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040715 Planning
Mr 1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Tuesday, April 7, 2015 7:00 p.m. 4. PUBLIC HEARING 4.1 PC 15-02, Request for a preliminary plat, rezoning of property from R-1, Single - Family to R-2, One and Two Family Residential, and a Conditional Use Permit for a Planned Unit Development, 7340 Wirnnetka Avenue, Centra Homes, Inc., petitioner. 5. COMMITTEE REPORTS 5.1 Design and Review Committee — next tentative meeting scheduled for April 16, 2015, 7:30 a.m. (if needed) 6. NEW BUSINESS 6.1 Welcome Emily Becker 7. OLD BUSINESS 7.1 Approve March 3, 2015, Planning Commission Minutes 8. ANNOUNCEMENTS 9. ADJOURNMENT Petitioner must be in attendance at the meeting PLANNING CASE REPORT City of New Hope Meeting Date: April 7, 2015 Report Date: March 25, 2015 Planning Case: 15-02 Petitioner: Centra Homes, LLC. Address/Location: Northwest corner of 55th Ave North and Winnetka Ave North (addresses pending) Project Name: New Hope Development Project Description: Subdivision of an existing parcel to create a new residential neighborhood. Planning Request: Preliminary Plat, Rezoning, and Conditional Use Permit for a Planned Unit Development. I. Type of Planning Request A. Preliminary and Final Plat approval B. Rezoning of property C. Conditional Use Permit for Planned Unit Development Il. Zoning Code References Section(s) 4-32 Administration - Amendments 4-33 Administration - Conditional Use Permit 4-6(e) R-2 Single and Two Family Residential District- Conditional Use Chapter 13 - Subdivision and Platting III. Property Specifications Zoning: R-1- Single Family Residential Propsoed Zoning: R-2 - One and Two Family Residential Location: Northwest corner of 551h Ave North and Winnetka Ave North Adjacent Land Uses: CB, Community Business District to the North, R -PUD, Residential Planned Use Development to the East, R-1 Single Family Residential to the South and West. Site Area: 16.94 acres Planning Case Report 15-02 Page 1 417115 Planning District: Planning District 4. The Comprehensive Plan specifically calls out this area, as it states, "the future use of the Hosterman School site is an opportunity for \redevelopment of thissite if the School District becomes interested in selling the -property. The Nor Education Center has been built on the property and theCq recently purhased the Winnetka Learning Center property for the purpose of redtwlopment. IV. Background The applicant is under contract to purchase the former Winnetka Learning Center site for the purpose of subdividing the property to create a 60 -unit residential neighborhood. The eastern portion of the site will be platted to accommodate 31 detached association -maintained homes; the western portion will be platted to accommodate 29 single family homes. The requested Conditional Use Permit (CUP) for a Planned Unit Development (PUD) will allow the applicant flexibility to rezone the property and adjust setbacks, lot widths and lot area requirements to meet their design, layout, and density needs. It should be noted that in March of 2014, Centra Homes applied for, and was granted, a Comprehensive Plan amendment to re -guide the area from Public and Semi -Public and Commercial to Low Density/Medium Density Residential. Accomplishing this will enable Centra Homes to construct the single-family housing development. Centra Homes also made application in August of 2014 for a preliminary and final plat, rezoning and CUP for a PUD. After analysis of soil borings conducted on the property, it was determined that the site plan would have to be altered to accommodate some poor soils found on the property. After some consideration, Centra Homes revised the plat layout and is now confident that their current proposal will work. Centra Homes plans on applying for a final plat, as well as a vacation of some easements on the property, after they receive preliminary plat approval. Vil. Zoning Analysis A. Rezoning of Property The property is currently zoned R-1, Single -Family Residential. As part of the project, the applicants are proposing to rezone the entire property to R-2, One and Two Family Residential, in order for the plat to be more in line with the minimum lot area and lot width requirements. The applicant is also requesting a Conditional Use Permit for a Planned Unit Development in order to gain flexibility for some setbacks, lot widths and lot area requirements throughout the development. B. Plan Description J. Proposed Housing Structures Two housing types are proposed for the 60 -unit development. The first is a traditional single-family housing unit. Centra Homes will provide a variety of square footages and house styles throughout the development. These homes will have a variety of exterior materials used to provide visual interest, including the use of 30 -year architectural shingles, vinyl siding, masonry (per plan) and batten board or shakes (per plan). Each home will have multiple elevations offered to the homebuyer to provide variety through the Planning Case Report 15-02 Page 2 4/7/15 development. The choice between a two -car and three -car garage will also be up to each individual buyer. The sales price for these homes will range between $270,000 and $350,000. The second housing type functions as a detached townhouse, as they are smaller single- family homes on smaller lots. These houses will be governed and maintained by a set of Home Owners Association by-laws. Centra Homes will offer a variety of housing types as well, with similar uses of building materials and exterior elevation changes as found in the traditional single-family houses. The sales price for these homes will range between $225,000 and $275,000. 2. Lot Requirements (Building Placement, Lot Size) The required and proposed setbacks and lot requirements are shown below: The proposed lot areas and lot widths shown above represent the most extreme instances in which some of the lots would not be in compliance with the ordinance. The requirement for the CUP for a Planned Unit Development is required to give flexibility for those lots that would be unable to meet the minimum code requirements. 3. Proposed Preliminary Plat The applicant is proposing to subdivide the former Winnetka Learning Center property into 29 single-family lots and 31 association maintained properties, and will be naming the development "Parkview". The 29 single-family lots will be a traditional setup, with differing models that offer three -car garages if desired. The 31 association maintained units could be best described as "detached townhomes", as they will be placed on smaller lots and will be governed by a Homeowner's Association and by-laws. The proposed Preliminary Plat indicates that each lot will have the required 10 -foot drainage and utility easement straddling the property lines. An oversized storm water Planning Case Report 15-02 Page 3 4/7/15 R-2 District (Traditional Single -Family) R-2 District (Association Maintained) Required Proposed Required Proposed Front Yard 25 feet 25 feet 25 feet 25 feet Side Yard — Interior 10 feet (5 feet along garage) 7.5 feet 10 feet (5 feet along garage) 7 feet Side Yard — Corner 20 feet 25 feet 20 feet 25 feet Rear Yard 25 feet 40 feet 25 feet 35 feet Lot Area 8,400 SF 8,397.9 8,400 SF 5,000 SF Lot Width 70 feet 65 feet 70 feet 40 feet The proposed lot areas and lot widths shown above represent the most extreme instances in which some of the lots would not be in compliance with the ordinance. The requirement for the CUP for a Planned Unit Development is required to give flexibility for those lots that would be unable to meet the minimum code requirements. 3. Proposed Preliminary Plat The applicant is proposing to subdivide the former Winnetka Learning Center property into 29 single-family lots and 31 association maintained properties, and will be naming the development "Parkview". The 29 single-family lots will be a traditional setup, with differing models that offer three -car garages if desired. The 31 association maintained units could be best described as "detached townhomes", as they will be placed on smaller lots and will be governed by a Homeowner's Association and by-laws. The proposed Preliminary Plat indicates that each lot will have the required 10 -foot drainage and utility easement straddling the property lines. An oversized storm water Planning Case Report 15-02 Page 3 4/7/15 pond and an infiltration basin will be placed on Outlot B, which will provide adequate run- off and retention rates for a project of this magnitude. Public streets will traverse through the traditional single-family portion of the development and, and Outlot A will provide the location of a private drive that will encircle a portion of the association maintained lots. Throughout the preliminary plat, the applicant is requesting undersized lots related to both lot width and lot area. As stated previously, the applicant has requested a CUP for a PUD in order to gain flexibility from the minimum code requirements in these areas. PARK DEDICATION. Park dedication fees are required for all new subdivisions. In lieu of land dedicated to the city for the sole purpose of building a park, the applicant would be responsible to provide the city a cash payment of $1,500 per single-family housing unit. The proposed development includes 60 units and a park dedication fee of $90,000. 4. Circulation, Access, Loading, Traffic and Emergency Vehicle Access The plat indicates the creation of a public street to access all of the single-family units and a portion of the association maintained units. The applicants have requested the use of a private drive to serve a portion of the association maintained units. West Metro Fire -Rescue has reviewed the plans and is satisfied with needed turning radii. to gain access to all the units in the proposed development. 5. Pedestrian Access The proposed site plan indicates a sidewalk system placed on the south and west sides of the public streets throughout the development. The developer proposes one sidewalk connection from Winnetka Avenue north side of the association maintained units. Staff will require a second sidewalk connection to Winnetka Avenue near the southern end of the association maintained area. 6. Parking The requirement for single-family housing developments is to provide a minimum of one enclosed and two open spaces for parking. The traditional single-family lots will have a minimum of a two -car garage with the option to add a third stall, and will also provide the required open parking spaces in front of the garage. The association maintained units will also be equipped with a two -stall garage and will have adequate space in front of the garages for two open spaces. A concern from the Design & Review committee was regarded guest parking for the association maintained units, as the lot sizes are too small to accommodate extra parking. Centra Homes has indicated that they will provide on -street parallel parking spaces around the north and south side of the private drive "loop" to help provide for extra parking. The private streets along the areas that will include parking will be required to be widened to 32 feet in width. Planning Case Report 15-02 Page 4 4/7/15 7, Landscaping The submitted landscape plan shows a utilization of a variety of new trees throughout the development, meeting the minimum code requirements. The developers indicated that their intent is to add more landscaping once they figure out the final grading patterns throughout the development. Staff requires that the final landscape plan will indicate where the added landscaping will be placed in order for it to be incorporated into the development agreement. S. Street Lighting Street lights will be placed per specification from the New Hope Public Works Department. 9. Signage At this time, the applicant is not proposing any monument signage for the subdivision. 10. Utility Plan The proposed Preliminary Plat includes locations for drainage and utility easements that appear to meet the minimum requirements of the city's subdivision ordinance regulations. The City Engineer will review the plans to ensure that the specific location and size of each easement is adequate for carrying specific utilities or drainage. Staff recommends that all water services leading into the house be located outside of the driveways. It should be noted that there are existing drainage and utilities easements on the site that need to be vacated. Per the applicant's request, these vacations will occur during the Final Plat approval process. 11. Storm Water Management The applicant will be constructing an oversized storm water pond with an infiltration basin towards the north end of the development. It is anticipated that the storm water pond will serve the proposed development, along with taking on excess storm water from Wisconsin Avenue, the North Education Center, and other properties to the north. For this reason, the City of New Hope will own and maintain the pond. It is hopeful that the oversizing of the pond will help alleviate some of the storm flooding issues that the area has experienced in the past. Centra Homes has submitted their application to the Shingle Creek Watershed Commission (SCWC) and it is currently under review. The next Commission meeting will be held on May 9, 2015, at which time the SCWC will act on the matter. Being that the applicant is submitting an application for the Final Plat for the proposed subdivision to the May 26, 2015 City Council meeting, the timing of the SCWC review is not a concern of city staff. PIanning Case Report 15-02 Page 5 4/7/15 12. Snow Storage City Code requires that 10% of the area of removal for snow must be dedicated to the storage of said snow. The developer took this into consideration when designating the areas just north and south of the "loop" road around the association maintained housing units for snow storage. The applicant calculated the required amount of snow removal needed for the development and determined that the area indicated on the site plan would exceed this amount. In the event that the snow storage exceeds eight feet in height, the homeowner's association will be required to remove the snow from the property. C. 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. Rezoning Any request to change the zoning classification of i property requires City Council approval. Criteria. The Planning Commission and City Council shall consider possible effects of the proposed amendment. Its judgment shall be based upon, but not limited to, the following factors: (1) The character of the area has changed to warrant consideration of an amendment. Findings. Historically, the area was zoned R-1, Single -Family Residential to accommodate Hosterman Jr. High School and the Winnetka Learning Center, both school uses. Since the inception of this zoning district, the area has changed, including the introduction of higher density residential projects and an influx of commercial uses along Winnetka Avenue. The Centra Homes proposal incorporates single-family homes and a higher -density single-family housing product. The need for the zoning amendment is to accommodate the redevelopment of the vacant school building and provide more housing opportunities in the city. (2) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official city comprehensive plan. Planning Case Report 15-02 Page 6 4/7/15 Findings. The Comprehensive Plan specifically calls out this area, as it states, "the future use of the Hosterman School site is an opportunity for redevelopment of this site if the School District becomes interested in selling the property." The North Education Center has been built on the property and the City recently purchased the Winnetka Learning Center property for the purpose of redevelopment. 3. Conditional Use Permit (Planned Unit Development) Criteria. The Planning Commission and City Council shall consider the possible adverse effects of the proposed conditional use. In determining whether to approve or deny a conditional use permit, the City Council and Planning Commission shall find that the conditional use permit complies with the following criteria. The burden of proof demonstrating compliance with the following criteria shall be the responsibility of the applicant. (1) Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official comprehensive municipal plan of the city. Findings. The Comprehensive Plan specifically calls out this area for redevelopment and the proposed PUD would help ensure that the redevelopment takes place. (2) Compatibility. The proposed use is compatible with adjacent present and future anticipated land uses. Findings. The proposed use is a new single-family neighborhood and will be compatible with the types of uses that surround it, which includes other single-family neighborhoods. (3) Performance standards. The proposed use conforms to all applicable performance standards outlined in the Zoning Code. Conditions of approval will ensure that the proposed PUD meets the minimum requirements as outlined in the Zoning Code. (4) No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is proposed. Findings. It is anticipated that the proposed use will increase the properties values in the area. (5) Zoning district criteria. In addition to the above general criteria, the proposed use meets the criteria specified for the various zoning districts. Findings. Staff has concluded that the proposed use complies with all other zoning district criteria. D. 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. Planning Case Report 15-02 Page 7 4/7/15 E. Approval 1. Type of Approval a. Subdivision and platting b. Rezoning c. Conditional Use Permit 2. Timeline a. Date Application Deemed Complete: }March 27, 2015 b. End of 60 -Day Decision Period: May 26, 2015 c. End of 120 -Day Decision Period: July 25, 2015 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 under contract to purchase the former Winnetka Learning Center site for the purpose of subdividing the property to create a 60 -unit residential neighborhood. The eastern portion of the site will be platted to accommodate 31 detached association -maintained homes; the western portion will be platted to accommodate 29 single family homes. The requested CUP for a PUD will allow the applicant flexibility to rezone the property and adjust setbacks, lot widths and lot area requirements to meet their design, layout, and density needs. IX. Recommendation Staff recommends approval of the preliminary plat, the rezoning of the property from R-1, Single - Family Residential to R-2, One and Two Family Residential, and a Conditional Use Permit for a Planned Unit Development for Centra Homes, as the redevelopment of this area will meet many of the stated goals in the Comprehensive Plan. Preliminary Plat Staff finds that the proposed 60 -unit subdivision 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 $90,000.00 prior to recording the final plat. 2. The plat and title is subject to the review and approval of the City Attorney. Conditional Use Permit / Planned Use Development Staff recommends approval of the Conditional Use Permit for a Planned Unit Development subject to the following conditions: Planning Case Report 15-02 Page 8 4/7/15 1. The site is rezoned to R-2 and through the approved conditional use/planned unit development, the following minimum standards shall apply to the proposed lots: Traditional Lots, Including Block 1, Lots 1-4 and Block 2 and Block 6: Minimum Lot Area 8,400 square feet Minimum Lot Width 65 feet Setbacks: Front Yard 25 feet Side Yard -Interior 7.5 feet Side Yard -Corner 20 feet Rear Yard 25 feet Association Maintained Lots Including Block 2 Lots 5-11 and Blocks 3 4 and 5: Minimum Lot Area Minimum Lot Width Setbacks: Front Yard Side Yard -Interior Side Yard -Corner (on public street) Rear Yard 5,000 square feet 40 feet 25 feet 7.5 feet 20 feet 25 feet 2. The houses constructed within the subdivision shall be consistent with models provided by the applicant and approved with this Planned Unit Development. Alternative models may be approved by city staff, provided they offer similar finished floor areas, meet all required setbacks, and maintain the exterior finishes of the approved models. 3. To accommodate on -street parking on the north and south sides of Block 4, the minimum street width in these areas shall be increased to 32 feet in width. 4. Outlot A shall be owned by both the association and by each lot in the association, each owning an equal and undivided share of the outlot. 5. The applicant shall install a second sidewalk connection to the Winnetka Avenue sidewalk aligned with the south edge of the southern private street. The applicant shall also install a pedestrian ramp and a striped crosswalk connecting the 55th Avenue sidewalk to Begin Park. The location of said crossing shall be approved by the City Engineer. 6. The applicant shall provide a revised landscape plan and details that include: Planning Case Report 15-02 Page 9 4/7/15 a. The rear yard screening of double frontage lots in Blocks 1 and 3 along 50th Avenue. b. A provision of two trees per lot in the traditional lots with property owner flexibility in the placement of the trees. c. A provision of a typical association maintained lot landscaping plan that locates front yard trees and foundation plantings. Front yard trees cannot interfere with driveway locations or utility services. 7. The City Engineer and Public Works shall review and approve the utility, grading, and drainage plans and approve the proposed utility and drainage easements related to location and size. 8. The applicant shall provide a description of existing easements to be vacated. 9. The applicant shall expand the snow storage area to reflect the expanded private street width and to provide 10% of the total paved area of the association maintained homes, including private streets with parking, sidewalks, and driveways. A snow removal plan shall be included if the snow storage area is overwhelmed with snow piles in excess of eight feet and/or snow storage encroaching into adjoining lots. 10. The applicant shall adhere to all of the City Engineer requirements as outlined in the Stantec Letter dated 4/2/2015. 11. The applicant shall adhere to all of the West Metro Fire and Rescue requirements as outlined in the letter dated 3/18/2015. 12. The developer shall enter into a development agreement and a Planned Unit Development agreement with the approval of the Final Plat. Attachments: Application ! Planning consultant memorandum (April 2, 2015) • Applicant narrative • Location Map * Preliminary Plat, Site Plans, Snow Removal Plan • Stantec (City Engineer) Letter (April 2, 2015) West Metro Fire and Rescue memorandum (March 18, 2015) Design and Review Committee notes (March 19, 2015) Planning Case Report 15-02 Page 10 4/7/15 li• IEW APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No. 15 -02 - Planning 5-OZPlanning Deadline 3_ 1 3 -- i 5 Receipt No. ✓ 10000 s 000r vl f 2 Received by .3 4 Basic Fee Deposit R.ez-onine+ $400 #000 GU P 32.S A 900 sued.+Plat Li 00 900 Ply 325' 325 1,450 Name of Applicant: L e-^)-r2{L N&OV'!s' Giz Phone: 7 - 7 %Z -100Z> Applicant Address I [QC) Izo 31li sow Old {,c]_ 1«I pLSA2 S5133 �} '/ 7 Street Location of Property: 4-W ; � n.re,-rkA PID: O� - � �j r q7 ' � Legal Description of Property: See-, OWNER OF RECORD Address: q q o Home Phone: IN Name: 6 f LOIN -TIN J J eQ w go Me w 4 Work Phone: 7(,-S' �-Si 51Oa Applicants nature of Legal or Equitable Interest: l.A N tae X ��T,�}i. �7' To Type of Request: (pertaining to what section of City Code) Fax: S13 io u Please outline Description of Request: (use additional pages if necessary) Why Should Request be Granted: S6 -e-,4 ewe (attach narrative to application form if necessary) r,in mmn-,= CNAIIAIR5hAI4F` ITTrhACLP1.—inn f— lM 1Q1 e - L/ 75 ' N! 0R`114WEST ASSOCIATED CON. SULIANTS, INC. 4840 Olson Memorial Highway, Suite 202, Golden valley, MN 55422 Telephone: 753.231 .2555 Facsimile: 763.231.2581 planners@nacplanning.com MEMORANDUM TO: Jeff Sargent FROM: Alan Brixius DATE: April 2, 2015 RE: New Hope — Parkview Rezoning and Preliminary Plat FILE NO: 131.01 15.02 BACKGROUND The New Hope 2030 Comprehensive Plan identified the Hosterman Junior High School site as a residential redevelopment target site. With the availability of the Winnetka Learning Center property, the City of New Hope solicited residential developers to partner with the City to redevelop both of these properties into a residential neighborhood. Consistent with past concept plans developed by Centra Homes and reviewed by the City, Centra Homes has now submitted a development application to facilitate the proposed redevelopment of the property. Rezoning. Rezoning the property from R-1, Single Family Residential to R-2, Single Family and Two Family Residential. This change of zoning will limit the proposed development to single family detached units. The R-2 zoning is more consistent with the proposed lot sizes of the traditional single family lots within the proposed subdivision. Conditional Use/Planned Unit Development. The proposed subdivision will offer two types of housing products. The western portion of the plat will be traditional single family lots. These lots will all meet the minimum R-2 lot area of 8,400 square feet, however, the applicant will be seeking flexibility in lot width and side yard setbacks through the conditional use/planned unit development. The eastern portion of the subdivision consists of 31 association maintained single family homes. Within this portion of the subdivision, lots range in size from 5,000 to 8,271 square feet with minimum lot widths of 40 feet. The applicant is requesting the conditional use/planned unit development to allow flexibility in lot size, side yard setbacks, and the creation of a private street that will serve 15 of the association maintained lots. Preliminary Plat. The applicant is also requesting a preliminary plat that will create the lots, establish and dedicate the public streets, and dedicate required drainage and utility easements. REZONING Section 4-32(c) of the New Hope Zoning Code outlines the following criteria to be considered for a proposed zoning map amendment: 1. The character of the area has changed to warrant consideration of an amendment. Comment: This site has been targeted in the New Hope Comprehensive Plan for redevelopment. With the purchase and demolition of the Winnetka Learning Center, the character of the area has changed. The proposed rezoning from R-1 to R-2 is not a substantial change in zoning in that the allowed land use is still limited to single family residential dwellings, however, the R-2 District permits a smaller lot size that is being proposed by the applicant. The R-2 zoning will offer a land use and neighborhood design compatible with surrounding neighborhoods. 2. The proposed action is considered in relation to the specific policies and provisions of and has been found to be consistent with the official City Comprehensive plan. Comment: In review of the Comprehensive Plan, we offer the following findings: In 2014, the City amended its 2030 Land Use Plan changing the land use designation of the HostermanAtVinnetka Learning Center site from public/semi-public land uses to low/medium density residential. With this change, the proposed subdivision and R-2 rezoning is consistent with the City's Land Use Plan. The Comprehensive Plan identifies the Hosterman site as a redevelopment target area. The proposed subdivision fulfills the redevelopment objectives of the City. The proposed rezoning is consistent with the following goal and policies of the New Hope Comprehensive Plan: Residential Goals Goal 9: Provide a variety of housing types, styles and choices to meet the needs of New Hope's changing demographics. AA Policies: • Through infill development and redevelopment efforts, increase life cycle housing opportunities not currently available within the City (i.e., move -up housing, single level homes). • Continue to provide a variety of housing options affordable to a broad range of household income levels. • Accompany all residential development with adequate accessory amenities such as garages, parking, open space, landscaping, and recreational facilities to insure a safe, functional, and desirable living environment. Goal 2: Maintain and enhance the strong character of New Hope's single family residential neighborhoods. Policies: • Examine City development regulations to provide greater development flexibility for single family homeowners. • Prevent the intrusion of incompatible land uses into low density single family neighborhoods. • Promote owner occupancy of New Hope's single family housing stock. In review of the rezoning request, staff believes that the change in zoning from R- 1 to R-2 District meets the aforementioned criteria for considering a zoning map amendment and recommends approval of the rezoning request. CONDITIONAL USE 1 PLANNED UNIT DEVELOPMENT 1 PRELIMINARY PLAT The proposed R-2 zoning limits the allowed uses within the district to single family dwellings. This district also allows for a planned unit development (PUD) by conditional use permit (CUP). The purpose of the CUP/PUD is to allow flexibility in the zoning district standards related to lot area, lot width, setbacks, etc. in an effort to create integrated, coordinated neighborhood design. The CUP/PUD will be evaluated in conjunction with the preliminary plat to avoid redundancy in the plat review. Lot Area. The R-2 Zoning District has a minimum single family lot area of 8,400 square feet and a minimum lot width of 70 feet for interior lots and 90 feet for corner lots. Traditional Single Family Homes. A total of 29 traditional single family lots are proposed to overlay the western area of the site. Lots in this area range from 8,400 square feet to 28,991 square feet, with an average of 10,600 square feet with a minimum 65 foot lot width for interior lots and 85 foot corner lot widths. 3 The applicant is requesting a narrower lot width than the R-2 District standards through the CUP/PUD. In exchange for the lot width flexibility, the applicant is proposing five housing models with dimensions to fit the narrower lots with space to spare for proper building siting. These homes range in floor area from 2,585 to 3,990 square feet with a variety of floor plans. Each model offers a two car garage with a number of models offering an option for a three stall garage. Association Maintained Homes. A total of 31 detached single family homes are proposed to overlay the eastern area of the site. Lots in this area typically measure just over 5,000 square feet in area and exhibit 40 foot lot widths. The applicant is requesting flexibility from the R-2 lot area and width standards to accommodate this new association housing product. The applicant is proposing four detached single family home models having a 25 foot width to fit the proposed association maintained lots. Setbacks. The following is a summary of required and proposed setbacks. As shown above, proposed side yard setbacks (7.5 feet and 7 feet) do not meet R-2 District setback requirements. Flexibility from such setback requirements can however, be accommodated via the CUP/PUD. Blocks. The block design responds to the location of existing streets and adjoining land use patterns. In this respect, the block design satisfies the New Hope Subdivision Regulations design standards. Streets. The proposed public street configuration meets the City's Subdivision Regulations standards. Street connections are made with 56th Avenue and Wisconsin Avenue at the northwest corner of the subdivision, and with Virginia and Utah Avenues to create full intersections with 55th Avenue on the south edge of the subdivision. The public street will be platted with a 60 foot right-of-way meeting City standards. The eastern portion of the subdivision is proposed to be accessed via a private street. The applicant's utility plan shows the private street having a 31 foot width on both the north and south edges of Block 4, and 24 foot widths along the east edge of Block 4. In review of the proposed private street, we raise the following issues: E i R-2 District i R-2 District (Traditional Single Family (Association Maintained Homes) Homes Required Proposed Required Proposed Front Yard 25 feet i 25 feet 25 feet 25 feet Side Yard - Interior 10 feet E 7.5 feet 10 feet 7 feet (5 feet along (5 feet along garage) garage Side Yard - Corner 20 feet 25 feet 20 feet 25 feet Rear Yard 25 feet 40 feet 25 feet 35 feet As shown above, proposed side yard setbacks (7.5 feet and 7 feet) do not meet R-2 District setback requirements. Flexibility from such setback requirements can however, be accommodated via the CUP/PUD. Blocks. The block design responds to the location of existing streets and adjoining land use patterns. In this respect, the block design satisfies the New Hope Subdivision Regulations design standards. Streets. The proposed public street configuration meets the City's Subdivision Regulations standards. Street connections are made with 56th Avenue and Wisconsin Avenue at the northwest corner of the subdivision, and with Virginia and Utah Avenues to create full intersections with 55th Avenue on the south edge of the subdivision. The public street will be platted with a 60 foot right-of-way meeting City standards. The eastern portion of the subdivision is proposed to be accessed via a private street. The applicant's utility plan shows the private street having a 31 foot width on both the north and south edges of Block 4, and 24 foot widths along the east edge of Block 4. In review of the proposed private street, we raise the following issues: E Section 4-34 (PUD Section) of the New Hope City Code requires a 25 foot width for private streets. 2. The applicant has provided for guest parking per the direction of the Design and Review Committee within the private street design on the north and south edges of Block 4. This private roadway is dimensioned at 31 feet. The City parking standards require an 8 foot stall depth for parallel parking and a 24 foot drive aisle. The private street should be expanded to 32 feet widths to meet these parking dimension standards. 3. The private street will be located within Outlot A which also includes landscape areas along Winnetka Avenue. This outlot will be owned and managed by the association. After the housing market collapse of 2008, a number of residential associations also collapsed and association -owned common areas went tax forfeit. To avoid the potential of having this happen, we would recommend that in addition to association ownership, each lot in the association own an equal, undivided interest in the outlot to ensure continuity of ownership. Sidewalks. Sidewalks are being proposed along the south and west sides of all public streets. These sidewalks are shown at five foot widths which meet minimum code. The site plan provides a sidewalk connection between the northern private street and Winnetka Avenue sidewalk. Staff recommended a sidewalk connection also be provided between the southern private street and Winnetka Avenue for the convenience of the residents in this area of the subdivision. The applicant does not wish to install this second connection, citing that they do not want too much pedestrian traffic on the private streets. Staff disagrees with the applicant's findings for the following reasons: 1. Staff has not recommended off-street sidewalks along the private street assuming the traffic would be limited to only the homes having access to the private street. This limited traffic will allow the pedestrian and automobile traffic to coexist. 2. The second sidewalk connection onto Winnetka Avenue will not Increase pedestrian traffic to the private street. This connection is to provide a shorter, convenient access to the Winnetka sidewalk for residents in the southern portion of the subdivision. For residents in Blocks 3 and 4, the walk to the Winnetka sidewalk will be shorter, removing pedestrians from the private streets. Staff recommends the second sidewalk connection to the Winnetka Avenue sidewalk to align with the south edge of the southern private street. This neighborhood will be reliant on Begin Park for their recreational needs. The subdivision improvements must include safe access to this park. Staff recommends that installation of a pedestrian crossing, including a pedestrian ramp and a striped crosswalk to connect the 55th Avenue sidewalk to Begin Park at a location approved by the City. Building and Design. To fit with the lots and requested setbacks, the applicant will restrict development to select housing models. The traditional homes offer five models to choose from. These models range in size from 2,585 to 3,990 square feet in floor area with unfinished basements. The traditional lots are being graded for rambler, lookout, and walkout homes. Each of the home models will offer two car garages with an option for a third stall. The association maintained lots will have four models to choose from. These models range in finished floor area from 1,974 to 2,128 square feet. All models will have a full basement. For reference purposes, the applicant has submitted example floor plans and renderings for both the traditional homes and the association maintained homes. Generally speaking, the proposed architecture, variety of finish materials, and colors of the units is considered positive and minimizes the garage -forward aspect of the design. Decks and Patios. The applicant has indicated that association maintained units will be positioned to allow 12 foot deep decks and/or patios. This is considered positive. To avoid the need for future setback variance processing, the deck locations have been identified on the grading plan, ensuring that back yard drainage is not impaired. Landscaping. The applicant's landscape pian provides planting at the periphery of the plat, front yard trees, and trees at the center of the lots at the side lot lines. In review of the landscaping plan, we offer the following comments and recommendations: _Double Frontage Lots. The City requires extra lot depth for double frontage lots to provide landscape screening of the rear yard to the street. Examination of the plat has double frontage lots in Blocks 1 and 3 of the plat. The decks associated with the homes on Block 3 extend within 22 feet of the 55" Avenue right-of-way. To provide rear yard privacy, staff is recommending the provision of a revised landscape plan that provides screen plantings along 55th Street. The applicant has acknowledged this recommendation in their narrative and has asked that the additional screening be determined after the grading is complete. The applicant should provide a revised landscape plan for City approval that addresses the screening plan for rear yards at this time. This will become a PUD development agreement exhibit to ensure its installation, number of plants, plant species, and plant sizes. The development agreement text may include the opportunity for amending the landscape plan with City staff approval if conditions warrant change due to grading. 2 2. Interior Traditional Lot Landscaping_ I he landscape plan snould provide for two trees per traditional lot with the property owner choosing locations. Front yard plantings must be located outside the City's street right-of-way and shall be located so as not to interfere with the sidewalk or utilities within the right-of-way or utilities extended to the house. With the narrowness of the lots, the tree plantings in the side yards next to the building plans raise concerns for drainage between the homes. 3. Association Maintained Homes. a. Tree plantings should be outside City street rights-of-way. b. Front yard trees must be located so as not to interfere with driveway locations and utility services to the home. C. Rather than a master landscape plan for the association maintained homes, we would recommend that the applicant provide a landscape plan for a typical association maintained lot that addresses at minimum front yard trees and foundation plantings that will be installed with each home. Easements and Utilities. The preliminary plat illustrates the proposed drainage and utility easements for the site. The individual lot easements appear to meet the City's Subdivision Regulations. The City Engineer will need to comment on the location and size of easements carrying specific utilities or drainage. The City Engineer will review and comment on final utility, grading and drainage plans. Staff is recommending that all water services leading into the house be located outside of the driveways. This will need to be coordinated with the house plans and individual lot landscaping. Existing drainage and utility easements across its site must be vacated to accommodate the plat design. The applicant must provide descriptions of the easements to be vacated and new easements must be established for these in-place utilities with the final plat. Snow Storage. The Design and Review Committee raised concerns related to snow removal and/or snow storage in the association maintained homes area. The applicant has provided a snow storage exhibit that proposed snow storage areas on both the north and south sides of Block 4. The applicant's narrative suggests that the snow storage area is well sized to equal 10% of paved area. In examining the exhibit, staff raises the following concerns: 1. The paved areas, including streets, sidewalks, and driveways total 45,649 square feet. Ten percent of this area would be 4,565 square feet of snow storage area 7 required. The snow storage exhibit shows 3,549 square feet of snow storage area. 2. It is not clear by the exhibit as to whether the street pavement area calculation includes the expanded pavement width of the private street to provide on -street guest parking. Based on the provided exhibit, it appears that the designated snow storage area is deficient. Due to the size of the snow storage area and its proximity to homes in Block 4, we would recommend that if snow storage piles exceed 8 feet in height or begins to encroach into the adjoining lots, the snow be removed. Park Dedication. Section 13-7(i) of the Subdivision Ordinance does however, specify that as a condition of any plat, replat or subdivision allowing the development of residential uses, a reasonable portion (or cash equivalent) must be dedicated to the public for park use. Development Agreement/PUD Agreement. As the plat proceeds to final plat and development plans, the applicant shall enter into a development agreement and PUD agreement that outlines all the conditions of approval, the approved plan sets, improvement responsibilities, park dedication, and provides financial securities for all required improvements. The PUD agreement that outlines the approved zoning standard flexibilities and site requirements shall be recorded with the final plat and shall be assigned to future property owners for the homeowners association. RECOMMENDATION Rezoning. Based on our review of the rezoning application from R-1 to R-2 Zoning District, we offer the following findings and recommend approval to amend the zoning map for the subject property to R-2 District: 1. The character of the site has changed to warrant the site redevelopment and the change in zoning to accommodate a single family subdivision. 2. The proposed change in zoning to an R-2 Zoning District and the proposed plat is consistent with the Long Range Land Use Plan and the stated goals and policies of the New Hope 2030 Comprehensive Plan. Conditional Use 1 Planned Unit Development I Preliminary Plat. Based on our review of the plan sets and preliminary plat dated 3-10-2015, revised 3-24-2015, we recommend approval of the conditional uselp[anned unit development and the preliminary plat subject to the following conditions: The site is rezoned to R-2 and through the approved conditional uselplanned unit development, the following minimum standards shall apply to the proposed lots. Traditional Lots Including Block 1, Lots 1-4 and Block 2 and Block 6: Minimum Lot Area 8,400 square feet Minimum Lot Width 65 feet Setbacks: Front Yard 25 feet Side Yard -Interior 7.5 feet Side Yard -Corner 20 feet Rear Yard 25 feet Association Maintained Lots Including Block 2, Lots 5-11 and Blocks 3, 4 and 5: Minimum Lot Area 5,000 square feet Minimum Lot Width 40 feet Setbacks: Front Yard 25 feet Side Yard -Interior 7.5 feet Side Yard -Comer (on public street) 20 feet Rear Yard 25 feet 2. The houses constructed within the subdivision shall be consistent with models provided by the applicant and approved with this PUD. Alternative models may be approved by City staff provided they offer similar finished floor areas, meet all required setbacks, and maintain the exterior finishes of the approved models. 3. To accommodate on -street parking on both the north and south sides of Block 4, staff recommends the minimum street width be expanded to 32 feet. 4. Outlot A shall be owned both by the association and with each lot in the association owning an equal and undivided share of the outlot. 5. We recommend that a second sidewalk connection be provided to the Winnetka Avenue sidewalk aligned with the south edge of the southern private street. We also recommend that the applicant install a pedestrian ramp and a striped crosswalk connecting the 55th Avenue sidewalk to Begin Park. The location of said crossing shall be approved by the City. 6. The applicant provide a revised landscape plan and details that include: �1 a. Rear yard screening of double frontage lots in Blocks 1 and 3 along 50th Avenue. b. Provision of two trees per lot in the traditional lots with property owner flexibility in the placement of these trees. C. Provision of a typical association maintained lot landscaping plan that locates front yard trees and foundation plantings. Front yard trees cannot interfere with driveway location or utility services. 7. The City Engineer and Public Works review and approve the utility, grading, and drainage plans and approve the proposed utility and drainage easements related to location and size. 8. The applicant provide a description of existing easements to be vacated. 9. The applicant expand the snow storage area to reflect the expanded private street width and to provide 10% of the total paved area of the association maintained homes including private streets with parking, sidewalks, and driveways. A snow removal plan shall be included if the snow storage area is overwhelmed with snow piles in excess of eight feet and/or snow storage encroaches into adjoining lots. 10. The applicant will be required to pay park dedication with the final plat approval. 11. The developer shall enter into a development agreement and PUD agreement with the approval of the final plat. 10 Updated to March 13, 2015 Application for Parkview March 27, 2015 Re: Application for Parkview Development Centra Home applied to the City of New Hope for a Subdivision and Rezoning of land at Northwest Corner of 55t`' Avenue North and Winnetka Ave North on March 13th, 2015. On March 19th we sat down with members of the Planning Commission and City Staff to review our application and get feedback regarding our plans. This memo is to review updates and changes to our application based on this feedback. This memo will go through each item to discuss specific changes, updates and concerns. Single Family Lots: The homes proposed in the Single Family Lots will provide a variety of square footages and house types. These homes will have a variety of exterior materials used to provide visual interest. All homes will have 30 year architectural shingles, vinyl siding, masonry (per plan) and batten board or shakes (per plan). Each home will have multiple elevations offered for home buyers to provide variety throughout the neighborhood. Association Sinele Family Lots: During the meeting staff there was much discussion regarding the Association neighborhood, many ideas have been discussed and we think the amended application resolves the concerns. Additional Parking was added along the north and south portion of the loop road. This area will be for parallel parking and adds great opportunity to provide additional parking for guests. The other concern was regarding how to deal snow, specifically in the high snow years. We used City code to help determine the specific amount of snow storage areas that will be needed. As detailed in the provided Exhibit, snow storage area is computed as 10% of the area of removal area. Specifically we calculated the area of private streets, plus a portion of the public street and the sidewalk as the amount of snow area needed to be removed. This total about was then multiplied by 10% to determine amount of storage area. This 10% area easily fits into the areas adjacent to the new parallel parking areas created at the north and south areas of the loop road. We also provided additional information showing how decks and patios will fit on the lots and not affect grading and drainage. The decks and patios are contemplated to be 12 feet off the rear of the homes. CENTRA HOMES www.CentraHomes.com 763-772-1000 Overall Neiehborhood: As part of our update we added additional landscaping along 551h Ave North. We also added additional landscaping screening on the North East corner of the plat, adjacent to Lot 11 Block 5. One item of discussion during our meeting was the concern of car headlights from CVS into the rear of the homes along Block in the Association Homes. After walking around this area, we feel like there will not be any headlights shining into the homes. The homes will be about 6 to 7 feet higher than the parking lot of CVS—there is a tall retaining wall in this area. Staff has asked for an additional sidewalk connection through the private street to the sidewalk adjacent to Winnetka. Currently there is one connections on the north side of the loop road. We propose to keep just the one access. We don't want too much pedestrian traffic on the private streets, thus we would like to keep just the one access. There are three items discussed during the staff memos and meetings that might need to have some additional discussion with City Council. The three items of concern are: + Widen Sidewalks from 5 feet to 6 feet * Pedestrian Ramp cut into existing sidewalk along 55th Ave North « 'Wiggle' in sidewalk along Wisconsin Ave The widening of the sidewalk from 5 feet to 6 feet is a cost that has not been contemplated in the agreement and negotiations with City Council. The sidewalk change in 55th Ave and Wisconsin Ave are really off site fixes. If each of these items are very important to the City, we are willing to work closely to come up with a solution. We can see two options, discuss the cost impacts of these items with the City Council or work out a credit against the Park Fees that will be due when development begins. If there are other options please let us know, otherwise these changes are not part of our application. Our current plans does not show a specific update to the landscape screening along 55th Ave North. Many lot back up to 55th Avenue and we agree with Staff that additional screening should be done along this area. We agree to provide additional 15 trees than shown on the plan to this area. Our experience has been we are better off waiting until grading is complete before determine the exact number of trees. We have enjoyed working with Staff on development of this property and look forward to creating a new neighborhood in the City of New Hope. Sincerely, David Pattberg Centra Homes, LLC CENTRA HOMES., www.CentraHomes.com 763-772-1000 Sinale Family Block Lot Area (s.f.) 1 1 10,965 2 8,707 3 8,707 4 8,400 5 8,400 6 11,064 7 28,991 8 10,471 9 9,161 10 9,557 11 11,052 12 12,451 13 17,834 2 1 12,424 2 8,963 3 8,405 4 10,991 6 5,008 1 8,404 2 8,437 3 8,438 4 8,557 5 13,951 6 8,821 7 9,329 8 9,110 9 8,593 10 9,428 11 9,428 12 9,497 Minimum 5,426 8,400 Maximum 11 28,991 Average 10,639 Detached Block Lot Area (s.f.) 2 5 8,271 6 5,553 7 5,266 8 5,038 9 5,000 10 5,000 11 7,375 3 1 6,833 2 5,001 3 5,002 4 5,005 5 5,021 4 1 5,016 2 5,013 31 5,004 4 5,000 5 5,008 6 5,002 7 5,002 81 5,002 5 1 5,423 2 5,486 3 5,477 4 5,469 5 5,460 6 5,452 7 5,443 8 5,434 9 5,426 10 5,417 11 8,056 Minimum 5,000 Maximum 8,271 Average 5,515 Traditional Single Family Homes (Typical) CENTRA HOMES www.CentraHomes.com 763-772-1000 Two-story Single-family Home Approx. 2,585 FSF 4 Bedrooms 2 X Baths 3 -bay Garage CENTRA HoMES 1,, Main Level FUTURE BEDROOM I BEDROOM #4 CWJNEWSUM SIEDROOK *3 BEDROOM #2 V W4,. IV W WCHANWAL UNEXCAVATED APPROX. SQUARE FEET Fimsiu.j 1,813 'Unfinished 772 lotal 2,585 H . I Upper Level FUTURE FAMILY ROOM STORAGE Lower Level Ask your Centra Homes Sales Associate how to personalize your new home! CENT HOMES ,.LL CentraHomes.com sm, —. 0 JM �A,- 6.rg. -f., T.eIfie.�._....,.,i-i.:'cr,�, -,,, �J.. I— - wA', 4-W 1-1—ro-d 6—A. mi5, ,-pm — wt 1. —1. J --y W _ky &p,,t 1b. k- ra h_ w&ky o. hil, Tb— -Tta.. ,J frj not F -d— rY. o I— OZ -0 fur-,... be i.119,6 o uJ_filj .0 and .,. rule 1, bJk d—fl— At Zfem.,t .1,= fmn MM_,a mjV a, �Al 4w i_hg kdW'd m he ,4 M"I'&A Riq th"" -1 JZ�_ .'fl. J—i. Ei� -cd- a;,J Il- —flqmk� I.* im 61i�.MW4 kn-_mg jivi, Li7GF>JMila nun has urtdeawtparl i" M -N Two-story Single-family House Approx. 2,511 FSF 4 Bedrooms 2 h Baths 2 -bay Garage Elevation B CENTRA HOMES,.,.(' Elevation C Main Level Upper Level Lower Level APPROX. SQUARE FEET DINING tss GREAF R,eX.)Nl '6W- 154' Unfinished 1,083 Total 3,594 Ask your Centra Homes Sales Associate how to personalize your new home! CENTRA HOMES CentraHomesxom IQ 4-y-" -r'.d y Zi —;-, fu— i'�! �1 0-1 A. lglli —1— M1.—!--.!67— OMIONAL iv, GARAOE CM AGE DAY G0VE;RFD PORCH Main Level Upper Level Lower Level APPROX. SQUARE FEET Finished 2,511 Unfinished 1,083 Total 3,594 Ask your Centra Homes Sales Associate how to personalize your new home! CENTRA HOMES CentraHomesxom IQ 4-y-" -r'.d y Zi —;-, fu— i'�! �1 0-1 A. lglli —1— M1.—!--.!67— .3—,'... M " iv, Two-story Single-family Home Approx. 1,929 FSF 3 Bedrooms 2 X Baths 2 -hay Garage Fle,k clicw A Elevation B CENTRA HOMES LLC Elevation C P � FAM I LY ROOM I 7-7YI 3V" Grand L Family Room Option Main Level OPTIONAL GARAGE DAY Grand Bath Option Upper Level VVI N )PIZ FOYER OVEN to Nam, 15EPROOM #2 4 13EL)ROOM #3 APPROX. SQUARE FEET Finished 1,929 Unfinished 875 Toral 2,804 Ask your Centra Homes Sales Associate how to personalize your new home! CENTRA HOMES LA., CentraHomesxom 8 F,Y h-, i�'- fty — .K., r.— ::—v—, —Y —�5., —,Iol, L�L d!!"I.. C ;—! Ily hu I CJ -j "-ZJL% ALL :.— Kn%, f." t: p 7, 7 , r. esx.jr.Z. j. �,p �—M ; .ne , C) v v cd W Two-story Single-family Home Approx. 2,377 FSF 4 Bedrooms 2 j4 Baths 2 -bay Garage EleN,ation A LIC-r-atiol-1 13 CENTRA HOMESIL, Elevation C Main Level FAMILY (ZOOM FLEX ROOM All T 1 OWNERS 5U!'iE Upper Level ii e 11.11 BEDROOM PEDROOM4 �a'8• x � zap FUTURE 6EDROOM FUTURE FAMILY ROOM Z4'x1V 4 APPROX SQUARE FEET ;sru�E Lower Level Finished 2,377 0111PY F:,'7OM O Unfinished 962 Total 3,339 Ask your Centra Homes Sales Associate how to personalize your new home! CENTRA HOMES LLC CentraHomes.com S;i:rraclue'.:r.�':s:cmia::x:res n��::Sys•�:-.: k::::s.--a:rs. n� ...- :;e.:.x:�., 4_.:.�r._1�.: ��1_ .._ - ..-��s u:i._usc.. t'_:gs'e e:: ;i am:s:.--., ,- .r.i.-.::.C:rrvr,ti a.-:s's:.;.--:•�, _:= dy d..;e {xe Ia m : r-4 ?:}'7 — _ s`.._f.,::. ^.. r^.ra,. _,-� cis rexec. sri s.::: c. a! - - je (::.Vi.•:,G•.L�I.:'.2.1.:C:. ll]IiVa'j i'.ti!.I p••Hv.:L' 1. x.. l - .Ji - - ... .. W... - '.6� .h •Ll .N.ItiC: ^'.��[Wti.�l'r:.:.�TH-R-.Y FR -G.t .l[ 5.... �...'c:.P......C1.1s. P.:-::r.^r.:i:ai:e....-_r�_�rLr_-.. 1 -5- ..-_.. -_-,0:;.:--n Two-story Single-family Home Approx. 2,713 FSF 4 Bedrooms 2 % Baths 3 -bay Garage DeN>ation A Elm,,ation B CENTRA HOMES,,. Elevation C - ----------- OPTIONAL DIhilNis 6RE87 ROOM GARAGE DAY 5TOKAGE KITCHEN FTI 19014 ICA Main Level MUDROOM - - - - I, - Luxury Bath Option J OPTIONAL GARAGE GARAOF MY Upper Level FUTURE DEPROOM FUTURE F.AllY Foom UNEXCAVATED DAY APPROX. SQUARE FEET Lower Level Finished 2,713 Unfinished 1,277 Total 3,990 Ask your Centra Homes Sales Associate how to personalize your new home! CENTRA Hows CentraHomes.com G.',' bal. DK FL,- rl d 10.1C M.P. c—;v -kwL& 2011 Cwim H— U -C." Q, -W,91 E�z4 17m,_ -j OPTIONAL GARAGE DAY 5TOKAGE FTI MECHANICAL' J� OPTIONAL GARAGE UNEXCAVATED DAY APPROX. SQUARE FEET Lower Level Finished 2,713 Unfinished 1,277 Total 3,990 Ask your Centra Homes Sales Associate how to personalize your new home! CENTRA Hows CentraHomes.com G.',' bal. DK FL,- rl d 10.1C M.P. c—;v -kwL& 2011 Cwim H— U -C." Q, -W,91 E�z4 17m,_ -j Association Maintained Homes (Typical) CENTRA HOMES. www.CentraHomes.com 763-772-1000 4 CENTRA HOMESC CentraHomesxom Bedrooms: 3 — 5 Baths: 2 Garage Bays: 2 Fin Sq Ft: 2,064 -- 2,116 Spacious and Open Living/Dining Areas Four Bedroom Option Owners' Suite with Dual Walk -In Closets Convenient Second -Floor Laundry CENTRA Hams CentraHomes.com Sellerreservts therightro mAc do.. jectw chmwgrswitho ,wf,-,Map%Plmnamllartdsrl�piag and elew�iw�rcodena@s are no sco:x ps,are vol toscalc and may not acnuately dopwt lho hordes or home sites asthey arelntih. l7xsx Mucstnuionamay depki options and feataes dmtaro not aurmlird anall Games. Qptimwl features my W iaaladed at additional mst and arc snbjimt to rwnslnw'kn scheshile deadlE ms. All refemmes to sgnam footage am appm)dmate and vwy ray with cic akans. Danenums and square footage eakulatims me made using arddtecumd mesummems. Rome site fw.i and walk; not be inciuded in the azul ifinrl ng may pmehtar,. roled, wilEraryererding the sia arntlocation of.he Game site. Extetiortrz�n>ents, window lacatiasrand mom wn4'igumtionstmy vary with elevation. Motel imctiar di=ating, landm—.OM kwing and mheramrniti®amfor dispby proposes only. Ad is for illustrative purposes only and is riot pan ofn legal contract Phase ask sates asseciate for complete details. Copyright 201 S. Centm Homes. LLC, MN Buildrr Lkcti AW638831 Llfeciiw 2.2411 S. Pyoal RoasiogOppornmity. r CENTRA HOMES ,� CentraHomesxom Bedrooms: 3 — 4 Baths: 2'/z Garage Bays: 2 Fin Sq Ft: 2,076 — 2,128 i Spacious and Open Living/Dining Areas Four Bedroom Option ' Owners' Suite with Dual Walk -In Closets Convenient Second -Floor Laundry �LC�7 a v B13IRLIUM3 0EDF.CK04 9 WrN;iW, IV -Tr fr ^i l F-7�7 mc fl+TR-zt,, CENTRA HOMES CentraHomesxom Seller tcaervcs the sightromske changes orma"'i i. to a plans, on s,spmjficahs, mateeials,features -A-I— without notice. Prices ate subject to ehnngm without notice. Maps,plans mid landscaptug and elevation renderings ateattista concejsa, are not to scale and may not socuratcly depict the homes ar hone Sites "they are Wilt. These illustrations may depict options and features that are not standud on all homes. Optional features maybe included at additional coat and are subject to construction schedule deadlines. All references to square footage arc uPpmsimav and may qty with elevations. Dimensions and square footage calculations are made using architecuana msssutemeraa [{ane site Fencing and walls may not be ineluded in the pmnhage, mid ifineludnf, will vary—ding the size and location oftho home site. Exterior treatments, window locations and room configurations may vary with elmnitio n. Model interiar decorating, landscaping, fl n jag and otheramenities are for dispiny purposes only, Ad is for ihmnspveptupoaes onlyand is not part ofa It -gal contract. Ple ask sales associatefar complete dctniis, Copyright 2015. Cama Homes, LLC. MN lluildrr License ABC63gg32. Effective 2,2445. Equal Noosing Oppmbmity. y CENTRA HOMES LLC CentraHomes.com Bedrooms: 3 13111175: 3 I y GAF- gr, 13aYS: _2 Fin Sq Ft: 1,974 Spacious and orcti, Living. -Dining Arms Mud Roam with Closct O nl!�` Suite Willi Walk-in Closet Convenient Second -Floor Laundry CENTRAHOMESUIC GentraHomesxom M lk Saureserrea the right to mole cbanget armodific-atio-m plans,maps.specifitattons, nratedals,fcattnesand eolorswithoa neitiix.Prices are subject to ehatgeswithoutnotiee. Maps,pbrm and landscaping mid ole don renderings sm artist's concegrs, arc nm m accurately m scale and may not ately depict the homes home sites asshry inbuilt. These illustrations may depict options and features that we not standard on all homes. Optional &atures maybe included at additional cost and are subject m omstiuefion schedule deadlines. All references to aquae footogo ate approximate and may vary with elevawna Dimensions and sgnme Footage calculations are male using anaM ecmtal toawWw mcasunxnems. Home site Fencingand watCs may rrm be included in the purchase. and ifinclutled, will vary according the aiaand lawtion oFthe home site. Exterior teeabnents, wmdaw locatiotus and room conftv�tmliensmey nary, ar *n�mw with elevation. Model interior decorating, landscaping, fencing and colter atnrna tes aro for display pmposcs only. Ad is for illustrative purposes only and is not part ofa legal contract Please ask sales associate, for complete details. Copyright 2015, Ccrrtm Flmncs, LLC, MN Builder l-icrnsc RBC638832. Etfeeuvr 1126!15. Equal Housing Oppommity. Bedrooms: 3 Baths: 2'/z Garage Bays: 2 Finished Sq Ft: 2,119 Open Floor Flan Spacious Owners' Suite with Sitting Rooth Convenient Second -floor Laundry Side Window Trim and Trim Boards Included When Side of Home is Facing a Street CENTRA HOMES CentraHomesxom CENTRA HOMES LLC CentraHomes.com 5ellerr a es thcrighl to tnakecha11611 ormadif stions m plwn;, maps. specifications, materials, features and calerswithotu entice Noes suhjecltu chungss withoutnotice.Maps, plans mid landscopingandelewtion renderings jg meartist's end, arc not to scale and tnay not accuraraly depict the homes m hwne sites as they arc built. These illustrations mdy depict options mil rcuturas that are not standard on all homes. Optional featrurcsmay be included at additional cost and me subject to construction schedule dandlines. All references to square footage are approximate and dray vary with elevations. Dimensions and squ rm footage calculations an: made using architectural mcaauretnrnts. Home site fencing and walls may not be included miho purchase, and Mucha" will varyacca ding the sb:c and Idcntiou orthe home site Enteriertteatment%wmdoee locationsand mom configurations may vary c�wrvwn with elevation. Modcl interior dectuating, landvcaping, fencing and other mocanies ore for display purposes anly.Ad is forilhruritivepurpuma only and is rid part of a legal contract Please ask sales anociala for complete derails. Copyright 2015. Contra Homc& LLC. MN Builder License#HC638832. Effcxdw 126/15, Equal Housing Opportunity. Centra Homes - "Parkview" Location Map hC 2 1 5 1--1 Y•7 Y r Yi- C...1w Ai. Yl �' } W11 aM RS' � 'J66 •. i nt stiff �' �M .� A�'* � {'�} i,�`�'P �, • lf... k4 as r .,� rI too l gi.lW X l p �p 11aA J�_-Y•Y- RwY .. I F �.Y ✓' �lv .} ill Y�1 -. �� � esM x- em .�. I ru •'lpl rrt Mf1 lar ;;� �. � l—i ar. fQ. .w:. ,c' w 66, ri1 H. , JY 1@ '�! W' ni 4 � y �W ••l SF'. 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PARKVIEW \ New Hope, Minnesota N i � \" --------- ------------ --) ------------------- AI��ro���v�v��. j \} P° o ce o o a�o o y 1 EXSTING POND N O � e t x e-. laer Be Y TE E A�.N e 8 VICINITY MAP NOT TO SCALE I t' �� "pl C--,- .,�1a1 I +� �� _ I Baa °000°o°°o°�t°° °off I P O N D sex I OUTLOT B I `I 1 � I 1 Sr-v� 9 6 10 0 IE 12 s2T 8 S 13 10 R --- em Z_ 0 5 ¢ZIl r V z !II I 5¢' it I I I I II ' i m I Ii, I 12 0 ® STS -5 1 2 3 4 5 6 7 S 9 10 11 O % I I e S -4 I I I I � r I i ? STREET A OUTLOT A i I I I � — 1 11 1 z —9 10 9 2 2 Fa- oe 4 5 3 ® 6 2 7 1 $ I I r I i OUTLOT A 3 7 STREET A - �I-_-�-'-----I 'l IT - _ mut ------___-_ --'----------- 09r1.- 1 8I�'!'�dDr EJC 1. COVER D 25 50 100 2. EXISTING CONDITION`S 3. PRELIMINARY PLAT ON FEET) 4. REMOVALS PLAN 5. PRELIMINARY SITE & BENCHMARKS UTILITY PLANS 1 - TOP NUT HYDRANT SOUTHEAST 6. PRELIMINARY GRADING & OUADRANT OF VIRONIA AVE N. AND EROSION CONTROL PLANS 55TH AVE N. ELEVATION: 92,.39 7 & S. DETAILS 2. TOP NUT HYDRANT SOUTHEAST QUADRANT OF YASCONSN AVE N. AND L1. LANDSCAPE PLAN 55TH AVE N. ELEVATION: 916.27 L2, LANDSCAPE DETAILS v N 01 n Z W O• n Y lU W � ox C J LL Umayj, z y O S o z o d DI O 4 r m a N �: W g W �m CL > Y= O d z Jz„�i �U, W N o z O=� 0 F o a c W i U REVISIONS 1. 03/24/15 Rw pf.' clty wlrinlBrits 2. 3. 4. 5. 6. DRAWN BY: ,,C DESMUED BY: WK ISSUE DATE: 03/10/15 I Mraby —r 11 bI.IML p..,.-d.-5en .p.R—pnp.r by me —,d., my Chart c,p,,Nlpp ice tMt, — a Ayly Lr—dpromsslonal EmW-,.pear tea Wm pb tee Sbebe pr N —b, Nem-: Rrlan F. K -lila, P.E. SippaWm: 4r.`i f Det.:03l10lLSDrlS U.n. is 25317 1 of $ sr -,o 6 2 3 4 4 3 5 I�A- - �I-_-�-'-----I 'l IT - _ mut ------___-_ --'----------- 09r1.- 1 8I�'!'�dDr EJC 1. COVER D 25 50 100 2. EXISTING CONDITION`S 3. PRELIMINARY PLAT ON FEET) 4. REMOVALS PLAN 5. PRELIMINARY SITE & BENCHMARKS UTILITY PLANS 1 - TOP NUT HYDRANT SOUTHEAST 6. PRELIMINARY GRADING & OUADRANT OF VIRONIA AVE N. AND EROSION CONTROL PLANS 55TH AVE N. ELEVATION: 92,.39 7 & S. DETAILS 2. TOP NUT HYDRANT SOUTHEAST QUADRANT OF YASCONSN AVE N. AND L1. LANDSCAPE PLAN 55TH AVE N. ELEVATION: 916.27 L2, LANDSCAPE DETAILS v N 01 n Z W O• n Y lU W � ox C J LL Umayj, z y O S o z o d DI O 4 r m a N �: W g W �m CL > Y= O d z Jz„�i �U, W N o z O=� 0 F o a c W i U REVISIONS 1. 03/24/15 Rw pf.' clty wlrinlBrits 2. 3. 4. 5. 6. DRAWN BY: ,,C DESMUED BY: WK ISSUE DATE: 03/10/15 I Mraby —r 11 bI.IML p..,.-d.-5en .p.R—pnp.r by me —,d., my Chart c,p,,Nlpp ice tMt, — a Ayly Lr—dpromsslonal EmW-,.pear tea Wm pb tee Sbebe pr N —b, Nem-: Rrlan F. K -lila, P.E. SippaWm: 4r.`i f Det.:03l10lLSDrlS U.n. is 25317 1 of $ sr -,o 1 2 3 4 5 3 - �I-_-�-'-----I 'l IT - _ mut ------___-_ --'----------- 09r1.- 1 8I�'!'�dDr EJC 1. COVER D 25 50 100 2. EXISTING CONDITION`S 3. PRELIMINARY PLAT ON FEET) 4. REMOVALS PLAN 5. PRELIMINARY SITE & BENCHMARKS UTILITY PLANS 1 - TOP NUT HYDRANT SOUTHEAST 6. PRELIMINARY GRADING & OUADRANT OF VIRONIA AVE N. AND EROSION CONTROL PLANS 55TH AVE N. ELEVATION: 92,.39 7 & S. DETAILS 2. TOP NUT HYDRANT SOUTHEAST QUADRANT OF YASCONSN AVE N. AND L1. LANDSCAPE PLAN 55TH AVE N. ELEVATION: 916.27 L2, LANDSCAPE DETAILS v N 01 n Z W O• n Y lU W � ox C J LL Umayj, z y O S o z o d DI O 4 r m a N �: W g W �m CL > Y= O d z Jz„�i �U, W N o z O=� 0 F o a c W i U REVISIONS 1. 03/24/15 Rw pf.' clty wlrinlBrits 2. 3. 4. 5. 6. DRAWN BY: ,,C DESMUED BY: WK ISSUE DATE: 03/10/15 I Mraby —r 11 bI.IML p..,.-d.-5en .p.R—pnp.r by me —,d., my Chart c,p,,Nlpp ice tMt, — a Ayly Lr—dpromsslonal EmW-,.pear tea Wm pb tee Sbebe pr N —b, Nem-: Rrlan F. K -lila, P.E. SippaWm: 4r.`i f Det.:03l10lLSDrlS U.n. is 25317 1 of $ I Owner: Jban & Fechman It Frank H. Fachman �J 1 � , 1. u ..., • ..... ,..• .a per Doc Na A9583756 ST -1 u, lI I I g $1I r I I` \i ILV it 2i I V in lel 2i 7�n Yn� it o. I �L I f, riI I I�'_lar 1 I o I o I I I rpE!9, 1 I � I I l 1 `J�II l - It l 1 I - 1 57-7 alnsaa €�9 - E pn41 I -eeer gE-61�vf4 1 ,-St. rm -NIS: �aiTlt. I t��9a39 • ®� I Per �-Na: A9� East Quarter Comer of SSCSIon G. Township 118, Range 21 I I � V Orme[: '.. V N - , / V I- i (_T I_����JII RI fa A. --ole Limited Partnership / Owner: I I T l I N me ofihrNorkh Half of the Soutlleoa[ _ Gartl9n Ad �Ag.ey Inc./g r-~------�] Qu rte P utheaat quart r of Ssflan 8;, 't .� I I r/ l •_.� I I I I 6.p ' r l T To !d 118, Range u- a,, _ _ , • '91e.p -=-- ------ ----------- _ ---- - -- -- -� - -1--- -T- ----- ---- I ---------- r_ -- j\ _yDla(no e h Dt9N E t ao4. �9 -- ' ' - t ----_ ----'_"`t 7"I --o a J�F-Bo -. _,"'I _-west m of trye wear 1w.eD Feet of u,e] Ii _ ?plea y 563768 FTs= sol _ -* _ EaeI 35 80 r et of 81e North Nalf of the Aer - fr. f I r - �y / _ Drolno k UNN Eo«ma L par Dac No. 5706032 k Dec. Na 5706033 --^ - _- lJ+Y~! v I n �• \ S I +\ $outhea Ler of the $auiheaat Ouort r I - a� - v J ___ ___-__-___ _ _ r I I J + -p� u Z y t uF Secti ownahtp 116, Ronge 21 tNA _!t9 Ott 5fl6 o-9ar ge y i $T-17 - . - Drainage Ea peri' =-� v a a o O -v..._ ________------------------ ST-17 _ ______________ L pea L-------- ------------------ -------- ---- ---------------- Doc, Na. M915i t 2;r a- m \ + EXCEPTION I f i I YJI 1 _ yy-r--- -7 I J r F fO0 3 b o¢ W I � gOwnr. %4a Stp_20D5-C21-044 W1211& p+a I I..... err9leaa ST-12yyyy�� �- a / •�~ rp� South Dne of the Nortlf•126.62 feet o/ the North `� F ✓ 5T-2 ST -13 / l 3'� Im nim I "�' pE+ylil9 i HaN of the Sauthaoet t7uarly of the SWtheost ' G,hawnWp Ila. Ronge 21 J 1 __ � II I � I I ar `• � 1 , I n b: S;6 iI'- S7-1B ! II'. I I L7 w B V i r !II G _ E r/ `h _ i y I I I Lj DC ;III. �I� o - I n I sr-aD �+ B d III - �'- '/" 1 F� 0 1 ? 1 � o AI p1 ✓ I -i I ti- 'R� I sal ST - I jiff` 1 a 1 I ag �e T F ,H E � I ' d r' III i �6 I m m I'PII I la a� ri8Jt. sin I I tl al yam . rill i I$m1 w �aM-� ISI V r m u' II c ' 1 4 SI i At oSl - � v t 11�unI ZSy I LL OPST-21 5T-6 s5T-ID I s Drdnage t UtlNky Loeement par Dae %'Nu A9563750 (To n/ _____�_________________-____ E-9m2e _____ ______�, e�y I1HE I pC�rLip->r r e+ be -.ted) f---Tcaiaaw--- Rrrprt.el I _ - . _ nf>.p+4.m + 1 RrraIG14- 67s Fr _ 1? .r rk with -~ Io-9oalm lo-apis6 9 l r +____ et Ea Soak a2D6tp�� I I Deeds, P9 No. 3172643pm...-�,h Iuis`$p�th lNorih -'ne-1- -- 9+x g' No. 36361146Cep+4. 8-l_L_ -%' Denotes F1Qred end seaNan L'ne of the Holf e $gutheaa{ V Tr 1 A 1 [roll Ir Rf�'1i1T[ 1 2 � Wi] _ mer p a - I I - -. ~Township 116_11 ... a 21 RF'91 4 _- J _i- '¢-plain Ii r 1 - -- a -pF-stem yl -7,0 aE- �' f - opt 4s- 1 L Dwner: I r Owner. Owner. T Owner. JU Steven D. Barker JJ qD Ownx: T Owner. Cemlalne R. A Edna Nelson Megan Moedonald Y F_ 0wnar. Theodora A. Leto Owner. D a T Properkiea LLc 1 And C. & Amanda K. B m F ; r",.,1 ai.vvi� 6i I 7 P Nlck 8: Marto Johnson Gly of New Hope rAi PL {i I I I '.L'1$v'i+` ' �. ii i� ai-v.. I.; i -i` i rlaa�I I � wt"1^ I i.vi '.�, Nrf. n/.VIi i.vi 4 �!', I �rF" I t-vt i� ai.v:.r:I LOT p b d The North 12&52 feet of the welt 13].90 het aT the East 494.66 N.L of Ill. North Half of the South H41 of the fiautl-at prnaHx, ar S.eam n $ ,. r as AVE. � n.. ' � m I ; A v v r n t v A: l I I I C E G i r v I m o L/ i/ 1 i o �; I,I I r a a i r I r u u i ra I r� ;: V I I m u n i I PAIKU A`3D NZW.. The North 526.62 H.t o! the w«l 1`A.60 feet of the Eaal 35..60 heL N the North Half W the Saulh Hint aF theSunlheoel wort.[ of !M - Denotes Electric Box T..-- - Denat.a Stam Sewer Southemk Quarter of Section 6, Township 11% Range 21. Southeoat veal[ of S-trou 6. To..Mnp 119. Rung. 21. Hennepin County, Nnn.eab. (Per lea Canmlhneat Fee Na. 606467, doted May M. M14 at Sea A.N. prepo,ed by Lain Tb, Int, leaving agent for S1ewo d TH. 0aorunty D t p PG? e e m m e e e e m w Denotes Existing Fence is assumed to have a bearing of Sa th 00%0'14' Ea Company) • - Denatea Hennepin County Monument, as noted o Denotes Cos Meter Mot A. Cv6 WIMNEMA AMM M, H-loh County Mf .uata • - Denotes Found iron Pipe or Drgl Hole, as noted ®°r® Denotes Catch Basin r O 1 PI M d RLS 413361 - Denotes Electric Meter - Denotes Set ron pe, r Thor port of the N,,t Half of the .1 ,W N Quarts of the Southwat Quarter of the Su tU.h autT.-ehip 118 Ronge 21, Hm.WN Cues 51 00 leaala a e w' N __of S..oe{ Comer lying taelL or the E«I 494.60 felt of seW Nam Holl d Na 5ouMebbl Quarter of the 9oatheael Quertx and lying Feat of the 1He! 51 .00 feet D O9notes Telephone Box .f veld N" Halt of the Sou9raelt Qn.rfr of the Saetn.ed, Qaarter .l S.atlan .- >¢r -Denotes Light Paie of Section 41% Denotes Utility Pole TownIIYIIQ Ila. Rance 21 (Abalmct Property} - an. as og e f, LnC3 in Z �Go 2 � n � Z J a g � � n ZW 8V rn O W CL C aL DO OL Ir C4 Y! Z ® a c 3V Z Nz U � a FZeI d = (A Z M X W J Z m Lu l, y � c f Z = N aC o n K y F � C Z REVISIONS I. 4. 5. -N ev: ISSUE DATE: mllall5 MIC NO: 969 I hereby [edifythat Uhl. .urvey, per or rd dint! s,p,mkl n and that Iama duly Urw...d Lend Sun•eyo, unser the len. m me sura er Minn«ora. Name: n.m.. R. Ralluff Signature• aP Date: 03/10715 Umnae Y: 40361 2 of - Denotes Sanitary Manhole Q and Denotes F1Qred end seaNan That port of the Nttth HuN of the South Half of Ne Southeael D,orts o1 S Ioa 6. Townahp lie. Range 21. lying aa.tM,®1y of a a ko-- v - Denotes Mja dlvneous Sign mer p - 13Mate3 Hand HOI. pordld velar and 494.6 Leet ..Wdy a Lld tAbt in. bf sold SaMemt Gems , except V. Ngrth 241.64 fet of the Foal 206.00 feet thseN. - Denotes Ex(st7ng Tree E..WL O - Denotes Miscellaneous Manhole Th. East 4 00 feet threat. - Denotes Television Box - 09notae Sop 6ormg/Taet Hole and oaowb - Denotes Fire Hydrant Donates Sarydre p b d The North 12&52 feet of the welt 13].90 het aT the East 494.66 N.L of Ill. North Half of the South H41 of the fiautl-at prnaHx, ar S.eam pa - Denotes: Get. Valve - I- Denotes Watery h 6. -rawnahlp Il& Hangs 11. hm"'Pin foully, Mlppeaol0. ® - D.Rat.3 GeonWttIM ----�>- Denate6 Sanitary Sewer PffTt end nayL• For the purpaeae of ttNe plat, the Ullt line of the The North 526.62 H.t o! the w«l 1`A.60 feet of the Eaal 35..60 heL N the North Half W the Saulh Hint aF theSunlheoel wort.[ of !M - Denotes Electric Box T..-- - Denat.a Stam Sewer Southemk Quarter of Section 6, Township 11% Range 21. Southeoat veal[ of S-trou 6. To..Mnp 119. Rung. 21. Hennepin County, Nnn.eab. D t p PG? - . - . - Denotes Existing Fence is assumed to have a bearing of Sa th 00%0'14' Ea (Abalmct Property} - an. as og e f, LnC3 in Z �Go 2 � n � Z J a g � � n ZW 8V rn O W CL C aL DO OL Ir C4 Y! Z ® a c 3V Z Nz U � a FZeI d = (A Z M X W J Z m Lu l, y � c f Z = N aC o n K y F � C Z REVISIONS I. 4. 5. -N ev: ISSUE DATE: mllall5 MIC NO: 969 I hereby [edifythat Uhl. .urvey, per or rd dint! s,p,mkl n and that Iama duly Urw...d Lend Sun•eyo, unser the len. m me sura er Minn«ora. Name: n.m.. R. Ralluff Signature• aP Date: 03/10715 Umnae Y: 40361 2 of Owner. f 1111115CO { Je.. B. Fud,.man & Fhank H. Fochmcn ^• I - L 60 5�,v"rl i A V All i AIn TI r vrr1 rtvErrVE INvR1fT -- i Elam, I 130.0 ----------- o`Hilqh of Y9py `�`-- per Doc Na A9563751�- T.� I 56TH AVENUE `2 el r_ ------ 42gg____-__ L i___ +�---._-.____- 30 , 30 175.0 I Owner: Reprise As Wte Limited Part, "hill North Line of the North Half of the South. Ouorler of the Southeast quarter of sedan Township 115, Nana. 21 S89°51'46"E & Uti Nyy Eaeemen[ No. A9583758 To 6e wcgted) nage & Ut1Tty Eaament per Doa N. 5706032 & Doc. No. I `�D oboes &uthityy 5O. -..t per Doc Na .09583758 ieirIXl I umS i i I 1 Iry ; t 1-8,404 Sq.Ft. r v j l 110,965 Sq.Ft. 5a i l i I _ 2 r T a8 IL__--129.0----II! L----125.0----� r- y J 0U I�I L0B 2 o c *9g.O755T (Drainage & Utility Ememmt suer all OUTLOT B) �5� Iron rz I i' I 1 2 Ian tb51 62.1 1� oo `em im 1 .11R *47D7 Sq.Fl. 1 i m 16,437 Sq.FL 1 r� 0raina9¢ & ro I "��__ I u' w, c; Y i w I R -4 I an I I an 82•A Ltilfty Eaeumunl - Dralnagg h Utility Easement - n ISE I �r" 125.0 1 �^ '� (-------- �-_._� r�-� r--� r--� r--� r---1 r r----� L----125.0 J m t` 1D i'I T E 3 K A I F- �-�ar----------� 1-2 � c- c s-- 1114 r } } I ml I 40l I .:ml i Ce,l I �.I I �nl I LLal I �,al I .:,nl LLnl I 4 to L7 1 0' H i' S E1 1' 7 fu'l }} V I I 4 nl I & � 1I 1 N w� 3 *a 03Sq.Ft. 4UPm 3 12 112ml3145617 1$Ig0II III 11 i� I � II I ma III J ;I I I x I I v 125.D 1 a \\ 1\ ( 1 w I M1M1" I I I I I I I I I I I I u P, Vi T i v iw� L____ ___-J �°i \\ - 10 11 `. 1 1 (�i- rr lILli \ \ 1 (J} 1 _ ��J L__J L__J L__J L__J L_._ _I L__J L__J L__J L, --I ---J1O mI �_- V L---------- .y6 �'\ \'`6 �' \ , J 'e' I ------ I i i}E+y,$ 1 i� \\ \ \ \O ,9 1 1 1 1-~15.0 40.0 40.0 40.0 4ao F'' 0 40.0 4MO 40.0 59.6 # �► 259.7 1Z. 4 Ian C \ \ *� 9 \ \ ` , 1-8,400 Sq.FL Ian i nl 1-8,5575q.Ft. Ian .{oj�\ \ �s \ "4Y ,,� ISTREET A P' Um0 330.956 Sq.Ft.-INI' L ---129_0---J i'L__-_175_1___-J y1n \ \ \ \ ` RB im I236.2i i rid 1033 21.631 1\� /` V a \ 0/ Nin i r------ } 1 1 \ \'e' 1250 jE.1-1 1 1 \ \ 5 -_ I 3D 1 .I?I� l 5 Ir I i >$ \ ! V T 'ri L �- *6000 Sq.Ft. i �II 1 \�, 7 \\ \ �) 1 Ial to I--- ---J at_ _ �1a2 ---, I Sof Z I I III ml 4 I m 1 Ili \ \ �e 5�" \ C� Y I� 1 1-7.3151 Ft Ian r---------7 m ---------- - L ---------J 3 1 1� =a Law m d } I� y 1 1 \ ` .'� 15 125 0 ^ I 6 -• >,N 5 } I 5' 1 1 `�+ �O J 1 I L_ --___-___J N�1 1-5,0045a.Ft. 4 1 51 t5.o029q.F1. Y� w �rvI y cr-------� I Jl 1 1 rel o f I I I 1-13.951 Sq.Ft. } .1p 1 oe_P5.3- 1 ±12.424Sq.Ft. I �__� I L 11&4 __-J L_r- 116.3 ___J M fRm } } 1 1 g5 "b m'w 1 f: 10 14o $za,a; I I 1 l 1 1 I :MOOD 5 Ft. l I �I 6 \ I } �`t 535.2---J Y� 12soq. Ig i----2----�„ r---------�N m �uaI L_____1,0 n I I 7 Ir o *11.064 Sq.Ft. 1 y aA� } Q� , -- -.--I 1 1 a 1 Sq,F1, 1� L--� Z ±5.013 Sq.FL ±5,002 s Fl. V f s� t ~~ia / 4m _ --� joV 1 r---- 9 ---- to �J 11e.s ---Jto L :9 wo o.�91r *5.ODO Sq.Ft. $ 5 n ---- i I t s Ir. L___---- __J c i t o I �� n Rf y saF { d fi ab3 s rt. w 5 S a �¢ _ 1 I I A I m M z I r I I �i ��� 1 •,J `�� yg2-15 fi6��� } of q $Em 1 r----------1 wI *5.010 Sq.FL I+ 1 *S.OD2 Sq.FI. n 1 I+ 08'. ' ( 51- 1 gI 9 - I = 1180 118.3 Y. P o �� 1 I 1 w°za I4 8 ( A5 ------_-__-J L____ -__--J OL wI ' I 'o ar 7- f 1 } _� l L._ ---129_3__`-1--J I Ig 35.038 Sq.FL I I a, 236.3 i W ll, I e \ *2&991 Sq.Ft I I`� By " -3 1 m13 z L--__1�-8____J "-I g �7 Uw It. I \ ItI h51 s 633Y y �� 1 % \ rj N, n 14 w�ol C) \ I I 21.6 42.0 }} L} y} L� L r----------1 r r---- } �` 4 i } 1 X12 1} I 5 l i 3 to IIo 7 ."a.o a�, I 1 I } 1-&405 Sq.Ft. u, *5,266 S%Ft i o 237.9 } 1 �1 Ian Ia 1361 10 64.5 43.4 43.4 43.3 43.4 I LL I I 4 4 14 4 L---___•____-�-, ' Drainage &\\ ! i i in I I i,, I I I a, l i i l %' }} } 1 1m Ian 0( L ----129.3----J r'-----------1 y 1 I N \ I I I I -10 S l 1� ?�" M 1 1 1 1 $ 9 m } I, 1 1 1 Z of IIo 6 Ig �' I 1 1 I I I I I I I V 1 1 d n I I 1� } r______-___, 1-5,553 Sq.Ft. I I I I 1 e I y 1} 1 (fie 1< la �I 4 1 1 "3 1 1 I I LL I I I - r *I I o ( I� (' 1 1 I I L____ �+ ____� I I I I I I I I Irl I I 4 } L bio Inm $ I I ce 1 Drainage & Uta¢y l 1} I Q' l 1 4 I } 1 dV 1 2 5 _I 1 3 n �I 14' _g1 15 o l r 1 Utulty Eanemant I 'I I I I I ( I 1 Easement pr Doc1 S 1 } I ! ar l 1-10,991 Sq.FL I o r _ _ _ _ _ _ _ _ _ _ _ 1 '� `I o 'I I $ 'I I `1 I - I °� tiNo. Ag563758 (Tot } � I � I I m I Ian 5 I ' _ �+ 'be vacated) ,----- 1-a,271 sq.Ft. v an I T I I I I « I I « I I I I C] --------------------- -_--- s1 1 l I I I I I I I I I I I 40 fw--Storm Sewer EemL I I I I 30 L- 11 4 l---- r r UtIiR Eoe.mant 1 I I I L -_J L- �J Lem" per Ow Na. A9667m4____ I 115 1 e Drainage & Y I 30 30 a m I I & amen* W u I I L __J L__ J r 5O>` J L____ J L____._______J L___J Ominags Lt6ity Ellem" ' _�`Y�,'%____� _ I I I �•�§______ ______�2�--- 7�9_f 744 ____ --�_ �� ? L - L.____________ F____, ____ _ _ _ ___ _____85.1_____ �'h-S_ ______ ___ 140.7 55.5 43.4 43.4 I I 578.7 270.0 " Street Easement par Book 2571 260 a� ' o a __Street Easement er Baok 1206--�-� pp q 0 55TH A VENUE NORTH - , 0eeda, Pg. 24d, Ox. No. 3638114-_� n East Querter Corner of Section 6, Township 118, Range 21-x' ' I Pa• 233. Qac. I� Owner: 269.6' Gorden Ad Agency Inc. i _-__-__-__--- 1 South Line of the North Half of the Soulhemt 1228.5 1 1 A t / All IC III f �� t rT Y Ef +IVL" 1 Nvt1 r ILl --.-_____________�.! j __--_o= _ 137.60 _ ---------- Wast Ib of the west f5Q80 Feet of the I Eo.i 3 .80 fiat of the North Holf of the I I g Southeali Ouorter of the SauLheaBt Qu orf Z 12 of Sx_3_Um 6, Township 116, Range 2 1 I j Draage Easement per -'- 'r' I in M y a a• Q y____________________� Do. No. 6459157 i N--w� �-' I EXCEPTION C ,yr'`'� y$as 4 star Y N f 5 p n CWJ Sap 260r�C21-044 LLC Owns- Theodore A. Lek r vc g¢ o a UJ i (CVS) ti ii Nick & Maria Johnson Steven 0. Darker 3�3 ,a ,I+jtljI� it �L.v�il\ Y I G^ m�arkh o ra^' --------15060 ----------- - i - South Tina of the North 126.82 feet of the N.1 ' r rr'i FLI.Vvr\I.: i^r ° I Y111ti{n r n� rl�,! I6 r LVI _V 1r "-Vr L.VI 'I ' ~ 589'51'46"E j Helf of the Sauihea.t QUo tsr of the Southeaal ' M se e .. It e e MMM ehL I I _ ,v AVE rn L `�L.Vvr� n L V V r V l it n V I L L" 11 1 1JIlt I I I i v' L I V V 1 ! 454.61 s I quarter of Section a, township 118. Range 21 I �5� Iron rz I i' I 1 2 Ian tb51 62.1 1� oo `em im 1 .11R *47D7 Sq.Fl. 1 i m 16,437 Sq.FL 1 r� 0raina9¢ & ro I "��__ I u' w, c; Y i w I R -4 I an I I an 82•A Ltilfty Eaeumunl - Dralnagg h Utility Easement - n ISE I �r" 125.0 1 �^ '� (-------- �-_._� r�-� r--� r--� r--� r---1 r r----� L----125.0 J m t` 1D i'I T E 3 K A I F- �-�ar----------� 1-2 � c- c s-- 1114 r } } I ml I 40l I .:ml i Ce,l I �.I I �nl I LLal I �,al I .:,nl LLnl I 4 to L7 1 0' H i' S E1 1' 7 fu'l }} V I I 4 nl I & � 1I 1 N w� 3 *a 03Sq.Ft. 4UPm 3 12 112ml3145617 1$Ig0II III 11 i� I � II I ma III J ;I I I x I I v 125.D 1 a \\ 1\ ( 1 w I M1M1" I I I I I I I I I I I I u P, Vi T i v iw� L____ ___-J �°i \\ - 10 11 `. 1 1 (�i- rr lILli \ \ 1 (J} 1 _ ��J L__J L__J L__J L__J L_._ _I L__J L__J L__J L, --I ---J1O mI �_- V L---------- .y6 �'\ \'`6 �' \ , J 'e' I ------ I i i}E+y,$ 1 i� \\ \ \ \O ,9 1 1 1 1-~15.0 40.0 40.0 40.0 4ao F'' 0 40.0 4MO 40.0 59.6 # �► 259.7 1Z. 4 Ian C \ \ *� 9 \ \ ` , 1-8,400 Sq.FL Ian i nl 1-8,5575q.Ft. Ian .{oj�\ \ �s \ "4Y ,,� ISTREET A P' Um0 330.956 Sq.Ft.-INI' L ---129_0---J i'L__-_175_1___-J y1n \ \ \ \ ` RB im I236.2i i rid 1033 21.631 1\� /` V a \ 0/ Nin i r------ } 1 1 \ \'e' 1250 jE.1-1 1 1 \ \ 5 -_ I 3D 1 .I?I� l 5 Ir I i >$ \ ! V T 'ri L �- *6000 Sq.Ft. i �II 1 \�, 7 \\ \ �) 1 Ial to I--- ---J at_ _ �1a2 ---, I Sof Z I I III ml 4 I m 1 Ili \ \ �e 5�" \ C� Y I� 1 1-7.3151 Ft Ian r---------7 m ---------- - L ---------J 3 1 1� =a Law m d } I� y 1 1 \ ` .'� 15 125 0 ^ I 6 -• >,N 5 } I 5' 1 1 `�+ �O J 1 I L_ --___-___J N�1 1-5,0045a.Ft. 4 1 51 t5.o029q.F1. Y� w �rvI y cr-------� I Jl 1 1 rel o f I I I 1-13.951 Sq.Ft. } .1p 1 oe_P5.3- 1 ±12.424Sq.Ft. I �__� I L 11&4 __-J L_r- 116.3 ___J M fRm } } 1 1 g5 "b m'w 1 f: 10 14o $za,a; I I 1 l 1 1 I :MOOD 5 Ft. l I �I 6 \ I } �`t 535.2---J Y� 12soq. Ig i----2----�„ r---------�N m �uaI L_____1,0 n I I 7 Ir o *11.064 Sq.Ft. 1 y aA� } Q� , -- -.--I 1 1 a 1 Sq,F1, 1� L--� Z ±5.013 Sq.FL ±5,002 s Fl. V f s� t ~~ia / 4m _ --� joV 1 r---- 9 ---- to �J 11e.s ---Jto L :9 wo o.�91r *5.ODO Sq.Ft. $ 5 n ---- i I t s Ir. L___---- __J c i t o I �� n Rf y saF { d fi ab3 s rt. w 5 S a �¢ _ 1 I I A I m M z I r I I �i ��� 1 •,J `�� yg2-15 fi6��� } of q $Em 1 r----------1 wI *5.010 Sq.FL I+ 1 *S.OD2 Sq.FI. n 1 I+ 08'. ' ( 51- 1 gI 9 - I = 1180 118.3 Y. P o �� 1 I 1 w°za I4 8 ( A5 ------_-__-J L____ -__--J OL wI ' I 'o ar 7- f 1 } _� l L._ ---129_3__`-1--J I Ig 35.038 Sq.FL I I a, 236.3 i W ll, I e \ *2&991 Sq.Ft I I`� By " -3 1 m13 z L--__1�-8____J "-I g �7 Uw It. I \ ItI h51 s 633Y y �� 1 % \ rj N, n 14 w�ol C) \ I I 21.6 42.0 }} L} y} L� L r----------1 r r---- } �` 4 i } 1 X12 1} I 5 l i 3 to IIo 7 ."a.o a�, I 1 I } 1-&405 Sq.Ft. u, *5,266 S%Ft i o 237.9 } 1 �1 Ian Ia 1361 10 64.5 43.4 43.4 43.3 43.4 I LL I I 4 4 14 4 L---___•____-�-, ' Drainage &\\ ! i i in I I i,, I I I a, l i i l %' }} } 1 1m Ian 0( L ----129.3----J r'-----------1 y 1 I N \ I I I I -10 S l 1� ?�" M 1 1 1 1 $ 9 m } I, 1 1 1 Z of IIo 6 Ig �' I 1 1 I I I I I I I V 1 1 d n I I 1� } r______-___, 1-5,553 Sq.Ft. I I I I 1 e I y 1} 1 (fie 1< la �I 4 1 1 "3 1 1 I I LL I I I - r *I I o ( I� (' 1 1 I I L____ �+ ____� I I I I I I I I Irl I I 4 } L bio Inm $ I I ce 1 Drainage & Uta¢y l 1} I Q' l 1 4 I } 1 dV 1 2 5 _I 1 3 n �I 14' _g1 15 o l r 1 Utulty Eanemant I 'I I I I I ( I 1 Easement pr Doc1 S 1 } I ! ar l 1-10,991 Sq.FL I o r _ _ _ _ _ _ _ _ _ _ _ 1 '� `I o 'I I $ 'I I `1 I - I °� tiNo. Ag563758 (Tot } � I � I I m I Ian 5 I ' _ �+ 'be vacated) ,----- 1-a,271 sq.Ft. v an I T I I I I « I I « I I I I C] --------------------- -_--- s1 1 l I I I I I I I I I I I 40 fw--Storm Sewer EemL I I I I 30 L- 11 4 l---- r r UtIiR Eoe.mant 1 I I I L -_J L- �J Lem" per Ow Na. A9667m4____ I 115 1 e Drainage & Y I 30 30 a m I I & amen* W u I I L __J L__ J r 5O>` J L____ J L____._______J L___J Ominags Lt6ity Ellem" ' _�`Y�,'%____� _ I I I �•�§______ ______�2�--- 7�9_f 744 ____ --�_ �� ? L - L.____________ F____, ____ _ _ _ ___ _____85.1_____ �'h-S_ ______ ___ 140.7 55.5 43.4 43.4 I I 578.7 270.0 " Street Easement par Book 2571 260 a� ' o .H Ln Ln Lr 1-1 Ln (A Z n C Z XDo .11111110 ,�"T Cnw 2 J n Lr z LILO 2 O 001 0 0 GoOn ` M O O It, a c Q L ao a ON ON F a � w W Z Ztic Y� I"1 ti. Q O � a= au Z a Jas, f„I J z v (Ji> A z C3 g 0 rp- 8 N �C to K V CDc zap U REVISIONS 1, OU24115 WPM eg amsrwnM 3. 4. 5. OwywH Itt: tee four DATE: aWL012915 ME NO: B69 I hereby ,edify that this survey, ph, or report out. pr d y dlreG supervlW.. sadthlt Ira. a duly LIanW land SurveYar, under the laws of the $Nte of Mirtnemrs. Name: Thomas R. 8111u11 Slgnature: EP Data: 03)20115 U.r. Y: 40361 3 Of $ a __Street Easement er Baok 1206--�-� pp q 0 55TH A VENUE NORTH - , 0eeda, Pg. 24d, Ox. No. 3638114-_� n s1- Pa• 233. Qac. Na 31 T2857 B08.� 330.21 269.6' -=� South Line of the North Half of the Soulhemt 1228.5 1 1 A t / All IC III f �� t rT Y Ef +IVL" 1 Nvt1 r ILl ! ' - --Ouarior n of the Swtharret Quarlr of Section 6, N89 °51'47"W T ---hip 118, Range 21 f rw�r 'o 4 star Y 50 T awnw: I Owner. Owner. T OentN: 8O Gurodine R. & Edna G. Nelean Meam Macdonald -1 BO Owns- Theodore A. Lek Deaner. -I I to D & T Properaea LLC E I Andrew C. & Amanda K Bums 17 C 1- v . v City a. New Hope Y n ti ii Nick & Maria Johnson Steven 0. Darker w fr d ,a ,I+jtljI� it �L.v�il\ Y I G^ I Ji . I ' r rr'i FLI.Vvr\I.: i^r ° I Y111ti{n r n� rl�,! I6 r LVI _V 1r "-Vr L.VI 'I VI>•a�i r I L.V iv "f1 Iv �t.V4 L.VI , I I fliml vj n n r ! V V V Av'I Y M se e .. It e e MMM ehL I I _ ,v AVE rn L `�L.Vvr� n L V V r V l it n V I L L" 11 1 1JIlt I I I i v' L I V V 1 ! A11 N. rAYG' v i t L: 1 Y I' /• L I V r! .+ V V i'V I I O Ia TOTAL SITE AREA 17.59 AC, P �s t TOTAL ROW ARFJ1 TOTAL NUMBER OF LOTS *3.51 AC. 82 (Far Tigu Conmltrnent Fle Na. 506467, doted Ley 2% 1814 at &00 A14. prepared by Loud Tlq Ino, heal ngrt fr Stsard Me Guaranty car,I e e e w . e e e e e e e N SINGLE FAMILY 60 o utlet GW ,NNNL71Ya ADDITION, Nernepb carats Mhnemm. DUTLOTS 2 & -D ... tes H-riopin County Monument, 06 noted PROPOSED TOTAL OUTLOT AREA 107 AC. mat alt of the North Har or the Southeast warter or the southeast waiver of Sued s, Town 0 110, Range T. Hw,gph, oountx Mhnnoto lying went m • - Denotes Found Iron Pipe or Drill Hole, as noted DRAINAGE AND UTIUTY DU TLOT A 4'0.80 AC. the at 494.80 feel of enfd North Half of the Southeast Q,artr of the SwMeaet wort. and lying East o1 ih. wast 51.00 fat a mrd North Hall a the Satheat Qk owlr of the Scutheal Quarter of S..Uun 6. O - Carl Sot Iron Pipe, Marked with RLS 40361 EASEMENTS ARE SHOYM THUS: OUTLOT 8 1-2.27 AC. I r TOTAL LOT AREA ±11.01 AC, N T SMALLEST LOT ±55.000 S.F. That part of the North Half of the 570th HON ar the Sauthedet Quarter of 8eatlon 6, Township 118. Range 21, lying easterly of o line dwm parallel with and 4a4.6 feet .eetaly e1 the Eaet Imo .1 end S llth...t Quarter. a7spt the North 241.64 taut of th. East 206.00 feet lherect. + CML lIEIMFE YOU DR. LARGEST LOT AVERAGE LOT ±28,991 S.F. 7.992 S.F. E -lot I 1 I'LE%ISTFNC UTILITIES AVAILABLE the Eaet 4Q.DO bet thereat a6 zs w 1-w - 5 co S ZONINGR1 and .awpt: I J I t .H Ln Ln Lr 1-1 Ln (A Z n C Z XDo .11111110 ,�"T Cnw 2 J n Lr z LILO 2 O 001 0 0 GoOn ` M O O It, a c Q L ao a ON ON F a � w W Z Ztic Y� I"1 ti. Q O � a= au Z a Jas, f„I J z v (Ji> A z C3 g 0 rp- 8 N �C to K V CDc zap U REVISIONS 1, OU24115 WPM eg amsrwnM 3. 4. 5. OwywH Itt: tee four DATE: aWL012915 ME NO: B69 I hereby ,edify that this survey, ph, or report out. pr d y dlreG supervlW.. sadthlt Ira. a duly LIanW land SurveYar, under the laws of the $Nte of Mirtnemrs. Name: Thomas R. 8111u11 Slgnature: EP Data: 03)20115 U.r. Y: 40361 3 Of $ KnoCMll WO YOU Call before you dig. PROPOSED ZONING - - "'UD 91. North 126.52 peel or the weer 137.60 feet el the East 48480 feet el the North Half of the South HON of gnu 5outbeat Quortr of 5r6an G Tamahb MINIMUM RESIDENTIAL SETBACK DATA: 118, flange 21, Hrneph County, Mlnn.eato. IINpEFTy FRONT -- -- c5 FT. any p.ppph Far the purpa7see ai this plot. the Eaet line of the being 5 feek o, width, and adjoining aide IM lines, and SIDE (GARAGE) 7 FT. The North 128.62 rat of the west 155.110 fat of the Eat 350.80 feet of the North Half of the South Half of the 5.utheaef Quarter of the Scuthsmt Quarter Southeast Quarter of Section 6. Township 118, Range 21. 10 feet W width and adjoining right at way fere; and 51DE HOUSE 7 FT. f Section 6. Townsnp 116. Range 21. Hannepin Caungt Mlromota Ia osaumed to have o bearing of South CIMO'14- Euet ret lot ling -less otherwise shown aur tette plat. of SIDE CORNER 25 FT. btr l Preparly) .H Ln Ln Lr 1-1 Ln (A Z n C Z XDo .11111110 ,�"T Cnw 2 J n Lr z LILO 2 O 001 0 0 GoOn ` M O O It, a c Q L ao a ON ON F a � w W Z Ztic Y� I"1 ti. Q O � a= au Z a Jas, f„I J z v (Ji> A z C3 g 0 rp- 8 N �C to K V CDc zap U REVISIONS 1, OU24115 WPM eg amsrwnM 3. 4. 5. OwywH Itt: tee four DATE: aWL012915 ME NO: B69 I hereby ,edify that this survey, ph, or report out. pr d y dlreG supervlW.. sadthlt Ira. a duly LIanW land SurveYar, under the laws of the $Nte of Mirtnemrs. Name: Thomas R. 8111u11 Slgnature: EP Data: 03)20115 U.r. Y: 40361 3 Of $ REMOVALS PLAN LEGEND E)3"NG PROPOSED 10' OCN"OUR— V CONTOUR PROPERTY LINE — CURB BITUMINOUS GRAVEL CONCRETE SIDEWALK a Ni CONCRETE slDEwaLX REMOVAL • I I� :' I, i�,, i \ j BITUMINOUS REMOVAL r g �'____-__ __ CI_YUC-IV.♦.s. Irr 7`IjR�I Yr� - E_=.•.2. I _ - in, :a � \ I�II E -icon fss- Td•'rc .\ __ vN n . _ a !�ERL/ aIC6moa�P `; � -. - y- _\ E''arla90 II H 5AwO0.VAlTL .+'._�_(\_(.rY___r"(_^r^/_r^/_^r^_. CURB REMOVALXISTNG BITUMINOUS PIPE REUOVAL- s -------- k=30FENCE REM .'-� 7 C� - "Y;� ;.�__» . ..ter,.,.•,.. g >-",�`---'-"---__=� ----�.-�-_ s_e9. is - ___ _ -I HroRaNT v� DATE VALVE "-W�`�----- ! 5 ` ♦ - a[ 4ndg, LIGHT POLE x ' .S' - - f _ �• `-�.%J' f f' aeE no�.w i I I E1FclRIe BONSIGN O I i . „ TREE SEE TREE PREg VATION PLAN POND TREEUNE FOR REMOVALS 'AR (I {J R �^ RE rel I� _ / / _._ _-_._ -_ _ --- -'--- -- I � ■ 1 s 1 a - I 1 I J , f 1 r I 0 I l l l r REMOVE EXISMNC v i 1 SOtUGTURE r I r I 1 i�ar94 _m . e I I f 5 1. REMOVE FXISTING uI STRUCTURE REMOVE EXI5RNG ` 't�!13 STRVCTIIRE L r I ' REMDVE h ABANDON ,l I a O i .. ` . EXISTING SERVICES. COORDINATE VATH aTV,.' I I LL, Z t _ 1 din k 0 EXISTING LIGH1 OLE } j TO BE REMOVE (BY `. •5 j OTHERS) t7 r %7 a olrns�� I i . EiTET. /& CONCRETE CURBS z=zi2ze !t yy GP , 41 _ f REMOVE EXIST. BIT. '•RENIOVE EXIST. IFT. � SIMME ,'. i _ - - h cGNGRETE CURB aF_� i 9s CONCRETE CURB ! Iw F -d--I-E},--9, s_.xE__�x-'__Jt»fJyx�uryT 'sl$saxMIL ¢E=altlzv•i +Lf,;:iIp. ,,�,--�_,.�ER E'g t_____9lESIIUE`N !i'iJ�G`X'.'�R_D:'os�IEw�: �":eEF i5.i:5,_I �I,s--..-.--,____I —wr�- - kr� s- • s-%'_-��_ _ ryo�aY�'a- IaIllIil .� .9x,xo-C ------ SC�_-r.- r» 42 y -1 22 I 3°BI. PAVING _- Tr EX BT PAVING__��iAWGW ____ __�___--____,c EXISTING SINMYOUS E -c�L` SAhCUT & MILL3 3 , WILL89RWYOU DIO EXISTING BITUMINOUS �i EXISTING BITUMINOUS�o,xls /� �' 9Q BENCHMARKS Know what's beiOW. AST Call before you dlg. T TOP DRANTN OF VIRGYDRANT INIA AVE. N. AND 55TH AVE. N. ELEVATION: 921.68 2.TOP NUT faYORANT SOUTHEAST O 25 50 100 The subsurface ubAty 9lfarmatron ahman m thea plan T. utsky I gUADRANT OF VASCONSIN AVE. N. AND Quality L-4 O. This gxalNy lard — determined accordlnp to 55TH AVE N. ELEVATION: 916.27 the guidelines of CI 38-02, entlUed •Standard Guideline (IN FEET) for Us Collection and Depictlon of Extetln9 Subsurface Utlllty Data.• N W p� ! I Z I§.s �W J I U Zp _�1e6 CONNECT TO EXIST. MH. Q i i I I I I I N ..� ey r m INV 898.8(1 I H (FlELO VERIFY) 1 1 •�1,I � L- I V I i � w r -�---- I 194 i PATCH ROAD I �! ._ J I I ^�'^--_ _ I -90ar� f i� P i I I W/ECLAL SEC1fON f 8 �I I` I I __° [ w CONNECT TO SWR ___- _...-.: EX. INV. 898.82 (FIELD ! I I I 1.I A�-�.` ♦ �1` I I V IEWL10.14 y ��Ba1.E! RFr�Y)0.i1' �))--1N-�)-___� IE--6ai�51..�L...,__�11�_ _�J)- �_�H-��' 9Y& "� <<-----«--- I I �rrt--------- E86iIR&CU-96E4PAZRE=----' • - _ STORM SEY WEA<r/------ --------- + ��So.°7no�a� nr.�oxm i ,I N �)CON ETDSTING B' R4f 20' SIDE SETBpC]( LWE OI TRACTOR TO COORDINATE 1 1 p ° ° _ W//IIjjTIT1TY CONTRACTOR FOR 1a°a° f Dee° °a°°a eep°,aooaae0ae L J I I E--, I IE.91d1, WORK AROUND EX. UTILITY POLE/ve°e°°°°e°oN'n........ ° °Oae°�a°a° I ® i In?) � cuYwRE 1 °°°a°o 00000 d t ' OUTLOT B �-- I, 1 I 1 p ;��°°c a o ae° �o�° e tion �°a- II No oy°� I 1 oa4 I I P.,-, °°oa I �. o°ca°°apo o°oco y I=orlo 100 oo°000�s T CO '� I I 2 I �D- s< STORM SEWER I III < 0 I s I j l RE 915.57 IE I .'� 12 2 3 4 5 6 7 8 9 10 11 I t Z I i jW W - e 09P.35 -N & S© ; ��� 11 1 R 915.40 j I ^ la W d j 3 I �' W IE 904.4 I j 0 _ I 10 IE 904.58 S - �_1E $913 ---- - 1Fr8� I �I 2.5' FRONT SETBACK LIE _ ' N RE 91133 - I 905.89 5 CCNCRFTE IE 905.99- WALK (� IE 903.43-_ Z IE 903.53E STREET 4 Ia' PVC SAN I 1a 4 I SDE PAtHING$ 8 5 11&001E5 6 98-10"N d S 17-8"E I j �1� RFaBIYAB � 1 6 5 is 7 _ *CONTRACTOR TO INSTALL BYPASS SYSTEMA RE 918.07 FOR SANITARY SEWER WHILE NEW SEWER A�ala.s2 pLINE IS INSTALLED, IE 901,24-W 1 '-9,9.16 Y__--_, fr I:.�_R-�.=ACAS-TINGI IE 901p.34 -E I nv I 8Att_______-__9 CONNECT TO EXIST. QB st CIP WM I I I I I �1G � B� r--'E3t. 1 9131]��____JY ___yr _--aY___ �__ ,y�;R•Ew1S.9L Y __ J nE-9IA61 ATO MOAO W/EOUAL SECTION TEND s,MALK CONNECT TO EXIST.MH. EX. INV 900.80 (FIELD VERIFY) I I I T it I I CALL BEFORE YOU M i Know what's below. Call before you dig. The ahsurface ut011y Information *how an this Plan i unity Ouolity Leval 0. Thle quality, Iawl Vas detarmfned aacordin9 to the gguuId911nm of CI ASCE 38-02, tIUad "Stmdmd Gulddlne far Fhe CaII9Mlon and Deplotlon of E91e11n9 Sub-taae Ltlllty Data' 7 - RE 917.20 IE 02.04-W 12 IE 02.14-E 11 10 (TYP) EX. 9' VCP SAN SWR all - __ SINGLE FAMILY LOTS-�Q 40' MINIMUM WIDTHS g, TH PRIVATE STREETS) 30' REAR SETBACK 9991 'JOE YARD SETBACKS j GARAGE: 7 FT. HOUSE: 7 FT, j BIG PAD CORNER: 25 FT. 14' MINIMUM BETWEEN BUILDINGS 2W FRONT SETBACK TO BACK OF CURB R/Yf TYPICAL SERVICES SHALL BE: WATER. 1' COPPER TYPL K gwOt 4" PVC RE IE 02.89- IW no -91 E 02.99-E E 2.99-S 11 I I < I I td l wl 14 1 'I 10mu �I - 3 gE. I 2 j I=1 = 9 I . 1m nl 0 a 05.6 I 2 RE 1}17 5- z 5' OONCRE �F WI 8 TAF -_-_-_'_� sloEwaLK r25 SIOE SEIRACN (!NE R-7.2 I I (FROA CUITB) 4 IE 06.17 IE 906.274S Jj �I <I 3 gE. I 2 ® 7 ark E 905.6 -E nl �1 05.6 I RE 1}17 5- z 5' OONCRE �F 1E 906. 7 L25_.51 K UI'E_ TAF -_-_-_'_� PARII 1 2 3L L -__ EAp�E1B COH NECT PROPO 8' HDPE 'NRI (CCT IN ) > EXTEND SDEWALK u RE 919, 5 3 7 905. - IE E 905.6 -E 05.6 I 5' OONCRE �F sloEwaLK 4 RE 91 .70 B .79 5 IE 905170 f 24 SIUE SE1BAf9C L11 20'R RE.w�91 IE-9a6.TIDn {TYF,� IE=II 55TH_ AVE_ UE=D-==DEWALN ', f SOLID CASRrIG CONNECT TOINSTALL ENSTING 8' HOPE WM EICTEND "DEWALK ; F7 i (CLT IN TEE) 4 1 -PATCH ROAD w/EOUAL SECTION = Z SEE SHEET 4 FOR s Q REMOVAL NOTES PARII 1 2 3L L -__ EAp�E1B COH NECT PROPO 8' HDPE 'NRI (CCT IN ) > EXTEND SDEWALK ( -------- y 7 � / " IItis OR UU1 TK IIVWL 9( t904 ON STANTI PER MODEL 51-1 FrNCE 99 OU TLOT J, ST 2 P.OND 100 6t loO YR HWL 906.0 2 -T--m R.- �,7 R�l ,5 1.5 LRI I_ 19. in XG i4 111 t 913.0 1 61 wo fy- 0 IL 13 GRA CAM Kwwwhaesbelow. 1, Top NUT HYDRANT SOUTHEAST Call b&re you dig. QUADRANT OF MRGIKIA AVE. N,qAND IGO 55TH AVE N. EUEVATON; 921. 9 2. TOP NUT HYDRANT SOUTHEAST (IN FEET) ELEVATIONi 916.27 SUBGRADE CORRECTION SELECT BACI L F _ MATER AL COMPACTED B.ALTCF;LL NGIN SELECT BACKFILL MhTERIAL COMPACTED BACKFILL O.5' TOPSOIL GRADING GRADE ARIES 3.0' PROPOSE4 FINISHED GRADE F -EXISTING GRADE --,,\ /� UMIT OF SUBGRADE EXCAVATION SELECT BACKFILL NpTERIAL�� ,�I�P.fati� a$ ` u tA` � +PF?'� J RON-SELECT BACKFILL MATERIAL s.o' MAX. COMPACTED BACKFILL s.D' MAX. _ 1ao' MIN. 149 BOTTOM OF UNSTABLE MATERIAL 10.9 ANCNC T -PO' 2"X2" TREE FENCE FENDING 3 1. TREE FENCING SHALL BE PLACED A MINIMUM OF I FOOT PER CALIPER INCH OF TREE DIAMETER FROM TREE(S) THAT I5/ARE TO BE SAVED. 2, ANCHOR POST MAY BE SPACED UP TO 10 FEET APART. 3. SECURELY ATTACH TREE FENCE TO ANCHOR POSTS W/ MINIMUM OF TWO ATTACHMENTS PER POST. 4. SLE MNDCT SPECIFICATION 2572, SILT FENCE jo� FILTER FABRIC (36' MAX. HEIGHT) ANCHOR W/ METAL— OPENING IN FABRIC WEAVE [ 212 p. DIRECTION OF FLOW w TRENCH —UNDISTURBED SOL 1. DIG A 6'X6" TRENCH ALONG THE INTENDED SILT FENCE UNE. 2 DRIVE ALL ANCHOR POSTS INTO THE GROUND AT THE DOWNHILL SIDE CF THE TRENCH. 3. POSTS SHALL BE SPACED A MAXIMUM OF 6 FEET APART. 4, LAY OUT SILT FENCE ALONG THE UPHILL SIDE OF THE ANCHOR POSTS AND BACK FILL 61 TRENCH. 5. SECURELY ATTACH SILT FENCE TO ANCHOR POSTS W/ MINIMUM OF THREE ATTACHMENTS PER POST. 8. SEE MNDOT SPECIFICATIONS 2573 & 3686. TURF ESTABLISHMENT TUBE ESTAEIJSHMENT SHALL APPLY TO ALL OISURSED AREAS AND SHALL UL ACCORDING TO MnDCT STANDARD SPECIFICATIONS FOR CONSTRUCTION (2005) EXCEPT AS MODIFIED BELOW. TURF ESTABLISHMENT SHALL OCCUR AS SOON AS POSSIBLE BUT IN NO CASE MORE THAN 7 DAYS SEED: MnOGT MIXTURE 25-141 AT 6O POUNDS PER ACRE. DORMANT SEED: SHALL BE APPLIED AT TWCE THE NORMAL RATE AFTER NOVEMBER 1ST, MULCH: TYPE 1 AT 2 TONS PER ACRE (DISK ANCHORED). FERTILIZER: TYPE 24-17-24 AT 300 POUNDS PER ACRE 3.0% MIN * D312J CONCRETE CURB & GUTTER TC = (E -O.OB TYPICAL STREET SECTION NO R/W - 24' B/B E 1S i tY I X096 uIN 12"+4 CONCRETE CURB & CUT. TC = +0.17 PAVEMENT SECTION I.5" -TYPE MVWE45030C 917UMNCUS WEAR COURSE BITUMINOUS TACK COAT 2' -TYPE MVNW35OL30C L BITUMINOUS BASE COURSE —B" CLASS 5 ACCREGATE BASE 18" MIN SELECT GRANULAR BORROW (MNUOT 314B) GEOT➢(TILE FABRIC * SEE PLAN FOR LOCATION OT BENCHING DETAIL 3 o a LOT HROFIL .. .•. .. ,.. - pINECTHB{1 �OF;f{GW.(EOYJ �STRE PROFlL�_% MRECB OF FLOW (STREET)" 0.5' 0.5' 0.5 ROCK CONSTRUCTION ENTRANC TYPICAL STREET SECTION 60' R/W - 31' B/B R/W 149 t0.S 10.9 � sta x� .Qx All 5' SIDEWALK BB16 4" CONCRETE ON APPROVED CONCRETE�:iU SOD W/4" OF TOPSOIL SUBGRADE & GUTTER4' BEHIND LURE (SEE PLAN FOR LOCATION) TC= rESECTION NE48D3DC BITUMINOUS WEAR COURSE ACK COAT W35D3OC E17UMINOUS BASE COURSE GGREGATEBASE1EMIN SELECT GRANULAR BORROW (MN007 31411) GEOTEXTILE FABRIC 3.0% MIN * D312J CONCRETE CURB & GUTTER TC = (E -O.OB TYPICAL STREET SECTION NO R/W - 24' B/B E 1S i tY I X096 uIN 12"+4 CONCRETE CURB & CUT. TC = +0.17 PAVEMENT SECTION I.5" -TYPE MVWE45030C 917UMNCUS WEAR COURSE BITUMINOUS TACK COAT 2' -TYPE MVNW35OL30C L BITUMINOUS BASE COURSE —B" CLASS 5 ACCREGATE BASE 18" MIN SELECT GRANULAR BORROW (MNUOT 314B) GEOT➢(TILE FABRIC * SEE PLAN FOR LOCATION OT BENCHING DETAIL 3 o a LOT HROFIL .. .•. .. ,.. - pINECTHB{1 �OF;f{GW.(EOYJ �STRE PROFlL�_% MRECB OF FLOW (STREET)" 0.5' 0.5' 0.5 ROCK CONSTRUCTION ENTRANC IE. GRADING PLAN LOT KEY ousTING PROPOSED 505 58.4-------- DRAINAGE & UTILITY I I I cFlNISHED GRADE 10' GRADING GRADE 1 , I 1 BLOCK NUMBER EASEMENT I rJ LOT NUMBER SURFACE DRAINAGE I LOWEST FLOOR ELEVATION RESERVED FOR I ES DECK DR PATIO— ----BLER IBYLEWRAODUKDIIT --�L-IDENOIES OR SPILT -TRY GROUND ELEVATION STORM CATCH BASIN] 981.0 STORM MANHOLE OR SPLIT O BUILaNG MODIFIED LOOKOUT (961. I(MONT aft 9ASa�, OFK) 25 1 CURB ON 1 LOOx0O7 I 1 ;O I G GRADE GRADIN GRAOINO GRADE , w GATE VALVE � GRADING GRADE 1 6 TELEVIMON BOK OUT KWALKOUT RECOMMENDED FE NO SCALE 1 1 1 RAMBLERLER GARAGE SIDEFlNISHEG FLNCL — " — • — 10' CONTOUR ELEVATION ,--EP CONDITION (IN FEET) LOTRER WETLAND LINE--� a. -. TYPICAL POND SECTION 4 �f111E. I44 II 10. - — —r OO:.: -- ---—LL--3 S + • • - TREE FENCE rc I TREELINEJ 1D' BOTTOM 17 ST -5 F�YARIEG� C BERM RES ELEV.BERM CREST INFILTRATION BASIN SEED WITH MIK TOLERANT OF INUNDATION AND DROUGHT. _ :. I I- 12 RCP _ _ -lll klh_l POND III! -I ILII- -I L -I - I EROSION CONTROL BLANKET I I (MNDOT CATEGORY l) _—_ _— _ I I _ I _1 — NON -WOVEN GEOTEKnx (wDOT TYPE T) PLANTING MEDIUM 1.5• WASHED STONE (IGNEOUS) 7UX HOMOGENEOUS SANG 6" PERFORATED ORAINTILE SEUL ORGANIC LEAF COMPOST W,TH FILTER SOCK LEGEND_ ousTING PROPOSED PROPERTY LINE — -- 5 55' (FRONT SETBACK 25' OR BAaf OF ) EASEMENT LINE - - - I I I cFlNISHED GRADE 10' GRADING GRADE 1 , I 1 CURB UNE ------ 1 I BITUMINOUS E I CONCRETE TOPSOIL SANITARY SEWER ----->— 0.5' TOPSCIL STORM SEWER----�>— —N--'--�� WATER MAIN ----I— PRIVATE STREE L I OVLRHLAU URUTY O.5' MIN. STORM CATCH BASIN] , r - ---- TOPSOIL I � STORM MANHOLE 2.75' OUTLET CONTROL STRUCTURE MODIFIED LOOKOUT MANHOLE O I(MONT aft 9ASa�, OFK) 25 1 CURB ON 1 w HYDRANT V rt I 1 ;O I G GRADE GRADIN GRAOINO GRADE , w GATE VALVE � GRADING GRADE 1 6 TELEVIMON BOK D.5' TOPSOIL TELEPHONE BOK�I FE NO SCALE UTILITY POLE 1 1 RETAINING WALL FLNCL — " — • — 10' CONTOUR 2' CONTOUR FEMA FLOOD PLAIN IF WETLAND LINE--� a. SPOT ELEVATION "•---• ---� ETALRCfItCY OVERFLOW FFE0.F. yN/ OO:.: SILT FENCE + • • - TREE FENCE ■ e e e e e e s- TREELINEJ SOIL BORING ST -5 40' LOTS (LOTS 5-11 BLK 2, 1-5 BLK 3, 1-8 BLK 4 & 1-11 BLK 5) MODIFIED WALKOUT Na SCALE 5 55' (FRONT SETBACK 25' OR BAaf OF ) 1 CURB GNIII iPRIVATE STREET w0(1 I I I I cFlNISHED GRADE 10' GRADING GRADE 1 , I 1 -- ------ -- - 1 I 1a O 1 1 0.5' MIN. 1 I I n TOPSOIL 0.5' TOPSCIL LOOKOUT NO SCALE t II-�25' SSI' (I FRONT SETBACK) 25• , OR BACK AC I Calm ON PRIVATE STREE L I 1 1 FlNISHED GR AGE , GRADING GRADE , Io O.5' MIN. 1 I , r - ---- TOPSOIL I � O.5' TOPSOIL 2.75' 0.5' TOPSDL MODIFIED LOOKOUT t NO SCALE—SII t I(MONT aft 9ASa�, OFK) 25 1 CURB ON 1 j PRIVATE L i 1 ) II , I 1 ;O I G GRADE GRADIN GRAOINO GRADE , _ ___ Iq 0.5' MIN. , I m I TOPSOIL , GRADING GRADE 1 6 2.75' D.5' TOPSOIL RAMBLER FE NO SCALE OR BA CURL PRIVATE Tn IIIA T TOPSOIL GRACE GRADE t 1 0.5' MIN. I rTOPSLIL 65' LOTS (LOTS 1-13 BLK I, 1-4 BLK 2 & 1-12 BLK 6) WALKOUT It NO SCALE t MODIFIED WALKOUT t NO SCALE 25' 60, {FRONT SETBACK) 1 V � 1 1 I u+ FINISHEG GRADE } 10' GRADING GRADE I , I m I 10'^ 5' d _ ` aMIN. I z.O' -- } Ta�saL O.5' TOPSOIL LOOKOUT L NO SCALE It MODIFIED LOOKOUT NO SCALE t IH+ -25' 60' (1 FRONT SETBACK) 75' 1 1 1 I , I I n R GRADE G , GRADDINGING GRADE , �n 2.5' O.5' TOPSOIL RAMBLER t NO SCALE t � , (FRONT SETBACK) FINISHED GRADE � 1 4 ` GRADING GRADE 1 6 d IV � as' MIrL 1 TOPSOIL , n 1 I 2.75' 1 1 a5' TOPSCIL I _ WSa I�I IF- ---?--------- ----=— -r -- 4� -- i` 904 9U4 ----------- —-- °z7�< I Torg I a9a as°� Soo oaQoeaaao$go at°� J I— i---�\1e I ' I ' 1 oUTLOY f II goo°°�°a°,°���a%°'a°' 1 I 1_J- ,t it p+ax I r---•na1 e jkR-.. J_Y'gLT FENCE o�gaaoc°°O!- +iaSISi�Eru_kL way-- ---- 42z 2 a I goo- rl4j- 12 -9ts sst p I IlI do k .�< < <10 11 mLtJ j�10 \ LO LO °NO{1 VO{1 LO ILO(11 R R i R R z I ! / y.1OLd — I 3 al \ 1 1 I I I I I I I l 3'� 9a� /� Q SILT FENCE ()— — — — — r _ �\t I I O Ili I \ \ �' \ >' 7 -I ----- - - ---------------\ Z % •— i � I i EL rJ--- In I i I ���0 \ \ •% / �5 /\ °C. �taiJ 111 I Q' �a_s� , ---- — J 1 --- --- I all Ln I ti C) ^ ^ b IO - < I° I 0f 11 I _ _ L_ J� I r a — r I� � I �� ��._ I I I I 1 � } i } 1 1 � I �T� >I — -- ia• A l! I � C �l�1 11 A I� i s I I 1 10 i } I 5 J II I _ �l t= ==---= —J C ° 0 ------ 55TH AVENUE ----�;----------------�_- ---------- 6r--------------------------- ----------•---- -------------------- z: ------------ (s� GALL sEP01#= YOU Im QA Know whars below. Call before you dig. Tho subsurface ut111ty Tint—tion all n this plm Is u011ty Quollty l 0. ThIe quality level woo dote lned according to the gulde6na6 of CI/ASCE 3&-02, wMed 'Stmdard ouldellne for the Collecl and 0, atlon of ExI lg Subsurface Ullllty Data." z cUn > j �a a SUGGESTED PLANT ISCHE'DULE I�Ar --- i COPE QTY COMMON NAMIll BRE ROOT REMARKS A 33 REP MAPLE 2S" 549 STRAIGHT LEADER AGER RtU6ill CAL Ofgll TREE 10 total AND RLL CROWN 5 33 MAJESTIC MED NORTHERN PIN OAK 2.5" 545 STRAGHT LEADER atmill ELLIF" CIPALLJE 'FlAJE971G aKtEB' CAL AND RILL GROOM G 32 IR01,11 OD 2.V e4e STRAG14T LEADER OSTRYA HIRGINAN4 cAL AND PULL CROWN P 72 REDMOND UNPEW 2-5° 51FIS STFill LEADER -1 AMERICANA 'REDMOND' CAL AND PULL CROWN E W ROrAL RAINDROPS GRAPAI'll 1.8" 84B STRAGWT LEADER MAWa Ill RAINDROPS' GAL AND FULL CROWN F 1 14 10<tRA CLUE LJMi3ER RNE a Il FULL FORM To G&AIDE PILAW FLmdus twill Ell HT. =ANf11IES SHOWN IN THE FLAMING sc44w LE ARE FOR TWE GONrillil lig OONvENENCE OONTRACTOR To VERPT M ANTI aHt7I1M ON THE PLAN W _ a SITE NOTES: 1. REFER TO DETAIL SHEET LZ FOR GENERAL NOTES, PLANTING SPECIFICATIONS, PLANTING NOTES, IRRIGATION NOTES, AND PLANTING DETAILS. 2. REFER TO GRADING PLAN FOR GRADES AND EROSION CONTROL. 3. REMOVE ANY BURLAP, TWINE. ROPES Al WRING FROM THE TOP AND SIDES OF ROOTBALL FOR ALL BALLED AND HURLAPPED PLANTS. 4. rEMOVE CONTAINERS AND CUT CIRCLING ROOTS IF PLANTS ARE CONTAINER GROWN. 5. ALL PLANTINGS SHALL RECEIVE FERT171ZER AS FOLLOWS: 0-20-20 GRANULAR FERTIZER APPLIED AT THE TIME OF PLANTING AT A RATE OF 12 OZ.PER 2.5' CALIPER INCHES OF TREE AND 6 OZ. PER SHRUB. I�Ar --- i I I 0 25 50 I IN FEET) 1111 tree summary OOVE138TORY TREE 136 total 2.5 CAL. 4� Ofgll TREE 10 total CnF€ROUS TREE 7 total GENERAL NOTES: PLANTING SPECIFICATIONS: PLANTING NOTES: LANDSCAPE CONTRACTOR TO VERIFY ALL UTILITY LOCATIONS ON THE PROPERTY WITH 1. THE GENERAL CONTRACTOR AND BY GOPHER STATE ONE CALL PRIOR TO STAKING PLANT LOCATIONS. 2 2. COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON THE SITE. 3 3. WHERE EXISTING TREES AND/OR SIGNIFICANT SHRUB MASSINGS ARE FOUND ON THE SITE WHETHER SHOWN ON THE DRAWINGS OR NOT, THEY SHALL BE PROTECTED AND SAVED UNLESS NOTED TO BE REMOVED AND/OR ARE WITHIN THE GRADING LIMITS. ANY QUESTION REGARDING WHETHER PLANT MATERIAL SHOULD OR SHOULD NOT REMAIN 4 SHOULD BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO REMOVAL. 4. ALL EXISTING TREES TO REMAIN SHALL BE FERTILIZED AND PRUNED TO REMOVE DEAD WOOD AND DAMAGED OR RUBBING BRANCHES. 5, BB TREFS AND SHRUBS ARE BALLED AND BURLAPPED. 6, NO PLANT MATERIAL SUBSTITUTIONS WILL BE ACCEPTED UNLESS APPROVAL IS REQUESTED OF THE LANDSCAPE ARCHITECT BY THE LANDSCAPE CONTRACTOR PRIOR TO SUBMISSION OF BID AND/OR QUOTATION. 7, ALL PLANT MATERIAL SHALL COVPLY WITH THE LATEST ADDITION OF THE AMERICAN STANDARD FOR NURSERY STOCK, AMERICAN ASSOCIATION OF NURSERYMEN. 8. THE CONTRACTOR IS RESPOSIBLE FOR ON—GOING MAINTENANCE OF ALL NEWLY INSTALLED MATERIALS UNTIL TIME OF OWNER ACCEPTANCE. ANY ACTS OF VANDALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO OWNER ACCEPTANCE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 9. CONTRACTOR SHALL PROVIDE A WRITTENREQUEST FOR THE OWNER ACCEPTANCE INSPECTION. PLANTING BED OREPARA71ON: ALL MASS PLANTING BEDS SHALL BE TILLED TO A MINIMUM DEPTH OF 1D". AMENDMENTS SHALL BE APPLIED AFTER CULTIVATION, BACKFILL SOIL: USE SOIL EXCAVATED FROM PLANTING HOLES & PROVIDE AMENDMENTS. REMOVE ALL DEBRIS AND ROCKS LARGER THAN 3" IN Dia. FERTILIZATION: ALL PLANT MATERIALS SHALL BE FERTILIZED UPON INSTALLATION WITH DRIED BONE MEAL OR OTHER SPECIFIED FERTILIZER MIXED IN WITH PLANTING SOIL PER THE MANUFACTURERS INSTRUCTIONS. MULCH MATERIAL: AS SPECIFIED ON LANDSCAPE PLANS. MASS MULCH ALL PLANTING BEDS TO 3" DEPTH OVER FIBER MAT WEED BARRIER. ALL PERRENIAL PLANTING BEDS TO RECEIVE 3" DEEP SHREDDED HARDWOOD MULCH WITH NO FIBER WEED MAT BARRIER, ALL DECIDUOUS AND EVERGREEN TREES TO RECEIVE 6" DEEP SHREDDED HARDWOOD MULCH WITH NO MULCH W DIRECT CONTACT WITH TREE TRUNK. 5. TREE STAKING: IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO STAKE ANC/OR GUY THE TREES ACCORDING TO THE DETAILS. IT IS THE CONTRACTOR'5 RESPONSIBILITY TO TAKE EVERY STEP NECESSARY TO MAINTAIN THE TREES AND SHRUBS OIN AN UPRIGHT AND PLUMB CONDITION AT ALL TIMES UNTIL THE END OF THE PLANT GUARANTEE PERIOD, ESPECIALLY WHERE VANDALISM, SOIL OR WIND CONDITIONS ARE A PROBLEM. 1. No planting to be installed until grading and construction has been completed in the immediate area. 2. All plant materlol locations must be reviewed and approved by the landscape architect prior to any and oil digging. 3. If the landscape contractor perceives and deficiencies in the plant selections, soil conditions, or any other site condition which might negatively affect plant material establishment, survival or guarantee, they shall bring these deficiencies to the attention of the landscape architect prior to installation. 4. Adjustments in the location of proposed plant material may be needed fn the field. Should an adjustment be advised, the landscape architect must be notified. 5. All plants to be installed per planting details. 6, One shrub per type and size in each planting bed and every tree should be clearly identified (common or Iatln nomenclature) with a plastic tag which shall not be removed prior to owner acceptance. 7. Where sod/seed abuts paved surfaces, finished grade of seed/sod shall be held 1" below surface elevation of trail, slab, curb, etc. 8• Sod shall be laid parallel to the contours and shall have staggered joints. slopes 6, TREE WRAPPING: WRAPPING MATERIAL SHALL BE QUALITY, HEAVY WATERPROOF CREPE PAPER MANUFACTURED FOR THIS PURPOSE. WRAP ALL DECIDUOUS TREES IN steeper than 3 1 or in drainage swains, the sod shall be staked to the ground. THE FALL PRIOR TO 12-1 AND REMOVE ALL WRAPPING BY 5-1. 9. Seed ali areas disturbed due to grading other than those to receive sod. 7. RODENT PROTECTION: PROVIDE ON ALL TREES, EXCEPT SPRUCE UNLESS OTHERWISE NOTED. & PLANTING PLAN: ALL PROPOSED PLANTS SHALL BE LOCATED CAREFULLY AS SHOWN ON THE PLANS. THE PLAN TAKES PRECEDENCE OVER THE NOTES. RESPECT STATED DIMENSIONS. DO NOT SCALE DRAWINGS. 10. WARRANTY FOR THE LANDSCAPE MATERIALS SHALL BEGIN ON THE DATE OF ACCEPTANCE 9 BY THE LANDSCAPE ARCHITECT AFTER THE COMPLETION OF PLANTING ALL LANDSCAPE MATERIALS. NO PARTIAL ACCEPTANCE WILL BE CONSIDERED. 11. CONTRACTOR SHALL GUARANTEE NEW PLANT MATERIAL THROUGH ONE CALENDAR YEAR FROM THE DATE OF OWNER ACCEPTANCE WITH ALL REPLACEMENTS TO BE PROVIDED AT NO ADDITIONAL COST TO THE OWNER. 24" 1 \ DECIDUOUS TREE NOTE: TWO (2) ALTERNATE METHODS OF TREE STAKING ARE ILLUSTRATED, IT 15 THE CONTRACTOR'S OPTION TO STAKE TREES, HOWEVER THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING. 10. Repair all domage to property from planting operators at no cost to the owner. IRRIGATION NOTES: EDGING: EDGING SHALL BE 4: P.V.0 COMMERCIAL GRADE EDGING WITH THREE (3) METAL ANCHOR STAKES PER 20 FOOT SECTION, UNLESS OTHERWISE NOTED ON THE 1, Landscape Contractor shall be responsible for providing shop drawings illustrating irrigation PLAN. ALL MASS PLANTING BEDS SHALL HAVE EDGING PLACED BETWEEN MULCH AND plans and specifications as port of the scope of work when bidding. These shall be approved ANY ADJACENT TURF AREAS, by the landscape architect prior to order. 2. Verify existing/proposed system location. NOTE; TWO (2) ALTERNATE METHODS OF TREE STAKING ARE 3. unless otherwise noted, all sod/seed and planting areas indicated on the plan shall be 1009 ILLUSTRATED. irrigated. the irrigation shall include the public right of way between the property line and back of curb where new landscape improvements are proposed. 16" POLYPROPYLENE OR POLYETHYLENE (40 MIL, 1.5" WIDE STRAP, TYP) DOUBLE STRAND 14 gA. WIRE— S' AT 120, INTERVALS TREE WRAP TO FIRST BRANCH FLAGGING, ONE PER WIRE ROOTBALL TO SIT ON SUBGRADE MULCH, 6" SHREDDED HARDWOOD PLANTING SOIL, SEE SPEC SUBGRADE 2" X 2" X 24" WOOD ANCHOR STAKE, SET AT ANGLE SOD/SEED OR GROUNDCOVER TOPSOIL level site IT IS THE CONTRACTOR'S OPTON TO STAKE TREES, HOWEVER THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING. 21 CONIFEROUS TREE 4. it shall be the landscape contractors responsibility to insure that all sodded/seeded and planted areas are irrigated properly, including those areas directly around and abutting building foundation. 5. the landscape contractor shall provide the owner with a watering/lawn irrigation schedule appropriate to the project site conditions and to plant material growth requirements 16" POLYPROPYLENE OR POLYETHYLENE (40 MIL, 1.5" WIDE STRAP, TYP) DOUBLE STRAND 14 gA. WIRE - 3' AT 120' INTERVALS FLAGGING, ONE PER WIRE ROOTBALL TO SIT ON SUBGRADE MULCH, 6" SHREDDED HARDWOOD PLANTING SOIL, SEE SPEC SUBGRADE SOD/SEED OR GROUNDCOVER 2" X 2" X 24" WOOD ANCHOR STAKE, SET AT ANGLE HEIGi TOPSOIL level site NOTE: HAND LOOSEN ROOTS OF CONTAINERIZED MATERIAL (TYP). SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING. Shrubs to sit on subgrode mulch 4" shredded hardwood landscape fabric, see spec. 4" p.v.c edging planting soil, see spec. refer to plan for groundcover subgrode Shrubs to sit on subgrade ('3"N SHRUB L2 level site J M Q WE Z G w IL �_ LU GC im a Z CLZ 5 Jzrmn N.0 -t N L Ln W Z O 00 K a) F ZZ It C UJ 14 S U .4 i REVISIONS F a. 5. 6. Z�0 n C 000 O• d' cm0 u r• ISSVE DATE: O X o 0 Q Y n GO z 1! o � n o a� „ z o m Q r- 0 t co a J M Q WE Z G w IL �_ LU GC im a Z CLZ 5 Jzrmn N.0 -t N L Ln W Z O 00 K a) F ZZ It C UJ 14 S U .4 i REVISIONS F a. 5. 6. DRAWN er: sob 131 1 lay W: adb ISSVE DATE: 511911a II hereby —ify that thi. pan, rpnM.tbe eireP." — prW 'red by me or un �.r my r.rl p-6111 d mel 1 a out, Dwe..d WeasCap. A hn.El near m. I.— .pthe stale op Nlee..om Name: Sw Slpltun: Dace: SIL9114 H.— Y: 40647 L2 N I I I I • j■ men NowEl t" ri / :r /. / r` .9!v •�•�+�E•�#�� �•;#mss*s��#a .9!v M. •� � �♦� •�# ��' (I /I CALL 9E<GI♦E YM dO 0 +F Know whars beloW. G811 before you dig. Ta wp"la- utkfty intarmaelon saa.n an thl. plan rS uM, 0"lly E...I 0. This W.Kk, hetes •. tl•LarminW p cwEinq W th. g,Ad.: na al C:/.SCE 78-02. nnWled 'Std0d&d Dakminn far 1ha GoImtW ani fkpkiim of E,LW o %bwrtau Uti'ly Oats. IMPERVIOUS SURFACE AREA (SF) STREETS 28,s 7 SIDEWALKS 1,260 DRIVEWAYS 15.484 P IMUM�S1i05 ST3%AjESF FCP OF STREETS AND SIDEWALKS 3,549 SF PROMDED AS SHOWN W h 0 U) 0 z REVISIONS 1. 1 l aGHti �': klli aestaNEo x' *w tSSaE tN1S: LS1l1a1S t .0 ea..N w•t ws.kn'pee0cuwn ,N«p.n a an KWf.a > my mesuar ales f.IPaM� .na me l dh f.w, a Ib � r,.,•«m ewmc ex.,. F. Oft. vE i /°r 1 stao,aec April 2, 2015 File: 193800102 Stantec Consulting Services Inc. 2335 Highway 36 West St. Paul MN 55113 Tel: (651) 636-4600 Fax; (651) 636-1311 Attention: Jeff Sargent Community Development Director City of New Hope 4401 Xylon Avenue North New Hope, MN 55428 Reference: Centra Homes Parkview Development - Pian Review Dear Jeff, We have reviewed the revised redevelopment plans for Parkview as submitted by Centra Homes on March 27, 2015. The previous comments provided during the initial review were either addressed, or are shown with the following comments and/or recommendations. Sheet 1 - Cover 1. Re -label the street Winnetka East as Winnetka Avenue. Sheet 2 - Existina Conditions 2. Verify existing utility information with City staff and engineering, specifically the following areas: a. 55th and Winnetka b. North of 55th Ave., south east side of North Education Center c. South of 56th Ave., north east side of North Education Center d. Adjacent property to the north of the development, just east of 56th and Wisconsin. i. Were the storm sewer elevations shown reference from record plan information, or survey shots? ii. Additional inspection of the existing storm sewer conditions may be required, as well as additional survey to verify rim/invert elevations and emergency overflow elevations (EOF's). e. Label the existing manhole structure shown in the middle of the site, near soil boring ST -9 Design Stith community in mire April 2, 2015 Mr. Jeff Sargent Page 2 of 5 Sheet 3 - Preliminary Plat 1. Verify existing easements to be vacated with City staff and engineering. 2. Provide and label widths on the new drainage and utility easements. 3. All street names shall to be reviewed with City staff. Sheet 4 - Removals 1. Review removals required at wlsconsin Ave. and 561h Ave, as additional removals may be required for drainage and the intersection. 2. Curb and sidewalk removal adjacent to Begin Park will be required to install a pedestrian ramp and crossing. 3. Verify utility removals and limits with public works and engineering. Sheet 5 - Preliminary Site & Utility Plan 1. Show all utility and drainage easements. 2. Show all existing utilities, specifically the near and on the adjacent North Education Center property. 3. City branding on all manhole lids shall be utilized. Coordinate with public works. 4. Clearly label pipes and structures to be privately owned. 5. Sanitary Sewer: a. Show all pipe grades. b. Clearly label pipes and structures to be privately owned. c. Existing manhole connections will require boots. 6. Water Main: a. All pipe shall be C900 PVC. b. Show services. Public works and engineering to provide standard details. c. Verify all hydrant locations are located every 350 feet or less. d. Valve locations to be further reviewed by public works and engineering. e. Additional valves at the intersections of both Virginia and Utah may be required. f. City will be installing new water main on 55th Avenue, and will coordinate connection details. Design + r April 2, 2015 Mr. Jeff Sargent Page 3 of 5 7 Storm Sewer: a. Label all rim, invert, and grades. b. Review storm connection to existing storm sewer near Wisconsin and 56th. i. Existing drainage on these streets shall be reviewed in further detail. c. Provide pond details, including normal and high water levels. d. Review the pond and filtration basin location and def ails with public works and engineering. e. Sumps (5' depth) are required on the last downstream structure within the street, prior to outlet into the ponds. f. Existing structure conditions on new storm sewer connections will need to be reviewed by public works/engineering. 8. Streets a. The typical street width on Virginia, Utah, and Street A will be 30' face to face of curb, as typical of other streets in the City. Sheet 6 - Preliminary Grading & Erosion Control Plan 1. Verify existing storm sewer adjacent to 561h and Wisconsin 2. Pond Details a. Verify need for 8' depth of pond. Review bottom of pond elevation with elevation of adjacent property to the north. b. Label EOF. c. Access for maintenance needs to be reviewed. 3. Review backyard drainage elevation and EOF's with public works and engineering. a. Discuss raising drainage swale elevations. b. Discuss drain the potential. c. Discuss type of building suggested. d. Show verifications that conveyance of storm water through the pipes/swales will not flood homes. Sheet 7 - Details Engineering to provide on street section. a. Provide soil borings. b. Typical street width shall be 30' face to face of curb. r- 11 with community in rnina April 2, 2015 Mr. Jeff Sargent Page 4of5 Sheet 8 - Details 1. Filtration basin a. Discuss plantings and/or seed with City staff. Storm Water Management Plan Comments As submitted, the storm water management onsite appears to meet the City requirements. Additional information as identified below in Items 2 - 6 will need to be submitted and reviewed prior to approval, to verify the storm water quality and quantity goals/requirements are met. a. The pond identified will serve as a regional pond for not only this site, but will provide storage and treatment from west and north of the project site as well. b. It is the intention of the pond and additional storm water storage to alleviate the storm water flooding and drainage issues to the adjacent properties to the north. Additional review of the existing conditions and storm water modeling will be required to fully understand the improvements. c. The City will ultimately have ownership of the pond and filtration basin, and will maintain these best management practices. 2. To comply with the City's MS4 Permit, calculations should be provided that show no net annual increase from pre -project conditions of storm water Volume Runoff, Total Suspended Solids (TSS), and Total Phosphorus (TP). 3. The existing conditions Hydrologic model should be provided to verify existing conditions runoff rates. An existing conditions drainage map should accompany it as well. 4. Storm sewer design calculations should be provided to show conveyance for the 1 0 -year rainfall event. 5. Calculations need to be shown that the water quality treatment volume (below the pond outlet) equivalent to site runoff from a 2.5 -inch rainfall event, or the Permanent Storm water Management System requirements of the NPDES construction site permit, whichever leads to higher treatment capacity. 6. The proposed XPSWMM model was not attached to the storm water management plan. Please provide a copy of the model to review and verify peak rate discharges. Design: with community in mina April 2, 2015 Mr. Jeff Sargent Page 5 of 5 General Comments 1. Submit and apply for all applicable permits, Shingle Creek Watershed Management Commission, NPDES Construction Storm water, MPCA, MDH, others. a. Shingle Creek Watershed Management Commission is currently reviewing the plans and storm water calculation submitted. 2. Provide record plans oras -built drawings following project completion, as required by engineering. If you have any questions or require further information please call me at (651) 604-4808. Regards, STANTEC CONSULTING SERVICES INC. a440411 (K). X4;r'� Christopher W. Long, P.E. c. Aaron Chirpich, Susan Rader, Bob Paschke, Bernie Weber, Dave Lemke, Shawn Markham, John Blasiak, Jeff Alger, Roger Axel - New Hope; Alan Brixius - NAC Planning; Shelby Wolf - West Metro Fire; Tyler Johnson, Adam Martinson, Ann Dienhart, Megan Albert, Mark Hanson-Stantec. Desigr, vAth corrSmunity in mind W[ ST METRO FIRFT•-RESGUF DISTRICT Seruiuo the L:itier of •C ustal •:Veru [lode To: Jeff Sargent From: Shelby Wolf, Deputy Fire Marsha[ Date: March 18, 2015 Subject: West Metro Fire -Rescue District preliminary review of New Hope -Parkview Development. At your request, we have prepared identified issues associated with the request of Centra Homes create a 60 unit residential subdivision, 31 of which would be "detached townhomes, with the remaining 29 units being "traditional single family homes" upon a 17 acre site located north of 55th Avenue North and west of Winnetka Avenue. In review of the submitted application materials, the following comments are offered: 1. All roads in the development are less than 26 feet in width. Both sides of all street in the development shall be posted "No Parking Fire Lane". 2007 Minnesota State Fire Code Appendix D103.6.1. 2. Sheet 5 of 8 Utility Plan: The fire hydrants shall be adjusted to be no more than 350 feet apart from each other. On street A there is a couple hydrants that are too far apart. If you have any questions please feel free to contact Shelby Wolf, deputy Fire Marshal at (763) 230-7006. Thank you. Sincerely, Shelby Wolf Deputy Fire Marshal DESIGN & REVIEW COMMITTEE March 19, 2015 Committee: Landy, Svendsen, McKenzie, English The Development Review Team met on March 19 to consider Rezoning and Preliminary Plat for Centra Homes' Parkview development. Staff: Sargent, Chirpich, Alger, Axel, Weber, Lemke, Rader, Fournier, Sargent, Wolf Consultants: Brixius, Long PLANNING CASE: 15-02 PROJECT: Preliminary and Final Plat, Site Plan Review (Parkview) ADDRESS: 55th Avenue North, West of Winnetka Avenue ZONING: R-1, Single Family Residential PROPERTY OWNER: City of New Hope EDA APPLICANT: Centra Homes DESCRIPTION: The applicant is requesting a Preliminary and Final Plat approval as well as a Development and Final Stage PUD (Site Plan Review) in order to construct a 60 -unit residential subdivision on the property. The subdivision is comprised of 31 "detached townhomes" (maintained by an association) and 29 units "traditional single family homes" (not maintained by an association). In 2014, Centra Homes applied for and received approval for the project but withdrew its application after discovering poor soil conditions on-site. As a result, the Purchase Agreement and Site Plan were amended to account for the conditions. The Development Review Team was supportive of the request and had the following comments: EXISTING CONDITIONS The city of New Hope owns the 17 acre site. The site was previously occupied by the Winnetka Learning Center, which has since been demolished. COMMENTS • Site is presently zoned R-1, Single Family Residential and proposed lot sizes fall significantly below the R-1 District lot area and width standards. Rezoning from R-1, Single Family Residential to R-2 is recommended. • A north -south sanitary sewer easement (aligned with Wisconsin Avenue to the north) has been illustrated on the preliminary plat. That such easement may impact the development of Lot 7, Block 1. This issue should be subject to further comment by the City Engineer. As part of final plat processing, the existing drainage and utility easement located along the former west property line of the Winnetka Learning Center should be vacated. • Home designs/plans which are specific to the subject project should be submitted specifying finish materials to be utilized. • The smallest garage in the association homes is 19.5 feet by 20.5 feet or 400 square feet, which raises concern for parking and unit storage. • Proposed side yard setback (7.5 feet) does not meet R-2 District setback requirements (10 feet). Flexibility from such setback requirements can however, be accommodated via the PUD/CUP. • A common issue in projects with narrow lots such as that proposed is a lack of on -street parking. Of the 31 association lots, 15 are proposed to receive access from a 24 foot wide private street. To ensure, two-way traffic upon such street, it is recommended that no on -street parking be allowed in the present design. This area must be a signed fire lane. A second option would be to investigate on-site guest parking on north and south sides of Block 4 by providing a parallel parking cutout. • Six foot wide sidewalks are recommended along one side of the proposed public street and between the private segment of proposed "Street A" and Winnetka Avenue (south of Lot 11, Block 5). It is recommended that an additional sidewalk connection to Winnetka Avenue be made south of Lot 8, Block 4. • The proposed snow storage locations do not appear to provide adequate area and a more detailed explanation of snow removal and storage is needed. This includes addressing snow from driveways, the location and size of snow storage areas, and how snow will be removed, hauled, and deposited in snow storage areas. • Association lots should illustrate the limits of decks and patios to ensure that back yard drainage is not impaired. • Expand landscaping across rear yards of lots backing up to 55th Street in Blocks 1 and 3 and along Winnetka Avenue on Lot 11, Block 5. • Any park dedication fees must be determined and assessed as appropriate. • Fire hydrant space shall not exceed 400 feet apart and water services to homes shall be planned and located outside of the proposed driveways. ATTACHMENTS: • Narrative • Plans a Planning Consultant memo dated 03/17/2015 • Engineer's memo (Stantec) • West Metro Fire memo NOTE: REVISED PLAN DEADLINE is Friday, March 27, by 3 p.m. Planning Commission, Tuesday, April 7, 7 p.m. City Council, Monday, April 27, 7 p.m. CITY OF NEW HOPE 4401 XYLON AVENTUE NORTH NEW HOPE, HENNEPIN COUNTY, MINNESOTA 55428 PLANNING CONLMISSION MINUTES March 3, 2015 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, Scott Clark, Wade English, Greg Gehring, Roger Landy, Christopher McKenzie, Torn Schmidt, Steve Svendsen Absent: None Also Present: Jeff Sargent, Director of Community Development, Aaron Chirpich, Community Development Specialist, Stacy Woods, Assistant City Attorney, Alan Brixius, Planning Consultant, Eve Lomaistro, Recording Secretary NEW BUSINESS No new business. PUBLIC HEARING Planning Case 15-01 Chair Svendsen introduced Item 4.1, request for a conditional use permit to Item 4.1 allow for additional outdoor storage and a CUP for a deferment of required parking for the Scrap Metal Processors (SMP), Inc. building located at 9000 Science Center Drive, Michael Minter, petitioner. Mr. Aaron Chirpich, Community Development Specialist, explained that the applicant is requesting a Conditional Use Permit (CUP) for additional outdoor storage and a CUP for a deferment of required parking. The outdoor storage area would be primarily used for the storage of switch containers, which are large metal bins and roll off containers that SMP uses to haul scrap materials. SMP plans to build their outdoor storage area in phases as needed. During the transition from their current location to New Hope, SMP will have two metro locations where they can store excess switch containers that will not fit at the New Hope site. The applicant has requested the CUP for deferred parking as they feel that the site has sufficient existing hard surface to create enough parking that will meet the needs of all tenants. Mr. Chirpich explained that the property is located in the I, Industrial Zoning District, with industrial property to the north, south east and west. The property is also located in Planning District 3, which supports the proposed use of the property. Mr. Chirpich discussed the site plan, indicating that the proposed setbacks, circulation, access, traffic and emergency vehicle access and curbing around the property all met minimum code requirements. He stated that because of the added outdoor storage area, a parking calculation was required to determine code compliance. Mr. Chirpich informed the Commission that the applicant's plan would indicate a shortage of 14 parking stalls once the outdoor area was completed. The requirement of the CLP for deferred parking, or "Proof of Parking" is needed to accommodate the shortage in parking. He explained that as a condition of CUP approval, a restrictive covenant must be recorded against the property that mandates the construction of the proof of parking area if the City finds that the demand for on-site parking exceeds the available supply. The covenant would also protect the designated area from any other construction activity. Chirpich informed the Commission that the applicant has appropriately designated 14 proof of parking stalls on the site. Eight spaces are illustrated in the northeast corner of the site and six spaces are illustrated south of the building, near the current main entrance. The eight proof of parking stalls located in the northeast corner of the site are not connected to the building with any pedestrian walkway, so the applicant would have to revise the site plan to include a pedestrian connection from the parking area to a building entrance. Mr. Chirpich explained the building's floor plan and the use of the interior of the building. He indicated that it is SMP's intent to purchase the entire property. The Fire Marshal reviewed the plans and will work in conjunction with the Building Official and the applicant to ensure that adequate fire suppression is supplied to the building. Next, Chirpich outlined the proposed outdoor screening for the storage area, stating that the applicants will install a wooden opaque fence along those areas of the outdoor storage that abut or face the public right-of-way. The gate along the screened fence along Science Center Drive will remain unscreened, per request of the New Hope Police Department, so that a sightline of visibility into that portion of the property could be maintained. Pertaining to the outdoor storage area, Chirpich stated that the proposed outdoor storage area is located in the northwest corner of the site. The applicant proposes to construct the outdoor storage area in three phases. Following construction of phase one, each additional phase would expand the storage area east towards International Parkway. When all phases of the outdoor storage area are complete, there would be approximately 32,000 square feet of outdoor storage space. In relation to hard surface coverage, Mr. Chirpich explained that the Industrial District allows for a maximum of 80 percent impervious surfacing. The site plan indicated that the proposed improvements would result in a hard cover of 76 percent. The proposed site plan does not include the deferred parking areas in this hardcover calculation. It was noted that the applicant must demonstrate that the site hardcover will not exceed the 80 percent standard if the deferred parking is required in the future, and that this may require a reduction in the size of the outdoor storage area. Planning Commission Meeting 2 March 3, 2015 Mr. Chirpich stated that the outdoor storage area must not be used for storage of hazardous liquids, solids, gases or wastes. He explained that the applicants supplied a list of the outdoor materials that they would store, which includes: empty switch containers, full containers on a temporary basis, reusable metals, such as steel and aluminum, trucks and trailers, Tioga portable heaters, and snow. He stated that all of the residual oils and solvents left on the scrap metal would be cleaned off indoors and would be washed into catch basins, and would dissipate through evaporation. No contaminates will be released outdoors. Finally, Mr. Chirpich reviewed all of the findings of fact that the City Council would need to find true in order to approve both Conditional Use Permits. He informed the Commission that the proposed use meets the minimum requirements of each finding of fact. He then stated each of the conditions of approval for both conditional use permit requests. He concluded that staff recommended approval of both conditional use permit requests. Chair Svendsen asked why the city is not requiring any landscaping in relation to the proposed use. Planning Consultant Al Brixius explained that the requirements for outdoor storage allow various kinds of screening mechanisms, and the use of a board -on -board fence would meet the requirement. Commissioner McKenzie questioned whether the city should require a lighting plan for the site. Brixius replied that the zoning code does not require additional lighting for outdoor storage areas. McKenzie asked about the future proof of parking area and whether additional lighting should be required if and when the parking is built. Brixius stated that the city would require a lighting plan at that time. Commissioner McKenzie also questioned the relationship between the future drainage basin and the existing railroad tracks, and whether there was a survey that indicated that the drainage basin would not encroach into any right-of-ways. Brixius explained that the City Engineer has reviewed the plans and was satisfied with both the size and the location of the proposed drainage basin. Commissioner Brinkman requested some clarification on what areas would be used for outdoor storage and the height of the material being stored. Chair Svendsen invited the applicant to come to the podium to answer questions. Michael Minter, owner and Patricia Crumley, attorney, stepped forward. Chair Svendsen stated that there was a proposed trash enclosure outside, but no plans to screen it with masonry that matches the building. Mr. Brixius stated that the trash enclosure would be placed within the screening for the outdoor storage area, which meets city code for screening. Commissioner McKenzie asked several questions regarding the accuracy of Planning Commission Meeting 3 March 3, 2015 the site plan. He stated that according to his calculations from the site plan, the property would exceed the allotted 80% of impervious surface coverage once all of the outdoor storage areas were built. Mr. Chirpich explained that he had a conversation with the applicants regarding the need to meet the 80% threshold, and that the city would not permit the construction of any hard surface area that would exceed 80% of the land area. Commissioner McKenzie then questioned the proposed turning radii and whether full sized semis would be able to make the turns as illustrated on the site plan. Mr. Minter, owner, answered that the turning movements shown on the site plan were for full semis and that they would be able to maneuver throughout the property. Commission McKenzie asked if there was an outcome to whether or not there was an underground storage tank on the property. Ms. Crumley, applicant attorney, stated that she checked with the MPCA and it appears that the tank was removed, but there are no supporting documents that confirm this. Commissioner Brinkman asked for some clarification regarding the types and sizes of containers that will be stored outdoors. Mr. Minter explained that there are two different size containers and that they will be used frequently for removing the scrap metal from the processing plant. Chair Svendsen inquired if anyone in the audience wished to address the Commission. Being that there was no one else in the audience that wished to speak at the public hearing, he asked for a motion to close the Public Hearing. Motion by Commissioner Landy, seconded by Commissioner Schmidt to dose the public hearing. All voted in favor. Motion carried. Motion Motion by Commissioner Landy, seconded by Commissioner Schmidt, to Item 4.1 approve Planning Case 15-01, a Conditional Use Permit to allow outdoor storage located at 9000 Science Center Drive, Michael Minter, petitioner, subject to the following conditions: 1. The outdoor storage area shall be paved. The applicant shall provide paving details that demonstrate the proposed pavement will accommodate anticipated weight loads of heavy trucks and equipment. 2. The applicant shall provide tree preservation measures during the installation of the northern fence Iine for the outdoor storage. 3. All parking areas and spaces shall be constructed and striped as shown on the applicant's site plan and directional arrows shall be provided. Planning Commission Meeting 4 March 3, 2015 4. A key will be placed on-site in a lock box, or an access code shall be provided to West Metro Fire for security gate access. 5. The submitted grading and drainage plan shall be subject to review and approval by the City Engineer. 6. The applicant will construct site improvements in accordance with their site plan to ensure compliance with all standards set forth in section 4-20 (e)(1) of the New Hope city code. 7. The conditional use permit shall be recorded with Hennepin County. 8. The applicant shall revise the site plan to indicate the location of a pedestrian sidewalk that connects the fixture proof of parking areas to an entrance into the building. 9. The applicant shall supply the city with a revised site plan that verifies the impervious surface calculations for when all phases of the outdoor storage areas is complete and when all areas of the proof of parking are constructed, including the required sidewalk connections from the proof of parking areas into the building. Voting in favor. Brinkman, Clark, Schmidt, Svendsen Voting against: None Absent: None Motion approved 8-0 English, Gehring, Landy, McKenzie, Motion by Commissioner Landy, seconded by Commissioner Brinkman, to approve PIanning Case 15-01, a Conditional Use Permit to allow a deferment of parking for the property located at 9000 Science Center Drive, Michael Minter, petitioner, subject to the following conditions: 1. The applicant will submit a revised site plan that shows a pedestrian connection "sidewalk" from the proposed deferred parking area in the northeast corner of the site to a building entrance. 2. A restrictive covenant shall be recorded against the subject property that mandates the construction of the proof of parking area, if the City finds that the demand for on-site parking exceeds the available supply. This covenant will also preserve the proof of parking area from any other type of construction. 3. The applicant must submit a revised site plan that includes the proof of parking areas in the impervious surface calculations. In Planning Commission Meeting 5 March 3, 2015 no case shall the amount of impervious surface upon the subject site exceed 80 percent of the total lot area. 4. The applicant shall revise the site pian to indicate the location of a pedestrian sidewalk that connects the future proof of parking areas to an entrance into the building. 5. The applicant shall supply the city with a revised site plan that verifies the impervious surface calculations for when all phases of the outdoor storage areas is complete and when all areas of the proof of parking are constructed, including the required sidewalk connections from the proof of parking areas into the building. Voting in favor: Brinkman, Clark, Schmidt, Svendsen Voting against: None Absent: None Motion approved 8-0 English, Gehring, Landy, McKenzie, Chair Svendsen stated that the City Council would consider this planning case at its March 23 meeting and asked the petitioner to be in attendance. COMMITTEE REPORTS Design and Review Chair Svendsen stated the Design and Review Committee was held on Committee December February 12, 2015 and that the next potential meeting was Item 5.1 scheduled for March 19, 2015. Codes and Standards Chair Svendsen asked if there wcrc any items for the next Codes and Committee Standards Committee meeting. Director Sargent indicated that staff has some Item 5.2 topics to discuss with the committee and will be scheduling the next meeting soon. OLD BUSINESS Approval of Minutes Commissioner Svendsen informed staff of some small revisions needed to Item 7.1 the minutes from the January 6, 2015 Planning Commission meeting. Motion by Commissioner Landy, seconded by Commissioner Schmidt, to approve the Planning Commission minutes of January 6, 2015 as revised. All voted in favor. Motion carried. ANNOUNCEMENTS Commissioner Brinkman asked for an update related to the incident that occurred at the January 26, 2015 City Council meeting. Director Sargent explained that the incident was still under investigation and that the City Council has initiated some higher forms of security for the meetings. Planning Commission Meeting 6 March 3, 2015 ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 8:12 p.m. Respectfully submitted, Jeff Sargent, Director of Community Development Planning Commission Meeting March 3, 2015