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040114 Planning
1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Tuesday, April 1, 2014 7 :00 p.m. 4. PUBLIC HEARING 4.1 PC 14 -05, Request for a preliminary and final plat, site plan review, 10-foot rear yard setback variance and a 3 -foot side yard setback variance for the construction of a 32 -unit apartment building known as the Gates of New Hope, 9390 -9398 - 27 Avenue North, Baruch Associates, petitioner S. COMMITTEE REPORTS 5.1 Design and Review Committee - next meeting April 17, 2014, 7:30 a.m. (if needed) 5.2 Codes and Standards Committee - next meeting ? 6. NEW BUSINESS 7. OLD BUSINESS 7.1 Approve March 4, 2014, Planning Commission Minutes 8. ANNOUNCEMENTS 9. ADJOURNMENT Petitioner must be in attendance at the meeting Planning Commission Guidelines for Public Input The Planning Commission is an advisory body, created to advise the City Council on land use. The Planning Commission will recommend Council approval or denial of a land use proposal based upon the Planning Commission's determination of whether the proposed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the proposed use will, or will not, adversely affect the surrounding neighborhood. The Planning Commission holds informal public hearings on land use proposals to enable you to learn, first -hand, what such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become part of the record and will be used by the Council, along with the Planning Commission's recommendation, in reaching its decision. To aid in your understanding and to facilitate your comments and questions, the Planning Commission will utilize the following procedure: 1. The Planning Commission Chair will introduce the proposal. 2. City staff will outline the proposal and staff's recommendations and answer any questions from the Planning Commission. 3. The petitioner is invited to describe the proposal, make comments on the staff report, and answer questions from the Planning Commission. 4. The chair will open the public hearing, asking first for those who wish to speak to so indicate by raising their hands. The chair may set a time limit for individual questions /comments if a large number of persons have indicated a desire to speak. Spokespersons for groups will have a longer period of time for questions /comments. 5. When recognized by the chair, the person wishing to speak is asked to come forward and to give their full name and address clearly. Remember, your questions /comments are for the record. 6. Direct your questions /comments to the chair. The chair will determine who will answer your questions. 7. No one will be given the opportunity to speak a second time until everyone has had the opportunity to speak initially. Please limit your second presentation to new information, not rebuttal. S. At the close of the public hearing, the Planning Commission will discuss the proposal and take appropriate action. A. If the Planning Commission recommends that the City Council approve or deny a request, the planning case will be placed on the City Council agenda for the next regular meeting. Usually this meeting is within one to two weeks of the Planning Commission meeting. B. If the Planning Commission tables the request, the petitioner will be asked to return for the next Commission meeting. PLANNING CASE REPORT" City of New Hope Meeting Date: April 1, 2014 Report Date: March 24, 2014 Planning Case: 14 -05 Petitioner. Baruch Associates / Aaron Baruch Address: 9398 - 27th Avenue N. Project Name: Gates of New Hope Project Description: Re- platting of the properties located at 9390 -9398 - 27th Avenue for the purpose of constructing a 32 -unit apartment building on the property. Planning Request: Preliminary and Final Plat, Site Plan Review, 10 -foot rear yard setback Variance and a 3 -foot side yard setback Variance for the construction of a 32 -unit apartment building. I. Type of Planning Request A. Preliminary and Final Plat approval B. Site Plan Review C. Variance II. Zoning Code References Section(s) 4 -35 Administration - Site Plan Review 4 -36 Administration - Variances Chapter 13 - Subdivision and Platting III. Property Specifications Zoning: Location: Adjacent Land Uses: Site Area: Building Size: Lot Area Ratios: Planning Case Report 14 -05 R -O, Residential -Office Northeast corner of 27th Avenue N. and Hillsboro Avenue N. R -4, High Density Residential to the north and the west, R -3, Medium Density Residential to the east, the City of Golden Valley to the south. 1.62 acres 4 stories, 32 units Impervious area: 0.92 acres (56.7 %) Pervious area: 0.70 acres (43.3 %) Page 1 4/1/14 Planning District: Planning District 14. The Comprehensive Plan states that the city wishes to pursue redevelopment of the commercially zoned site at the northeast corner of Hillsboro Avenue and Medicine Lake Road. The proposal would help redevelop this area into High Density Residential and would require the proposed land use requests to do so. IV. Background At the December 9, 2013 City Council meeting, the City Council approved the rezoning of the property from LB, Limited Business to R -O, Residential Office, as well as a Comprehensive Plan amendment to re -guide the area from Commercial to High Density Residential. At that time, the applicant was wishing to pursue a larger development incorporating a 42 -unit apartment building on the property. Subsequently, the City Council also approved a Zoning Code amendment that allowed for higher densities in the R -O, Residential Office zoning district. At this time, the applicant is requesting a Preliminary and Final Plat approval needed to combine the properties located at 9390 -9398 — 27th Avenue so that he may build a 32 -unit apartment building on the property. Because the applicant needs to meet certain requirements pertaining to the amount of parking on the premises and the need for on -site stormwater management, the applicant is also requesting two setback variances in order to fit the building on the property. The first is a 10 -foot rear yard setback variance and the second is a 3 -foot side yard setback variance, both for the proposed garage. VII. Zoning Analysis A . Plan Description 1. Setbacks (Building Placement) The property is zoned R -O, Residential Office. The setback requirements for multiple - family dwellings located in this zoning district are as follows: West (Front): 30 feet East (Rear): 30 feet North (Side): 20 feet South (Side): 25 feet The proposed setbacks for the building are: West (Front): 64.2 feet East (Rear): 20 feet North (Side): 17.4 feet South (Side): 25 feet Planning Case Report 14 -05 Page 2 4/1/14 The placement of the building on the property is driven by other elements that need to be accounted for in order to make the development successful. Some of these elements include ample drive aisle widths for vehicular circulation, parking stalls, the creation of green space, the location of other outdoor amenities including the recreational area, and the stormwater ponds. In order to accommodate the required covered and on -grade parking, the applicant had to shift the parking garage to the north and to the east. By shifting the building, the parking garage gets placed within the required minimum setbacks. For this reason, a 10- foot rear yard setback and a 3 -foot side yard setback are required. 2. Lot Area/Densiiy The property is approximately 1.62 acres, with a proposed 32 -unit apartment building constructed on it. This yields a density of 19.75 units per acre. The R -O Zoning District was recently amended to allow up to 20 units per acre, so the proposal is consistent with the maximum number of units allowed. 3. Proposed Preliminary/Final Plat The applicant is proposing to combine the lots located at 9390 and 9398 — 27th Avenue N. into one buildable lot for the purposed of constructing a 32 -unit apartment building on the land. The proposed plat indicates a ten -foot utility easement along all property lines and is consistent with all other platting requirements. PARK DEDICATION. Due to the increased density that this project involves, the city will require a park dedication fee that will go towards improvements to the city's open spaces and park land. The park dedication fee will be determined according to the process outlined in the ordinance, which requires a maximum of $5,000.00 per acre of land. The proposed development is located on 1.62 acres, which would yield a park dedication fee of $8,100.00 4. Circulation, Access, Traffic and Emergency Vehicle Access The proposed development will incorporate one access point into the property from Hillsboro Avenue N. The parking garage is accessed by only one door on the west side of the building. Tenants would have to use the turnaround space provided in the garage to exit the garage once parked inside. The applicant is providing a "hammerhead" access turnaround just prior to the garage entrance for garbage haulers, delivery trucks, moving vans, and emergency vehicles to use to turn around once they have accessed the property. The "hammerhead" turnaround area meets the minimum requirements of the West Metro Fire - Rescue guidelines. 5. Curbing, Sidewalks and Pavement The applicant is proposing internal sidewalks to accommodate pedestrian traffic into and throughout the site. The proposed development will incorporate a new parking lot with curbing. All new curbing areas will meet the minimum specifications as set forth by the Public Works Department. Planning Case Report 14 -05 Page 3 4/1/14 6. Pedestrian Access The site plan indicates an internal sidewalk on the property that connects the entrances along the north side of the building to Hillsboro Avenue. This is essential, as there is a bus transit stop in close proximity to the termination of the proposed sidewalk onto Hillsboro Avenue. The applicants have also proposed sidewalks that connect two exits doors along the south side of the building to connect with the sidewalk system along 27th Avenue. 7. Parkin The Zoning Coded requires a minimum of one enclosed and one and one - fourth open spaces per unit for multi -tenant residential buildings. In other words, the code requires a minimum of 2.25 parking spaces per unit for apartment building. The proposed construction includes 32 apartment units, requiring 32 enclosed parking spaces and 40 open spaces. The site plan indicates that there will be 34 enclosed parking stalls and 39 open spaces, for a total of 73 parking stalls on site. Staff feels that enclosed parking spaces are more desirable than open spaces. Since the applicant meets the minimum number of parking spaces required for the development, staff has no concerns that the applicant is proposing one less open parking space than what is required. BICYCLE PARKING. The applicant has illustrated a bicycle rack location to accommodate eight bikes near the main entrance of the building, meeting the city's minimum code requirements. 8. Landscaping and Scream The submitted landscape plan shows a utilization of existing trees along the north property line to help screen this project from adjacent properties. Landscaping is bolstered along the eastern property line to help break up the long eastern fagade of the parking garage building. Groups of Black Hills Spruce trees and Swamp White Oaks will add a visual aesthetic appeal to the east elevation. More landscaping will be added along the southern property line along 27th Avenue. Again, this landscaping will add a visual element to the project. 9. Lighting Plan The Zoning Code limits the light intensity at shared property lines not to exceed 0.4 foot candles. The applicant's photometric plan indicates does not illustrate what the light intensity readings will be at the northern property line, but it appears that the readings may exceed the minimum allowed in one location. The applicant will have to submit a new photometric plan that shows the light intensity reading along the northern property line. The Zoning Code limits light intensity along a street not to exceed 1.0 foot candles at the right -of -way line. The photometric plan indicates light readings well below the maximum allowed along Hillsboro Avenue. Planning Case Report 14 -05 Page 4 4/1/14 10. Si na e The submitted plans indicate the use of only one monument sign located near the intersection of 27th Avenue and Hillsboro Avenue. The proposed monument sign meets the minim code requirements for height and size. 11. Utility Plan The city Fire Inspector shall determine the required number and location of hydrants to serve the facility, to be installed at the cost of the applicant. The utility plan shall be subject to review and comment of the City Engineer and Fire Inspector 12. Grading. Drainage and Erosion Control Three stormwater filtration basins with underdrains have been proposed on the north, west and south side of the property with connected catch basin overflows. Storm water will flow into the basins overland or via a series of storm sewer pipes. In order to mitigate the rate of rainwater runoff on the east side of the property, the applicant is proposing to collect rainwater from the parking garage roof into downspouts and to an underground 12" PVC piping system. The rainwater will then be diverted to the stormwater filtration basin along the south side of the property. The stormwater and grading plan must be approved by the City Engineer and meet watershed district requirements. As the site is over 1.0 acres, a SWPPP may be required. 13. Design Guideline Compliance a. Building materials The building plan elevations are in general compliance with the architectural design guidelines pertaining to building materials. The applicant has created visual differences on the building by using a combination of steel, vinyl and cement board siding, modular brick veneers, and asphalt shingles. b. Building Design The proposed building is four stories in height and uses a residential architecture consistent with apartment building construction, meeting the minimum requirements of the Code. The use of articulations along the facades gives a good architectural appeal to the building. 14. Sno Storage The proposed development will have 43.3% of the coverage as pervious, landscaped space. The applicant stated that most of the landscaped areas will be used for snow storage. In the event of a heavy snowfall or persistent snowy weather, the management company for the apartments will make accommodations for having excess snow hauled off the site. Planning Case Report 14 -05 Page 5 4/1/14 B. Zoning Code Criteria 1. Subdivision and Platting. It is the purpose of this chapter to make certain regulations and requirements for the subdivision and platting of land within the city pursuant to the authority contained in Minn. Stat. 462.358, which regulations the city council deems necessary for the health, safety and general welfare of this community. It is also the purpose of this chapter to safeguard the best interests of the city and to assist the subdivider in harmonizing his interests with those of the city at large. Findings. The applicant has submitted all of the necessary paperwork and plans related to the existing conditions and the preliminary plat. The applicant is also requesting both a preliminary and final plat approval from the City Council. 2. Site plan review Modification of or additions or enlargements to a building, or buildings, accessory site improvements, and /or land features of a parcel of land that result in the need for additional parking or increase the gross floor area of the building by 25 percent or more require site plan review. Criteria. In making recommendations and decisions upon site and building plan review applications, the staff, planning commission and city council shall consider the compliance of such plans with the following standards: (a) Consistency with the various elements and objectives of the city's long range plans, including, but not limited to, the comprehensive plan. Findings. The city's long -range plan is for continued redevelopment, expansion, and renovation of redevelopment areas in the city. This proposal is consistent with specific goals of the Comprehensive Plan, calling for redevelopment of this land. (b) Consistency with the purposes of this Code. Findings. The proposal is generally consistent with the purposes of the Code. In order to promote good planning practices, the applicant has applied for two setback variances. Even with the requested variances, staff feels that the proposal is still consistent with the purposes of the Code. (c) Preservation of the site in its natural state, insofar as practicable, by minim izing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearance of neighboring developed or developing areas. Findings. The applicant is keeping as many trees on the property as they can, especially along the north property line. Additional landscaping will be added along the east and south property lines to add visual aesthetics to the project. Planning Case Report 14 -05 Page 6 4/1/14 (d) Creation of a harmonious relationship of buildings and open spaces with the terrain and with existing and future buildings having a visual relationship to the proposed development. Findings. Staff believes the proposal for site and building is adequate and will be of a harmonious nature. (e) Creation of a functional and harmonious design for structures and site features including: 1. Creation of an internal sense of order for the various functions and buildings on the site and provision of a desirable environment for occupants, visitors, and the general community. Findings, The proposed project includes a 4 -story building and an attached 34 -stall parking garage. The orientation of these two structures creates a unique design and a sense of order. The location of the recreational area and the use of internal sidewalks makes for a desirable environment for everyone. 2. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development. Findings. The amount of open space and landscaping is abundant for the property, and used to help screen this development from adjacent uses. The applicant was aware that green space was an important factor of having a successful development and designed the recreational area and stormwater ponds accordingly. 3. Appropriateness of the materials, textures, colors, and details of construction as an expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and functions. Findings. The proposed building materials and colors are consistent with the intent of the New Hope Design Guidelines. The architects for the project made it a point to include features that make the building more interesting and architecturally appealing. 4. Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives and parking, in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian, cycling and vehicular traffic and arrangement and amount of parking so as to be safe, convenient and, insofar as practicable, compatible with the design of proposed buildings, structures and neighboring properties. Findings. The use of sidewalks throughout the development will ensure pedestrian safety. Sidewalks connect the entrances and exits of the building to both sidewalk systems along 27th Avenue Hillsboro Avenue. The parking lot incorporates a "hammerhead" turnaround area to ensure safe movement throughout the property. Planning Case Report 14 -05 Page 7 4/1/14 5. Creation of an energy- conserving design through design, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. Findings. The proposed building will use modern building materials and technologies to maximize energy conservation. 6. Protection of adjacent and neighboring properties through reasonable provisions for such matters as surface water drainage, sound and sight buffers, preservation of views, light and air, and those aspects of design, not adequately covered by other regulations, which may have substantial effects on neighboring land uses. Findings. Rainwater running off the eastern side of the garage roof poses a concern for staff. The applicants show the use of downspouts that collect into a 12" drainage PVC pipe that leads to stormwater pond on the south side of the property to correct the issue. 3. Variance The purpose of a variance is to permit relief from the strict application of the terms of the zoning code. Variances may be granted when they are in harmony with the general purpose and intent of the zoning code, they are consistent with the comprehensive plan and the applicant for the variance establishes that there are practical difficulties in complying with the city's zoning code. An application for a variance requires a public hearing. Practical difficulties. As used in connection with granting an application for a variance, practical difficulties means as follows: (a) The property owner proposes to use the property in a reasonable manner not permitted by the city's zoning code. Findings The use of the property as an apartment building and the proposed location of the attached parking garage is a use that is reasonable for the land upon which they will be built. (b) The plight of the property owner is due to circumstances unique to the property under consideration and not created by the property owner. Findings The Zoning Code requires a minimum of one enclosed parking stall for each unit within a multiple- family dwelling. The applicant is proposing to construct a 34 -stall parking garage on the property accessory to the 32 -unit apartment building. In order to fit both of these structures on the lot, along with the open parking lot, stormwater ponds, recreational area and landscaping, while utilizing only one access point off of Hillsboro Avenue, the parking garage needs to be shifted closer to the north and east property lines than the code allows. Planning Case Report 14 -05 Page 8 4/1/14 (c) The variance will not alter the essential character of the locality or permit a use not allowed within the respective zoning district. Findings The character of the area includes multiple- family residential dwellings. The variance request does not alter this character and the request will not permit a use that is currently not allowed in the R -O Zoning District. (d) The variance will not impair an adequate supply of light and air to adjacent properties, or substantially increase the congestion of the public streets, or increase the danger of fire or endanger public safety. Findings The parking garage is a one -story structure that will be located 20 feet from the east property line and 17.5 feet from the north property line. Given the locations of other the other buildings on the adjacent properties, it is not anticipated that approving the variance requests would result in the impairment of adequate supply of light and air. C. Design and Review Committee The Design and Review Committee met with the applicant on March 12. The committee was in favor of the proposed development and was excited to see an application for the redevelopment of the area. D. Approval 1. Type of Approval a. Subdivision and platting - quasi-judicial b. Site Plan Review - quasi-judicial c. Variance - quasi-judicial 2. Timeline a. Date Application Deemed Complete: March 21, 2014 b. End of 60 -Day Decision Period: May 8, 2014 c. End of 120 -Day Decision Period: July 9, 2014 VI. Notification Property owners within 350 feet of parcel were notified by mail and a legal notice was published in the SunPost newspaper. Staff has received some questions regarding the development. VIII. Summary The applicant is requesting a preliminary and final plat approval in order to combine the properties located at 9390 -9398 - 27th Avenue in order to construct a 32 -unit apartment building on the site. In Planning Case Report 14 -05 Page 9 4/1/14 conjunction with the preliminary and final plats, the applicant has also requested a Site Plan Review to ensure that the location of the building, landscaping, parking, etc. meets all minim city code requirements. The applicant is also requesting a 10 -foot rear yard setback variance and a 3 -foot side yard setback variance for the construction of the 34 -car parking garage. IX. Recommendation This proposal provides an opportunity for redevelopment of a redevelopment priority in the city. The proposed building and site design meet the objectives of the city's Design Guidelines. For these reasons, staff recommends approval. Preliminary and Final Plat Staff finds that the combination of the existing lots meets the city's zoning and subdivision standards and recommends approval subject to the following conditions: 1. The applicant shall pay a park dedication in the amount of $8,100.00 prior to recording the final plat. 2. The plat and title is subject to the review and approval of the City Attorney. Site Plan Review In conjunction with the preliminary and final plat approval, staff recommends the site plan be approved subject to the following conditions: 1. A demolition permit will be required for the removal of existing structures and utilities on the site. All existing site utilities to be removed must be appropriately disconnected / capped. 2. Applicant shall provide a detail of the recreational area surfacing, play equipment and grills for city review and approval. The recreational area must be properly fenced to control access. A fence detail must be provided for city review. 3. The site plan must illustrate ADA accessible sidewalk connections. The sidewalk connections shall be provided to the outdoor recreational area, and safety measures (e.g. crosswalk, striping and signage) shall be implemented in the parking lot to provide safe pedestrian movement across. 4. All construction drawings must be adjusted to account for the increase in the aisle width to 24 feet for the four parking stalls north of the surface parking lot. 5. The grading, drainage, stormwater treatment plans shall be subject to review and comments of the City Engineer. 6. A detailed planting and maintenance plans for the bio- filtration basins must be submitted for city approval. The maintenance plan shall address the efforts to insure that the basins function, and that the landscaping in maintained in an attractive and managed appearance. A maintenance plan/agreement for the stormwater storage and filtration facility must be submitted and approved by the city. The agreement shall then be filed with the county recorder to run with the title to the property. Planning Case Report 14 -05 Page 10 4/1/14 7. The City Fire Inspector and City Engineer shall review and comment on the acceptability of the utility plans, hydrant location and fire connection location. 8. A sign permit must be obtained. 9. The applicant shall provide lighting cut sheets illustrating the light fixtures, pole heights, of wall exterior light fixtures. All light must comply with the cutoff standards of the New Hope City Zoning Ordinance. 10. The applicant shall submit a revised photometric plan that dictates the light intensity readings along the north property line. 11. The driveway apron to the site does not meet existing sidewalks at grade, a condition which must be revised to allow for continuing ADA accessible pedestrian ways around the perimeter of the site. 12. The applicant shall enter into a development agreement prepared by the City Attorney that outlines all conditions of approval and secures all site improvements. 13. Per Hennepin County requirements, the existing concrete driveway apron along 27th Avenue shall be removed and replaced with concrete curb by the developer prior to an overlay project scheduled for late summer 2014. In addition, any utility excavations planned as part of the development that affect the county road pavement should be completed prior to the county's overlay project. Attachments: • Application • Planning consultant memorandum (March 26, 2014) • Applicant narrative Location Map • Plans with Preliminary and Final Plat • West Metro Fire and Rescue memorandum (March 26, 2014) • Stantec (City Engineer) Letter (March 27, 2014) • Design and Review Committee notes (March 13, 2014) • Application log Planning Case Report 14 -05 Page 11 4/1/14 NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners @nacplanning.com MEMORANDUM TO: Curtis Jacobsen FROM: Michelle Barness/ Alan Brixius DATE: March 26, 2014 RE: New Hope —Gates of New Hope Site & Building Plan Review; 27 and Hillsboro Avenue North FILE: 131.01 —14.02 BACKGROUND The city council approved the rezoning of two parcels from LB — Limited Business to RO Residential Office along with a comprehensive plan amendment at their December 9, 2013 meeting. This rezoning was needed to allow for a lot combination and development of multifamily housing. Baruch and Associates has submitted site and building plans for the proposed Gates of New Hope 32 -unit multifamily housing project at 27 Avenue North and Hillsboro Avenue North. Plans were reviewed by the Design and Review Committee on March 13, 2014, and revised plans addressing Design and Review Committee comments were submitted March 21, 2014. This memorandum reviews the revised plans for conformance with the New Hope zoning ordinance and design guidelines. ANALYSIS Preliminary Plat The preliminary plat indicates existing street and utility easements to remain along the south property line. Because the property abuts Medicine Lake Road /27 Avenue North, which is a county road, the plat must be reviewed by the county to determine if any adjustments to the dedicated right -of -way are needed. In addition, the plat indicates proposed 10 foot drainage and utility easements to be dedicated along all lot lines. The plat does not indicate any easements to be vacated. The survey was prepared without title work. Additional easements, restrictions, and or encumbrances may exist, other than those shown; if such entities are added upon receipt of a current title commitment, the plat and title work shall be subject to the review and approval of the city attorney prior to recording. Park Dedication. Due to the increased density that this project involves, the city may require a cash payment in lieu of land dedication for park and open space enhancements. The park dedication fee will be determined according to the process outlined in the ordinance with a maximum amount expected to be approximately $8,100.00 ($5,000 per acre; 1.62 acre site). Site and Building Plans Demolition. The site will be cleared of all existing buildings and driveways; a demolition permit will be required. All existing site utilities to be removed must be appropriately disconnected /capped and subject to additional requirements as recommended by the city engineer. Lot requirements, building heights, and setbacks. The combined lot area of the two existing parcels is 70,504 square feet (1.62 acres). This exceeds the base lot requirement and meets the lot area requirement per unit in the RO District. The R -O district require a minimum of 2000 square feet of lot area per unit, this project has 32 units on 70,504 square feet of lot area for a lot area per unit of 2203 square feet. The proposed building has four floors of apartment units; the building height as measured by ordinance standards is approximately 50 feet with a total structure height of 60 feet. The maximum building height in the RO District is six stories or 72 feet, whichever is greater. As the building height is approximately 50 feet, the ordinance requires that the side and rear setbacks for the apartment building be increased by five feet. The proposed buildings meet all required setbacks: Apt. Building Parking Garage Reauired Proposed Required Proposed Front (local street) 30 feet 65 feet 30 feet 225 feet Side (arterial /collector street) 30 feet 30 feet 25 feet 25 feet Side (interior) 25 feet 135 feet 20 feet 17.5 feet* Rear 35 feet 90 feet 30 feet 20 feet* *The applicant is requesting a variance from rear and side setback requirements for the parking structure, which will be reviewed further in the report. Parking. The parking structure provides 34 parking spaces, including two handicap spaces. Only 32 covered spaces are required (one per unit). The applicants have revised the structure's design to provide at least two exits. The Building Inspector shall review the revised garage and apartment plans against building requirements he provided in the Design and Review Committee Report dated March 12, 2014. The 2 surface parking lot provides 39 spaces, one fewer than required (1.25 per unit). In all, the site is able to provide 73 car parking spaces, where 72 spaces are required. The site plan shows parking stall dimensions of 9'x18'; in order to qualify for the 18' stall depth, the applicant must submit a comprehensive snow removal site plan to be approved by the city council (Sec. 4- 3(e)(4)h.). The applicant must indicate intended snow storage areas on the site plan. If snow storage is designated in infiltration basin areas, the maintenance plan should reflect strategies for reducing compaction and providing for sediment removal. In addition, the applicant must provide a plan for excess snow removal from the site when the areas designated for snow storage are at capacity or if future parking eliminates snow storage areas. Parking design generally adheres to Ordinance requirements as pertains to aisle width, surfacing, curb and gutter design, and truck/emergency vehicle access requirements. Curbing at driveway entrances is designed to match existing curbs. Four parking stalls proposed on the north end of the surface parking lot have been provided in combination with fire lane access, as requested by the City. The applicant has provided a new site plan that illustrates a 24 foot wide drive aisle to serve these 4 parking stalls. This change in driveway width must be incorporated into the rest of the plan set to ensure that the proper aisle width works with the balance of the construction drawings. The site plan notes that a bike rack able to accommodate 8 bikes will be provided adjacent to the surface parking lot. City Center bicycle parking guidelines requires that at least one bike space per 20 vehicles be provided, which has been accomplished with the exterior bike parking proposed. The applicant may want to consider providing some area for interior bike parking /storage in the parking structure, in addition to what has already been provided. This could provide renters the option of storing bicycles in a safe place, and out of weather conditions, which can negatively impact bike property over time. Off - Street Loading. A truck maneuvering area has been provided to access the enclosed trash collection area. These areas are sized to function as a fire lane as well. Vehicle turning radii must be reviewed and approved by the city engineer. Pedestrian Circulation. The site plan indicates existing sidewalks along Hillsboro Avenue and 27 Avenue N. In addition, the applicants are proposing sidewalks to run north of the apartment building adjacent to the surface parking lot and south from the building and parking garage. Proposed sidewalks meet existing City sidewalks at grade. Entrances to the buildings and sidewalks shall be maintained to remain accessible during winter months. The driveway apron to the site does not meet existing sidewalks at grade, a condition which should be revised to provide ADA accessible pedestrian ways around the perimeter of the site as well. Currently no sidewalks are connected to the outdoor recreation area, and the surface parking lot provides no pedestrian cross walk area for safe pedestrian movement across the lot. The site plan shall be revised to provide sidewalk connections and ADA accessibility to the outdoor recreation area, and to provide for safe pedestrian access from the apartment building and parking lot. Green Space. The site meets ordinance standards for required square footage for multifamily open space. A contiguous portion of that open space is to be visually defined or fenced for active recreation uses. According to Section 4- 3(C)(4), the size of the recreation area shall be 2,000 square feet plus an additional 50 square feet per unit for over 20 dwelling units, exclusive of parking or loading areas. If the building provides 32 units, the site must provide a minimum of 2,600 square feet of defined active recreation area. The site plan labels an area north of the parking lot as 2600 square feet of recreation space, however, the scaled drawing dimensions this area as 75' x 30' or 2250 square feet. This area is intended to provide a two picnic tables, a grill and on play set with swings, slide and play structure, a rubber mat will be place under the play set. In review to the recreation area we offer the following recommendations: 1. Applicant must provide fencing around the recreation area. A fence detail must be provided for city approval. 2. The applicant shall provide a pedestrian connection between the play area and the apartment building that is ADA accessible. 3. The play area must be expanded to a minimum area of 2600 square feet. 4. A detail of the play equipment shall be provided for city review. 5. Applicant shall identify the ground cover with the entire play area (i.e. concrete pad, rubber surface, grass, turf. Etc.) Stormwater. The applicant has provided a Grading, Drainage and Erosion Control plan and a Drainage Area plan, demonstrating site grading, stormwater movement and erosion protection measures. Three stormwater filtration basins with underdrains have been proposed on the north, west and south side of the property with connected catch basin overflows. Storm water will flow into the basins overland or via a series of storm sewer pipes. The applicant must submit stormwater calculations for the site for review and approval by the city engineer. The location of the bio- infiltration basins along the Hillsboro Avenue and Medicine Lake Road raises concern about the appearance and long -term maintenance of these landscape features. In this regard the City will require a detail planting and maintenance plan for these basins. The detail sheet (C5 -1) proposes using native plantings in the bio- filtration basins, but with the exception of a few trees proposed along the south basin the landscape plan does not illustrate what species will be installed. Black Hills Spruce and Redmond Linden are the trees proposed for the south basin. The spruce trees should be repositioned to upland areas as they are less tolerant of moist soil conditions. The Red Maples and River Birch trees suggested on sheet C5 -1 are more appropriate for the basins, as they handle moist soil conditions better. The native shrub, grass and forb species suggested on sheet C5 -1 are generally appropriate for filtration basins. The applicant may consider substituting the Purple Coneflower forb with other attractive, 4 moisture tolerant forbs (Joe Pye Weed, Black Eyed Susan, Sneezeweed, Meadow Blazingstar, Blue Flag Iris, etc.). Shrubs in the basins shall be placed 3 -4 ft. on center, and trees should be situated based on mature tree width, but not more than 40 feet apart. All grass and forb species should be planted 12 — 24" on center based on the species (18" on center on average). Based on the described species and spacing recommendations, the applicant shall provide a detailed planting plan for the proposed bio- filtration basins. In addition, a plan for the ongoing maintenance of the stormwater infrastructure is required to ensure its functionality over time. The maintenance plan /agreement must be approved by the city and filed with the county recorder to run with the title of the property. The Grading, Drainage, Storm Water treatment and Erosion Control plan must be approved by the city engineer and meet watershed district requirements. As the site is over 1.0 acre, a SWPPP may be required. Utilities. The city fire inspector shall determine the required number and location of hydrants to serve the facility to be installed at the cost of the applicant. The utility plan shall be subject to the review and comment of the City engineer and Fire Inspector. Landscape Plan. Approximately 25 trees will be removed from the site for construction, and several existing trees along the north and northwest sides of the property will be preserved. Twenty -seven new trees are proposed along the east, south, and southwest sides of the property, including clusters of spruce and oak trees along the east wall of the garage structure to mitigate the appearance of its wall. Plant species and proposed sizes meet ordinance standards. The landscape plans provides a continuous area of mulch and foundation plantings around the perimeter of the building. Species indicated are appropriate, and shall be spaced 3 foot on center for evergreen shrubs, and 4 feet on center for deciduous shrubs, unless the size of the shrub requires additional spacing width. Additional foundation plantings along the south end of the parking garage are also recommended to provide an attractive appearance from Medicine Lake Rd. Irrigation zones have been identified across the entire site. Signage. A freestanding sign has been proposed at the southwest corner of the property. The sign meets required setbacks, size limits, and design performance guidelines, and provides landscaping at its base. A sign permit will be required. Lighting. A photometric plan has been submitted to demonstrate compliance with Section 4- 3(d)(5). Pole lights are positioned around the parking area and adjacent to sidewalks, flood lights are situated to light signage at the corner of Hillsboro Ave. and Medicine Lake Rd., lighting is planned at all entry ways, and a box light is proposed above the entrance to the parking structure. A minimum of 0.2 foot - candles is provided for the parking lot and 0.5 foot - candles for sidewalks adjacent to the back parking lot. A foot candle analysis has not been provided for the front sidewalks, which shall be 5 required to meet the described illumination requirement upon installation. Light fixture cut sheets must also be submitted showing pole height, cutoff features, and design of fixtures. Buildinq Design. Building elevations have been provided that show architectural features consistent with design guideline recommendations. Revised building elevations illustrate that the building envelope is composed of modular brick veneer and steel, vinyl, and cement board siding. Asphalt shingles will be used for roofing. In addition, a covered entrance structure has been provided on the north side of the building facing the surface parking lot. The proposed floor area per unit exceeds the City's minimum ordinance standards (from approximately 800 square feet for a one - bedroom to approximately 1,200 square feet for a two bedroom). VARIANCE The applicant is requesting reduced side and rear setbacks in association with the proposed parking structure. A 30 foot rear setback is required in the R -O District, and a 20 foot setback is being provided (east lot line). At the Design and Review Committee meeting a reduction in the rear yard setback was discussed to accommodate all of the required parking and the fire turn around on the west side of the garage. The rationale in reducing rear yard setback to 20 feet is that it would match the side yard setback of the adjoining property to the east, this east yard will only serve as a landscape yard and will not utilized for any on -site activities. A 20 foot side interior setback is required in the R -O district; the applicant is requesting a variance to reduce the setback from the north lot line to 17.5 foot setback. This reduced setback is being requested due to the need to provide two disability parking stall in the garage. This variance is due to required building design requirements. The planning commission will need to make a finding as to whether the requested variance is reasonable in the context of the site and surrounding properties. In reviewing the reduced request setbacks on the subject property we find that they will not impair an adequate supply of light and air to adjacent properties. In addition, the setback variance is not anticipated to result in an increase in congestion of the public streets, increase the danger of fire, or endanger public safety. SUMMARY Plat. Planning staff finds that the proposed plat meets subdivision and Zoning standards. The new lot exceeds the lot area and width standards of the R -0 district. Staff recommends approval of the plat subject to the following conditions: 1. Subject to Hennepin County review and approval. 6 2. The applicant pay the require park dedication prior to recording the final plat. 3. The plat and title is subject to the review and approval of the City Attorney. Variance. Planning staff recommends approval of the requested setback variances based on the finding that permitting minimally reduced setbacks for the parking structure will not impair an adequate supply of light and air to adjacent properties, increase congestion of the public streets, increase the danger of fire, or endanger public safety. This represents a major redevelopment of two sites that the City identified in its comprehensive plan as a target redevelopment site. In this regard the project offers a quality land use option at a gate way location within the city. If the Planning commission finds the requested variances to be reasonable, staff recommends approval of the variances subject to the applicant address each of the design and site maintenance conditions outlined in the Site Plan Review approval below. These items must be addressed to insure a functional and attractive site. Site Plan Review. Staff has reviewed the submitted site and building plans and finds that the project in its current rendition is able to adhere to some, but not all of the Zoning Ordinance standards for multifamily housing design and function. The subject property can meet basic lot area requirements, and project plans have addressed most issues pertaining to building and parking design, pedestrian movement, drainage and stormwater management, landscaping, signage, and lighting. However, approval of the plans should be made contingent on the applicant demonstrating that the building project can come into full compliance with conditions as follows (should these conditions require revisions to site plans, the applicant shall provide revised plans to the City for final review prior to moving ahead with the building permit): 1. A demolition permit will be required for the removal of existing structures and utilities on the site. All existing site utilities to be removed must be appropriately disconnected /capped. 2 Either parking stalls must be lengthen to 19 feet or the applicant must submit a comprehensive snow removal site plan to be approved by the city council. This plan must include intended snow storage areas on the site and a snow removal plan if the snow storage on the site exceeds the capacity of the snow storage areas. If snow storage is designated in filtration basin areas, a maintenance plan will be require that outlines strategies for reducing compaction and providing for sediment removal within these basins. 3 Project plans must be amended to provide a minimum of 2,600 square feet of contiguous active recreation area. This area must be properly dimensioned on the site plan. Applicant shall provide a detail of the recreational area surfacing, play equipment and grills for city review and approval. The recreational area must be properly fenced to control access. A Fence detail must be provided for city review. 7 The site plan must illustrate ADA accessible sidewalk connections shall be provided to the outdoor recreation area, and safety measures (e.g. crosswalk striping and signage) shall be implemented in the parking lot to provide safe pedestrian movement across. 5. The aisle width for the four stalls at the north of the surface parking lot has been increased to 24 feet on the revised site plan. All other construction drawing must be adjusted to be consistent with the site plan 5. The grading, drainage, storm water treatment plans shall be subject to the review and comments of the City Engineer. 7. A detailed planting and maintenance plans for the bio- filtration basins must be submitted for city approval. The maintenance plan shall address the efforts to insure that the basins function, and that the landscaping is maintained in an attractive and managed appearance. A maintenance plan /agreement for the stormwater storage and filtration facility must be submitted and approved by the city. The agreement shall then be filed with the county recorder to run with the title to the property. 8. The city fire inspector and city engineer shall review and comment on the acceptability of the utility plans, hydrant location and fire connection location. 9. A sign permit must be obtained. 10 The applicant shall provide lighting cut sheets illustrating the light fixtures, pole heights, of all exterior light fixtures. All light must comply with the cutoff standards of the New Hope City zoning ordinance. 11 The driveway apron to the site does not meet existing sidewalks at grade, a condition which must be revised to allow for continuing ADA accessible pedestrian ways around the perimeter of the site. 12. The applicant shall enter into a development agreement prepared by the city attorney that outlines all conditions of approval and secures all site improvements. cc. Jeff Sargent Steve Sondrall Roger Axel 8 Location Map 9398 — 27th Avenue N. BARUCH & ASSOCIATES BUILDING AFFORDABLE RURAL AND URBAN COMMUNITY HOUSING Gates Of New Hope e"** v..7ates of New Hope r. f 7 Gates of New Hope Baruch & Associates R U: C.:. .; -- , t H CHARLES PL WE ENGINEERING, ININ us D'R T A j k' E.6. 8ud and Sons, lot. Phone 1651; 341-820C 6776 Lake OP ive NE. SuilL 116 Fsu. (65f} 361.5707 _ Ling LAM, MN 53014 &MOR:survey*_egiud.tgm Cates of New Hope ❑ Baruch &Associates 13 Aaron Baruch ❑ DBA Architects 13 [ion Baker ❑ Charles Plowe Engineerina. 11 Charles Plowe ❑ EG Rud and Sons 13 Jason Rud Gates of New Hope The Gates of New Hope, will be a 32 unit apartment complex located in New Hope, Minnesota between Medicine Lake road and Hillsboro Avenue. The project will transform the current aging residential home and the vacant State Farm property into a premier apartment complex for families and individuals. The City of New Dope has much to offer to its residents and this site will capitalize on those lifestyle benefits and extend them to many more potential residents. Gates of New Hope Project Proposal The plan proposes utilizing the current parcels located at 9398 and 9390 27T Ave North in New Hope, MN. Parcel Details — 0.81 Acre PI D: 19- 118 -21 -33 -0009 Municipality: NEW HOPE Addition Name: HOWLANDS HEIGHTS Lot: 007 Block: 008 PI D: 19- 118 -21 -33 -0008 Municipality: NEW HOPE Addition Name: HOWLANDS HEIGHTS Lot: 006 Block: 008 Gates of New Hope IMMEDIATE SURROUNDING USES The two parcels have fallen into poor condition. The development of an apartment complex will transform this area. The City of New Hope already has several redevelopment projects including the Kmart building, Winnetka Learning Center Site, and Midland Shopping Center. There are also many new restaurants and business in the city. The project will maintain this forward approach by creating a modern day luxury apartment therefore enhancing the quality of living residents of the City of New Hope. NORTH G There are roughly 62 condos directly north of the lot. 11 SOUTH 13 Sunny Hollow Ventures Complex is on the south side. It has commercial space and was built in 1974. Also located to the South is an McDonalds, gas station and another apartment complex. D EAST a Located East of the property is a small apartment complex, residential homes, Sunny Hollow Elementary School, and the renovated Midland Shopping center. WEST i] Across the street is the Hillsboro and Burgundy Apartments. Built in 1967 there are approximately 250 units , � Gates of New Hope Amenities, Features, & Building ❑ Steel Siding, brick, & cement -board ❑ Earth tone colors ❑ Architectural roof shingles • Secure entry system • Complete exterior landscaping • All exterior design will follow the city design guidelines. • Indoor parking connected to the building ❑ Site and building security cameras ❑ Indoor trash collection w /trash Chute ❑ Elevator ❑ Accessible and adaptable apartments • Laundry Hook -UP in each apartment • Two bedroom apartments W /Two Baths ❑ Resident secure storage lockers /closest on each floor • Outdoor recreation play area with barbecue and picnic tables • 8 -Bike Racks Gate of New Hope Units & Parking Stalls ❑ 10 -One Bedroom Units ❑ 19 -Two Bedroom Units ❑ 3 -Two Bedroom Units W/ Den Units M 32 - Units Total ❑ 38 - Surface Parking Stalls ❑ 34 r- Garage Parking Stalls 13 72 - Parking Stalls Total Gates of New Hope Snow Removal Plan ° Throughout the winter season, property management will monitor the weather conditions in order to prepare for snow removal. ° As inclement weather comes into effect and snow begins to accumulate management will move into action to prevent hazardous roadways and sidewalk conditions through the use of it's on site snow - blowing equipment. ° Snow will be cleared in a safe and effective manner. Anti -icing and de- icing procedures will be performed as deemed necessary by the property manager. ° If inclement weather causes snow removal to be deemed in excess the building management will hire established company to assist in the removal and haul away the excess snow to avoid any parking or compaction issues. Gates of New Hop4 Recreational access • Residents of the Gates of New Hope will take special enjoyment in the beauty of our earth tone setting, where groves of trees and landscaping will provide a spectacular display of nature. Residents are just a short walk to Medicine lake and Midley Hills Park. • The complex is also in close proximity to the shopping, dinning, and entertainment areas. ❑ Resident will also be able to enjoy the New Hope Community Farmers Market held on Saturdays • On site residents will be have access to 8 bike racks. This makes it very convenient as the Luce Line Trail is just a short distance away. It stretches 63 miles from the western metro suburb of Plymouth to the small town of Cosmos in west - central Minnesota. • Residents will be able to celebrate their long bike rides or weekends with a cookout at the barbecue /grilling /play area 13 The recreational area will consist of a cookout area with picnic tables, grills, and a play area. Gates o f New Hope \� 2 Recreational Area .,.. . .. RM A w it r r o� �o � W 0 o WW 1 KNOW ALL PERSONS BY THESE PRESENTS That Baruch & Associates, LLC, a limited IlablIRy company, fee owner of the fallowing described property situated In the County of Hennepin, State of Minnesota to —wit; Lots 6 and 7, Black 8, HOWLAND'S HEIGHTS, Hennepin County, Minnesota. Has caused the same to be surveyed and platted as BARUCH ADDITION and does hereby dedicate to the public for public use forever the public ways and the easements for drainage and utlity purposes as shown on this plat In witness whereof said Baruch & Associates, LLC, a limited liability company, has caused these presents to be signed by its proper officer this day o P0, ` BARUCH & ASSOCIATES, LLC. STATE OF COUNTY OF The foregoing instrument was acknowledged before me this by of 20_, by as of Baruch & Associates, LLC, a limited liability company, on behalf of the company. Notary Public —County, My Commission Exp'nes I Jason E Rud do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Ucensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey, that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on the plat have been, or will be correctly set within one year; that all water boundaries and wet lands as defined In Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on the plat; and all public ways are shown and labeled on the plat. Jason E. Rud, Licensed Land Surveys Minnesota License No. 41578 STATE OF MINNESOTA COUNTY OF This Instrument was acknowledged before me the day of 20_ by Jason E. Rud, Licensed Land Surveyor. f Notary Public, Anoka County, Minnesota My Commission Expire NEW HOPE, MINNESOTA This plat of BARUCH ADDITION was approved and accepted by the City Council of New Hope, Minnesota, at a regular meeting thereof held thi day o , 20— . If applicable, the — — — written comments and recommendations of the Commissioner of Transportation and the County Highway Engineer have been received by the City or the prescribed 30 day period has elapsed without receipt of such comments and recommendations, as provided by Minnesota Statutes, Section 505.03, Subdldslon 2. CITY COUNCIL, NEW HOPE, MINNESOTA Mayor Clerk TAXPAYER SERVICES DEPARTMENT, HENNEPIN COUNTY, MINNESOTA I hereby certify that taxes payable in and prior years have been paid for the land described on this plat. Dated day of 20_. Mark Chopin, County Auditor By Deputy SURVEY DIVISION, HENNEPIN COUNTY, MINNESOTA Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this day of , 2Z, WiIlinm n Rrnwn Fimnmin f:amly Ce,wouv R. BAIUCI ADDITION 30 W 0Q zr� I. .A " I 1 BL( r z W W1 �m F F 'L I i I �o to Wo " -LOUTH LINE rf k IL LOT 7, OLUCK k 1 I j0,CD - HEIGK I IN F iUND 1/2 INCH IRGII PIPE RLS NO. 15437 S89' o � r' — ----------- - NUT" LINE r LOT 7, E . , ,' d HOWL -RD'. HEIGHTS I I i Ili 277W AVFTN,IE N N89° (MME LAKE ROAD - WWI M M $ 1 I 30 i la F" " I 1 BL( r z W W1 �m F F 'L I i I �o to Wo " -LOUTH LINE rf k IL LOT 7, OLUCK k 1 I j0,CD - HEIGK I IN F iUND 1/2 INCH IRGII PIPE RLS NO. 15437 S89' o � r' — ----------- - NUT" LINE r LOT 7, E . , ,' d HOWL -RD'. HEIGHTS I I i Ili 277W AVFTN,IE N N89° (MME LAKE ROAD - WWI M M $ 1 I 30 i la PRELIMINARY PLAT -of- BARUCH ADDITION -for- BARUCH AND ASSOCIATES, IlC 9705 29tH AVENUE NORTH PLYMOUTH, MN 55411 aN X'. ItFlle -71 -71 -0013 Jew: Aao ri Prs Fd N•,xeoxnn \ Adlkeu: Onmlplk PN No- IFIIN�`I -S -m " Uru 01'9 / :Ada•., ,P. r Hul +' r • : •nue N r ,• PROPEW DESCRIPTION: 1I 1.! NG Ir: I PIPE (a1Nt PLAT) ' I. br•XO Ilk, Lot: 6 and ', 31: :k q, HOWUND'.' HEIGHT', Hunnenin �anf I linn•.r to. I � 589°34 3MA5 ° r - - -- ----- --- - - - - -- - -- `¢III t J �� r T DEYEIOPMENTDATa -- r PI'dP D PENDING TOT;L PL.T b'JUNNRY fE, = 1[x74 : F. (I .-z ,,RE,'.) i. PROPOSE r, /t9 AREA = ,331 :.F.R: _ _•� PR^PO'ED NUIdBEf. OF LOT: = 1 LOT TO BE REMt:ED - - • f I. C YONINO AND SET�ICKS, j IL i _ E ;)STING: LE L1111TEL BUSINE7 Q I I I" §. LOT 1 PROP,a;EO: F -0 F.ESIDENT;L OFFICE 0 i (�s+3 s.P.)!' :• ETB;AUKS: eii is HILL.,:- -0EO A' ENUE N = SO FEET 4 T � � , •^ 2 TH : ENUE N _ 25 FEET Ac? i BE EIl •� I �` PR DPDSED - ' _ I i li a E.1 L T LINE 30 FEET � f GARAGE -� NORTH LOT UNE = 25 FEET P,;RXING - • FEET BE REN ^ +EG SETS + :CK3 PRU'JLEO BY OP , 3CHITECTS ON da I a 1 1 c ,' "�- PROPOSED '- NDTESi l i i , ' APARTMENT BUILDING i n cddi of the iLrz.,el prenrer: d3P0 '. 939u 2 •i nm : , N rth, NeA H I p I•+ � i fn . pe, I IN 594:.. PID ` J a B%ndar, t areJ l of tl,`rur t pneml9- 11d 28 1 - 43..F.i 31. ft. (1.6" +:rr.,). e I PripG•z, Fuld :'u e ' . xmrl -4:1 I E.G. Rud and ^m n s, Ina. 1 20,1 i. / � sr,u ,� ti tzB' _ -� -- �- >A P 1N111]) _ T' PP�F'TEDPONDN I n a -- e . 2 @J 4 _I - Benrn3. shun are on the H °nnelin C unt G ,rlinatr ..;te,a. J } o R i. S� " — Curb _;lots are taken at the tq and bo k of curb. 11 19°�4j - ThlF sure a pr *rarPJ Mthrat lhz b-n fit f title Eork. Jditionil y i � � I B A`5- 27TFIAVfi1lEN 4�PUq .mNt>o mwo" e ��rnints, re trlctlons ;n, or enculnbran ma a >i ther than thu,'a 9 ;n� 8 shorn her -un. ,ur uhJF a to re ! up in receipt of n :urrent till= I c y .rmu Ee i WE ccmmitmcnt Ir in atturne title r,Innn. - n I I "[.' T n K - 21 - 54 „ - Sur -e.ed yrenl ie h :••n on thL zur.• map 1 in Rr•d Zms (�r-.is ;�i :[GL "iiVC i.v,,,- ar },4„ ;;i`iT'f ftll T — — ';te minFJ t, b , ;tile the 0.c," ow al chance 90LJplain), 'rcordinJ to V. n1 R2ry ( - 'Dam uNE OF Ewi R id In uran:e rate I;Ap mmunit Panel N' 2 "01 70194E ani !1,p FND " TEL %0 :•EC.19 T118N - R,iW Number 2;,5,' COIX b• the Fedsrol Emergent; klanagemant Ancri 3 effscti•e date � ptamt,r 2. 204. g 1 - Due to fell work being ccmpletP.J during the +tinier season there ma: be imprc -aJnri in odditieo h th%a shown that sere rl risible due t^ enow ^'� — 1 — -'- ._ — — — — — — — — — — — — anJ ice a rl Ihcn :h,racteriAic of Minn 7ta inter, \ / p Fx J ue NI r , 1 wN .• nna zl -a - m.a ux • mu Ben hmark: 11NLOT t0ticn IiW 118 t IINf a' catel ai th a centerline / n T wee H• o, Inw LLC � ew e,«, uwe r� con•; u N. of NeJI.Ane Lol,e Rd. J (Cot 70) on th IriI ie ,Pr Trunk Mr„ N 1 1 I a rwNUOc, A.•N n., ,wlued�eeL. n Ele atl = 933.80 feet (N,;.D GE datum). Y I'I F• I II f• Y M�II I CERTIFICATE OF SURRY soh BARUCH ADDITION -for BARUCH AND ASSOCIATES, LLC 910519tH AVENUE NORTH PLYMOUTH, MN 55441 PROPERTY DESCRIPTION: Lrt and ", Bl.cl: P, HOWLA,ID ", HEIGHTS, Hennepin Curt. liinw;ta. NOTE& ,.lire-° rf the sur.a premise., ?:10 932 ^7th - enue Nsrlh, Ntv. 1 r ., IN ''42: PID N 1u -II - 21- 33 -OLIOR and - 2aundal, alga of the urt rd semi 72,874 ,.F.f -,1. ft. (1.6 - Feld wr q, uimpleted br ES. Rud anJ n" In-_ on 1/29j14. - Becrings sh� are or the Hennepin cunt Ccardirate :,Stem - Curb shots are to! :n ut the tap and tick of curb. Thh ur 1 w') prep.veJ ith ut the b neft °f title a-rk. 6Jditi mdl easement r ,trl thin onJ,;r - ncumbranc- ma exist other than th, shine here ,ii. ur sOject to r Islun upan re.tipt of a currant title .imdment .r on time. - title I mlon. - :ure.ed prfmise _Roan on this sure, mar I• in Fl,od Tone (area; d•tennined to t vtside the 02'?; annual chance flu.dploir), ax.rdin 1 to Fl,;J Insurance Rati 11,p Communit, Punel Nr, 27017-J194E and 11a1 llurn1v ti;' :C'194E lo, the Federal Em rgerc; Management .�enc, eff a date Septtnber ,r14 - Due to fl IJ ,ark bell xmpleteJ during the ,inter .eo. n th!re mo be imp, wnt- in o4ti n t• tho ghcwn thnt are not i Ible du• it :Inaw and Ice nfitirn harocter. tic f Hinne.:rto int;r. - E:nchmark: I:INDOT ,tltion NW ,) 1% 21 11NO53 located at the extedine -f Medicine Lika p:d. ;Cnt,, Rd 79) cn the bridge or Trunk H N' 1i6, Ele Alen = K),80 feet (N 88 datum). - Und r'rrtund utillt Ic Itwn:.h n n thi.< ur are lu: d won atae pund m irklnps prL Idled L, utillt c; or ita i, as I or Gc Ser atf Ti-ket No. 140210310 INC e a ithn; -ere Made during thi, ur ; t erif, thv..e k ;atl mr. I herab certif 2 i this are., plan .:r r -p rt °•IZ pralared b me or unJ:'r m, dirrJ aper isi n and that I am a duly Fa:!istered Land ur� %, r under the Inds of the cfnfP , i {.firma �1, I\ I / I + 17 NKH Fil TYPE lnx9u fir. rc r o,wo 889W46 M3.85 es , I i BIBIO INC q "r• Mv 'ur \ \,\ I '..• I ,a .... "- A l ' t- ° I G tix I FFII :. :QN TRAFF u,. I r 9 , rot �Ea r • 511EE1 AND unun Fg9IKUi � n .a .. ..ti . I - -�-- -- - - -- -- . r „• 4 r „ ” tow:ruA w o vrtm I b� n mBm aara I •' { j"M ltau m" ° 2rn I IaVNE N MD LAE ROAD - CNTY RD, 70) T — i W CORNER OF "E r.1 - T11SN -R:1N -: U LINE ar wl Q. rEE RCD I 1:- TIIeN -R.I � r t " I I I � I SANDBLAST REDWOOD $11(2 COLORS) 4 BARS a 2' -@' O.C. 11" Cm BLOCK 2' -6' X 24" X 1' -0" CONC. PAD Wl 3" 4'S EA WAY (�) r° G%t 5IGN SECTION �—' SCAI..E: 316' - I'-O" a 24 X 36 SCALE N FEET 6CALE: 3116" =1'-0" 1 II X 11 NEW DRN9UAY aPRCN SANDBLAST F- PRECA5T CAP C FDWOOD 50 r -J - SOLDIER CCURSE BRICK TO MATCN BUILDING ROLOCK Cam Z4DE 3 MOW ENT 8IGN ELEV. SCALE: W - P-@' a 24X36 SCALE IN FEET :,gym: SCALE: 3;16" - I'-@" 111 X M 0 , i4 , � I , uj UNITS 10 - ONE BEDROOM UNITS 19 - TWO BEDROOM UNITS 3 - TWO BEDROOM WI DEN UNITS K UNITS TOTAL PARKING 39 - SURFACE PARKING STALLS 3 4 - G P ACING STALLS 13 PARKING STALLS TOTAL PROPER LANE _ 3t�J385 - - - -- - - - - - -- - - -- - -- SET - -¢ - - - -- 3'-@" PARKING -BACK Fr — — — 25' -@' BUILDING 85 - ❑ _- - -- - - - -- -- - - - - -- I 2b aT� �aRi:a — — — — — — -- —� I I I - - -- - WE 11' S' I I I I I I NC II ♦ I 1! i � o IN{rl I I II �I BIKE Ra ~ I (ROOM POR 8 50) I'W �I I al L— e� 9 44TORT APARTMENT BJILDBJG n 10)285RfT. I I I I MOUST — I 6a - SEE 21At1 25'-@' BUILDIt�r SET•BAGK - - - -- --------------- ------ — — ,m l � e 6 — "- ------------ - - - — PARKI � iSET ; BAGC - ---------- a, 304.46 EWE ' MEN MEN I01111 I I� I': �rru ONE ONE 1■ ■1 E EM .w: �: �: NEW ::' ,: -:, ':: IM MI o: EM � I BRICK TO MATCN BUILDING ROLOCK Cam Z4DE 3 MOW ENT 8IGN ELEV. SCALE: W - P-@' a 24X36 SCALE IN FEET :,gym: SCALE: 3;16" - I'-@" 111 X M 0 , i4 , � I , uj UNITS 10 - ONE BEDROOM UNITS 19 - TWO BEDROOM UNITS 3 - TWO BEDROOM WI DEN UNITS K UNITS TOTAL PARKING 39 - SURFACE PARKING STALLS 3 4 - G P ACING STALLS 13 PARKING STALLS TOTAL PROPER LANE _ 3t�J385 - - - -- - - - - - -- - - -- - -- SET - -¢ - - - -- 3'-@" PARKING -BACK Fr — — — 25' -@' BUILDING 85 - ❑ _- - -- - - - -- -- - - - - -- I 2b aT� �aRi:a — — — — — — -- —� I I I - - -- - WE 11' S' I I I I I I NC II ♦ I 1! i � o IN{rl I I II �I BIKE Ra ~ I (ROOM POR 8 50) I'W �I I al L— e� 9 44TORT APARTMENT BJILDBJG n 10)285RfT. I I I I MOUST — I 6a - SEE 21At1 25'-@' BUILDIt�r SET•BAGK - - - -- --------------- ------ — — ,m l � e 6 — "- ------------ - - - — PARKI � iSET ; BAGC - ---------- a, 304.46 2 - V a W��c� �... J. n E45T ELEVATION SCALE: IV : I'0 o �4 X 36 SCALE IN FEET SCALE: 11I6" =14" o 11 X 11 ®� ,-''� ' a V -- r----------------------------- - - - - -- ----------------------------------------------------------- - - - - -- ------------ - - - - -- ----------------- - - - - -- - - - ----------------------------------------------------------- -- ----------------------------------------------------------------------------------- --- ----- ---- --- ---- --- ,,- ...-- .- .-- .-- - - - - -� CATES OF IM HOPE i nxPE■Mn PRE RNN IRON NOR a 150 —I,a— EXISTING OVERHEAD ELECTRIC —m— EXISTING UNDERGROUND TELEPHONE —�— EXISTING UNDERGROUND CABLE 0 E ICTING TELEPHONE PEDESTAL E EXISTING ELECTRICAL PEDESTAL 0 EXISTING CABLE PEDESTAL EXISTING UTILITY POLE E;;ISTNG LIGHT POLE — — EXISTING STORM SEWER —I -- EXISTING WATER MAIN EIO"-TNG EANITARY SEWER EXISTING FORCEMAIN E;ICTING STORM MANHOLE 0 9 EXISTING CATCH BASIN EXISTING FLARED -END SECTION j EXISTING GATE 'AL'HE EXISTING HYDRANT ETSTNG WELL EXICTNG SANITARY SEWER MANHOLE 920 . ..�. - EXISTING CONTOUR ox EXISTING SPOT ELE':ATON �, .c 7i E:':ISTING SPOT ELE' DUTCH INTO ME' EtT1NG BITUMINOUS EASING BITUMINOUS (TO BE REMG.% E03TNG TREES x EASING TREES (TO BE REMOVED) ooxn= EXIJNG RETAINING WALL `M — "— EXISTING FENCE —�— EXISTING WETLAND m —I— PROPOSED WATER PIPE 0— PROPOSED SANITARY SEVER PIPE SAD 0— PROPOSED STORM SEWER PIPE ---- PROPOSED DR.BNTILE AND CLEAN -OUT —ELEC— PROPOSED ELECTRIC SER'ACE' — GAS — PROPOSED GAS SER'10E A —TEL— PROPOSED TELEPHONE SER',10E' E:ISTING SANITARY ;EWER, STORM SEWER, AND WATER MAIN AND NOTIFY PROPOSED STORM MANHOLE ENGINEER OF ANY DISCREPANCIES PRIOR TO THE START OF INSTALLATONS. PROPOSED CATCH BASIN Q PROPOSED FLARED -ENO SECTION ug PROPOSED GATE IAUE DETAIL PLATES. PROPOSED HYDRANT ® PROPOSED SANITARY SEWER MANHOLE -930- PROPOSED CONTOUR SERVICES TO EASIING HOMES OR BUSINESSES. �I X920.60 PP^POSED SPOT ELEVATION STORAGE OF MATERIALS OR E(A PMENT SHALL NOT BE ALLOWED ON PUBLIC (OUTTSM, SITLMINOIS STREETS OR LWTHIN PUBLIC RIGHT -OF -WAY, SURFAOE, OR GROUND SURFACE UNLESi OTHERMSE IMIICATED) —B— PROPOSED SILT FENCE ENES PROPOSED DIRECTION OF DRAINAGE CONSTRUCTION. PROPOIED BITUMINOUS D PROPOCED CONCRETE SHALL BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY PROPOSED RIP -RAP C PROPOSED FILTRATION MEDIA 0 PROPOSED INLET PR07EC1ION PROPOSED HEA' DUTYPADEMENT PROPOSED ENKAMAT 111n= THE INFORMATION SHOWN ON THESE ORAWINGS CONCERNING TYPE AND LOCATION OF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE. THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN L: DETERMINATION AS TO TYPE AND LOCATION OF UTUTES i'S NECESSARY TO A'QD DAMAGE TO THESE UTILITIES. CALL "811" FOR EXISTING UTILITIES LOCATIONS PRIOR TO ANY EXCkATIONS. THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF �� I E:ISTING SANITARY ;EWER, STORM SEWER, AND WATER MAIN AND NOTIFY 2 ENGINEER OF ANY DISCREPANCIES PRIOR TO THE START OF INSTALLATONS. �I INSTALLATIONS SHALL CONFORM TO THE CITY STANDARD PECIHCAIICNS AND 2 DETAIL PLATES. THE CONTRACTOR SHALL NCTFY CITY PUBLIC WORKS DEPARTMENT A MINIMUM 4 OF 48 HOURS PRIOR TO THE INTERRUP11014 OF ANY SEWER OR WATER SERVICES TO EASIING HOMES OR BUSINESSES. �I STORAGE OF MATERIALS OR E(A PMENT SHALL NOT BE ALLOWED ON PUBLIC STREETS OR LWTHIN PUBLIC RIGHT -OF -WAY, J NOTIFY CITY ,; MINIMUM OF 48 HOURS PROF TO THE COMMENCEhfNT OF 2 CONSTRUCTION. ALL ELECTRIC, TELEPHONE, AND GAS EXTENSIONS INCLUDING SER'.TCE LINES SHALL BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY EXIST. roc, so SPECIHCATONS, ALL UTUTY DISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITY COMPANY. allmlimm REMOVAL AND DISPOSAL OF EXISTING STREET MATERIALS AS REHIRED FOR CONSTRUCTION IS CONSIDERED INCIDENTAL SAW -CUT EASING BITUMINOUS AND CONCRETE CURB TO PRO,IDE BUTT- UOINT. L: RESTORE DISTURBED STREET OR DRIVEWAY TO EXISTING OR BETTER SECTION. BACKFILUNG OF CURB IS INCIDENTAL TO CURB INSTALLATION. FOUR INCHES OF CLASS 5 UNDER CURB IS INCIDENTAL TO CURB INSTALLATION. CURB ENDS SHALL TERMINATE IN A THREE -FOOT BEA',TR TAIL �� I T'Ai:2 — EASE GONG SOENNR Yi ' EAT. RETAWNC WHL '.: A •f,9 _ — _ - - - -- eASnac auanlNc c TA.M RETALNINIP WALL n ^ T ' A� 1 S,r „1L �,. 1 PROPERTY INS VlaNmr MAP S L;ma 3' � WNr5Y DEnau z E M 42.23 4 REMOVE EXIST. TRE 447 Js ;S H1 OVE .4 13 RETAINING WALL A EM 1 148 44 REMOVE EMOVE EAST CONC. DRIVEWAYAPRON REMDIE 940 15 REMOVE EXISING BUILDING REMOVE EXIST RETAINING WALL PI ' � ' l �kIip ERG OUND REMOVE EXIST. WA 044 A TER SERVICE REMOVE EXIST. UN fw ELEClMC REMOVE EXIST. WATER SERY10E REMOVE EXIST. SIGN AC 'A' 71 "EXIST SAN SERVICE i R SE ED 'UST WATER SERVICE TO . BE PLUGGED & ABANDONED BE PLUGGE ABAN 2 TO BE PLU I p , AS REQUIRED FOR ABANDONED SAN SEWER INSTAL REM TO BE 4UG �Tl 33 7 11 E�l Lk REMOVE EXIS7 SIDEWALK "' REMOVE EXIST CONC AS REQUIRED FOR DRIVEWAY APRON REMOVE EXIST SIDEWALK STORM SEVER INSTALLATION AS REQUIRED FOR / SILT FENCE 11H N INSTALL COMMER AL 1.24% 00 46.12 M 947,10 CONCRETE DRIVEWAY AX� AT NEW ENTRA ICE (INSTALL NEW CURE TO 946.80 947.8 Ll 46, 4742 P44. GARAGE 01 1 548,04 IFFE 948.00 SEE RAMP DETAIL MIKE RACK 4 PROP. APARTMENT BUILDING FFE 948-50 6' MDE EMERGENCY OVERFLOW ELEV 946.00 PROVIDE ENKAMAT OR OTHER ENGINEER-APPROVED REAVY-DUTY TURF RE-INFORCEMENT MATERIAL FOR DISTURBED AREAS IN OVERIFLOW V! 46.00 948 MOP SIGN � 2 AVENUE N \ ____ \ | —————————�——— ( /MEU��� �W/� A�dO _ �NTy�O 7n\ (MEDICINE �^'� ^~~ �'' ' "" ,v/ � / SILT FENCE 11H N INSTALL COMMER AL 1.24% 00 46.12 M 947,10 CONCRETE DRIVEWAY AX� AT NEW ENTRA ICE (INSTALL NEW CURE TO 946.80 947.8 Ll 46, 4742 P44. GARAGE 01 1 548,04 IFFE 948.00 SEE RAMP DETAIL MIKE RACK 4 PROP. APARTMENT BUILDING FFE 948-50 6' MDE EMERGENCY OVERFLOW ELEV 946.00 PROVIDE ENKAMAT OR OTHER ENGINEER-APPROVED REAVY-DUTY TURF RE-INFORCEMENT MATERIAL FOR DISTURBED AREAS IN OVERIFLOW V! 46.00 948 MOP SIGN � 2 AVENUE N \ ____ \ | —————————�——— ( /MEU��� �W/� A�dO _ �NTy�O 7n\ (MEDICINE �^'� ^~~ �'' ' "" ,v/ I y ' 4 I I NEENAH R4341 DNG CB1 27'0) RIM 45,50 j INV 9429 (12 ") I i INV 943, (6 I, 4 I, 6 "x8" TEE 50 - 6_ DRAIMILE l _iNY'44100 L J C/0 tc S, 1 - - --- 1 ' F.ECPE.;TI(N ARE:, WIDE 12' e_6:P- VC___r' L J — — — — — J CURB DRAIN j 3' WIDE D AIN dPENI�G (SEE DETAIL) r BO' - 1 " DIPI WATERMAIN j { F HYDRANT AND GARAGE FIFE = 948.00 "CONNECT TO EAST. WATERMAIN W/ 12'x6' TEE & SLEEVE i �I a I ! FIRE DEPARTMENT CONNECDON i— m � N "CONNECT TO EAST. WATERMAIN "x6" i W/ 12 TAPPING VALVE & 6 "x8" TEE 50 - 6_ DRAIMILE l _iNY'44100 L J C/0 tc S, 1 - - --- 1 ' F.ECPE.;TI(N ARE:, WIDE 12' e_6:P- VC___r' L J — — — — — J CURB DRAIN j 3' WIDE D AIN dPENI�G (SEE DETAIL) r BO' - 1 " DIPI WATERMAIN j { F HYDRANT AND GARAGE FIFE = 948.00 "CONNECT TO EAST. WATERMAIN W/ 12'x6' TEE & SLEEVE i �I a I ! FIRE DEPARTMENT CONNECDON i— m � N "CONNECT TO EAST. WATERMAIN "x6" W/ 12 TAPPING VALVE & " SLEEVE IF APPROVED BY PUBLIC J 3> RIM 945.50 (GRATE) WORKS DIRECTOR INV 940.34 -N (12 ") 1DD' -;12' NEENAH R3067 CASTING III I CB #'2 (48 "0) Rk 944.80 INV 9'41.57 I . C/o RIM 947.00 INV 944,00 100' -tY 00.52% CONNECT DC TO 12" PVC DOWNSPOUT( C/0 RIM 947.00 INV 943.48 Z a I ! FIRE DEPARTMENT CONNECDON � N l m o I p OUTLET CONTROL STRUCTURE (54 "0) " 3> RIM 945.50 (GRATE) INV 940.34 -N (12 ") 1DD' -;12' "� ® I INV 940.00 -5 (12 ") I ®7 45� PROP. APARTMENT BUILDING INV 9430.00 -N (6') FIFE = 948.50 EXTEND SAN SEWER & WATER I ° SERVICE INTO BUILDING AT < 6' WIDE EMERGENCY OVERFLOW ! LDCATION DETERMINED BY OWNER ELEV 946.00 j PROVIDE ENKAMAT OR OTHER 4" VALVE C/O l i + B o ENGINEER- APPROVED HEAVY -DUTY & � RIM 846.00 ` I Io TURF RE- INFORCMENT MATERIAL FOR 4" DIP INV 942.90 y - -- g- -' DISTURBED AREAS IN OVERFLDW DOMESTIC MECH ROuM 45' - If PVC v 1B' -12' HOPE 0122% 0 0.30$ C/o RIM 1 INV ! J I -mN------- - - - - -- _ - -- % RIM 943.70 0 < - - - - JMV_939. - --- J5, = -12� PVC , ,- SAN 0 0. �� 4 9' PyC 0 9. RIM a i 951- 6" ORAI 11LE - INV 940.50 ______----- _ - I% INV' I7 �. �. ----- - - -- ------- -- -1NV APRON - I PROP GN - - - - 942EP 6 TEE- - — --- - ------------------------------ "z4" 31' i itiBET4D5 CONNI Dr TO EXIST. CO - - r - SAN C/O W/ 15" HOPE — — 7 IHV 93a,i� — — — — : —. >: l;IMS47� .. —: �!i' E "' r ^ fiP �, E E � _ dCF �- "` 27' -15' HOPE .L CONNECT TO STRUCTURE CONNECT TO EXIST. WATERMAIN INSTALL B' VALVE & F 3 '-` 4059% WITH 8" DRAWI1LE W/ 8'x6" TEE & SLEEVE BOX 0 PROPERTY LINE � , REDUCED TO 4" ORIFICE vl INSIDE STRUCTURE CONNECT TO EAST MH `a 27TH AVENUE N . W/ 6" OUTSIDE DROP — — — — — —• — -- — — — — --- — — -- — — — _ — _ _ _ _ _ INV 929.70 _ 7 (CORt DRiLw (MEDICINE LAKE ROAD - CN TY RD. — / 0, RE- CONSTRUCT MH INVERT AS REQUIRED ROCK CONSTRUCTION ENTRANCE KT,B, 1. AG REGATE SHALL BE THE FOLLOWNGG 1' -1.5" DOUBLE WASHED STONE -OR- 14' -1/2' WASHED RI',EB RUN PEA GRAVEL 2 WELL- BLENDED FILTRATION MEDIA TO BE Z'Mft ED OF (BY YOUJI 50 -70% CLEAN CONSTRUCTION SAND (AASHTO N -6 OR ASTM C -A, (ANN SIZE 0.02 "4.04') 30 -50% ORGANIC LEAF COMPOST: MnOCT GRACE 2 OOMPOT 3, NO MINING OF SANDY SOILS ALLOWED IN BASIN, 4. FIN =.L GRADE ONLY UPON STABILZATION OF UPSTREAM AREAS. 5. BASIN TO REMAIN UNUNm. 6. PROTECT BA.TIN FROM RUN -OFF DURING LOT CONSTRUCTION ACTIWTIEL. UCAVATE BASIN TO FINAL GRADE ONLY UPON STABUZATION OF CONTRIBUTING DRAINAGE AREAS. 7. USE LOW- IMPACT, EARTH MOMNG EQUIPMENT (ODE TRACK OR MARSH TRACK EQUIPMENT. OR LIGHT - EQUIPMENT WTH TURF -TYPE TIRES.) PROVIDE 3' FlE1CUS MDDED WOOD CHIPS AROUND NEW PLANTINGS tr NOTES AIMIATE ANY COMPACTED SOILS (BY r l I T T USING A PRIIAf,Y TILLING OPERATION SUCH AS A CHISEL PLOW, RIPPER OR SHBSOILER) TO 8" MIN. DEPTH PRIOR TO PLACNC PLANING MEDIA ICI „ J IN -SITU SOILS 18' WELL- GRADED PLANTING MEDIA (SEE NOTE 12) AGGREGATE BED W,' B" PERFORATED DRANTILE (SEE DET:A AT RIGHT) PRO IDE 4" CIAO 5 UNDER CURB (TYP) '•�� rR 2'R B' 1 12' NOTE FOR MECHANII WD CURB, SHOE MAY BE TILTED. 8612 CONCRETE CURB & GUTTER N,T,B, THE FOLLOWING PLANTINGS ARE TO BE PLACED IN BIC- RLTRATION BASINS UNLESS OTHERWISE APPRC BY THE CITY OF NEW HOPE RED MJPLE NEW ENGLAND ASTER RIVER BIRCH MARSH MARIGOLD RED CHCNEBERRY AMERICAN HIGIBRUSI CRANBERRY BUTTONBUSH SWAMP M6NWED TU'SOCK SEDGE RED TWO DOGWOOD PURPLE ODNEFLOWER BLACK CHONEBERRY QUANTITIF TO BE DETERMINED AND APPR )VED BY TIE CITY OF NEW HOPE PLANT MATERIAL 70 ERANT GF INUNDATION AND DROUGHT QIATf E PLANS RECOMMENDED - ME NOTE ABOVE AUGHT) USE IN COMBINAIION WIN MnDOT SEED MK 328 (APPUCATION RAE-88 LOS /ACRE). BIO•FILTRATION BASIN 3' JB" LINE IZA T 6' J CURB CUT 8 3� 1 4 ' �4' CONCRETE (30) 4" CLASS 5 AGGREGATE BASE MUM= M1 i UiA V VARIES SEE PLAN II •III CONCRETE -/ Q i SPILLWAY RPR.AP (CL II) GEOTE:IILE FILTER FABRIC CURB DRAIN OPENING NJA WEL- GRADED PLANTING MEDIA (SEE NOTE J2) L -6' PERFORATED DIVN ILE r i, '/-- l ACGREGAIE (SEE NOTE d II __II NON -WCEN C (NnCOT � TYPE 1) OVER 4GREGATE SM OUTSIDE OF BID- FILTRATION BASIN, USE SCUD PIPE WTHOUT ROCK AND FABRIC. SEE PLAN FOR LOCATIONS NOT TO STALE NTA DEFLECTOR PLATE � OVERFLOW 0 CENTER OF FILTER ASSEMBLY r O'ZFLOW Q - TOP OF CURB Bd. \1 riv FILTER ASSEMBLY EAO TON CONTROL BLANKET SUITABLE FOR SEEDING (E.G. STRAW CC')DNUT BLANKET) SCOPE WTH STFF- BRISTIED EIOOM PERPENDICULAR TO VaO MEMBRANE CURING COMPOUND E.730 WM INTO SUPPO ANCHORAGE IN -S & ,CURB 1 I `4" CONCRETE W'J (3A32) 1 -1;F - 3" CYAN WASHED ROCK IN ' +2 m 1 n , 71P2' 1 — PLAN — SECTION HORSESHOE DETAILS PIPE CONNECTION CASING AND ADJUSPMENT PERSPECIR A71ONS RINGS AS SPUL7FlED, MANHOLE STFR li ON CENTER. �r �. VARIES 2O I • r B' � YARIE ) r- COATED) PIPE SHALL BE CUTTO BE 2' INME HORSESHOE 1 MANHOLE 9THE PIPE'S MIDPOINT a(u (SEEDHTAR.) AND n TlrafTSEAL, WITH o ql � O RTAR } PRECAST INVERT SHOULD BE 1/1 DIAMETER OF PIPE AND BENCHES SLOPED 2 "TDWARD BIVERL / 21" ; ALL DOG HOUSES SHALL BE GROUPED PRECAST I BEND (EPOAYCOATED) ON THE INSME IND WI NEE. INTEGRAL WITH BASE SECTION SECTION LIST RMON: SANITARY SEWER DROP INLET March 2001 J MANHOLE dWnk PUfTE NQ Cr Y OF NEW HOPE, MN SAN-4 Vida onsidevalk� A ©TmncatrEplak dons del Pedestdan ramp � he yellow Neenah R-W edab d 4' / COX. ' eiMdk � � Dde�hle Wamilg Pyle orlpplwedequal. / 2 2 qr aaa000 oo000 � `lJ� auo0ae ooaooa i ! - aa0000 1 a n ooaooa ooaooa / oa0000 0000a B � 5.•D, 5 r Fared YaHas m PLAN A .J Max, slope 10;1 Round all sloped Top of art IlAasectlon I 5-0" lfarles 5 Vida SECTION H Deign Street Grade Conatt Max 50:1 Sliewilk Max 701 4" Concrete NIB curb 4'fnefibr ate NDOT3149 a Bg� a99reB � } SECTION A -A lass 5 aggregate 100% crushed Iimeshone quarry Or re*M equal (MNDDT 314, PEDESTRIAN CURB RAMP DETAILS March 2011 Mall LL CITY OF NEW HOPE, MN SIR -7 WAR Cen:rela arh� u"d culler a C.ncrz!^. to L•. L" II and nave E' d cam p aE9regcle I:.) -e ...Err•. . SECTION 4' 17u: Mecruremer,l fir Fsn I � Eapan; ion Jrin;- 1 �� B A B nI amble 12' 12' I 1� `�4" •:r fl Na, 4 HelOL — :4•Tregote i use CONCRETE DRIVE COMMER CITY OF NEW GRATE DETAIL 'A-A' RIM • 945.50 TOP OF WEIR WALL 'TO J.D. ELE.'- 945.10 SEE DETAIL 'A -A" DITTMIth 1/4 %1' RAT Sn..- rrrrrrrrrrM • 6 DRAINTLE INV 943•ao HINGE A_SEI LY MINIMUM OF 2 HINGES REWIRED 6' DIAMETER ORIBCE (4)1,YA 13 UNC HEX IN 940.34 HEAD STAINLESS STL BOLTS WITH NUTS AND WASHERS 516.0 SMOOTH RND. STOCK O.C. BOTH WAYS 12" PIPE 4 12' OUTLET PIPE Cen:rela arh� u"d culler a C.ncrz!^. to L•. L" II and nave E' d cam p aE9regcle I:.) -e ...Err•. . SECTION 4' 17u: Mecruremer,l fir Fsn I � Eapan; ion Jrin;- 1 �� B A B nI amble 12' 12' I 1� `�4" •:r fl Na, 4 HelOL — :4•Tregote i use CONCRETE DRIVE COMMER CITY OF NEW | \ / | / | / | / �| | / � i | / | / 1 � ~| �. | / | / | , . | � . . EXIST. TREES W/ SIZE NOTED IRRIGATION QHS BHLI Ld 7 FE 948.00 TSY U IV wo SER Iwo swo vu EXII PROP. APARTMENT BUILDING QHS FFE 948.30 Bk LANDSCAPE EDGING O*P), HS - �H S HS EIHS M45 PROP SIGN-'` ` ' / 2 AVENUE N, - --- - - - - - - - - - - - - - - - _ - - - - - - - - - - - - - - | /ME�D�� ��� A0�D - �NTY AD 7n\ ` � �.`^ .`"� =. ' "". 'x/ STAKE AND/OR MARK ALL HAIL PLANING LOCATIONS PRIOR TO INSTALLATION. OWNER TO APPROE ALL LOCATIONS PRIOR TO W- TALLATION. ALL PUNTS MU BE HEALTHY, WGOE7US MATET6AL, FREE OF PESTS AND DISEASE AND BE CONTAINER GROWN OR BALLED AND SURL'PPE AS INDICATED IN THE LANDSCAPE LEGEND. ALL TREES MUST BE STRAIGHT TRUNKED ,ND FULL HEADED AND MEET ALL REOUIREMENTS SPEDPIED, ALL PLAIN MATERIAL QUANTITIES, SH APES OF BEDS AND LOCATIONS SHOWN ARE APPROXIMATE CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLETE COVERAGE OF ALL PLANTING BEDS AT SPACING SHOWN AND ADJUSTED TO CONFORM TO THE EXACT CONOTIONS OF THE SITE ALL TREES MUST BE PLANTED, MULCHED, AND STATED AZ SHOWN IN THE DETAILS MULCH: SHREDDED HARDWOOD MULCH, CLEAN AND FREE OF NOAOUS WEEDS OR OTHER DELETERIOUS MATERIAL, IN ALL MASS PLM:NING BEDS AND FOR TREES UNLESS INDICATE :5 BOON MULCH ON DRAWINGS, USE 4" FOR TREES, SNUB BEDS, AND 3' FOR PERENNIAL/OOUND COYER BEDS, UNLESS OTHERWSE DIRECTED, PLANTING SOIL SHAM. HAVE A PH R4NGE OF 5.00 TO 8.00. SOL SHALL BE DECOMPACTE AND FREE OF STICKS, STONES, AND OTHER DEBRIS SOL SHALL CONTAIN NO NE`s THAN 53 ORGANIC COMPOST AND 1 SAND. FOR PLANTING OF SHRUBS, PERENNIALS, AND ORNAMENTAL GRASS, A MINIMUM OF 6" OF TOPSOIL SHALL BE RACE ON THE AFFECTED AAEw, BEFORE INSTALLATION, FOR ESTABUSIMENT OF TURF, A MINIMUM OF DEPTH OF 4' OF TOPSOIL SHALL FE PI AC@ OI' THE AFFECTED AREAS BEFORE NSTALLATION OF SOD OR SEE, SOL SAMPLES SHOULD BE SUBMITTED NTH .WENDMENT PROCEDURES INDICATED PF1OR TO INSTALLATIONS THE CONTRACTOR SHALL BE RESPoNCBLE FOR CXIPLYING WTH ALL APPUCAELE CODES, REGULATONS, AND PERMITS GOMLWNING THE WORK. PLANTING SOL FOR TREES, SHRUBS AND GFOIND CO',ERS: FERTILE FRIABLE LOAM CONTANNG A LIBERAL AMOUNT OF HUMUS AND CAPABLE OF SUSI VIGOROUS PUNT GROWTH. R SHALL COMPLY NTH MINI SPEOFICATION 3877 TYPE B SELECT TOPSOIL. MIXTURE SHALL BE FREE FROM HAROP4K SUB:AXL, STONES, CHEMICAL-, NI WEEDS, ETC. SOIL MIXTURE SHALL HAVE A PH BETWEEN 6.1 AND 7.5 AND 10 -D-10 FERDIU2ER AT THE RATE OF 3 POUNDS PER CUBIC YARD. IN PLANTNG BEDS INCORPORATE THIS MIXTURE THROUGHOUT THE ENTIRE BE BY ROMILLNG IT INTO THE TOP 12' OF SOL MAINTENANCE SHALL BEGIN IMMEDIATELY AFTER EACH PORTION OF THE WORK IS IN PLACE. PLANT MATERIAL SHALL BE PROTECTED AND MAINTAINED UNTIL THE INSTALLATION OF THE PLANTS IS COMPLETE, INSPECTION H. BEEN MADE, AND PLANTINGS ARE ACCEPTED EXCLUSW OF THE GUAAANTEE, MAINTENANCE SHALL INCLUDE WATERING, CULTVAING, MULCHING, REMOVAL OF DEAD MATERIALS, RE- SETING PLANTS TO FRYER GRADE AND KEEPING PLANTS IN A PLUMB POSITION. AFTER ACCEPTANCE, THE OWNER SH:..1SIME MAINTENANCE RESPONSIBLITES, HOWEVER, THE CONTRACTOR SHALL CONTINUE TO BE RESPONJBLE FOR KEEPING THE TREES PLUMB THROUGHOUT THE GUARANTEE PERIOD. WATERING: M "INT.HN A W �TERNG SCHEDULE WHICH WILL THOROUGHLY WAIEf: ALL PL ANTS ONCE A WEEK. N EXTREMELY HOT, DRY WEATHER, WATER MORE OFTEN AS REQUIRED BY INDICATIONS OF HEAT STRESS SUCH A' WILING LEA'ES. CHECK MOISTURE UNDER MULCH PRIOR TO WATERING TO DETERMINE NEED. CONTRACTOR SHILL MAKE THE MEOW ARRANGEMENTS FOR WATER. MERE IRRIGATION SYSTEMS ARE INSTALLE). SAID SYSTEM' SHALL HAVE WATER SENSOR MICES TO A';DO D)ERWATERING AND TIMING DEVICES TO ENSURE IRRIGATION IS CONDUCTED ONING THE HOURS PERMITTED BY THE CITY WATER RESTRICTION REOUIREMENT,. ALL DISTURBED AREAS TO BE TURF SEES, ARE TO RECEI E 4" TOP SOIL, SEED, MULCH, AND WATER UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. ALL WORK TO BE GUARANTEE FOR A PERIOD OF ONE YEAR BEGINNING AT TIME OF ACCEPTANCE 61 OWNER. CONTRACTOR TO MAKE ALL REPLACEMENTS IN A TMELY MAKER. ALL MATERIALS SHALL COMPLY NTH THE LATEST EDITION OF TIE AMER STANDARD FOR NURSERY :TOOK, AMRIC N EOCIATION OF NURSERYMEN. WHEN STAKING OR GUYING OF TREES 15 REWIRE, IT SHALL O;CUR SO AS NOT TO CREATE ANY HAZARDS OR UNOGHTLY OBSTACLE.. ALL WIRES SHALL BE ENCASE IN HOSE TO PREVENT TREE DAMAGE PRUNE MRIGiEEN TREES ADJACENT TO PARKING STALLS AS NEEDED TO A':A00 UMI BRUSHING AGAINST CARS. fi. J PLAN 2 -PLY NYLON STRAPS 1BLE STRAND 12 GAUGE WIRE N1ED FLUORESCENT ORANGE WHITE PLANING (TYP,) TREE MAP 4 INCHES MUCH 4 INCH DEEP ;AUGER o STEEL TEE POST- 3 REQUIRED AT Ito' &'K7KPLL MIX UNDISTURBED SUBSTIL REMOVE BURLAP 8 ROPE FROM TOP 1/3 OF THE BALL NOTE SEE PLANING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE IEIIIII18 NE Pl1 11 IETIII NOT TO SCALE L SURHY 11711011 AND SIDES O ROLE I PUS AND IMCNHIL WITH MOM PRIOR TO PUNMMG SCL 1111 DIR DEN WOOD AND 0 L WATER TO SETTLE PUNTS AND FILL ND/OH DEFORMED FMCS. Apr j VOIDS. CUT A VAR CD IC PART CUTS. 7. WATER WHIN 110 HOUR', O 3. SET PONT ON UNDISTURBED ROME INSTALATOH. WITE117G MUST BE 501 OR T OFOGH.Y CWPACTED SUFFICIENT N THOIDUM SOLRATE DOPWL SOIL INSTALL Mr 90 ROOT HALL AND FUMING HOE T ROOT RARE S 9 OR OP 10 2' L PLACE MLICR IRAN 0 MRS OF CA THE FIRM GRADE THE SFCOD WIMMING MISS SOL 4. RACE TINT M PUMPING HOLE WITH MOISTURE 15 C CESLIVE BURUP AND WRE E169, (P USE), MUCf. EIGR L WIN OR 12' OF THE TOP OF ROOBAU. WTA PONT. REM TOP 1/3 OF THE NIEI ON THE FOP TWO HORIZONTAL RAN, LHEVRR IS DENIER. MEN All B1RUP AND G TER AL At WIIS FROM TOP Ip OF IE BON. REMOVE ALL TIME. SYMBOL DECIDUOUS SAO NOTE: GUY ASSIN LY OMM BUT CONTRACTOR ASSMES FULL 09 910 FOR WINNING TIRE N A PLUMB POSOON FOR THE ROTOR OF THE 200 PEAl1A DA' ,WRY -16' POIPROI OR POLO IEAE (40 ML) I -I/2' NOE STRAP DM DOUBLE STRAND 10 CA 1111E, 2 -Y 11UED STEEL POSTS (MIDDT 301) 0 IN It LSE STAINING OWORAM) LYERLTAEEN So 000i SWING 0 IINAE UNIFORM ORENAON 1 B GUI ONES AND STAB 12 STAKING DAGRMI CUT HE ON EN ANOINT ONE PER ORE C -6" SHED FI& MUCH DWTHG GRNE WRINUI 19 WITH OF MOOT BBL PUNTING SOL MRN E (SE PC.) ONOQIURBD OR S[am SUNGIIS CINlf�ll =11EE �IIINIiNI DEEIII NOT TO SCALE /// ��� ((( INCHES MULCH ' SEE LANDSCAPE NOTES f FOR TYPE OF MULCH ) IF SHRUB IS B E B, THEN 1'-I REMOVE BURLAP & ROPE I PERENNIALS TOTAL F GATES Of NEW HOPE - 7- # 7� � V H ffUMNSWA NORTH x Nk tii 71 • CP M 7Y -!7'- GUES OF NEW NOPE FIDPOSEI IMIMIE AIFIS NORTH C', 15 0.22 1 0.34 0._1 1 1.23 2.18 1.V 1,:6 2.21 1 1.54 0.89 1 0.72 0.89 1 1.40 2,26 1 1,96 1. °2 2.22 1.3' 0:6 9 0.52 1 5.83 i 1q , 0- 0.15 0,27 0:57 1:.32 1 }.54 j1.33 '1.29 1.59 1.49 0. A3 1 0. A 0.76 1!,42 .s3 1.38 1.321 1.519 1•,40 1 0,69' 1 0.3. 0,67 I. I O OS 1 0.10 0.22 0.48 0.74 1 Q.05 0.80 X 0,80 DAB OA 0.72 O.SO 0.61 0.82 � 91 ¢ �D 0.86 .91 1 0.!'5 * C 80 0.55 1 0.28 0116 i 0;:03 0.07 0 r .16 0,29 1 0.37 0.60 1 0.90 0.41 0.43 1 0,77 3.86 1 0.50 1 0.3: 1 0.92 1 0.44 0.99 1 ',48 1 1.93 1 0.42 0.3; 0.19 0.10 0, .'03 0.05 0, 09 1 0.14 1 0.17 0.19 1 0.:0 0.21 0.21 1 0.35 1.24 1 0.20 0.21 0.21 0.21 0.26 1 1. D9 0.44 1 0.21 0.1:. 0,11 1 0. D6 CBS fr.L R% MIT 1991 Scale: 1 inch= 30 Ft. Luminaice Schedule Calculation N I � , I iC 0!100 0.00 0.00 1 6. DO 0.00 1 0,00 1 0.01 0.J1 0.01 0.00 0.00 1 0.00 0,01 0,02 0.17 X 0..5 X 0.4; 0.4;_'1_91 5. 7_10,05 _0.34 - O.OA I I 0.00 0,00 1 0.01 1 0.01 0.01 1 0.02 0.02 1 0.01 0.01 0.01 0.01 0.D1 0.04 0. B7, 1.8' 1.68 1 0.79 0.63 1,60 6.81 1J, 73 I 1 0 AD ii 0.01 0.01 D.02 0.04 0.12 0,15 1 0.15 0.13 1 0.05 0.03 1 0.03 0.03 1 0.11 3.1B, 10.21 5.48 1.41 1 0.;7 1.10 2,76 301 i 0 01 F I' 0.02 1 0.04 0.08 1 0.15 1 0.23 1 0.4: 0.46 0.25 1 0.17 1 0.11 0.09 1 0,11 0.22 4.62 14.21 ' G. 56 1. e4 0.67 0.53 0.71 1 04 - 11 04 0.07 0.1° 0.61 1.09 1.66 1.52 1 1.43 1. "4 1.10 0.75 0.36 0.69 1.16 2.89 4.93 3.73 2.54 AS 01,86 0 .31 1 0.22 p)i 0.38 0.67 1.15 1.76 2,69 i 2.7 2.1: 2. 2 2x09 1E 60 1 .40 :1. 56 1.9s 3.03; 3.2 3.2 ;7 1 3.b5 S.j01 1 1.30 0.82 0.58 1.29 1 0.90 0.64 1,01 :1.45 2.70 3.35 3.:7 3.Q° 1.177 1 1 ; .48 1.33 1.46 11.79 3.01 3.61 3.6� 3.19 1 :62 L.14 1 0.80 1.33 0. 20 0,32 0.43 0. "7 0.92 1.90 2.64 2.45 2.30 1.20 1.12 O X 1 1.13 1 1.15 ..03 2.fi6 2,4' 3.21 1 1.02 0j.8. 0. "2 12.79 C', 15 0.22 1 0.34 0._1 1 1.23 2.18 1.V 1,:6 2.21 1 1.54 0.89 1 0.72 0.89 1 1.40 2,26 1 1,96 1. °2 2.22 1.3' 0:6 9 0.52 1 5.83 i 1q , 0- 0.15 0,27 0:57 1:.32 1 }.54 j1.33 '1.29 1.59 1.49 0. A3 1 0. A 0.76 1!,42 .s3 1.38 1.321 1.519 1•,40 1 0,69' 1 0.3. 0,67 I. I O OS 1 0.10 0.22 0.48 0.74 1 Q.05 0.80 X 0,80 DAB OA 0.72 O.SO 0.61 0.82 � 91 ¢ �D 0.86 .91 1 0.!'5 * C 80 0.55 1 0.28 0116 i 0;:03 0.07 0 r .16 0,29 1 0.37 0.60 1 0.90 0.41 0.43 1 0,77 3.86 1 0.50 1 0.3: 1 0.92 1 0.44 0.99 1 ',48 1 1.93 1 0.42 0.3; 0.19 0.10 0, .'03 0.05 0, 09 1 0.14 1 0.17 0.19 1 0.:0 0.21 0.21 1 0.35 1.24 1 0.20 0.21 0.21 0.21 0.26 1 1. D9 0.44 1 0.21 0.1:. 0,11 1 0. D6 CBS fr.L R% MIT 1991 Scale: 1 inch= 30 Ft. Luminaice Schedule Calculation I March 26, 2014 Wf:S I ME 1"R 0 11 R FA I-SC LIF=. DISTRICT Scrring Nye Cities of • Crystal *Neu !lope Re: Fire Department Updated Preliminary Plan Review dated 3/21/2014 for Gates of New Hope Apartment Building. West Metro Fire - Rescue conducted a preliminary plan review for the above mentioned building, which will be located at Medicine Lake Road /Hillsboro Ave North, in New Hope. The following items that are listed below are either comments or requirements per West Metro Fire - Rescue Districts Policies, City Ordnances and the 2007 Minnesota Fire Code and NFPA Standards: I . What type of construction will this building be? You need to provide a code analysis sheet. We also need to know what type of occupancy these buildings will be. We will need to figure out the minimum required fire -flow and required number of hydrants for the building. There still is no code analysis provided on the plan. YFe need this inforination for a full review. N igbbors Scrvh g Neighbors 2. An NFPA 13R automatic fire sprinkler system is required in Group R occupancies (2007 Minnesota State Fire Code, Section 903.2.7). If the garage is not going to be heated, a dry sprinkler system will be required. This is still required per code, 3. In buildings that are four (4) or more stories in height shall be zoned by floor. Birdcage (vertical riser) design is not acceptable on buildings four (4) stories or more in height (WMFRD Sprinkler Installation Policy). This is still required per code. 4251 Xylom A-ve N. Nov I lope. VIN 55428 Voice 703?30,7001) Fax 7(13?3G.'i029 4. In apartment buildings where the horizontal travel distance is over 100 feet, West Metro Fire - Rescue District shall require standpipes every 100 feet to ensure that fire fighters can reach each unit (WMFRD Sprinkler Installation Policy). This building design has a horizontal travel distance over 100.ket, so standpipes would he required wwA westmetrofire. oni Fire Department Revised Preliminary Plan Review for Gates of New Hope March 26, 2014 Page Two 5. Where will the snow removal area be located on the site`! The plait still does not show where the snow removal will be located. There shall be no snow removal located in afire lane area or turnaround. The turnaround shall be signed as a Fire. Lane on all sides. 6. Sheet A1.1- There is a dead end of over 150 feet so a turnaround is required. The site plan shows a hammerhead type turnaround but it appears that it does not meet the requirements of Appendix D in 2007 Minnesota State Fire Code. This turnaround shall meet those requirements per this code section. This was fixed in the revised set ofplans sheet A1.1. The turnaround is approved. 7. Fire lanes shall be provided where the fire department connection (FDC) and fire hydrants will be located. The turnaround in the parking lot shall be signed as a fire lane. 8. The .FDC shall be located near the front door of the building. The location is approved as shown on the plan sheet C -4. No fire lane will be required because we can still gain access on the east side where the fire. lane will be located There is also a couple of handicapped parking spots with a parking stall blocked out in this area where we could still gain access. 9. A hydrant shall be located within 100 feet of the FDC. Sheet C4 on the revised plan shows the hydrant located within the 100 foot requirement. If the hydrant stays where it is located on the plan,fire lane will be required (2 parking stalls). Another option is to move the Izydrant to the main entrance of the narking lot on the south curbing; with this move a fire lane would not he required and you would be within the 100 foot requirement. Fire Department Revised Preliminary Plan Review for Gates of New Hope March 26, 2014 Page Three 10. A fire alarm system is required for this building. This is still required her code. 11. A full code review will be required prior to getting any permits. This ivill still he required 12. A lock box will be required above the FDC. The Fire Department will provide you with the ordering form for the lock box. 13. Sheet L1 shows landscaping near the .FDC. Verify that the landscaping will be at minimum 3 feet away from FDC when fully grown at all times. The FDC shall be accessible at all times of the year. The contractors will be required to have all permits on site prior to doing any inspections. They will also be required to call to schedule inspections. A minimum of a 24 hour notice is required. If you have any questions or concerns feel free to contact Shelby Wolf, Deputy Fire Marshal at (763) 230 -7006. Sincerely, Shelby Wolf Deputy Fire Marshal ` Stantec March 27, 2014 File: 193800102 Attention: Curtis Jacobsen City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Stantec Consulting Services Inc. 2335 Highway 36 West St. Paul MN 55113 Tel: (651) 636 -4600 Fax: (651) 636 -1311 Reference: Gates of New Hope - Plan Review Dear Curtis, We have reviewed the revised redevelopment plans for Gates of New Hope as submitted by Plowe Engineering on March 21, 2014. Previous review comments have either been addressed or are shown below. Following are our comments and /or recommendations. Sheet C3 - Grading. Drainage & Erosion Control Plan 1. Identify the Emergency Overflow (EOF) from the North Pond to offsite (north or west). 2. The EOF between the North Pond and West Pond through the parking lot should be identified on the grading plan and should be a minimum of 0.5 feet lower than the EOF from the North Pond to offsite. 3. The proposed EOF from the West Pond should be a minimum of 0.5 feet below the parking lot EOF between the North and West Ponds. 4. The EOF out of the South Pond should be identified on the grading plan. 5. Provide a detail showing how the restricted draintile in the South Pond will be constructed. 6. To provide proper bedding and cover over the 12 -inch HDPE pipe between CB -2 and the OCS, it is not recommended that this pipe run underneath the bio- filtration basin. 7. Consider adding an additional curb cut (curb drain) just east of the catch basin located in the southwest comer of the parking lot. Additional impervious surface drainage could be treated prior to directly entering the storm system. 8. Inlet protection needs to be identified on the existing catch basins located on Hillsboro Avenue North and Medicine Lake Road. Sheet C4 - Utility Plan I . Clearly identify infiltration basins and perforated drain tile, referencing details on separate plan sheet. 2. This property is located in the Bassett Creek Watershed and does require a Commission plan review. Provide a copy of any correspondence with the Bassett Creek Watershed Management Commission. gi In 6 March 27, 2014 Mr. Curtis Jacobsen Page 2 of 4 3. Provide details on parking garage inside drainage. Sheet C5 - Details 1. Soil borings should be provided for review. 2. Provide additional detail on the outlet control structure, specifically the weir size and material. General Comments 1. Provide maintenance agreement on storm water filtration basin features and outlet control structure. A sample maintenance agreement will be provided by the City. This maintenance agreement should meet the requirements of the City's MS4 permit [Part 3.D.5.a.(5).(a) -(c)] as follows: • Allow the City of New Hope to conduct inspections of structural stormwater BMPs not owned or operated by the City of New Hope, perform necessary maintenance, and assess costs for those structural stormwater BMPs when the City of New Hope determines that the owner and /or operator of that structural stormwater BMP has not conducted maintenance. 0 Include conditions that are designed to preserve the City of New Hope's right to ensure maintenance responsibility, for structural stormwater BMPs not owned or operated by the City of New Hope, when those responsibilities are legally transferred to another party. * Include conditions that are designed to protect /preserve structural stormwater BMPs and site features that are implemented to comply with Part III.D.5.a(2). If site configurations or structural stormwater BMPs change, causing decreased structural stormwater BMP effectiveness, new or improved structural stormwater BMPs must be implemented to ensure the conditions for post - construction stormwater management in Part III.D.5.a(2) continue to be met." 2. As the project disturbs more than 1 acre, a NPDES Construction Stormwater Permit and SWPPP is required. 3. The existing pedestrian ramp at the north east comer of Medicine Lake Road shall be removed and replaced with a concrete pedestrian ramp per City standard detail. 4. Provide record plans or as -built drawings following project completion. J Corr March 27, 2014 Mr. Curtis Jacobsen Page 3 of 4 Stormwater Rate Control 1. Provide storm water capacity calculations for the 12" storm sewer shown east of the parking garage. A larger size, such as a 15" pipe may be required. 2. The City requires that discharge rates from the site not exceed the existing site discharge rates for the 2 -year (2.8" in 24- hours), 10 -year (4.2" in 24- hours), and 100 -year (5.9" in 24- hours) storm events. Please update the stormwater calculations to include the 10 -year and 100 -year events. While the City has not officially adopted Atlas 14 rainfall depths at this time, we will review basin HWLs using the Atlas 14 depth scenario, so please continue to submit this information in future submittals. 3. The submitted HydroCAD model routes proposed drainage areas A3 and A4 into a combined West and North Ponds. Please separate these two basins in the model for all events to check the HWLs in the North Pond. 4. It appears that the North Pond and West Pond are hydraulically connected through the draintile in the West Pond. While these ponds may equalize due to backflow through the draintile in the West Pond, it is not a recommended design practice given the unknowns about how this will impact the long term function of the draintile. 5. It is not recommended that a "Reach" in HydroCAD be used to model the final 15 -inch pipe segment controlling flows from the system, as it does not function the some hydraulically as a pond. A pond node modeled as a catch basin would better represent the system as proposed. 6. Two different CN values are used to represent turf areas in the HydroCAD model. Please provide some narrative to explain. Stormwater Quality 1. For redevelopment projects that increase the existing impervious by any amount, the City that requires the entire project meet the City's 807o post development TSS and 507o post - development TP reductions, in addition to the requirements of the watershed. Filtering I - inch of runoff from the proposed new impervious surface would be sufficient to meet the City's requirement. 2. Over 50% of the proposed site impervious is routed to the smallest of the 3 proposed filtration basins. Given the filtration volume available in the three basins, it would be preferable to route the majority of the site impervious to the largest filtration basin. 3. The proposed plans show no pre- treatment of parking lot runoff prior to discharging into the North Pond. To allow proper function of the basin and minimize the frequency of basin maintenance, pre - treatment of runoff from the parking lot should be provided. The Minnesota Stormwater Manual provides guidance for proper pre- treatment of runoff. If you have any questions or require further information please call me at (651) 604 -4808. w.f March 27, 2014 Mr. Curtis Jacobsen Page 4 of 4 Regards, STANTEC CONSULTING SERVICES INC. Christopher W. Long, P.E. c. Bob Paschke, Jeff Sargent, Paul Coone - New Hope; Alan Brixius - NAC Planning; Adam Martinson, Rohini Ray, Jeremy Hauser, Brad Schleeter - Stantec. (i r:h- rr -,7.. . I ii '1 Hennepin County Public Works Transportation Department Public Works Facility 1600 Prairie Drive Medina, MN 55340 -5421 March 27, 2014 Mr. Jeff Sargent Community Development Specialist City of New Hope 4401 Xylon Avenue N New Hope, MN 55428 Phone: 612 -596 -0300 Fax: 612 - 321 -3410 Web: www.hennepin.us Re: Preliminary Plat Review — Baruch Addition Northeast Quadrant of Medicine Lake Road (CSAH 70) and Hillsboro Avenue Hennepin County Plat Review No. 3352 Dear Mr. Sargent: Minnesota Statutes 505.02, 505.03, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. The preliminary plat for the Baruch Addition was received by Hennepin County on March 14, 2014. The project is proposing redevelopment of the property from a single family home and a small office to an apartment building. The county plat review committee examined and discussed this plat on March 25, 2014. Based on our review, the following comments are provided: Access — Currently the site provides access onto Hillsboro Avenue for a single family home, and access on Medicine Lake Road for a small office building. The county supports the proposed access for the site which would remove the existing driveway on Medicine Lake Road and provide one full access for the site on Hillsboro Avenue, where the existing driveway is located. The county is scheduled to overlay Medicine Lake Road in late summer 2014. With this overlay project, the county is planning to restripe this roadway from the current four -lane undivided design to a three -lane section, which would tie into the existing three -lane section east of Flag Avenue and extend over the TH 169 bridge. With the proposed Baruch Addition, which includes the removal of the driveway on Medicine Lake Road, the existing concrete driveway apron should be removed and replaced with concrete curb by the developer prior to the overlay. In addition, any utility excavations planned as part of the development that affect the county road pavement should be completed prior to the county's overlay project. Please note that it is our policy that no pavement cuts will be allowed within five years after an overlay project. Right -of -Way — With the planned restriping of Medicine Lake Road, which will provide paved shoulders for pedestrian and bicycle traffic, the existing right -of.- -way and easement along the property is considered adequate for county needs. •'.!1 ( "IJ-1? 1, , 0!llWy , { Permits — Please inform the developer that all proposed construction within county right -of -way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to driveway and street access, drainage and utility construction, trail development, and landscaping. Permit questions can be directed to Steve Groen at (612) 596- 0337 or steven.groennaltennepin.t�s . Please contact Bob Byers (612) 596 -0354, robert.byersCh- Aeitriepin.us or Carla Shreve (612) 596 -0356, carlmstrreve(a�ltennepin.us for any further discussion of these items. Sincerely, James N. Grube, P.E. Director of Transportation and County Engineer JNG /cj s cc: Plat Review Committee Mark Larson, Hennepin County Survey Office DESIGN & REVIEW COMMITTEE March 12, 2014 Committee: Houle, Nirgude, Svendsen, McKenzie, English The Development Review Team met on March 12 to consider a request for a Preliminary and Final Plat and Site Plan Review for the construction of a 32 -unit apartment building located at 9390 -9398 - 27th Avenue. The property has previously been rezoned from LB, Limited Business District to R -O, Residential Office zoning district. Staff: Jacobsen, Axel, Coone, Fournier, Rader, Sargent, Wolf Consultants: Brixius, Long PLANNING CASE: 14 -05 PROJECT: Preliminary and Final Plat, Site Plan Review (Gates of New Hope) ADDRESS: 9390 -9398 - 27th Avenue ZONING: R -O, Residential Office PROPERTY OWNER: Baruch Associates, LLC APPLICANT: Aaron Baruch DESCRIPTION: The applicant is requesting a Preliminary and Final Plat approval as well as a Site Plan Review in order to construct a 32 -unit apartment building on the property. Just recently, the applicant applied for and received approval for the rezoning of the property and a Comprehensive Plan Amendment to re -guide the area to High Density Residential in order to accommodate an apartment building. The Development Review Team was supportive of the request and had the following comments: Existing Conditions • Single- family house located at 9398 - 27 Avenue Insurance company building located at 9390 - 27th Avenue Both buildings will be demolished as part of the development Comments A preliminary and final plat must be submitted for review and approval noting all easements to remain/be vacated and all required drainage and utility easements to be dedicated. • The preliminary plat must be reviewed by the county to ensure adequate right -of -way dedication along 27th Avenue. • Any park dedication fees must be determined and assessed as appropriate. • A demolition permit will be required for the removal of existing structures and utilities on the site. • The site plan must be revised to clarify the location of the south property line and illustrate the location of the existing sidewalk. • The proof of parking must be approved via a Conditional Use Permit. o Alternately, staff would support a variance that would allow the building to shift to the east to pick up more land needed to accommodate all 72 on -site parking stalls. • A comprehensive snow removal site plan must be submitted and approved. • Snow storage areas must be indicated on the site plan. If snow storage is designated in infiltration basin areas, the maintenance plan should reflect strategies for reducing compaction and providing for sediment removal. • The applicant must provide a plan for excess snow removal from the site when the areas designated for snow storage are at capacity or if future parking eliminates snow storage areas. • Curb cut width off of Hillsboro Avenue must be reviewed by the City Engineer or reduced to 24 feet. Curbing associated with the new curb cuts for drive entrances must be matched to existing curbs at the expense of the applicant. • Off - street loading of residential moving vans /trucks must be addressed by the applicant. • A sidewalk or other provision for access must be provided for the south exit door. • Location and number of proposed bike racks must be indicated on the plan. Bicycle parking facilities must be installed near the entrance to the building. • Additional details of amenities and design of the recreational area must be provided. The recreation area must be defined by fencing, landscaping or other means. • Stormwater calculations for the site must be submitted for review. • Applicant must show how stormwater will be handled on the east side of the property. The grading plan indicates steep slopes towards the east property line, and the large garage has a sloped roof line facing east as well. • Planting and maintenance plans for the bio- infiltration basins must be submitted. • A maintenance plan/agreement for the stormwater storage and infiltration facility must be submitted and approved by the city. The agreement shall then be filed with the county recorder to run with the title to the property. • The landscape plan must be revised to provide continuous foundation plantings. Plantings must be added around the base of the freestanding sign. • Landscaping irrigation zones must be indicated on the landscape plan. • Additional plantings or other architectural features should be added to the east wall of the parking garage to mitigate the appearance of the long wall. • A sign permit must be obtained. • A photometric plan and lighting cut sheets must be submitted. • Clarification of building materials must be provided. • Building elevation renderings must be revised to show the covered entrance structure. Building Department Comments: • Parking garage cannot be heated per MN Energy Code • 2 exits are required from the garage, 56 occupants ■ 2 accessible parking stalls are required in the garage ® 1 -hr separation at the apartment /garage common wall • 3/4 — hour opening protective's required for exterior wall openings less than 15' above the roof of the garage to protect from vertical exposure to fire • Dead ends at east end of building, all floors, exceed 20' maximum allowed ATTACHMENTS: Application • Narrative • Plans • Letter from West Metro Fire Memo from Roger Axel, Building Official • Planning consultant memo dated 3/11/2014 NOTE: REVISED PLAN DEADLINE is Friday, March 21, by 3 p.m. Planning Commission, Tuesday, April 1, 7 p.m. City Council, Monday, April 28, 7 p.m. CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING COMMISSION MINUTES March 4, 2014 City Hall, 7:00 p.m. CALL TO ORDER The New Hope Planning Commission met in regular session pursuant to due call and notice thereof, Chair Svendsen called the meeting to order at 7:00 p.m. ROLL CALL Present: Jim Brinkman, Mikel Dumonceaux, Wade English, Greg Gehring, Jeff Houle, Roger Landy, Christopher McKenzie, Steve Svendsen, Tom Schmidt Absent: Ranjan Nirgude, Also Present: Curtis Jacobsen, Director of Community Development, Jeff Sargent, Community Development Specialist, Stacy Woods, Assistant City Attorney, Alan Brixius, Planning Consultant CONSENT BUSINESS There was no Consent Business on the agenda. PUBLIC HEARING Planning Case 14 -04 Chair Svendsen introduced Item 4.1, request for a comprehensive plan Item 4.1 amendment, 7940 55 Avenue North, Centra Homes Development, City of New Hope, petitioner. Mr. Jeff Sargent, community development specialist, explained that a comprehensive plan amendment is required to re -guide the properties associated with the Centra Homes Development from Public and Semipublic and Commercial to Low Density/Medium Density Residential. The property is at the northwest corner of Winnetka Avenue N and 66d Avenue N. Adjacent land uses are high density residential to the north, east and west and single- family residential to the south. Current zoning is R -1, single family residential and the property is in Planning District 4 which promotes redevelopment in the district. Background, the EDA purchased the property from the school district with the intent of redeveloping the land with single family residential uses. Centra Homes, Inc. was selected as the preferred developer and has proposed 34 single family homes and 27 detached townhomes. The comprehensive plan guides the area for Public and Semipublic and Commercial uses which is not consistent with single family residential uses. The comprehensive Plan needs to be amended to allow for the proposal to proceed. Amending the comprehensive plan for low density/medium density residential uses would be consistent with two housing goals; 1. Provide a variety of housing types, styles and choices to meet the needs of New Hope's changing demographics and providing move -up housing currently in short supply in New Hope. 2. Maintain and enhance the strong character of New Hope's single family residential neighborhoods by creating a new single family neighborhood. A public hearing legal notice was published in the SunPost. Staff has received not phone calls or objections regarding this proposal. Staff recommends that the Planning Commission recommend approval for a Comprehensive Plan Amendment for the properties associated with the Centra Homes housing development to re -guide the properties from public and semipublic and commercial to low density /medium density residential. The Chair noted there was no one in attendance to speak to this issue. The Planning Commission closed the public hearing. Motion Motion by Commissioner Schmidt, seconded by Commissioner Landy to Item 4.1 approve Planning Case 14 -04, Item 4.1, request for a comprehensive plan amendment, 7940 55 Avenue North, Centra Homes Development, City of New Hope, petitioner. Voting in favor: Brinkman, Dumonceaux, English, Gehring, Houle, Landy, McKenzie, Svendsen, Schmidt Voting against: None Absent: Motion approved. Chair Svendsen stated that the City Council would consider this planning case at its March 24 meeting and asked the petitioner to be in attendance. Planning Case 14 -02 Chair Svendsen introduced Item 4.2, Planning Case 14 -02, an ordinance Item 4.2 amending the City code in relation to the use of mobile food units in the City of New Hope, City of New Hope, petitioner. Mr. Jeff Sargent, community development specialist, explained that the city currently does not regulate mobile food units (food trucks) in the city and that regulation of these vehicles would help ensure food safety. The proposed ordinance takes food safety, the location of the food units and the hours of operation into consideration. The proposed ordinance requires Minnesota State licensure under Chapter 157, Food, Beverage and Lodging Establishments. Business can only be conducted in commercially and industrially zoned properties only, with the following exemptions: 1. Ice cream trucks in residential areas. 2. Schools and churches for special events. 3. They may locate in mixed use districts (commercial only.) 4. Must be located at least 100 feet from the front door of a "bricks and mortar" restaurant. The hours of operation are restricted to between 8:00 a.m. and 10:00 p.m. At the February 5 Planning Commission meeting the Commission tabled the Planning Commission Meeting 2 March 4, 2014 proposal to the March 4 meeting to allow amendment to the draft to include: distinguish between food trucks and food delivery vehicles, Exemption from transient merchant licensing for food trucks participating in city- sponsored events, to reduce the distance from permanent restaurants from 200 feet to 100 feet, and to allow ice cream trucks to use noise amplification devices. Staff recommended approval. The Commission had a few minor questions for their clarification. The Chair noted that there was no one in the audience to speak to this issue. The Commission closed the public hearing. Motion Motion by Commissioner Schmidt and seconded by Commissioner Landy to Item 4.2 approve Item 4.2, Planning Case 14 -02, an ordinance amending the City code in relation to the use of mobile food units in the City of New Hope, City of New Hope, petitioner. Voting in favor: Dumonceaux, English, Gehring, Landy, McKenzie, Svendsen, Schmidt, Brinkman, Houle COMMITTEE REPORTS Design and Review Committee Item 5.1 Codes and Standards Committee Item 5.2 NEW BUSINESS OLD BUSINESS Approval of Minutes Item 7.1 Voting against: None Absent. Nirgude, Motion approved. Chair Svendsen stated that the City Council would consider this planning case at its March 24 meeting and asked the petitioner to be in attendance. Chair Svendsen stated the Design and Review Committee has not met and questioned if there were any new planning cases. It appeared that there would be two new planning cases for the Design Review Committee to consider on March 13. Mr. Jacobsen reported that staff had presented all of the current issues to the Codes and Standards Committee. No meetings are currently scheduled. Discussed Ordinance 14 -04, regarding Commissioner attendance requirements. Motion by Commissioner Landy, seconded by Commissioner Brinkman, to approve the Planning Commission minutes of February 5, 2014. Voting in favor: Brinkman, Dumonceaux, English, Gehring, Landy, McKenzie, Svendsen, Schmidt Abstained: Houle Motion carried. ANNOUNCEMENTS None ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:27 p.m. Planning Commission Meeting 3 March 4, 2014 Respectfully submitted, Curtis Jacobsen Director of Community Development Planning Commission Meeting 4 March 4, 2014