HomeMy WebLinkAboutMarch 8, 2006
CITY OF COLUMBIA HEIGHTS
MEMBEns:
Marlaine Szurek, Chair
Donna Schmitt
Rob Fiorendino
Mike Peterson
David Thompson
590 40,h Avenue N.E., Columbia HeighN, MN 5542] -3878 (763) 706-3600 TDD (763) 706-3692
Visit Our Website at: www.ci.columbia-heights.l11n.Lls
PLANNING AND ZONING COMMISSION MEETING
7:00 PM WEDNESDAY, MARCH 8, 2006
CITY HALL COUNCIL CHAMBERS
590 40TH AVENUE NE
1. Roll Call
2. Minutes from the Planning and Zoning Commission Meeting of
Janumy 3, 2006,
3, Publie Hearings:
. Case #2006-0301 CUP
4300 Central Avenue
Linder's Greenhouse
. Case #2006-0302 Zoning Amendment
Hot Tubs
City of Columbia Heights
. Case #2005-1202 Final Plat Phase II, Industrial Park
550 39th Avenue
Schafer Richardson/Ryland
4, New Business: None
5. Other Business: None
6. Adjoul"ll
The Responsibility of the Planning Commission is to:
. Faithfully serve the public interest.
. Represent existing and future residents, and base our decisions and recommendations
on the Comprehensive Plan and Zoning Ordinance.
. Recognize the rights of citizens to participate in planning decisions.
. Protect the natural environment and the heritage ofthe built environment.
. Exercise fair, honest, and independent judgment.
. Abstain from participation when they may directly or indirectly benefit from a planning
decision,
THE CITY OF COLUMBIA HEIGHTS DOES NOT DISCRIMINATE ON THE BASIS OF DISABILITY IN EMPLOYMENT OR THE PROVISION OF SERVICES
EQUAL OPPORTUNITY EMPLOYER
PLANNING AND ZONING COMMISSION
MINUTES OF THE MEETING
January 3, 2006
7:00 PM
The meeting was called to order at 7:00 pm by Chairperson Szurek.
Roll Call:
Commission Members present-Thompson, Schmitt, and Szurek.
Commission Members absent- Fiorendino and Peterson
Also present were Jeff Sargent (City Planner), and Shelley Hanson (Secretary).
Motion by Thompson, seconded by Schmitt, to approve the minutes from the meeting of December 6,
2005.. All ayes. MOTION PASSED.
PUBLIC HEARINGS
CASE NUMBER:
2005-1201 Conditional Use Permit
For Outdoor Storage
Jeff Bahe, Jeff's Bobby and Steve's
683 - 39th Avenue NE
At this time, JeffBahe d/b/a Jeffs Bobby and Steve's is requesting a Conditional Use Permit (CUP) to
allow outdoor storage in an industrially zoned area located at 683 - 39th Avenue NE. Currently, Jeffs
Bobby and Steve's utilizes a triangular piece of propelty just northeast the Jeffs Bobby and Steve's
Autoworld to store customers' vehicles that the service station works on. In an effort to help clean up
the current storage site, Mr. Bahe has purchased the propelty at 683 - 3 9th Avenue NE to use for the
storage of these vehicles.
PLANNING CONSIDERATIONS
Consistency with Zoning Ordinance
The propelty located at 683 - 39th Avenue NE is zoned 1-2, Industrial District, as are the properties to
the east, west and south. The property to the nOlth is a park overlay, and is the site of Huset Park. The
Zoning Code at Section 9.111 (E)(3) allows for outdoor storage as a Conditional Use. The Specific
Development Standards at Section 9.107 state the criteria in which the outdoor storage shall be used.
These standards state the following:
a) The outdoor storage area shall be accessory to a cOlmnercial or industrial use.
The storage area will be accessory to Jeff's Bobby and Steve's Autoworld, which is a
commercial use.
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PAGE 2
b) Outdoor storage within the public right-of-way is prohibited.
The proposed location for the outdoor storage is locatedfully within the property boundaries. A
condition will be implemented prohibiting storage on the public right-ol-way.
c) All outdoor storage areas shall meet the setback requirements for a principal structure in the
zoning district in which the use is located.
The setback requirements for the 1-2 District are as follows:
Front yard:
Side yard:
Rear yard:
20 feet
I2feet
24 feet
The survey accompanying the CUP application indicates that these setback requirements would
be met.
d) Outdoor storage areas shall be located in rear yards or in the side ymd behind the front
building line of the principal structure.
This criterion shall not apply to this site, as there is no principal structure.
e) The storage area shall be fenced and screened from adjacent uses and the public right-of-
way. Required screening shall consist of a fence, wall, emih benning and/or vegetation no
less than six (6) feet in height mId no less than 80% opaque on a year round basis.
The survey accompanying the CUP application indicates that a 6-foot tall privacy fence will be
erected around the perimeter of the site. The applicant has also agreed to install a wooden
privacy fence at 6-feet in height on the north lot line, acijacent to Ruset Park.
f) All goods, materials and equipment shall be stored on all impervious surface.
The survey accompanying the CUP application indicates that an impervious sUlface would be
installed for the storage of the vehicles. A hard surface requirement for the storage area will be
a condition of the CUP.
g) All goods, materials and equipment shall be stored in an orderly fashion, with access aisles of
sufficient width to accommodate emergency vehicles as needed.
h) The height of materials stored, excluding operable vehicles and equipment, shall not exceed
the height of the screening provided.
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PAGE 3
Consistency with Comprehensive Plan
The Comprehensive Plan designates the property as industrial use. The proposal is consistent with the
intent of the City's Comprehensive Plan.
FINDINGS OF FACT
Section 9.104 (H) of the Zoning Ordinance outlines 9 conditions that must be met in order for the City to
grant a conditional use permit. They are as follows:
(a) The use is one of the conditional uses listed for the zoning district in which the propelty is
located, or is a substantially similar use as determined by the Zoning Administrator.
Outdoor storage is specifically listed as a Conditional Use in the 1-2, Industrial District in
the City of Columbia Heights.
(b) The use is in harmony with the general purpose and intent of the comprehensive plan.
The Comprehensive Plan guides this property as Industrial use. The proposed use of the land
would be consistent with the Comprehensive Plan.
( c) The use will not impose hazards or disturbing influences on neighboring properties.
The outdoor storage is intendedfor vehicles, which will be stored an adequate distance from the
property line as to not impose hazards or disturbing influences on neighboring properties.
(d) The use will not substantially diminish the use of propelty in the immediate vicinity.
The required setbacks for outdoor storage for the proposed CUP would help ensure that the uses
of properties in the immediate vicinity would not be diminished in any capacity.
(e) The use will be designed, constlUcted, operated and maintained in a manner that is
compatible with the appearance of the existing or intended character of the surrounding area.
Outdoor storage in an industrially zoned area would be consistent with the character of the
surrounding area, which is zoned industrial to the east, west and south. The property to the
north has a park overlay and is currently used as a park. The applicant has agreed to install
a wooded privacy fence along the northern property line to help reduce the collateral effects
that storing vehicles on this site might present.
(f) The use and property upon which the use is located are adequately served by essential public
facilities and services.
The property located at 683 - 39th Avenue NE meets this criterion.
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PAGE 4
(g) Adequate measures have been or will be taken to minimize traffic congestion on the public
streets and to provide for appropriate on-site circulation oftraffic.
The nature of outdoor storage, especially on a property with no principal structure, does not and
will not generate an excess of traffic, and will not create traffic congestion. Measures will be
taken to ensure that on-site circulation is provided.
(h) The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses is the immediate vicinity.
Being that outdoor storage is allowed in the Industrial District with a CUP, it is assumed that
there would be no negative cumulative effect of the proposed use on other uses in the
immediate vicinity.
(i) The use complies with all other applicable regulations for the district in which it is located.
The proposed use will comply with all other applicable regulations for the district.
Therefore, Staff recommends that the Planning Commission recommend that the City Council approve
the Conditional Use Permit for outdoor storage subject to conditions of approval outlined in the attached
motion.
QUESTIONS BY MEMBERS:
Sclnnitt asked if it was going to be used strictly for vehicle parking. Planner Sargent replied that is the
intent of the owners. She questioned whether other items would need to be stored in a stmcture.
Sargent said this is a request to allow outdoor storage if all conditions can be met, so no, other
items would not need to be inside a building.
The Public Hearing was opcncd.
Jerry Korba, an Attorney for 36 years, was there representing Anoco Metal Inc which is directly to the
east of 683 39th Avenue and they also lease the property directly west of this site. He presented the
Commission with a petition executed by 46 property owners to deny the Conditional Use Permit
request. He claimed it would cause an increase of traffic on 39th A venue. Cars will be towed in
and out of the site, causing traffic problems as they try to maneuver the vehicles in question.
He also stated that nothing in this CUP addresses the environmental/pollution issues on the site. Korba
stated his clients would like to see the site cleaned up. He felt contamination from this site is
seeping onto the property owned by the Powell's and Anoco Metal Inc.
Szurek stated that the City received a letter from the EPA dated November 21, 2005, and that they have
no concerns about the pollution on the site at this time. It is a low level priority to them, based on
the use being proposed. They do not feel fl.uiher testing is warranted at this time.
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Szurek went on to say that by removing the building and blacktopping the site for off street storage of
vehicles, the site has been greatly improved from what it was previously used for. And the storage
of the vehicles will be screened to help make it more aesthetically acceptable considering the area
is next to the residential redevelopment that is taking place. She stated the Commission is here to
review the request of Mr. Bahe and to see ifhe can meet the required conditions, which he can.
Szurek stated she believes that the actual reason Mr. Korba was hired by the Powell's and Anoco Tool
was because they wished to purchase the property for their own use, and that because they were not
able to do so are now !tying to prohibit Mr. Bahe from using the property as he intends, thereby
hoping they will be able to purchase it from him.
Mr. Dean Powell of 691 39th Avenue-owner of Anoco Metal Services said he has witnessed that
contamination is present on that site. He admitted he has tried to purchase the propelty throughout
the years. He told the previous owner (Kremer-Davis) that he wanted to do a Phase I or 2 when he
purchased the property, but they didn't wish to have that done. He went on to say that he had a
Phase I done on his property approximately 20 years ago, and there is proof of contamination.
That may be the reason Kremer-Davis didn't sell thc propelty to them. Mr. Powell was not even
aware the property was being marketed at the time Mr. Bahe purchased it.
Mr. Powell said the property is most valuable to the adjacent owners, and admits he is overcrowded at
his site and needs the space. He has been waiting patiently on the side lines waiting for news on
the redevelopment plans for the area, while he continued to improve his property and invest dollars
into his business. His goal was to clean it up prior to redeveloping the site. Now it will be used as
a parking lot. Therefore, he feels he was duped by the City and the owners of this site. Mr. Powell
expressed his concern about the drainage and elevations of the site and how it will affect his
property. Once this is blacktopped, more surface water will run into his building. He plmmed to
address this when he purchased the propelty, and now he will not be able to do.
Thompson said this is a legitimate concern and should not adversely affect his propelty. He suggests
adding the review of the drainage plan by the City Engineer to the list of conditions that must be
met.
,
Szurek reminded the Commission and those present that Mr. Bahe owns the property and is asking to
use his property as he wishes to. The Commission can only address the request before them, and it
doesn't matter ifMr. Powell wanted the property or not, or what Mr. Powell would have done with
the property. They can only make their decision based on whether Mr. Bahe, who does own the
propelty can meet the requirements to obtain the Conditional Use Permit. She also went on to
explain, that Mr. Bahe has been storing cars on the property adjacent to his Central Avenue
location, and needs more space. He purchased this property to take care of a storage problem he
had. And this site is much more acceptable than the one he has been using.
~
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Thompson asked him how many vehicles would be stored on this site. Bahe replied there could be as
many as 30-40 vehicles and that they are moved primarily during business hours. He stated that
they tow for the MN State Patrol, so cars are stored for an indefinite timeframe until owners
retrieve their vehicles. He explained the site will be completely fenced in with security lighting.
He believes the standards he will be establishing will force other business owners in the area to
improve their properties also.
Mr. Korba asked how they could insure all the vehicles were licensed and insured? Szurek stated this is
a condition of the CUP being approved. If he cannot meet the conditions, he would be in violation
of the CUP and it could be revoked.
Sargent was asked whether he could improve the site with fencing before this CUP is approved.
Sargent explained that as the owner, he can construct a fence whether this is approved or not. He is
doing it at his own risk.
Jeff I-Iague questioned the setbacks from the propeliy line. He was told the fence could be up to the
property lines and that the blacktopped, storage area needs to be set back 12 feet from the side
property line. He was concerned that the fencing all the way to the front property line would be
unattractive.
Hugh Burhams-700 39th Avenue-questioned what type of vehicles would be stored. He was shown
pictures of those currently being stored at the other location. They are not junk vehicles typically.
The Public Hearing was closed.
Szurek stated that comments had been received fro111 Commission Member Peterson and had been
reviewed and will be put into record.
Motion by Thompson, seconded by Schmitt, that the Planning Commission recommends that the City
Council approve the Conditional Use Permit for outdoor storage, subject to certain conditions of
approval that have been found to be necesswy to protect the public interest and ensure compliance with
the provisions of the Zoning and Development Ordinance, including:
1. The outdoor storage shall be located within the setback requirements of the 1-2, Industrial
District.
2. There shall be no outdoor storage of materials located on the public right-of-way.
3. There shall be no storage of junk vehicles usedfor parts on the premises.
4. All vehicles stored on the premises shall be currently licensed and insured
5. There shall be no cars for sale on the property, and customers shall not buy vehicles !i'Gln the
site.
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6. The area used for outdoor storage shall be sUliaced with a hard surface material approved by
the City Engineer including review of the drainage plan to ensure neighboring sites are not
adversely affected.
7. A 6-foot tall wooden privacy fence of at least 80% opacity shall be installed along the northern
property line. Any type of fence allowed by City Ordinance, no less than 6 feet high and 80%
opaque shall screen the remainder of the outdoor storage area.
8. All goods, materials and equipment shall be stored in an orderly fashion, with access aisles of
sufficient width to accommodate emergency vehicles as needed.
9. The height of materials stored, excluding operable vehicles and equipment, shall not exceed the
height of the screening provided.
All Ayes. Motion passes.
This will go before the City Council at the January 9, 2006 meeting.
CASE NUMBER:
2005-1203 Site Plan Approval
Welle Auto Supply
4801 Central Avenue
At this time, Ken Welle d/b/a! Welle Auto Supply, is requesting a Site Plan review in order to construct
a 3,400 square foot addition to his existing business located at 4801 Central Avenue. Mr. Welle is
proposing to expand the building by 34 feet in order to accommodate 7 new service bays in the rear of
the building. Currently, the business is an auto supply store that does not do any type of service work.
The proposed addition would allow service work on-site as an added accommodation of the store.
PLANNING CONSIDERATIONS
Comprehensive Plan
The Comprehensive Plan classifies this area as a Trmlsit Oriented Mixed-Use District. This district
requires a higher percentage of service-oriented commercial/retail development, due to the focus on the
commuting needs of Columbia Heights residents. The proposed addition to the existing business would
be consistent with the goals of the Comprehensive Plan for this area because it will intensify a service-
oriented commercial establishment.
Zoning Ordinance
The propelty is located within the MXD, Mixed Use District, as are the properties to the nOlth, south
and east. The property to the east is the location of the new Grand Central Lofts development. The
propelties to the west are within the City of Hilltop. The Zoning Code states that the Planning and
Zoning Commission shall approve the site plan for any new construction located in this district.
PLANNING & ZONING COMMISSION MINUTES
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PAGE 8
FINDINGS OF FACT
Section 9.1 04 (M) states that the Plamling and Zoning Commission shall make each of the following
findings before approving a site plan:
1. The site plan conforms to all applicable requirements of this miicle
The proposed site plan meets all the requirements pertaining to setbacks, parking, and public
,. access for the district in which it is located.
2. The site plan is consistent with the applicable provisions of the city's comprehensive plan.
As previously stated, the site plan conforms to the comprehensive plan, as it is a proposal to
expand on an existing service-oriented business located within the Transit Oriented Mixed-Use
District.
3. The site plml is consistent with any applicable area plan.
The plan for the area incorporates service-oriented businesses as a part of the Transit Oriented
Mixed-Use District. For this reason, the proposed addition to the existing business would be
consistent with the applicable area plans.
4. The site plan minimizes any adverse impacts on property in the immediate vicinity and the
public right-of-way.
The proposed addition will be located to the rear of the building and will have a velY minimal
impact to the public right-ol-way. The addition will not be getting any closer to the northern
property line, as it will remain the same distance as the existing building. The expansion will be
located 34 feet closer to the rear property line than the existing principal structure currently is.
When the expansion is complete, the building will be located 80 feet from the rear property line.
This is greater than the minimum requirement of 20 feet in other commercially zoned districts.
The only people potentially affected by the proposed addition would be the future residents located
in the Grand Central Lofts. Automobile repair stations naturally generate noise in association with
the repair of vehicles. The Grand Central Lofts mayor may not be affected by the auto repair
noise, as they are located approximately 24 feet above the Welle Auto Supply store.
ANALYSIS
Circulation, Access, and Parldng
The proposed addition will be 3,400 square feet in area, and will be comprised entirely of service bays
for automobile repair. The Zoning Code states that the business will be required to have one (1) parking
stall for each 300 square feet offioor area for the addition, plus two (2) parking stalls for each service
bay added to the building. Using these figures, the new addition would require 25 pm'king stalls.
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PAGE 9
The remainder of the building would require one (1) parking stall for each 300 square feet of retail and
office space, plus one (I) parking stall for each 3,000 square feet of warehouse. This would require 21
pal'king stalls for the existing building. With the proposed addition, 46 parking stalls would be required
to meet city code. The proposed site plan indicates that there will be 52 parking stalls on site.
It should be noted that there was all existing driveway and parking easement located on the southern 5
feet of the subject property. The easement was 25 feet wide, with the remaining 20 feet located on the
property to the south. The applicant has amended this easement to convey that it will be strictly a
driveway easement for the shared use of both property owners. This is essential, as it will allow Mr.
Welle to gain an adequate drive aisle for his customers to access the rear of the property.
Signage Plan
The applicants are proposing to incorporate two small directional signs located on the building to
indicate the location of the service bays. Such signs may not be painted directly onto the building, but
vinyl decals are permitted. There have been no other plans to alter the existing signage in any way.
Highway District Design Guidelines
This property is located within the Highway Design District, peliammg to the design guidelines
established for the Central A venue corridor. The only alteration to the front ofthe building is to install a
large window facing Central Avenue. The remainder of the addition will be to the rear of the building
and will have no impact to the public right-of-way, or passersby along Central A venue. For this reason,
neither the existing building nor the proposed addition will have to conform to the established design
guidelines for the Highway District.
Staff recommends approval of the Site Plan.
OUESTIONS BY MEMBERS:
Thompson and Schmitt both asked whether the increase in the size of the building and parking area
would necessitate a need for center islands or landscaping of the parking area. They were told it is not
required by code. And the Design Guidelines are more concerned about the front of the building and the
street scape issues. This addition is not considered excessive enough to require the guidelines be met.
Thompson asked how they will address noise and lighting issues so as not to bother the new residential
development they will be abutting. All the COllUllission members were concerned with this. They were
concerned with the noise that would be generated from the hydraulic and air tools. They discussed how
this could be measured and monitored. Sargent informed them that the Police Dept does have a decibel
meter and noise levels are usually monitored on a complaint basis. If levels exceed acceptable readings,
it would be up to City Staff to use their discretion as to how many complaints it would take before
citations would be issued.
The Public Hearing was opened.
"
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PAGE 10
Mr. Ken Welle and Mr. Rick Welle answered the Commission Members questions. Ken Welle stated he
is trying to stay competitive and to provide for the needs of his customers. He is unsure what his hours
will be as he doesn't know what the demand will be. However, he found the parameters discussed by the
members acceptable.
Mr. David Phillips, the Architect for Mr. Welle answered some questions regarding the ventilation of the
7 repairs bays, and he expressed his opinion that some of the doors would be opened from time to time
to provide fresh air to the workers.
Mr. Nedegaard expressed his concern over the noise levels also. He stated he has invested a lot of
money into the Grand Central Lofts development and is worried that the noise may make them
undesirable to potential buyers.
Keeping in mind, we have commercial properties and residential properties abutting one another, and
they both have rights, the Commission members sought some compromise that would be acceptable to
both parties to avoid future problems and complaints. There was more discussion with Mr. Welle about
how this could be accomplished. Taking into consideration the location, proposed business hours,
ventilation of the new addition, and acceptable noise levels for the area in order to be good neighbors,
the following details were agreed upon to gain approval.:
'Store hours will be limited to the following parameters-- 8 am - 6 pm Monday -Saturday
and 10 am-5 pm on Sunday.
*Only two doors can be opened at one time during Monday-Friday to allow for ventilation.
However, if the garage is open on Saturday and Sunday, the doors must remain closed except for
entering and exiting
*The noise must not exceed the maximum decibel levels allowed by City Code between
Commercial and Residential Properties.
Mr. Nedgaard stated he will be bringing in plans soon for new commercial buildings going in next to
Mr. Welle's propeliy on Central Avenue. So Mr. Nedegaard and Mr. Welle agreed to also work with
one another to make the entrance and parking area of the businesses along Central A venue similar in
nature to make it more attractive and inviting.
The Public Hearing was closed.
Motion by Thompson, Seconded By Schmitt, to waive the reading of Resolution No. 2006-01, there
being ample copies available to the public. All ayes. Motion Passed,
Motion by Thompson, seconded by Schmitt to adopt Resolution No. 2006-01, being a resolution
approving a site plan for the Welle Auto Supply store.
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PAGE 11
DRAFT RESOLUTION NO. 2006-01
RESOLUTION OF THE PLANNING AND ZONING COMMISSION APPROVING A SITE
PLAN FOR WELLE AUTO SUPPLY WITHIN THE CITY OF COLUMBIA HEIGHTS,
MINNESOTA
WHEREAS, a proposal (Case #2005-1203) has been submitted by Ken Welle of Welle Auto Supply to
the Planning and Zoning Commission requesting a site plan approval from the City of Columbia Heights
at the following site:
ADDRESS: 4801 Central Avenue
LEGAL DESCRIPTION: On file at City Hall.
TI-IE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for an addition in the
MXD, Mixed-Use District.
WHEREAS, the Planning Commission has held a public heming as required by the city Zoning Code
on January 3, 2006;
WHEREAS, the Planning and Zoning Commission has considered the advice and recommendations of
the City Staff regarding the effect of the proposed conditional use permit upon the health, safety, and
welfare of the community and its Comprehensive Plan, as well as any concerns related to compatibility
of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the sUn'ounding
areas; and
NOW, THEREFORE, BE IT RESOLVED by the Planning and Zoning Commission of the City of
Columbia Heights after reviewing the proposal, that the Plamling and Zoning Commission accepts and
adopts the following findings:
The site plan conforms to all applicable requirements of the city's comprehensive plan.
The site plan is consistent with the applicable provisions of the city's comprehensive plan.
The site plan is consistent with any applicable area plan.
The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right-
of-way.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become patt of this permit and approval; and in granting this permit the city and the applicant agree that
this permit shall become null and void if the project has not been completed within one (]) calendar
veal' after the approval date, subject to petition for renewal ofthe permit.
"
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CONDITIONS ATTACHED:
The new parking lot shall be stripped to indicate 52 parking stalls as approved on the submitted site
plan.
The amended driveway easement be recorded with Anoka County, and evidence ofthe recording be
submitted to the Zoning Administrator prior to the issuance of a building permit.
Any proposed signage for the building shall meet the requirements of Section 9.106 (P), as it relates to
signage.
The hours of operation for the service department shall be 8:00 a.m. to 6:00 p.m. Monday tln'ough
Saturday and 10:00 a.m. to 5:00 p.m. on Sundays.
A maximum of two (2) bays doors may be open continuously at any given time on the weekdays. The
bay doors must remain closed at all times on Saturdays and Sundays with the exception of moving the
vehicles in and out of the service bay.
Noise levels may not exceed the allowable decibel levels between commercial and residential uses as
determined by City Code.
Passed this 3rd day of January 2006,
Offered by: Thompson
Seconded by: Schmitt
Roll Call: 3 Ayes: 0 Nays:
CHAIR: Marlaine Szurek
Attest:
SECRETARY, Shelley Hanson
Approval is contingent upon execution and return of this document to the City Planning Office.
I have read and agree to the conditions of this resolution as outlined above.
Date
Ken Welle
"
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MEETING OF JANUARY 3, 2006
PAGE 13
Motion by Thompson, seconded by Schmitt, to approve the site plan for the proposed addition at 480]
Central Avenue, subject to the three (3) stated conditions as approved by the Planning Commission:
]. The new parking lot shall be stripped to indicate 52 parking stalls as approved on the submitted
site plan.
2. The amended driveway easement be recorded with Anoka County, and evidence of the
recording be submitted to the Zoning Administrator prior to the issuance of a building permit.
3. Any proposed signage for the building shall meet the requirements of Section 9.]06 (P), as it
relates to signage.
4. The hours of operation for the service department shall be 8 am to 6 pm Monday through
Saturday and] 0 am to 5 pm on Sundays.
5. A maximum of two (2) bay doors may be open continuously at any given time on the weekdays.
The bay doors must remain closed at all time on Saturdays and Sundays with the exception of
moving the vehicles in and out of the service bay.
6. Noise levels may not exceed the allowable decibel levels between commercial and residential
uses as determined by City Code.
All ayes. Motion passed.
CASE NUMBER:
2006-0101 Vacation of University Ave Frontage Road
City of Columbia Heights
University Avenue between 37th Ave. and 40th Ave.
At this time, the City of Columbia Heights is proposing a vacation of the 30-foot wide right-of-way for
the frontage road located along the east side of University Avenue, extending from 37th Avenue N.E. to
40th Avenue N.E. Generally, the City would require an applicant with interest in the property to request
the vacation, however, there are currently two proj ects underway in the area that are dependent on the
vacation of this right-of-way. City Stafffelt that it would be in the best interest of both projects and in
the best interest of the general public, if the right-of-way were vacated by the city.
PLANNING CONSIDERATIONS
There are two projects in the process of receiving the necessary approvals that need the vacated
University Avenue right-of-way in order to successfully complete their respected projects. Sarna's Inc.
is proposing a new restaurant on the southeast corner of University Avenue and 40th Avenue. The
vacated right-of-way would give the restaurant much needed space to accommodate on-site parking for
their patrons. Without the vacation, the entire project area would need to be reconfigured, possibly
making the project economically unfeasible. The second project is the Phase 2 for the Ryland
Home/Schafer-Richardson Development. The vacated right-of-way would enable the proposed
townhomes to gain a substantial enough setback from the University Avenue street curb, and would also
allow the installation of landscaping and required screening.
The second component to the proposed vacation of the University Avenue frontage road is adherence to
the health and safety of the general public. The University Avenue and 40th Avenue intersection is
currently a 5-legged intersection, and is considered a very dangerous intersection by MnDOT. City
Staff believes that removing the frontage street in its entirety from this intersection would vastly
improve the health and safety of the public using this area.
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JANUARY 3, 2006
PAGE 14
Consistency with Comprehensive Plan
Two goals of the Comprehensive Plan in regards to transportation are to "embrace transit as a means to
improve the livability and diversity of Columbia Heights" and to "provide for safe and efficient
alternative modes of tral1spoliation". The proposed vacation would adequately meet these goals, as it
would make the intersection a safer place for pedestrians, improving livability, and providing a safe
mode of transportation.
FINDINGS OF FACT
Zoning Code Section 9.104 (I) requires that the City Council make each ofthe following findings before
vacating a street, or other public alley or right-of-way:
1. No private rights will be injured or endangered as a result of the vacation.
The proposed vacation would in no way be injurious or endangering to any private rights. The
vacation would actually be beneficial to the public, as it would enable the construction of a new
restaurant and housing within the City of Columbia Heights.
2. The public will not suffer loss or inconvenience as a result of the vacation.
As stated previously, the proposed vacation will be beneficial to the public as it would make the
intersection of University Avenue and 40'h Avenue a safer, more controlled intersection. The
only inconvenience derived fi"om this vacation would be motorists who are used to traveling on
the ji'ontage road to gain access to properties to the south of 40'h Avenue. During the
construction process of the Ryland Home/Schafer-Richardson Development, a portion of this
fi"ontage road has been blocked off from public access. The only parties affected at this point are
the employees of ME Global. The City has contacted MR Global in regards to this proposed
vacation, and they have no problems with it as long as they are given proper access to their site.
Proper access will be given to them, with the specifics worked out through both the Sarna
Restaurant and Ryland Homes projects.
Staff recommends approval of the requested vacation.
Questions bv Commission Members:
The question was asked whether the easements would affect the fencing and landscaping for the new
projects. Plarmer Sargent stated it would not.
The Public Hearing was opened. No one wished to speak. So the Hearing was closed.
"
PLANNING & ZONING COMMISSION MINUTES
MEETING OF JANUARY 3, 2006
PAGE 15
Motion by Schmitt, seconded by Thompson, that the Planning Commission recommends approval of the
requested vacation of the University Avenue ji'ontage road as described herein based onfollowing
conditions of approval that have been found to be necessary to protect the public interest and ensure
compliance with the provisions of the Zoning and Development Ordinance, including:
1. The closure and removal of the existing University Avenue frontage road shall be the
responsibility of the developers for both the Sarna Restaurant and the Ryland Home/Schafer-
Richardson Development. The details on who is responsible/or what portion will be settled
within the final approvals for each project.
2. The second reading of the proposed vacation will not occur until the City receives the
Commissioner's Letter from the state approving the release of the state-owned right-ofway to
the City of Columbia Heights.
3. The approval of the vacation is contingent on the utility companies (namely CenterPoint
Energy, Comcast Cable, Qwest, andXcel Energy) giving approval of the vacation.
All ayes. Motion passed.
This will go before the City Council on January 9, 2006.
NEW BUSINESS
None
MISCELLANEOUS
There was a brief discussion regarding the projects in progress.
,
,
The meeting was adjourned at 9: 15 pm
Respectfully submitted,
Shelley Hanson
Secretary
.
~
CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER:
2006-0301
DATE:
February 17, 2006
TO:
Columbia Heights Planning Commission
APPLICANT:
Linder's Greenhouses, Inc.
LOCATION:
4300 Central Avenue, Rainbow Parking Lot
REQUEST:
Conditional Use Permit for Seasonal Sales
PREPARED BY:
Jeff Sargent, City Planner
INTRODUCTION
Linder's Greenhouse has applied for a Conditional Use Permit to allow the operation of
a seasonal mini-garden center for flowering plants and retail sales. According to Section
9.106 (G)(5) of the Zoning Ordinance, seasonal agricultural sales are a conditional use
in all zoning districts. The ordinance limits the number of days that seasonal agricultural
sales may occur to 90 days. The applicant proposes to operate the garden center for 90
days, from April 15th through July 15th (see attached letter).
The attached site plan illustrates the configuration of two structures plus a patio area in
front. This site plan and configuration remains unchanged from previous years. A
fence will enclose the patio and connect to each structure. The greenhouse structures
will be the same as previous years with four, six -foot doors remaining open at all times
during business hours. There will be at least four fire extinguishers in the Flower Mart
and all smoking will be prohibited. The principal uses of the subject parcel are
preexisting and comply with zoning regulations. The two structures and patio will
displace approximately 30 parking spaces and a drive aisle.
This will be the Linder's 17th year operating a temporary greenhouse at this location in
Columbia Heights.
Heritage Real Estate is the property owner, and although they did not sign off on the
application, they have submitted a letter permitting the applicant use of the parking lot
for the flower sales (see attached letter).
" City of Columbia Heights Planning Commission
Linder's Greenhouse - Conditional Use Permit
March 8, 2006
Case # 2006-0301
PLANNING CONSIDERATIONS
Consistency with Comprehensive Plan
The Comprehensive Plan designates the property for commercial use, including retail
sales, offices and service businesses. The proposal is consistent with the intent of the
City's Comprehensive Plan.
Consistency with Zoning Ordinance
The zoning classification for this property located at 4300 Central Avenue is GB,
General Business District. Retail uses are allowed in this zoning district.
Existing parking exceeds zoning requirements. Section 9.106 (L)(10) of the Zoning
Ordinance requires that commercial uses provide 1 parking space for each 300 square
feet of use. Therefore, the existing 144,900-square-foot commercial building is required
to have 483 parking spaces. After using the 30 parking spaces for the greenhouses, the
site still has 598 parking spaces. Furthermore, with the location of the display area on
the opposite side of the parking lot as the store entrances, the operation should not
have any effect on vehicular access for the site.
Please note that the Fire Department has reviewed the proposal and has no concerns
regarding it.
Findings of Fact
Section 9.104 (H) of the Zoning Ordinance outlines 9 conditions that must be met in
order for the City to grant a conditional use permit.
1. The use is one of the conditional uses listed for the zoning district in which the
property is located, or is a substantially similar use as determined by the Zoning
Administrator.
Seasonal agricultural sales is a Conditional Use in all zoning districts, and is
considered retail sales, which is permitted in the GB, General Business District.
2. The use is in harmony with the general purpose and intent of the Comprehensive
Plan.
The Comprehensive Plan guides the subject property for commercial use. Seasonal
agricultural sales are allowed as conditional uses in all residential districts.
3. The use will not impose hazards or disturbing influences on neighboring properties.
Page 2
. City of Columbia Heights Planning Commission
Linder's Greenhouse - Conditional Use Permit
March 8, 2006
Case # 2006-0301
The closest residential property to the south is over 300 feet from the proposed
temporary use. In addition, the amount of space dedicated for the greenhouse sales
is relatively small at approximately 1,000 square feet. Therefore, the proposed
temporary use should not have any detrimental impact on neighboring properties.
4. The use will not substantially diminish the use of property in the immediate vicinity.
The garden center as proposed will have no impact on the use of adjacent
properties.
5. The use will be designed, constructed, operated and maintained in a manner that is
compatible with the appearance of the existing or intended character of the
surrounding area.
Linder's has been in operation for 16 years at this location, with the City
experiencing no complaints. The proposed garden center should not negatively
impact the existing character of the vicinity.
6. The use and property upon which the use is located are adequately served by
essential public facilities and services.
The property is currently served by adequate public roadways and necessary
utilities.
7. Adequate measures have been or will be taken to minimize traffic congestion on the
public streets and to provide for appropriate on-site circulation of traffic.
The traffic generated by the garden center will not significantly increase the traffic on
the public streets, and the site is large enough to handle additional interior traffic.
8. The use will not cause a negative cumulative effect on other uses in the immediate
vicinity.
As indicated by prior descriptions, the garden center should not have a negative
impact on other uses in the immediate vicinity, which are zoned for residential and
commercial uses.
9. The use complies with all other applicable regulations for the district in which it is
located.
As determined by staff, the use complies with the applicable regulations of the GB,
General Business District.
Page 3
. City of Columbia Heights Planning Commission
Under's Greenhouse - Conditional Use Permit
March 8, 2006
Case # 2006-0301
RECOMMENDATION
Staff recommends that the Planning Commission recommend that the City Council
approve the Conditional Use Permit for seasonal agricultural sales subject to conditions
of approval outlined below.
Motion: The Planning Commission recommends that the City Council approve the
Conditional Use Permit for seasonal agricultural sales at 4300 Central Avenue NE from
April 15 through July 15, 2006, subject to certain conditions of approval that have been
found to be necessary to protect the public interest and ensure compliance with the
provisions of the Zoning and Development Ordinance, including:
1. The outdoor storage shall be located as indicated on the site plan.
2. A $500 deposit shall be submitted to the Community Development Department prior
to installation of the structures on the site. The deposit shall be refunded after the
Conditional Use Permit expires and the site has been cleaned up.
3. The proposed fence must be 20 feet from the retaining wall for safety vehicular
access.
ATTACHMENTS
. Location Map
. Draft Resolution
. Letter from Linder's
. Agreement with Heritage Real Estate
. Site Plan
. Elevations
"
Page 4
DRAFT RESOLUTION NO. XXXX
RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR
LINDER'S GREENHOUSES, INC
WITHIN THE CITY OF COLUMBIA HEIGHTS, MINNESOTA
WHEREAS, a proposal (Case #2006-0301) has been submitted by Linder's Greenhouses, Inc. to
the City Council requesting a conditional use permit from the City of Columbia Heights at the
following site:
ADDRESS: 4300 Central Avenue.
LEGAL DESCRlPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: A Conditional Use Permit per
Code Section 9.110 (E)(3)(e), to allow outdoor sales or display.
WHEREAS, the PI arming Commission has held a public hearing as required by the city Zoning
Code on March 8, 2006;
WHEREAS, the City Council has considered the advice and recommendations of the Plarming
Commission regarding the effect of the proposed conditional use permit upon the health, safety, and
welfare of the community and its Comprehensive Plan, as well as any concerns related to
compatibility of uses, traffic, property values, light, air, danger of fire, and risk to public safety in the
surrounding areas; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights
after reviewing the proposal, that the City Council accepts and adopts the following findings of the
Planning Conunission:
1. The use is one of the conditional uses listed for the zoning district in which the property is
located, or is a substantially similar use as determined by the Zoning Administrator.
2. The use is in harmony with the general purpose and intent of the Comprehensive Plan.
3. The use will not impose hazards or distributing influences on neighboring properties.
4. The use will not substantially diminish the use of property in the immediate vicinity.
5. The use will be designed, constructed, operated and maintained in a manner that is
compatible with the appearance of the existing or intended character ofthe sun'ounding area.
6. The use and property upon which the use is located are adequately served by essential public
facilities and services.
Resolution No. 2006-02
Page 2
7. Adequate measures have been or will be taken to minimize traffic congestion on the public
streets and to provide for appropriate on-site circulation of traffic.
8. The use will not cause a negative cumulative effect, when considered in conjunction with the
cumulative effect of other uses in the immediate vicinity.
9. The use complies with all other applicable regulations for the district in which it is located.
FURTHER, BE IT RESOLVED, that the attached conditions, maps, and other information shall
become part of this permit and approval; and in granting this permit the city and the applicant agree
that this permit shall become null and void if the project has not been completed within one (1)
calendar year after the approval date, subject to petition for renewal of the permit.
CONDITIONS A TT ACHED:
1. The outdoor storage shall be located as indicated on the site plan.
2. A $500 deposit shall be submitted to the C011l1TIunity Development Department prior to
installation of the structures on the site. The deposit shall be refunded after the Conditional
Use Permit expires and the site has been cleaned up.
3. The proposed fence must be 20 feet from the retaining wall for safety vehicular access.
Passed this _ day of March 200_
~
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary 1. Peterson
"
4
Resolution No. 2006-02
Page 3
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Council Secretary
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@
,.
FLOWER MART OFFICE
275 W Wheelock Pkwy.
Sl. Paul, MN .55117
(651) 255-0417
Fax: (651) 255-0444
E-mail: FIQwerMarts@Linders.com
GREENHOUSES, GARDEN CENTER &FLOWEI) MARTS ~~~-~
jr.[ri]~~~_
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Mr. Jeff Sargent
City of Columbia Heights
590 40th Ave NE.
Columbia Heights,MN 55421-2800
January 20,.2006
. Dear Mr. Sargent,
Attached to this letter is illY application for the 2006 Linder's FlowerMart at the Central Value
Mall at 44th and Central. The season fOT 2006 iSPlamied to be frbm April 15 thru JulY 15. We plan
to start the set-up about the end of March; aswe always done. The seilSon corresponds to all the
other seasons which we have been at this location, We' are eager to return for our seventeenth
successful year in Columbia Heights, .
We have developed a very loyal customer base in Columbia Heights who looks forward to our
returning year after year. They always want the consistent quality that we provide as well as our
excellent customer service, Linder's considers Columbia Heights to be One of our best Flower Mart
locations.' . .
We will be locating in the smue location as we have for these past years.
,
L There is no parking adjacent to theFlower Mart. We do not allow smoking and place many
signs to that effect. Smoking is harmful to the plants;
. .
. .
2. There are four 6 foot doors which remain open at all times during business hours. .
, - . -
~. There will be at least four fire extinguishers in; the Flower Mart .
4. The flammabilityinformation on the P91Y is in the enclosed material.
. .
. .
- . . -, ,
If you have any questions about this applic~ti;n please cali me, I will address any issues prbmptly.
We feel we are an asSet tothis CO!111l1Unity and want to grbwhete totneet ol!r custqmets lieeds.
Please let me know when this item will be on the agenda for consideration, I lo()k forward to a
successful spring season in 2005 in Coll1mbiaHeights. . .
~
. .
Any,ql1estions or concerns please call me at612-685~7993.
Sincerely,' . ". .'.
'.,--~.~~'~~;;;-~~ .
Caio Cella ." . .
Division Manager - Flower Marts
..;
. .
P~7.1eSeea!.t '7~$,"ld.~~Jt4*
~142311939
11'36:5~ 02.03.2006
6110
~~IA_G.E PRQP~RIY
t.7V'iNVESTMENT TRIJST, INC.
:JO Skokie 1l0l1\evard. Suite liOO, Northbrook, Illinois 60062
Telephooe: (847) 272.9800 . Fax: (847) .t80.18\l~
v,'\'M'.llCrl lagercalty.com
VlA UPS 2N~!tA Y
February!. 2006
Mr. Jay Wollenberg
Roundy's Supermarkets, Inc.
P.O. Box 473
Milwaukee. WI 53201
Re: Litcnse Agreemcnt
dba Rainbow Foods
Central Valu Ccntcr, Columbia Heights, MN
Dear Mr. Wollenberg:
We are pleased to cnclose herewith, one (1) fully executed original of the above referenced
Agreement.
Should you have any questions or if we can be of any assistance, please do not hesitate to contact
me directly or Pat Borgman in our Roseville,l'vfN office at 651/631-0340
Sincerely,
Hl<~ T AGE PROPERTY INVESTMENT TRUST, INC.
.~ .tL~ f~jJ
ackie Krol
Leasing Assistant
Enclosures
cc: OLSA (w/copy)
George Boen<< - MN(w/copy)
Northbrook File (w/original)
o
41,1 '2.31 7939
1137,18 02-03-'2.0011
7/10
GARDEN CENTER
LICENSE AGREEMENT
/
This License Agreement is made this ._~ day of ~J.~~'II!J-___' 2006,
by and between Bradley Operating Limited Partnership, a D@laware corporation
(hereinafter ref cITed to as "Landlord"), and RBI' 9mv., a Wisconsin corporation
(hereinafter referred to as "Licensee"). j.U~ f&-
WlTNESSETH THAT /7
WHEREAS, Landlord has agreed (0 grant a license to Licensee upon certain
tenns and conditions.
NOW, THEREFORE, in consider of the mutual agreements herein contained, and
for other good and valuable consideration, the receipt and sufficiency of which is here
acknowledged, the parties hereto hereby agree as follows:
1. .Qrant of Li.\,-~se: Subject to the terms and conditions here, Landlord
hereby grants Licensee a license to operate a temporary Greenhouse llpon that
portion of the Central Valu Parking Lot outlined in Exhibit A (attached hereto).
The License shall allow Licensee, its employees and agents, to enter upon the
premises in c0lll1ection with Licensee's operation. Said License shall commence
March 15, 2006 and expire July 15, 2006. Licensee shall be allowed Ten (10)
days pl10r and after to SN-Up and take-down said Greenhouse.
2. ~i..cell2ee ActiviJie~~ The Greenhouse shall sell only materials legal lmder
Minnesota law offered to the public for sale. If Landlord shall determine that any
particular sale item is inappropriate, Licensee shall immediately remove said item.
All Greenhollse sales activities conducted on the premises shall meet all local,
state and federal laws. Licensee shall obtain all necessary pennits for premises
and LIse prior to ente;ring said premises.
3. GreenhQ.llse Sale Operation: Licensee shall conduc.t its activities upon the
Greenhouse site at all times in a safe and orderly manner. Licensee shall provide,
at Licensee's expense, all personnel, equipment and other items necessary to set-
lip, operate and take-down Greenhouse sale including, but not limitecl to:
(a) Necessary hoses, racks and extension cords to operate equipment
and display goods.
(b) Daily cleaning of premises and area immediately surrounding
premises. Licensee shall haul away its own trash at their expense.
Landlord res elves the right to requ(jst more fi'eqllent clean ups as needed.
"
411\ 2:31 ,932
11 37 59 02.03.2006
8/10
(c) Final clean up of the pmUlses promptly upon completion of
License Agreement.
(d) All employees of said Greenhouse sale.
(e) Greenhouse promotions and advertising.
4. fce: Licensee shall not pay a fee to Landlord.
5. Indcnmity~ Licensee hereby agrees to indemnify and hold harmless
Landlord, its agents, employees, officers and directors from any and all actions,
claims, liabilities, damages, losses, costs and expenses including, but not limited
to attorney fees of any kind or nature arising or connected with the operation of
the Greenhouse sale, or operations of Licensee's agents, employees, or
contractors or arising out of Licensee's breach, violation or non-performance of
any condition contained herein. No mechanics or material liens may be filed
against the premises arising from Licensee's action on the premises.
6. Il1>;ll[?nCe~ Licensee shall procure and maintain in force during the term of
this License, at Licensee's sole cost and expense, a policy of general liability
insurance, insuring Licensee from all claims sustained by one or more persons in
the amount of at least Two Million and No/lOO Dollars ($2,000,000.00) and
arising from, relating to, or connected with Licensee presence or activities upon
the premises. Said policy shall name Landlord, as an additional insured,
Licensce shall provide Landlord with a copy of the certificate evidencing said
insurance, Licensee shall have no light to enter upon premises without certificate
of insw'ance being first delivered to Landlord.
,
7. Final Clean Up; Licensee shall be responsible for final clean up of site
after completion of License. Landlord will allow Ten (10) days or until July 25,
2004, to clcan up and remove all equipment, product, etc., and return art;)a to their
eXIsting condition prior to use, ordinary wear and tear excepted.
~
8 !J.1.Uities: Licensee, in advance, sha1l pay to Landlord $100,00 for the cost
of electricity usage and $200.00 for the cost of water usage during the tenn of the
License as additional expenses, Further, Licensee agrees to provide and maintain
an internal ground faLllt circuit interruption protected main circuit (GFCl),
exclusive of' how electrical power is delivered by Landlord, and in advance of any
distribution to all internal, or extemal outlets, and warrants that it will maintain
this GFCI protection in proper working condition at all times dllIing the licensed
peri od,
9. Detimlt In the event Licensee defaults in the performance of its
obligations hereunder, Landlord shall provide notice to Licensee of said default
and Licensee shall immediately cure the default. If said default is not
~
2
4142~117f.l3()
11 38:48 t/2-03.2006
9/10
immediately cured, the license may be immediately tenninated. In addition,
Landlord will have the right to pursue other lawful remedies available to them.
10, Binding Effect: This Agreement shall be binding upon and inure to the
benet1t of the parties hereto and their slIc,cessors and assigns,
11. Entire A(l:reEmm.1t Thig Agreement constitutes the complete final
agreement bctween panics hereto, This Agreement may be modified or altered
only by agreement in writing between Landlord and Licensee.
IN W lTNESS WHEREOF, THE PARTIES HERETO HAVE
EXECUTED this License Agreement as of the date first above-written.
Wirnesses for Landlord:
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Witnesses for Licensee:
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BRADLEY OPERATING LIMITED PARTNERSHIP,
By: Heritage Realty Management, Inc., as managing agent for landlord,
By:
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Name:
Bruce Heitzinger
Director of Leasing, Midwest
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CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER:
2006-0302
DATE:
February 17, 2006
TO:
Columbia Heights Planning Commission
APPLICANT:
City of Columbia Heights
REQUEST:
Zoning Amendment to the Zoning Code as it relates to the
Swimming Pools and Hot Tubs
PREPARED BY:
Jeff Sargent, City Planner
BACKGROUND:
The Current City of Columbia Heights Zoning Code requires that all swimming pools,
the rear yard, or the entire property shall be enclosed by a non-climbable wall, fence or
combination thereof at least six (6) feet in height, with a self-closing gate capable of
being secured with a lock so as to prevent uncontrolled access by children. The Zoning
Code does not have specifically mention hot tubs, nor does it define above-ground, in-
ground, or hot tub pools. A recent concern from a resident prompted City Staff to look
into the question as to whether a hot tub would require the installation of a 6-foot high
fence for safety purposes. Staff feels that because hot tubs corne equipped with a
child-resistant cover, this would suffice the security measure that the 6-foot tall fence
attempts to achieve.
ANALYSIS:
,
City Staff has polled other cities in the area to see how this question is addressed
elsewhere. It was discovered that most other cities do not differentiate between hot
tubs and swimming pools, classifying both as one and the same. The City of White
Bear Lake has recently adopted an ordinance relating to hot tubs that addresses this
issue. The ordinance adopted in White Bear Lake does not require a 6-foot high fence
for a hot tub, rather relies on the child-resistant cover for the child's protection.
The requirement for a 6-foot high fence around an aboveground or in-ground pool is for
several reasons. This first is for the general safety and welfare of the public. The fence
acts as a physical barrier that would prohibit small children from accessing the property
and gaining entrance into the pool. A second reason for the fence is for privacy. A
fence helps deflect some amount of noise, which is typical when an outdoor recreational
pool is in use, as well as being a visual barrier into and out of the pool area.
"
. City of Columbia Heights Planning Commission
Text Amendment, Hot Tubs
March 8, 2006
Case # 2006-0302
By nature, Staff feels that hot tubs in general are less intrusive, and are used for
different purposes. Generally, the noise generated by hot tubs users would be
substantially less than those using an aboveground or in-ground pool. Also, because
hot tubs are equipped with lockable covers, this would prevent the access into the hot
tub from children in the area.
CONSISTENCY WITH COMPREHENSIVE PLAN:
The Comprehensive Plan is not affected in any way with the proposed zoning
amendment.
FINDINGS OF FACT:
The City Council shall make the following findings before granting approval of a request
to amend the City Code. These findings are as follows:
a) The amendment is consistent with the comprehensive plan.
The Comprehensive Plan is not affected in any way with the proposed zoning
amendment.
b) The amendment is in the public interest and is not solely for the benefit of a
single property owner.
The proposed amendment would allow the public to obtain a hot tub without
the requirement of also constructing a 6-foot tall fence around the hot tub.
This is in the public interest as it would decrease the overall cost of the
project of insta/ling a hot tub, while maintaining the public safety due to the
lockable covers that hot tubs provide.
c)
Where the amendment is to change the zoning classification of a particular
property, the existing use of the property and the zoning classification of
property within the general area of the property in question are compatible
with the proposed zoning classification.
,
This amendment is not changing the zoning classification of a particular
property.
d) Where the amendment is to change the zoning classification of a particular
property, there has been a change in the character or trend of development in
This amendment is not changing the zoning classification of a particular
property.
~
Page 2
. City of Columbia Heights Planning Commission
Text Amendment, Hot Tubs
March 8, 2006
Case # 2006-0302
RECOMMENDATION:
City Staff recommends that the Planning and Zoning Commission recommend approval
of the proposed zoning amendment as outlined in the attached draft ordinance. This
amendment would allow hot tubs to be installed in the city without the requirement of a
6-foot tall fence surrounding it. The zoning amendment also adds definitions of an
aboveground, in-ground, and hot tub swimming pool.
Motion: The Planning Commission recommends that the City Council approve the text
amendments as outlined in the attached draft ordinance.
Attachments
. Draft Ordinance
Page 3
DRAFT ORDINANCE NO. XXXX
BEING AN ORDINANCE AMENDING ORDINANCE NO. 1490, CITY CODE OF
2005, RELATING TO SWIMMING POOLS AND HOT TUBS
The City of Columbia Heights does ordain:
Chapter 9, Article I, Section 9.103 of the Columbia Heights City Code, is proposed to
include the following additions:
~ 9.103 DEFINITIONS.
SWIMMING POOL, ABOVE GROUND. All swimming pools that are constructed so
that the edge of the pool is greater than three and one-half (3.5) feet above ground
grade or has a capacity of more than three-thonsand (3,000) gallons of water.
SWIMMING POOL, HOT TUB. All pools that are intended for hydro-therapentic
massage and relaxation pnrposes that have a capacity of less than seven-hnndred
fifty (750) gallons of water, inclnding such pools generally constructed with a filter
unit(s), pump(s), water jet(s), molded seating and a heating unit(s). Any hot tub
greater than 750 gallons of water shall be considered an aboveground pool for
regulatory purposes.
SWIMMING POOL, IN-GROUND. All swimming pools constructed so that the pool
edge is level with the ground grade.
Chapter 9, Article I, Section 9.106 (C)(4) of the Columbia Heights City Code, IS
proposed to include the following additions and deletions:
,
~ 9.106 GENERAL DEVELOPMENT PROVISIONS.
(C) Accessory uses and structures.
(4) Private swimming pools and courts. All private swimming pools, tennis
courts, ball courts and other private recreational facilities are subject to the following
standards:
~
(a)
(b)
(c)
(d)
(e)
- (1)
~
~
[NO CHANGES]
[NO CHANGES]
[NO CHANGES]
[NO CHANGES]
[NO CHANGES]
Hot tubs shall not be located within five (5) feet of any side yard or
rear lot line, or within any l'equired front yard. Such pools shall be
equipped with a child-resistant, lockable cover in lieu of a six-foot tall
fence. Hot tubs are permitted on attached or detached decks if it can
be proven that the deck is engineered to be structurally sound enough
to support the bearing load of the hot tub.
fJ1(g) Lighting shall be so oriented as not to cast light on adjacent properties.
oo(h) The facility shall not be located within any drainage or utility easement.
fhj(i) Any accessory mechanical apparatus shall be located at least 330 feet from
any residential structure on an adjacent lot.
~(j) All swimming pools containing more than 3,000 gallons or with a depth in
excess of 42 inches (3.5 feet) shall require a building permit from the city.
Section 2:
This ordinance shall be in fun force and effect from and after 30 days after its
passage.
First Reading:
Second Reading:
Date of Passage:
,2005
,2005
Offered by:
Seconded by:
Ron Call:
o
Mayor Gary L. Peterson
'"
Attest:
"
Patricia Muscovitz, Deputy City Clerk
:ol
~
~
CITY OF COLUMBIA HEIGHTS
PLANNING REPORT
CASE NUMBER: 2005-1202
DATE: March 7, 2006
TO: Columbia Heights Planning Commission
APPLICANT: Schafer-Richardson
LOCATION: West side of Huset Park between 5th St. N.E. and University
Avenue (Park View)
REQUEST: Phase 2, Final Plat
PREPARED BY: Jeff Sargent, City Planner
INTRODUCTION
At this time, Schafer-Richardson is requesting a Final Plat for Phase 2 of the Huset Park
Development. The name of the proposed plat will be Huset Park, Second Addition.
Phase 2 contains 12.8 acres. It is part of a larger 28-acre redevelopment area known as
the Huset Park Development. Phase 1 was reviewed by the Planning Commission and
approved by the City Council in June of 2005. Phase 2 includes 5 two-story townhomes
and 17 three-story townhome buildings. There are 32 units in the two-story townhomes
and 122 units in the three-story carriage homes, for a total of 154 units throughout the
proposed development. Each unit has two parking spaces in the building and two in the
driveway. There are an additional 93 parking spaces in parking bays or on the private
streets throughout Phase 2.
CONSISTENCY WITH THE COMPREHENSIVE PLAN
The Transit-Oriented Mixed-Use District requires that the mix of land use include two or
more of the following uses: residential, commercial and industrial. The proposed Industrial
Park redevelopment will meet this requirement by including predominantly residential uses
with some mixed-use commercial/residential uses. This ensures the consistency with the
Comprehensive Plan for the area.
ZONING
A concept site plan was prepared in 2004 by the developer as part of the preliminary
development agreement entered into with the City. The concept plan was found to be
"
. City of Columbia Heights Planning Commission
Huset Park Final Plat and Phase 2 Site Plan
March 7, 2005
Case # 2005-1202
compatible with the provisions of the Transit Oriented Mixed-use Zoning District. This
zoning district calls for a flexible mix of uses with a minimum residential density of 12 units
per acre and a maximum density of 20 units per acre, unless otherwise approved by the
City Council. The concept site plan showed a density of less than 20 units per acre. The
subject property is located adjacent to a transit corridor (University Avenue NE) and will
include a trail connection linking the new residential and mixed-use neighborhood to and
through Huset Park. The trail will be constructed as part of the parkway along 39th Ave
NE.
The purpose of the Mixed-Use District is to promote efficient use of existing City
infrastructure; ensure sensitivity to surrounding neighborhoods, create linkages between
compatible areas of the City; provide appropriate transitions between uses; ensure high
quality design and architecture; create good pedestrian circulation and safety; promote
alternative modes of transportation; and increase the quality of life and community image
of Columbia Heights. The proposed Industrial Park redevelopment will be designed as a
pedestrian friendly mixed-use project that will accomplish these goals.
DESIGN GUIDELINES
The City Staff has prepared Design Guidelines to be applied to the redevelopment of the
subject property. These guidelines are directly based on the existing City Design
Guidelines adopted in 2003. The guidelines include characteristics that are appropriate to
the residential and mixed-use character of the Industrial Park redevelopment area, and not
those aimed at highway, strip or suburban architecture and development. The submitted
plans meet all the requirements for the Design Guidelines imposed for this development.
ANALYSIS
When the preliminary plat for Phase 2 was presented to the Planning and Zoning
Commission, there were three issues that the Commission wanted to be addressed prior to
Final Plat approval. The three issues included: the requirement for a landscaped fence
separating the development from University Avenue to closely resemble the fence used in
the Fridley townhouse development on the southwest corner of Mississippi Street and
University Avenue, the requirement for a third unit type that will be used throughout the
development, and the requirement for a suitable setback of the buildings from the
University Avenue street curb. Schafer/Richardson and Ryland Homes has worked closely
with the City to achieve these requirements.
Landscape Fence
The proposed landscape fence will be a black metal fence with brick pillars placed
approximately 78 feet apart from one another. There will be 10 pillars installed along 780
feet of frontage on University Avenue. Landscaping in the form of both deciduous and
coniferous trees will be dispersed and intermixed along the length of the fence and will
provide an effective and aesthetic screening mechanism for the development. The
proposed plans for the fence indicate that the design would be very similar to the fence
used in the Fridley development (Figure 4).
Page 2
. City of Columbia Heights Planning Commission
Huset Park Final Plat and Phase 2 Site Plan
March 7, 2005
Case # 2005-1202
The fence located on the north side of the development, separating the townhouses from
the commercial building to the north, shall be constructed of a 6-foot tall privacy fence, with
a minimum of 80% opacity on a year-round basis, to be approved by the City Planner.
(Figure 5)
Third Unit Type
Ryland Homes has successfully incorporated a third-unit type throughout the Phase 2
portion of the development as directed by the Planning and Zoning Commission and City
Staff. The third unit type is called the Craftsman and is a three-story townhome with a
tuck-under two-stall garage in the rear (Figure 6). The fronts of these buildings will include
a fieldstone band along the bottom 1/3 of the structure, with pillared porches, and two
bands of different sized, heavy gauge (.042") vinyl siding. City Staff will require that 19 of
the end caps for these buildings will incorporate the field stone work along the bottom 1/3
of the buildings, as outlined in Exhibit E (Figure 8) of the Development Contract for Phase
2. The overall design of the buildings will also incorporate gabled roofs with shake
accents, meeting city staff's expectations on requirements for the third unit type.
Building Setbacks
During the Preliminary Plat process, Ryland Homes proposed 2 rows of buildings that were
located substantially closer to the University Avenue curb line than the other buildings in
the development. The Planning and Zoning Commission required that the two sets of
buildings located closer to the curb be placed at a setback consistent with the remainder of
the development. The proposed plans indicate that the two rows of buildings are now
located further away from the University Avenue curb line, and consistent with the setbacks
of the remainder of the development. The setbacks of the buildings from University
Avenue are as follows:
Building #12:
Building #16:
Building #34:
Building #36:
Building #20:
Building #23:
Building #25:
82 feet
79 feet
91 feet
89 feet
79 feet
78 feet
77 feet
The average setback of the buildings along University Avenue to the curb line of University
Avenue is 82 feet, which would meet all health and safety standards imposed by the City of
Columbia Heights and the State of Minnesota.
Street Lighting
The street lighting used throughout Phase 2 of the development will incorporate a black
fluted column, with a capped acorn-style bulb (Figure 7). The street lighting will be privately
Page 3
. City of Columbia Heights Planning Commission
Huset Park Final Plat and Phase 2 Site Plan
March 7, 2005
Case # 2005-1202
owned and maintained by the association established for this development. The design for
this lighting is also consistent with the public streetlights that the City uses throughout the
Huset Park area.
Landscaping
The applicants have submitted a landscape plan for the entire development. This plan
indicates the different types of plantings throughout the general development as well as the
specific plantings around each building. The landscape plan also indicates the location of
the proposed decorative fence separating Phase 2 from University Avenue. All green
spaces throughout the development shall incorporate automatic irrigation with rain shut-off
gauges.
FINDINGS OF FACT
Final Plat
Section 9.104 (L) of the Columbia Heights zoning code requires that the City Council make
each of the following findings before approving a final plat:
1. The final plat substantially conforms to the approved preliminary plat.
Several issues needed to be resolved before the approval of the Final Plat for
Phase 2. The following issues have been resolved:
1. Ensuring a minimum 75-foot setback of all buildings from University Avenue.
The proposed Final Plat indicates that all units have been set back a
distance between 77 and 91 feet, satisfying the requirement.
2. Incorporating a third unit type in Phase 2 of the development. The approval
of Phase 2 was contingent on the Planning and Zoning Commission
approving the third unit type throughout the development.
1
The third unit type incorporates a different design element not seen in other
townhouse developments, and will be the newest building type used by
Ryland Homes. This unit type meets all architectural design guidelines that
have been established for this development as well. One major difference
between this unit type and the ones used in Phase 1 is the incorporation of
stonework throughout the building, as opposed to brick. (Fig. 6)
3. Incorporating a decorative fence with appropriate landscaping along
University Avenue, to reflect the same design used in the new townhouse
development in Fridley.
~
Page 4
. City of Columbia Heights Planning Commission
Huset Park Final Plat and Phase 2 Site Plan
March 7, 2005
Case # 2005-1202
The Final Plat for Phase 2 includes a black steel fence with brick pillars along
University Avenue. This design satisfies the condition imposed on the
Preliminary Plat. (Fig. 4)
4. Ensuring the approval of all the necessary street vacations throughout the
development. The City is processing the vacation for the University Avenue
frontage road vacation. It should be noted that the City Council would not be
able to approve the Final Plat for Phase 2 until the approval of the University
Avenue frontage road vacation has taken place. This vacation is expected to
be complete by February 23, 2006.
5. Ensuring adequate access for emergency vehicles throughout the
development. Fire Chief Gorman has reviewed the plans for the Final Plat
and did not indicate that this was a continued issue. He was, however,
concerned with the on-street parking, as it would limit the access to one side
of the buildings.
2. The final plat conforms to the requirements of 99.114.
S9.114 is the Subdivision Regulations section of the City's Zoning ordinance.
Conforming to this section would require the appropriate information to be submitted
to the City for Final Plat approval. The applicants have met this requirement.
RECOMMENDATION
Motion: That the Planning Commission recommends that the City Council approve the
Final Plat of The Huset Park, Second Addition Subdivision based on the following
conditions:
1. The Homeowner's Association (HOA) Documents shall reflect that no more than
five percent (5%) of all units shall be rental units. The Developer's Contract
shall also indicate this through reference to the HOA documents.
2. The Common Interest Community documents shall clearly state the
responsibilities of the City and homeowner's association related to streets and
utilities.
3. All streets, storm water, street lighting, signage and striping serving the
development shall be privately owned and maintained.
4. The developer must provide the City with locatable references for service lines,
such as swing ties and GPS coordinates.
5. All sidewalks shall meet ADA requirements for pedestrian ramps and grade.
6. All green areas shall incorporate automatic irrigation with rain shut-off gauges.
Page 5
City of Columbia Heights Planning Commission
Huset Park Final Plat and Phase 2 Site Plan
March 7, 2005
Case # 2005-1202
7. The pillars used for the fencing along University Avenue shall be brick to match
the color of stone used on the Craftsman style of building. The location of the
pillars shall be consistent with the locations outlined in Figure 4.
8. The fence located on the north side of the development, separating the
townhouses from the commercial building to the north, shall be constructed of a
6-foot tall privacy fence, with a minimum of 80% opacity on a year-round basis,
to be approved by the City Planner.
9. The third unit-type used throughout the Phase 2 Development shall be the
Craftsman-style building depicted in Figure 6.
10. All vinyl siding used on the buildings within the development shall be of a heavy
gauge (0.042") material.
11. The lighting used throughout the development must follow the lighting design as
portrayed in Figure 7.
12. The stonework on the front of the Craftsman type of building shall be
incorporated on 19 of the units specifically mentioned in Exhibit E of the
Developer's Contract throughout the development, and shall cover the bottom
1/3 of the buildings, as approved by the City Planner.
13. The number of affordable units throughout Phase 2 of the development shall be
between 10-20% of the total number of units.
Attachments
~
. Figure 1:
. Figure 2:
. Figure 3:
. Figure 4:
. Figure 5:
. Figure 6:
. Figure 7:
. Figure 8:
. Figure 9:
. Figure 10:
Draft Resolution 2006-03
Location Map
Final Plat
University Avenue Fence Detail
Privacy Fence Detail
Building Elevations - Craftsman Style
Light Post Detail
Exhibit E (Development Contract)
Project Plans
Landscape Plan
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Page 6
DRAFT RESOLUTION NO. 2006-03
RESOLUTION APPROVING A FINAL PLAT SUBDIVISION
WITH CERTAIN CONDITIONS FOR SCHAFER-RICHARDSON
WHEREAS, a proposal (Case No. 2005-1202) has been submitted by Schafer-Richardson to the
City Council requesting a subdivision from the City of Columbia Heights Subdivision Code at the
following site:
ADDRESS: West side of Huset Park between 5th St. N.E. and University Avenue
EXISTING LEGAL DESCRIPTION: On File at City Hall
PROPOSED LEGAL DESCRIPTION: Huset Park, Second Addition
THE APPLICANT SEEKS APPROVAL OF A FINAL PLAT SUBDIVISION.
WHEREAS, the City Council has considered the advice and recommendations of the Plmming
Commission regarding the effect ofthe proposed subdivision upon the health, safety, and welfm'e of
the community and its Comprehensive Plan, as well as any concerns related to traffic, property
values, light, air, danger of fire, and risk to public safety, in the surrounding area; mld has held the
required public hearing on this proposal on March 8, 2006.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Columbia Heights
after reviewing the proposal, that the City Council accepts and adopts the following findings of the
Planning Commission:
I. The proposed minor subdivision conforms to the requirements of Section 14 of the City
Code.
2. The proposed subdivision is consistent with the Comprehensive Plan.
3. The proposed subdivision contains parcel mld land subdivision layout that is consistent with
good planning and site engineering design principles.
FURTHER, BE IT RESOLVED, that the attached condition, plans, maps, and other information
shall become part of this subdivision approval.
CONDITIONS:
1. The Homeowner's Association (HOA) Documents shall reflect that no more than
five percent (5%) of all units shall be rental units. The Developer's Contract
shall also indicate this through reference to the HOA documents.
2.
The Common Interest Community documents shall clearly state the
responsibilities of the City and homeowner's association related to streets and
utilities.
"
Resolution No. 2006-03
Page 2
3. All streets, storm water, street lighting, signage and striping serving the
development shall be privately owned and maintained.
4. The developer must provide the City with locatable references for service lines,
such as swing ties and GPS coordinates.
5. All sidewalks shall meet ADA requirements for pedestrian ramps and grade.
6. All green areas shall incorporate automatic irrigation with rain shut-off gauges.
7. The pillars used for the fencing along University Avenue shall be brick to match
the color of stone used on the Craftsman style of building. The location of the
pillars shall be consistent with the locations outlined in Figure 4.
8. The fence located on the north side of the development, separating the
townhouses from the commercial building to the north, shall be constructed of a
6-foot tall privacy fence, with a minimum of 80% opacity on a year-round basis,
to be approved by the City Planner.
9. The third unit-type used throughout the Phase 2 Development shall be the
Craftsman-style building depicted in Figure 6.
10. All vinyl siding used on the buildings within the development shall be of a heavy
gauge (0.042") material.
11. The lighting used throughout the development must follow the lighting design as
portrayed in Figure 7.
12. The stonework on the front of the Craftsman type of building shall be
incorporated on 19 of the units specifically mentioned in Exhibit E of the
Developer's Contract throughout the development, and shall cover the bottom
1/3 of the buildings, as approved by the City Planner.
13. The number of affordable units throughout Phase 2 of the development shall be
between 10-20% of the total number of units.
Resolution No. 2006-03
Page 3
Passed this _ day of March 200_
Offered by:
Seconded by:
Roll Call: Ayes: Nays:
Mayor Gary L. Peterson
Attest:
Patricia Muscovitz, CMC
Deputy City Clerk/Council Secretaty
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City of Columbio Heights
HUSET PARK SECOND ADDITION
County of Anoko
Section 35, Township 30, Range 24
KNOW AlL ~[N BY UlESE PRESENTS: That Hu.et Po,k Oo".lopmenl Co'porolio". 0 corporoli"" ..."de' th. 10"" 01 !.linne.olo. fee a...".... olth. follo"ing de,c1>bed p'operly .ituoled in
IheCountyofAnoka.SloteofMinn,solo.lo"il:
Lol.l Ih,o...gh 15. tncf...sl"e. Block 90, COLUI.lBIA II[1Gll1S ANNEX TO MINNEAPOLIS. ANOKA COUNTY. WNNESOTA
Ho. cou..d th. .ome to be ....'''.yed ood ploUed o. HUSEl PARK SECOND AOOmON ond do.. h.'eby dedkole to the p...blk I", p...blk ..... f",."., the po,kwoy ond eo..m."ls o.
,ho"nonlhi,plotfo'd,o,nog.ondulailYP""po.e'011ly
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Thol pori of Blo<k G. COLUMBIA HEIG1-HS ANNEX TO MINNEAPOLIS. ANOKA COUNTY. I.lINNESOTA, lYing we.l."y of 11'1. fol[owing d.,c/,b.d lin.,
HUSO PARK OEYt:LOPMENT CORPORATION
Commencing ot lhe So...lh".sl Comer "f ..,id BI<><:k G; lhenc. Norlh 69 d'9'e.. 56 m",...t.s 00 ,ec""ds Eost. oss...med b."""9 olong th. south line of soid Block G. "
di,lonce 01 234.50 leel to lheoct...ol poinl ofbe"inning of 11'1. line lob.de.Clib.d;thenceno,lheasl.,lyodislonc.oI369.86feetolOIlgonoo-lon"enliolcur"'cotlColielo
lhe .0.1 ho",ng" r"di.... of 1145.92 leel, 0 cenlrol on.... of 18 d.",.e, 29 mi"ul.s 35 "cMds, ond 0 d,,,,dthol 1'1.0," Norlh 12 d'g,ee, O(lm.....tes 08 .ecMds Eo.l;
th."ce N",lh 24 deg'ees 34 min...le. 28 ..,c"nds E"sl, 0 d..lonce of 33.53 fe"l; th"nce N",lh 26 de<;tree. 53 m....ute. 00 secMds Easl, a di.lonce of 100.00 feel: Ih.n<e
NoTlIl 31 d.g,.e.33 minul.sOO.econdsEo.l, 0 dislMce of 121.25 fe"t I" lheneflh line of soidBIc>ck Gond there le,minoting.
By. Or~d';iJ.-Sd;-ole;:-p;,,-;Td-;;;:;t~;;;;-Cro-
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STATE Of MINNESOTA )
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COUNTYOf'IIENNEPIN )
T"esoulhI159.70IeelollhOfollowingdCSClipHon.
Tllol port of University A",nue (Trunk Hi"ll\'oy No. 47) Iytng N011h o! lhe wesl.lly e~lensiM o! Ihe soulh line of II10ck 90. CO\.UM81A IlEIGllTS ANNEX TO MINNEAPOUS, ANQKA
COUNTY.MINHESOTA,5oulhofthesouthlineofrORTIETIlAVENUEN.LondEosl01 the 100lowin<;t desCTibed line:
The loregoin9 inslrum....1 w"s "cknowledged befo'e me Ihis ______ doy of ______~____, 2005, by Brodiey J. Schof"" os Pfesidenl ond CEO of Husel Potk O."'lopmenl
C01p",olion, 0 c",porollon und.... Ihe lows ofWnnesolo, 011 b."olfof lh. corp orotlon.
Beginning olllle south".st C,,"'et of soid II10ck 90; lh.nCe Soulh 89 de,,'e.s 56 minutes 00 s.conds 1'1..1, ossumed b.o,ing, olOO9 Ihe ....slerly ule".ion of Ihe .oulh ""e
of soid Block 90 0 distonc. "f 32.00 fe.l; Ihe"ce Norlh 00 de9'ees 41 m,nutes 54 seconds W.sl, 0 dislooce of 440.00 Teel; Ihence N",lh 00 dC<}'ees 59 minutes 24
secMds Wo.I. 0 dislonc. of 585.00 fe.l; Ihenco N01111 02 de9'ees 2r minules 12 seconds Wesl, 0 dislonce of 870.58 feel, mo,e or less. 10 lhe .oulh lin. "f .old rORTIETH
AVENUE N.[. O11d Ihere t...m,noUn<;t.
N~tOfy-p~bii;;-----------------~ ----
I.ly Comml..ion e~p"es ___________ ____
AUO
Thol porI o! lOOKOUT PLACE ond Ihol pOft oT the "ocoled ALLEY, oS dedicol.d in the plol OT COlUMBIA HEIGHTS ANUEX TO MINNEAPOliS, ANOKA COUNTY. MINNESOTA. lying
no,lh of the w..ledyedension of Ihe soulh line of 11'1. n...lh./lyI2.5 Teet oT lot 11 ond lying soulh of Ihe west."yexlensiOll of lhe N",lh line of the South heU o! lollO.
I hereby cerl1fy 11'1011 ho", sur""yed ond plolf.d 11'1. p'op.tly describ.d on Ii'll. plot o. HUSET PARK SECOND AOOITION; 11'101 IlIis ploll. a c",r.ct '''Pre.entotion of .oid
su'~ey. lhot 011 distanc..s 0'" correcUy..hown on 11'1. plol in 1..1 "nd hundr.dth. or 01001; thol oil m011umenl. hove b.."" co"..,\ly ploc..d In 11'1.. <;t,ound o. .ho..n or..m be
coftecUyploc.d"sdesignol.d:tholtheoul.ideb""OIlo'yl",.so/eco"ecllyde.ignol.dontlleplol,ondlh"tlher"or.nowetlondsosd.nn.dbyMS505.02,SUOO.l'"
pu~l1c hi"""oys to be d",,;gnol.d on lhe plol olh.".- Ihon os ....o...n.
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Thol pOfl of miRTY m:l1m AV!:UUE N.E., os d.dicoled in l~e plot of COlUI.lBIA HEIGHTS ANNEX TO IIlINNEAPOUS, ANOKA COUNTY, MINNESOTA, lying wesl 01 lhe southerly
exlen.1M of Ihe wesle'IY/igM of "oyol FIfTH STREETN.L ond lying oosl 01 olin. d/""" from lhe North".sl c",net of loll, AUDITORS 50801\15100 NUIIlIIER 50. Anoko
Counly. "'innesolo 10 the Soulhwest Co"'.' of II10ck 98, COLUMBIA HEIGHTS ANNEX TO MINNEAPOLIS, ANOKA COUNTY, MINNESOTA,
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KutIM-:-K~h;-li~;"-;;d londS~"-;;~
MiMeSOloLic.nseNo.239611
Thol p01"I of Firm STREET N.E" os dedicoled in Ih.. plol of COLUMBIA HEIGl-HS ANNEX 10 MINNEAPOLIS, ANOKA COUNTY, MINNESOTA, l)'in" eo.I./lyof Ihe "esl.,lyli". of .old
FirTH STREET N.L (os d.dicoled),ondn",lhwest.,lyondsouth....to 'Iyol Ihe follOw;'" d"'Cfib.d H"",
Comm.ncing 01 Ihe southeo.1 COf"et 01 IIlOCK E of ."id COlUMBIA HEIGl-lIS ANNEX TO MINNEAPOlJS. ANOKA COUNTY, I.IINNESOTA; Ih.nc. N"'lh 00 d.g,.e. 07 minute. 50
""conds Eosl, o.wmed beotlng olong th. ."slline 01 .o,d IIlOCK E. 0 d,.lonc. of 6.76 !....t; !o the oeluol polnt 01 b.<;tinn.." of th.. lin. \0 desctibed, Ihence no<\heosletly
0lM9 0 non-10llgentiol curve c<>nc""", t" lhe .oullleosl. 0 di.tonce 01 55.28 f.et, ."io curve 1I0s" rodius of 8\5.00 feel. 0 cenlrol "ngl. of 03 deg'ee. 53 mlnules 10
..cond., ondo chord lhol beo'. Norlh 49 d.."r.e. 27 minut.s 35 s,cMds Eo.l: thence "",thw...lerfy, oIong 0 nM-ton"enliol cu,'" conca", 10 the norlheo.t, 0 di.tonco of
lJ3.oo 1..110 .oid "..letlyline 01 Firm STREET N.r. (os dedicol.d), soid cu''''' hos 0 ,odius 01 248.5J f.el, 0 cenl,'" on"le of JO d.o/ees 39 minutes 42 s..cond. ond 0
ch",d thot ~""fS N",lh 18 d.",,,es 28 minules 12 nconds West ond described lino lll....e te,m,nolin<J.
STATE Of" IdlNNESOlA
COUNTY Of"
Th. f"'.9oin9 "",ve;:;'~-';;uj;c-;;l" woo ocknowl.dg.d b.fore me Ihi. ____ doy of ___________. 20__ by Ku'l ),l. Kisch. licen..d tond Su'veyor.
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l.lyC"mmission e'pite. __________________
All ollols 7 ood 8, ReArrOll".ment BI<><:k E Co/umblo He19111s Annex 10 I.Ilnneopol,. Anoko Coonly, MiM.
Tholl''''' of Lol. 5. 6 Md 9 01 .oid ReArron"em.,,1 Block E Col...mblo Hei"ht. Anne. 10 I.l....neopoli. Anol<" County. Minn.. lying eosl.tly 01 11'1. [o.t line of Un.....ISity A",""ue
NE. e~cept thot pori Ihereof lying n"'lh.'ly ond ",.sl.rlyof the folio".." de.cribed line,
Commenc",'l 01 11'1. N"'lheo.t c",net of said L"l 5. in .old ReArron"emenl BI<><:k E Colombio H.i"hI. Anne. 10 Minn.opolis Anoko Counly, Minn.; Ih.nce SOUlh 30 d.g,ees 19
minules 23 .econd. Eosl on on oss"m.d b.o,ing oloog tile co.lc,ly line 01 lots 1 th'ough 8 in soid Reorron"em.nl 01 BI<><:k E. 0 dislonce of 32.33 'eet t" o};" inside
diomel.r irOll pipe mOllu",.nl copped R.L.S. 101132, Ih. ocl"oI poinl "f b."lnnin"i Ihence South 89 deg/e.. 45 mlnul"s 19 .econd. Wesl 0 dislonce of 107.77 fe.1 10 0 };"
in.ide diomeler if on pip. monumenl c"pp.d R.t.S. 10832; Ihence South 51 d.g'ees 48 min,,!e. 07 seconds W.sI 0 di.lonc.. of 115.26 f.et 10 0 };" inside dlomeler iron pipe
mo"um."t copp.d R.t.S. T0832, thence South I degtee 03 minut.. 07 seconds Eosl 0 dl.lonc,," oT 54,97 !.ol 10 0 };" inside diom.l.... 1'0" p,pe monumenl copp.d R.t.s.
10832, Ih.nce Soulh 89 de,,'e.s 41 minule.. 39 second. West 0 d,.lonce 01 134.51 feel, Rlore ot less, 100 point on Ihe Eoslerly line of University Avenue NE disl"nl 73....92
I.el southo,ly from lhe inle,seelion of .oid eo.terly line of .oid Univer'"y Avenue NE ond lhe nOflhe,ly line 0' L"t 1 in soid ReArrongement OIock [ CoIumbio H.I"hts Anne~
10 ),liM.OpolisAnoko Counly, !.linn., ond lll....e I....minolln<;t.
CO\.UIdBIA HEIGHIS, WNNESOTA
Tll,S plo! of HlfSH PARI( SECONO ADDITION "'''s appt"ved ond occ.pled by 11'10 City Cound "f Columbio Hei"hl', !.linnesolo 01 " ,e"ul01 m...ti"g the/."f, h..ld lhi!! ____ doy
of ____ _ _, 20__, If opplicobl.. lhe wriU..n comment. ond locommetldollon. of the Commissioner of Tron.po<\otion ond lhe Cwnly flIgh"oy [ngin..et hove been
recei""d by Ih.. City or lhe p'es",ibed JO doy petiod 1'10. clOp.ed ..ithoul 'eceipl of such c<>mmenl. ond.recomm."dolion., o. p'o",ded by Id;"ne.olo Slolul... Section 505.03.
Subd.2.
Cl1YOf" COlUMBIA HEIGHTS, IlINNESOTA
EXCEPT
Tholp",lollol S. des",ibed os IoIlo"s:
Comme"cing ollhe N01lh.osl c","et of ."id lol 5; lllenc.. South 30 degtee. 19 minules 2J ..cond. E".I On "n o.sumed bo""n9 olMg Ihe [osl..lyline of soid 1015"
dlslonce of 332.33 fe..1 10 0 W in,,;d. dl"m.ter iron pipe man...m""t copped R.t.S. 10832. I" 11'1. "eluol point of b."inning: lhence Soulh 119 deg'.e. 45 minutes Ig ..conds
Wesl 0 d;slonce of 107.77 feel 10 0 };" insld. diam.ler iroo pip. monume,,1 copp.d R.LS. 10032; lhence Soulh 51 dog'o05 48 minutes 07 s..cond. West 0 dislonce 01 27.64
leel, IhenceNorlh 119 d.g'ees 10 minut., 53 seconds Ec.1 0 di.lon<e of lJa.61 f..1 to the Eoslerlylinc olsoid lol 5; lh.nce North 30 d..",... 19 minul.s 23 second.
We.t 010"9 soi"d Eosle,ly line of soid lot S 0 di.tonce. of 1804 IeI'I 10 the point of be<jlnning and lh.te lenn;"ol;,g.
1Iy. _________________ Ido>""
8y. _________________ Clerk
This plot 1'10' been opptovedlhis ____ d"yol ________, 20__
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LoiS 41 ond 42, BloCk 70. COlUMBIA HEIGHTS ANNEX TO MINNEAPOLIS. ANOKA COUIIN, MINNESOTA, e~Cl!pt tho.e p",lion. Ih....eof loken f", .l'eel 01 hi"hwoy purposes.
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lol. 43 th'ough54.....cfu.'''''.BI<><:k 70, COLUMBIA H(IGHTS ANNEX TOMINNE APOllS,ANOKACOUNTY, MINNESOTA.
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Thol porI of Bloc~ E, CoIum~lo H..lghts Anne. 10 /,lIM'Opolls, Anoko COIJnly. I.linne,olo, d.scdb.d o. follows:
Beginnin9 ollh. SOIJlh.o.1 corn" "I Blocl< E; Ihence North olong Ihe W.sl line of FUth 51'''.1 NE, 171.6 '...1: lhenee Norlhwe.lefly olong lhe So...lh...sl.,lyline of lookoul
Ploc.,TB2Ieet;th.nc.Soulh"e'lerlyloopolntlnlheNorlh.oslo'lylin.ofoll.yondlnth.No/lhw..terIYfodiolboundo'ylineoftheobovedesClib.d potl of sold Block 70,
soid rodiol ~oundory line b.in" produced 10 lh.. Norlh.o.I.,ly line of soid oll.y. Ihenc.. oJon" soid Norlhe".le,'y line 01 olley South.osl....ly 10 Ihe Norlh IIn. of Thlrty-[Ighlh
A""nueNE; Ihenc.Eo.t olonglheN",lhl",eol Thlrly-EI"hlh Av.n".lnlh.po1nlofb.giMmg.
Vocoled EOGEMOOR PtACE lyin"eo'lerly 01 the eO'I.tly I",e of Uni......slly Avenu. NE ond norlh."y of lhe N",lh line of rnIRT'f-EIGHrn A\i[NUE N.E.
The vacaled olleylytng E"sle<'ly of ond odjac.nl Co 810ck 70, COlUI.lBlA HEIGHTS ANNEX TO MlUNEAPOlIS. ANOKA COUNTY, MINNESOTA, and bound.d on Ih. W.sl by the
E".ledyline of Universily Avenue NE "nd bounded on Ihe Soulll by Ihe Nor!herly line <)1 38111 Avenu.. NE.
tots 7 thtoogh 12. ind"slve. II10ck 69. COLUMBIA flEIG/ITS >>lNEX TO MINNEAPOLIS. ANOKA COUNTY, MINNESOTA: the vacol.d ALLEY In Block 69, COlUMBIA HEIGHTS ANNEX TO
UiNIIEAPOLlS. AUOKACOUNT'f, MINNESOTA, Iyt"g south..lyof the ",esl...ly exl."s'()tl of lhe South lin. ollhe norlhetly 12.5 I..t <)I Lol II in so;d Olc>ck 69: ond vacoled
LOOKOUTPlACrl)'in9SOOlh....lyol 1".....esl...ly..l.nsion of 11'1. Soulh I....e 0 T IheN",lherly 12.5 fe.1 ollol II in soid Illock 69.
Tholp",toIOJock9B,COlUI.IIlIAHEIGIlTSANNEXTOI.lINNEAPOlIS,ANOl<ACOUNTY",1.liNNESOT...,lylngeoslerlyoflheE".tlineoIUnl.......sllyAIi.nu.NE.
tot. 13, 14, 15, ond 16, Block 69,..COLU~BIA HEIGHTS ANUEX 10 IdINNEAPOLI5, ANOKA COUNTY, I.lINNESOT..., ond 111<)1 porl of lol 17, II10ck 69, COLUI.lBI... HEIGHTS ANNEX TO
MINNEAPOliS. AUOKA COUNTY. MlNNESOT.... lying soulh.rly 01 lhe "e.lerly "~Ionslon o! 11'1.. N",lh lino <)1 the Soulh hall of 10110 in sold Block 6!r,
Figure 3
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S. F. CALCULATIONS I
"
OFTION .
UNFINISHED aSHT.
FINISHED S5HT.
FIR5T FLOOR
5ECOND PLOOR
GARAGE
TOTAL FINI5f.lED
"160/351
'4 ""
2665F
628 SF
18iZlSF
4SIZ) 5F
1614 SF
eASE
2iOe SF
4<1> ""
6285F
'60 SF
450 SF
1646 SF
112"
GENERAL PLAN NOTES,
11/4"
t ALL INTERIOR WALLe. AI'<E ::I 1f.I' UNLESS NOTED OTI--lERUlISE. (SEE NOn: . 8)
ALL AN6LED WALLs AI'<E 49 DEG~Ee: UNLESS NOTED OTHEfQl.IISE.
2. ALL WINDOWS AND DOOR HEADERS IN ee:ARlm WALL€> TO 8E
(2) 2l1.lO> WI In" FL TWOOD FLATE AND (I) 2x4 JACK SWD EA END UNLESS
NOTED OTI--lEF<11JISE.
::I. ALL WOOD IN CCNTACT WI CONCRETE TO BE FI<'ESSURE TREATED WOOD.
4. BATHROOM FANS TO 8E VENTED TO EXTERIOR.
9. NET CLEAR OFENIN::::. OF ::1050 WINOCW " ;;.11 &QUARE FEET.
(NET CLEAR OFEl'JIN(;, J.lEIGHT NOT LE8S THAN 24' AND NET CLEAR
cLEAR OPENING WIDTH NOT LESS TIMN 2J?,)')
b. ALl:. CLOSET€. HAVE (I) ROD .AND (I) SI-lELF UNLES5 NOTED OTHEI'JUISe:.
1. ALL EXTEF<.IOR WALLS ARE 01" UNLESS NOTED OTH!'RWISE.
8. ALL INTERIOR WALLS TO HAVE II::!" G1T'F&\M 80ARD (UNLESS NOTED
OTHEFlllII5E) ALL CEILINGS TO HAVE S/a" FIRECOPE GYPSUM
80. U5E Na' FIRECOPE GTF8UM SOARD ON ALL GA~E CEII.IN:::il!l
AND ADJOINING, HOUSE WALLS.
~ ALL FOINT LOAD SUPPORTS (JACK 8WDS) TO 8E CARRIED THRtI EACl-l
. FLOOR LEVEL TO sO\..IDL,.. SEAR a." FOUNDATlc:N S'rSTSM. PROVIDE
SOLID sLOCKING: IN FLOOR SYSTEM BELOW ALL POINT LOAD SUFPORT8.
lrll. TCWEI. eAR5 HOUNTED S4" AFF- AND TOII.ET FAPER 1-l0LDER5 HOU>lTED
AT24'1>EF.
n. ALL INTERIOR LOAD eEARINC:I UJALL8 (5HOJ.t.l J.lATCHED) TO HAVE S/B"
TY'FE X C:01'P 8D EACH SIDE.
12. ALL INTERIOR NON LOAD eEARIN:::i WALLS TO RECEIVE 11:2" C:o'rP 8D
EACH SIDE.
;,
131(2"
1114"
04
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PARTIAL SECOND FLOOR PLAN C & D
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S. F. CALCULATIONS
OPTION'
UNFINI51:lED B5MT..
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FIR5T FLOOR
SECoND FLOOR
6A~E
TOTAL _FINISHED
~
~
BABE
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3050
8'-; 112"
4"
3'.6"
8'.&"
2.3'-liZl3/4"
24'-0"
02
SCALE,
SECOND FLOOR PLAN
1/4" ~ 1'.0"
REMARKS
ARCHITECTS
I hereby certify that I~is -p!on..specificati,!n, _or
report. 'was prepared by me ar under my dlrll~t "
supervision and Ihat"'I'am a -duly l1cenSed'Ar!:hile.d
underlheIOWsofth"stoteofMinneso~
Print Nome 6'::..c.R tt: .. ~ W7.
Slgoo',co r/, 'b &;:, Id/..
Dote Z-"l./~..J License ~,,~~
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GENERAL PLAN NOTES.
I. ALl. INfERIOR WALLS A~ 3 In" UNLESS NOTEO OTHERWISE. (SEE NOTE' eJ
ALL ANaLED WALLS ARE 4S, De:GREE5 UNLESS,NOTEO. OTJ.lEFolliIISE'. ,.
2. ALl. WINOo.1J!'> ANO OOOR HEADElR& iN 6EARI~ WALl.a TO BE
(2) :2x6 W/Ir.l" FL"T"l1bOD PLATE AND (l) 2x4 JACK ewo EA E'ND LNI.EM
NOfEO OTI-lERWI5E. .
3. ALl: lI.t)OP'IN CDNTACTWI CONCRETE .T<fe~'Fi;iESsURE_1~A~D~~pp.:';';" .
4. 6ATHF!OCM FANS TO ElE 'V'E'NTEP TO EXTERIOR.
!'>. NET CLEAR OPENING Cf 3050 WiNPOUJ . 5.11 SQUARE FEET.
(NET CLEA~ OFENING ~<E'~HT NOT LE&5 UlAN 24' ,<lNP NET CLE'AR
CL.EAR OPENINI:::. WIDTH NOT LES!?> TI-lAN 212)") .
6. ALL CLOSETS HAve (1) FWD AND (l) ~I-lELF UNLE'SS NOTED OTHERWISE.
1. ALL EXTe:RIOR WALLS AF<E 4' UNLEse NOTEO OTI-lE'RWI6E.
B. ALL INTERIOR WALLe TO I-lAVE !n" "'YP5UH EIOARD (LNLE5S NOTED
OTI-lERWISE) ALL CEILINC;5 TO I-lAVS SIB" FIRECOPE c;,.,-pSUM
60. USE SIB' FIRECOPE GTF'5UM SOARD ON ALL GARAGE CEILlNGa
AND APJOININa. HOUSE IlJALLS.
':). ALL POINT LOAD SUF'FORTa (JACK STUDS) To BE CARRiEO n-lRU EACH
FLoOR LEVEL TO SOLIDL T BEAR oN FOUNOATION STSTEM. PROViDE
SOLIO 6LOCKING IN FLOOR eY5TEM 6ELOW ALL POINT LOAO SUPPORTS.
T"'. TO\l.EL BARS MOUNTED 54" AFf' AND TOILET PAPER I-lOLOER5 MCUNTEP
AT 24" AFF.
\I. ALL INfERIOR LOAD BEARING WALLe (SHOUN HATCHED) TO HAVE 5/a'
TT"FE x GTf' BD EACH eIPE.
12. ALL INTERIOR NON LOAO 6EARINa. WALLS TO i'<ECElVE Ir.l" a.TP SO
EACH SIDE.
I FLOOR FRAMING NOTE
I
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M. BATH OPT.
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OPTlONOESCRIPTION
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OPTION'
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FIROT FLOOR
SECOND FLOOR
GARAGE
TOTAL FIN!5I-lED
BASE
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GENERAL PLAN NOTES.
I. ALL INTERIOR WALLe. ARE :; V2" UNLESS> NOTED OTHERWISE, (SEE: NOTE. S)
ALL ANGLED WALLS ARE -oIS DE:GREES> UNLESS N"OTED OTHEi=lWISE.
2. ALL WINOoue AND DOOR Io<EADERS> IN 6EARlNa WALLS> TO BE
12> 2xl!> WI 112' PI.. YU.IOOD FLATE AND (I> 2x4 JACI<: e.T\JD EA END UNLESS
NOTED OTHE:RUJlSE.
3. ALL WOOD IN CONTACT WI CONCRETE TO I3E PRESSURE TREATED WOOD.
4. E1ATHROOH FPNS TO SE vENTED TO ExTERIOR.
S. NET CLEAR OPENIN:!. 0f111JZl!i0 W!l'./DOUJ . S,11 SGtJA~ FEET.
(NET CLE:AR OPENINa< Io<EIGHT NOT LESe. THAN 24' AND NET CLEAR
CLEAR OPENING WIDTH NOT LEAS TIo<AN tel')
6. ALL ClOSETS HAYS (l) I'U'D AND (l) 5HEl.1' UNLESe. NOT;D OTIo<E:RlIJlSE.
1. :ALL EXTERIOR WALLS ARE 4' UNLEes> NOTED OTHEf"!UISE.
e. ALL INTERIOR WALLS TO Io<AVE 112" G"'r"FWi SOARn (UNLESS NOTED
OTIo<E:RWI!lE) ALL CEILIN::3S TO HAVE S/&" FIRECODE c:.YF&!M
SD. USE S/&' FIRECODE a,YPWM BOARD ON ALL GARAaE! CEILIN:::.e.
AND ADJOININc!, HCtiSa IUALLS>.
oa. ALL POINT LOAD eUPPORT5 (JACI<: STUDS> TO 13E CARRIl=D TIo<foal EACH
FLOOR LevEL TO SOLIDI.... BEAR ON I=OtNDATION S"r'e.TEM. PROViDE
SOI..ID eLOCKING IN FJ.OO~ SYSTEM 6EI.OW Al.1.. POINT LOAD $VPPORTe.
I,.". TOllJEI. BARS MoUNTED 54" A,9 mo TOILET PAPER: HOLtlE~ MOUNTED
AT 24" AFF.
n. ALL INTERIOR LOAD aEARIN" WALl.S (SI-lOUN I-IATC~IED> TO HAVE SIB'
Tl'PE x c"YF BD EACH eIOE.
)2, ALL INTERIOR NON LOAD 6EARIN.':.'. WAl.lS TO RECEIVE 1/:2' GYP BO
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L1GH!INO LOCA TIQN PLAN
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illt Schafer
II" Richardson
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1
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,
DRAWING INDEX
GO.O MAIN TITLE SHEET
C1.0 TOPOGRAPHIC SURVEY TITLE SHEET
C1.1 TOPOGRAPHIC SURVEY
C1.2 TOPOGRAPHIC SURVEY
C1.3 TOPOGRAPHIC SURVEY
C1,4 TOPOGRAPHIC SURVEY
C2.0 EROSION CONTROL PLAN. PHASE 1
02.1 EROSION CONTROL PLAN. PHASE 2
C2.2 STORM WATER POLLUTION PREVENTION PLAN
C2.3 STORM WATER POLLUTION PREVENTION PLAN
C2.4 STORM WATER POLLUTION PREVENTION PLAN
C3.0 DEMOLITION PLAN TITLE SHEET
C3.1 DEMOLITION PLAN
C3.2 DEMOLITION PLAN
C3.3 DEMOLITION PLAN
C3.4 DEMOLITION PLAN
C4.0 GRADING & DRAINAGE PLAN TITLE SHEET
C4.1 GRADING & DRAINAGE PLAN
C4.2 GRADING & DRAINAGE PLAN
C4.3 GRADING & DRAINAGE PLAN
C4.4 GRADING & DRAINAGE PLAN
C5.0 UTILITY PLAN TITLE SHEET
C5.1 UTILITY PLAN
C5.2 UTILITY PLAN
C5.3 UTILITY PLAN
C5.4 UTILITY PLAN
C5.5 UTILITY SEWER TABLES
C5.6 . C5.23 PHASE 1 PLAN AND PROFILES
C5.24 - C5.26 PHASE 1 PROFILES
C5.27 C5.48 PHASE 2 PLAN AND PROFILES
C5.49 - C5.51 PHASE 2 PROFILES
C6,0 SLEEVING & SMALL UTILITY TRENCH PLAN - PHASE 1
C6.1 SLEEVING &. SMALL UTILITY TRENCH PLAN - PHASE 2
C7.0 GEOMETRIC 8. PAVING PLAN TITLE SHEET
C7.1 GEOMETRIC & PAVING PLAN
C7.2 GEOMETRIC & PAVING PLAN
C7.3 GEOMETRIC &. PAVING PLAN
C7.4 GEOMETRIC & PAVING PLAN
C7.5 TYPICAL SECTIONS
C8.0 SIGNAGE &. STRIPING PLAN TITLE SHEET
C8.1 SIGNAGE &. STRIPING PLAN
C8,2 SIGNAGE &. STRIPING PLAN
C8.3 SIGNAGE &. STRIPING PLAN
C8.4 SIGNAGE &. STRIPING PLAN
C9.0 CIVIL DETAILS
C9.1 CIVIL DETAILS
C9.2 CIVIL DETAILS
C9.3 CIVIL DETAilS
C9.4 CIVIL DETAILS
HUSET PARK
COLUMBIA HEIGHTS, MN
1. The contract documenls consist 01 the agreemenl, tho
condltlonsofthecontracl{general,supplamontaryandolhar
condttlonsl,thedrawlngs, Ihe spoclflCllUons, all llddenda Issued
prlorlo-andall modlllclIlIonslssuedaflerexecutionoflho
"",m,"\."""'o<m'",,,"",,',"',,,,",,'""""""'"' PLAN SET INCLUDES PHASE 2 ONLY.
conlrttct, as If aUached to the agreement.
2. Do not scale drawings.
3. All parlles ollhe contraclllre required to read Iho entire
produclion set, which Includes all spBClflcoUons. Any party with an
Incomplete production set Is requIred to conlact the Constructlo n
Manager to obtain the complBting components.
4, II dIscrepancIes occur between any drawings, the larger scale
di'awlngs will supersade. Nollfy Ihe ConstrUcUon Manager to
conUrm;esolullon.
5. II dlscrepllncles occur between anyarchlleclural drawing
elements and any consullant onglneerlng plans, thelnlerpretali on
dire cling the greeter quanllty 01 materials and cosls and/or scope
of work will govern. Notify the Construction Manager to conllrm
resolutlon.
6. Coordlnale all work with utility companies, civil, landscapo,
archllectural,structural, andlllectrlcalspeclllcatlons,dfawingsand
contractors. Notify Construction Managor Immediately upon
discovery of conlllctlng or missing information for proper and
limEllyresolution.
GENERAL NOTES AND INFORMATION
1
VICINITY MAP
COLUMBIA HEIGHTS, MN
SITE VIEW
PROJECT DIRECTORY
DEVELOPER
Schafer-Richardson
500 Banks Building
615 FlrslAvenue NE
Minneapolis. MN 55413
Contact: David Frank
Phone: 612-371-3000
Fax: 612.359.5858
FOR-SALE HOUSINC;
DEVELOPER
Ryland Homes
7600 ExeeuliveDrive
Eden Prairie. MN 55344
Conlact: Brian Suliivan
Phone: 952-229-6046
Fax: 952-229.6024
LANDSCAPE ARCHITECT
RLK-KuusisIO, Ltd.
6110 Blue Circle Drive
Suite 100
Minnelonka, MN 55343
Conlact: Dave Pallen
Phone: 952.933-0972
Fax: 952.933-1153
SURVEYOR
RLK-Kuusislo, Ltd.
6110 Blue Circle Drivo
Suite 100
Minnelonka, MN 55343
Conlac]: Kurt Kisch
Phone: 952-933-0972
Fax: 952-933-1153
CIVIL ENGINEER
BI<BM Engineers
5930 Brooklyn Boulevard
Minneapolis. MN 55429
Contact: Tom Cesare
Phone: 763.843-0420
Fax: 763-8430421
GEOTECHNICAL
ENGINEER
GMEConsuUants, Inc.
14000 21s1 Avenue North
Minneapolis, MN 55447
Contact: Jay Brekke
Phone: 763-559-1859
Fax: 763-559-0720
CIVIL
ENGINEER-PARKWAY
Shari Ellioll Hendrickson
3535 Vadnais Cenler Drive
SI. Paul, MN 55110
Contac!: Sue Mason
Phone: 651.490-2000
Fax: 651-490-2150
CITY OF COLUMBIA
HEIGHTS-CITY. ENGINEER
Public Works -
637 381h Ave NE
Columbia Heighls, MN 55421
Conlact: Kevin Hansen
Phone: 763706.3700
NATURAL GAS UTILITY
CenlerPointEnergy
P.O. Box 1165
700 West Linden Avenue
Minneapolis, MN 55440
Conlact: Cherie Monson
Phone: 612-321-5435
ELECTRICAL UTILITY
Xeel Energy
1518 Chestnut Avenue North
Minneapolis, MN 55403
Conlacl: Mike Ronfeld!
Phone: 612-630-4167
TELEPHONE UTILITY
awes!
2800 Wayzata Boulevard 1/300
Minneapolis, MN 55405
Conlacl: Tom Frankfurth
Phone: 612-381~5117
CABLE TV
Corneas!
1238 Grey Fox Road
ArdenHUls,MN 55112
Conlael: Brad Greenwaldt
Phone: 651-493-5307
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Title Survey '"
COLUMBIA HEIGHTS
REDEVELOPMENT
LOCATION & ZONING MAP
NOT TO SCALE j
ZONE R3 LYING NORTH OF ~
12.5 FEET LOT 9NORTH
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.LEGEND
. D I~OO MOI>'<J!,IE;~T roUNO
o ~ I~OO MOOU!,IE;NT SlT AND MAR~fO
IIIrnUCENSENO.2JS66.
o ~ SANllARY SEII'ER liANHOlE:
-90<>uHYO~ANI
O=STOOMSEWERMmfIOLE
Q<<l<i:l- CMCll E1ASlN
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&_SmITARYCLfANOUT
~ _ NR COOOmOl-lINOU~IT
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fJ, ~ GUARD POST
'i~ - l.lONIII;RI~(l WEll
6. _ IIANOICAI'fO PAR~I~G
'8 - ROOf DRNN
'0'= SOIL OORI~O
~ ~ SlGU
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~ _ mAJ'flC 5lG~Al
W~\\UL
III = WATf~ POST l~mCATOR ~ALvE
"i1' ~ WATf.R MAI-lHOlf
'a' ~ WATI:R CURD STOP
~_ AUTO SPRIII~L(R
l!J=lEl(PHON[BOX
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AI'10KA
OF SOUTH HALF
35, TOWi'ISHIP
RANGE 24
COUNTY, MINNESOTA.
PART
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(~f .;f..::"
:'\..,.
'.,,'
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",'"
ABBREVIATIONS
~---
aM B'n<~ Mo,k
CD ColohSo,in
eONe COI'lo'ol.
[LEV EI.volloo
EX [xi.tInS
rrc flor.h.ol'loocf.l.",lion
INV In,..,(
!.tAX 1,10."""'"
1m f.lonholo
MIN i.tlo""um
rye PolyviollChlotld.
RCP R,infOfoedC"",,eleP;p.
REO R.du~.r
PROPOSED PLAN SYMBOUL
ROCK CONSTRUCTION
ENTRANCE
B612 CURB PER DETAIL
~
N
PROPERIYUNE
PROPOSED CONTOUR
SPOT ELEVATION
STOf<M SEWER
-<lID-
...<Oil>
----7--------.--
"--':3
APPROXIMA TE
DISTURBED AREA IS
23.70 ACRES
CATCH BASIN/MANHOLE .
SII.MTIONFENCE
CONSTRUCTION LIMITS
RETAiN:NGI'IAlL
50250
,
SCALE
50 100
'--'
1'. 50'
~ION(;ONTROIIiQlE.fu.
1. ...lL EROSION CONlROI. FAaUllES SI.Ml. BE 1l<5TAllEO P~'OR TO At/Y SITE OrERATlONS THE CITY (~()<NrrR
AAOWATERS/jEODISTRICTMUS18ENOllflEOVPONCOMPU:llONGFlliEIIISTIJ.lAllwormEREOU.REOERGSIOO
CONTROlFAaUllESMOPRIOOTOAIlYORAOINGOPERAT!GNIlEiNOC()I.IMENCfO. All EROSEOIl COOTROl
J,lEASVRESSHAllIIEIIlSPECTEOI3YJlfEClTY.JlfECONTRACTORISRESf'ONSllllEJOSCHfOUlEA
PRE-COOSTRUCllON GRMJINO J,lEEllNG ON-S'TE \lnll Jll( CITY EIlG!NEER AIlO WATERSllEO DISTRICT. If OA\lAGW
OR RElJOVEOOURlllG CGNSTRUCllON. All EROSION CONTROl fAaU11ES SlIAllOE RI'STORED AlIOIIl PLACE AT
mE EIlC or EACIi DAY,
2. ANY EROSION CONTROlfAClUllESDEH!EO IlECESSMYDYJlfECITYORWATERSllf.\l. IlEfOllE,OURlIlGOIl
mER TllE ORAOING ACnllllE5, SllAU BE II!STAtlEO AT lllE REQUEST OF IIIE CHY MD/OR WATERSlIED.
3. 1l00EIMllONSSIlAt-LBEI.!ACEfR()I.I TtlEELEYAllOllsS/lOIIIlDNHlEAPf'ROYWGRAD!NOPLAN,\IlJlIDUT
PRIORAPPIlOYAlfROM THE CITY,
4. fOIl Sln:S GREATER \HAil 1.0 ACIlL ASREQUIREO BY ll1EUFCA PERI.IIT REQtlIREMENTS, THE PERI/II
APPUCAlHMUSTliEEPAlIEROSIONCOI<TROLINSPECllONlOO. IIlSPECTIONr.lUSTIlE"'AOEMCEEVERYSEIiEN
GAYS AIlD \\\m'N 24-11OURS AnER EYERYRiIlN EIiEIlT. THE INSpEC11c'~ RECORD I.IUSTBE MADE AVAILABLE TO
lHE alY AND WATERSllEO lIIJ1fIN 24 HOlJRSOF REQUEST.
5. flOWSfROODlVERSIONCHAIlNElSORPIPES{TfI.lPQflARYORPERMAllWT)SlIAUBEROUTEOTO
SEOIVENTAllOll BASIIlS OR APPROPRIATE EIlERGYDISSlpATERS TO pRE;IiEIlT TRAIlsPOR IOFSEDlMEHTTO
OUTflOW OR lATERAL CONYEYORS AIlO TO PREIiENTEROSlON AHO 5tOlI.lE'lTAllotl \lllEN RUNorF FlO\\S INTO
TIlE COOI1:YOOS.
6. SIIEACCESSROADS S11All1IE GRADEO OR DlHE;R\\\SE pRI)TECITD IIITH SILT FENCES. 0 IVERSlotlaJAIllIElS,
OR DIKES AIlO P;PES IOpllE\'I'UT SWI>.IENT fROM EXlOIlO OlE S11E \o1A OlE ACCESSRDAO S. SITE-ACCESS
ROAOS/llRII'DVAYSSlfAllIlESVRfA\XIl\l\THCRUSHl'DRDCK\\\IERETHHAIlJOiIlEXlSTIIIGPA1iE0ROAOWAYS.
7. SO<LSlRACKWfROM THE SITE SYMOTOR YEIIIClES DR EOUIPMENTSHAt-l BE ClEAliW DAILY fROI.I PAIiEO
ROADWAY SURf ACES, OR MORE fREQUEtlTlY If REOVESTEO DY CIIY OR WAITRSlIED, TlIROOGllOUT THE DURAllOll
OfCONSlRUCl1ON.
8. DUSTCOOlRC<.IAEASVRESSlfAt-lBEpERFOOI.lEOPERIOOICAllY\\\IEN CONOITIONSREGUIRE AIlO/ORAS
DIRECTED DY mE (llY OR WAITRSHED.
9. ALlEROSlDN CONlROl I.lEASURES SHAll BE USEOMBl.IAlIlT,.mEOFOR lHEDVRAllON DfSlTE
CONSTRUCllOO. IFCONSTRVCTIONopmAlloosORIlAruRAlEYEIllS0AI.1AGoOOlUTERFEREv.lJllllIESEEROSlON
CG:!1ROl MEASURES, lllEYSllAU BE RESTORED TOSERIiE THEIR INTElIDEO fUNCllON AT TIlE EHD OF EACH DAY
OR AS SO(>'l AS FlELO CONOlllONS AllOW ACCESS,
10. AllCONSTRUCllON AREASOISTURBEOOURlIlOCONSmUCllON SlfALl BE RfSlOREO ASSO(>'l AS POSSIBLE
AI-lVAREAS\\\lIWIIAliEaEEIlFiNlsHEOGRAOWORARfASTIlATHAV!:BW-IOISTlJRBEOAIlOFORIIIIICH
GRAOINC OR SiTE BUILOING CrmSTRUGTlON OPERATlONS ARE NOT AClll'RYUNDERWAV S HI\UBf:SHO<DAIlO
IAUlCfI<D AS sn fORTH I~ mE: fOllO~\NG PARAGRAPHS A I#X,MUM Of 14 DAYS:
A- THE SEEOING CONlRAC1OR I.IUSTCOIHACTllIECITYAOlOWATERSB<DPRiOR TO APPUCATIONOf Sf EO
MOl,(UlCl.l.
II. A\.lSEEDEDAREAS SllA\'LIlEElrnERMUl(.llEOANOOlSC-AtICHORWOR COI'EREOBYFlBROO S
El\.ANKEiSTOPROTf.CTSHOSAIlOUl.IITEflOSlON. TE>.IPORARYORPERJ,lI\IlENTr.<U\.CllSlIAllBE
OISC-MCIIOREOAND APpUED AT A llNtrORI,I RATE Df NOT lESS TllAll O/,'Q TONS PER ACR EAHON01LESS
Il!M80"COVERACE
C. IF THE GRAllW A1H:A IS AIlllC1PA1EO TO BE RE OISruRBED/DEYE\.OpED\IlIllI/l SIXI.IONTIIS, pROIlOE A
TEMf'ORMYIiECHAll\'ECOIiERCONSlSTINGOfI,lIlII!ESOTAOEPARTJ.IEIlTOflRM5I'0RTI\1l0N(IJNODT)SEEO
IAIXruRE 1I0l1 AT A RATE Of 100 POUNDS PER ACR[
D. IF Gl1AOEO AREAII\\.l 1l0T BE OEYElOPW FOR A PffilOO GREATtR TIIAIlSlXr.lOOTHS.PRO\\OEA
PERhlAl!tNTIiECE:TAllliE COliER Of SEED MIXruRE WNOOT 190 AT A RATE OF 60 pOOJIOS PER AC RE
E. GRADING BONOS flR TliE EQUIVALEtH SECURITIES SHA\.l llf:RETAINEO UNlll 1URf HAS C€R MIHATEDAHO
SVR\o1V!:DA60-0AYCRO'MNCPERIOO.
F. At-lAREAS lllATlIIll l:lQIBE MO\\l:O OR I.lAlNTAIIIEO AS PART OF THE ULTIMATE OESlCNIIIl lllE
PERMAN[Nl1-YRESTOOEOU5INCSEEOr.lIXlIJRE r.lIlOOT 250 AT A RATE OF 70 POUNOS PE RACRE
\1. IIHENEI1:ROlHEREROSlONAHDSEOIMENTCONlROlPRACllCESI\I!EINAOEOUATf,TtI.lPORMYG:l-sm:
SEDIMENT BASINS nlA T COIlfORI,I TO THE CRITER'A FOR ON-SITE llEITNlION IlASi1~S SHAll BE pRO\\OED.
12. RUNOFFSHAllBEPREIiENTEDfROMEIlTERINOALlSTORMSEl'iERCA.TCllOASlNSpRO\\BING THEY ME NOT
NEEDED OURIlW COIISll'lUCT10N. WHERE STORr.I s(l\!R CA1CH IlAS'NS ARI' NECESSARY fOIl SITE ORNIlAGE
OIJRINGCDNSlRUCT1ON.ASlI.TfEI!CEOROOUBLER'NGorSTN<El.>9AlESIIACKEOBYS!lOW FENCE SHALL BE
INSTAtlEDAHDMNNTAlI1EDAROUNO AllCATC>lDA"mSUNlll THEARV 11lIBUTARYTO THECATCIl BASIN IS
RE;STORED
lJ. GRAOII!GAC0\o1llESpROPOSEOTOBE:lINI\FltNOCTOIl[RIS\\1tlREQUIRfAHAPPROYEDPHAS1NG
SCHEWlE. THE ARH OF lAHD lliAT WE CITf I\IU At-lOW TO liE OISruRIlW AT nllS 11ME Of Yl;AR \IlLllIE
S1:IiERElVUlIITED. lllE ClTYllltLALSDREQUIREAOOH10NALEROSIONCONTROlOE\o1S(S,I.E., TEr.<pORARY
SEOII.I[l!lI1AS1NS,DORIAAUT5tEOINGAIlOliIOHRAITSOFAPpUCA1l0NOfBOTIlSEEDANOMULCll.
14. fiLTERIIlANKETAlIORIPRAPSllAt-LIIEIIlSTAUEO ON1HEOOllNSlREA\l SIDES OF ALL STOOM S1:IIER
OV1U:TS AU RIPRAP SljAU liE DESlGIlED AllO IIISTAllED \\\W A filTER MATER'AL "'EtliNG lHf. "'NOOT
spalffCATIONS fOR RIPRAP AIIO FltTER ~'ATEIIIAl.
15. EROSION cournOlFACIUTIES SHAU IlEINSTAtlEO AIlOMAlNTAINED,\ROUNlJ THEpERIME1ER DfAUlAK[S,
PONDS ANII WETLANDS \\\lli'W OR ADJAct:tlT TO lllE ARfA TO aE CRAoEO UNTil T1lE AREA .mIBUTARY TO THE
lAKE, POND 00 IInL~ND IS RESTORED.
16. TO ""W!.lllf fROS1ON. All3:l SLOPES SlIAll DE COIiERW l\\TIlUATER'Al APPROI'EO BY lliE; CHi'S
ENGmEEflINGO<\\SlONAlIDWATERSIlEOOIsmICT, SUCH AS FIBROUS BlAllKETS OR STI\KEOSOO
'7. Al.l SEOlr.lENTATlON OCCURRING IN STuRM SE\\ERS. OJTCHES, lA~ES, PONDS AIlO \\1:11.1\1l0S S/lAll liE
RWOYEOPRIORTO,CURINOORAFTERCOI.IPlEllOlIDfGIJAOINCACl1I'HlES
111. EROSION CONlROlITEMSAHOOE\o1CESSHOVlOIIEREI.IOIiEO ONLY AS O:RECTEO BYnlE CITYAliO/OR
WATERSllEO.
III. INMEASOfCOIICENTRATEOflOW.OR\\\lEflESLOpfSEXCEE03",SllTfENCESlIAII BE >!EA\IY DUTY.
IlEfEliOHAlL5/C9.0
20, AllY SiTE CAAOINC PRIOR TOfINALPLATAPPROVAlIIIllREOUIR[ACilYOf COlUI,lIlIAHE' GIlTS
EXCAVAllOOPERl.lll.
21. PEIlMAlIEtlT TURf RESTORAllON III PUBLIC RICin or WAY SliAll BE SooOEO \\\lli 4_INCHES TOi'SOI\.
KEYED NOTES
KEYEO 1l0TES ARE DWDTI'D DY [@ ON PI.AIl
[j] INSTAU SiLTf[NCE PER OETAll 4/C9.0
[I] INSTAUROCK CONSlRUCT101I ENTRI\NCE pm DETAlt I/CRO.
III ~Ji:'o~ INLET SEOI"'EIlTAllO:l PROTECTlON PER llETAlL 2/C9.0 AND
[IjPERfORATEOCMPRISER,SEEOETNllI/C9.2.
KEVPlAN
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SHEET "10.
C2.1
ABBREVIA TlONS
\lP i,nAoncgelnon ,eoloo
NPOES NOIIC""I P~>ulcnl O"oh"'g'
EJmlnotl<>n Syo\<m
g
i
~:8 kl
<1:11: ~ 3-
rile;{,'
~11~ Q!
~@"~~
~~;:j';;H
.>
NOTE:
AN NPOES GENERAL STORMWATER
PERMIT FOR CONSTRUCTION ACTIVITY IS
REOUIREO,
THE CONTRACTOR MUST COMPLETE,
SIGN, OBTAIN OWNERS SIGNATURE, PAY
FEE, AND SEND IN THE NPDES PERMIT
APPLICATION, REFER TO THE
SPECIFICATION SECTION 02730 SEDIMENT
AND EROSION CONTROL. THE PARTIALLY
COMPLETEO PERMIT APPLICATION IS
CONTAINEOWlTftIN THIS SPECifiCATION
SECTION.
.
3,. ~
,.;~ ~
3'ilA~
GJro8!:'
~~~2 ~
'3~"';" ~~
~~;e _;'
;~~i"t:
~..i!'<>
t;.~2~"
"".,3
.:..<
~~~~=
.
~
g
~
~
,
ill'il:illt. AIiFNCY CONTACTS
~
PROJECT NARRATIVE
ro
~~ E
., , 0
rogJo 0
6i:h3~E
is U) , :}! ~
mZ~o.Q
c:::;;:co:-}@J
~.!'i[3COb
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ro mUit:,,;,;
~e8"~
(J)'- -" ~ ,
U):2n.lLW
CONTACTS
BMP'S
PROJECT NARRATIVE
SCHAFER RICHARDSON
500 8ANKS IlUILOING
615 FIRST AVENUE NORTH EAST
MINNEAPOLIS, MINNESOTA 55413
PHONE: {612)371-3000
FAX' (612)359-5858
~EfCT10NANf1MAINTFNANr.r
SELECTEOCONTRACTOR
MINNESOTA POLLUTION CONTROL AGENCY
520 LAFAYETTE ROAD
SAINT PAUL, M!NNESOTA 55155
PHONE: (651)296-6300
eXPOSEO SO<l AREAS' ONCE EVERY 1 DAYS Mm \\II1I>N 24 HOURS fOl.lQ'MNG
A 1/2 INCH OVEIl 24 HOURS IlA1H EVENr.
STABIUlW/lReAS, ONCe eVERY JQ OAYS.
FROZEN GROUND: AS SOON AS RUNOfF OCCURS OR PRIOR TO RESU~'NO
CONSTRucnON.
RECOIlOS: ACOf'YOFlIleCRAOING,ANOWATWSIIWOATA/<SIII'PPPlANS
AS IIUl AS l}tE INSl'eCllGNSjMAlNlHMNCE lOGS ARe TO BE XePT ElTIfER IN
Tlfe flUO OfflCe, INSPeCTOR'S VEHICle OR COIHIlAC1OR'S VEHiClE.
INSPeClIlJ.'lAIlOl.lA'N'UIAIlCE RECOODSINClUOe:
OA'eANOllM[Of"IIISPeCnON
IlA>.lE Of PERSON(S) CONDUClINGINSPeCTlONS
flNOING Of INSPECIIONS AIlD ReCO\llAENOATIONS fOR COllREC11VE ACTIO/IS
OA1EAIlOAl-AOUIlTOfRAlNfAlLeVl:NTSCReATERIIlAlI0.511l/2411H
IIlEEI(IS11IIGSlTEISA2J.JACIlEI@USlRIAlAREA. SeEMAPGELOW
FOR lOCAIIOO IN COlUMBIAHeIGHTS,l.'INNeSOTA. lIleEXI$lINOSIIEI5
",AlNlYINOUSlRIAleUIUlING5ANOPAVE:OPARX'NGl01S. DURING AN
OBSE:RVATIONAl 'oISlT AND \\llll AE:RIAL PllOTOGRAPHS II WAS
ESn"'AIW THAT DOSnNG CONllInONS \\[RE APPROXI\1ATElYaD~a5
PERCENTIMPER\ilOUS. PRIOR TO A SUIlVE:YBEING CO",PlET(O, !lNE
IlAlf Of lHE sm:lIAO ElEeN RAZEOAIlOOEMOl'SHEO. 'fHHfEFOOE
STORM WATER RUNOfF TOTALS \\ILl NOTElE PERFOIWrofQR EXISTING
COOOITIOlIS.
lllePROPOSEOSlTl' IIIll CONSISI or S'NClE STORY RO'll II0MeS AIlD
TWO STO~Y TO'W)l()l,lES. 5E\IE~AL NEW ROADS AtID AU.EYWAYS \\1Ll
6E....lSOCONSlRUCTI'O.lIe'llIIAPERVlOO5ARU5\\1llIAAKeuP
APPROXl"'AiRY6(; PffiITNTOf TIlE AREA. SlOlllA WI\TEI! ~WOff
\\IlllRAVEl BV OI'CRlAllD flOW AIIO '/I,ll Be COlLECTED IN AilE'll
STORM St\\'ERSrSn:lA, STORM WATJ:R\\\llBECARRlm'olAllleSVSI€>'(
T02NeWDOWTlOlolPONOS.ONEPONDII1lLBElOCl\TJ:DIIITIIEm;
OOADRAATOf NEWHUSOPI\RKWAY(J911lAVE.)AN05TIlSIREET
AHO A S"'All-Ell POOOlQCAlEO IN lllE N'IIQuADRANT Of J1THAVE.
,11111111111
t:e II,
, (Offill
......~ I
"i3
lXl~
SlAOIUZATIDNOVUNiFOR>.IPEftCNN!AlVE:GETATIVECIlVE:R(70)lOENSlTY)
ORAINAGe OIlCII~S STAIIAlJlm.
AllTl'MPOOARYSYtmIEnCAIIDSlRUCllJIlALBMP'Slle"'OVED.
CHA.'IOOTSEOfIAEmFAOMC0I1VEYAIlctSA~OSEOI\lWTAnONElASINS(AellJIlN TO
OESlG~ CAPACITY).
,. @~bOSN~VTEQ
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SHEET NO.
C2.2
SOILS
CONSTRucnON ACTIVITY EROSION PREVENTION PRACTICES
lfIe eXJsnNO SOilS ON THe SITE ARE PRIMA~;lY
SAIIOYleAllClAY(Cl)1I1l1-lPOCxtrSOFPOORlV
GRAOEOSAIlOS.
TI~E AN AfteAom RE>.IAlN OPeN 1I11HlllOT ACnVElYBEING WORKED;
SlOPESS1HPERfilm3:I-10AYS
~lOPeS 10:1 TO 3,1 - 14 OA)S
SlOPES fl.AHCIl TIlAN 10:1 - 21 OAYS
n:UPOIl/IRYPROTECnOllORP,IlUAIleNTCOVERf.lUSIBEOO:
eXPOSEO SOil AREAS \\ITIl A CONnNVOOSPOSlTIVE: SlOl'E \\InllN 200
fEE1OfA;
SURfACe WATER
CUROAllOGuTTEA
CATCIlUA51N
ANVSTORf.lWATI'RCl)NVE:YANCeSY5TEf.lO/ISlle
STORM WATI'R UANAG~\I~NT PONO SIDe S\.Of'~S
PeRf.lANEN1DRAONACE:0I1CH
PROJECT VICINITY
FINAl STAIlA1I7ATION
SEJJ1MENT AND F.ROSI01'oLll!!iI!illl
MAINTf"NANr:E
PEftllAnERSEOIMENTCO/IlROLPRACfiCES:
WiIWSED!UWTREACHeS1j3 IHE HeiGHT
Of Il1E B"'P, THe SEOIMHH MUST BE
Rf;MOVE:OWinl,N24 IIOUns. IfPf;RIJJETEIl
5EllIlA~NT CONTROl- HAS BEt:.'! OAMAG€O
ORISNOTfUNGnON;NGPROPERLV,11
"'UST Be R~PA'REO AIlO/OR REP~AcrO
1I11l1,rl 24 HOURS, REJJOVE5EOIJJWI
fRO!.! SURFACE WAT~RS IIITJlIN 70AYS.
ENSURESTOCXPllEOSOllSIfA1IESEDlMeNT
COOlROl. AND ARe PLACEO AWAV FIl0JJ
SURfAUOWATeRS
COOSmUClIO/I SlTl'VE:lIICleeXlT
lOCATIONS: AlL lRACKEOSEDINeNI0010
PAVEOSUIlFACESI.lUSTOeRel.lOVEO
\\I>>1fN24 HOURS or OISC<lVE:RY!lR1A000e
FIleQUWllVIFREQUIRWOVCOVOR
WATEIlS!JW.
SOlJDWAS'eOISPOsmPROI'ERlY: CWPlY\\\1Il JJPCA ReOOIREf,OelllS.
HAliIROOUSWASTE STOREO (SeCONDARYCONTI>JN>.IeNT, RESTRICIED ACCESS) AIlD
OISPOSW IN CO/.lPUANCE \\ITH "'PCA REQuIREf,OOns.
eXIEAHAlWAS!JIIlGOf Vl:HiCU:5UI.lITl'O. RUNOff COIHI>JHEO AIlO WASTE PROPERlY
DlSPOSEO.
NOENOINEOWReASlNGALlO\\IOO/IS'TI'
307tilMeJit,
3tiUtPl.Nrt
;:g,
;,i
ds
:;~,
'~'
POllllllON PREVENTION MANAGFMENT MFASURES
.,
~f!r::.K l!~r\9'UN/VERS!TY AVE NE)n.!L
.' , ~ \'" - ~ . " (
.~ ~;::~'~NlT~ 1-"':, .-.- -/-f( ~/PJ ~)0
.' J r r; ~ !! & f 1'1'l - .c... ~I ~ '. . !! '""--- oJ -!!~ .'
... ' X!, --7'... -;--!! tJ I, ~Wi 1'1 - - ~ .~ II " 'I V I \
m H''''' g~ "<V :1l~ * 1,\ N ',~__ --.:: r ~,' _. ffi ~8 ~~ !l.;
l~ L ~ ;,~~ ~ -ij~ . '_ ~ c"' I ",c I .;, ii =j V ii ~ :;
~i! I d ,.... "' M" z _2~ ~~ _~~ "-1_ ,( ~o
~ ::~, 1 "I~ Ii ."wplL~,_ \;. - ~8 lit! ~r~--="V't -~"'i!l~ -!l~ 'I
i- ,l" ;;' ,I ~ X' '1..:-<. . I -Ji--'ryr '~III -",'~ -r- I ,:r:-h = = lj-< I
,.1.'.- ~~~~-- i~,.' ~S:. ~ ~Ol - -'" ~~.
.~ :i =1 ... "V " '" !~ .,- =!,
.\ li;i! ~bt!! !!~!IM1.1 N -'" :1= ~ - @ ~-~., r il'- ______ !!' _,~.
_ I r'lr-', ~ ' ~ \ - ! I I' # 4 ,: .:"-,'~ ii IV I J~ ~
~~ij~ '1r · ,~ "IV I ~rv/ f! n: J_ ~~~l ~..
, '~~~ :lk n ~ MI'.~ ! ~~i,~", ,~: ~, '11J ., ~1 I '- .".,~" ,....
~~h i!l r;v~Jr \Vi ~ ~l: 'I ..~~, ~ll J I, .. ' . /~
~ . ~:~ ~.~ 1~. ~y ~_~"~ - ~I -./. =,( ""'.... J.~ ,..~ '\~__ ~ ~~~>(--'i~~'>,;' c' 1.'
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NUMBER
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3'f1 (TO SOUTH STORM
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STORMWA TER RUNOFF SUM'~'CARY P:.IASE -2--
(HYOROCAD~Nf~CS METH?~OF ABSTRACTI.?NS)
2-YR STORM (2.70") 10-YR STORM (4.10") 100-YR STORM (5.85")
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2.77
9.38
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OIRECTORAINAGETO
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14.31
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0.24
0.59
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8.88
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COLUMBIA HEIGHTS, MN
DEMOLITION PLAN
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BITUMiNOUS REMOVAL
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DEMOLITION AND REMOVAL NOTES~.
ABBREVIA TIONS
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1. PRIOR TO START Of DEMOUnO~. AU mOS!ON mo Stol~HIT COIHROl ),IEASURES ARE TO BE INSTALlW MID
INSPECTED {lY THE ClTY 01' COLU"'DlilIIEIQIITS. ilLl Sill FWCES SHAl-l BE INSTilLlEO A~D INSPf:CJEO PRlOIl TO
ilNYCONSTlIUCllON ilClnVIIY. Sill f[~CES Sl'illL {If: INSTAl-LEO Al-ONO 1)IE CONTOUR.
2,111S lHC CONTRAC100'S RESrOOSllllUIY TO ASCER1AlN TIlElOCA1IW Of ALL f:X' SnNGUllLlllEK THE
CONTRAQTQR SHALL VERIFY lH[L{)CAT1W. ELEVAnOll AND MAflK AlL EXISllNG Ullun [S 48 tlO\!RS BEfORE
CONSmUCllO/l STilRTS. 1I1E Et:GI~[[R, ARClm(CT OR O~1'l[R OOES !lOT GuIlllIJHH 1I1A1 All TlI[ UTlUTIES ARC
MAPPf:D,QRIr',lAPP[O,AflE SlIO'.lNCOOnf:CTlY.GONTACTOOPBER STATC OO[CALl AT 65 1-4S4-0002FOR
FlHO LOC"ONO f)<lSllNO UTlUTlES, COIlTACT UTIUTV O~NER If OA\lilOE OCCU~S OUE TO CONSTRUCnO/l.
3, THERE >J,ilY BE >J,ISCElLiI~EOU5 ITEMS TO aE RE>J,OVEO TlMT ^~E t~OT IOE~llflEO O~ lliES, PLANS, TIlE
CONTRACTOR IS TO 'IlSlT TIlE SIlE AND REVIEW TllE DOC\J"'E~TS TO oaTAI~" CLEAR UNDERSTANOINC OF TIlE
1>I![tIOED SCOPE OF WORK.
4, PRiOll TO STilR10f COIlSmUCnON, OISCONNECl I\lL GAS AIlO ELECTRIC SERV.CI;S. CCOROINATJ:
O/SCONNECllOlI 01' ~ACfl UlllJlY IIIlH TH~ UllUTY O~lIEfl. REMO\'E Al.l GAS ANO ElECTRIC UIIES.
5, DUILDING A/JAIUWH WDR~ \l1I.l BE PERFOR\1ED DY OljjERS. CCOROINAlE DUILDING OEMOllllOll 1I'Ofl~ \1111-1
ABAT[l.lENTCONTRACTOR.
5. AllY UJiUTlES ~01 INO;CATEO FOR REMOVAL OR AB^~OOllI,(ENT. AIlE TO BE Pfl01EClW AT ALL ll),lES.
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HUSET PARK
COLUMBIA HEIGHTS, MN
GRADING & DRAINAGE PLAN
ABBREVIA liONS
'il Bu~dlng
aM gencllMolk
co Co\ohlloo;n
cOIle Concrale
REV F.IO\'olion
EX [,i.tinQ
FfE F..I91oodFloorEl.",I;on
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PROPOSED PLAN SYMROI S
ROCK CONSTRUCTION
ENTRANCE:
GT-'7'"
l~::';-~,~-'-d
PROPOSED CONTOUR
SPOT ELEVATION
STORM SEWER
-<ill>-
.4W
->~--;::...-
CATCH BASIN/MANHOLE @..
SILTA110N FENCE
SAWCUT LINE
RETAINiNG WALL
PLANSHEETMATCHI.INES_ _
APPROXIMA TE
DISTURBED AREA IS
23.4 ACRES:
PHASE 1 10.3 AC.
PHASE 2 13.1 AC.
GRADING HOLD DOWN TABLE
BITUMlNQUSPA\lt:MENT
2 MNjOOT 2350 MV I'iEAR COARSE
2" MNjOOT 2350 MV NON WEAR COURSE
10" MN/DOT 3136 CLASS 5 AGCJlEGATE BASE
CONCRETE SIDEWALK
4"..CONCRElESLAO
6" MN/OOT 3149.28 GRANULAR SAND CUSHiON
GRADiNGN::lTES:
1.lHECONffiACIOOIS10\lSlI1liEm[.RE\lEWAtlCONsmUCfiONDOCUMEN1SANDflElOvER'fY1HEEXlSfiNG
CONOIIlONS PRIOR TO BIOOI~IG. NO AODlIlONAL COMPENSA1l0N 'MlL {IE ()jvEN FOR WOIlK mAr COULD !lAVE BEEN
IOENHf\EDOYASllE \'ISHORC~lsmUCfiOO DOCUMENT REVIEW.
2. TIlE IIACKGROUND INFORMATIOO WAS PREPAREO BYRlK KUUSlSTO(952) 933 -OlIn.
3. IT IS tHE CQNTIlACTDR'SRESf>ONSlBlUTY TO ASCERTAIN TIlE LOCAfiON Of AllEx>smlG UTllI1IES. lHE
coomACTORSIIAllvERlIYlHElOCA1IUll,ElEVAflON ANOI.!ARK ALL EXlSfiNG UIlUTlES 4BHOURSBEFORE
CONSTRUCllONSTAIlTS. lHE ENOINEW, AIlCHllECl OR Oo'MER OOES NOT GUARANlEE lHAT All. lllE UIlUIIES ARE
MAPPED, ORIrMI\I'PEll,ARE SHOl\NCORRECItY.C~lTACTGOPHERONEAT6S1 454 0002 FOR FIELO lOCATlNG
EXISTING UfiLlllES. CONTACT UfiIJTV(l1\NER IF OAI.IAGE OCCURS DUE 10 CONSTIlUCllON.
4. PROTECT All ExISfiN'; SlRUClURESANOUHUllES 'l.HICl1 ARE NOT SCllWUlED FOR R EMOVAL.
s. NOT>fYCITV DUILOtIIG INSf>ECTOR DEFORE TllEljCHiNG AND EXCAVAlIONWORK COII\<UlCES mECONmACTOR
SIlAll OB1AlU All APPlICAOtE PER"'IIS PMlR TO STAAT OF CO~SlRUCnON.
{;, ALL Sf>OT ELEVATI~IS SHOIIN AS 91.71, FOIl EXAI.IPlE, ARE TO DE UNOEllSTOOO TU f.lEAN 191.71.
1, 11OSlOPESAAE TO EXCEED 3,1 (' fEEl HORIZONTAl. TOl FOOT VERllCAl) I.mlESS N01EO OllJER\\ISE.
8.IIANOICAP PAAKING AREAS SIIAll NOT HAvE SLOPES IN ANYOIREcnoo THAT EXCEW 2~
9. PRO~OE POSlll\IE DRAlNACE fROM BUilDINGS AT ALL liMES
10. UPONCOMPLEII~IOF THE GRAOIIIG AND UTIliTY WORK, mE DEvELOPER SHAll CERlIFYTHATAll.GRAOlNG~D
UTlUlYWORKWASrERfORIIEDINACCORO~c('MlJlllIE /lPPRO'll'OCRAOlNGANO\)TlUTYPERMITS. ANA5-BUllT
CRAOINGANOUllUTYi>l.ANSHALLBESlJ8MlmOTOIlIEClTYFORRE~EWANOOlS1RIBUllOO
11. PRIOO TO ISSUANCE OF BUILDlNC PERMITS, ALL NECESSARY EMSlON C~HR<.>t.DE\1CESMUSTDEIN PLAn: AND
FUNCllONlNO. THE CIIYANO WATERSllW ~1,lll<Sf>ECT TIlE SllE TO OElEIlMINE liS SUITAlllUIYfOR IIU,lOIIlO
ACTII'IIlES, If' THE PUBIJC U1ILIllES HAvE NOT BEEN INSTAllED AT TIIISPOINT,IT f.lAYIIE NECESSARY 10 I\IlliHOlD
IlU'I.OINO PERMITS FOR VARIOOS lOTS TO AllOW lJjE CONTRACIOR AOEOUATE SPACE TOPERFORMlJj'SWORK.
12. ALL DEBRIS CI1EAlEOIN nlE PROCESS OF ClEARINC ANO GRMING THE SITE S'IAtL liE IlEMOvEO fROM TIlE SllE,
THIS INCLUDES TREES AND SlIRues. UNOER NO CIRCUMSTA/lCES ~IfAlL IlIIS TYPE OF ldAlERIAl BE BUR'W OR
llURNEBONlHESITE.
13. All TOPSOllSllAll.DESIRIPPEB AND SAlVAGEO FOR RE-SPREAO-:NGON TIlE S11E, fOUR INCllES OF IOPSOIl--
Al'TERCOMPACfiOIl- SHALl BE RE-SPREAOPRIOR TO S€EOINC AND MUlCIlIIIO. EXCESSTOPSOllMAYBERH(Q\'i'O
fROM 1HE SITE PROI'IOING lllERE IS AOEOUAlE TOPSllll REMAIIIIIIC 10 PROI'rRLY flNlSH nlE SllE AS NOTED AOGVE.
THETOI'SOIlSTRIPPING,STOCKPllIIIGANORE-Sf>R€AOINOSIIAll.BEOONEINACCOROANCElO,ANONOTEOOlI,llIE
APPROvEOORAOINGPlANANOSPl'CIFlGATIOOS.
14. All. GRAOING OPERAIIONS SllALL BE C~IOUC1EO IN A MANKER TO f.lINIMIZE THE P01ENl1Al FOR SITE EROSION.
EROSION CONTROL MEASURES SIlAll. BE INSTALLEO lOPREvENI SWIMEtHfRQM RUNNlIIG OF FOIlTOADJACENT
PROF'ERTlES. AIIYOAl.lAGETOAOJACCRTPROI'ERlIl'S!!USTIIECQflRECTEOANORESTOREOAsSOONAsPERMISSlON
IS GRANTED FROM THEPRoPEIlIYOllNER(S).
IS. THE CONTRACTOR IS TOCOOTACT lJIE ~TY Of COLUMEllA Hf.IGIllS IlIlE MARSl1AllfOR lHE EXACT PLACEI.lEIH
OfFlREl~ES.YEl.LOW_PAlNlEOC\JRII,NGANOtlOPARKINCAREASfORIlIlE:PROTEC110NPURPOSfS.
16. IF CONSfflUC1ION OF lllE SIlEWOIlKPROCEEOS THROUGllTllE l\1NTERMOOTHS. AIIYDlSlURIIED AREAS OU1SlDE
mE BUll1IlNG FOOlPRIN1S ARE TOilE MINIMALLY STAllfUZ(() PRIO/! TOl.lARClll, 2006 AS FOLlO~S, AREAS
PI,~NEDTORCCElVEPAVEMElITSARETOIIAVEClASS5BASEINSTAtlW; AllOTHf.1l0ISTURIIEllAREASAAETOOE
~SC-MUlCHW.
17. "I.lMUTCO" REFERS 10 lllE "MINNESOTA MANUAL ON UNlfORI.l TRAfflCCONTAOLOE \ICES:
IB.MCOUlARalOCKR[1AININGWAl.lS$IlAllBEDESIGNEll~OC(RTIFlEllIIYAlIc(NS[()PRDfESSIOOIU.ENG1NEER
DESfG/lCAlCULATIOIlSANOSllOl'ORAIIINCSSflAlLaESUIIMIlfEOTOIlfEO\\l'lERANDAACllIlECTPRIORTO
CONSTRUCTION OF WAll.
RETAINING WALL NOTES.
I. All. TOP AAII B01l0M HEYAfiONS RESf>ECnvElYCORRESPONO 10 THl: HICll ORAOEANO
lOW-GRAIIE ElEVAnONS ON EACH StOE OF THE WAlt
2. IllE BonOM ElEVAlIOIllS lHE ELEVAfiOO OF THl: lOW-CRAOE SlOE OF TIlE WAn, NOT THE TOP
ElEVATION Ol' TIlE BURIED BLOC~ COURSE.
3. m a-INCH elOC~ HEIGIIT IS ASSUMED FOR EAell COURSE.
~. ALL RETAlNiNO WAll.S $IlAll HAVE PROlECTlvE FENCING AT TIlE TOP \\IIERE THE vEllfiCAl HEICHT
EXCEEDS 4~ INCIIES.
5. MODULAR BLOCK IlnAlN;NG WALL SffAll. BE OESIGNEDANO CERTIFIED DY ^ LICENSED
PROFl:SSlDNAlEtl()jNE>:R. OESjG/l CAlCUlAllONSANOSlWPIIRAIIINCS$IlAll.OESUIlMIHED TOIllE
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UTILITY NOTES:
I. COOROINATE Sffillle>: CQNNECTlO!I UJC"'T1QN~ AT THE BUll-DING PRiOR rocoNsmUCTION. 110
AllDlTIONillCWPEtlSATlOH \\lll8E AllO'I/E!} fOIl UNCOOIlDINATED \\ORK
2. PROTECT AlL EXISTING SIRUCI\.IRES AND Ullun~s \lHICH lIRE NOT ,ClIEPUlED TO BE REr.lOVED.
J. All SE'M:R AND WA"",R 'ROSSlIIGS SHAll HAVE ^ ).I,~IMU).l VERnCAl SEPARAnOlI OF 2 FU:T
ANO HOOIZOIHN.S[I'AIlATIOO OF 10 FEET. FCUOWAlLIIEAlnlOEPARTo.<WTSIANOARo S.
WAITR\lIIINISTOOEomE'TUlAROUNOSEI\1:RIOACIl!EIlE2FHTOFSEI'ARAT101l.
4. All WATER IlAINSIlN.LOEOUCfll-EIRQNI'IPEII1l1iOUCTIl[IR.ONFIHNGS.
5. ALL WA1ER J,lAlN S11N.l HAVE 7.S' or COVER OVER TOP Ol'PII'E.
6.PR01,1DEW.o.TERI.IAlN THRUST OLOCKING PER DETAIL lD/'9.1. PR01,10[J,!EW.o.NIULJO:NT
RESffiAlNl$ON ALL BElmS, V.o.LIlES, ITES, PLUGS.o.NOllYDRMHLE.o.OS
7. SANlTAlITSEm:RP!PINGSHMlBE SOR 35 UP TO 14 FHTQr COVER. SANITAATSE\\ERPiPINO
S1IALlOE SOll26 \\HII14FEHOF'OVER ORGREA1ER.
8. REFER TOSTORI.I SE:\\Ul T.o.OlEFORRCPnASS
9. AU.CONlIECIIONSTOEXlSflNGMANI:OLESSH.o.lLOECORE-ORILlEO.
10, RIGID POL'lsnnENE IllWLAllON aOMO SIl.o.ll- BE IflSTAlLEO ON .o.lL UTILITY PIPE STUBS
SERI'ICINGnlEBUilDlNG,lF lHE PIPE H.o.S lESS m.o.N S-FEET OF COVER ovm TIlE TQP QrPIPE.
11. AllSANI1^RYSEWEJI Sffi"CES S1fAll BE SOR 26 OR SCHEDULE '10PVC.
12,THECONTR.o.CTORHAST/l[OPllONW'NSTAllINGIIOPESTQRMSE\\tRP,PEFOOPIPESl-ESS
TH/ill OR EQUAL TO 24-INCH O'^,,'E!EK
13, .o.,l- FUJlEO END S[CllONS ARE 10 HA.VE m.o.su GU.o.ROS, CEOTEXlllE FAomc AND RIPR.o.P PER
MN/OOISINlOARllS
14. l1-!ECON1R.^CTORSfI^llCOOROIN.o.ITAll\\ORK II\1HGAS, ELECTRIC, TElE"S 100 AND
lELEPHONE 'O~P.o.N1ES PRIOR TO START Of CONS1RUCllW,
UQIjC~.
CONTRACIOR HAS THl OPTION 0
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SHEET NO.
C5.2
STORM SEWER TABLE.. PHASE 1 DEVELOPMENT
",
\"STRUCTURE STRUCnJRE NEENAH W, INVERT PIPELENOTH,OIAMETER,5LOPE 'CP
DIMENSION
IOENTIFICMION (INCHES) CASTING ELEVATION ELEVAllON & NEXT UPSTRtAM SmUCTURE CLASS
. n_.. 70 lor. or 42" RCP @a.so%. Mil
rES #100A " NfA NfA E. 180.00 #1008 .'-
MH I/l00B 84 R-1733 191.72 W. 180.35 ,
~ooc .. ,. 180.46 12\ LF. or 42" Rcr @ Q.50?~ CB 6100e
84 R-3067 HI540 N. 181.07 ......:...
... ,. 181.\7 44 l.f.. OF 36" RCP @Q,SQ&CEl /ilOOO
C8/1100D 60 R-3067 195.40 N. lB1.J9 --'-
5.181.49 16 LF,_OF 36" RCP 0 O,~O% MHIII01
MH#101 " R-1733 196.40 NW SlUB. 181.57
/>IE, 183.00 101 LF. OF 36" RCP @0.50%. MH 11102 ,
MH 11102 n R-1733 196.BO SW. \83.51 30 L.r. OF 36" RCP @D.SO%. MH 1/102A ,
5E,183.61
195.90 NW.183.76
MH 11102/\ " R-1733 5L183.76 16 loF. or 36" RCP @0.50%. 0~Rng~~ UNIT ,
Nf.183.76 14l.F. OF 36" RCP @0.29%, ..1.-
VORrECI,s NfA NfA VARIES SW.183.80
UNIT SW.183.80 10 Lf. OF 36" ReI' @0.40%. MH~.~. ,
-- . .. NI'I.183.84 .
MH 1/\028 " , 1733 195.26 N[.lIlJ.84
-.. 5E.183.84 30 Lr OF 36" ReI' @0.50%. MH 1/103 -'-
-- -
NW.183.99
MH 1/\03 " , 1733 193,90 5E.184.1O 8 L.r OF 36" ReI' @a.50%, CB 11104 ,
---. SW.186.24 254 L,r OF 24" ReI' @a.50%, CB 1/132 -'-
. NW \84.14
C8/1104 " R-3067 192.78 E.184.94 76 L.r OF ]6" ReI' @0.50%. MH 11105 ,
$.186.34 22 lor OF 30" ReI' @091%, CB 11117 ,
-.. .. W.185.32 147 (?OF ]]" RGP" 0.30%, CB BlOB
MIl 1/105 " R-1733 192.29 [.185.41 ,
5.187.48 19 L.F or 18" ReI' @ 0.94::, ~B 11\06 -~
.. ..
CB/l106 " R-J067 192.11 N. 187.66
E. 187.76 S4L.F Of IS" ReI' @1.00%. CB 11107 -'-
-. --
CBll107 24X36 R-J067 191.51 W.188.30
IV.laB.14
cBllwa 60 R-J067 190.53 E.186.24 57 L.r OF 30" ReI' @O.SO%, CB /1110 ,
, 186.44 22 L.r o~. 21" ReI' @0.45%, C8,//109 ,
...
CBIII09 48 , 3067 190.52 N.186.54
E, 166.64 10L.F OF 12" RCP @0.50%, C6 /jl09A 5
" 109A .. 24X36 R~3067 190.55 W.186.6'9
'W.186.52 --
M' Nl10 " R~1733 191.07 E,166.62 123 LF. OF 27" RCI' @0.50%, MH H113 ,
5.187.00 19 L.F. OF 18" ~':::.: @0.95%. CB //\11 5
.. . ..
CBlill1 " R~3067 190.69 N. 187.18
E.187.38 58l.F. OF IS" RCP @ 1.04~, CB //112 5
" '" 24X36 R 3067 191.35 W.187.98 . --
W.187.24 .. . .
MHIil\3 " R~1733 192.07 N.187.44 36L.F OF 15" RCP @ 1.:10%, C8 //114 5
S.188.00 34L.F OF 12" RCP @ 1.01%, ca 1i116 ._~
S.187.80
CBN1l4 " R~3067 191.72 E,187.80 28L.F OF 15" RCP @ 1.00%, CB#115 5
CB#115 24~.35 , 3057 191.72 W. 188.08 -- . ..
" '" 24X35 R~3057 192.54 N.188.34
CB#I17 48 , 3067 192.84 N.185.54
S.186.54 97L.F.OF30&P@1.00%,C8//116 --'--
.
CBHH8 48 R-4360 195.00 N.187.51
5.187.51 130 L.F. OF 27" RCP @1.00%, CB Nl19 ._~
-. N.188.81
C8N119 60 R-3067 197.01 SW,I92.63 65 L.F. OF 12" RCP @1.70%. CB H120 5
SE.192.33 108 L.F. OF 12" RCP@O.50%, C8 H121 5
~CB H120 E.189.00 136 L.r OF 21" RCP @ 1.00%. ca Hl~.5 ,
24X36 . R-3067 196.63 NE,193.74 ....--
NW.19V37
CBII121 <8 R~3067 197.69 S.192.97 87 L.F. OF 12" RCP @0.50%, CB 11122 ,
--- N.193.41
CB#122 48 R-4360 197.00 E 193.80 41 l.F. or 12" RCP @0.50%, CB 11123 5
W.193.50 101l.F OF 12" RCP @0.50%, C8 #124 5
" '123 " R 4360 197.00 W.194.00
CB#124 " R-4360 197.00 E.194.00
C8#125 " R-3067 197.90 W.190.36
E.190.46 152 L.F. OF 18"l.GP@0.50%,CB#126 5
W.191.22 ,\
CBHl26 9& R~3067 196.48 E. 192.93 51 L.F OF 12" RCP @ 1.00"~ CIl #127 5
SL192.1O 49 L.r. or 15" RCP @1.00.%..co //128 --~
CB#I27 24X36 R~3067 196.34 IY: 123.44
NW.192.59
C8#128 " , 3067 196.25 E,192.65 l1L.r. OF 12" RCP @1.00%. ea 1i129 5
-----cti-129 5.192.65 BBL.F. OF 12" RCP @ 1.001., ca //130 5
24X36 R 3067 196.35 W.192.76 . i--
CEl,f130 " , 4360 198.00 N.193.53
E.193.63 40L.F. g~ 1~: ~g~ : 8.~5~ g~ mlA ,
.. w.193.63 52L.F. . _..!L..
CBII131 " R-4360 197.00 VI. 194.00
" 4360 197.00 W.194.00 .
C? #131A , ..
NE,187.51
C6#132 <8 R-J067 194.62 SE,191.50 22 L.F. OF 12" RCP @1.00%, CB #133 5
sw. 187.5~ 236 loF. OF 24" RCP @0.50%, MH 11134 ,
C8#133 24 x 36 , 3057 194.62 NW.191.70 . .
NE.18B.69
MH H134 60 R-1733 194.10 SE,18B.80 42L.F OF 18" RCP @ 0.75%, ca 1I1.~5 5
NW.188.79 491.F OF 15" R~P @ 0.50%, C8 #144 ,
NW.189.12
C8/113'> " R-3067 194.47 SW.191.00 37 LF OF 12" RCP@2.W%, CEl 11136 5
~li136 5L189.52 82 LF. OF 16" RCP @0.75%, MH H137 5
24X36 R-3067 194.65 NE.19\.J4
NW. H10.14
MH #\37 4e R-1733 196.50 N.190.24 \8 LF OF 15" RCP @1.00%, C8 #138 5
$.190.24 69L.F OF 12" RCP @1.00%, CEl #141 . 5
$.190.42
C8#138 " R-3067 195.04 N.190.42 28L.F OF 12" RC:' @1.00%, CB #139 5_
. ..
CBH139 48 , 3067 195.04 5.190.70
W.190.80 44L.F OF 12" RCP ~ \.oor.. CB 1I1~0 5
~~O 24X36 , 3067 194.27 L191.24
N.19D.93
CB#141 48 R~4360 195.00 E.191.03 87L.F OF 12" RCP @ 1.00%". C6 11142 5
.. W.191.90
C8#142 <8 R-4360 195.00 [.19UI0 100L.F OF 12" RCP @l.OD%, CB #143 5
___n ...
CB#143 n R-4360 196.00 W.192.90
SE.189.04 ...
CElll144 48 R-3057 192.61 SW.189.14 40L.F. OF 12" RCP @1.00%, eB #145 5
-----cuir45 24X35 , 3067 192.61 NE,189.54
W.H 146 rTE[.tR~Won R 1733 191.73 EX. 178.96 208}to;- qf,tfi:t;R;l~l" 22 L.F. OF 24 '"' 5
OUTLET #147 NLfR9T'~9.2 NiA NfA W. 180.00 ..
STORM SEWER TABLE - PHASE 2 DEVELOPMENT
LSTRUCTURE .. .-
STRUCTURE NEENN--I we INVERT PIPE LENGTH, OWJETER, SLorE R"
OiMENSION
IDENTIFICATION (INCHES) CASTING ELEVAlION ELEVATION & NEXT UPSTREAM STRUCTURE ClASS
~_C8#200 NfA Nf' 192.98 (t. \~~.\~ (Ex.) 5L.F OF 36" RCP @ 0 ~~'!LMH 1/201 3
-----. ~
MH #201 72 R-'1733 193.5B E,186.14
~. .----. .. S.IB6.14 31L.F. OF 3~" RCP @0.29%, MH.#202 -'---
N.'IB6.23
MH#202 n R-1733 191.91 W.186.23 22L.F OF 36" RCP @ 0.32%, C8 /j2~2A ,
E.186.30 .-
MH#202A 78 R-173J HI2.22 IY.186.30 10l.F OF 38" RCP @0.60%, C8#2028 ,
S.186.30 l1L.F. OF 36" Rcr @0.29%. VORTECHSUNIT ,
VORTECHS NfA N!A N.186.33 ,
UNIT VARIES N. 186.:33 l1L.F. OF 36" Rer @0.27% CB 202B
..--- 5.186.36 I\L.r. OF 36" RCP @0.27%, VORTECHS UNIT ,
MH /120213 " R-1733 191.85
E 186.36 26L,F OF 36" RCP @.0.31%, CB #203 ,
(.186.44
CB#203 60 R~3067 191.30 5.187.73 28L.F. OF 12" RCP @0.89%, CEl #204 5
. 1'1.186.44 . .23loF. OF 36" RCP @0.26%. MH 9205 ,
C8#204 24X36 , 3067 191.40 " 187.98 ...
E. 186.50
MH#20S " 1/-1733 191.n W.186.50 "0 loF. OF 36" RCP @0.28%, Mil #208 ,
N.188.03 .~_.. 15 loF. OF 12" RCP @ 1.00% CEl #206.. 5
CB#206 " R~3067 191.64 5.188.18 5
... (,\88.18 22 loF. O~ \2" RCf' @ LOO%...E.O_#207
....f.~ 11207 24X36 R~3067 191.74 W.188.40
---~ E. 186.81 .~
MH #208 " , 1733 194.84 1'1.186.81 42 loF OF 3!l" RCP @0.26%,cB/110 ,
11. l~Z'~g 22 loF. or 27 RCP @0.757r.MH 08A ,
, 187.69 .2.tQl.rOF?4"R(;E'@O'il I.!HH?4Q._ -3.-~
N.187.69 97 L.F OF 27" RCP @0.71%. MH #224
MH /l206A 48 , 1733 195.04 E.191.20 7 loF. OF 12" RCP @ 1.0%, MH #209 ,
. --..- 1'1.190.19 21 loF. OF 12" RCP @1.0% I-,IH Jl212 ._--.-2.-
CB /l20~_ 24X36 R~3067 194.70 W.191.27 .
--.
LI86.92 ,
C8#21O 84 R-3067 194.32 W.186.92 163 loF OF 36" RCP @0.28%, CB H213 ,
----ce-:Zl1 5.190.79 28 loF. OF 12" R~.P @0.50%, CEl 1121: 5
. --
24X36 _.l!3067 194.32 N 190.93 .
CBH212 24X36 R~3057 194.80 S1::.190.40
. W.187.38
~~~3 " 1<-3067 195.81 S.18.'.46 28L.F. OF 36" RCP @ 0.27%, CO #~~~. ,
.
CIl#214 60 R-3067 195.81 1'1.187.54 3
-. S.187.54 ..!.~? loF. OF 36" RCP @0.27%, CO #215
N.187.85
C8#215 60 R~4360 195.50 5.187.85 108 L.F or 36" RCP @0.397., CB #216 ,
W.190.19 62 l.F OF 12" RCP @0.50%. C8 #215A ,
E.187.85 95 L.F. OF 12" RCP @0.74%, C8 #223 . r--
CB #215A " R~4360 195.00 IY.191.50 -- ..
N.188.27 ~_..
C8#216 5< R 3067 193.79 5.188.27 30L.F. OF 30" RCP @0.37%. CB#217 ,
. ---~ ---- N.186.38 ..
CB#217 48 R-.:J067 193.96 5.186.38 90L.F. OF 27" RCP.@0.38%, C8 #218 ,
..-.
CBII218 48 R~3067 193.21 N.168.73 ,
5.188.73 22 loF OF 27" RCP @0.27%, C8 #219
N.188.79 .
CB#219 48 R~3067 193.21 5.188.79 89l.F. or24" RCP @ 0.39~~ CB l/220 ,
_":13 1/220 48 R 4360 195.15 N.189.14
-....--- 5.189.14 81l.F. OF 2~: RCP @ 0.38%. CB H221 .'---
~~~ " R-3067 192.83 N.189.45
5.189.45 28L.F. OF 15" RCP @0.65%. CEl#222 5
C6#7.22 24X36 , .~067 192.63 1'1.189.63 .. ..-.
. .
C8#223 'l"1 , 4360 \92.00 W.188.55 . ..
5 18lU8 ..
MH #224 " R-1733 195.73 N. 188.38 120l.r OF 24" RCP @0.73%. CB 1/229 5
W. 190.38 41 l.F. OF 15" RCP @0.68%, CB 11225 5
CB#225 48 R-3067 195.35 E. 190.66 5
, 191.80 22 L.F OF 15" RCP @ 0.917~ CEl 1/226
W. 191.36 182 lor. or 12" RCP @ 1.20~_CO R227 5
C811226 24X36 R~3067 195.35 N. 192.00 .-
CBII227 " , 3067 196.86 W. 193.54
-- R..3067- -196.90- S. 193.54 23L.F OF 12" RCP @0.91%, CB 11228 ,
CBII228 24XJ6 , 193.75
. , 189.25 . ......
MH il229 84 R~1733 197.04 E. 189.25 27L.F OF 15" RCP @0.64%, CB #230 ,
W.192.61 42l.F OF 18" RCP @0.45%, CB #234 5
NW.191.29 29l.F OF 12" RCP@0.59%. CB #233 5
----. E.189.42
CB#230 48 R~3067 195.69 W.189.42 105L.F OF 18" RC~ @0.72%, C8 #231 5
.
CB#231 " 1/-3067 193.46 W.190.18
5.190.28 28l.F OF IS" RCP @0.50%, CB #232 5
--. --_._._~- . ..~
~!~32 24X36 . R-3067 \93.46 N.190.42 .
.. -..- .-
CUll233 48 R-3067 197.10 SE,191.46 5
W.191.46 73l.F OF IS"' RCP @0.40%. C8#236
L192.80 .
CB#234 " R-3067 196.33 V1.192.aO 222 l.F or 15" RCP @0.69%, C8 #236 5
5.192.80 28 L.F OF 15" RCP @0.46%. CO /1235 5
CB#235 24X:.I6 , -
3067 196.33 N. 192.93 .
E. 194.3J'
C8#236 " R~3067 198.00 S. 194.33 ~fO\~F 06r If;"RRCl'P ~ 06:60&., ~H#}N6A 5
.--. W.194.33 ,
MH //236A " , 1733 199.30 ""E:"195:-6o
N.19S.00VERlFY FJELD VERlrY..FORCE MAIN FROM RESIDENCE
24X36 ...- -
CBII237 R~3067 198.00 N.194.53 ..
" 5.191.75 -..-
MH #238 R-1733 199.53 5
NW.19\.75 183 Lr OF 15" Rcr @0.41%, CB #239
CB#239 " , 4360 195.40 SLI92.50 . -
N.187.80 ...
MH #240 " R-1733 191.70 SW.188.11 22 L.F. or 18" RCP@0.36%. C8 #241 5
SE,188.20 9 L.F. OF 15" Ref' @0.40%, CB #244 ,
CB#241 " R-3067 191.34 tlE,188.\9 5
SW.188.19 29l.F. OF 180 RCf-' @0.34%, CO 11242
CBIH2 48 R~3067 191.34 NE,188.29 5
5.188.36 28 LF. OF 15" RCP @0.43%. CO #243
~.ff.243 24X36 R~3D67 191.34 N.lfl8.48 _..~ .-
.. ..
COR244 24XJ6 R-3067 191;.:J4.___ NW.188.24
NOTE:.
CONTRACTOR HAS THE OPTION OF SUBSTITUTING HDPE PIPE
FOR 12" 24" f\CP
SANITARY SEWER TABLE PHASE 1 AND 2
---
STRUCTURE STRUCTURE NEENAH WP INVERT PIPE LENGTH, DIAMETER. Sl.OPE
IDENTIFICATION DIMENSION CASTING ELEVATION ELEVATION & NEXT urSTREAM STRUCTURE
(INCHES)
.. . -..- .
EX. N.176.87 EX
SSRl NA "' 192.07 W. 1~~'~$ ~~
. .--- ~~~. rJ~.N .- ~-,-_(}F8"PVCSOR26@0.40%. 5Sn2
55#2 " R-1733 192.50 N.ln.17 19 LF. OF 8"' PVC SQR 26 @0.40% SS#2A
~A-' .
" R-1733 192.25 , 117.25 SSJl2B
W.I17.25 53 l.~. OF 1;1" PVC SOR 26 @0.40%
SSII28 48 R~1733 190.00 E.I77.47
SVI.I77.47 19l.F-,-. OF 8"' PVC SOR 26 @0.40% SS/J3
SSg3 48 R~1733 189.87 N[.177.55
VI. 179.00 2S4l.FOF8"PVCSOR35@1.87%.SS~
. SW.I77.55 ._ 153 L_F. or 8:'PVC SOR 35 @0.40%, 55 6
SS//4 " R~1733 193.55 -E, 183.~~
.JUll1J! 71F Of II" rvc S[)fL~~ @ ? 0% SS#!L.......
" 5 48 R-1733 . 197.24 E.189.52 ...
SSf/6 " , 1733 188.79 NL178.16
... W.178.16 191 !-.F. OF 8" PVC SOR 35 @0.40%. SSII7
E,178.92
SS#7 46 R-1733 193.24 VI. 180.85 196 loF OF a" I've SOR 35@2.8%, 5S #8
... -.. , \78.92 ..- ~~.ora"PVCSOR35@0.41%,SSf!9
SSH8 " 11-1733 198.05 E. 186.34
. N. 179.70 .--. _._-~
SS#9 " R-1733 192.97 W. 181.24 17\ U' ~ ~',', ~~~ ~~~ ~~ : ~'.~~', ~~ ~W
-- ...-- E. 179.70 173L.F.
SSHlO " , 1733 199.18 E. 186.93 -.--.. -- .-
. ..
551111 " R~1733 187.26 E. 180.39 . .~.n .. .
5S//12 48 , 1733 192.57 , 179.87
W. 180.07 113L.F. OF8".PVCSDR35@0.64.&_SS#I.J_
E. 180.79
5S#13 " R-I733 192.07 VI. 182.79 113 L.r OF 8" PYC SDR 35 @ 1.19%, 55 JI6
S. 180.99 206 I..F. OF 8" rvc SOR 35 @1.22%, 55 5
~~ " 181.00 216 loF. OF 8" rvc S~~_J5 @2.44%, 5S #14
" .. R-1733 193.73 S. 186.27 .. ----- --
__~S #15 48 R-1733 190.12 N. 163.51 .. .
. .. E. 184.13 .. .
551116 48 R-I733 194.93 W. 184.23 1~~\~(0~Fl"pC6C55RR3E5@~).~.ci~' ~~ BIZ
". 185.1-3
" R-I733 195.67 E 184.81
SSI/17 W. 184.9\ 238 LF. OF 8" pve SOR 35 @0.4%, 55 #16
$51116 " R-1733 197.96 E.185.86 ".-.
S.186.80 .
SS#19 48 R-1733 195.85 W. 188.80 11flU. OF 8" PVC SDR 35 @0.4%. S5 1120
N. _~86.80 OF 8" PVC SOR 3~ @ 0.777~ SS 1122
" R~1733 196.95 E 189.60
551120 W.189.80 96 LF OF 8" rvc SOR J5@0.60%, 55 #21
..
55//21 48 ~_. 19B.57 L\90.98
.- S. ..
48 1l..1733 196.99 187.70
SSI/22 W. 187.70 .38L.F.OF8" PVC SOR 35 @0.60%, 55#23
..
5S//23 48 R-1733 198.18 E 189.13 _._~
EX. SlY. 17 :!lift::><
5S#24 NA NA 191.63 NW. 176.56 EX
. SE.I77,17 .94 LF OF 8" PVC SDR 26 @ 1.137~ SS 1125
NW.178.23
194.54 E.178.43 7.92l.F g~ g: ~~g ~g~ ~~ : j~6?. ~~ ~~1
SSfl25 48 R~1733 S.178.43 245L.F
I><E.178.33 64 l.F. or 8" rvc SOR 26 @0.58%, 5S #33
. -..--- --.
5S ,26 " R-1733 198.67 N.187.00 .
W. 182.35 .. --
SSIi27 48 R-1733 196.45 E. 182.45 246loF OF 8" PYC $OR 35 @0.80%. 55 #28
..
5S#28 " R~17.l3 198.06 w. 184.42
E. 184.52 20SL.F OF 8" PVC SOR 35 @0.70%, 55 #30
55#29 <8 , 1733 196.98 N. 188.50
55#30 48 R~1733 196.55 W. 185.96
. L~~86.06 232L.F. OF 8" PVC SOR.35 @0.70%' SS#32
55#31 48 R~1733 195.57 N.187.00 -...- --
.
.~.E2 40 , 173.3 200.15 \'1.187.68 .. . .-
511'.178.70 -.-.
SSH33 40 R-1733 194.89 NE.178.80 197L.F. OF8"PVCSOR26@0.52%,~.:~
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55 #3~ 48 R-1733 194.75 SIV. 179.82
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1. ALL DIMENSIONS ARE TO GUTTER LINE OF CURB UNLESS NOTED OTHER'MSE.
2. ALL CURB AND GUTTER IS TO BE Q-TYPE SURMOUNTABLE CONCRETE CURB AND GUTTER
UNLESS NOlED OTHERI'/ISL
J. NO SIDEWALK IS TO HAVE MORE THAN A 2% CROSS SLOPE OR MORE THAN II. 5%
LONGITUDINAL SLOPE.
4. FOR PROPOSED BUII.DING LAYOUT REFER TO ARCHITECTURAL AND STRUCruRAL PLANS.
II
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5. FOLLOW ALL CITY OF COLUMEllA HEIGHTS AND ANDKA COllNTY RULES, REGUl.A TlONS AND
SPECIFICATIONS WHEN WORKING IN PUBLIC RIGHT OF WAY.
1>. NO PONDING OF WATER \\1LL BE ALLOWED WHERE NEW PAVEMENT MATCHES INTO EXISTING
PAVEMENT.
7. ALL PARKING STALLS, EXCEPT HANDICAP STALLS, ARE TO BE 9 FEET \\'IDE BY 19 FEET
LONG.
8, REFER TO STRlICTURAL PLANS FOR STOOP DETAIl.S.
9. REFER TO SHEET C7.5 FOR TYPICAL SECTIONS OF ROADS.
, i I, ~
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--.LL
-----...-~-- EXISTING HOMES -.--
n..~,_~.." _..
38TH AVENUE
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10. PRIVATE WALKWAYS IIND STOOl'S ARE TO BE CONSTRUCTED BY OTHERS.
HUSET PARK
COLUMBIA HEIGHTS, MN
GEOMETRIC & PAVING PLAN
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GARAGE SlOE
EXTERIOR WALL
GARAGE SIDE
TO MAINS
TO MAINS
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SANITARY
SERVICE
(TYP.)
TYPICAI.J1QillZ.QNTAL PLACEMENTS
PLAN VIEW:
4-INCHPVC
SAN SEWER
1.5-INCH ~1
WA1ERSERVlCE--.........'\
~RADt"'1 3'
10"'" ~"""---
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TO MAINS
4 INCH SOR 26 PVC.... ~
SANITARY SEII'ER SERVICE
SLOPED AT MiNIMUM 1.0%
ROM,MAlt!.~'
UTILITY SERVlI.F PROFII E.~E.!'I_"
NOlES:
h:X.ER TO GRADING AND GEOMETRIC PLANS FOR UNIT
~O~~~~~oW E~TAIL 9jC9.1 FOR SEWER MAIN
CONNEC110N. 0 DETAil 6jC9.\ FOR WA1ER MAIN
3. REFER TO DETAil 7jC92 FOR
CURB STOP AND SANITARY SEM:"S'~UCEMENT OF WATER
I B 1'0 PROPERlY.
C~.2 ~A~ER SEWER SERVIC S: 2 STORY TOWNHOME
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CURB AND
(;UTTER
TYP+~AtA JOINT UTILITY TRENCH
GAS, FLEe TRIC
TELEPHONE AN'O
CABU: TV JOINT
U f1L1TY lRt:NCH
10 TYP
UTIlITY EASEMENT
.....__2'..1yE._
- 2' lY['
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7
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CONCRETE
STOOPS AND
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WAl.KS,
TOWNHOME
UNIT
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1/ WALL '-.0...1
-4"s' i
----r-t"1......-3.o'
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I UNIT
b
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GARAGE SIDE
1.5-INCH
WA1ER
SERVICE
4-INCH
S'\NITARYSERVlCES
(TYP.)
----.E!.t!!i...'LlfJ'!;... TYPICAL HORIZONTAl PI M'FMENTS
4-INCHPVC
SAN SEWER-
1.5-INCfI \1
GRAot WA1ER SERVlcr---.............
~1 =-___ GARAGE SLAB - ~,I~I
Il",m,,, w^',
I i GARAGE SIDE
[" II
151NCHTVPEK
OPPER WA1ER SERVlC
1.5 INCH
WATER
SERVICE
___TO MAINS
4.-INCHSOR26 PVC
SANITARY SEYlER SERVICE
S~g~E~~A~~ WNiMUM 2.0%
NOTES; UTilITY SmVlCF PROFIIF VlFW
1. REFER TO GRADING AND
TYPES. GEOMETRIC PLANS FOR yNIT
2o~~~~~,o~ ~~6A!L 9!C9.1 FOR SEWER MAIN
CONNECllON. DETA!L 6!C9.1 FOR WATER MAIN
3. REFER 10 OETA'L 7!C92 FOR
CURB SlOP AND S'ANITARy'SE,,<,PLACEMENT OF WATER
"L STUB TO PROPERTY.
~
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7.5'
11
SEWER SERVICES, 1 STORY TOWNHOME
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A,I
PLAN VIEW OF PERPENDICULAR RAMP
ClJR!lOR
\B AND GUTTER
,_~yJ~--~~::~2.' T, :.:, ':""^""~-J.-~^
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SECTION A-A
~.
'" ('6"'
(4"'
O,08f'T.lf'T.SLOPEOFFLAREOS!DE, ,
11f' EX;STlN(;. t:OND.ITION. S DO 1JOf PER~IIT. ROU,W ALL SLOPED
"'0'"'"''1''' \"","''':"''
r 006 rT./H SLOPE) 'I
~t. "':;==:'-===-~C'c-~"'~~..... ...,....~
,I I ,'-" I'
S~(}!'--LlI.._~~:9"@ 116" CURB ~_R,98P/fT. SLOPE.lj
SLOPE) (4" CURl! & 60lFT/rl. SLOPE)
""'7~'
6'-3"
CURB & 008 FT.Jf'T.
4'-2"
CUR8&.0.08FT.;"rT.
ELEVAT~N OF RAM~
50% 65;l;l
or IMSEDIAIAETER .
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15/16"(1Yi'),J 5/8"1,IIN 15/B"
f.(!N.
DOME SECTION
OOME.5[:6~.!t:!.Q.
NOTES:
(i) 1/2 INCf! PREfOI<I.(ED JOiNT n~U;R MATERIA~. I\ASHTO M 213
<1) ;~;;I ~:O~~'~~\M:D~~~D\\~Lt ~~6tv ~;H~~t~~IR4~-~~ N~~~A~~H!:r~o~~~ ~~~E~~~~I\~TR~~;;PRAIjP 1\ RHA !I\1[L Y
Q) \\HEN A MEOIAN IS NOT 111llE ENOUGH FOR TWO PEDESTRII,N RAllPS AIW A 48" lANDING 8E1\\<:[N mEM,
mE PED[SlHIAN CROSSING SIlAl~ liE CUT THROUGH THE MEDIAN AT STREET lEVf:L.
@5" TO 8" IS nlE REQU:REO OFFSET Of mE DETECTABLE WARIIINGS/ TRUNCATED DOME AREA mOM TflE (RONT
FACE Of TI-lE ClIRB. OR PLACE THE DETECTAlIl[ WARNINGS AT TIlE BACK ()f CURB
(S)SIOEWI\LKIS^ "\I1-lITE"OR LlGKT GRAY GWENT COlOR
~.~'-O' FOR NEW CONSTRUCTIDN. 3' o. A~LOWED fOR RElROflTS OR PRESERVI\TIDfl PROJECTS
9 PEDESTRIAN CURB RAMP ADA ACCESSIBLE
9.3 SCA E
~-- ROURO OFF TOP Of PiPE VI/CONC FIL~
.-
~ - 0-
FIELD PAINT RlV 6' {lIA_ OAI.V_ STEEL
PIPE (SCIIEDUlE ~O)
---FMW/CCNWETE
~lCl'DrSl.-ABCRfINISlIEOGRADE
/
.'
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3'-8'
,---"'-, '" CONCRETE
/<
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\li""s",,~
@
CONCRETE BOLLARD
NOI 10 SCALE
Pl^N
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,
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MANUFACTURED IIY INfI-5HIEI.O
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CURB INLET CATCH BASIN INSTALLATION AT MID BLOCK
OT TO SA
,
6' &-UNLESS ~
iOnlE~\~S[ NOTED I
j ~',~li~~CWbWRN i 5'-0- ~HNAN R-JD67 5'-0'
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r -,
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SECTION
NOTE:
CATCK BASIN INSTALLATION FOR D-412 CIJRB AND CUTTER
(IIHK 8-618 CURB RETlJRNS),
7 CURB INLET CATCH BASIN INSTALLATION NEAR INTERSECTIONS
C9.3 NOT 0 S ALE
ALLPI.ANO:I.I€N,iC<-/, ,
AR[ JO fAC~ 0< CURB i r BA~" 0, cunB
(6" 10 BACK DfGURB) i '.
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Ii. -. -T~~&C :~o'f':c.'.o'.o:,o"o"Loo';'
r---}J" ,,",. 1.... - 12 -----+ - - '~-~--~-" =l.
EXl~ND AGGREGATE BASE A 1.I1~"lUM l
Of 12" r~<>.1,l EDGE f'f GUlff~ OI?
llATCtl INTO AGGREGATE ffASE Of
,IPPROPRIATE PAlli'MHH stCllON
2-"'''IUEPlHAGGRtG'ltflA5E
CC~PACTEO TO 100:! SToJ-;OARD
~po,)Clon B(l-ISITY
@l[:;.:.
I. O:R~C~OlI Of mAIIS'lm~c CUTrER SLOPt lO '''ICll C';;cCIIC:' Of ADJACENT PA'IEMEUl SlOPE
2. CONSTRUCT '.-URB AND G\}1l~R IN ACCORDANC[ 'AlTt' ~mOOf Y'[CIFICAlIOlI 2531
f1\ D412 CURB AND GUTTER
~NOTIOSCALE
~~i ~~A~A~'~E~F"~::~R..-j ,,_ !lAcK Of CURB
(6- 10 RA~~ 0~ '-URD) i r
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MATCH IIno AGGREGAlE IIA~E nr lOl'PA~lfD 10 1001: STANDf.R!)
JlPPROI'RIAll: PA\If."cll1 SECM" PR()I;TO~ !)f.t!~'"
SluP<:'/4"PERfOOT
lOflNSHEOG>lAllE
1I91~S~
1 OlREClION OF lRA~S\1:~"~ Gunn, SLDP[ TO MArcft DR,cnOlI Cf AI)JACU<l f'Avt~'(!'l oLUP(
2 COOSTRUO CURfl MJD CUI1E~ iN ACCCflDM-;Cf ;-.ll>II.INOOT sP[CiFlCAHOfl 2~~1.
Q) ~~1~ ~~~CRETE CURB
AND GUTTER
1-/2' ExPANSION J{)INf
WI FIJlL CEPn! JQ:fH
f'LLER,W'O.C
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REFER TO SPEOflCAHCNS
3 TYPIC L SIDEWALK CONSTRUCTION
C9,3 NOT TO SCAL
"~-JD"
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SECTION A-A
4 DRIVE ENTRANCE-CROSS GUTTER
C9.3 NOT T SCAl
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CONTRACTOR SHALL FIELD VERIFY LOCA nONS AND ELEVATIONS Of EXISTING
UTILITIES AND TOPOGRAPHIC fEA TURfS PRIOR TO THE COMMENCEMENT OF
lANDSCAPE INSTALLATIONS. THE CONTRACTOR SHALL IMMEDIATELY NOTIfY THE
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REFER TO SITE, Pl!'N fOR DIMENSIONING.
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PLAN: TO THE lANDSCAPE ARCHITECT FOR APPROVAL.
ALL SHRUB PLANTING AREAS SHAll RECEIVE 4M DEPTH OF SHREDDED
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6M MIN. DEPTH OF TOPSOIL TO BE USED IN All PLANTING AREAS. MIXTURE
SHAll NOT CONTAIN MORE THAN 35" SAND MIXTURE.
ALL TREES. SHALL BE wRAPPED -MTH FlRST:"OUlllTY -HEAVY. WATERPROOF
CREPE PAPER EXCEPT. HACKBERRY FROM SEPTEMBER' 15 TO APRIL 1.
All CONSTRUCTION SHALL BE IN ACCORDANCE WlTH- THE CITY Of COLUMBIA
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CONTRACTOR SHALL FIELD VERIFY lOCA liONS AND (LEVA liONS Of EXISTING
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lANDSCAPE INSTALLATIONS. THE CONTRACTOR SHALL IMMEDIATELY NOTIfY THE
LANDSCAPE ARCHITECT OF OISCREPANCtESOR VARIATIONS FROM THE PlANS.
REFER TO SHEETS l L5-11.7 FOR ADDITIONAL PlANTlNGS AROUND INDIVIDUAL
BUJLDINGS NOT SHOWN THE OVERALL PLAN. AlSO REFER TO SHEETS L1.8-Lt.l0
FOR SITE AMENITY DETAILS.
REFER TO LANDSCAPE DETAil SHEET FOR GENERAL PLANTING NOTES.
IRRIGATION NOTES AND PLANTING DETAILS.
REFER TO UTILITY PLAN FOR UTILITY LOCATIONS.
REFER TO GRADING PLAN FOR GRADES AND EROSION CONTROL AREAS.
REFER TO SITE PLAN FOR DIMENSIONING.
THE OWNER RESERVES THE RIGHT TO INCREASE THE NET QUANTITIES OF
LANDSCAPE UNITS. USE LARGER UNIT SIZES, OR. VAff( THE SPECIES ACCORDING
TO AVAILABILITY AT THE TIME OF PLANTING PER THE lANDSCAPE ARCHITECTS
WRITTEN APPROVAL.
All lANDSCAPED AREAS TO RECEIVE SOD EXCEPT 'MiERE NOTED OTHERWISE.
SOD SHAll BE lAID OUT PARAllEL TO CONTOURS AND HAVE STAGGERED
JOINTS.
PROVIDE PVC SLEEVES UNDER DRIVES fOR IRRlGA TION PIPING AND ELECTRIC
POWER.
lANDSCAPE CONTRACTOR SHALL SUBMti'A SHOP DRAWING Of THE IRRIGATION
PLAN TO THE lANDSCAPE ARCHITECT FOR APPROVAL.
All SHRUB PLANTING AREAS SHAll RECEIVE 4" DEPTH OF SHREDDED
HARDWOOD MULCH OVER lANDSCAPE FABRIC 'MTH -A POLY EDGER.
6~ MIN. DEPTH Of TOPSOIL TO BE USED IN ALL PLANTING AREAS. MIXTURE
SHALL NOT CONTAIN MORE THAN 35% SAND MIXTURE.
All TREES SHAll BE VlRAPPED WITH FIRST-QUllITY HEAVY. WATERPROOF
CREPE PAPER EXCEPT HACKBERRY FROM SEPTEMBER 15 TO APRil 1.
All CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY' OF COlUMBIA
HEIGHTS STANDARDS.
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INSTALLATIONS. THE CONTRACTOR SHALL IMMEDIAltLY NOTIFY THE LANDSCAPE
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REFER TO SHEETS 1l.5-l1.7 fOR ADDITIONAl PlANTINGS AROUND INDIVIDUAL
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l.ANDSCAPEPLAIi.
OUANITIES SHOWN IN THE TABU: ARE FOR EACH TOWNHOM[ TYPE. TOTAl. PWiT QUANTITIES
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AND OIJANTmrs or EACH TOWNHOME TYPt.
fotlNMTIOH PlANTlNGS ARE THE RESPOIiSIBlUTY OF THE RYlAND GROtJP.
fOUNDATION Pl.Alfl'lNG BEDS TO R(CIEV[ ..~ PVC COMMERCv.l. GRADE. EOG(R AHD ..- OF
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LANDSCAPE PlAtf.
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TYPICAL P RENNIAl
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CONTRACTOR SHAll rlElD VERIFY lOCA liONS AND (LEVA nONS Of EXISTING UTILITIES AND
TOPOGRAPHIC FEA lURES PRIOR TO nit: COMMENCEMENT OF SITE GRADING. THE CONTRACTOR
SHALL IMMEDIATELY NOTIFY THE ENGINEER Of DISCREPANCIES OR VARIATIONS FROM THE
PlANS. '
REFER TO SHEETS Ll.5-1I.7 PI.ANS fOR ADDITIONAL DETAILED PLANTlNG- PLANS AROUND
INDNIDUAL UNITS.
REfER TO _SHEETS 1.1,1-:1.1.4 fOR TREE IDENTIFICATION.
REFER TO SITE PLAN fOR DI/A[NTlONS.
REfER TO SHEET U.tO FOR TYPICAL-ENlRANC( MONUMENT DETAIL PLANTING.
LAN[)SCAPE'MATERIAL LOCATIONS- MAY VARY DUE TO ,INDI\IIDUAL UNIT NON-TYPICAL SITE
CQNDITIONS. .
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DElAiL AREA ;PLANTlNG5 ARE_i~E 1~~SPONSI~llITY OL THE': RYlAN,D GROUP.
ORNAI.!ENTAl
HOME
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DETAIL AREA 16
CoR 48 - HOUI's before "Wing
GOPHER STATE ONE CALL
T-.rin Cilies Areo 651-454-0002
UN. Toll Free 1-800-252-1166
DETAIL AREA 18
DETAIL AREA 17
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Huset Park Monument
Mailbox with Pergola and Seating Area
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SITE AMENITY NOTES
ALL SITE AMENITY CONSTRUCTION TO BE IN ACCORDANCE YilTH THE CITY OF COLUMBIA
HEIGHT STADNARDS.
REFER TO SHEETS L1.0-L1.4 FOR LOCATIONS OF AMENITIES. REFER TQ SHEETS 1.1.8 & L.1.9
FOR DETAILED AMENITY LOCATION INF.bRMATlON.
. TYPICALE~NCE MONUMENT PLANTING dETAil TYr~;CA~I: :::~:~pil:L~R.~_~~~~T'~,~' ",.,.100 : ';--' .'"----:~4;,:.
-!;ISE THIS PLANTiNG. DtTJAI: FOR: DETAIL AIKA Ii FOR USE WITH 6' STEEl. FENCE ALONG UNlVERSlrf AVENUe ,". HORTH-
m~n:~ 9:~ .... - " ~.-.
Call 48 Hours befOO'1II dIgging ~ .
GOPHER STATE ONE CALL
TIIflIl Cities Ateo651-.454-0002
!.IN. Toll Free 1-800....,252-1166
Pergola Over Walkway
Concrete Wolk
Mailbox
Pion View
Side Elevation
Mailbox
Street Curb
Concrete Wolk
Pergola
Mailbox
Front Elevation
Plan View
Side Elevation
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SITE AMENITY DETAILS PROVIDED BY RYLAND HOMES
Frant Elevation
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GENERAL NOTES,
lANDSCAPE CONTRACTOR TO VERIFY All unllTY LOCATIONS ON PROPERTY WITH THE GENERAl. CONTRACTOR
AND BY CALUNe GOPHER STATE ONE CAll (651-454-0002) PRIOR TO STAKING PLANT LOCATIONS.
THE. OWNER RESERVES THE RIGHT TO INCREASE THE NET QUANTITIES OF lANDSCAPE: UNITS, USE: LARGER
UNIT SIZES, OR VAfr( THE SPECIECIES ACCORDING TO AVAUBlllTY AT THE TIME OF PlANTING PER THE
LANDSCAPE ARCHITECTS WRITTEN APPROVAL
COORDINATE THE PHASES Of CONSTRUCTION AND PLANTING INSTALLATIONS WITH OTHER CONTRACTORS
WORKING ON SITE.
WHERE EXISTING TREES AND/OR SIGNIFICANT SHRUBS MASSINGS ARE roUND ON SITE, WHETHER SHOWN ON
THE DRAWING OR NOT, THEY SHALL BE PROTECTED AND SAVED UNLESS NOTED TO BE REMOVEDAND!OR
ARE IN AN AREA TO BE GRADED. Am QUESTION REGARDING WHETHER PLANT MATERtA.l SHOULD ROAAIN OR
NOT SHAll BE BROUGHT TO THE ATTENTION Of THE LANDSCAPE ARCHITECT PRIOR TO REMOVAl.
ALL EXISTING TREES TO REMAIN TO BE FERTILIZED AND PRUNED TO REMOVE DEAD WOOD AND DAMAGED
OR RUBBING BRANCHES.
BB TREES AND SHRUBS ARE BALLED AND BURLAPED.
NO PlANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS REQUESTED OF THE CITY
AND lANDSCAPE ARCHITECT BY THE LANDSCAPE CONTRACTOR PRIOR TO THE SUBMISSION OF A BJO
AND/OR QUOTATION.
ALL PlANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE AMERICAN STANDARD FOR NURSERY
STOCK, AMERICAN ASSOCIATION OF NURSERYMEN.
CONTRACTOR IS RESPONSIBLE FOR ON-GOING MAINTENANCE OF All NEWlY INSTALLED MATERIAlS UNTIL
TIME OF OWNER ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER
ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR,
CONTRACTOR SHALL PROVIDE A WRITTEN REOUEST TO THE LANDSCAPE ARCHITECT FOR THE OWNER
ACCEPTAt<<:E INSPECTION.
WARRANTY FOR lANDSCAPE MATERIALS SHALL BEGIN ON THE DATE OF ACCEPTANCE BY THE lANDSCAPE
ARCHITECT AfTER THE COMPLETION OF PlANTING OF ALL LANDSCAPE MATERIAlS. NO PARTIAL ACCEPTANCE
WIll BE CONSIDERED.
CONTRACTOR SHAll GUARANTEE NEW PlANT MATERIAl THROUGH ONE CAlENDAR YEAR mOM THE DATE OF
OWNER ACCEPTANCE WITH ALL REPLACEMENTS TO BE PROVIDED AT NO ADOlTIONAL COST TO THE OWNER.
All TREES ADJCENT TO HYDRANTS REQUIRE AT LEAST A 9'-D~ SEPORATION FROt.! STEM TO TOP NUT Of
HYDRANT.
DECIDUOUS TREE
NQ!E>;
IT IS THE CONTRACTOR'S OPTION TO STAKE TREES; HOWEVER, THE CONTRACTOR IS
RESPONSIBLE FOR MAINTAINING TREES IN A PlUMB POSITION THROUGHOUT THE
GUARANTEE PERIOD. TWO AlTERNATE METHODS-OF TREE STAKING ARE ILLUSTRATED.
SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PlANTING.
REMOVE AT LEAST HALF OF THE WIRE, lWINE, AND BURLAP FROM B&8 PLANTS.
ROOT COLLAR TO BE LEVEL OR SLIGHTLY ABOVE FINISHED GRADE.
ALL FOUNDATION PlANTING BEDS TO RECIEVE 4" PVC COMMERCIAL GRADE EDGER AND
4~ OF WASHED RiVER ROCK MULCH OVER 6 Mil BLACK POLY lANDSCAPE FABRIC.
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STEEL STAKE
DOUBLE STRAND 14 GA. WIRE -
3' 0 120' INTERVALS (TYP.)
. 16w POLYPROPYLENE OR
POlYETl-fiLENE (40 MIL, 1-1/2"
WIDE STRAP TYP.)
TREE WRAP TO FIRST BRANCH
FlAGGING - ONE PER WIRE
ROOTBALl TO SIT ON SUBGRADE
MULCH - 4" DEEP SHREDDED
HARDWooO
PLANTING SOil - SEE SPEC.
TOPSOil
SUBGRADE
.2" X 2~ X 7.4" WOOD SlAKE SET
AT: ANGLE
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PLANTINGSPECIFICA TIONS
PLANTING BED PREPARATION: ALL MASS PlANTING BEDS SHALL BE TilLED TO. A MINIMUM
DEPTH Of IO~. '^",ENDMENTS SHALL BE APPLIED AFTER CULTIVATION.
BACKFlLL/TOP SOlL: USE TOP SOIL EXCAVATED FROM SITE AND PlANTING HOLES AND PROVIDE
AMENDMENTS TO MEET'MNDOT TOP SOil SPECIFICATIONS. REMOVE ALL DEBRIS- INCLUDING
ROCKS LARGER THAN 3~ DIAMETER.
FERTILIZATION: All PlANT MATERIALS SHALL BE FERTILIZED, UPON INSTALLATION, WITH DRIED
BONE MEAl OR OTHER SPECIFIED FERTILIZER MIXED IN WITH THE PLANTING SOIL PER THE
MANUfACTURER'S INSTRUCTIONS UNLESS NOTED OTHERWISE.
MULCH MATERIAL: AS SPECIFIED ON THE LANDSCAPE PLANS. MASS MULCH SITE PLANTING
BEDS TO 3~ DEPTH OVER fiBER MAT WEED BARRIER. AlL FOUNDATION PlANTING BEDS TO
RECIEVE 4" PVC COMMERCIAL GRADE EDGER AND 4" Of WASHED RIVER ROCK MULCH OVER 6
MIL BlACK POLY LANDSCAPE FABRIC. SITE PERENNIAL PLANTING BEDS TO RECEIVE 3" DEEP
SHREDDED HARDWOOD MULCH WITH NO FIBER MAT WEED BARRIER. ALL EVERGREEN AND
DECIDUOUS TREES TO RECEIVE 4" DEEP SHREDDED HARDWOOD MULCH WITH NO MULCH IN
DIRECT CONTACT WITH TREE TRUNK.
TREE STAKING:. IT SHALL BE THE CONTRACTOR'S OPTION TO STAKE AND/OR GUY THE TREES
ACCORDING TO THE DETAILS. IT IS THE CONTRACTOR'S RESPONStBllIrf TO TAKE EVERY STEP
NECESSARY TO I.lAlNTAlN THE TREES AND SHRUBS IN AN UPRIGHT AND PLUMB CONDlTlON AT
ALL TIMES UNTIL THE END OF THE PlANT GUARANTEE PERIOD ESPECIAlLY WHERE VANDALISM,
SOIL OR WINO CONDITIONS ARE A PROBLEM,. AT THE END Of PLANT GUARANTEE PERIOD
CONTRACTOR SHAlL REMOVE STAKING, If INSTALLED, PROIOR TO OWNER ACCEPTANCE.
TREE WRAPPING: WRAPPING MATERIAl SHAlL BE OUAlIT:Y, HEAVY WATERPROOF CREPE PAPER
MANUFACTURED FOR THIS PURPOSE. WRAP All DECIDUOUS TREES PlANTED IN THE FALL PRIOR
TO NOVEMBER 15 AND REMOVE ALL WRAP~ING AFTER APRIL 1.
RODENT PROTECTION: PROVIDE ON ALL TREES, EXCEPT SPRUCE UNLESS OTHERWISE SPECIFIED.
PlANTING PlAN: AlL PROPOSED PLANTS SHAlL BE lOCATED CAREfULLY AS SHOWN ON THE
PlANS. PLAN TAKES PRECEDENCE OVER PlANT SCHEDULE IF DISCREPANCIES IN QUANTITIES
EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES, RE;SPECT STATED DIMENSIONS. DO NOT
SCALE DRAWINGS.
EDGING: EDGING SHALL BE 4" P.V.C. COMMERCIAl GRADE EDGING WITH THREE (3) METAL
ANCHOR STAKES PER 20 FOOT SECTION. AlL MASS PlANTING BEDS SHALL HAVE EDGING
PLACED BETWEEN MULCH AREA AND ANY ADJACENT TURF AREA.
CONIFEROUS TREE
NOTES:
CONIFER TREES TO HAVE SHREDDED HARDWOOD MULCH UNLESS NOTED OTHERWISE. NO
MULCH lOBE IN CONTACT WITH TRUNK.
IT IS THE CONTRACTOR'S OPTlON TO STAKE TREES; HOWEVER, THE CONTRACTOR IS
RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGHOUT THE
GUARANTEE PERIOD. TWO ALTERNATE METHODS OF TREE STAKING ARE ILLUSTRATED.
SCARIfY BOTIOM AND SlOES OF HOLE PRIOR TO PlANTING.
REMOVE AT LEAST HAlF OF THE WIRE, TWINE. AND BURlAP FROM B&B PlANTS.
ROOT COLLAR TO BE LEVEL OR SLIGHTLY ABOVE FINISHED GRADE.
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;}' 0 120' INTERVALS (TYP.)
16w POLYPROPYLENE OR
POLYEll-filENE,(40 MIL.
1-1/2" WIDE STRAP TYP.)
8' -D~ STEEL STAKE
& FLAGGING - ONE PER WIRE
-ROOTBALl TO StT ON
SUBGRADE
liuLCH - 4" DEEP
SHREDDED HARDWOOD
(UNLESS NOTED .OTHERWISE)
, PlANTING SOIL - SEE SPEC.
TOPSOIL
SUBGRADE
2~ X 2" X 24~ WOOD STAKE
. SET -':'oT ANGlE
, . SOD
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PLANTING NOTES
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NO . PLANTING TO BE --INSTALLED UN~ll 'GRADING AND -CONSTRUCTION HAS _Bf.EN,CpMPLETED IN-
THE IMMEDIATE AREA. .. ,
ALl':PlANT MATERIAl: LOCATlONS MUST BE REVIEWED AND APPROVED BY THE LANDSCAPE
ARCHITECT PRIOR TO Am AND. AlL DIGGING.
IF THE lANDSCAPE CONTRACTOR PERCEIVES ANY DEFICIENCIES IN THE PlANT SELECTIONS, SOIL
CONDITIONS, OR ANY OlHER SITt CONDITION WHICH MIGHT NEGATiVELY AfFECT PLANT MATER!Al
ESTABliSHMENT. suRVIVAL. OR GUARANTEE, THEY SHALL BRING THESE DEFICIENCIES TO THE
ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO INSTAlLATION.
ADJUSTMENTS IN LOCATION OF PROPOSED PLANT MATERIALS MAY BE NEEDED IN FIELD. SHOULD
AN ADJUSTMENT BE ADVISED, THE CITY AND LANDSCAPE ARCHITECT MUST BE NOTIFIED.
ALL PlANTS TO BE INSTALLED AS PER PLAN1ING DETAilS.
ONE SHRUB PER TYPE AND SIZE IN. EACH PLANTING BED AND EVERY TREE SHALL BE CLEARLY
IDENTIFIED (COMMON OR LATIN NOMENCLATURE) WITH A PLASTIC TAG WHICH SHALL NOT BE
REMOVED PRIOR TO OWNER ACCEPTANCE.
WHERE TURF AREAS ABUT PAVED SURFACES, FINISHED GRADE OF TURF AREAS SHALt BE HELD
1" BELOW SURFACE ELEVATION OF TRAIL, SLAB, CURB, ETC.
SOD SHALL BE LAID PARALLEL TO THE CONTOURS AND SHALL HAVE STAGGERED JOINTS. ON
SLOPES STEEPER THAN 3:1 OR IN DRAINAGE SWALES, THE SOD SHALL BE STAKED TO THE
GROUND.
SOD ALL AREAS OlSTURBED DUE TO GRADING OTHER THAN THOSE AREAS NOTED TO RECEiVE
SEED.
REPAIR ALL DAMAGE TO PROPERTY fROt.! PLANTING OPERATIONS AT NO COST TO THE OWNER.
fOUNDATION PLANTING BEDS TO RECIEVE 4'" PVC COMMERCIAl GRADE EDGER AND 4- OF
WASHED RIVER ROCK MULCH,
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IRRIGATION NOTES
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING A SHOP DRAWING
ILLUSTRATING AN IRRIGATION PlAN AND SPECIFICATION AS PART OF THE SCOPE OF WORK
WHEN BIDDING-. THESE SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO
ORDER.
VERIfY EXISTING/PROPOSED IRRIGATION SYSTEM lOCATION.
UNLESS OTHERWISE NOTED AlL SOD/SEED AND PLANTING AREAS INDICATED ON PLAN SHAll BE
1007. IRRIGATED. THE IRRIGATION SHALL INCLUDE THE PUBLIC RICHT Of WAY BETWEEN
PROPERTY LINE A!'lD BACK OF CURB WHERE NEW LANDSCAPE IMPROVEMENTS ARE PROPOSED.
IT SHAll BE THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY TO INSURE THAT ALL
SODDED/SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY. INCLUDING THOSE AREAS
DIRECTLY AROUND AND ABUrnNG BUILDING fOUNDATION.
THE lANDSCAPE CONTRACTOR SHAll PROVIDE THE OWNER WITH A WATERING/LAWN IRRIGATlON
SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDiTIONS AND TO PlANT _ MATERIAL GROWTH
REQUIREMENTS.
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NOTES:
HAND LOOSEN ROOTS OF CONTAINERIZED MATERIAL (TYP.)
SCARIfY BOTTOM AND SIDES OF HOLE PRIOR TO PlANTING.
REMOVE AT LEAST HALF OF THE WIRE, TWINE. AND BURlAP fROM B&B PlANTS.
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ROOT COLLAR TO BE LEVEL OR SLIGHTLY ABOVE fiNISHED GRADE.
All FOUNDATION PLANTING BEDS TO RECIEVE 4- PVC COMMERCIAl GRADE
EDGER AND 4" OF WASHED RiVER ROCK MULCH OVER 6 MIL BLACK POLY
lANDSCAPE FABRIC.
15" MIN~
- SHRUBS TO SIT. ON SUBGRADE
MULCH - 4R DEEP SHREDDED HARDWOOD
(UNLESS NOTED OTHERWISE)
lANDSCAPE FABRIC - ~EE ~.J:'EC.
PlANTING SOIL - SEE SPEC
4" P.V.C. EDGING
REfER TO PLAN FOR GROUND
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