3-12 requires that a
minimum number of trees and shrubs be provided based on the site area of the subject property.
Landscaping requirements are calculated by multiplying the disturbed area of the site by
coefficients found in the City’s Zoning Code. The disturbed area is 425,319 square feet. City Code
allows the subtraction of stormwater basin areas from the total area which results in 387,421.80
square feet of impacted area. Staff calculated required landscaping based on 387,421.80 square
feet, resulting in the required plantings below.
Landscape Plantings General Industrial District
Standards
Proposed
Overstory Trees 72 78
Coniferous Trees 67 74
Shrubs 155 170
A mixture of overstory and coniferous trees are proposed to be installed around the site. Parking
lot islands will be landscaped with sod, shrubs, and trees, and landscape beds will be installed on
the east side of the parking lot. The parking lot will have over eight percent of the parking lot area
comprised of landscaped islands in compliance with City Code. Title 11-4-5 requires a twenty-
foot-wide landscaped yard to be planted and maintained behind all property lines adjacent to
public streets. The parking lot along Manning Avenue will be twenty feet from the property line
and the entire area between the right of way and parking lot shall be sodded. A fifteen-foot-wide
sod strip shall be planted around the entire parking lot/private drive. On properties over five acres,
staff may approve native plantings in front yards or side/rear yards adjacent to public roadways.
The Applicant has proposed seed mixture around the site; this is reasonable given the size and
location of the site. Seed will be planted around the detention basin and stormwater pond, in the
ditch along Manning Avenue, and over the septic system. All re-vegetation within MnDOT rights-
of-way shall be approved by MnDOT. The site will meet City Code standards requiring 20 percent
open space in the B-3 District by providing over 50 percent open space in the proposed
development area (461,765 square feet of development with 236,673 square feet of green space
equals 51 percent open space).
Honorable Mayor, City Council, and Jennifer Levitt
A tree inventory has been completed for the site. The Applicant may remove up to 40 percent of
qualifying tree inches on site before mitigation is required by City Code. The Applicant has
identified 112 qualifying inches on site and proposes to remove 39 inches or 35 percent of existing
inches; therefore, mitigation is not required.
Outdoor Lighting
Outdoor light fixtures will consist of 22 parking lot light poles. Five poles will be 16 feet in height,
and 17 poles will be 27 feet in height. There will be 15 single head poles and 7 double head poles
all with downward directed lights. In addition, the Applicant has proposed 32 LED lights mounted
under the fuel canopies. Twelve LED lights will be under the diesel fuel canopy and 20 will be
under the standard fuel canopy. These lights will also be downward directed under the canopies.
There will be 37 recessed LED downlights along the exterior of the convenience store. The north
and east sides of the convenience store will also have LED stripes mounted in the gables of the
roof. City Code Title 11-3-10 limits the amount of light that can be emitted from commercial
property to 0.5 foot-candles at the property line abutting residential parcels and 1.0 foot-candle at
the property line when abutting business or industrial parcels. The Applicant has submitted a
photometric plan that is consistent with the City Code given the proposed foot candles do not
exceed more than 0.5 at the east property line abutting residential uses.
Honorable Mayor, City Council, and Jennifer Levitt
Utilities
The subject property is located outside the Metropolitan Urban Service Area (MUSA). The
Applicant has proposed to install a private septic system and well to serve the use. The septic
tanks and drainfield will be located in the southeast corner of the site. The well will be located in
the southeast corner of the parking area along Manning Avenue. The septic and well must be
permitted by Washington County and the Minnesota Department of Health respectively.
Private Utility Locations
The site grading for the project is proposed to meet the surface water management requirements
established by the State, Watershed District, and the City’s Surface Water Management Plan.
Below are the proposed site stormwater improvements. Site stormwater will be collected and
treated in a new stormwater basin southwest of the proposed convenience store and parking/drive
lanes and ultimately discharged into the Highway 61 right-of-way. The proposed pond serves the
new developed area and some adjacent natural areas. If additional development is proposed on
the remainder of the property, additional stormwater infrastructure will be needed to accommodate
the associated drainage. Drainage along Manning Avenue will remain within the ditches currently
along Manning Avenue, and drainage along Highway 61 will remain within the ditches currently
along Highway 61.
Honorable Mayor, City Council, and Jennifer Levitt
Proposed Stormwater Improvements
Signage
Honorable Mayor, City Council, and Jennifer Levitt
The maximum square footage of copy on
monument signs is based on the size of the
principal structure. For Kwik Trip, the
maximum size is 70 total square feet of copy
for all users and 15 feet in height. The
Highway 61 monument sign is proposed to
be 15 feet tall and have 68.6 square feet of
copy for Kwik Trip and 15.17 square feet for
each future tenant. The Manning Avenue
shared monument sign is proposed to be 15
feet tall and have 69.75 square feet of copy
for Kwik Trip. Dynamic display areas are
limited to 24 square feet per side. The
monument sign proposed along Highway 61
is proposed to have 21.75 square feet of
dynamic display per side. The dynamic
display area on the monument sign along
Manning Avenue is proposed to be 18.7
square feet on each side. A revised sign plan
must be submitted meeting City Code
standards of 70 total square feet of copy for
all users on joint monument signs prior to
issuance of a building permit.
Joint Monument Sign (Hwy 61)
Honorable Mayor, City Council, and Jennifer Levitt
North View
11-4-5: Motor Fuel Stations
The Applicant has provided a site plan where all gas pumps exceed the 25-foot setback
requirement (83 feet proposed for regular fuel and 296 feet minimum proposed for diesel
pumps).
The submitted site plan shows the regular fuel canopy 62.5 feet from the proposed
Manning Avenue right-of-way and 420 feet from the Highway 61 right-of-way. The
diesel canopy is proposed to be 279 feet from the proposed Manning Avenue right-of-
way and 240 feet from the Highway 61 right-of-way.
Both canopies are proposed to be 20 feet tall.
Honorable Mayor, City Council, and Jennifer Levitt
3. No light banding is allowed around the exterior of the canopy.
An updated sign package that does not show light banding shall be submitted prior to
building permit approval.
4. Canopy columns shall be constructed of a primary material that matches and
complements the principal building.
The canopy columns will be constructed in a manner and color that complements the
proposed convenience store.
C. Each motor fuel station shall be designed to be as compatible as possible with the general
architectural intent of the area in which it is located.
The convenience store will be constructed of mostly brick with glass windows and doors.
The surrounding area is primarily commercial uses mostly focused on recreational vehicle
and boat sales, storage and service with some industrial uses, residential uses, and a
church. The architectural style will be complementary to other structures in the industrial
area.
D. A minimum 20-foot landscaped yard shall be planted and maintained behind all property
lines adjacent to public streets, except at driveway entrances.
The area between the front property line along Manning Avenue and the parking lot shall
be sodded and will contain a variety of plantings. A 15-foot strip of sod will be installed
around the parking lot. Areas outside the 15-foot sod boundary may be seeded including
stormwater ponds and detention basins. Ditches within the MnDOT right of way shall be
re-established with vegetation approved by MnDOT.
E. Whenever a motor fuel station abuts a residential district screening is required. A fence is
not required within fifteen feet of a street right-of-way line.
There are residences to the east across Manning Avenue in Denmark Township. Screening
vegetation will be planted along the parking lot on the east side of the parcel. The existing
dwellings have existing mature tree cover in front yards and/or are separated from the site
by the road and distance.
Future Site Development
The Applicant proposes to develop approximately 10 acres of the existing 30.25-acre parcel. The
Applicant owns the entire parcel. Future development may utilize 114th Street for access or the
proposed private driveway onto Manning Avenue for access. If extended, the private driveway
must remain a private drive maintained by the Applicant and any future property owners. If the
property is split in the future to accommodate future development, another plat will be required.
All future development must comply with City Codes and obtain all appropriate permits. Any
connection to 114th Street will trigger improvements at the intersection with Manning Avenue
including but not limited to turn lanes and lowering of the hill crest to improve sight lines. The
114th Street improvements will be at the expense of the future developer. Costs associated with
adding turn lanes on Manning Avenue at 114th Street will be at the future developer’s expense.
Costs associated with improvements to Manning Avenue sight lines will be shared between the
City and MnDOT.
Honorable Mayor, City Council, and Jennifer Levitt
Development Fees
The Applicant will be required to pay park dedication and stormwater area charges prior to the
issuance of a building permit. Park dedication fees and stormwater fees will be calculated using
the disturbed area. Other area charges such as sanitary sewer and water will be charged in the
future when infrastructure is available and the property makes connection to those systems.
Public Hearing Notices
The public hearing notice for the April 27, 2026, Planning Commission meeting was published in
the Saint Paul Pioneer Press and mailed on April 15, 2026, to 21 property owners that are within
500 feet of the proposed project. City Staff has not received any comments at the time of writing
the report
Planning Commission Meeting
At their April 27, 2026, meeting, the Planning Commission reviewed this request and held a public
hearing. No one from the public spoke during the public hearing. The Applicant was present and
provided testimony to the Commission. No questions were asked of the Applicant or staff.
The Planning Commission voted unanimously (7-0) to recommend the City Council approve the
requests.
Recommendation
The City Council is recommended to take the following actions:
Honorable Mayor, City Council, and Jennifer Levitt
CITY OF COTTAGE GROVE, MINNESOTA
RESOLUTION APPROVING THE PRELIMINARY PLAT
WHEREAS, Kwik Trip Inc. has applied for a Preliminary Plat and Final Plat to dedicate
public right of way for Manning Avenue and 114th Street on a plat to be called Kwik Trip 1789, on
property legally described as:
That part of the Southeast Quarter of Section 36, Township 27 North, Range 21 West,
Washington County, Minnesota, lying west of the westerly right of way line of State
Trunk Highway No. 95, as it existed prior to the recording of MINNESOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 82-160,
according to the recorded plat thereof and lying northerly of the northerly right of way
line of State Trunk Highway No. 61 and lying east of the following described line:
Commencing at the northwest corner of said Southeast Quarter; thence South 89
degrees 58 minutes 28 seconds East, assumed bearing, along the north line of said
Southeast Quarter, a distance of 1460.00 feet; thence South 00 degrees 01 minute 32
seconds West, a distance of 817.05 feet to the northerly right of way line of State Trunk
Highway No. 61, to a point hereinafter referred to as point A; thence North 00 degrees
01 minutes 32 seconds East, a distance of 817.05 feet to the north line of said
Southeast Quarter, thence South 89 degrees 58 minutes 28 seconds East, along said
north line, a distance of 118.16 feet to the point of beginning of the line to be described;
thence South 00 degrees 01 minutes 32 seconds West, a distance of 657.55 feet to the
intersection with a line that bears North 36 degrees 33 minutes 28 seconds East from
said Point A; thence South 36 degrees 33 minutes 28 seconds West, a distance of
198.50 feet to said Point A, and there terminating.
This property is Torrens, the Torrens Certificate No. is 80426.
WHEREAS, public hearing notices were mailed to surrounding property owners within 500
feet of the proposed development site and a public hearing notice was published in the St. Paul
Pioneer Press; and
WHEREAS, the Planning Commission held the public hearing for the Preliminary Plat on
April 27, 2026; and
WHEREAS, the public hearing was open for public testimony, and testimony from the
applicant was received and entered into the public record; and
WHEREAS, the Planning Commission, by a 7-to-0 vote, recommended approval of the
Preliminary Plat to be called Kwik Trip 1789, 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 Plat and Final Plat to dedicate
public right of way for Manning Avenue and 114th Street on a plat to be called Kwik Trip 1789.
The approval of the Preliminary Plat and Final Plat are subject to the following conditions:
City of Cottage Grove, Minnesota
CITY OF COTTAGE GROVE, MINNESOTA
A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR THE
WHEREAS, Kwik Trip Inc. applied for a conditional use permit for the construction of a gas
station, for the property legally described below:
That part of the Southeast Quarter of Section 36, Township 27 North, Range 21 West,
Washington County, Minnesota, lying west of the westerly right of way line of State
Trunk Highway No. 95, as it existed prior to the recording of MINNESOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 82-160,
according to the recorded plat thereof and lying northerly of the northerly right of way
line of State Trunk Highway No. 61 and lying east of the following described line:
Commencing at the northwest corner of said Southeast Quarter; thence South 89
degrees 58 minutes 28 seconds East, assumed bearing, along the north line of said
Southeast Quarter, a distance of 1460.00 feet; thence South 00 degrees 01 minute 32
seconds West, a distance of 817.05 feet to the northerly right of way line of State Trunk
Highway No. 61, to a point hereinafter referred to as point A; thence North 00 degrees
01 minutes 32 seconds East, a distance of 817.05 feet to the north line of said
Southeast Quarter, thence South 89 degrees 58 minutes 28 seconds East, along said
north line, a distance of 118.16 feet to the point of beginning of the line to be described;
thence South 00 degrees 01 minutes 32 seconds West, a distance of 657.55 feet to the
intersection with a line that bears North 36 degrees 33 minutes 28 seconds East from
said Point A; thence South 36 degrees 33 minutes 28 seconds West, a distance of
198.50 feet to said Point A, and there terminating.
This property is Torrens, the Torrens Certificate No. is 80426.
WHEREAS, public hearing notices were mailed to property owners within 500 feet of the
property and a public hearing notice was published in the St. Paul Pioneer Press; and
WHEREAS, a planning staff report, which detailed specific information on the property and
the application request, was prepared and presented; and
WHEREAS, the public hearing was open for public testimony. No public testimony was
received. The applicant attended the public hearing and provided testimony on the application;
and
WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended that the
City Council approve the Conditional Use Permit at their April 27, 2026, meeting.
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove,
Washington County, Minnesota, hereby approves the Conditional Use Permit for the construction
of a gas station on the parcel legally described above.
BE IT FURTHER RESOLVED, approval of the Conditional Use Permit is subject to the
conditions below:
City of Cottage Grove, Minnesota
1. The Conditional Use Permit approval shall expire one (1) year from the date of City Council
approval unless a building permit has been requested or a time extension has been granted
by the City Council. The City Council may extend the expiration date of such approval upon
written application by the person to whom the approval was granted.
2. Prior to the issuance of a building permit, the Applicant shall enter into a Development
Agreement with the City for proposed road improvements. The signed Development
Agreement shall be recorded with the Washington County Recorder’s Office.
3. Rubbish, waste, and recycling containers shall be stored compliant with City ordinance
screening requirements and shall always be maintained so as not to cause odors or other
public nuisances.
4. Noise from gas pump videos or media shall not be audible at the property lines of the site.
5. The access driveway shall be a private driveway maintained by the Applicant and their
successors.
6. Future site development shall be required to apply for appropriate City permits prior to
development.
7. If the private driveway is extended to serve future users or any parcel not owned by the
Applicant or their successors, a driveway maintenance agreement shall be submitted to
planning staff prior to issuance of grading and building permits.
8. No additional access points onto Manning Avenue shall be permitted.
9. Future development utilizing 114th Street shall be responsible for the costs of improving
114th Street to meet City standards and shall share in the costs of improving the
intersection of 114th Street with Manning Avenue including, but not limited to, turn lanes
and improvements necessary to meet sight distances along Manning Avenue. 114th Street
improvement is required upon future platting or splitting of the parcel or future development
that is not associated with the proposed motor fuel station on site.
Passed this 20th day of May 2026.
Myron Bailey, Mayor
Attest:
Tamara Anderson, City Clerk
CITY OF COTTAGE GROVE, MINNESOTA
A RESOLUTION APPROVING A SITE PLAN REVIEW FOR THE CONSTRUCTION OF A
GAS STATION LOCATED ON MANNING AVENUE AND HIGHWAY 61
WHEREAS, Kwik Trip Inc. applied for a Site Plan Review for the construction of a 9,176
square foot convenience store with a 4,800 square foot dispenser island canopy and a 1,200 square
foot commercial diesel dispenser canopy on property legally described below:
That part of the Southeast Quarter of Section 36, Township 27 North, Range 21 West,
Washington County, Minnesota, lying west of the westerly right of way line of State
Trunk Highway No. 95, as it existed prior to the recording of MINNESOTA
DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PLAT NO. 82-160,
according to the recorded plat thereof and lying northerly of the northerly right of way
line of State Trunk Highway No. 61 and lying east of the following described line:
Commencing at the northwest corner of said Southeast Quarter; thence South 89
degrees 58 minutes 28 seconds East, assumed bearing, along the north line of said
Southeast Quarter, a distance of 1460.00 feet; thence South 00 degrees 01 minute 32
seconds West, a distance of 817.05 feet to the northerly right of way line of State Trunk
Highway No. 61, to a point hereinafter referred to as point A; thence North 00 degrees
01 minutes 32 seconds East, a distance of 817.05 feet to the north line of said
Southeast Quarter, thence South 89 degrees 58 minutes 28 seconds East, along said
north line, a distance of 118.16 feet to the point of beginning of the line to be described;
thence South 00 degrees 01 minutes 32 seconds West, a distance of 657.55 feet to the
intersection with a line that bears North 36 degrees 33 minutes 28 seconds East from
said Point A; thence South 36 degrees 33 minutes 28 seconds West, a distance of
198.50 feet to said Point A, and there terminating.
This property is Torrens, the Torrens Certificate No. is 80426.
WHEREAS, public hearing notices were mailed to property owners within 500 feet of the
property, and a public hearing notice was published in the St. Paul Pioneer Press; and
WHEREAS, a planning staff report, which detailed specific information on the property and
the application request, was prepared and presented; and
WHEREAS, a Conditional Use Permit is required to operate a gas station; and
WHEREAS, the public hearing was open for public testimony. No public testimony was
received. The applicant attended the public hearing and provided testimony on the proposal.; and
WHEREAS, the Planning Commission unanimously (7-to-0 vote) recommended that the
City Council approve the Site Plan Review for the construction of a 9,176 square foot convenience
store with a 4,800 square foot dispenser island canopy and a 1,200 square foot commercial diesel
dispenser canopy to be located on Manning Avenue, at their April 27, 2026, meeting.
City of Cottage Grove, Minnesota
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove,
Washington County, Minnesota, hereby approves the Site Plan Review for the construction of a
9,176 square foot convenience store with a 4,800 square foot dispenser island canopy and a 1,200
square foot commercial diesel dispenser canopy, legally described above, subject to the conditions
below:
1. 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 planning
staff, shall require review and approval by the Planning Commission and City Council.
2. The Site Plan approval shall expire one (1) year from the date of City Council approval
unless a building permit has been requested, or a time extension has been granted by the
City Council. The City Council may extend the expiration date of such approval upon written
application by the person to whom the approval was granted.
3. Prior to the issuance of a building permit, the Applicant shall enter into a Development
Agreement with the City for proposed road improvements. The signed Development
Agreement shall be recorded with the Washington County Recorder’s Office.
4. All applicable permits (i.e. building, electrical, grading, right-of-way, and mechanical) and a
commercial 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.
5. All applicable well and septic permits shall be approved by the appropriate permitting
authority prior to approval of a building permit. Verification of approval shall be submitted
to planning staff. Secondary septic locations approved by the permitting authority shall be
provided to planning staff.
6. The design for the septic drainfield shall be provided to the City with the building permit
application package. The drainfield shall not negatively impact the proposed drainage ditch
along Highway 61 south of the proposed convenience store.
7. The Applicant shall provide the City with the preliminary turn lane layouts as reviewed by
MnDOT. The City will then prepare the final design and submit it to MnDOT for approval.
If approved, the City will publicly bid the project and oversee the inspection of the turn lanes
within the Manning Avenue right-of-way at the cost of the Applicant. If MnDOT does not
approve the turn lanes, the Applicant will need to revise their site plan to reflect another
access.
8. Installation of landscaping shall occur in a timely fashion and be consistent with an ap-
proved plan. A letter of credit in the amount of 150 percent of the landscape estimate shall
be submitted to the City as required by City ordinance prior to the issuance of a building
permit. The financial guarantee shall be held until all required plantings are installed. At
such time of installation, the Planning Department shall conduct an inspection to verify
compliance with the landscape plan. If the inspection is approved, 50 percent of the finan-
City of Cottage Grove, Minnesota
cial guarantee shall be released. One year from the date of initial inspection a follow-up
inspection shall be conducted to verify survivability. If the follow-up inspection is approved,
the remainder of the financial guarantee shall be released.
9. All light poles shall be a maximum of 27 feet in height, including base, and shall be down-
ward directed, with LED lamps unless approved in writing by Planning staff. Recessed
lighting on the convenience store structure shall be downward directed.
10. Applicant must apply for and obtain a grading permit from the City prior to beginning any
work on the subject site. Grading, drainage, and erosion control plans must be approved
by the City Engineer, other necessary permits (i.e. NPDES permit) must be obtained, and
a preconstruction meeting must be held prior to issuance of a grading permit. The Applicant
shall be responsible for the costs for the City to inspect the site in relation to erosion control
conformance.
11. A Stormwater Management Agreement shall be recorded prior to issuance of a building
permit.
12. The Applicant must provide the City with an as-built survey of all utilities and grading plans
prior to issuance of the certificate of occupancy.
13. Proposed trash enclosure shall be constructed using the same materials and patterns used
on the building and shall be a minimum of 6 feet in height.
14. The Applicant is responsible for removing debris from all adjacent public and private road-
ways during their grading and construction process. The adjacent streets shall be swept
clean daily or as needed.
15. The site shall be sodded between the front property line along Manning Avenue and the
parking lot. A fifteen-foot-wide sod strip shall be installed around the parking lot and
driveway perimeter on all other sides.
16. Prior to the issuance of a building permit, the Developer shall incorporate the recommen-
dations, requirements, and evaluations noted in the Bolton & Menk memorandum dated
April 13, 2026, and subject to modifications that are agreed to by the developer and City
Engineer. All comments shall be adopted herein by reference.
17. Prior to the issuance of a grading permit, the final grading, drainage, and erosion control
plans shall be approved by the City Engineer.
18. Irrigation shall be provided for all landscaped areas. The irrigation system shall consist of
an underground sprinkling system that is designed by a professional irrigation installer to
meet the water requirements of the site’s specific vegetation. The system shall be detailed
on the final landscaping plan.
City of Cottage Grove, Minnesota
19. An updated sign package shall be submitted prior to issuance of a building permit that
depicts a joint monument sign meeting maximum area of 70 total square feet.
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
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4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
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INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
C001
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SITE LOCATION
SITE IMPROVEMENT PLANS FOR
KWIK TRIP 1789
COTTAGE GROVE, MN
SITE LOCATION MAP
OWNER
KWIK TRIP INC.
1626 OAK STREET
LA CROSSE, WI 54602
CONTACT LEAH BERLIN
608-793-6461
SITE PLANNER
INSITES SITE PLANNING
3131 FERNBROOK LN N, SUITE 260
PLYMOUTH, MN 55447
BOB MUELLER
763-383-8400
Bob@InsitesInc.net
ARCHITECT
VANTAGE ARCHITECTS
750 3RD ST N, SUITE F
LA CROSSE, WI 54601
608-784-2729
SURVEYOR
SUNDE LAND SURVEYING
9001 EAST BLOOMINGTON
FREEWAY BLOOMINGTON, MN
55420
952-881-2455
SITE AERIAL MAP
CIVIL ENGINEER
SUNDE ENGINEERING
10830 NESBITT AVE SOUTH
BLOOMINGTON, MN 55437
952-881-3344
NORTH
SITE LOCATION
NORTH
DRAWING INDEX
C001 TITLE SHEET
C010 ALTA SURVEY
C180 SITE CIRCULATION PLAN
C181 SITE DIMENSION PLAN
C100 SITE KEYNOTE PLAN
C200 GRADE PLAN
C201 GRADE PLAN
C202 GRADE PLAN
C203 GRADE PLAN
C300 STORM SEWER PLAN EAST
C301 STORM SEWER PLAN WEST
C302 STORM NOTES & DETAILS
C400 UTILITY PLAN
C401 UTILITY NOTES & DETAILS
C402 UTILITY DETAILS
C500 SITE PLAN DETAILS
C501 SITE PLAN DETAILS
C600 EROSION CONTROL PLAN
C601 EROSION CONTROL NOTES
C602 EROSION CONTROL DETAILS
C603 EROSION CONTROL DETAILS
C700 LANDSCAPE PLAN
C701 LANDSCAPE PLAN ENLARGED
C702 TREE INVENTORY & REMOVE
C703 TREE INVENTORY & REMOVAL ENLARGED
C800 PHOTOMETRIC SITE PLAN
C801 PHOTOMETRIC RENDER PLAN
PULL FORWARD LANE 100'
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PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
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W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
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25'-0"BUILDING & PARKING SETBACK
CONVENIENCE
STORE
FFE=894.0
PAVEMENT FLUSH
PAVEMENT FLUSH
PAVEMENT FLUSH
SHED
893.50
boxelder
boxelder
DISC
PAD
XFMR
PAD
C100
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Know what's below.
before you dig.Call
R
SITE PLAN KEYNOTES
1.LANDSCAPE AREA. SEE SHEET C700.
2.OFF-STREET PARKING STALLS
STRIPING - 4" WIDE STALL LINES, USE HIGH VISIBILITY WHITE PAINT.
SPACES PROVIDED
(16) SERVICE POINTS
(2) DIESEL POINTS
(38) 9'-0"x 20'-0"(MIN.) GENERAL PARKING
(3) 8'-0"x 20'-0" (MIN) ACCISSIBLE PARKING W/
(2) 9'-0"x 20'-0" (MIN) LOADING ZONE
(2) 11'-0"x 20'-0" VACUUM STALLS
3.A.D.A. ACCESSIBLE PARKING SPACE WITH LOADING ZONE. PROVIDE
APPROPRIATE STRIPING AND PAVEMENT MARKINGS.
4.4" WIDE, HIGH VISIBILITY, PAVEMENT STRIPING, LANE MARKINGS AND
TEXT. COLOR: HC MARKINGS- BLUE, ALL OTHERS- YELLOW.
5.6" DEPTH (MIN.) CONCRETE SLAB-ON-GRADE WITH #3 REBAR, 3' O.C.
CONCRETE SEALER: TK-26UV
6.8" DEPTH (MIN.) CONCRETE SLAB-ON-GRADE WITH #4 REBAR, 3' O.C.
CONCRETE SEALER: TK-26UV
7.B6-12 CONCRETE CURB AND GUTTER PER DETAIL 11/C500.
8.6" INTEGRAL CONCRETE WALK/CURB. SEE DETAIL 7/C500 FOR
NON-FLUSH SECTIONS. CONCRETE SEALER: TK-26UV
9.STORM STRUCTURE. SEE SHEETS C200-401, C501 FOR FURTHER
STORM SEWER INFORMATION.
10.30" HT., 6" DIA. CONCRETE FILLED PIPE BOLLARD PER DETAIL 9/C500.
11.8 STALL BIKE RACK WITH 4" CONCRETE PAD
(BRP 300 TRADITIONAL BIKE RACK-SINGLE SIDE
PORTABLE/ SURFACE MOUNT ENDS
FUSION COATINGS - A DIVISION OF RTM INC.
TO BE PROVIDED BY OWNER)
12.40'-0"x 120'-0" DISPENSER ISLAND CANOPY. VERIFY SIZE, PLACEMENT,
COLUMN AND FOOTING SIZE WITH CANOPY AND STRUCTURAL PLANS.
CANOPY GRAPHICS PER OWNER.
13.24'-0"x 50'-0" COMMERCIAL DEISEL DISPENSER ISLAND CANOPY.
VERIFY SIZE, PLACEMENT, COLUMN AND FOOTING SIZE WITH CANOPY
AND STRUCTURAL PLANS. CANOPY GRAPHICS PER OWNER.
14.CONCRETE ISLANDS W/ 6" EXPOSURE WITH FUEL DISPENSERS.
DISPENSER PER OWNER.
A. 3'-6"x 7'-0"
B. 3'-6"x 8'-0"
15.36" HT., 6" DIA. CONCRETE FILLED PIPE BOLLARD PER DETAIL 8/C500.
16.UNDERGROUND FUEL STORAGE TANKS PER OWNER. PROVIDE PIPING
AND VENTING PER OWNER'S SPECIFICATIONS.
17.EXTERNAL TRASH ENCLOSURE TO MATCH BUILDING. SEE
ARCHITECTURAL DETAILS.
18.KWIK TRIP TRADEMARK SIGN (VERIFY LOCATION WITH SIGN PERMIT)
19.'FREE AIR' COMPRESSOR. PROVIDE SIGNAGE PER OWNER.
20.SITE AREA LIGHT WITH CONCRETE BASE PER DETAIL 12/C500
21.PVC IRRIGATION SLEEVE UNDER PAVEMENT. VERIFY W/ IRRIGATION PLAN
FOR EXACT SIZE AND LOCATION BEFORE INSTALLATION.
22.4" DEPTH CONCRETE WALK PER DETAIL 3/C500
23.HC PVC BOLLARD SLEEVE PER OWNER. VAN ACCESS SIGNAGE AT 48"
HT. STALL PARKING AT 60" HT.
24.OUTDOOR MERCHANDISING AREA
25.48" HT., 6" DIA. CONCRETE FILLED PIPE BOLLARD PER DETAIL 6/C500.
26.PICNIC TABLE PER OWNER. PROVIDE 1 HC. ACCESS TABLE SPACE.
PROVIDE TRASH CONTAINER PER OWNER.
27.EXTERIOR DELIVERY 'TOTE' STORAGE WITH SCREEN WALL
28.ELECTRICAL TRANSFORMER
29.ELECTRICAL DISCONNECT
30.GREASE INTERCEPTOR
31.ELECTRIC CAR CHARGER
32.CONCRETE CURB ISLAND
33.VACUUM PER MANUFACTURE'S SPECIFICATIONS. SEE DETAIL 2/C500.
34.CAR WASH KEY PAD/ CONTROLLER. PROVIDE TRASH CONTAINER
35.6" CONCRETE PAD WITH SNOW MELT PER MECHANICAL PLANS
36.APPROACH PER DETAIL 10/C500
37.STORM OUTFALL WITH RIP RAP, SEE DETAIL 5/C501
38.ROAD RECONSTRUCTION, SEE SHEETS C900-901
39.MOUNTABLE D-4 CURB SEE DETAIL 11/C500
40.REJECT GUTTER- TIP GUTTER AWAY FROM FACE OF CURB FOR SHEET
FLOW
41.PAINT TAPERING EDGE FOR HIGH VISIBILITY
SFx
SFx
SFx
SFx
SFx
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
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4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
1 1
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PLOTTING NOTE: PLANS PLOTTED TO 11x17
SHEET SIZE ARE 12 SCALE-
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CANOPY COLUMNS MUST
BE BRICKED UP TO 9'
CANOPY COLUMNS MUST
BE BRICKED UP TO 9'
PULL FORWARD LANE 100'
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SA
T
E
L
L
I
T
E
NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIG
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12,
0
0
0
-
G
A
L
L
O
N
ZC
L
10'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20,
0
0
0
-
G
A
L
L
O
N
ZC
L
10'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZCL
8'-6
"
X
3
4
'
-
0
"
12,
0
0
0
-
G
A
L
L
O
N
25'-0"BUILDING & PARKING SETBACK
CONVENIENCE
STORE
FFE=89.0
PAVEMENT FLUSH
PAVEMENT FLUSH
PAVEMENT FLUSH
SHED
893.50
DISC
PAD
XFMR
PAD
Know what's below.
before you dig.Call
R DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
1
7
8
9
CO
T
T
A
G
E
G
R
O
V
E
,
M
I
N
N
E
S
O
T
A
--
IN
S
I
T
E
S
2
5
-
0
1
0
P
M
L
.
B
-
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
C180
SI
T
E
C
I
R
C
U
L
A
T
I
O
N
P
L
A
N
PLOTTING NOTE: PLANS PLOTTED TO 11x17
SHEET SIZE ARE 12 SCALE-
0
NORTH
60 60 120
1"=120'
SCALE:1" = 60
30
PULL FORWARD LANE 100'
MA
S
T
E
R
SA
T
E
L
L
I
T
E
MA
S
T
E
R
MA
S
T
E
R
SA
T
E
L
L
I
T
E
SA
T
E
L
L
I
T
E
NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
BU
I
L
D
I
N
G
5
0
'
-
0
"
BUILDING 166'-6"
GA
S
C
A
N
O
P
Y
1
1
6
'
-
2
"
TA
N
K
S
2
0
3
'
-
6
"
DI
E
S
E
L
C
A
N
O
P
Y
8
2
'
-
8
"
SH
E
D
1
5
'
-
6
"
SHED 296'-5"
DIESEL CANOPY 346'-6"
TANKS 370'-6"
GAS CANOPY 136'-6"
10
'
-
0
"
8'
-
0
"
9'
-
0
"
TY
P
.
9'
-
0
"
TY
P
.
99
'
-
0
"
10
'
-
0
"
5'
-
0
"
22
5
'
-
0
"
20'-0"30'-0"18'-6"
68'-6"
8'-0"12'-0"8'-0"9'-0"
TYP.
141'-0"
23'-0"
20
'
-
0
"
37
'
-
6
"
40
'
-
0
"
55
'
-
0
"
35'-0"120'-0"36'-0"18'-6"
191'-0"24'-4"
5'-0"
220'-0"
70'-0"80'-0"70'-0"
18
0
'
-
0
"
15
0
'
-
0
"
15
'
-
0
"
TY
P
.
15
'
-
0
"
TY
P
.
92
'
-
0
"
57
'
-
0
"
112'-6"55'-0"55'-0"35'-0"69'-0"156'-0"
35
'
-
0
"
27
9
'
-
9
"
10
7
'
-
1
0
"
100'-0"153'-8"40
'
-
0
"
64
'
-
1
0
"
38
'
-
1
"
12
6
.
3
5
3
°
90°
12
6
.
3
5
3
°
143.64
8
°
53.6
4
8
°
60
°
15
0
°
42
'
-
0
"
14
'
-
0
"
14
'
-
0
"
14
'
-
0
"
101'-10"
35'-0
"
35
'
-
0
"
24
'
-
0
"
18
7
'
-
0
"
17
4
'
-
4
"
16'-6"
8'
-
0
"
4'
-
9
"
20'-0"
14
5
'
-
0
"
5'
-
0
"
8'
-
8
"
R35'
R30'
R200'
R158'
R25'
R30'
R185'
R25'
R150'
R10'
R15'
R15'
R35'
R40'
R50'R35'
R15'
R15'
R5'
R15'
R5'
R5'
R5'
R5'
R50'
R15'
R15'
R200'
35
0
'
-
0
"
30'-0"
21'-6"
21
'
-
0
"
3'-6"
25'-0"
15
'
-
0
"
7'
-
0
"
SIGN
SIGN - MONUMENT SIGN
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIG
N
R35'
R20'R25'
R25'
R35'
R185'
R50'
R100'
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12"
X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12"
X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
20'-0"63'-3"
83'-3"
25'-0"BUILDING & PARKING SETBACK
82'-4" CURB TO PROP LINE
40'-0" CURB TO PROP LINE
20
1
'
-
1
1
"
D
I
E
S
E
L
C
A
N
O
P
Y
T
O
P
R
O
P
L
I
N
E
34
7
'
-
1
"
C
A
N
O
P
Y
T
O
P
R
O
P
L
I
N
E
20
1
'
-
1
1
"
B
U
I
L
D
I
N
G
T
O
P
R
O
P
L
I
N
E
18
3
'
-
3
"
S
H
E
D
T
O
P
R
O
P
L
I
N
E
CONVENIENCE
STORE
FFE=894.0
PAVEMENT FLUSH
PAVEMENT FLUSH
PAVEMENT FLUSH
SHED
893.50
boxelder
boxelder
cottonwood cottonwood
cottonwood
DISC
PAD
XFMR
PAD
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
1
7
8
9
CO
T
T
A
G
E
G
R
O
V
E
,
M
I
N
N
E
S
O
T
A
--
IN
S
I
T
E
S
2
5
-
0
1
0
P
M
L
.
B
-
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
C181
SI
T
E
D
I
M
E
N
S
I
O
N
P
L
A
N
Know what's below.
before you dig.Call
R
SITE DATA:
ZONING DISTRICT:
TOTAL SITE AREA:
EX. IMPERVIOUS:
PARKING REQUIREMENTS
PARKING REQUIRED
PARKING PROVIDED
BUILDING HEIGHTS
CONVENIENCE STORE
CANOPY
BUILDING SETBACKS
FRONT
REAR
SIDE
PROPOSED GREEN AREA:
PROPOSED HARD COVER:
PAVED AREA:
BUILDING AREA:
CONSTRUCTION NOTE:
CONSTRUCTION FENCING TO BE INSTALLED AROUND ENTIRE CONSTRUCTION
SITE. COORDINATE WITH OWNER FOR FENCING AND GATE LOCATIONS AND
APPROPRIATE SIGNAGE INSTALLATION.
LAYOUT NOTES:
1.PLAN PREPARED FROM AN ALTA/ACSM LAND TITLE SURVEY BY:
SUNDE LAND SURVEYING
9001 EAST BLOOMINGTON FREEWAY
BLOOMINGTON, MN 55420
952-881-2455
2.CURBS ARE DIMENSIONED TO FACE OF CURB.
3.CONVENIENCE STORE AND ISLAND COMPLEXES ARE LOCATED FROM THE
NORTHWEST PROPERTY CORNER AND ALIGNED PARALLEL/ PERPENDICULAR
TO THE WEST PROPERTY LINE UNLESS OTHERWISE INDICATED ON THIS PLAN.
4.UNLESS SHOWN OTHERWISE ON THIS DRAWING, CONTRACTOR SHALL
PROVIDE CONTROL JOINTS, CONSTRUCTION JOINTS, AND EXPANSION
JOINTS IN SLAB ON GRADE, SIDEWALKS AND DRIVES.
CONTROL JOINT MAXIMUM DISTANCE: WALKS- 8' O.C., ALL OTHERS- 10'
O.C. SAW CUT CONTROL JOINTS MINIMUM ONE-QUARTER CONCRETE
THICKNESS.
EXPANSION JOINT MAXIMUM DISTANCE: WALKS- 24' O.C., ALL OTHERS- 40'
O.C. DOWEL ALL EXPANSION JOINTS- MAXIMUM 24" O.C.
5.CONCRETE IN ISLAND COMPLEX SHALL BE SMOOTH BROOM FINISHED.
6.EXTERIOR CONCRETE SURFACES TO BE SEALED. CONCRETE SEALER:
APR 15- OCT 31 USE: TK-26UV
NOV 1- DEC 31 USE: TK-290
7.EXPANSION JOINTS SHALL BE DECK-O-FOAMED AND CAULKED WITH SL1
B-2
461,765 SF
0 SF
4+2 PER SERVICE STALL=50
69 STALLS(3 ADA, 22 TRUCK) + 23
SRV. PNTS
24.5'
20.0'
25'
10'
10'
236,673 SF
176,019 SF
166,843 SF
9,176 SF
PLOTTING NOTE: PLANS PLOTTED TO 11x17
SHEET SIZE ARE 12 SCALE-
0
NORTH
30 60
1"=60'
SCALE:1" = 30'
30 15
PULL FORWARD LANE 100'
MA
S
T
E
R
SA
T
E
L
L
I
T
E
MA
S
T
E
R
MA
S
T
E
R
SA
T
E
L
L
I
T
E
SA
T
E
L
L
I
T
E
NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIGN
-
M
O
N
U
M
E
N
T
S
I
G
N
SIG
N
ZCL
8'-6
"
X
3
4
'
-
0
"
12,0
0
0
-
G
A
L
L
O
N
ZC
L
10'-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZCL
8'-6
"
X
3
4
'
-
0
"
12,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-6
"
X
3
4
'
-
0
"
12,
0
0
0
-
G
A
L
L
O
N
ZCL
10'
-
5
12" X
3
5
'
-
9
12"
20,
0
0
0
-
G
A
L
L
O
N
ZC
L
10'-
5
12" X
3
5
'
-
9
12"
20,0
0
0
-
G
A
L
L
O
N
ZCL
10'
-
5
12" X
3
5
'
-
9
12"
20,
0
0
0
-
G
A
L
L
O
N
ZCL
8'-6
"
X
3
4
'
-
0
"
12,0
0
0
-
G
A
L
L
O
N
CONVENIENCE
STORE
FFE=894.0
94.0
893.93 893.93
94.0
894.0
894.0
893.83893.83
893.90
893.83 893.83
893.53 893.53
90.30
90.55
VEENTFSH
VEENTFSH
VEENTFSH
93.5
93.5
9.5
9.5
9.5
93.5
9.5
89.5
89.5
SHED
893.50
893.8
94.0
94.0 94.0
94.0
93.0
93.0
885.5
890.5
889.5
89.5
89.5
89.5
88.5
888.5 889.5 890.5
89.5
89.5
893.5
894.5
895.5
89.5
89.5
898.5
899.5 900.5 90.5
894.5
893.5
89.5
93.5
93.5
90.50
888.5 888.5
88.5
888.588.5 889.5 890.5
890.84
890.84
89.5
89.50
880.50
.0
.0
.4
.5
3.3
.0.0 .0
.0
.0
.0
.0
.0
4.3
4.
.3 .3
.0
.0
.0
.0
℄ DI
V
I
D
E
℄ DIVIDE
.
.
.0
.5
4.
.0
3.3
.5
.0
.5
3.3
.
℄ DIVI
D
E
.0
.0
.0
.0.0
.0
.0
.0
.0
.0
.0
.5
.5
℄ DIVIDE
℄ DIVI
D
E
℄ VE
.0
.0
.0
℄ DIVIDE
3.3
3.4
4
4
IDEE
N
E
N
T
IDE
E
N
E
N
T
4
4
4
4
0IDE
T
I
C
E
N
C
H
0IDET
I
C
E
N
C
H
4
4
899
898
89
89
895
894
895
893
89
90900
89 89
8989
893
890
89
893
89
893
89389
89
89
890
889
889888
89
894
893
89
89
89
9
893
893
895
89
890
894
894
888 889
893
89
894
895
893
893
89
890
893
89
89
898
899
900
90
90
90
90
89
88888 888
88888
889
88
889
889
889 890
890
889 89
89
89
89
88
88
880
883
88
883
884
883
8
8
85
84
83
88885884
883
884
89
88
8
88
885
88
88
88
89
880
88
88
883
883884
884
885
88
88
883
88
880
883
88
89
8 85
83 8
88
889
88
888
88
88
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
cedar
cherrycherry
cherry
cherry
existing trees to remain
elm
boxelder boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
STORTERETOND
ITHINERSEEDETIC50
N=88.50
ONDOTTO=8.0
TOOFENENT=883.00
00RONDH=88.03
VO=988CF
VO.EEV.=89.0
00RREESERTE=.99CFS
STORTERDROND33
SEEDETIC50
TOOFENENT=884.00
00ROND33H=883.8
STORTERDROND
SEEDETIC50
TOOFENENT=88.00
00RH=884.
88.5
8.5
4
888
888
88
88
889
5.0
TC89.34
888
889
890
894
894
93.40
93.40
894
DISC
PAD
XFMR
PAD
89
93.5
88
C200
GR
A
D
E
P
L
A
N
Know what's below.
before you dig.Call
R
OTTINNOTENSOTTEDTO
SHEETSIERE SCE
40 00 40 80
NORTH
SCE=40
=80
30 0
=0
SCE=30
0 0 40
=40
SCE=0
0 0 0
=0
SCE=0
5305 80
OTTINNOTENSOTTEDTO
SHEETSIERE SCE
0
NORTH
80 80 0
=0
SCE=80
40
NOTE CONTRCTORTOOTINRIHTOFECVTIONERITRIORTOEINNIN
SITEOR.
CONSTRCTIONNOTE
CONSTRCTIONFENCINTOEINSTEDRONDENTIRECONSTRCTIONSITE.
COORDINTEITHONERFORFENCINNDTEOCTIONSNDRORITESINE
INSTTION.
NOTE
REFERTOOTHERROECTNSNDINFORTIONRETEDTOTHISROECTRIORTO
EINNINNRDINOR.
NREREDFROTCSNDTITESRVE
SNDENDSRVEIN
900ESTOOINTONFREE
OOINTONN5540
9588455
CONTRCTORSHOCTETIITIESHICHFFECTTHISORNDNOTIF
ONEROFNCONFICTS.
CONTRCTORSHVERIFEISTINNDROOSEDEEVTIONSRIORTOSTRTOF
CONSTRCTION.VERIFCRITICEEVTIONSTOENSRECONFORNCEITHRDIN
NRTICRITHNDORVEENTSTOREIN.EETEISTINRDES
ONSTREETSROERTINESNDDRIVEENTRNCES.RESTOREEISTIN
VEENTSTHTREINTOTHEIRORIINIFNOTETTERCONDITION.NOTIFONEROF
NCONFICTS.
RESNOTVEDNDTOENDSCEDSHRECEIVEINIOF4DETH
COCTEDTOSOI.
CONTRCTORSHCOORDINTERDINNDINSTTIONOFDRIVESINR.O..ITH
RORITEOVERNENTENCIES.OTINRORITEERITSFORRDINND
DRINEINR.O..
REFERTOONERSSECIFICTIONSFORCRROCHITINOSNDCONCRETE
ROFIESSESDDITIONSITESTNDRDSRETEDTOTHISROECT.
FINISHEDFOOREEVTIONS
ROOSEDCONVENIENCESTORE
FINISHEDEEVTION=894.0FEET
ENCHR
SEESRVEFORENCHRINFORTION
NOTERDINCONTRCTOR
NROERTIRONSTHTREDISTREDINTHERDINROCESSSHERESET
ICENSEDNDSRVEORTNODDITIONCOSTTOTHEONER.
DRN
SCE
RO.NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DTE
SHEET
DESCRITIONDTENO.
INTERNREVIE5
S
D0
R.
R.N.930
I
I
S.
RHIC
589
00
CO
N
V
E
N
I
E
N
C
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S
T
O
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1
7
8
9
CO
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,
M
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S
O
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--
IN
S
I
T
E
S
5
0
0
.
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNREVIE05
SITT9SET5
CITCOENTS8N
OR3FE
PULL FORWARD LANE 100'
MA
S
T
E
R
SA
T
E
L
L
I
T
E
MA
S
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E
R
MA
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R
SA
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L
I
T
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SA
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L
L
I
T
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NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIG
N
ZC
L
8'-6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
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12,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-6
"
X
3
4
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-
0
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12
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0
0
0
-
G
A
L
L
O
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ZC
L
10'
-
5
12" X
3
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-
9
12"
20,
0
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-
G
A
L
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O
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ZC
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10
'
-
5
12" X
3
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9
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ZC
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5
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3
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9
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X
3
4
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0
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A
L
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O
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CONVENIENCE
STORE
FFE=894.0
VEENTFSH
VEENTFSH
VEENTFSH
93.5
93.5
9.5
9.5
9.5
93.5
9.5
89.5
89.5
SHED
893.50
885.5
890.5
889.5
89.5
89.5
89.5
88.5
888.5 889.5 890.5
89.5
89.5
893.5
894.5
895.5
89.5
89.5
898.5
899.5 900.5 90.5
894.5
893.5
89.5
93.5
93.5
888.5 888.5
88.5
888.588.5 889.5 890.5
899
898
89
89
895
894
895
893
89
90900
89 89
8989
893
890
89
893
89
893
89389
89
89
890
889
889888
89
894
893
89
89
89
9
893
893
895
89
890
894
894
888 889
893
89
894
895
893
893
89
890
893
89
89
898
899
900
90
90
90
90
89
88888 888
88888
889
88
889
889
889 890
890
889 89
89
89
89
88
88
880
883
88
883
884
883
8
8
85
84
83
88885884
883
884
89
88
8
88
885
88
88
88
89
880
88
88
883
883884
884
885
88
88
883
88
880
883
88
89
8 85
83 8
8
8
889
88
888
88
88
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
cedar
cherrycherry
cherry
cherry
elm
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
STORTERETOND
ITHINERSEEDETIC50
N=88.50
ONDOTTO=8.0
TOOFENENT=883.00
00RONDH=88.03
VO=988CF
VO.EEV.=89.0
00RREESERTE=.99CFS
STORTERDROND33
SEEDETIC50
TOOFENENT=884.00
00ROND33H=883.8
STORTERDROND
SEEDETIC50
TOOFENENT=88.00
00RH=884.
88.5
8.5
888
888
88
88
889
888
889
890
894
894
894
DISC
PAD
XFMR
PAD
89
93.5
88
C201
GR
A
D
E
P
L
A
N
Know what's below.
before you dig.Call
R
OTTINNOTENSOTTEDTO
SHEETSIERE SCE
0
NORTH
0 0 0
=0
SCE=0
30
DRN
SCE
RO.NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DTE
SHEET
DESCRITIONDTENO.
INTERNREVIE5
S
D0
R.
R.N.930
I
I
S.
RHIC
589
00
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
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1
7
8
9
CO
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A
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G
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,
M
I
N
N
E
S
O
T
A
--
IN
S
I
T
E
S
5
0
0
.
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNREVIE05
SITT9SET5
CITCOENTS8N
OR3FE
PULL FORWARD LANE 100'
MA
S
T
E
R
SA
T
E
L
L
I
T
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MA
S
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E
R
MA
S
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SA
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L
L
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T
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SA
T
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L
L
I
T
E
NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIG
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12"
X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
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X
3
4
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-
0
"
12
,
0
0
0
-
G
A
L
L
O
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ZC
L
8'-
6
"
X
3
4
'
-
0
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12
,
0
0
0
-
G
A
L
L
O
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ZC
L
10
'
-
5
12"
X
3
5
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-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
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-
9
12"
20
,
0
0
0
-
G
A
L
L
O
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ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
CONVENIENCE
STORE
FFE=894.0
94.0
893.93 893.93
94.0
894.0
894.0
893.83893.83
893.90
893.83 893.83
893.53 893.53
902.30
902.55
PAVEMENT FSH
PAVEMENT FSH
PAVEMENT FSH
93.5
93.5
92.5
91.5
91.5
93.5
92.5
892.5
891.5
SHED
893.50
893.68
94.0
94.0 94.0
94.0
93.70
93.70
885.5
890.5
889.5
892.5
892.5
891.5
887.5
888.5 889.5 890.5
891.5
892.5
893.5
894.5
895.5
896.5
897.5
898.5
899.5 900.5 901.5
894.5
893.5
892.5
93.5
93.5
902.50
888.5 888.5
887.5
888.5887.5 889.5 890.5
890.84
890.84
892.51
879.50
880.50
2.0
2.0
2.4
2.5
3.3
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
4.3
4.6
2.3 2.3
2.0
2.0
2.0
2.0
℄ DI
V
I
D
E
℄ DIVIDE
1.67
1.67
2.0
2.5
4.1
2.0
3.3
2.25
2.0
1.56
3.3
2.7
℄ DIVI
D
E
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.5
1.56
℄ DIVIDE
℄ DIVI
D
E
℄ VAE
2.0
2.0
2.0
℄ DIVIDE
3.3
3.4
41
41
6' WIDE EMBANMENT
6' WIDE EMBANME
N
T
41
41
41
41
10'-WIDE AATIC
B
E
N
C
H
10'-WIDE AATIC BENCH
41
41
899
898
897
896
895
894
895
893
892
901900
892 892
892892
893
890
892
893
892
893
893892
892
891
890
889
889888
891
894
893
892
891
892
91
893
893
895
891
890
894
894
888 889
893
892
894
895
893
893
892
890
893
896
897
898
899
900
901
902
902
902
896
888881 888
888887
889
887
889
889
889 890
890
889 891
891
892
892
882
881
880
883
882
883
884
883
877
876
875
874
873
886885884
883
884
879
878
877
886
885
887
882
878
879
880
881
882
883
883884
884
885
886
887
883
881
880
883
881
879
877 875
873 871
872
871
889
887
888
887
886
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
cedar
cherrycherry
cherry
cherry
elm
STORMWATER WET POND 1P
WITH INER SEE DETAI 11C501
NW = 878.50
POND BOTTOM = 871.0
TOP OF EMBANMENT = 883.00
100-R POND 1P HW = 882.03
W VO =19818 CF
W VO. EEV. = 879.20
100-R REEASE RATE = 2.99 CFS
STORMWATER DR POND 33P
SEE DETAI 12C501
TOP OF EMBANMENT = 884.00
100-R POND 33P HW = 883.18
STORMWATER DR POND 27P
SEE DETAI 12C501
TOP OF EMBANMENT = 886.00
100-R HW = 884.76
CASTING-892.30
CASTING-890.78
CASTING-888.25
CASTING-887.22
CASTING-887.50
CASTING-891.10
CASTING-886.40
EMO 892.26
EMO 892.07
CASTING-891.85
CASTING-893.27
CASTING-886.40
CASTING-888.80
POND BOTTOM = 871.00
12'-WIDE WEIR
EOF 882.50
878.5
877.5
41
888
888
887
886
889
5.0
TC 891.34
888
889
890
894
894
93.40
93.40
894
DISC
PAD
XFMR
PAD
892
93.5
887
NEW CB15
RIM 891.10
NEW OI SIMMER CB14
RIM 890.78
NEW CB23
RIM 891.85
NEW CB19
RIM 886.40
NEW CB21
RIM 888.25
NEW CB25
RIM 893.27 NEW CB16
RIM 892.30
NEW CB22
RIM 890.65
NEW CB10
RIM 890.70
NEW CB5
RIM 890.70
NEW CB9
RIM 887.25 NEW CB4
RIM 887.25
NEW CB7
RIM 898.50
NEW CB6
RIM 898.30
NEW CB13
RIM 888.90
NEW OI SIMMER CB12
RIM 888.80
NEW CB20
RIM 886.40
NEW MH24
RIM 893.00
NEW APRON 26
INV. 899.20
NEW APRON 26
INV. 898.00
NEW 12 APRON 7
INV. 876.50
NEW MH11
RIM 889.25
NEW 36 APRON 17
INV. 879.20
NEW 12 APRON 2
INV. 874.00
NEW MH18
RIM 887.25
NEW MH32
RIM 885.00
NEW APRON33
RIM 881.80
NEW 12 APRON 30
INV. 879.20
NEW MH31
RIM 885.00
NEW OTET STRCTRE1
SEE DETAI 2C302
NEW APRON 27
INV. 882.10
NEW CB3
RIM 887.50
NEW CB8
RIM 887.22
C202
GR
A
D
E
P
L
A
N
Know what's below.
before you dig.Call
R
POTTING NOTE PANS POTTED TO 1117
SHEET SIE ARE 12 SCAE-
40 020 40 80
NORTH
SCAE1 = 40'
1=80'
DRAWN B
SCAE
PRO. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNA REVIEW 122MA25-
S
D 2-2026
R . M
R. N. 19306
I
I
A
S M.
GRAPHIC
25-1789
02272026
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
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1
7
8
9
CO
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G
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,
M
I
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N
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S
O
T
A
--
IN
S
I
T
E
S
2
5
-
0
1
0
P
M
.
B
-
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNA REVIEW 206AG25
SBMITTA19SETP25
CIT COMMENTS28AN26
OR327FEB26
PULL FORWARD LANE 100'
MA
S
T
E
R
SA
T
E
L
L
I
T
E
MA
S
T
E
R
MA
S
T
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R
SA
T
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L
L
I
T
E
SA
T
E
L
L
I
T
E
NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIG
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12"
X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
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ZC
L
10
'
-
5
12"
X
3
5
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-
9
12"
20
,
0
0
0
-
G
A
L
L
O
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ZC
L
10
'
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5
12"
X
3
5
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9
12"
20
,
0
0
0
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G
A
L
L
O
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ZC
L
10
'
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5
12"
X
3
5
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-
9
1 2"
20
,
0
0
0
-
G
A
L
L
O
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ZC
L
8'-
6
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X
3
4
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0
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12
,
0
0
0
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G
A
L
L
O
N
CONVENIENCE
STORE
FFE=894.0
94.0
893.93 893.93
94.0
894.0
894.0
893.83893.83
893.90
893.83 893.83
893.53 893.53
902.30
902.55
AVEMENT FSH
AVEMENT FSH
AVEMENT FSH
93.5
93.5
92.5
91.5
91.5
93.5
92.5
892.5
891.5
SHED
893.50
893.68
94.0
94.0 94.0
94.0
93.70
93.70
885.5
890.5
889.5
892.5
892.5
891.5
887.5
888.5 889.5 890.5
891.5
892.5
893.5
894.5
895.5
896.5
897.5
898.5
899.5 900.5 901.5
894.5
893.5
892.5
93.5
93.5
902.50
888.5 888.5
887.5
888.5887.5 889.5 890.5
890.84
890.84
892.51
2.0
2.0
2.4
2.5
3.3
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
4.3
4.6
2.3 2.3
2.0
2.0
2.0
2.0
℄ DI
V
I
D
E
℄ DIVIDE
1.67
1.67
2.0
2.5
4.1
2.0
3.3
2.2
5
2.0
1.56
3.3
2.7
℄ DIVI
D
E
2.0
2.0
2.0
2.02.0
2.0
2.0
2.0
2.0
2.0
2.0
2.5
1.56
℄ DIVIDE
℄ DIV
I
D
E
℄ VAE
2.0
2.0
2.0
℄ DIVIDE
3.3
3.4
41
10-ID
E
A
A
T
I
C
E
N
C
H
899
898
897
896
895
894
895
893
892
901900
892 892
892892
893
890
892
893
892
893
893892
892
891
890
889
889888
891
894
893
892
891
892
91
893
893
895
891
890
894
894
888 889
893
892
894
895
893
893
892
890
893
896
897
898
899
900
901
902
902
902
896
888 888
888887
889
887
889
889
889 890
890
889 891
891
892
892
884
883
886885884
882
884
885
886
887
889
887
888
887
886
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
OND OTTOM = 871.0
TO OF EMANMENT = 883.00
100-R OND 1 H = 882.03
VO =19818 CF
VO. EEV. = 879.20
100-R REEASE RATE = 2.99 CFS
STORMATER DR OND 27
SEE DETAI 12C501
TO OF EMANMENT = 886.00
100-R H = 884.76
CASTING-892.30
CASTING-890.78
CASTING-888.25
CASTING-887.22
CASTING-887.50
CASTING-891.10
CASTING-886.40
EMO 892.26
EMO 892.07
CASTING-891.85
CASTING-893.27
CASTING-886.40
CASTING-888.80
41
888
888
887
886
889
5.0
TC 891.34
888
889
890
894
894
93.40
93.40
894
DISC
PAD
XFMR
PAD
892
93.5
887
NE C15
RIM 891.10
NE OI SIMMER C14
RIM 890.78
NE C23
RIM 891.85
NE C19
RIM 886.40
NE C21
RIM 888.25
NE C25
RIM 893.27 NE C16
RIM 892.30
NE C22
RIM 890.65
NE C10
RIM 890.70
NE C5
RIM 890.70
NE C9
RIM 887.25 NE C4
RIM 887.25
NE C7
RIM 898.50
NE C6
RIM 898.30
NE C13
RIM 888.90
NE OI SIMMER C12
RIM 888.80
NE C20
RIM 886.40
NE MH24
RIM 893.00
NE ARON 26
INV. 899.20
NE ARON 26
INV. 898.00
NE MH11
RIM 889.25
NE 36 ARON 17
INV. 879.20
NE MH18
RIM 887.25
NE 12 ARON 30
INV. 879.20
NE C3
RIM 887.50
NE C8
RIM 887.22
C203
GR
A
D
E
P
L
A
N
Know what's below.
before you dig.Call
R
OTTING NOTE ANS OTTED TO 1117
SHEET SIE ARE 12 SCAE-
0
NORTH
30 60
1=60
SCAE1 = 30
30 15
DRAN
SCAE
RO. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRITIONDATENO.
INTERNA REVIE 122MA25-
S
D 2-2026
R . M
R. N. 19306
I
I
A
S M.
GRAHIC
25-1789
02272026
CO
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1
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4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNA REVIE 206AG25
SMITTA19SET25
CIT COMMENTS28AN26
OR327FE26
PULL FORWARD LANE 100'
MA
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NO
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NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
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SIGN
SIG
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8'
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6
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-
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9
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G
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L
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O
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CONVENIENCE
STORE
FFE=894.0
SHED
893.50
899
898
897
896
895
894
895
893
892
901900
892 892
892892
893
890
892
893
892
893
893892
892
891
890
889
889888
891
894
893
892
891
892
91
893
893
895
891
890
894
894
888 889
893
892
894
895
893
893
892
890
893
896
897
898
899
900
901
902
902
902
896
888 888
888887
889
887
889
889
889 890
890
889 891
891
892
892
886885884
883
884
885
886
887
889
887
888
887
886
100YR RELESE RTE = 2.99 CFS
STORTER DRY POND 27P
SEE DETIL 12C501
TOP OF ENENT = 886.00
100YR HL = 884.76
888
888
887
886
889
888
889
890
10 LF 4 PVC @ 1.0% (TYP)
(48" RY OR INSLTE PIPE)
18 LF 6" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
57 LF 6" PVC @ 1.0%
(48" RY OR INSLTE PIPE)83 LF 8" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
44 LF 4" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
13 LF 4" PVC @ 1.0% (TYP)
(48" RY OR INSLTE PIPE)
48 LF 10" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
22 LF 6" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
37 LF 8" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
32 LF 6" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
63 LF 6" PVC SCH 40 @ 1.0%
(48" RY OR INSLTE PIPE)
28 LF 6" PVC SCH 40@ 1.0%
(48" RY OR INSLTE PIPE)
71 LF 8" PVC SCH 40@ 1.0%
(48" RY OR INSLTE PIPE)
92 LF 6" PVC @ 1.0%
(48" RY OR INSLTE PIPE)18 LF 8" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
50 LF 8" PVC @ 1.0%
(48" RY OR INSLTE PIPE)
894
894
894
DISC
PAD
XFMR
PAD
892
887
NE C15
RI 891.10
INV. 885.14
NE OIL SIER C14
RI 890.78
INV. 882.58
SEE DETIL 1C302
NE C23
RI 891.85
INV. 881.65
NE C19
RI 886.40
INV. 880.06
NE C21
RI 888.25
INV. 881.14
NE C25
RI 893.27
INV. 885.06 NE C16
RI 892.30
INV. 886.91
NE C22
RI 890.65
INV. 881.65
NE C10
RI 890.70
INV. 882.25
NE C5
RI 890.70
INV. 882.10
NE C9
RI 887.25
INV. 881.42 NE C4
RI 887.25
INV. 881.25
NE C7
RI 898.50
INV. 890.35
NE C6
RI 898.30
INV. 889.94
NE C13
RI 888.90
INV. 882.60
NE OIL SIER C12
RI 888.80
INV. 882.55
SEE DETIL 1C302
NE C20
RI 886.40
INV. 880.16
NE H24
RI 893.00
INV. 884.76
NE PRON 26
INV. 899.20
NE PRON 26
INV. 898.00
INV. 881.64
NE H11
RI 889.25
NE 36" PRON 17
INV. 879.20
NE H18
RI 887.25
INV. 879.31
136 LF 24" RCP @ 0.55%
35LF 30" RCP @ 0.43%
23LF 24" H.D.P.E. @ 0.43%
196LF 18" H.D.P.E. @ 0.50%
103LF 18" H.D.P.E. @ 0.50%
96LF 15" H.D.P.E. @ 0.57% 139LF 12" H.D.P.E. @ 1.84%
60LF 12" H.D.P.E. @ 0.50%
160LF 24" RCP @ 0.53%
53LF 15" H.D.P.E @ 2.25%
6LF 12" H.D.P.E @ 0.83%
94 LF 18" H.D.P.E @ 0.51%
129 LF 12" H.D.P.E @ 2.0%
206 LF 12" RCP 3.81%
41 LF 12" RCP 1.00%
34 LF 24" RCP 0.30%
107LF 18" RCP 2.90%
177 12" H.D.P.E @ 1.0%
34LF 12" RCP @ 0.50%
21LF 15" RCP @ 0.50%
42 LF 8" PVC @ 1.0%
34LF 36" RCP @ 0.32%
36LF 12" RCP @ 0.50%
31LF 12" H.D.P.E. @ 7.23%
NE 12" PRON 30
NE PRON 27
INV. 882.10
NE C3
RI 887.50
INV. 880.68
NE C8
RI 887.22
INV. 880.83
118LF 30" RCP @ 1.16%
114LF 24" RCP @ 0.50%
SE
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ST
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DRN Y
SCLE
PRO. NO.
A 08 781-890
P 08 781-8988
LACROSSE, WI 0-107
1 OA STREET
PO O 107
WI TRIP, I
DTE
SHEET
DESCRIPTIONDTENO.
RPHIC
251789
04212025
CO
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SUNDE ENGINEERING, PLLC.
10830 NESBITT AVENUE SOUTH
BLOOMINGTON, MINNESOTA 55437
(952) 881-3344 TELEPHONE
(952) 881-1913 FAX
www.sundecivil.com
Sunde
Engineering, PLLC.
INTERNL REVIE 122Y25
INTERNL REVIE 20625
SITTL19SETP25
CITY COENTS28N26
OR327FE26
0
NORTH
30 603015
GOPHER STATE ONE CALL
WWW.GOPHERSTATEONECALL.ORG
(800) 252-1166 TOLL FREE
(651) 454-0002 LOCAL
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIG
N
888881
888887
889
889
889
882
881
880
883
882
883
884
883
877
876
875
874
873
879
878
877
882
878
879
880
881
882
883
883884
884
885
886
887
883
881
880
883
881
879
877 875 873 871
872871
887
888
887
886
STORMWATER WET POND 1P
WITH LINER, SEE DETAIL 11/C501
NWL = 878.50
POND BOTTOM = 871.0
TOP OF EMBANKMENT = 883.00
100-YR POND 1P HWL = 882.03
WQ VOL =19,818 CF
WQ VOL. ELEV. = 879.20
100-YR RELEASE RATE = 2.99 CFS
STORMWATER DRY POND 33P
SEE DETAIL 12/C501
TOP OF EMBANKMENT = 884.00
100-YR POND 33P HWL = 883.18
888
888
887
886
889
888
889
890
887
NEW CB#19
RIM 886.40
INV. 880.06
NEW CB#21
RIM 888.25
INV. 881.14
NEW CB#4
RIM 887.25
INV. 881.25
NEW OIL SKIMMER CB#12
RIM 888.80
INV. 882.55
SEE DETAIL 1/C302
NEW CB#20
RIM 886.40
INV. 880.16
NEW 12" APRON #7
INV. 876.50
INV. 881.64
NEW MH#11
RIM 889.25
NEW 36" APRON #17
INV. 879.20
NEW 12" APRON #2
INV. 874.00
NEW MH#18
RIM 887.25
INV. 879.31
NEW MH#32
RIM 885.00
INV. 879.56
NEW APRON#33
RIM 881.80
136 LF 24" RCP 0.55
35LF 30" RCP 0.43
23LF 24" H.D.P.E. 0.43
196LF 18" H.D.P.E. 0.50
103LF 18" H.D.P.E. 0.50
87LF 12" RCP 2.30
41LF 12" HDPE -6.1
34LF 36" RCP 0.32
36LF 12" RCP 0.50
35LF 12" RCP 0.52
31LF 12" H.D.P.E. 7.23
NEW 12" APRON #30
INV. 879.20
NEW MH#31
RIM 885.00
INV. 879.38
NEW OUTLET STRUCTURE#1
SEE DETAIL 2/C302
12' WIDE WEIR
EOF 882.50
NEW CB#3
RIM 887.50
INV. 880.68
NEW CB#8
RIM 887.22
INV. 880.83
118LF 30" RCP 1.16
114LF 24" RCP 0.50
SE
E
S
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E
T
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3
0
0
REINFORCE OVERFLOW SWALE WITH TRM-450
TURF REINFORCEMENT MAT, OR APPROVED
EQUAL, EROSION CONTROL MATTING. INSTALL
IN ACCORDANCE WITH THE MANUFACTURER'S
RECOMMENDATIONS.
C301
ST
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P
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DRAWN BY
SCALE
PROJ. NO.
A 08 781-890
P 08 781-8988
LACROSSE, WI 0-107
1 OA STREET
PO O 107
WI TRIP, I
DATE
SHEET
DESCRIPTIONDATENO.
GRAPHIC
25-1789
04/21/2025
CO
N
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SUNDE ENGINEERING, PLLC.
10830 NESBITT AVENUE SOUTH
BLOOMINGTON, MINNESOTA 55437
(952) 881-3344 TELEPHONE
(952) 881-1913 FAX
www.sundecivil.com
Sunde
Engineering, PLLC.
MW
INTERNAL REVIEW 122MAY25-
-INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
-
-
OR327FEB26-
0
NORTH
30 603015
GOPHER STATE ONE CALL
WWW.GOPHERSTATEONECALL.ORG
(800) 252-1166 TOLL FREE
(651) 454-0002 LOCAL
C302
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DRAWN BY
SCALE
PROJ. NO.
A 08 781-890
08 781-8988
LACROSSE, WI 02-2107
12 OA STREET
O O 2107
WI TRI, I
DATE
SHEET
DESCRIPTIONDATENO.
GRAPHIC
25-1789
04/21/2025
CO
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SUNDE ENGINEERING, PLLC.
10830 NESBITT AVENUE SOUTH
BLOOMINGTON, MINNESOTA 55437
(952) 881-3344 TELEPHONE
(952) 881-1913 FAX
www.sundecivil.com
Sunde
Engineering, PLLC.
MW
INTERNAL REVIEW 122MAY25-
-INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
-
-
OR327FEB26-
FLOW
FLOW
TOP VIEW
SIDE VIEW
OUTLET CONTROL STRUCTURE #1
12" DISCHARGE PIPE
78"
1-1/4"
NORMAL
WATER
LEVEL
OVERFLOW=882.00
1"
OUTSIDE MH WALL
TO FLAT BAR =
878.5
NOTE: CORE-DRILL,
SAW-CUT, OR FORM
ALL OPENINGS FOR
SMOOTH SURFACES
AND SHARP LINES
60" DIAMETER (I.D.) PRE-CAST
REINFORCED CONCRETE
MANHOLE STRUCTURE
18"
874.5
8"
6.75" THK.
HAND-PLACED,
CL. III RIPRAP, 6
FT. OUT ON ALL
SIDES (18 CU.
YDS. MIN.)
#5 SMOOTH
BARS @ 4"
O.C. EACH
WAY
1/4"x1" FLAT BAR (ROLLED
TO PROVIDE OUTER RING)
1/2" DIA. STAINLESS STEEL
ANCHOR BOLTS AND HOLD-
DOWN PLATES (4 REQUIRED)
GRATE IN TWO SECTIONS,
HOT-DIPPED GALVANIZED AFTER
FABRICATION (ASTM A153).
EMBED ANCHOR
BOLTS MIN. 4"
INTO CONCRETE
OPENING IN
BAFFLE WALL
7" DIAMETER
OPENING IN
BAFFLE WALL
881.90
878.50
12"
2" MIN.
CONC.
FILL
ADDITIONAL #4'S X
4'-0" LONG
#4 @ 12"
HORIZONTAL
#4 @ 12" VERTICAL
6"
THK.
2"x6" KEYWAY CAST
INTO WALL AT
FACTORY
CONCRETE BAFFLE WALL
12" INLET
P
I
P
E
876.5
874.00
12" INLET PIPE
GROUT THE JOINTS
BETWEEN THE BAFFLE
WALL AND THE KEYWAY
WITH NON-SHRINK
GROUT TO PROVIDE A
WATERTIGHT SEAL
ALL JOINTS TO CATCHBASINS OR MHS SHALL BE WATERTIGHT. USE
RESILIENT RUBBER SEALS, WATERSTOP GASKETS, OR APPROVED
EQUAL. CEMENT MORTAR JOINTS ARE NOT ALLOWED.
CASTING A
REINFORCED CON-
CRETE SECTIONS
CONFORMING TO
ASTM C478
6.75"
24"8"
24" x 36"
RECTANGULAR
OPENING
NEENAH R-1981-J
MANHOLE STEPS
OR APPROVED
EQUAL
E
16"O.C.
REINFORCED CONCRETE
BASE SLAB CONFORMING
TO ASTM C478
AS REQUIRED
8"
OUTLET D
INV = G
INV = F
INLET C
INV = F
H
SNOUT
OIL-DEBRIS
STOP BY BMP,
INC. (OR
APPROVED
EQUIVALENT).
ANTI-SIPHON
DEVICE
INLET B
MORTARLESS/WATERTIGHT HDPE
MANHOLE ADJUSTING RINGS.
USE LADTECH® OR APPROVED
EQUAL. MINIMUM 2"/MAXIMUM 8"
OF ADJUSTMENT
APPLY AN APPROVED RUBBER
BUTYL SEALANT BETWEEN
EACH RING AND MH
STRUCTURE.REINFORCED
CONCRETE COVER
CONFORMING TO ASTM
C478
PROVIDE 1/2" GASKET
MATERIAL UNDER CASTING.
USE "EZ-STICK" BY PRESS
SEAL OR APPROVED EQUAL
ALL JOINTS TO
CATCHBASINS OR
MHS SHALL BE
WATERTIGHT. USE
RESILIENT RUBBER
SEALS, WATERSTOP
GASKETS, OR
APPROVED EQUAL.
CEMENT MORTAR
JOINTS ARE NOT
ALLOWED.
5" DIAMETER
OPENING IN
BAFFLE WALL
880.0
12"
PULL FORWARD LANE 100'
MA
S
T
E
R
SA
T
E
L
L
I
T
E
MA
S
T
E
R
MA
S
T
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R
SA
T
E
L
L
I
T
E
SA
T
E
L
L
I
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E
NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIG
N
ZC
L
8'
-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'
-
6
"
X
3
4
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-
0
"
12
,
0
0
0
-
G
A
L
L
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N
ZC
L
8'-
6
"
X
3
4
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-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12"
X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
CONVENIENCE
STORE
FFE=894.0
SHED
893.50
DISC
PAD
XFMR
PAD
COORDINTENE
SSERVICEITH
TIITCON
COORDINTENE
EECTRICSERVICEITH
TIITCON
TER
SERVICE
SSERVICEND
ETEROCTION
EECTRICSERVICEOCTION
TEEHONESERVICE
NDETEROCTION
COORDINTENE
TEEHONESERVICE
ITHTIITCONRESETR.REFER
TOINNS.
SN.S.CENOT
INV.=88.38
SN.S.CENOT
INV.=88.8
NEETOEDRIEDINSTEDER
INNESOTDERTENTOFHETHND
SHINTONCONTSTNDRDS
ICENSEDEDRIER
SETICTNCONNECTION
INV.=88.30.
COORDINTEITHTHE
SETICSSTEINSTER.
SETICSSTEND
DRINFIEDDESIN
OTHERS
4FVC
SN.S..0
FVC
SN.S..0
COERTEROR
ROVEDEIVENT
8FVC
SN.S..0
TRNSFORERCT
CINETDOCTION
VCSN.S.INV.
D=88.50
SN.S.CENOT
INV.=883.9
C400
UT
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DRN
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A 08 781-890
P 08 781-8988
LACROSSE, I 40-107
1 OA STREET
PO O 107
I TRIP, I
DTE
SHEET
DESCRITIONDTENO.
RHIC
589
0405
CO
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7
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SUNDE ENGINEERING, PLLC.
10830 NESBITT AVENUE SOUTH
BLOOMINGTON, MINNESOTA 55437
(952) 881-3344 TELEPHONE
(952) 881-1913 FAX
www.sundecivil.com
Sunde
Engineering, PLLC.
INTERNREVIE5
INTERNREVIE05
SITT9SET5
CITCOENTS8N
OR3FE
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NORTH
30 0305
GOPHER STATE ONE CALL
WWW.GOPHERSTATEONECALL.ORG
(800) 252-1166 TOLL FREE
(651) 454-0002 LOCAL
C401
UT
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DRAWN BY
SCALE
PROJ. NO.
A 08 781-890
08 781-8988
LACROSSE, I 40-107
1 OA STREET
O O 107
I TRI, I
DATE
SHEET
DESCRIPTIONDATENO.
GRAPHIC
25-1789
04/21/2025
CO
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SUNDE ENGINEERING, PLLC.
10830 NESBITT AVENUE SOUTH
BLOOMINGTON, MINNESOTA 55437
(952) 881-3344 TELEPHONE
(952) 881-1913 FAX
www.sundecivil.com
Sunde
Engineering, PLLC.
MW
INTERNAL REVIEW 122MAY25-
-INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
-
-
OR327FEB26-
“”
C402
CI
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DRAWN BY
SCALE
PROJ. NO.
A 08 781-890
08 781-8988
LACROSSE, I 402-2107
12 OA STREET
O O 2107
I TRI, I
DATE
SHEET
DESCRIPTIONDATENO.
GRAPHIC
25-1789
04/21/2025
CO
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SUNDE ENGINEERING, PLLC.
10830 NESBITT AVENUE SOUTH
BLOOMINGTON, MINNESOTA 55437
(952) 881-3344 TELEPHONE
(952) 881-1913 FAX
www.sundecivil.com
Sunde
Engineering, PLLC.
MW
INTERNAL REVIEW 122MAY25-
-INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
-
-
OR327FEB26-
C500
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
CO
N
V
E
N
I
E
N
C
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S
T
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1
7
8
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0
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0
P
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L
.
B
-
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
NOT TO SCALE
CONCRETE WALK/ PAD DETAIL3
C500
9
C500
C500
8
SCALE - 3/8" = 1'-0"
30" HEIGHT PIPE BOLLARD
30
"
T
Y
P
I
C
A
L
30
"
T
Y
P
I
C
A
L
60
"
60"x 6" DIA. CONCRETE FILLED STEEL
PIPE W/ 30" EXPOSURE.
PAINT: FACTORY PRIMER; BOLLARD
COVER PER OWNER
6" DEPTH CONCRETE PAVEMENT
SLOPE PER GRADE PLAN
EXPANSION FELT
6" MIN. CLASS 5 BASE
NOTE: SEE ARCHITECTURAL PLANS FOR REMOVABLE BOLLARD
LOCATION AND DETAIL
SCALE - 3/8" = 1'-0"
36" HEIGHT PIPE BOLLARD
30
"
T
Y
P
I
C
A
L
36
"
T
Y
P
I
C
A
L
66
"
60"x 6" DIA. CONCRETE FILLED STEEL
PIPE W/ 30" EXPOSURE.
PAINT: FACTORY PRIMER; BOLLARD
COVER PER OWNER
6" DEPTH CONCRETE PAVEMENT
SLOPE PER GRADE PLAN
EXPANSION FELT
6" MIN. CLASS 5 BASE
NOTE: SEE ARCHITECTURAL PLANS FOR REMOVABLE BOLLARD
LOCATION AND DETAIL
7
C500 NOT TO SCALE
SIDEWALK/ CURB DETAIL
Concrete Slab with Max
2% slope in any direction
2'
-
0
"
4'-0"
Concrete Curb
Ex
c
e
l
A
i
r
M
a
c
h
i
n
e
3'-6"
3'
-
0
"
6" Concrete Filled
Bollards (Typ.)
Plan View Detail
NTS
Concrete Slab with Max
2% slope in any direction
3'-0"
AIRBollards
3'-0"
Highest
Button
46
"
Ma
x
Concrete Curb
Side View Detail
NTS
15
"
MA
X
15"
MAX
6"
6"
2
C500 NOT TO SCALE
AIR COMPRESSOR DETAIL
DRIV
E
W
A
Y
W
I
D
T
H
AS S
P
E
C
I
F
I
E
D
TYPE B WITH FLARES
TYPE B WITH RADII
PRO
P
E
R
T
Y
L
I
N
E
1'-
0
"
M
I
N
BOXOUTREFER TO
DETAIL A
BACK OF CURB
'E' JOINT
DETAIL A
PRO
P
E
R
T
Y
L
I
N
E
DRIV
E
W
A
Y
W
I
D
T
H
AS S
P
E
C
I
F
I
E
D
1'-
0
"
M
I
N
BOXOUT
REFER TO
DETAIL B
BACK OF CURB
'E' JOINT
CUR
B
O
P
E
N
I
N
G
DETAIL B
CUR
B
O
P
E
N
I
N
G
1
BACK OF CURB
3'-0" MIN
5'-0" MAX
1
4
14
1
NOTES
1.TRANSITION THE CURB HEIGHT TO 0"
AT END TAPER/RADIUS OR AT THE
FRONT EDGE OF THE SIDEWALK. DO
NOT EXTEND RAISED CURB CROSS
SIDEWALK.
2.PAVEMENT THICKNESS: 8 INCHES
3.SIDEWALK THICKNESS THROUGH
DRIVEWAY TO MATCH THICKNESS OF
DRIVEWAY.
4.TARGET CROSS SLOPE OF 1.5% WITH A
MAXIMUM CROSS SLOPE OF 2.0%. IF
SPECIFIED IN THE CONTRACT
DOCUMENTS, CONSTRUCT THE
SIDEWALK THROUGH THE DRIVEWAY 5
FEET WIDE TO SERVE AS A PASSING
SPACE.
BACK OF CURB
SEE PLAN FOR SPECIFIC RADIUS
DIMENSION AND LAYOUT
SEE PLAN FOR SPECIFIC RADIUS
DIMENSION AND LAYOUT
10
C500 NOT TO SCALE
CONCRETE APPROACH DETAIL
C500
11 CONCRETE CURB DETAIL
SCALE - 3/4" = 1'-0"
FINISH GRADE
COMPACTED BASE
MATERIAL
@ BACK OF CURB
COMPACTED
12"12"
4"
6"
6"
SUBGRADE
TIP GUTTER W/
PAVEMENT GRADE
PAVING
NO.4 x 2'-0" TIE BAR SPACED
3'-0" O.C.
D4-12 CURB AND GUTTER
12"
C500
11 CONCRETE CURB DETAIL
SCALE - 3/4" = 1'-0"
6"1'-0"
6"
6"
2" R
3/4" MAX R
B6-12 CURB AND GUTTER
NOTES
DETAILS OF CONSTRUCTION AND WORKMANSHIP NOT SHOWN ON THIS DRAWING SHALL CONFORM TO THE
PERTINENT REQUIREMENTS OF THE CONTRACT
INTEGRAL CURB AND GUTTER SHALL CONFORM TO THE DETAILS SHOWN FOR CONCRETE CURB AND GUTTER
INCLUDING THE TRANSVERSE GUTTER SLOPE.
TIE BARS ARE REQUIRED FOR CURB AND GUTTERS WHEN ADJACENT TO CONCRETE PAVEMENT
THE BOTTOM OF CURB AND GUTTER MAY BE CONSTRUCTED EITHER LEVEL OR PARALLEL TO THE SLOPE OF THE
SUBGRADE OR BASE AGGREGATE PROVIDED A 6" MINIMUM GUTTER THICKNESS IS MAINTAINED.
UNLESS OTHERWISE NOTED, FOR STAKING PURPOSES THE FACE OF CURB IS 6" FROM THE BACK OF CURB.
WHEN ADJACENT TO 8" PAVEMENT, PAM THICKNESS WILL BE 8" MIN
COMPACTED BASE MATERIAL
FINISH GRADE AT
BACK OF CURB
NOTES
DETAILS OF CONSTRUCTION AND WORKMANSHIP NOT SHOWN ON THIS DRAWING SHALL CONFORM TO THE
PERTINENT REQUIREMENTS OF THE CONTRACT
INTEGRAL CURB AND GUTTER SHALL CONFORM TO THE DETAILS SHOWN FOR CONCRETE CURB AND GUTTER
INCLUDING THE TRANSVERSE GUTTER SLOPE.
TIE BARS ARE REQUIRED FOR CURB AND GUTTERS WHEN ADJACENT TO CONCRETE PAVEMENT
THE BOTTOM OF CURB AND GUTTER MAY BE CONSTRUCTED EITHER LEVEL OR PARALLEL TO THE SLOPE OF THE
SUBGRADE OR BASE AGGREGATE PROVIDED A 6" MINIMUM GUTTER THICKNESS IS MAINTAINED.
UNLESS OTHERWISE NOTED, FOR STAKING PURPOSES THE FACE OF CURB IS 6" FROM THE BACK OF CURB.
WHEN ADJACENT TO 8" PAVEMENT, PAM THICKNESS WILL BE 8" MIN
6"
SHOW TIE BAR?
12
SCALE - 1/2"=1'-0"
ROUND AREALIGHT FOUNDATION
SECTION
(5) #4 REBAR
BASE PLATE ILLUSTRATION MAY CHANGE
WITHOUT NOTICE. DO NOT USE FOR
SETTING ANCHOR BOLTS. CONSULT AREA
LIGHT MANUFACTURER FOR BASE PLATE
TEMPLATE, ANCHOR BOLT SIZE AND
EMBEDMENT DEPTH
NOTES:
FOUNDATION
DRILLED PIER
GRADE LEVEL
1.
W/ #4 TIER
AT 24" C/C
PLAN
CEME-TUBE FORM ABOVE GRADE
14'-0" LIGHT POLE
11"
2'-0"
3'
-
0
"
M
I
N
.
4'
-
6
"
Back of Curb
C500
11
C501
SI
T
E
P
L
A
N
D
E
T
A
I
L
S
C501
·
·
·
·
·
·
·
·
·
·
·
·
POND CROSS-SECTION
NOT TO SCALE
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
1
7
8
9
CO
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A
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E
G
R
O
V
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,
M
I
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N
E
S
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T
A
--
IN
S
I
T
E
S
2
5
-
0
1
0
P
M
L
.
B
-
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
12
C501 NOT TO SCALE
PRECAST REINFORCE CONC. MANHOLE
NOT TO SCALE
8
C501
NOT TO SCALE
TOP CASTING- SEE PLAN
ADJUSTABLE HEIGHT CASTING CURB BOX
8"
6"
12:1 GUTTER TAPER
CURB & GUTTER
ADJUSTABLE HEIGHT CASTING CURB BOX
8"
.67'
PAVEMENT SLOPES TOWARD STRUCTURE
CURBLINE DETAIL AT CATCHBASIN CURB/PAVEMENT LOW POINTS (SPECIFIC LOCATIONS)
NOTE: THIS CURB CONSTRUCTION DETAIL IS TO BE USED AT LOW POINTS WHEN INDICATED ON PLAN. SEE GRADE PLAN FOR
SPECIFIC CURB ELEVATIONS THAT REFLECT 8" DIFFERENCE FROM TOP OF CURB TO CASTING (SEE ACTUAL CB DETAILS FOR
STRUCTURE INFO.)
CATCH BASIN
STRUCTURE(SEE DETAIL)
SECTION
ELEVATION
4
C501
2
RIP RAP DETAIL FOR FLARED END SECTIONS
NOT TO SCALE
FLARED END SECTION WITH TRASH GUARD
NOT TO SCALE
2
C501
3
C501
9
C501 NOT TO SCALE
TYPICAL SLEEVING
®
STANDARD STORM SEWER CATCHBASIN
NOT TO SCALE
7
C501
PULL FORWARD LANE 100'
MA
S
T
E
R
SA
T
E
L
L
I
T
E
MA
S
T
E
R
MA
S
T
E
R
SA
T
E
L
L
I
T
E
SA
T
E
L
L
I
T
E
NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
N
-
M
O
N
U
M
E
N
T
S
I
G
N
SIGN
SIG
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12,
0
0
0
-
G
A
L
L
O
N
ZC
L
10'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
L
L
O
N
ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20,
0
0
0
-
G
A
L
L
O
N
ZC
L
8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
O
N
CONVENIENCE
STORE
FFE=894.0
PAVEMENT FLUSH
PAVEMENT FLUSH
PAVEMENT FLUSH
93.5
93.5
9.5
9.5
9.5
93.5
9.5
89.5
89.5
SHED
893.50
885.5
890.5
889.5
89.5
89.5
89.5
88.5
888.5 889.5 890.5
89.5
89.5
893.5
894.5
895.5
89.5
89.5
898.5
899.5 900.5 90.5
894.5
893.5
89.5
93.5
93.5
888.5 888.5
88.5
888.588.5 889.5 890.5
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3.3
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4.
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℄ DI
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.
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3.3
.
℄ DIVI
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.0
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.0
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℄ DIVIDE
℄ DIVI
D
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℄ VALL
E
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℄ DIVIDE
3.3
3.4
4
4
IDE EMBANM
E
N
T
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M
E
N
T
4
4
4
4
0IDE AUATIC BENCH
0IDE AUATIC BENCH
4
4
899
898
89
89
895
894
895
893
89
90900
89 89
8989
893
890
89
893
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893
89389
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89
890
889
889888
89
894
893
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boxelder
boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
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cherrycherry
cherry
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elm
88.5
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DISC
PAD
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PAD
89
93.5
88
NE CB5
RIM 89.0
NE OIL SIMMER CB4
RIM 890.8
NE CB3
RIM 89.85
NE CB9
RIM 88.40
NE CB
RIM 888.5
NE CB5
RIM 893. NE CB
RIM 89.30
NE CB
RIM 890.5
NE CB0
RIM 890.0
NE CB5
RIM 890.0
NE CB9
RIM 88.5 NE CB4
RIM 88.5
NE CB
RIM 898.50
NE CB
RIM 898.30
NE CB3
RIM 888.90
NE OIL SIMMER CB
RIM 888.80
NE CB0
RIM 88.40
NE MH4
RIM 893.00
NE APRON
INV. 899.0
NE APRON
INV. 898.00
NE APRON
INV. 8.50
NE MH
RIM 889.5
NE 3 APRON
INV. 89.0
NE APRON
INV. 84.00
NE MH8
RIM 88.5
NE MH3
RIM 885.00
NE APRON33
RIM 88.80
NE APRON 30
INV. 89.0
NE MH3
RIM 885.00
NE OUTLET STRUCTURE
SEE DETAIL C30
NE APRON
INV. 88.0
NE CB3
RIM 88.50
NE CB8
RIM 88.
ERC CB
PER DETAILS
FLO
DISSIPATION
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SEDIMENTATION
PROTECTION AT
OUTLET
STRUCTURE
HEAV DUT SILTFENCEMETAL POSTFENCE BACIN
N O C O N S T R U C T I O N A C C E S S
CONSTRUCTION LIMITS
TEMPORAR
CONCRETE
ASHOUT AREA
BIOROLL FLO
DISSIPATION
OUTLET
TEMP. SEDIMENT TRAP
PROTECT MH
FROM RECEIVIN
SURFACE
DRAINAE
PROVIDE TEMPORAR EROSION
CONTROL ON EPOSED SOILS
BANS AT ALL TIMES.
PROVIDE LON TERM
PERMANANT EROSION
CONTROLSEE LANDSCAPE
PLAN AND SPP NOTES FOR
MORE INFORMATION
EISTIN STORE
CONSTRUCTION PHASE
EROSION CONTROL
CONSTRUCTION PHASE
EROSION CONTROL
SEEP PAVEMENTS DAIL
TO MINIMIE SEDIMENT
TRACIN ONTO CIT R.
REMOVE ALL SEDIMENT
TRACED ONTO CIT R
CONSTRUCTION
TRAILER
SPPP BO
PORTABLE
RESTROOM
LOCATION
CONTRACTOR
FUEL AREA
BIOROLL UTTER
LINE FLO
PROTECTION
PROTECT TREE
AROUND
EISTIN DRIP
LINE
NOTE
LOCATION DEPENDANT UPON
CONSTRUCTION PRORESS
LOCATIONS THAT NEED
DEATERIN. MOVE BA
ACCORDIN TO CONDITIONS AT
TIME OF DEATERIN. NOTE
CHANES ON PLAN.
DEATERIN BAS SHALL BE
READIL AVAILABLE IN THE EVENT
OF A STORM ATER EVENT AND
SHALL BE USED AT ALL TIMES IN
THE PROCESS OF DEATERIN
ECAVATED AREAS THAT HAVE
STANDIN ATER SEE SPP
NOTES FOR FURTHER
INFORMATION.
DEATERIN BA
SILT FENCE
SURFACE ATER
DRA DON ONL.
SEDIMENTATION
PROTECTION AT
OUTLET STRUCTURE
USE FAIRCLOTH OR
SIMILAR BMP
BEFORE OUTLET.
SEE SP4 DETAIL
PROVIDE SILT
SAC
PROTECTION AT
EMERENC
POND
OVERFLO
PROTECT
TRENCH DRAIN
FROM RECEIVIN
SURFACE
DRAINAE
PERMANENT OUTLET TO BE
INSTALLED ONCE THE SITE IS
PERMANENTL STABILIED.
POND TO BE USED AS A
TEMPORAR SEDIMENT BASIN
AND OUTLET DRAINAE SHALL
BE B MEANS OF FAIRCLOTH
SIMMER PER THE DETAIL
SHEET SP4 OR APPROVED
EUAL FOR ATER DRADON
OF THE SITE.
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
BIOROLL UTTER
LINE FLO
PROTECTION
ERC CB
PER DETAILS
ERC CB
PER DETAILSERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
ERC CB
PER DETAILS
PROTECT MH
FROM RECEIVIN
SURFACE
DRAINAE
PROVIDE TEMPORAR EROSION
CONTROL ON EPOSED SOILS
BANS AT ALL TIMES.
PROVIDE LON TERM
PERMANANT EROSION
CONTROLSEE LANDSCAPE
PLAN AND SPP NOTES FOR
MORE INFORMATION
PROVIDE TEMPORAR EROSION
CONTROL ON EPOSED SOILS
BANS AT ALL TIMES.
PROVIDE LON TERM
PERMANANT EROSION
CONTROLSEE LANDSCAPE
PLAN AND SPP NOTES FOR
MORE INFORMATION
SEDIMENTATION
PROTECTION AT
OUTLET
STRUCTURE
DITCH CHE
STAE BIOROLL
TO PROTECT
FROM
SCOURIN IN
SALE
SILT FENCE
SILT FENCE
SILT FENCE
SILT FENCE
SILT FENCE
SILT FENCE
PROTECT MH
FROM RECEIVIN
SURFACE
DRAINAE
CONSTRUCTION
FENCE
CONSTRUCTION
FENCE
CONSTRUCTION
FENCE
CONSTRUCTION
FENCE
CONSTRUCTION
FENCE
CONSTRUCTION
FENCE
CONSTRUCTION
FENCE
PROTECT MH
FROM RECEIVIN
SURFACE
DRAINAE
PROTECT MH
FROM RECEIVIN
SURFACE
DRAINAE
PROTECT MH
FROM RECEIVIN
SURFACE
DRAINAE
BIOROLL FLO
DISSIPATION
FILTRATION
INLET
DITCH CHE
STAE BIOROLL
TO PROTECT
FROM
SCOURIN IN
SALE
DITCH CHE
STAE BIOROLL
TO PROTECT
FROM
SCOURIN IN
SALE
SILT FENCE
PROVIDE TEMPORAR EROSION
CONTROL ON EPOSED SOILS
BANS AT ALL TIMES.
PROVIDE LON TERM
PERMANANT EROSION
CONTROLSEE LANDSCAPE
PLAN AND SPP NOTES FOR
MORE INFORMATION
PROVIDE TEMPORAR EROSION
CONTROL ON EPOSED SOILS
BANS AT ALL TIMES.
PROVIDE LON TERM
PERMANANT EROSION
CONTROLSEE LANDSCAPE
PLAN AND SPP NOTES FOR
MORE INFORMATION
BIOROLL FLO
DISSIPATION
FILTRATION
INLET
DITCH CHE
STAE BIOROLL
TO PROTECT
FROM EROSION
DURIN PEA
ATER FLOS
DITCH CHE
STAE BIOROLL
TO PROTECT
FROM EROSION
DURIN PEA
ATER FLOS
SILT FENCE
SILT FENCE
SILT FENCE
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Know what's below.
before you dig.Call
R
ALL EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND CONSTRUCTED IN
ACCORDANCE TO STATE AND DNR TECHNICAL STANDARDS
ALL SILT FENCE MUST BE INSTALLED B THE CONTRACTOR AND INSPECTED B THE CIT
PRIOR TO AN SITE OR.
SITE EROSION CONTROL MEASURES MUST BE IN PLACE AT ALL TIMES. SHOULD DEVICES
BE REMOVED FOR OR ACCESS THE SHALL BE REINSTALLED AT THE END OF EACH
OR DA UNTIL PAVEMENTS HAVE BEEN INSTALLED AND ALL LANDSCAPE AREAS HAVE
BEEN MULCHED AND SODDED. SEEDED AREAS MUST EHIBIT MINIMUM OF 0 SOIL
COVERAE.
REFER TO THE SPPP PLAN NOTES AND DETAIL SHEETS SP4 FOR MORE INFORMATION.
CONSTRUCTION SEUENCE
INSTALL EROSIONSEDIMENT
CONTROL MEASURES
INSTALL STORMATER
MANAEMENT ANDOR
PONDSEDIMENT BASINS
INSTALL STORM SEER
INSTALL STRUCTURES
INSTALL PAVEMENTS
INSTALL SMALL UTILITIES AS
ELECTRIC PHONE CABLE ETC.
INSTALL LAN LANDSCAPE
FLUSH STORM SEER
REMOVE EROSION CONTROL
MEASURES ONL AFTER ALL
PAVEMENTS HAVE BEEN
INSTALLED AND ALL SOILS HAVE
BEEN STABILIED
EROSION CONTROL BLANET ON
SIDE SLOPES OF 3 OR REATER
DOUBLE NETTED LIHT DUT
SITE DRAINS SOUTHEST TO RO DITCH
SOUTHEST TO MISSISSIPPI
PROECT DATA
PROECT START DATE
PROECT COMPLETION DATE
SITE AREA DATA
TOTAL SITE AREA TO BE PLATTED
PRECONSTRUCTION IMPERVIOUS AREA
POSTCONSTRUCTION IMPERVIOUS AREA
APPRO. AREA OF LAND DISTURBANCE
SITE RUNOFF COEFFICIENT CN
PRECONSTRUCTION
POSTCONSTRUCTION
SOIL DATA
SURFACE SOIL
SUBSURFACE SOIL
DEPTH OF ROUND ATER
DONSTREAM TRIBUTAR
MARCH 0
OCTOBER 0
45 SF
0 SF
9983 SF
4539 SF
80
AUEAN SILT LOAM HS B
FT
MISSISSIPPI RIVER
CONTACT SCOTT IETLO
I TRIP INC
OA STREET
LACROSSE I 540
08935933
I ROBERT MUELLER HEREB CERTIF THAT
I HAVE COMPLETED DESINER SPP
EROSION AND STORMATER MANAEMENT
CERTIFICATION PRORAM
M CERTIFICATION EPIRES MA 0
SPPP DESIN CERTIFICATION
I HEREB CERTIF THAT I HAVE COMPLETED
INSTALLER SPP EROSION AND
STORMATER MANAEMENT
CERTIFICATION PRORAM
SINED
EPIRATION
SPPP INSTALLER CERTIFICATION SPPP INSPECTOR CERTIFICATION
I HEREB CERTIF THAT I HAVE COMPLETED
INSTALLER SPP EROSION AND
STORMATER MANAEMENT
CERTIFICATION PRORAM
SINED
EPIRATION
E P E C
I
N
.
S. D.
TOTAL STRUCTURES
S. D.
CU. D.
L. FT.
L. FT.
L. FT.
R C E
S S
E C B
R R
S F
R F D
B RE L
55
4
54
5 C..
53
0
DRAN B
SCALE
PRO. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIE MA5
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4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
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INTERNAL REVIE 0AU5
SUBMITTAL9SETP5
CIT COMMENTS8AN
OR3FEB
PLOTTIN NOTE PLANS PLOTTED TO
SHEET SIE ARE SCALE
40 00 40 80
NORTH
SCALE = 40
=80
30 0
=0
SCALE = 30
0 0 40
=40
SCALE = 0
0 0 0
=0
SCALE = 0
5305 80
PLOTTIN NOTE PLANS PLOTTED TO
SHEET SIE ARE SCALE
0
NORTH
80 80 0
=0
SCALE = 80
40
NO CONSTRUCTION ACCESS ON SEPTIC AREA
CONSTRUCTION FENCE AROUND AREA
C601
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CONTACT LEAH BERLIN
KWIK TRIP INC
1626 OAK STREET
LACROSSE, WI 54602
608-793-6461
I, Robert Mueller, hereby certify that
I have completed designer SWPP-
Erosion and Stormwater Management
Certification Program
My certification expires May 2023
SWPPP DESIGN CERTIFICATION
I hereby certify that I have completed Installer SWPP- Erosion and
Stormwater Management
Certification Program
signed
expiration
SWPPP INSTALLER CERTIFICATION
I hereby certify that I have completed Inspector SWPP- Erosion and
Stormwater Management
Certification Program
signed
expiration
SWPPP INSPECTOR CERTIFICATION
P O L L U T I O N C O N T R O L :
1.Designate a Concrete Wash-out and truck wash area:
Make it visible in the field to vehicle operators and note this on the SWPPP.
a. When washouts occur on the site, concrete washout water must be contained in a leak-proof containment facility or
impermeable liner. Liquid and solid wastes may not touch the ground and there must not be runoff from the concrete washout
operations or areas.
b. Limit external washing of trucks and other construction vehicles to a defined area preferably before the construction
access/exit point. Wash vehicles only on an area stabilized with stone that drains into an approved sediment trapping device.
Contain runoff and properly dispose of waste. Engine degreasing is prohibited.
2.Solid Waste: Properly dispose of collected sediment, asphalt and concrete millings, floating debris, paper, plastic, fabric,
construction and demolition debris, and other wastes in compliance with Minnesota Pollution Control Agency requirements.
3.Hazardous Materials: Properly dispose of all waste and unused building materials (including garbage debris, cleaning wastes, oil,
gasoline, paint, wastewater, toxic materials, and hazardous materials) off-site. Do not allow waste and unused building materials
to be carried by runoff into a receiving channel or storm sewer system. Properly store oil, gasoline, paint, and other hazardous
materials in order to prevent spills, leaks, or other discharge. Include secondary containment. Restrict access to storage areas
in order to prevent vandalism. Storage and disposal of hazardous materials must be in compliance with MPCA regulations.
4.Machinery: and mechanized equipment that leaks waste shall have a protective barrier or containment under the device adequate
to contain the waste. Properly dispose of the waste.
5.Emergency spill station: Contractor shall locate and sign an emergency spill station that has necessary containment or cleanup
devices for all workers to access.
SITE INVESTIGATION, INSTALLATION, IMPLEMENTATION :
Contractor shall ensure a trained person will oversee the installation of all devices. Name and certification of individual(s) responsible
for installation shall be in the SWPPP. those individuals include those overseeing implementation and/or performing or supervising the
installation.
1.Prior to any work, contractor shall visit the site, document existing conditions as necessary(photos, notes, etc) and note existing
drainage patterns on and off site that are related to the project. Installer and inspector of the SWPPP shall determine on site if
there are additional ways to create buffer zones and or phasing of the project construction to limit the extent of exposed soils.
If this is determined to be helpful, the SWPPP shall be amended accordingly. These notes and changes shall be part of the
SWPPP.
2.Install all temporary erosion and sediment control measures including silt fence, rock construction entrance(s), erosion control
berms, rock filters, silt sacks, rock /earth berms, and sedimentation basins. Protect all receiving waters, catch basins, ditches,
inlets etc. in and around the site. All protective and preventative measures must be in place and inspected prior to beginning
site clearing, grading, or other land-disturbing activity.
3.Prior to beginning site clearing and grading, protect all storm sewer inlets that receive runoff from disturbed areas. In order to
prevent sediment from leaving the site and entering the downstream storm sewer system, seal all storm sewer inlets that are not
needed for site drainage during construction. Protect all other storm sewer inlets by installing sediment control devices, such
as silt sacks, or rocked filtration logs/weirs. Straw bales or fabric under the grates are not acceptable forms of inlet protection.
Protect new storm sewer inlets as they are completed. Maintain storm sewer inlet protection in place until all sources with
potential for discharging to the inlets are stabilized.
4.Before beginning construction, install a TEMPORARY ROCK CONSTRUCTION ENTRANCE at each point where vehicles exit the
construction site When at all possible contractor shall designate only one access point for vehicles entering and exiting the site.
The rock on the entrance will have to be inspected daily and replaced or rock supplemented by the contractor when over 50% of
the voids in the rock are filled. A cleaning station should be made available to drivers and visibly signed to see. Provide shovels,
brooms and/or hose with a wash out area so soils can be removed from vehicles on site.
5.Avoid entire removal of trees and surface vegetation all at once whenever possible as this limits the amount of site susceptible to
erosion. Schedule construction zones and note this on the SWPPP in order to expose the smallest practical area of soil at any
given time. Utilize vegetation removed by on site grinding and mulching and using this material to protect the soil from erosion.
6.Areas That Discharge to Special or Impaired Waters: As a general rule for areas draining less than 10 acres, additional or
alternative measures shall take place which include but are not limited to installing multiple lines of silt fence, constructing small
basins/sediment collection ditches, vegetative strips, tarps, mulching or forms of temporary vegetation. Following initial soil
disturbance or re-disturbance, complete permanent or temporary stabilization against erosion due to rain, wind, and running
water within 7 calendar days on all disturbed or graded areas. This requirement does not apply to those areas that are currently
being used for material storage on a daily basis or for those areas on which grading, site building, or other construction
activities are actively underway. Provide temporary cover on all stacked topsoil piles, and other areas of stockpiled excavated
material in order to prevent soil erosion and rapid runoff during the construction period. Stockpiles can be mulched,covered with
poly or fabric, and or seeded during prolonged exposure. Prolonged periods of open, bare earth without grass cover will not be
permitted. Stabilize all disturbed green-space areas with a minimum of 4" topsoil immediately after final sub-grade completion.
Seed and mulch, or sod and protect these areas within 48 hours after completion of final grading work (weather permitting).
Stabilize all disturbed areas to be paved using early application of gravel base. Stabilize the normal wetted perimeter of any
temporary or permanent drainage ditch that conveys water from the construction site, or diverts water around the construction
site, within 200 lineal feet from the property edge, or within 200 feet from the point of discharge to any surface water.
Stabilize temporary or permanent drainage ditches within 24 hours of connecting to a surface water. Protect outfalls minimum of
200feet down stream and to the side of the discharge point. Additional settling "pots" achieved by filter logs or filtered stick
bales staked in the channel will dissipate the water energy. Provide pipe outlets with temporary or permanent energy dissipation
within 24 hours of connection to a surface water.
7.Receiving Waters - It is the contractors responsibility to inspect the site discharge point as well as downstream to the receiving
body of water(pond, lake, stream, etc.) on a regular basis including after each storm event and document if any differences or
changes in normal in discharge and if material is leaving the construction site. If so it shall be documented and removed
immediately. Contractor shall be aware of DNR "water restrictions" during specified fish spawning time frames and all exposed
soil areas that are within 200 feet of the waters edge, and drain to these waters must complete the stabilization activities within
24 hours of the restriction period.
NOTE: ALL EROSION AND SEDIMENT CONTROL DEVICES WILL BE CHECKED BY THE CONTRACTOR AFTER EACH STORM EVENT
AND BE MAINTAINED, OR IMPROVED UPON AFTER EVERY STORM EVENT TO ENSURE ADEQUATE PERFORMANCE.
I N S P E C T I O N S - M A I N T E N A N C E - D A I L Y R E C O R D - A M E N D T H E S W P P P L A N
Contractor must ensure that a trained person will oversee and inspect the construction site at least once every 7 days during active
construction and within 24 hours after rainfall events greater that 0.5 inches in 24 hours.. Following an inspection that occurs within
24 hours after a rainfall event, the next inspection must be conducted within 7 days after the rainfall event. Note date and time in
the SWPPP documents and name of person doing the inspections. Any changes made as the result of the inspection must be
documented in the SWPPP.
1.Inspect all erosion and sediment control devices, stabilized areas, and infiltration areas on a daily basis until land-disturbing
activity has ceased. Thereafter, inspect at least on a weekly basis until vegetative cover is established. Inspect all erosion and
sediment control devices, stabilized areas, and infiltration areas within 24 hours after a rainfall event greater than 0.5 inches in
24 hours. Remove accumulated sediment deposits from behind erosion and sediment control devices as needed. Do not allow
sediment to accumulate to a depth of more than one-third of the height of the erosion and sediment control devices.
Immediately replace deteriorated, damaged, rotted, or missing erosion control devices. Document inspections and dates of
rainfall events. Maintain a written log of all inspection, maintenance, and repair activities related to erosion and sediment control
facilities. All nonfunctional BMPs must be repaired, replaced, or supplemented with functional BMPs within 24 hours after
discovery, or as soon as field conditions allow access.
2.All inspections and maintenance activities must be recorded in writing DAILY in a detailed record(notes, photographs, sketches,
etc, and kept with the SWPPP.
3.Remove all soils and sediments tracked or otherwise deposited onto adjacent property, pavement areas, sidewalks, streets, and
alleys. Removal shall be on a daily basis throughout the duration of the construction. Clean paved roadways by shoveling or
wet-sweeping. Do not dry sweep. If necessary, scrape paved surfaces in order to loosen compacted sediment material prior to
sweeping. Haul sediment material to a suitable disposal area. Street washing is allowed only after sediment has been removed
by shoveling or sweeping.
4.All soil hauled from the site shall be accounted for and documented in the SWPP. Its final destination and how the soil has been
stored and stabilized.
5.Maintain all temporary erosion and sediment control devices in place until the contributing drainage area has been stabilized
(hard-surfaced areas paved and vegetation established in green-space). Repair any rilling, gully formation, or washouts. After
final establishment of permanent stabilization, remove all temporary synthetic, structural, and non-biodegradable erosion and
sediment control devices and any accumulated sediments. Dispose-of off site. Restore permanent sedimentation basins to their
design condition immediately following stabilization of the site.
6.Clean sedimentation basins, storm sewer catch basins, ditches, and other drainage facilities as required in order to maintain their
effectiveness. Temporary and permanent sedimentation basins must be drained and the sediment removed when the depth of
sediment collected in the basin reaches 1/2 of the storage volume. Drainage and removal must be completed within 72 hours,
or as soon as field conditions allow access.
7.Inspect infiltration areas to ensure that no sediment from ongoing construction activities is accumulating. Remove sediment
immediately ensuring sub-soils are not compacted by machinery.
8.Every vehicle shall not track material off-site. Clean the wheels of construction vehicles in order to remove soils before the
vehicles leave the construction site. Wash vehicles only on an area stabilized with stone that drains into an approved sediment
trapping device.
9.Reinforce erosion control facilities in areas where concentrated flows occur (such as swales, ditches, and areas in front of
culverts and catch basins) by backing them with snow fence, wire mesh, or stiff plastic mesh reinforcement until paving and turf
establishment operations have been completed. Posts for the reinforcing fence shall be 100 mm (4 inch) diameter wood posts,
or standard steel fence posts weighing not less than 0.59 kg (1.3 lbs) per lineal foot, with a minimum length of 762 mm (30
inches) plus burial depth. Space posts for the reinforcing fence at intervals of 3 m (10 feet) or less. Drive posts for the
reinforcing fence at least 0.6 m (2 feet) into the ground.
G E N E R A L S O I L S T A B I L I Z A T I O N :
(SEE LANDSCAPE PLAN FOR MORE INFORMATION)
Establishment of lawn, prairie/wildflower and/or plant bed areas will be noted on the landscape plan to ensure stabilization of soils,
re-staking of sod where applicable, proper watering and mulch maintenance will be required. Inspect seeded or sodded areas on a
timely day-to-day basis. In the event of a seeding failure, reseed and re-mulch the areas where the original seed has failed to grow
and perform additional watering as necessary at no additional cost to the Owner. Special maintenance provisions for wild and prairie
grass seeded areas as noted in the landscape plan. Promptly replace all sod that dries out to the point where it is presumed dead
and all sod that has been damaged, displaced, weakened, or heavily infested with weeds at no additional cost to the Owner.
In areas to be temporarily seeded, use seed mixture equivalent to MNDOT No. 21-113 (Soil Building Cover Crop). Apply seed
mixture at a rate of 110 lb per acre in accordance with MNDOT Standard Spec. 3876-1. For permanent turf stabilization (not
sodded) use seed mixture equivalent to MNDOT No. 25-131(Low Maintenance Turf). Apply seed mixture at a rate of 220 lb per acre
in accordance with MNDOT Standard Spec. 3876-1. For permanent installations incorporate a fertilizer (slow release type with 10
week residual) consisting of 23-0-30 (%N-P-K) into the soil at an application rate of 200 lbs per acre by disking prior to seeding. In
problematic areas it may be necessary to us a low phosphorus organic fertilizer in cases where seeds may not germinate. If this is the
case, seed and fertilizer shall be disked into the surface and mulched properly to ensure germination and uptake of the Phosphorus by
the seed.
For additional reference see MNDOT Standard Spec. Table 3876-1 for season of planting introduced seed mixtures. To ensure
adequate germination of the seed the work will be performed as follows:
Spring- from April 1 through May 15.
Fall- from August 15 to September 20.
After September 20, wait until October 30 to perform dormant seeding. Dormant seeding will only be allowed if the maximum soil
temperature at a depth of 25 mm (1 inch) does not exceed 4.44 degrees C (40 degrees F) in order to prevent germination.
In seeded areas with slopes steeper than 3:1 and lengths less than 15 meters (50 feet), install biodegradable erosion control
blankets uniformly over the soil surface by hand within 24 hours after seeding in accordance with manufacturers recommendations.
Use MNDOT Standard Spec. 3885 Straw 1S, or Wood Fiber 1S type blanket.
NOTE: THE PROJECT'S LANDSCAPE PLAN IS PART OF THE SWPP FOR SOIL STABILIZATION. REFERENCES SHALL BE MADE TO THE
APPROVED LANDSCAPE PLAN. AMENDMENTS TO THE LANDSCAPE PLAN SHALL BE APPROVED BY THE OWNER AND DOCUMENTED
AS PART OF THE SWPP
G E N E R A L S T O R M W A T E R P O L L U T I O N P R E V E N T I O N :
Apply for and obtain the General Storm Water Permit for Construction Activity from the Minnesota Pollution Control Agency.
Storm Water Pollution Prevention Plan (SWPPP): The SWPPP includes this narrative, Plan Sheets C500-501 and C600, and the
Storm water Management Calculations. Keep a copy of the SWPPP, all changes to it, and inspections and maintenance records at
the site during the construction. During the construction process the SWPPP will have to be amended to the changes performed by
the contractor. the owner shall be aware of the amendments prior to changes made in the SWPPP. All notes, photographs,
recorded dates, sketches, references, and diagrams will have to be recorded and made available as part of the SWPPP permit.
Individual(s) preparing the SWPPP for the project, overseeing implementation of the SWPPP, revising and amending the SWPPP, and
at least one individual on the project performing installation, inspection, maintenance, and repairs of BMP's must be trained. The
training must be done by a local, state, federal agencies; professional organization; or other entities with expertise in erosion
prevention, sediment control, or permanent Storm water management. Training information and those certified must be noted in the
SWPPP. Documentation of this information must be included in the SWPPP or made available within 72 hours. All trained individuals
must be identified, including DESIGNER, INSTALLER and INSPECTOR.
Responsible Parties: The contractor must designate a person knowledgeable and experienced in the application of erosion prevention
and sediment control BMPs who will oversee the implementation of the SWPPP, and the installation, inspection, and maintenance of
the erosion prevention and sediment control BMPs before and during construction.
The owner is responsible for identifying who will have responsibility for the long term operation and maintenance of the permanent
storm water management systems.
E R O S I O N C O N T R O L :
Apply necessary moisture to the construction area and haul roads to prevent the spread of dust.
Contractor shall utilize coarsely ground wood and tree mulches to cover exposed soils. Mulches shall be stored on site to
supplement and use in problem areas during all phases of the construction project.
Contractor shall uses star tack or other organic substances in situations to prevent soil from eroding away by wind or rain.
Whenever possible contractor shall grade areas of soil to limit potential of erosion, to include tracking perpendicular to fall line of
grades as well as diverting water flows from problematic areas on the site.
Seeding, fiber blankets, poly/tarps or cover mulches, disked mulches and compost can be used to cover temporarily exposed areas
from wind and rain. Other methods by the contractor shall be documented in the SWPPP.
S E D I M E N T C O N T R O L :
Inlet Sediment Control Protection Devices:
The following area approved Inlet Sediment Control Devices:
a. Road Drain Top Slab Model RD 23 (fits rough opening for 2'x3' inlet), Road Drain Top Slab Model RD 27 (fits rough opening for
27" inlet), or Road Drain Top Slab Model CG 3067 (fits Neenah Casting with 35-1/4"x17-3/4" dimensions) manufactured by:
WIMCO
799 Theis Drive
Shakopee, MN, 55379
Phone (952) 233-3055
or approved equal
b. Silt Sack manufactured by:
ACF ENVIRONMENTAL
2831 Cardwell Road
Richmond, VA, 23234
Phone (800) 448-3636
or approved equal
c. InfraSafe Sediment Control Barrier. Install geotextile sock on the outside of the barrier in order to trap additional fines.
Standard frames are available to fit 24" to 30" diameter and 2'x3' openings.
Distributed by:
ROYAL ENTERPRISES AMERICA
30622 Forest Boulevard
Stacy, MN, 55079
Phone (651) 462-2130
or approved equal
d. Ridge Bag Rock Log. Use rock logs only for curb inlets after pavement is in place.
Manufactured by RED BARN RIDGE, 3135
County Road 136, Saint Cloud, MN, 35301
Phone (320) 253-3744
or approved equal
e. Inflatable drain plugs by Interstate Products www.interstateproducts.com or approved equal
Riprap:
Place a 450 mm (18 inch) thick layer of MNDOT 3601 Class III riprap onto a 225 mm (9 inch) thick layer of MNDOT 3601.2.B
granular filter material at locations indicated on the plan in accordance with MNDOT 2511. Install two layers of MNDOT 3733 Type
IV Geotextile fabric beneath the granular filter material. At pipe outfalls configure the installation as shown on MNDOT Standard Plate
No. 3133C for the size of pipe indicated and extend the geotextile fabric under the culvert apron a minimum of 3 feet. For pipe
sizes smaller than 300 mm (12 inch) diameter, the minimum quantity of riprap and filter blanket shall be no less than that required for
300 mm (12 inch) diameter pipes.
Silt Fence:
Install silt fence along the contour (on a level horizontal plane) with the ends turned up (J-hooks) in order to help pond water behind
the fence. Install the silt fence on the uphill side of the support posts. Provide a post spacing of 1.2 m (4 feet) or less. Drive
posts at least 0.6 m (2 feet) into the ground. Anchor the silt fence fabric in a trench at least 152 mm (6 inches) deep and 152 mm
(6 inches) wide dug on the up-slope side of the support posts. Lay the fabric in the trench and then backfill and compact with a
vibratory plate compactor. Make any splices in the fabric at a fence post. At splices, overlap the fabric at least 152 mm (6 inches),
fold it over, and securely fasten it to the fence post. Silt fence supporting posts shall be 51 mm (2 inch) square or larger hardwood,
pine, or standard T- or U-section steel posts. T- or U-section steel posts shall weigh not less than 1.8602 kg per meter (1.25 lb
per lineal foot). Posts shall have a minimum length of 1524 mm (5 feet). Posts shall have projections to facilitate fastening the fabric
and prevent slippage. Geo-textile fabric shall meet the requirements of MNDOT Standard Specification 3886 for pre-assembled silt
fence, furnished in a continuous roll in order to avoid splices. Geo-textile fabric shall be uniform in texture and appearance and have
no defects, flaws, or tears. The fabric shall contain sufficient ultraviolet (UV) ray inhibitor and stabilizers to provide a minimum
two-year service life outdoors. Fabric color shall be international orange. In high traffic areas contractor shall reinforce silt fence with
wire fencing and metal posts. extreme circumstances will require temporary concrete median sections to support material backing of
stock piled soil or filled earth.
Install silt-fence, or other effective sediment controls, around all temporary soil stockpiles. Locate soil or dirt stockpiles containing
more than 10 cubic yards of material such that the down-slope drainage length is no less than 8 m (25 feet) from the toe of the pile
to a roadway or drainage channel. If remaining for more than seven days, stabilize the stockpiles by mulching, vegetative cover,
tarps, or other means. Control erosion from all stockpiles by placing silt fence barriers around the piles. During street repair, cover
construction soil or dirt stockpiles located closer than 8 m (25 feet) to a roadway or drainage channel with tarps, and protect storm
sewer inlets with silt sacks or staked silt-fence. Do not stock pile soil or material near catch basins or drainage ways.
Temporary Rock Construction Entrance:
Use 25 mm (1 inch) to 50 mm (2 inch) diameter rock, MNDOT Standard Specification 3137 CA-1, CA-2, CA-3, or equal Coarse
Aggregate. Place the aggregate in a layer at least 152 mm (6 inches) thick across the entire width of the entrance. Extend the rock
entrance at least 15 m (50 feet) into the construction zone. Use a MNDOT Standard Specification 3733 Type V permeable
geo-textile fabric material beneath the aggregate in order to prevent migration of soil into the rock from below. Maintain the
entrance in a condition that will prevent tracking or flowing of sediment onto paved roadways. Provide periodic top dressing with
additional stone as required. Close entrances not protected by temporary rock construction entrances to all construction traffic.
Temporary Sediment Basins
In the construction process or if noted on the plan the contractor shall construct temporary sediment basin(s). the basin shall be
constructed before other construction starts. As per general rule the sediment basin shall be sized appropriately to a capacity
related to the drainage area on a ratio of 3,600 cubic feet of sediment storage per acre of drainage zone entering the basin.
Sediment basins shall be fenced if side slope exceed 4:1. Basins shall be inspected after every rainfall even. Sediment shall be
removed at time of 1/2 the wetted volume/depth if filled. Sediment material shall be removed and stabilized. If changes to the basin
are made, document and amend the SWPPP.
D E W A T E R I N G :
If de-watering is required and sump pumps are used, all pumped water must be discharged through an erosion control facility
(temporary sedimentation basin, grit chamber, sand filter, up-flow chamber, hydro-cyclone, swirl concentrator, de-watering bag-not
less than 100NTU's or other appropriate facility). Contractor shall allow silt and sediment to settle out in sediment basin prior to
discharge and leaving the construction site. Proper energy dissipation must be provided at the outlet of the pump system.
Discharge clear water only to vegetated areas, and must be discharged in a manner that does not cause nuisance conditions such as
erosion in receiving channels or down slope properties. To achieve better separation of the material suspended in the water where
soils are high in clay content, a biodegradable not toxic flocculent agent may be required.
If the contractor determines that de-watering will be necessary, a de-watering plan may have to be submitted to the watershed
and/or DNR by the contractor for approval. A trench permit may also have to be submitted and will be the responsibility of the
contractor. Water pumped from the site shall be pumped and treated for water quality per watershed and/or DNR.
Wet Basin gravity fed draw down shall be performed with a floating head intake "Faircloth skimmer" or similar device to remove clear
un-silted water column in the ponds or temporary basins or excavated areas. Should areas need to be pumped contractor shall use a
"Hale floating pump" to drawn down areas below gravity fed inverts.
For more information and materials on de-watering go to by Interstate Products www.interstateproducts.com
www.haleproducts.com and www.fairclothskimmer.com
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
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Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
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INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
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DRAWN BY
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PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
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4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
FOR SILT FENCE
1' DEEP X 1' WIDE
3/4" CLEAR ROCK
SILT (GEOTEXTILE) FENCE,
AS SPECIFIED. BOTTOM
6" OF FABRIC TO BE
BURIED TO PREVENT
UNDERWASHING.
2" X 4" X 5' LONG WOOD
2'
-
0
"
POSTS, 8 REQ'D.
2" X 4" HORIZONTAL MEMBERS CONTINUOUS
AROUND TOP, FASTENED TO EACH POST USING
2'
-
6
"
6" MIN. BURY
2-20D COMMON NAILS
NOTES
CONTRACTOR TO SET POSTS AND FABRIC AROUND
THE BASIN DURING THE BACKFILLING OPERATION.
SIZE AND SHAPE OF THE BARRIER SHALL BE
MODIFIED TO FIT STRUCTURE. SILT FENCE TO BE PLACED
AROUND ENTIRE PERIMETER. TOP OF SILT FENCE TO HAVE
12" MIN. CLEARENCE TO EXISTING GRADE.
WOODEN LATHE SHALL BE NAILED SECURELY
TO THE POST MEMBER TO SECURE FILTER FABRIC.
1 2
6"
Backfill trench with
tamped natural soil
MI
N
.
Wire mesh reinforcement, Std.
2" x 2" wood or steel
Fabric anchorage trench
field fence, min. 30" high,
max. mesh spacing 6" and
min. 14 / gauge wire.
Geotextile fabric - overlap fabric
fence post, 8' max. spacing
Lay fabric in the trench
6" and fasten at 2' intervals
6"Note: Attach fabric to
wire mesh and support posts
with rings or wire ties
24
"
MI
N
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U
M
PO
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B
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D
M
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N
T
30
"
m
i
n
.
h
e
i
g
h
t
Direction of runo
f
f
Overlap geotextile fabric
6" and fasten at 2' intervals
Support post anchorage
in-situ soil or cement mortar
as specified
Extend wire mesh
into trench
MIN.
6"
tamped natural soil
Backfill trench with
4' maximum spacing
MI
N
.
5' minimum length at
Fabric anchorage trench
Geotextile fabric - overlap fabric
2" x 2" wood or steel fence post
Lay fabric in the trench
6" and fasten at 2' intervals
6"
lath and staples
support posts with
Note: Attach fabric to
PO
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B
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MI
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24
"
30
"
M
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H
E
I
G
H
T
Direction of runof
f
in-situ soil
Support post anchorage
MIN.
DIRE
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SURF
A
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OVERLAP LONGITUDINAL
JOINTS MINIMUM OF 6"
OVERLAP END JOINTS MINIMUM
OF 6" AND STAPLE OVERLAP AT
1.5' INTERVALS.
ANCHOR TRENCH (SEE DETAIL AND
NOTES BELOW)
STAPLE DENSITY SHALL BE A MINIMUM
OF 3 U-SHAPED 8",
11 GAUGE METAL STAPLES PER
SQUARE YARD (THIS MAY VARY AS
DIRECTED BY THE CITY).
ANCHOR TRENCH
1. DIG 6" X 6" TRENCH
2. LAY BLANKET IN TRENCH
3. STAPLE AT 1.5' INTERVALS
4. BACKFILL WITH NATURAL SOIL AND COMPACT
5. BLANKET LENGTH SHALL NOT EXCEED 100' WITHOUT
AN ANCHOR TRENCH
6"
6"
1' TO 3'
PUBLI
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TO MINIMIZE RUNOFF FROM SITE
18" MINIMUM CUT OFF BERM
3" - 6" WASHED ROCK
20' MI
N
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W
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6" MINIMUM DEPTH
75'
M
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FILTER FABRIC SHALL BE PLACED UNDER ROCK
TO STOP MUD MIGRATION THROUGH ROCK.
FILTER ASSEMBLY
PERFORATED 8" PVC
WITH GEOTEXTILE SOCK
METAL BASKET INSERT
EXISTING
CURB
EXISTING CB
AND GRATE
INLET PROTECTION, METAL BASKET TYPE
1 2 3 4
5 6 7 8INLET PROTECTION AT CATCH BASIN
EROSION CONTROL AROUND CATCH BASIN HEAVY DUTY SILT FENCEROCK CONSTRUCTION ENTRANCE
EROSION CONTROL BLANKET INSTALLATION
SILT FENCE
EROSION CONTROL FOR OPEN SPACE CATCH BASINS
AND FLARED-END SECTIONS
OR STEEL POSTS ARE REQUIRED
MINIMUM OF 8 2" X 2" WOOD POSTS
ADD WIRE FENCE BACKING
A. EROSION CONTROL AROUND BEEHIVE BASINS
STORM SEWER CATCHBASIN
5'SILT FENCE INSTALLED W/STEEL STAKES
B. EROSION CONTROL AT FLARED END SECTION
PROFILE
FLOW
FLARED END SECTION
PLAN
'
TOP OF SILT FENCE TO BE LOWER THAN
LOWEST ADJACENT OVERFLOW
ROCK FILTRATION DIKE AT AREA OF
CONCENTRATED FLOWS
3/4" CLEAR ROCK CHECK DIKE
PLAN
SEDIMENT POOL
10' WIDE SEDIMENT TROUGH
FLOWREINFORCED ERO 2
DO NOT PLACE FENCE ACROSS
AREAS OF CONCENTRATED FLOW
3:1
8'X8' MIN
3:1
3:1
3:1
TOP OF BERM
TOP OF BERM
TO
P
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TO
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SIGN
8'x8' MIN.
OR AS REQ'D TO
CONTAIN WASTE CONCRETE
12" MIN.2'-0" MIN.
12" MIN.
3:1 OR FLATTER
SIDE SLOPES
EXISTING GRADE
COMPACTED
EMBANKMENT
MATERIAL,
TYP.
SURROUNDING BERM
VEHICLE TRACKING
CONTROL PAD
PLAN
1/8"= 1'-0"
TYPICAL SECTION
1/8"= 1'-0"
IMPERMIAL LINER
(10MM PLASTIC, RUBBER OR
ENGINEERED CLAY)
CONCRETE WASHOUT AREA INSTALLATION NOTES
1.SEE EROSION CONTROL PLAN FOR LOCATIONS OF CONCRETE WASHOUT AREA(S). TO BE PLACED A MIN. OF 50' FROM
DRAINAGEWAYS, BODIES OF WATER, AND INLETS.)
2.THE CONCRETE WASHOUT AREA(S) SHALL BE INSTALLED PRIOR TO ANY CONCRETE PLACEMENT ON SITE.
3.VEHICLE TRACKING CONTROL PAD IS REQ'D AT THE ACCESS POINT(S).
4.SIGNS SHALL BE PLACED AT THE CONSTRUCTION ENTRANCE, AT THE WASHOUT AREA(S), AND ELSEWHERE AS NECESSARY TO
CLEARLY INDICATE THE LOCATION OF THE CONCRETE WASHOUT AREAS TO OPERATORS OF CONCRETE TRUCKS AND PUMP RIGS.
5.EXCAVATED MATERIAL SHALL BE UTILIZED IN PERIMETER BERM CONSTRUCTION.
CONCRETE WASHOUT AREA MAINTENANCE NOTES
6.THE CONCRETE WASHOUT AREA SHALL BE REPAIRED AND ENLARGED OR CLEANED OUT AS NECESSARY TO MAINTAIN CAPACITY FOR
WASTED CONCRETE
7.AT THE END OF CONSTRUCTION, ALL CONCRETE SHALL BE REMOVED FROM SITE AND DISPOSED OF AT AN APPROVED WASTE SITE.
8.WHEN CONCRETE WASHOUT AREA(S) IS REMOVED, THE DISTURBED AREA SHALL BE STABILIZED PER SITE EROSION CONTROL
MEASURES.
9.INSPECT WEEKLY AND DURING AND AFTER ALL STORM EVENTS. CLEAN-OUT OR COVER WASHOUT AREA PRIOR TO PREDICTED STORM
EVENTS TO PREVENT OVER-FLOW.
CONCRETE WASHOUT AREA
C602C602C602C602
C602C602C602C602
C603
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DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
02/27/2026
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4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25
SUBMITTAL19SETP25
CITY COMMENTS28JAN26
OR327FEB26
FLOW
FLOW
FLOW
MAXIMUM BALE SPACING- 20' UP TO 2% SLOPE.
REDUCE SPACING BY 1' FOR EVERY 1% SWALE GRADE
INCREASE UP TO 10% GRADIENT.
(10% GRADE- BALE SPACING 10' O.C.)
PROFILE
SECTION
2X2X30" WOOD STAKES 24" OC.
2X2X30" WOOD STAKES DRIVEN AT ANGLES
TO SECURE ROLLS TO SURFACE.
12" BIO ROLL, BURY INTO GRADE
VARIES
SWALE GRADE
24' OC
BURY BASE OF ROLL
DITCH CHECKS FOR DRAINAGE SWALESBIO ROLL INSTALLATION
SLOPE DETAIL
NO SCALE
1
18
WOOD STAKE, SEE
DETAIL 3/18 & 4/18
WOOD STAKE, SEE
DETAIL 5/18
CURLEX SEDIMENT LOGS
WOOD STAKE, SEE
DETAIL 2/18 CURLEX EROSION CONTROL BLANKET (ECB)
CURLEX SEDIMENT LOGS
WOOD STAKE
WOOD STAKE TO ONLY
PENETRATE NETTING,
NOT CURLEX MATERIAL
STAKE DETAILS
(ON TOP OF CURLEX ECB)
NO SCALE
2
18
TOP OF CURLEX
BLANKET
SLOPE
SURFACE
24
"
M
I
N
I
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U
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DOWN S
L
O
P
E
STAKE DETAILS
(ON BARE SOIL)
NO SCALE
3
18
CURLEX SEDIMENT LOGS
WOOD STAKE
WOOD STAKE TO ONLY
PENETRATE NETTING,
NOT CURLEX MATERIAL
SLOPE
SURFACE
24
"
M
I
N
I
M
U
M
DOWN S
L
O
P
E
WOOD STAKE TO ONLY
PENETRATE NETTING,
NOT CURLEX MATERIAL
(OPTIONAL TRENCH
ON BARE SOIL)4
18
TRENCH
SLOPE
SURFACE
CURLEX SEDIMENT LOGS
WOOD STAKE
DOWN
S
L
O
P
E
2"
24
"
M
I
N
I
M
U
M
WOOD STAKE TO ONLY
PENETRATE NETTING,
NOT CURLEX MATERIAL
CURLEX SEDIMENT LOGS
WOOD STAKE
STAKE DETAIL (FRONT VIEW)
NO SCALE
5
18
24
"
M
I
N
I
M
U
M
TOP OF CURLEX
BLANKET
NOTE: SEDIMENT LOGS SHALL BE "" BY
AMERICAN EXCELSIOR COMPANY
www.americanexcelsior.com/erosioncontrol/
OR APPROVED EQUAL
DITCH CHECKS, ROCK WEEPERS, & ROCK BIO WEEPERS
EROSION CONTROL
>1.5
1
SOIL LOG W/ 24" WOOD STAKED
2' O.C. ALONG ENTIRE LENGTH
OF LOG.
18"
I. ROCK WEEPER @ MINIMAL WATER FLOWS
18"
6-12"
1
>1.5
II. BIO WEEPER @ CONCETRATED FLOWS
CLEAN MULCH (112" WASHED
CRUSHED LIMESTONE)
CLEAN ROCK MULCH (1 12"
WAHED CRUSHED
LIMESTONE)
6-12"
TYPE IV GEOTEXTILE FABRIC
ANCHORED IN 6" X 6" TRENCH WITH
6", 11 GAUGE METAL STAPLES AT 4'
INTERVALS
TYPE IV GEOTEXTILE FABRIC
ANCHORED IN 6" X 6" TRENCH WITH
6", 11 GAUGE METAL STAPLES AT 4'
INTERVALS
STAPLE DOWNSTREAM
SIDE OF FABRIC AT 2'
INTERVALS
STAPLE DOWNSTREAM
SIDE OF FABRIC AT 2'
INTERVALS
DIRECTION OF
SURFACE FLOW DIRECTION OF
SURFACE FLOW
DEWATERING BAG
BAG PLACED ON
AGGREGATE BED
STAKED BIO-ROLL
CONTAINMENT WITH
AGGREGATE FILTER DIKE
AGGREGATE/BIOROLL DIKE, STAKE
BIO-ROLL, BURY BASE ROLL 1
3
FOR FILTERED OUTFLOW
DEWATERING BAG INSTALLATION, FOR DISCHARGING ERODED, SUSPENDED PARTICLES IN WATER
NOT TO SCALE
DISCHARGE THROUGH NATURAL
VEGETATIVE BUFFER OR
FILTRATION MEDIA
UNDISTURBED SOIL
DEWATERING BAG
AGGREGATE BED
AVOID CONCENTRATED
FLOWS OUTWARD
PUMP WATER INLET
ESTABLISHED VEGETATION
50' MINIMUM
VEGETATIVE BUFFER
OR FILTRATION MEDIA
PLAN VIEW
NOTES:
MAINTAIN 50' MINIMUM SEPARATION FROM DISCHARGE
CONTAINMENT AND WETLANDS, WATER BODIES, OR STORM
SEWERS.
THE OWNER OR CONTRACTOR SHALL OBTAIN DEWATERING
PERMIT, AS MAY BE REQUIRED, FROM THE STATE PRIOR TO ANY
DEWATERING OPERATIONS DISCHARGING FROM THE SITE. ALL
DEWATERING SHALL BE IN ACCORDANCE WITH THE REQUIREMENTS
OF THE PERMIT.
MAINTAIN FILTRATION & REMOVE SEDIMENT OR RECONSTRUCT
CONTAINMENT AS NECESSARY WHEN FILTRATION HAS BEEN
COMPROMISED.
CLEAN WATER OUTFLOW
SECTION
WATER FLOW
WATER FLOW
WATER FLOW
4
1 2 3
FAIRCLOTH SKIMMER DISCHARGE SYSTEM(OR APPROVED EQUAL BY OWNER)
SEDIMENT CONTROL
NOTE: USE ONLY IF NEEDED. WHEN CONSTRUCTION IS FINISHED, SEDIMENT IS TO BE REMOVED FROM POND.
ONCE THE POND IS STABILIZED THE FAIRCLOTH SKIMMER CAN BE REMOVED AND THE INLET PIPE TO THE OUTLET
STRUCTURE BE MADE FUNCTIONAL PER DETAIL SHEET SP3
5
C603
C603
C603C603C603
PULL FORWARD LANE 100'
MA
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NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
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CONVENIENCE
STORE
FFE=894.0
PAVEMENT FLUSH
PAVEMENT FLUSH
PAVEMENT FLUSH
93.5
93.5
9.5
91.5
91.5
93.5
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893.50
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boxelder
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boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
cedar
cherrycherry
cherry
cherry
elm
88.5
8.5
888
888
88
88
889
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889
890
894
894
894
DISC
PAD
XFMR
PAD
89
93.5
88
C700
LA
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Know what's below.
before you dig.Call
R
DRAN B
SCALE
PRO. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIE 1MA5
S
D 0
R . M
R. N. 1930
I
I
L A
S M.
GRAPHIC
5189
00
CO
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1
7
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IN
S
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0
1
0
P
M
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.
B
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIE 0AUG5
SUBMITTAL19SETP5
CIT COMMENTS8AN
OR3FEB
NOTES:
CONTRACTOR SHALL OBTAIN ALL NECESSAR PERMITS FOR PLANTING IN ALL R.O..
LANDSCAPE CONTRACTOR SHALL VERIF ALL UTILITIES HICH MA EFFECT HIS OR.
LANDSCAPE CONTRACTOR SHALL COORDINATE HIS OR ITH OTHERS AT SITE AND COMPLETE HIS OR PER ONERS
CONSTRUCTION SCHEDULE.
ALL PLANT MATERIALS SHALL BE GUARANTEED ONE 1 FULL EAR UPON TOTAL COMPLETION AND ACCEPTANCE B ONER ITH
ONE TIME REPLACEMENT AT APPROPRIATE TIME OR UPON REQUEST OF ONER.
REPLACEMENT TOPSOIL SHALL BE CLEAN FREE OF STONES EEDS AND OTHER UNDESIRABLE DEBRIS.
PLANTING SOIL MI INCIDENTAL COST ITEM
1. MI 1 LB. 500 COMMERCIAL FERTILIER PER CU. D. TOPSOIL
. THOROUGHL MI 1PART SAND AND 1PART PEAT MOSS ITH 5PARTS FERTILIER AND TOP SOIL.
USE PLANTING SOIL AT ALL LOCATIONS PER DETAILS THIS SHEET.
LANDSCAPE CONTRACTOR SHALL VERIF TOPSOIL DEPTH AND NOTIF ONER OF AN DEFICIENC.
SOD SHALL BE CULTURED ITH PREDOMINATEL ENTUC BLUEGRASS SEED OF RECENT DISEASE RESISTANT INTRODUCTIONS.
NO GUARANTEE ON SOD ECEPT AN SOD NOT SATISFACTOR AT TIME OF COMPLETION INSPECTION SHALL BE PROMPTL
REPLACED PRIOR TO COMPLETION OF OB. STAE SOD ON SLOPES 3:1 AND GREATER.
HERE EISTING CONCRETE ASPHALT AREAS ARE TO BE REPLACED ITH LANDSCAPING PROVISIONS SHOULD BE TAEN TO
COORDINATE ECAVATION OF SUBSOIL TO A DEPTH OF ' ITH GRADING CONTRACTOR. REPLACE ITH COMPACTED TOPSOIL.
ALL AREAS TO BE LANDSCAPED AND SODDED SHALL BE GRADED SMOOTH AND EVEN.
LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR SODDING ALL AREAS HICH ARE DISTURBED B CONSTRUCTION INCLUDING
ALL R.O.. AND ADACENT PROPERTIES.
LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR PROVIDING BLANET ON ALL SEEDED AREAS THAT ARE SLOPED. MULCH
APPLICATION FOR ALL OTHER SEEDED AREAS SHALL BE EITHER HDROMULCH OR DISED STRA DEPENDING ON SEED TPE
APPLICATION AND ONER REQUEST.
LANDSCAPE CONTRACTOR TO INSTALL 'VALLE VIE' BLAC DIAMOND EDGING AROUND ALL PLANTING BEDS AS SHON ON
THIS PLAN.
ALL MULCH TO BE FINEL SHREDDED HARDOOD ORGANIC BAR MULCH. NO DED MULCHES. INSTALL 4 DEPTH. NO FILTER
FABRIC BENEATH ORGANIC MULCHES. NO EDGING AROUND ALL TREES OUTSIDE SHRUB BEDS.
IF SPECIFIED ALL GRAVEL MULCH SHALL BE 1 DIA. ASHED RIVER ROC. INSTALL 4 DEPTH ITH APPROVED EED FABRIC
BARRIER IF INDICATED PLAN.
LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR IRRIGATION SSTEM INSTALLATION PER IRRIGATION PLAN. DESIGN SHALL BE
APPROVED B ONER PRIOR TO INSTALLATION. IRRIGATION DESIGN SHOULD ENCOMPASS ALL LANDSCAPE AREAS ITH SOD
AND OR PLANTINGS FROM CURB TO CURB. R.O.. SHOULD BE IRRIGATED FROM SPRINLER HEADS LOCATED ITHIN PROPERT
BOUNDAR. CARE SHOULD BE TAEN IN VICINIT OF ALL ALS AND DRIVES TO MINIMIE OVER SPRA. COORDINATE
INSTALLATION OF ALL PVC SLEEVE UNDER DRIVE AREAS ITH GENERAL CONTRACTOR.
LANDSCAPE CONTRACTOR SHALL CLEAN ALL PAVEMENT AREAS AFTER ALL LANDSCAPE INSTALLATION IS COMPLETE AND
ACCEPTED B ONER AND DAIL AS DEEMED NECESSAR B THE CIT.
GENERAL CONTRACTOR TO SEEP PAVEMENT AREAS PRIOR TO TURN OVER TO ONER.
REMOVE BURLAP.
AND IRE BASET
UNDER ROOT BALL
COMPACTED SUBGRADE
COMPACT SOIL
BROEN BRANCHES
TREE RAP
STAING GUING
FALL PLANTING ONL
1 ABOVE EISTING GRADE
SET CRON OF ROOT BALL
4 DEPTH MULCH
FINISH GRADE
AS NEEDED
DO NOT CUT MAIN LEADER
REMOVE DEAD AND
MAINTAIN NATURAL TREE FORM.
BROEN BRANCHES
DO NOT CUT MAIN LEADER
REMOVE DEAD AND
NO MULCH AGAINST TRUN
COMPACT UNDER ROOT BALL
BROEN BRANCHES
LOOSEN ROOT MASS
FINISH GRADE
1 ABOVE EISTING GRADE
COMPACTED SUBGRADE
PLANTING SOIL
SET CRON OF ROOT BALL
REMOVE DEAD AND
4 DEPTH MULCH
LANDSCAPE REQUIREMENTS:
ONE B3 GENERAL BUSINESS
DISTURBED SITE AREA = 45319 SF
OVERSTOR DECIDUOUS 45319 0.0001858 = 9 TREES
CONIFEROUS 45319 0.000133 = 4 TREES
SHRUBS 45319 0.0004 = 10 SHRUBS
PROVIDED:
OVERSTOR DECIDUOUS 9 TREES
CONIFEROUS 4 TREES
SHRUBS 1 SHRUBS
PERENNIALS PERENNIALS
EDGING 483 LF
SOD 538 S
MULCH 40 C
DETENTION BASIN: MNDOT MI 55.08 331 3 31 SEED ET DITCH. OR
APPROVED EQUAL TO INCLUDE BUT NOT LIMITED TO THE FOLLOING SPECIES BELO:1433 S
FORBS C A M M C M C M N B M
C T T F A C B...
GRASSES B B F B B N R V R T M G
R C G P R S F B...
SEDGES P S A S F S D' R D G B ...
ALL MITURES SHALL BE SUBMITTED APPROVED B ONER.
INSTALL PER STATE DOT SPECIFICATIONS FOR PRAIRIE DITCH INSTALLATIONS THAT MA INCLUDE
SPECIFIC EROSION PROTECTION ON THE SEED.
3 ' HT P 'A P'
SISS STONE ALGONQUIN PILLARSS 5' 10'
COMMON NAME
BOTANICAL NAMESIEQUANTIT
PLANT MATERIAL
TPE
ROOT
HEIGHT'
IDTH'
.5 CAL Q
HITE OABBO 50' 50'
1 10' HT P
AUSTRIAN PINEBBAP 0' 40'
OVERSTOR
TREES
BB.5 CAL.Q
BUR OA
EVERGREEN
TREES
SHRUBS
0' 0'BO
8
34GL ' 'R 'GL'
GROLO FRAGRANT SUMAC
13R 30 18R 'G'
GOLDSTRUM RUDBEIA
BBQA QUAING ASPEN10' HT P 50' 5'
PERENNIALS
3 CONT
1 CONT
3 CONT C 'F'
ARCTIC FIRE DOGOODAF 4 4'3
35S 5' 5'P 'S'
SUMMER INE NINEBAR
3 CONT
BB.5 CAL.A '
AUTUMN BLAE MAPLEAB5 45' 35'
13SS S
SHO GOLDENROD .5' 4'1 CONT
A 'A M'
AUTUMN MAGIC CHOEBERRAM 4' 3'5 3 CONT
TURF GRASS: BLUE GRASS MI. MNDOT MI 55.08 5151 SEED RESIDENTIAL
TURFFGRASS OR APPROVED EQUAL. PROVIDE EROSION CONTROL BLANET ON
SIDE SLOPES.
1930 S
STORM BASIN SLOPES: UPLAND MI MNDOT TALL ROADSIDE MI OR APPROVED
EQUAL. PROVIDE EROSION CONTROL BLANET ON SIDE SLOPES.
MI 341 3411 SEED NORTHEST TALLGRASS ROADSIDE
MI 341 311 SEED SOUTHERN TALLGRASS ROADSIDE
154 S
10' AQUATIC EMERGENT BENCH: MNDOT MI 55.08 331 3331 SEED
ET DITCH. OR APPROVED EQUAL TO INCLUDE BUT NOT LIMITED TO THE FOLLOING
SPECIES BELO:
54 S
4 MULCH
EDGING
4 MULCH
EDGING
4 MULCH
EDGING
4 MULCH
3O
QA
3SS
3BO
5O
AB
5S
48AM
13AF
1 GL
11 AF
4 AM
1 GL
11 AF
4 AM
13 R
10 S
13 SS
3BO
8AB
3AB
AB
4AB
10' AQUATIC BENCH
DETENTION BASIN
SIDE SLOPE
SIDE SLOPE
SEED
SEED
SEEDSEED
SEED
SOD
SOD
SOD
SOD
SOD
8' SOD STRIP
8' SOD STRIP
8' SOD STRIP
8' SOD STRIP
PLOTTING NOTE: PLANS PLOTTED TO 111
SHEET SIE ARE 1 SCALE
0
NORTH
0 0 10
1=10'
SCALE:1 = 0
30
SEPTIC SSTEM
PULL FORWARD LANE 100'
MA
S
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SA
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MA
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NO
PARKING
HC
ACCESSIBLE
ZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
N
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U
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T
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SIG
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CONVENIENCE
STORE
FFE=894.0
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94.0
894.0
894.0
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boxelder
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boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
cedar
cherrycherry
cherry
cherry
elm
STORTERETOND
ITHINERSEEDETIC50
N=88.50
ONDOTTO=8.0
TOOFENENT=883.00
00RONDH=88.03
VO=988CF
VO.EEV.=89.0
00RREESERTE=.99CFS
STORTERDROND33
SEEDETIC50
TOOFENENT=884.00
00ROND33H=883.8
STORTERDROND
SEEDETIC50
TOOFENENT=88.00
00RH=884.
88.5
8.5
888
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89
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C701
LA
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D
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C
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P
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P
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Know what's below.
before you dig.Call
R
DRN
SCE
RO.NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DTE
SHEET
DESCRITIONDTENO.
INTERNREVIE5
S
D0
R.
R.N.930
I
I
S.
RHIC
589
00
CO
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--
IN
S
I
T
E
S
5
0
0
.
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNREVIE05
SITT9SET5
CITCOENTS8N
OR3FE
NDSCEREIREENTS
ONE3ENERSINESS
DISTREDSITERE=4539SF
OVERSTORDECIDOS45390.000858=9TREES
CONIFEROS45390.00033=4TREES
SHRS45390.0004=0SHRS
ROVIDED
OVERSTORDECIDOS9TREES
CONIFEROS4TREES
SHRSSHRS
ERENNISERENNIS
OTTINNOTENSOTTEDTO
SHEETSIERE SCE
40 00 40 80
NORTH
SCE=40
=80
PULL FORWARD LANE 100'
MA
S
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MA
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NO PARKINGHCACCESSIBLEZONE
NO
PARKING
LOADING
ZONE
W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
N
-
M
O
N
U
M
E
N
T
S
I
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N
SIGN
SIG
N
-
M
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N
SIG
N
ZCL
8'-6
"
X
3
4
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10'-
5
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3
5
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9
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0
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L
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8'-6
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8'-6
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4
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CONVENIENCE
STORE
FFE=894.0
VEENTFSH
VEENTFSH
VEENTFSH
93.5
93.5
9.5
9.5
9.5
93.5
9.5
89.5
89.5
SHED
893.50
885.5
890.5
889.5
89.5
89.5
89.5
88.5
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88
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boxelder
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boxelder
boxelder
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boxelder
boxelder
boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
cedar
cherrycherry
cherry
cherry
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elm
boxelder boxelder
boxelder
boxelder
boxelderboxelder
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boxelder boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
cottonwood
88.5
8.5
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888
88
88
889
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889
890
894
894
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DISC
PAD
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89
93.5
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Know what's below.
before you dig.Call
R
DRN
SCE
RO.NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DTE
SHEET
DESCRITIONDTENO.
INTERNREVIE5
S
D0
R.
R.N.930
I
I
S.
RHIC
589
00
CO
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V
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IN
S
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S
5
0
0
.
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNREVIE05
SITT9SET5
CITCOENTS8N
OR3FE
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NONIFINTREESREOVED
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REOVE
(DEAD AND DYING BRANCHES)
(BROKEN AND/OR HANGING BRANCHES)
(CAVITY, DECAY, CANKER, CRACK)
(TREE ARCHITECTURE)
(INSECT/DISEASE MANAGEMNT)
ERITTEDREOVTHRESHODERCENTOFEISTINIFININCHESFORCOERCIIS40
TOTIFINTREESITHINTHEREOFDISTRNCE=INCHES
IFINTREESREOVED=39INCHES35
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W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
SIGN
SIGN - MONUMENT SIGN
SIG
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10'
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10'
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CONVENIENCE
STORE
FFE=894.0
VEENTFSH
VEENTFSH
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93.5
93.5
9.5
9.5
9.5
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893.50
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90
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88
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boxelder
boxelder
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boxelder
boxelder boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelderboxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
boxelder
cottonwood cottonwood
cottonwood
cedar
cedar
cedar
cherrycherry
cherry
cherry
elm
88.5
8.5
888
888
88
88
889
888
889
890
894
894
894
DISC
PAD
XFMR
PAD
89
93.5
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C702
TR
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E
I
N
V
E
N
T
O
R
Y
/
R
E
M
O
V
A
L
Know what's below.
before you dig.Call
R
DRN
SCE
RO.NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DTE
SHEET
DESCRITIONDTENO.
INTERNREVIE5
S
D0
R.
R.N.930
I
I
S.
RHIC
589
00
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
1
7
8
9
CO
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T
A
G
E
G
R
O
V
E
,
M
I
N
N
E
S
O
T
A
--
IN
S
I
T
E
S
5
0
0
.
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNREVIE05
SITT9SET5
CITCOENTS8N
OR3FE
IFINDECIDOSTREESSVED
IFINEVERREENTREESSVED
NONIFINTREESREOVED
IFINDECIDOSTREESREOVED
REOVE
REOVE
REOVE
REOVE
(DEAD AND DYING BRANCHES)
(BROKEN AND/OR HANGING BRANCHES)
(CAVITY, DECAY, CANKER, CRACK)
(TREE ARCHITECTURE)
(INSECT/DISEASE MANAGEMNT)
ERITTEDREOVTHRESHODERCENTOFEISTINIFININCHESFORCOERCIIS40
TOTIFINTREESITHINTHEREOFDISTRNCE=INCHES
IFINTREESREOVED=39INCHES35
NORECEENTITITIONREIRED
4IFINDECIDOSTREESREOVED
REOFDISTRNCE
OTTINNOTENSOTTEDTO
SHEETSIERE SCE
0
NORTH
0 0 0
=0
SCE=0
30
0.0
0.0
0.0
0.0
0.0
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0.0
0.0
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8.8
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1.9
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3.9
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6.8
8.2
8.4
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3.7
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7.6
7.8
6.6
5.2
3.8
2.9
2.3
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1.4
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0.8
0.7
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6.9
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3.6
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1.7
1.3
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3.7
4.2
4.9
5.6
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2.9
2.7
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1.9
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3.8
3.8
3.8
3.7
3.9
4.3
4.6
4.6
4.3
3.8
3.5
3.4
3.5
3.5
3.4
3.1
3.3
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2.2
1.3
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1.8
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4.8
5.0
4.6
4.3
4.0
3.6
3.5
3.7
3.8
3.8
3.6
3.4
3.4
3.6
4.1
4.4
4.6
4.8
4.4
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0.8
0.6
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2.8
4.3
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4.6
4.4
4.1
3.6
3.2
3.1
3.0
3.0
3.0
2.9
3.0
3.1
3.5
4.2
4.7
5.2
5.5
5.1
4.1
2.8
1.7
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0.8
0.8
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1.5
2.3
3.2
4.1
4.8
4.4
4.0
3.5
3.0
2.7
2.5
2.4
2.3
2.3
2.3
2.5
2.7
3.1
3.9
4.6
5.1
5.6
5.5
4.0
2.4
1.6
1.1
0.9
0.9
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1.3
1.9
2.7
3.4
4.2
4.5
4.1
3.5
2.9
2.5
2.2
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1.9
1.8
1.8
1.9
2.0
2.4
2.9
3.5
4.4
5.3
5.8
5.4
4.2
2.9
1.8
1.2
1.2
1.3
1.4
1.4
1.2
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0.7
1.1
1.6
2.3
3.0
3.6
4.1
4.1
3.6
2.9
2.5
2.1
1.8
1.6
1.5
1.5
1.5
1.5
1.7
2.1
2.7
3.4
4.3
5.3
6.0
5.7
4.5
3.3
2.3
1.7
1.6
1.7
1.9
2.0
1.8
1.4
0.9
0.6
0.3
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0.6
0.9
1.4
2.0
2.7
3.2
3.6
3.9
3.8
3.2
2.7
2.2
1.8
1.6
1.4
1.3
1.3
1.3
1.4
1.6
2.0
2.6
3.4
4.2
5.2
6.1
6.0
5.0
3.6
2.7
2.3
2.2
2.3
2.6
2.7
2.5
1.9
1.3
0.8
0.4
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0.4
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0.3
0.5
0.6
0.8
1.1
1.8
2.5
3.3
3.6
3.7
3.7
3.6
3.2
2.6
2.1
1.7
1.5
1.3
1.3
1.3
1.3
1.4
1.6
2.0
2.7
3.4
4.4
5.4
6.2
6.2
5.2
4.1
3.3
3.0
3.0
3.1
3.4
3.7
3.5
2.6
1.7
1.0
0.6
0.3
0.2
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0.1
0.1
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0.5
0.7
0.7
0.6
0.6
0.8
1.0
1.1
1.5
2.2
3.1
3.9
4.2
4.2
3.9
3.6
3.2
2.7
2.2
1.8
1.6
1.5
1.4
1.4
1.4
1.5
1.8
2.2
2.8
3.6
4.6
5.6
6.3
6.2
5.4
4.6
3.9
3.8
4.0
4.3
4.6
4.9
4.7
3.3
2.1
1.2
0.7
0.4
0.2
0.2
0.1
0.1
0.1
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
0.8
1.4
1.2
1.1
1.2
1.5
1.5
1.6
1.9
2.5
3.3
4.2
4.7
4.6
4.3
3.9
3.3
2.8
2.4
2.0
1.9
1.8
1.8
1.7
1.7
1.8
2.1
2.5
3.1
3.9
4.9
5.7
6.4
6.6
5.8
4.9
4.6
4.9
5.5
5.9
5.9
6.4
6.4
4.0
2.4
1.3
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.0
0.0
0.1
0.1
0.1
0.2
0.2
0.3
0.5
0.8
1.3
2.8
2.3
2.0
2.2
2.4
2.3
2.2
2.3
2.8
3.6
4.6
5.2
4.8
4.6
4.3
3.7
3.1
2.7
2.3
2.2
2.2
2.2
2.2
2.1
2.1
2.4
2.8
3.4
4.3
5.1
5.8
6.5
6.8
6.1
5.7
5.7
6.3
7.0
7.4
7.6
8.1
6.0
5.7
2.8
1.5
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.0
0.0
0.1
0.1
0.1
0.2
0.3
0.4
0.7
1.3
2.5
4.6
3.9
3.2
3.4
3.3
3.3
2.9
2.6
2.8
3.5
4.7
5.5
5.3
5.0
4.5
4.0
3.3
2.8
2.6
2.6
2.8
2.9
2.8
2.6
2.5
2.6
3.0
3.6
4.4
5.0
5.6
6.3
4.3
7.1
6.8
6.7
7.4
8.2
8.8
9.5
8.7
7.7
5.3
2.8
1.5
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.0
0.0
0.1
0.1
0.1
0.2
0.3
0.4
0.8
1.3
2.5
3.9
2.1
4.6
4.5
4.2
3.9
3.4
3.0
3.2
4.0
5.0
4.9
5.1
4.5
4.2
3.7
3.2
2.8
2.8
3.1
3.5
3.8
3.6
3.3
2.9
2.7
2.9
3.3
3.8
4.1
4.5
4.6
5.5
7.2
6.4
6.2
7.0
7.7
8.2
8.8
8.8
7.0
5.5
3.0
1.5
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
1.1
1.9
3.0
4.5
4.8
4.5
4.3
3.9
3.3
3.2
3.7
5.0
5.7
4.4
3.7
3.6
3.4
3.1
2.9
2.8
3.1
3.7
4.4
4.8
4.6
4.0
3.4
2.9
2.7
2.8
3.0
3.2
3.3
3.1
3.8
5.0
4.4
4.8
5.5
6.3
6.8
6.9
7.6
7.8
4.8
2.6
1.4
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
0.9
1.8
3.1
4.2
4.6
4.2
3.9
3.4
3.0
2.8
2.8
3.0
4.5
3.3
2.7
2.6
2.7
2.6
2.7
2.9
3.5
4.4
5.4
6.2
5.9
4.9
3.9
3.1
2.7
2.5
2.4
2.4
2.2
2.1
2.4
3.1
3.2
3.6
4.1
4.8
5.3
5.6
5.9
5.7
3.7
2.3
1.3
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.7
1.2
2.0
2.9
3.8
4.2
3.9
3.4
2.9
2.7
2.5
2.4
2.4
2.8
2.5
2.2
2.1
2.3
2.4
2.7
3.2
4.1
5.3
6.7
7.7
7.3
5.9
4.5
3.5
2.9
2.4
2.1
1.9
1.7
1.6
1.6
2.0
2.2
2.6
3.0
3.5
3.9
4.4
4.7
4.4
3.0
2.0
1.2
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.5
0.8
1.3
1.9
2.8
3.5
3.7
3.3
2.8
2.5
2.4
2.5
2.6
2.5
2.6
2.5
2.2
2.2
2.6
2.9
3.4
4.0
5.1
6.5
7.9
9.1
8.3
6.8
5.2
3.9
3.1
2.6
2.2
1.8
1.5
1.3
1.3
1.4
1.5
1.8
2.3
2.7
3.0
3.5
3.7
3.4
2.5
1.6
1.0
0.6
0.4
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.4
0.5
0.7
0.9
1.3
1.8
2.4
3.0
3.1
2.8
2.4
2.2
2.2
2.5
3.9
4.1
3.8
2.7
2.4
3.0
4.0
4.5
5.1
5.9
7.1
8.4
10.0
11.0
9.4
7.3
5.7
4.4
3.6
3.1
2.6
2.1
1.6
1.3
1.1
1.1
1.2
1.4
1.8
2.2
2.6
3.0
3.1
2.7
2.1
1.4
0.8
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.5
0.7
0.9
1.1
1.3
1.6
2.0
2.4
2.5
2.5
2.3
2.2
2.2
2.8
4.1
5.4
4.1
3.0
3.0
4.4
6.9
8.5
9.5
10.4
11.6
12.5
13.5
13.4
10.5
8.0
6.3
5.1
4.2
3.6
3.1
2.5
2.0
1.5
1.2
1.1
1.1
1.3
1.6
2.0
2.4
2.8
2.8
2.4
1.8
1.2
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.7
1.0
1.2
1.4
1.5
1.6
1.8
2.0
2.2
2.2
2.3
2.6
2.9
3.4
4.2
2.7
4.2
3.6
4.0
6.3
11.3
14.7
17.1
20.3
22.0
18.9
19.7
14.9
11.5
8.8
6.7
5.6
4.7
4.2
3.7
3.1
2.5
1.9
1.5
1.2
1.2
1.3
1.6
2.1
2.5
2.8
2.8
2.5
1.8
1.3
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.4
0.6
1.0
1.4
1.7
1.9
1.9
1.8
1.8
1.8
2.0
2.1
2.4
3.0
3.5
4.3
5.2
5.4
5.2
4.6
5.2
8.6
16.0
22.5
34.4
35.5
42.7
30.7
23.6
16.7
11.1
8.6
6.0
5.2
4.8
4.5
4.3
3.9
3.2
2.6
2.0
1.6
1.5
1.7
2.0
2.4
2.7
3.1
3.1
2.8
2.1
1.4
0.9
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.2
0.3
0.5
0.9
1.4
1.9
2.4
2.5
2.4
2.2
2.1
2.0
2.0
2.2
2.7
3.4
4.0
4.6
4.9
4.9
5.2
5.1
6.0
10.5
20.9
29.1
49.7
70.0
64.3
38.6
28.0
17.2
9.3
5.8
4.6
4.4
4.6
4.9
5.1
4.8
4.2
3.4
2.8
2.4
2.2
2.3
2.6
3.0
3.2
3.6
3.8
3.5
2.6
1.7
1.0
0.6
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.2
0.4
0.7
1.1
1.8
2.7
3.4
3.4
3.1
2.8
2.6
2.4
2.3
2.5
2.9
3.5
4.0
4.3
4.3
4.4
4.6
5.0
6.2
11.5
23.9
36.1
60.4
73.4
75.4
46.3
30.6
17.6
7.9
4.4
3.7
4.0
4.5
5.4
6.1
6.2
5.4
4.5
3.7
3.3
3.2
3.3
3.6
3.9
4.2
4.6
4.8
4.5
3.2
2.0
1.2
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.3
0.4
0.8
1.4
2.3
3.6
4.6
4.5
4.1
3.8
3.4
3.1
2.9
2.8
3.0
3.3
3.5
3.6
3.7
3.8
4.0
4.4
6.0
12.0
25.8
38.5
59.2
85.5
77.6
46.6
32.3
17.7
7.2
3.7
3.3
3.7
4.6
5.9
7.3
7.7
6.9
5.8
4.9
4.4
4.4
4.6
5.0
5.4
5.7
5.8
6.1
5.9
3.8
2.4
1.4
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.3
0.5
0.9
1.6
2.8
4.6
6.0
5.9
5.5
5.3
4.7
4.1
3.7
3.3
3.1
3.0
3.0
2.9
2.9
2.9
3.2
3.7
5.4
11.4
24.4
36.3
61.0
73.9
75.3
46.2
30.0
16.7
6.7
3.5
3.1
3.7
4.8
6.3
7.8
8.7
8.0
7.1
6.1
5.6
5.7
6.0
6.6
7.1
7.3
7.2
7.7
7.8
4.9
2.7
1.5
0.8
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.3
0.5
1.0
1.8
3.4
6.8
8.0
7.5
7.0
6.7
6.2
5.3
4.4
3.7
3.2
2.8
2.6
2.4
2.4
2.4
2.6
3.1
4.6
9.9
21.0
30.9
49.8
72.4
65.7
38.8
25.6
14.4
6.0
3.4
3.1
3.7
4.9
6.5
8.0
9.6
9.2
7.9
7.2
6.9
6.9
7.3
8.0
8.5
8.7
9.1
9.0
6.2
5.8
3.3
1.6
0.9
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.3
0.6
1.0
1.9
3.8
6.5
6.2
8.9
8.8
8.1
7.4
6.2
4.9
3.9
3.2
2.6
2.2
2.0
1.9
1.9
2.1
2.5
3.8
7.9
16.1
22.8
36.5
49.2
44.3
28.1
19.2
11.4
5.2
3.2
3.0
3.6
4.8
6.3
7.9
10.0
9.9
9.1
8.1
7.6
7.4
7.6
8.3
8.9
9.3
9.9
9.0
7.8
5.4
2.9
1.6
0.9
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.3
0.6
1.0
1.9
3.7
6.4
6.2
9.0
8.9
8.1
7.4
6.2
4.8
3.7
2.9
2.2
1.8
1.6
1.5
1.6
1.7
2.1
3.1
5.9
11.3
14.9
16.3
21.0
21.2
16.0
13.3
8.2
4.2
3.0
3.1
3.7
4.9
6.4
8.3
9.5
9.2
9.9
8.5
7.1
6.7
6.7
7.1
7.6
7.8
8.0
8.5
6.3
6.0
3.1
1.6
0.9
0.5
0.4
0.2
0.2
0.1
0.1
0.1
0.3
0.5
1.0
1.8
3.5
6.9
8.1
7.6
7.1
6.8
6.2
5.1
4.1
3.1
2.4
1.8
1.5
1.3
1.2
1.4
1.8
2.0
2.7
4.4
7.1
8.1
8.7
8.7
8.4
8.1
7.5
5.5
3.3
2.7
2.9
3.6
4.7
6.1
8.1
6.7
8.0
8.2
6.4
5.6
5.3
5.2
5.5
6.0
6.4
6.3
6.8
6.8
4.3
2.6
1.4
0.8
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.3
0.5
0.9
1.6
2.9
4.7
6.1
6.0
5.6
5.4
4.7
3.9
3.1
2.4
1.8
1.4
1.2
1.1
1.1
1.4
2.2
2.8
3.0
4.0
4.2
4.0
3.7
3.9
3.8
3.7
3.7
3.1
2.4
2.2
2.5
3.1
3.9
4.5
5.2
6.8
6.4
6.1
5.4
4.5
3.9
3.9
4.0
4.4
4.8
5.1
5.4
5.2
3.6
2.3
1.4
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
STA
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6
1
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PULL FORWARD LANE 100'
CN
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DEF
CN
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DEF
MA
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SIG
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-
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SIGN
SIG
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ZC
L
10
'
-
5
12" X
3
5
'
-
9
12"
20
,
0
0
0
-
G
A
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ZC
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10
'
-
5
12"
X
3
5
'
-
9
12"
20
,
0
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0
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G
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6
5
ZC
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8'-
6
"
X
3
4
'
-
0
"
12
,
0
0
0
-
G
A
L
L
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EBW
C800
PH
O
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R
I
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S
I
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E
P
L
A
N
GRADE LEVELCURB
CEME-TUBE FORM
ABOVE GRADE
DRILLED PIER
FOUNDATION
3'
3'
27
'
POLE SHALL BE RATED FOR
WIND SPEED OF 125MPH
LOT LIGHT ELEVATION DETAIL
NOT TO SCALE
NOTE: SEE KEYED NOTES
ON THIS SHEET FOR
EXACT LOCATION OF
POLES BEHIND CURB
LINE.
(TYP.)
Know what's below.
before you dig.Call
R
PLOTTING NOTE: PLANS PLOTTED TO 11x17
SHEET SIZE ARE 12 SCALE-
0
NORTH
30 60
1"=60'
SCALE:1" = 30'
30 15
LOT LIGHT ELEVATION DETAIL
NOT TO SCALE
GRADE LEVELCURB
CEME-TUBE FORM
ABOVE GRADE
DRILLED PIER
FOUNDATION
3'
16
'
POLE SHALL BE RATED FOR
WIND SPEED OF 125MPH
3'
NOTE: SEE KEYED NOTES
ON THIS SHEET FOR
EXACT LOCATION OF
POLES BEHIND CURB
LINE.
(TYP.)
ALL TYPE "CFBK" UNDER
DIESEL CANOPY
1
P2F
POLE 9
27'
1
P2F
POLE 11
27'
1
P2F
POLE 10
27'
2
P2F
POLE 12
27'
2
P2F
POLE 13
27'
2
P2F
POLE 14
27'
2
P2F
POLE 15
27'
2
P2F
POLE 16
27'2
P2F
POLE 17
27'
1
P2F
POLE 18
27'1
P2F
POLE 19
27'
1
P2F
POLE 20
27'
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Amy A. Sullivan
Reg. No. 63354
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly Licensed
Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
04/21/2025
CO
N
V
E
N
I
E
N
C
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S
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1
7
8
9
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,
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--
IN
S
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2
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1
0
P
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.
B
4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25-
SUBMITTAL19SEPT25-
CITY COMMENTS 128JAN26-
CITY COMMENTS 223FEB26-
DETAIL APPLIES TO POLES 9 THRU 18, 20DETAIL APPLIES TO POLES 1 THRU 8, 19, 21 THRU 22
POLE TO BE PLACED 12'
FROM INDICATED CURB
D20
S7E
CF
CFBK
P2F
PROVIDE (5) 16' POLES AND (17) 27' POLES.
FIXTURE QUANTITIES
- 37
- 4
- 20
- 12
- 29
LED STRIP LIGHT MOUNTED IN GABLE
RECESSED LED DOWNLIGHT
POLE MOUNTED LED FIXTURE
FIXTURE SYMBOLS:
KEYED NOTES:
CALCULATION STATISTICS
1
2
1.FOOTCANDLE LEVELS SHOWN ON THIS PLAN ARE CALCULATED AT GRADE
LEVEL.
2.ALL POLES SHALL BE INSTALLED A MINIMUM OF 6'-0" FROM BACK OF CURB TO
EDGE OF POLE BASE UNLESS NOTED.
3.POLES THAT ARE LOCATED AT CORNER OF ISLAND SHALL BE A MINIMUM OF
6'-0" FROM BACK OF CURB TO EDGE OF POLE BASE. POLES THAT MUST BE
INSTALLED LESS THAN 6'-0" FROM BACK OF CURB TO EDGE OF POLE BASE
SHALL HAVE PROTECTIVE BOLLARDS INSTALLED AROUND THE POLE BASE.
COORDINATE WITH KWIK TRIP PRIOR TO INSTALLATION.
GENERAL NOTES:
LSI LIGHTING: MRS-LED-30L-SIL-FT-UNV-50-70CRI-WHT
S7E -
FIXTURE TYPES:
D20 -
CF -
CFBK -
P2F-
LSI LIGHTING: SCV-LED-23L-SCFT-UNV-DIM-50-BLK
MOUNTED UNDER DIESEL CANOPY MOUNT FIXTURES WITH
FORWARD THROW OPTIC AIMING IN DIRECTION OF ARROW.
LSI LIGHTING: SCV-LED-23L-SCFT-UNV-DIM-50-WHT MOUNTED
UNDER GAS CANOPY MOUNT FIXTURES WITH FORWARD
THROW OPTIC AIMING IN DIRECTION OF ARROW.
LED STRIP LIGHT MOUNTED IN GABLE LITHONIA
TZL1N-L96-10000LM-FST-MVOLT
RECESSED LED DOWNLIGHT
GOTHAM EVO-35/30-8AR-WD-120-TRW
CONTRACTOR SHALL POLE MOUNT FIXTURE 12'-0" FROM BACK OF CURB TO EDGE
OF POLE BASE.
CONTRACTOR SHALL POLE MOUNT FIXTURE 6'-0" FROM BACK OF CURB TO EDGE
OF POLE BASE.
LED FORWARD THROW LIGHT MOUNTED UNDER FUEL CANOPIES
16'27'POLE HEIGHT
OVERALL SITE:
AVERAGE: 1.3 FC
MAXIMUM: 87.0 FC
MINIMUM: 0.0 FC
PROPERTY LINE
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.4
0.4
0.3
0.3
0.5
0.6
0.8
1.1
1.8
2.5
3.3
3.6
3.7
3.7
3.6
3.2
2.6
2.1
1.7
1.5
1.3
1.3
1.3
1.3
1.4
1.6
2.0
2.7
3.4
4.4
5.4
6.2
6.2
5.2
4.1
3.3
3.0
3.0
3.1
3.4
3.7
3.5
2.6
1.7
1.0
0.6
0.3
0.2
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.5
0.7
0.7
0.6
0.6
0.8
1.0
1.1
1.5
2.2
3.1
3.9
4.2
4.2
3.9
3.6
3.2
2.7
2.2
1.8
1.6
1.5
1.4
1.4
1.4
1.5
1.8
2.2
2.8
3.6
4.6
5.6
6.3
6.2
5.4
4.6
3.9
3.8
4.0
4.3
4.6
4.9
4.7
3.3
2.1
1.2
0.7
0.4
0.2
0.2
0.1
0.1
0.1
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
0.8
1.4
1.2
1.1
1.2
1.5
1.5
1.6
1.9
2.5
3.3
4.2
4.7
4.6
4.3
3.9
3.3
2.8
2.4
2.0
1.9
1.8
1.8
1.7
1.7
1.8
2.1
2.5
3.1
3.9
4.9
5.7
6.4
6.6
5.8
4.9
4.6
4.9
5.5
5.9
5.9
6.4
6.4
4.0
2.4
1.3
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.0
0.0
0.1
0.1
0.1
0.2
0.2
0.3
0.5
0.8
1.3
2.8
2.3
2.0
2.2
2.4
2.3
2.2
2.3
2.8
3.6
4.6
5.2
4.8
4.6
4.3
3.7
3.1
2.7
2.3
2.2
2.2
2.2
2.2
2.1
2.1
2.4
2.8
3.4
4.3
5.1
5.8
6.5
6.8
6.1
5.7
5.7
6.3
7.0
7.4
7.6
8.1
6.0
5.7
2.8
1.5
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.0
0.0
0.1
0.1
0.1
0.2
0.3
0.4
0.7
1.3
2.5
4.6
3.9
3.2
3.4
3.3
3.3
2.9
2.6
2.8
3.5
4.7
5.5
5.3
5.0
4.5
4.0
3.3
2.8
2.6
2.6
2.8
2.9
2.8
2.6
2.5
2.6
3.0
3.6
4.4
5.0
5.6
6.3
4.3
7.1
6.8
6.7
7.4
8.2
8.8
9.5
8.7
7.7
5.3
2.8
1.5
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.0
0.0
0.1
0.1
0.1
0.2
0.3
0.4
0.8
1.3
2.5
3.9
2.1
4.6
4.5
4.2
3.9
3.4
3.0
3.2
4.0
5.0
4.9
5.1
4.5
4.2
3.7
3.2
2.8
2.8
3.1
3.5
3.8
3.6
3.3
2.9
2.7
2.9
3.3
3.8
4.1
4.5
4.6
5.5
7.2
6.4
6.2
7.0
7.7
8.2
8.8
8.8
7.0
5.5
3.0
1.5
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
1.1
1.9
3.0
4.5
4.8
4.5
4.3
3.9
3.3
3.2
3.7
5.0
5.7
4.4
3.7
3.6
3.4
3.1
2.9
2.8
3.1
3.7
4.4
4.8
4.6
4.0
3.4
2.9
2.7
2.8
3.0
3.2
3.3
3.1
3.8
5.0
4.4
4.8
5.5
6.3
6.8
6.9
7.6
7.8
4.8
2.6
1.4
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
0.9
1.8
3.1
4.2
4.6
4.2
3.9
3.4
3.0
2.8
2.8
3.0
4.5
3.3
2.7
2.6
2.7
2.6
2.7
2.9
3.5
4.4
5.4
6.2
5.9
4.9
3.9
3.1
2.7
2.5
2.4
2.4
2.2
2.1
2.4
3.1
3.2
3.6
4.1
4.8
5.3
5.6
5.9
5.7
3.7
2.3
1.3
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.7
1.2
2.0
2.9
3.8
4.2
3.9
3.4
2.9
2.7
2.5
2.4
2.4
2.8
2.5
2.2
2.1
2.3
2.4
2.7
3.2
4.1
5.3
6.7
7.7
7.3
5.9
4.5
3.5
2.9
2.4
2.1
1.9
1.7
1.6
1.6
2.0
2.2
2.6
3.0
3.5
3.9
4.4
4.7
4.4
3.0
2.0
1.2
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.5
0.8
1.3
1.9
2.8
3.5
3.7
3.3
2.8
2.5
2.4
2.5
2.6
2.5
2.6
2.5
2.2
2.2
2.6
2.9
3.4
4.0
5.1
6.5
7.9
9.1
8.3
6.8
5.2
3.9
3.1
2.6
2.2
1.8
1.5
1.3
1.3
1.4
1.5
1.8
2.3
2.7
3.0
3.5
3.7
3.4
2.5
1.6
1.0
0.6
0.4
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.4
0.5
0.7
0.9
1.3
1.8
2.4
3.0
3.1
2.8
2.4
2.2
2.2
2.5
3.9
4.1
3.8
2.7
2.4
3.0
4.0
4.5
5.1
5.9
7.1
8.4
10.0
11.0
9.4
7.3
5.7
4.4
3.6
3.1
2.6
2.1
1.6
1.3
1.1
1.1
1.2
1.4
1.8
2.2
2.6
3.0
3.1
2.7
2.1
1.4
0.8
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.5
0.7
0.9
1.1
1.3
1.6
2.0
2.4
2.5
2.5
2.3
2.2
2.2
2.8
4.1
5.4
4.1
3.0
3.0
4.4
6.9
8.5
9.5
10.4
11.6
12.5
13.5
13.4
10.5
8.0
6.3
5.1
4.2
3.6
3.1
2.5
2.0
1.5
1.2
1.1
1.1
1.3
1.6
2.0
2.4
2.8
2.8
2.4
1.8
1.2
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.7
1.0
1.2
1.4
1.5
1.6
1.8
2.0
2.2
2.2
2.3
2.6
2.9
3.4
4.2
2.7
4.2
3.6
4.0
6.3
11.3
14.7
17.1
20.3
22.0
18.9
19.7
14.9
11.5
8.8
6.7
5.6
4.7
4.2
3.7
3.1
2.5
1.9
1.5
1.2
1.2
1.3
1.6
2.1
2.5
2.8
2.8
2.5
1.8
1.3
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.4
0.6
1.0
1.4
1.7
1.9
1.9
1.8
1.8
1.8
2.0
2.1
2.4
3.0
3.5
4.3
5.2
5.4
5.2
4.6
5.2
8.6
16.0
22.5
34.4
35.5
42.7
30.7
23.6
16.7
11.1
8.6
6.0
5.2
4.8
4.5
4.3
3.9
3.2
2.6
2.0
1.6
1.5
1.7
2.0
2.4
2.7
3.1
3.1
2.8
2.1
1.4
0.9
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.2
0.3
0.5
0.9
1.4
1.9
2.4
2.5
2.4
2.2
2.1
2.0
2.0
2.2
2.7
3.4
4.0
4.6
4.9
4.9
5.2
5.1
6.0
10.5
20.9
29.1
49.7
70.0
64.3
38.6
28.0
17.2
9.3
5.8
4.6
4.4
4.6
4.9
5.1
4.8
4.2
3.4
2.8
2.4
2.2
2.3
2.6
3.0
3.2
3.6
3.8
3.5
2.6
1.7
1.0
0.6
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.2
0.4
0.7
1.1
1.8
2.7
3.4
3.4
3.1
2.8
2.6
2.4
2.3
2.5
2.9
3.5
4.0
4.3
4.3
4.4
4.6
5.0
6.2
11.5
23.9
36.1
60.4
73.4
75.4
46.3
30.6
17.6
7.9
4.4
3.7
4.0
4.5
5.4
6.1
6.2
5.4
4.5
3.7
3.3
3.2
3.3
3.6
3.9
4.2
4.6
4.8
4.5
3.2
2.0
1.2
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.3
0.4
0.8
1.4
2.3
3.6
4.6
4.5
4.1
3.8
3.4
3.1
2.9
2.8
3.0
3.3
3.5
3.6
3.7
3.8
4.0
4.4
6.0
12.0
25.8
38.5
59.2
85.5
77.6
46.6
32.3
17.7
7.2
3.7
3.3
3.7
4.6
5.9
7.3
7.7
6.9
5.8
4.9
4.4
4.4
4.6
5.0
5.4
5.7
5.8
6.1
5.9
3.8
2.4
1.4
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.3
0.5
0.9
1.6
2.8
4.6
6.0
5.9
5.5
5.3
4.7
4.1
3.7
3.3
3.1
3.0
3.0
2.9
2.9
2.9
3.2
3.7
5.4
11.4
24.4
36.3
61.0
73.9
75.3
46.2
30.0
16.7
6.7
3.5
3.1
3.7
4.8
6.3
7.8
8.7
8.0
7.1
6.1
5.6
5.7
6.0
6.6
7.1
7.3
7.2
7.7
7.8
4.9
2.7
1.5
0.8
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.3
0.5
1.0
1.8
3.4
6.8
8.0
7.5
7.0
6.7
6.2
5.3
4.4
3.7
3.2
2.8
2.6
2.4
2.4
2.4
2.6
3.1
4.6
9.9
21.0
30.9
49.8
72.4
65.7
38.8
25.6
14.4
6.0
3.4
3.1
3.7
4.9
6.5
8.0
9.6
9.2
7.9
7.2
6.9
6.9
7.3
8.0
8.5
8.7
9.1
9.0
6.2
5.8
3.3
1.6
0.9
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.3
0.6
1.0
1.9
3.8
6.5
6.2
8.9
8.8
8.1
7.4
6.2
4.9
3.9
3.2
2.6
2.2
2.0
1.9
1.9
2.1
2.5
3.8
7.9
16.1
22.8
36.5
49.2
44.3
28.1
19.2
11.4
5.2
3.2
3.0
3.6
4.8
6.3
7.9
10.0
9.9
9.1
8.1
7.6
7.4
7.6
8.3
8.9
9.3
9.9
9.0
7.8
5.4
2.9
1.6
0.9
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.3
0.6
1.0
1.9
3.7
6.4
6.2
9.0
8.9
8.1
7.4
6.2
4.8
3.7
2.9
2.2
1.8
1.6
1.5
1.6
1.7
2.1
3.1
5.9
11.3
14.9
16.3
21.0
21.2
16.0
13.3
8.2
4.2
3.0
3.1
3.7
4.9
6.4
8.3
9.5
9.2
9.9
8.5
7.1
6.7
6.7
7.1
7.6
7.8
8.0
8.5
6.3
6.0
3.1
1.6
0.9
0.5
0.4
0.2
0.2
0.1
0.1
0.1
0.3
0.5
1.0
1.8
3.5
6.9
8.1
7.6
7.1
6.8
6.2
5.1
4.1
3.1
2.4
1.8
1.5
1.3
1.2
1.4
1.8
2.0
2.7
4.4
7.1
8.1
8.7
8.7
8.4
8.1
7.5
5.5
3.3
2.7
2.9
3.6
4.7
6.1
8.1
6.7
8.0
8.2
6.4
5.6
5.3
5.2
5.5
6.0
6.4
6.3
6.8
6.8
4.3
2.6
1.4
0.8
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.3
0.5
0.9
1.6
2.9
4.7
6.1
6.0
5.6
5.4
4.7
3.9
3.1
2.4
1.8
1.4
1.2
1.1
1.1
1.4
2.2
2.8
3.0
4.0
4.2
4.0
3.7
3.9
3.8
3.7
3.7
3.1
2.4
2.2
2.5
3.1
3.9
4.5
5.2
6.8
6.4
6.1
5.4
4.5
3.9
3.9
4.0
4.4
4.8
5.1
5.4
5.2
3.6
2.3
1.4
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.3
0.4
0.8
1.4
2.3
3.6
4.6
4.6
4.2
3.9
3.5
3.0
2.4
1.8
1.4
1.2
1.2
1.2
1.3
1.6
2.4
4.2
5.3
3.9
2.7
2.2
1.9
1.8
1.8
1.6
1.8
1.8
1.7
1.7
2.0
2.3
2.8
3.1
3.6
4.2
5.5
6.9
5.4
3.6
3.0
2.9
3.1
3.3
3.7
4.1
4.4
4.1
3.0
2.0
1.2
0.8
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.2
0.4
0.7
1.1
1.9
2.8
3.5
3.5
3.2
2.9
2.8
2.5
2.1
1.7
1.4
1.4
1.6
1.7
1.9
2.1
2.8
4.1
2.7
3.7
2.5
2.0
1.6
1.3
1.2
1.1
1.1
1.2
1.2
1.3
1.5
1.8
2.2
2.7
3.1
3.6
4.8
3.5
4.8
3.4
2.8
2.6
2.7
2.9
3.1
3.5
3.7
3.3
2.5
1.7
1.1
0.7
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.2
0.3
0.5
0.9
1.4
2.0
2.4
2.6
2.4
2.4
2.5
2.7
2.7
2.5
2.3
2.5
2.7
2.8
2.9
3.1
3.8
4.6
4.8
4.3
3.3
2.6
2.0
1.5
1.3
1.2
1.1
1.1
1.2
1.3
1.5
1.8
2.3
3.0
3.7
4.3
5.2
5.3
5.1
4.1
3.3
2.9
2.7
2.8
3.0
3.3
3.3
2.9
2.2
1.5
1.0
0.6
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.2
0.4
0.6
1.0
1.4
1.7
1.9
1.9
1.9
2.5
3.7
4.7
5.0
5.1
5.2
5.1
4.4
3.7
3.7
4.2
4.8
4.8
4.6
3.8
3.0
2.3
1.8
1.6
1.9
2.1
2.0
2.1
1.8
2.0
2.6
3.3
4.2
4.9
5.0
5.5
5.3
5.2
4.5
3.7
3.3
3.0
3.0
3.2
3.3
3.2
2.8
2.1
1.5
1.0
0.7
0.4
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.7
0.9
1.2
1.3
1.3
1.4
2.3
4.6
7.8
9.0
9.3
9.3
8.3
5.6
4.2
4.0
4.3
4.2
4.2
4.3
4.0
3.4
2.7
2.1
2.1
3.2
4.6
4.7
4.9
3.9
3.6
5.3
6.2
7.1
7.0
5.8
5.2
4.7
4.7
4.5
4.1
3.6
3.3
3.4
3.6
3.7
3.4
2.8
2.2
1.6
1.1
0.8
0.5
0.4
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.2
0.3
0.5
0.6
0.8
0.9
0.9
1.0
1.9
4.7
10.0
14.0
14.1
14.2
16.8
21.8
18.6
18.0
18.3
10.5
0.0
11.5
18.3
18.0
9.6
2.3
2.7
4.9
8.5
9.5
10.5
8.8
8.2
10.9
11.1
11.4
9.3
6.2
4.8
4.2
4.1
4.0
3.8
3.6
3.5
3.8
4.2
4.2
3.7
3.0
2.4
1.9
1.4
1.0
0.8
0.6
0.4
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.5
0.6
0.6
0.7
1.2
3.3
7.6
13.2
16.6
12.8
17.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
13.7
2.3
3.3
6.9
12.6
16.6
21.8
21.6
19.4
23.2
20.2
16.1
11.6
6.3
4.1
3.4
3.2
3.1
3.1
3.3
3.6
4.0
4.5
4.7
4.2
3.4
2.7
2.2
1.8
1.4
1.1
0.9
0.7
0.5
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.4
0.4
0.5
0.8
1.5
2.9
7.5
7.3
6.7
12.9
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
11.5
1.2
3.0
9.0
17.1
23.5
38.7
35.9
27.4
43.3
30.6
20.8
14.2
6.7
3.7
2.8
2.5
2.5
2.5
2.7
3.3
4.1
4.9
5.0
4.5
3.9
3.2
2.7
2.3
1.9
1.6
1.3
1.0
0.8
0.5
0.4
0.3
0.0
0.1
0.1
0.1
0.2
0.2
0.3
0.3
0.3
0.3
0.4
0.7
1.4
4.4
4.7
5.3
21.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
11.6
1.4
3.5
10.6
20.8
28.6
42.8
40.3
35.0
46.8
35.3
25.1
16.2
7.0
3.4
2.3
2.0
1.9
2.1
2.5
3.1
4.1
5.4
5.2
4.7
4.3
3.7
3.1
2.9
2.6
2.3
1.9
1.6
1.2
0.8
0.5
0.4
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.3
0.3
0.5
0.9
1.4
1.6
13.9
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
11.8
1.8
4.0
11.8
23.5
31.6
45.3
42.2
38.1
48.2
37.9
27.6
17.8
7.3
3.1
1.9
1.6
1.6
1.9
2.5
3.6
4.6
5.0
5.4
5.1
4.6
4.2
3.6
3.4
3.3
3.1
2.8
2.3
1.7
1.2
0.8
0.5
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.4
0.5
0.6
0.7
13.9
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
12.4
2.2
4.6
12.7
25.0
33.1
48.5
44.7
34.8
53.5
39.4
28.7
18.7
7.5
3.0
1.6
1.3
1.3
1.6
2.3
4.4
5.4
4.5
4.7
4.5
4.5
4.3
3.9
3.8
3.8
3.9
3.9
3.4
2.5
1.7
1.1
0.7
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.3
0.3
0.3
13.9
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
14.2
3.3
5.1
13.0
25.0
33.3
44.6
44.0
39.5
46.4
38.9
28.6
18.7
7.5
2.9
1.4
1.0
1.0
1.2
1.6
2.6
4.0
3.4
3.3
3.6
3.7
3.9
3.8
3.9
4.1
4.6
5.0
4.8
3.5
2.4
1.4
0.9
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.2
0.2
14.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
17.8
6.4
5.8
13.3
25.4
33.1
49.5
44.7
35.2
53.1
39.6
28.7
18.9
7.5
2.8
1.4
0.9
0.9
1.0
1.3
2.0
2.6
2.6
2.6
3.0
3.1
3.3
3.6
4.0
4.5
5.3
6.0
6.6
5.4
3.6
2.2
1.2
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
14.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
20.2
7.7
5.8
13.1
25.1
33.1
47.6
43.7
37.5
50.4
39.2
28.7
18.6
7.4
2.8
1.3
0.9
0.8
0.9
1.2
1.9
2.4
2.7
2.7
2.7
2.7
3.0
3.6
4.4
5.4
6.1
7.1
8.2
5.5
5.0
2.6
1.5
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
14.1
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
17.9
4.2
5.2
12.8
24.8
32.9
46.7
43.2
38.3
49.1
38.8
28.5
18.4
7.2
2.6
1.3
1.0
0.9
1.0
1.5
2.3
3.3
4.0
3.7
3.0
2.7
3.1
3.9
5.0
6.3
7.3
8.3
8.7
7.7
5.9
3.9
2.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.3
19.6
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
14.1
2.5
4.6
12.4
24.5
32.8
48.1
43.9
34.4
52.8
38.8
28.0
18.0
7.0
2.6
1.4
1.1
1.2
1.6
2.4
3.6
4.9
6.0
5.5
4.0
3.1
3.3
4.3
5.7
7.1
8.2
9.2
9.2
8.7
6.6
4.1
2.2
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.4
0.7
6.2
12.6
10.8
10.6
10.2
9.9
0.0
0.0
8.8
8.7
5.8
1.9
1.9
4.2
11.2
22.5
30.8
42.1
41.9
38.4
43.9
36.3
25.9
16.4
6.4
2.5
1.4
1.4
1.7
2.6
3.8
5.3
7.1
8.8
7.8
5.1
3.6
3.6
4.5
5.9
7.3
7.9
8.0
7.5
7.4
6.8
4.1
2.4
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.7
1.8
3.2
3.9
3.8
3.2
2.7
4.5
11.3
9.6
3.0
1.2
0.9
1.2
1.9
3.9
10.0
19.6
26.8
42.9
43.2
30.8
46.8
33.1
22.4
14.4
5.7
2.3
1.5
1.6
2.4
3.9
5.5
7.7
9.7
11.1
8.5
5.4
3.5
3.5
4.3
5.3
6.2
6.6
6.5
6.0
5.8
5.3
4.0
2.5
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.2
0.3
0.6
0.9
1.4
3.5
6.1
7.2
5.7
4.0
2.7
2.7
3.7
3.3
1.9
1.2
1.0
1.3
1.9
3.5
8.4
15.6
21.4
33.4
30.8
26.4
36.0
26.5
17.7
11.4
4.7
2.0
1.4
1.6
2.5
4.4
7.0
9.7
11.4
12.5
8.0
4.1
2.9
3.1
3.6
4.3
4.8
5.0
5.1
4.8
4.6
4.2
3.5
2.3
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.2
0.4
0.9
2.0
3.5
5.8
9.1
9.5
6.6
4.3
2.7
2.1
2.1
2.1
1.8
1.5
1.6
1.8
2.2
3.5
6.9
12.0
14.5
17.1
15.8
14.3
17.5
15.4
13.0
8.6
3.7
1.6
1.1
1.2
1.9
3.4
5.8
7.8
9.4
10.3
9.8
4.3
2.7
2.5
2.9
3.3
3.7
3.8
3.9
3.7
3.6
3.4
2.8
2.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.3
0.5
1.0
2.3
9.5
9.8
11.7
9.7
6.8
4.4
2.7
2.1
2.4
2.7
2.8
2.8
2.9
3.0
3.1
3.7
5.8
8.9
9.7
10.1
8.4
7.7
9.5
9.3
8.5
5.9
2.7
1.2
0.8
0.8
1.1
1.9
3.2
4.3
4.1
6.2
5.3
3.1
2.3
2.1
2.2
2.6
2.9
3.2
3.3
3.3
3.1
2.9
2.4
1.7
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.2
0.5
0.9
2.2
7.1
8.2
11.1
9.8
6.8
4.3
2.7
2.5
3.4
4.5
4.8
4.9
5.0
4.9
4.5
4.0
4.9
6.7
7.5
7.8
7.2
6.8
7.3
6.5
5.1
3.6
1.8
0.9
0.5
0.5
0.6
0.8
1.3
1.6
1.7
2.6
2.3
1.8
1.5
1.5
1.7
2.1
2.5
2.9
3.2
3.3
3.2
2.8
2.2
1.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.2
0.4
0.7
1.5
2.3
4.4
7.4
8.6
6.3
4.1
2.6
2.6
4.1
6.4
7.7
8.0
8.0
7.4
5.6
3.9
4.0
5.5
7.6
8.7
8.8
8.7
7.9
5.7
3.4
2.1
1.1
0.6
0.4
0.3
0.3
0.4
0.6
0.6
0.8
1.2
1.2
1.1
1.1
1.2
1.4
1.8
2.3
2.9
3.5
3.7
3.4
2.9
2.1
1.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.2
0.3
0.5
0.6
1.0
2.5
4.4
5.4
4.7
3.4
2.2
2.3
4.0
7.2
9.9
10.4
10.5
9.0
5.8
3.3
3.0
4.7
7.9
10.4
10.5
10.7
8.6
5.2
2.5
1.2
0.7
0.4
0.3
0.2
0.2
0.2
0.3
0.4
0.5
0.6
0.7
0.7
0.8
0.9
1.2
1.7
2.2
2.9
3.7
4.2
3.8
3.3
2.2
1.7
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.2
0.2
0.3
0.5
1.1
1.9
2.5
2.5
2.1
1.6
1.7
3.0
5.4
8.5
11.7
10.9
6.9
4.2
2.2
1.9
3.2
5.9
9.2
11.8
10.3
6.5
3.7
1.6
0.7
0.4
0.3
0.2
0.2
0.2
0.2
0.2
0.2
0.3
0.4
0.4
0.5
0.6
0.7
1.0
1.5
2.1
2.9
3.8
4.4
4.5
4.0
3.0
2.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
1.0
1.1
1.1
1.0
1.1
1.6
2.6
5.0
8.9
7.7
3.4
2.0
1.2
1.1
1.6
2.7
5.7
5.7
6.9
3.0
1.7
0.9
0.4
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.3
0.3
0.4
0.6
1.0
1.5
2.1
2.8
3.7
4.3
4.9
4.6
4.2
4.2
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.5
0.6
0.6
0.8
1.3
3.2
5.6
5.6
2.0
0.9
0.6
0.6
0.7
1.4
3.9
5.3
5.4
1.7
0.8
0.4
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.2
0.4
0.6
0.9
1.4
2.0
2.8
3.7
4.2
4.8
4.6
4.3
4.4
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.5
0.9
1.6
1.7
1.7
1.2
0.6
0.4
0.4
0.5
1.0
1.6
1.7
1.6
1.1
0.5
0.3
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.6
0.9
1.4
2.0
2.7
3.6
4.2
4.4
3.9
3.0
2.5
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.5
0.7
0.8
0.8
0.6
0.5
0.3
0.3
0.4
0.5
0.7
0.8
0.7
0.6
0.4
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.5
0.9
1.4
1.9
2.6
3.4
3.8
3.4
2.8
1.8
1.3
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
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0.1
0.1
0.1
0.2
0.2
0.3
0.4
0.4
0.4
0.3
0.3
0.2
0.2
0.3
0.3
0.4
0.4
0.4
0.3
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.5
0.8
1.3
1.8
2.3
2.8
3.0
2.6
2.1
1.3
0.8
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
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0.0
0.0
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0.1
0.1
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.1
0.1
0.1
0.1
0.1
0.0
0.0
0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.2
0.3
0.5
0.7
1.1
1.5
1.8
2.1
2.1
1.8
1.4
0.9
0.4
0.0
0.0
0.0
0.0
0.0
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0.1
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0.1
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0.1
0.1
0.1
0.1
0.1
0.1
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0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.6
0.9
1.1
1.3
1.3
1.3
1.1
0.8
0.5
0.3
0.0
0.0
0.0
0.0
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0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.0
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0.0
0.0
0.1
0.1
0.1
0.1
0.2
0.3
0.4
0.5
0.6
0.7
0.8
0.8
0.7
0.6
0.5
0.3
0.2
0.0
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0.0
0.0
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W.P.
GEN 3
9,176 SQ FT
UPDATED 11-2024
WX
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WX
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WX
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PULL FORWARD LANE 100'
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SIGN - MONUMENT SIGN
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D20
S7E
CF
CFBK
P2F
PROVIDE (5) 16' POLES AND (17) 27' POLES.
FIXTURE QUANTITIES
- 37
- 4
- 20
- 12
- 29
LED STRIP LIGHT MOUNTED IN GABLE
RECESSED LED DOWNLIGHT
POLE MOUNTED LED FIXTURE
FIXTURE SYMBOLS:
KEYED NOTES:
CALCULATION STATISTICS
1
2
1.FOOTCANDLE LEVELS SHOWN ON THIS PLAN ARE CALCULATED AT GRADE
LEVEL.
2.ALL POLES SHALL BE INSTALLED A MINIMUM OF 6'-0" FROM BACK OF CURB TO
EDGE OF POLE BASE UNLESS NOTED.
3.POLES THAT ARE LOCATED AT CORNER OF ISLAND SHALL BE A MINIMUM OF
6'-0" FROM BACK OF CURB TO EDGE OF POLE BASE. POLES THAT MUST BE
INSTALLED LESS THAN 6'-0" FROM BACK OF CURB TO EDGE OF POLE BASE
SHALL HAVE PROTECTIVE BOLLARDS INSTALLED AROUND THE POLE BASE.
COORDINATE WITH KWIK TRIP PRIOR TO INSTALLATION.
GENERAL NOTES:
LSI LIGHTING: MRS-LED-30L-SIL-FT-UNV-50-70CRI-WHT
S7E -
FIXTURE TYPES:
D20 -
CF -
CFBK -
P2F-
LSI LIGHTING: SCV-LED-23L-SCFT-UNV-DIM-50-BLK
MOUNTED UNDER DIESEL CANOPY MOUNT FIXTURES WITH
FORWARD THROW OPTIC AIMING IN DIRECTION OF ARROW.
LSI LIGHTING: SCV-LED-23L-SCFT-UNV-DIM-50-WHT MOUNTED
UNDER GAS CANOPY MOUNT FIXTURES WITH FORWARD
THROW OPTIC AIMING IN DIRECTION OF ARROW.
LED STRIP LIGHT MOUNTED IN GABLE LITHONIA
TZL1N-L96-10000LM-FST-MVOLT
RECESSED LED DOWNLIGHT
GOTHAM EVO-35/30-8AR-WD-120-TRW
GRADE LEVELCURB
CEME-TUBE FORM
ABOVE GRADE
DRILLED PIER
FOUNDATION
3'
3'
27
'
DETAIL APPLIES TO POLES 1 THRU 2, 8 THRU 22
POLE SHALL BE RATED FOR
WIND SPEED OF 125MPH
LOT LIGHT ELEVATION DETAIL
NOT TO SCALE
NOTE: SEE KEYED NOTES
ON THIS SHEET FOR
EXACT LOCATION OF
POLES BEHIND CURB
LINE.
(TYP.)
CONTRACTOR SHALL POLE MOUNT FIXTURE 12'-0" FROM BACK OF CURB TO EDGE
OF POLE BASE.
CONTRACTOR SHALL POLE MOUNT FIXTURE 6'-0" FROM BACK OF CURB TO EDGE
OF POLE BASE.
Know what's below.
before you dig.Call
R
PLOTTING NOTE: PLANS PLOTTED TO 11x17
SHEET SIZE ARE 12 SCALE-
0
NORTH
30 60
1"=60'
SCALE:1" = 30'
30 15
C801
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LOT LIGHT ELEVATION DETAIL
NOT TO SCALE
GRADE LEVELCURB
CEME-TUBE FORM
ABOVE GRADE
DRILLED PIER
FOUNDATION
3'
16
'
POLE SHALL BE RATED FOR
WIND SPEED OF 125MPH
3'
DETAIL APPLIES TO POLES 3 THRU 7
NOTE: SEE KEYED NOTES
ON THIS SHEET FOR
EXACT LOCATION OF
POLES BEHIND CURB
LINE.
(TYP.)
ALL TYPE "CFBK" UNDER
DIESEL CANOPY
CF CF CF CF CF CF CF
D20 D20 D20 D20 D20 D20 D20
D20
D20D20D20
D20
D20
D20
D20
D20
D20
D20
D20
D20 D20 D20 D20 D20 D20 D20
D20
S7E S7E
D20
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D20
D20
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D20
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S7E
1
P2F
POLE 2
1
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POLE 4CFCFCF
16'27'POLE HEIGHT
27'
1
P2F
POLE 3
16'
1
P2F
POLE 1
27'
16'
1
P2F
POLE 5
16'
1
P2F
POLE 6
16'
1
P2F
POLE 7
16'
1
P2F
POLE 9
27'
1
P2F
POLE 11
27'
2
P2F
POLE 12
27'
1
P2F
POLE 10
27'
1
P2F
POLE 8
27'
2
P2F
POLE 15
27'
2
P2F
POLE 16
27'
1
P2F
POLE 18
27'1
P2F
POLE 19
27'
1
P2F
POLE 20
27'
1
P2F
POLE 21
27'
1
P2F
POLE 22
27'
CF CF CF CF CF CF CF CF CF CF
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
INTERNAL REVIEW 122MAY25-
Signed
Date 2-2026
Amy A. Sullivan
Reg. No. 63354
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly Licensed
Architect under the laws of the
State of Minnesota.
GRAPHIC
25-1789
04/21/2025
CO
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4205 Lancaster Lane North Suite 113
Plymouth, Minnesota 55441
7 6 3 . 383 . 8400
insitesinc.net mail@insitesinc.net
SITE PLANNING LANDSCAPE ARCHITECTURE IN
C
.
INTERNAL REVIEW 206AUG25-
SUBMITTAL19SEPT25-
CITY COMMENTS 128JAN26-
CITY COMMENTS 223FEB26-
OVERALL SITE:
AVERAGE: 1.3 FC
MAXIMUM: 87.0 FC
MINIMUM: 0.0 FC
PROPERTY LINE
PROPERTY LINE
POLE TO BE PLACED 12'
FROM INDICATED CURB
H:\COTT\25X139196000\1_Corres\C_To Others\Kwik Trip\2026-04-13\139196 Plan Review 2026-04-13.docx
MEMORANDUM
Date: 04/13/2026
To: Paul Sponholz, PE
From: Mike Boex, PE
Subject: Kwik Trip Store 1789 (TH 10/61 & MN 95) Plan Review
City of Cottage Grove, MN
Project No.: 26X.139196.000
This memo summarizes the review of the Kwik Trip Store #1789 (TH 10/61 & MN 95) Plan Submittal,
submitted by Kwik Trip Inc., dated 1/28/2026 (received 3/26/2026).
Preliminary Plat Plans
Plat:
1. The plat reflects a continuous right-of-way width along Manning Avenue of 93-feet; however,
the City believes MnDOT was requesting 95-feet.
2. MnDOT may require a separate 20-ft trail easement along Hwy. 61.
a. If required, private infrastructure should not encroach onto the easement.
3. Provide a 10-ft perimeter drainage and utility easement around the new lot.
4. Through the records search that was performed during preparation of the plat, clarify the right-
of-way per document 15211 and why the new lot was not modified to follow this boundary.
5. Washington County records indicate this property may be subject to a Northern States Power
Company Easement per Book 150 Deeds Pg 480 (unspecified location). This type of easement
wasn’t apparent on the submitted plans; please indicate what the property research found.
Sheet C001:
6. Identify the vertical datum of the benchmarks used on the project.
7. Please add a note on the cover sheet that the City of Cottage Grove’s Standard Specifications for
Street and Utility Construction shall govern for all improvements within the City right-of-way,
public easement, or public parcels. Work in state right-of-way will follow MnDOT specifications,
2025 edition.
Sheet C100:
8. Numerous aspects of the east-west road/drive connection to Manning Avenue do not meet city
standards, or is not set up for clear public/private delineation in the future.
a. Based on the submitted plat, the road/drive lies within a single lot and will therefore be
considered privately owned and maintained.
Kwik Trip Store 1789 Plan Review
Page: 2
b. If there is ever a petition to make this road public in the future, the City reserves the
right to make the necessary modifications to bring the road into compliance with City
standards at no cost to the City. This would also mean limiting the site to three (max.)
access connections vs. the four depicted.
i. Alternately, the road can remain private and utilize private access and
maintenance agreements with other future users of the site.
9. Surfacing improvements shall be identified on future submittals; no pavement sections appear
to be identified.
10. Per city code, all parking stalls shall have a minimum width of 9-ft.
11. Numerous keynotes (perhaps up to fourteen) appear to be unused on the plan. Please remove
unneeded keynotes or identify where they are used.
12. For context, Manning Avenue turn lane improvements should be depicted on the plans. The
radius of the new drive appears to extend beyond turn lane arrows (perhaps new lanes) on
Manning Avenue. As shown, the plans are unclear.
a. Preliminary layout of turn and bypass lanes along Manning Avenue have been discussed
with MnDOT. Further discussion will be needed to determine final design, bidding and
construction given it needs to be publicly let and constructed through the public
process.
13. As a reminder, the City will include costs in the developer’s agreement regarding a cost-share on
the turn lanes/sight correction at 114th Street.
14. Additional details regarding the proposed shed shall be submitted to the City for review.
Sheet C180:
15. Truck turning movements appear to run over the island at the third drive entrance.
16. Turning movements will need to contemplate turn lane improvements on Manning Avenue.
Sheet C202:
17. MnDOT will review proposed grading within Manning Avenue (TH 95) and TH 61/10 right-of-
way.
a. The grading plan should be updated once Manning Avenue improvements are depicted.
18. Both TH 95 and TH 61 are designated corridors for future trails according to the Regional Bicycle
Transportation Network. TH 61/10 has a trail planned as part of the Metro Collaborative
Bikeway while TH 95 has a trail planned as part of the Mississippi River Trail Bikeway.
a. Grading should consider areas for future trail improvements.
i. TH 61/10: trail in 20-ft trail easement adjacent to right-of-way
ii. TH 95/Manning Avenue: trail within proposed right-of-way
Sheet C203:
19. The maximum intersection approach grade to Manning Avenue: provide a 2% maximum grade
for the first 100-ft approaching an intersection (at a yield or stop condition), as measured from
the proposed stop location.
Kwik Trip Store 1789 Plan Review
Page: 3
Sheet C300:
20. Attempt to place the new oil skimmer (currently at CB#12) at a low point to contain a potential
spill to the skimmer structure. As depicted, it appears there is a potential for bypass flow to the
low point at CB#4.
21. Pretreatment: Two Oil skimmers include 4' sump manholes upstream of the pond, however
sumps at CB#3 and CB#19 would be helpful in providing pretreatment to the pond.
Sheet C301:
22. A MnDOT permit is anticipated for both grading and stormwater work.
a. The pond outlet should consider the location of the future trail; further coordination
with MnDOT is anticipated.
Sheet C400:
23. Submit the septic design and Washington County approvals to the City once complete. Depict
all applicable Washington County setbacks, demonstrating compliance, on the plan per the
County’s ordinance.
Sheet C500:
24. It appears details 10 and 11 are not referenced within the plan. Please remove unused details
or indicate where they are used.
Sheet C700:
25. Avoid planting trees or shrubs within public right-of-way. There are currently plantings
proposed within Manning Avenue right-of-way.
a. Plantings should also avoid the TH 61/10 trail easement.
26. Notes: there is a statement that “irrigation design should encompass all landscape area with
sod and/or plantings.” This should be revised to include all turf grass, even if seeded.
27. It is recommended to plant trees a minimum of 5-ft away from the private water, sewer, or
storm sewer pipes.
28. Provide 15-ft of sod along all hardscape (i.e. private road and parking lot), sod within interior
islands, and sod from new Manning Avenue MnDOT right-of-way line from south side of private
road to SE corner of the proposed building. Areas within MnDOT right-of-way will be
determined by MnDOT (anticipate seed mix) and areas outside of 15-ft requirement can be seed
mix.
29. 79 overstory trees are required but the planting table adds up to 78 overstory trees.
Sheet C800:
30. The fixture quantities tabulation doesn’t appear to match what’s depicted on the plan.
31. Pole heights:
a. The details state light poles 1-4 are 16-ft height, while the fixture quantities state there
are ten 16-ft poles.
b. The details state light poles 5-25 are 27-ft height, while only 22 total poles are depicted.
c. Please resolve all differences between the plans and notes.
Kwik Trip Store 1789 Plan Review
Page: 4
Traffic Study & Related Comments:
32. A memo dated 10/15/2025 was provided to Kwik Trip on 10/30/2025. Revise the traffic impact
analysis accordingly and depict improvements as outlined in the memo.
Stormwater:
33. HydroCAD:
a. Please include the inflow and outflow hydrograph plots in the HydroCAD report so the
model routings and stability can be reviewed.
b. HydroCAD simulates a 4" vertical orifice at elevation 880, but a 5" orifice is shown on
Sheet C302. HydroCAD also simulates a 6' length weir at elevation 882, but a 60" weir is
shown on Sheet C302 at elevation 881.9 feet. Please be consistent.
34. Soil Borings: Soil borings are required in the vicinity of proposed volume control BMPs. Borings
are needed to identify soil conditions and the presence of groundwater or bedrock. Soil borings
should extend a minimum of 5 feet below the lowest constructed elevation of proposed BMPs.
35. P8 Water Quality Model:
a. The P8 existing conditions model shows a very low TP load of only 0.67 lbs./year from
11.06 acres. We would expect about 0.5 lbs./acre/year from ag lands--so about 5.5
lbs./year. For example, MIDS suggests a TP load of about 4.46 lbs./year from 11.06
acres of HSGB Turf. Please review the existing conditions P8 assumptions and results.
b. The proposed conditions P8 includes an unswept impervious runoff coefficient of 0.6
which is less than the SWWD guidance value of 0.9, so please update the P8 model.
36. Total phosphorus (TP) allowable rates are not met. The allowed loading rate is 0.22
lbs./acre/year at 11.06 acre is 2.43 lbs./year, while the current proposed discharge is 3.6
lbs./year. The proposed stormwater ponds are not sufficient to achieve the required TP rates.
TP mitigation can be made with a cash dedication; the cost for commercial development is
$22,868.00 per lb. of TP removal.
37. Peak discharge rate is exceeded for the 100-year storm event. The surface water management
plan unit outflow rate for the Link TS 11.06 acres is 7.52 cfs (11.06 acres * 0.68 cfs/acre). The
current design shows 14.07 cfs discharge—which exceeds the target discharge rate by 6.5 cfs.
a. The 2.03 acre subwatershed 2S contributes a peak flow of 11.2 cfs in the 100-year flood.
Subwatershed 2S comprises 18% of the 11.06 acre. The stormwater narrative report
describes uncontrolled runoff from subwatershed 2S: “The remainder of the unrestricted
flows are from areas that are in easements that can’t be used for storage or are areas
where storm sewers/swales are not able to flow into the wet basin, which is why the TS
Link discharge doesn’t work for the 100-year event.” Please work to further reduce the
discharge from uncontrolled areas, including subwatershed 2S, to align closer with the
target unit outflow rate of 0.68 cfs/acre or explain why this is not feasible.
38. TSS reduction is not being met. The existing TSS rate (allowable rate) is 141 lb./yr. The proposed
conditions TSS rate is 282 lb./year. Please work to meet the TSS requirements.
39. Rational Storm Sewer Design: The Storm Sewer Design table includes a number of errors in the
computed pipe velocity column. Velocity values listed do not appear to match either the
HydroCAD model or a Manning’s equation value. Please check and update the pipe velocities
listed within the Storm Sewer Design table.
Kwik Trip Store 1789 Plan Review
Page: 5
40. The City will require an executed stormwater maintenance agreement for the proposed
stormwater features on the site.
41. NPDES Construction Stormwater Permit: As this project disturbs more than 1 acre, an NPDES
Construction Stormwater Permit and SWPPP will be required.
42. 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.
KWIK TRIP, INC.
P.O. Box 2107
1626 Oak Street
La Crosse WI 54602-2107
PH. (608) 781-8988
10 MPD Canopy
CANOPY ELEVATION
CANOPY PERSPECTIVE
3 Lane Diesel Canopy
CANOPY EXIT ELEVATION CANOPY END ELEVATION
CANOPY PERSPECTIVE
KWIK TRIP, INC.
P.O. Box 2107
1626 Oak Street
La Crosse, WI 54602-2107
PH. (608) 781-8988
Fax (608) 781-8960
SIGN
SIGN - MONUMENT SIGN
63'-0"
22'-0"
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DRAWN BY
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PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
BKGD UPDATE2026 02/061
NO LED STRIPE2026 02/192
LED STRIPE2026 03/023
SITE PLAN
1" = 90'-0"
PROPOSED SIGNS:
#01 24" LED KWIK TRIP BUILDING LETTERS
#02 24" LED KWIK TRIP BUILDING LETTERS
#03 24" LED KWIK TRIP BUILDING LETTERS
#05 24" LED KWIK TRIP CANOPY LETTERS
#06 24" LED KWIK TRIP CANOPY LETTERS
#07 18" LED DIESEL ENTER CANOPY SIGN
#08 18" LED DIESEL EXIT CANOPY SIGN
#09 - #15 30 MINUTE PARKING SIGNS
#16 NO PARKING SIGN
#17- #20 COMBINATION TRUCK PARKING/24 PARKING SIGNS
#21 -#28 NO PARKING SIGNS
#29 DRIVEWAY DIRECTIONAL SIGN
#30 FREESTANDING MONUMENT SIGN
#31 FREESTANDING MONUMENT SIGN
DS3
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DS3
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CA1
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CA4
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DS2
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CA3
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CS1
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CS
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DS2
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DS3
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DS
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DS2
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DS223
28DS2
DS2
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DS
2
21
16
DS
2
DS
2
09
DS
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DS
2
11
24
DS
2 25
DS2
CS1
01
CS1
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DS1
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106'-4"
112'-0"
18'-91
4"
9'
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DS1
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DS2
14
DS2
15
106'-4"
CS1
03
23'-03
4"
8'
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12'-013
16"
2'
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24" HIGH LED LETTERS24.37 S.F.
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PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
S
I
G
N
A
G
E
CS1
LOGO DETAIL - SIGNs #01 & 03
SCALE: 1/2" = 1'-0"
STORE ELEVATION
SCALE: 3/32" = 1'-0"
STORE ELEVATION
SCALE: 3/32" = 1'-0"
K:
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:
5
7
A
M
101'-4"
DS1
F
CS2
02
18'-31
4"
9'
-
4
3 4"
DS2
12
DS2
13DS1
C
23
'
-
0
"
101'-4"
111'-4"
12'-013
16"
2'
-
0
"
24" HIGH LED LETTERS24.37 S.F.
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
S
I
G
N
A
G
E
CS2
MJM
0001
2025 08-04
MULTIPLE
CO
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G
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M
N
HW
Y
6
1
&
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9
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CO
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E
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I
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N
C
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S
T
O
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E
#
1
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DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
LOGO DETAIL - SIGN #02
SCALE: 1/2" = 1'-0"
STORE ELEVATION
SCALE: 3/32" = 1'-0"
STORE ELEVATION
SCALE: 3/32" = 1'-0"
K:
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s
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(
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9
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X
X
\
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9
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2
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2
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1
0
:
2
3
:
0
3
A
M
120'-0"
1'
-
8
"
8" HIGH LED STRIPE
8"
1'
-
8
"
5"5"
4'
-
0
"
120'-0"
40'-0"
1'
-
8
"
8"
1'
-
8
"
5"5"
4'
-
0
"
40'-0"
8" HIGH LED STRIPE
CA
N
O
P
Y
S
I
G
N
A
G
E
CA1
MJM
0001
2025 08-04
MULTIPLE
CO
T
T
A
G
E
G
R
O
V
E
,
M
N
HW
Y
6
1
&
C
T
Y
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D
9
5
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T
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S
I
D
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D
I
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S
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CO
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E
N
I
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N
C
E
S
T
O
R
E
#
1
7
8
9
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
BKGD UPDATE2026 02/061
NO LED STRIPE2026 02/192
LED STRIPE2026 03/023
CITY COMMENTS2026 04/065
CANOPY ELEVATION
SCALE: 3/32" = 1'-0"
CANOPY ELEVATION
SCALE: 3/32" = 1'-0"
4'
-
0
"
120'-0"5"5"
1'
-
8
"
8"
1'
-
8
"
1'-6"104'-11"
8" HIGH LED STRIPE
12'-1"1'-6"
CA2
05
40'-0"
1'
-
8
"
8"
1'
-
8
"
5"5"
4'
-
0
"
40'-0"
8" HIGH LED STRIPE
12'-013
16"
2'
-
0
"
24" HIGH LED LETTERS24.37 S.F.
CA
N
O
P
Y
S
I
G
N
A
G
E
CA2
MJM
0001
2025 08-04
MULTIPLE
CO
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1
&
C
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D
9
5
WI
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S
I
D
E
D
I
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S
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CO
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E
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I
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N
C
E
S
T
O
R
E
#
1
7
8
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DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
BKGD UPDATE2026 02/061
NO LED STRIPE2026 02/192
LED STRIPE2026 03/023
CITY COMMENTS2026 04/065
CANOPY ELEVATION
SCALE: 3/32" = 1'-0"
CANOPY ELEVATION
SCALE: 3/32" = 1'-0"
LOGO DETAIL - SIGN #05
SCALE: 1/2" = 1'-0"
70'-0"
1'
-
8
"
8"
1'
-
8
"
5"5"
4'
-
0
"
27'-3 9
16"1'-6"27'-3 9
16"
8" HIGH LED STRIPE
12'-5"1'-6"
CA3
07
DEF1
A
DEF1
B
DEF1
B
DEF1
C
10
'
-
0
"
DEF1
D
DEF1
D
DEF1
D
DEF1
D
24'-0"
4'
-
0
"
8" HIGH LED STRIPE
1'-6"12'-1"1'-6"4'-51
2"4'-51
2"
CA3
06
1'
-
8
"
8"
1'
-
8
"
5"5"
18" HIGH LED LETTERS
1'
-
6
"
12'-5"
18.61 S.F.
12'-013
16"
2'
-
0
"
24" HIGH LED LETTERS24.37 S.F.
CA
N
O
P
Y
S
I
G
N
A
G
E
CA3
MJM
0001
2025 08-04
MULTIPLE
CO
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G
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V
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,
M
N
HW
Y
6
1
&
C
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R
D
9
5
WI
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H
S
I
D
E
D
I
E
S
E
L
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
#
1
7
8
9
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
BKGD UPDATE2026 02/061
NO LED STRIPE2026 02/192
LED STRIPE2026 03/023
CITY COMMENTS2026 04/065
CANOPY ELEVATION
SCALE: 1/8" = 1'-0"
CANOPY ELEVATION
SCALE: 1/8" = 1'-0"
LOGO DETAIL - SIGN #07
SCALE: 1/2" = 1'-0"
LOGO DETAIL - SIGN #06
SCALE: 1/2" = 1'-0"
70'-0"
1'
-
8
"
8"
1'
-
8
"
5"5"
4'
-
0
"
28'-1"1'-6"
8" HIGH LED STRIPE
28'-1"10'-10"1'-6"
CA4
08
24'-0"
1'
-
8
"
8"
1'
-
8
"
5"5"
4'
-
0
"
8" HIGH LED STRIPE
18" HIGH LED LETTERS
1'
-
6
"
10'-10"
16.25 S.F.
CA
N
O
P
Y
S
I
G
N
A
G
E
CA4
MJM
0001
2025 08-04
MULTIPLE
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D
9
5
WI
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S
I
D
E
D
I
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S
E
L
CO
N
V
E
N
I
E
N
C
E
S
T
O
R
E
#
1
7
8
9
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
BKGD UPDATE2026 02/061
NO LED STRIPE2026 02/192
LED STRIPE2026 03/023
CITY COMMENTS2026 04/065
CANOPY ELEVATION
SCALE: 1/8" = 1'-0"
CANOPY ELEVATION
SCALE: 1/8" = 1'-0"
LOGO DETAIL - SIGN #08
SCALE: 1/2" = 1'-0"
C C
C
C
8"x8"
BASE PLATE
2"x2"
TUBE
5/8"
HOLES FOR
3/8" BOLTS
3/8" x 4" LAGS
NOTES:
- SIGN VENDOR TO ANCHOR SIGN/S TO
CONCRETE PAD
- SIGN VENDOR TO ANCHOR SIGNS WITH (4)
3/8" X 4" LAGS & SHIELD ANCHORS. USE
STAINLESS STEEL HARDWARE
- STAINLESS STEEL FLAT WASHERS MAY BE
USED UNDER BASE PLATE AS NEEDED TO
SHIM SIGN TO BE PLUMB
- CONCRETE PAD INSTALLED BY OTHERS
(KWIK TRIP/KWIK STAR CONCRETE
VENDOR)
- CONCRETE PAD TO BE 5"X 36"X 36"
- CONCRETE PAD TO BE AT LEAST 48" FROM
BACK OF CURB
DIRECTIONAL SIGN
6"
48"
MIN.
CONCRETE
PAD
BACK OF C
8'-0"
2'
-
0
"
"SIGN F"
KT
GRAPHIC
INSERT
BLACK ALUMINUM FRAME
1'-0"
6"CXXXX5"
5" WHITE VINYL ADDRESS LETTERS
ON GLASS DOOR AS SHOWN ABOVE
(VERIFY ACTUAL NUMBERS WITH PROJECT MANAGER)
DI
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MJM
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2025 08-04
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5
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DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
BKGD UPDATE2026 02/061
ADDRESS SIGN A
SCALE: 3/4" = 1'-0"
INFORMATIONAL SIGN C
SCALE: 1 1/2" = 1'-0"
DIRECTIONAL SIGN CONCRETE BASE DETAIL
NOT TO SCALE
INFORMATIONAL SIGNS F
SCALE: 1/2" = 1'-0"
1'-0"
1'
-
6
"
QTY 4
SIGNS #12-15
5'
-
0
"
MI
N
3'
-
0
"
MI
N
GRADE
TYPICAL
12" X 18"
SIGN
BLANK
TYPICAL
GREEN
CHANNEL
POST
12" X 18" ALUMINUM SIGN
SINGLE SIDED SIGN
QTY: 3
SIGNS #09-#11
SINGLE SIDED SIGN
QTY: 3
SIGNS #21, #24 & #25
LIGHT
POLE
5'
-
0
"
MI
N
GRADE
TYPICAL
12" X 18"
SIGN
BLANK
12" X 18" ALUMINUM SIGN
SINGLE SIDED SIGN
QTY: 6
SIGNS #16, #22, #23,
#26 - #28
SINGLE SIDED DIRECTIONAL SIGN
NON-LIT DIRECTIONAL SIGN
RED & BLACK VINYL ON LIGHT BEIGE ALUMINUM
1'-6"H X 3'-0"W X 4'-6"T= 4.50 SQ FT
12" X 18" ALUMINUM SIGN
TRUCK PARKING
FOR KWIK TRIP
CUSTOMERS
ONLY
DI
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C
T
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O
N
A
L
S
I
G
N
A
G
E
DS2
MJM
0001
2025 08-04
MULTIPLE
CO
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1
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O
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E
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1
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DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
BKGD UPDATE2026 02/061
PARKING SIGNS #12-15
SCALE: 1 1/2" = 1'-0"
PARKING SIGNS #09-11 & #16, #21-28
SCALE: 1/2" = 1'-0"
PARKING SIGNS #16, #22, #23, #26 - #28
SCALE: 1/2" = 1'-0"
PARKING SIGNS #17-20
SCALE: 3/4" = 1'-0"
#30 & #31 KWIK STAR FREESTANDING MONUMENT SIGN
SEE ATTACHED ARTWORK
AUTO
GAS
TRUCK
DIESEL
NORTH SIDESOUTH SIDE
NON-LIT DIRECTIONAL SIGN
RED & BLACK VINYL ON LIGHT BEIGE ALUMINUM
1'-6"H X 3'-0"W X 4'-6"T= 4.50 SQ FT
DOUBLE SIDED DIRECTIONAL SIGN
AUTO
GAS
TRUCK
DIESEL
DI
R
E
C
T
I
O
N
A
L
S
I
G
N
A
G
E
DS3
MJM
0001
2025 08-04
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5
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I
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E
D
I
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S
E
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CO
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E
N
I
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N
C
E
S
T
O
R
E
#
1
7
8
9
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
BKGD UPDATE2026 02/061
DIRECTIONAL SIGN #29
SCALE: 3/4" = 1'-0"
QTY: X
2'-0"
3'
-
0
"
1'-0"
1'
-
6
"
31
2"
312"
QTY: X
2'-0"
3'
-
0
"
QTY: X
2'-0"
3'
-
0
"
DE
F
/
D
S
L
S
I
G
N
A
G
E
DEF1
MJM
0001
2025 08-04
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CO
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A
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G
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6
1
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9
5
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I
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D
I
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S
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S
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DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LA CROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATE#
DEF SIGN A
SCALE: 3/4" = 1'-0"
DEF SIGN C
SCALE: 3/4" = 1'-0"
DEF SIGN B
SCALE: 3/4" = 1'-0"
PULL AHEAD SIGN D
SCALE: 1 1/2" = 1'-0"
K:
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:
2
3
:
2
8
A
M
SIGN #30
SIGN #31
PRELIMINARYPLATOF:
KWIKTRIP1789
MANNINGAVE.,COTTAGEGROVE,MN
1 1of
www.sunde.com
1
City Council Action Request
14.A.
Meeting Date 5/20/2026
Department Administration
Agenda Category Action Item
Title Closed Meeting — Property Acquisition
Staff Recommendation Closed session pursuant to Minn. Stat. 13D.05 subd. 3(c) to
develop offers for the purchase of property at PID #
2902721220004.
Budget Implication N/A
Attachments None