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030216 Planning
X-8-:414 1. CALL TO ORDER 2. ROLL CALL 3. CONSENT BUSINESS PLANNING COMMISSION MEETING City Hall, 4401 Xylon Avenue North Wednesday, March 2, 2016 7:00 p.m. 4. PUBLIC HEARING 4.1 PC 16-02, requests for Planned Unit Development, Sub Platting, Site Plan Review and Vacation of Easement at 8400, 8420, 8421, 8411, 8401 Bass Lake Road, Alatus, LLC, petitioner. 4.2 PC 16-03, request for variances related to lot width and lot area to complete a parcel subdivision at 4415 Nevada Avenue North, City of New Hope Economic Development Authority, petitioner. 5. COMMITTEE REPORTS 5.1 Design and Review Committee - next meeting scheduled for Thursday, March 17, 2016. 5.2 Codes and Standards Committee -- next meeting? 6. NEW BUSINESS 7. OLD BUSINESS 7.1 Approve February 2, 2016, Planning Commission Minutes, 8. ANNOUNCEMENTS 9. ADJOURNMENT Petitioner must be in attendance at the meeting PLANNING APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xyton Avenue North, New Hope, MN 55428 Case No, —01 Planning Deadline FEB 0 5 2016 Receipt No. Received by Name of Applicant: Alatus LLC Basic Fee Deposit b P 1111 i u 0�o 900 &_ 33.5 vac -4 aUo Phone: 612,455.0700 Applicant Address 800 Nicollet Mail, Suite 2850, Minneapolis, MN 55402 _ 3a.S �0d 8400, 8420, 8421, 8411, 8401 Bass Lake Rd 061 1 821 42001 2, 0611821420011, Street Location of Property: PID*— 61 1 821 42001 0_ nal 1 a2142nng Legal Description of Property: 06116214200$ Vacant Land - Residential - Non -Homestead OWNER OF RECORD: Name: Economic Dev Authority City of New Hope Address: 4401 Xylon Ave N, New Hope, MN 55428 Home Phone: Work Phone: 763.531.5100 Fax: 763.531.5136 Applicant's nature of Legal or Equitable Interest: Land Buyer f Developer Type of Request: (pertaining to what section of City Code) PUD: F. Planned Unit Development, G. Sub Platting, H. Site Plan review, J. Vacation of Easement Please outline Description of Request: (use additional pages if necessary) Combine the above parcels into one lot for the development of a market -rate apartment building containing approximately 183 units as well as below- and surface -grade parking. Why Should Request be Granted: The proposed development is in line with the intended and desired use of this land per City of New Hope. Buyer/developer has demonstrated experience in executing and delivering comparable projects successfully. (attach narrative to application form if necessary) GAC—mbevl?LANNINGIMISC ITEMS Rannina aodirallon_ m (01.131 Applicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city. There are three city consultants — legal, planning, and engineering - that generate additional expenses. Expenses incurred that exceed the amount of the zoning deposit will be billed and are the responsibility of the applicant. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department will notify you of all meetings. Signed: Alatus LLC Fee Owner (print or type name) Alatus LLC Applicant Other than Owner (print or type) Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Date of Design & Review Meeting: Date of Planning Commission Meeting: By Planning Commission on: By City Council on: Subject to the following conditions: FOR CITY USE ONLY Yes No Required Yes No Required Yes No Required Yes No Required Approved: Denied: Approved: Denied: February 4, 2016 Jeff Sargent Director Community Development New Hope City Hall 4401 Xylon Avenue North New Hope, MN 55428 Re: Application to Planning Commission - 8400 Bass Lake Road Dear Jeff, Enclosed please find the Application to the Planning Commission for the proposed development on the 5 parcels located at 8400 Bass Lake Road, New Hope MN 55428. The Develo ment As presented during City Council working sessions and neighborhood meetings our desire is to create a community, not to simply build a building. The proposed development includes a 183 unit, four story Luxury Apartment Community, features an extensive array of amenities, and is thoughtfully designed to maximize the potential of the lot by emphasizing an energetic and active lifestyle as a compliment to the neighborhood. The relationship of the architectural expression, the surrounding uses, environment, and pedestrian activity is of the utmost importance. Features such as integration into the surrounding neighborhood, utilizing high quality exterior & interior materials, allowing for abundant natural light, and providing access to open spaces support an aspirational live, work, and play community. We believe this development will be a long-term, high quality asset for the city that will be appreciated by all residents of New Hope. The Develoner Started in 2005, Alatus LLC is a Minneapolis based real estate developer with expertise in residential high-rise development, office redevelopment, parking management, and single family home development. Founded by Bob Lux, an award winning real estate developer, Alatus focuses its efforts on real estate development and re- development projects in the Minneapolis -St. Paul metro area. Alatus has a track record of successful real estate development in and around Minneapolis/St. Paul, participating in the acquisitions and development of over $450mm in commercial and residential development, including over 500 single family homes since 2009. Alatus has participated in the development of some of the most iconic properties in downtown Minneapolis — luxury projects completed include 39 -story Carlyle Condominiums, the 27 -story Grant Park luxury condominiums, and 13 -story Latitude 45 Apartments. U.S. Bancorp Center 800 Nicollet Mall Suite 2850 Minneapolis, MN 55402 Phone 612.455.0700 Fax 612.455.0740 www.alatuslic.com Planning Case: Petitioner: Address/Location: PLANNING CASE REPORT City of New Hope Meeting Date: March 2, 2016 Report Date: February 26, 2016 16-02 Alatus, LLC. 8400 Bass Lake Road Project Name: New Hope Development Project Description: The developer proposes to build a four story, 183 -unit high amenity luxury apartment complex with underground parking. I. Type of Planning Request A. Preliminary and Final Plat Approval B. Site Plan Review C. Rezoning II. Zoning Code References Section(s) 4-32 Administration - Amendments 4-34 Administration — PUD, Planned Unit Development 4-35 Administration — Site Plan Review Chapter 13 Subdivision and Platting III. Property Specifications Zoning: R-4 — High Density Residential Location: 8400 Bass Lake Road, directly west of the city's municipal golf course. Adjacent Land Uses: R-1 Single Family Residential to the North and West, Park and Open Space to the East and R-4 High Density Residential to the South. Site Area: 3.53 acres Planning District: Planning District 1. The Comprehensive Plan specifically calls out this site, as it states, "The high density site located at the corner of Yukon Avenue and Bass Lake Road is strongly recommended for redevelopment. A high value, high density residential land use alternative is recommended for the site to take advantage of the site's proximity to the city's golf course." Planning Case Report 16-02 Page 1 2/26/16 IV. Background The Bass Lake Road Apartment site has long been a redevelopment priority of the city, dating back to the 1970's. In 2001, the city received a Livable Communities Grant to study the feasibility of redevelopment in the area surrounding the Bass Lake Road and Winnetka Avenue intersection. The area of study consisted of 480 acres of residential neighborhoods, commercial businesses, and the former Hosterman Middle School site. The purpose of the study was to examine opportunities to integrate life -cycle housing, transit improvements, and neighborhood businesses with the existing industrial base and residential neighborhoods in the area. From this study, four target areas were identified based upon a number of concept plans. Since 2003, redevelopment projects have been completed in three of the four target areas, with the Bass Lake Apartment site remaining. The site was acquired by the city in 2008. At the time of acquisition, the site contained five multifamily apartment buildings with a total of 60 units that were in various states of disrepair. Upon the successful relocation of existing tenants, all buildings were razed in preparation for redevelopment. Simultaneous to the preliminary planning and acquisition efforts, the city entertained various development proposals for the site in 2005. After selecting a preferred development concept and developer, more in-depth site investigations were completed, including a Phase 1 Environmental Assessment and soil borings. Ultimately, the site was never developed, as the preferred developer was forced to back out of the deal when the housing market crashed in 2008. The applicant, Alatus LLC is now in negotiations and has signed a pre -development agreement with the city in order to acquire the now vacant site. The applicant wishes to re -plat the property and combine all existing parcels into one lot. The proposed development includes a 183 -unit, four-story luxury apartment community with several high-end amenities. The requested rezoning of the property to Planned Unit Development (PUD) will allow the applicant flexibility to increase density, reduce parking requirements, and adjust setbacks to meet their needs for a viable project. VII. Zoning Analysis A. Platting and Easements A subdivision is required to combine the lots into a single buildable lot. The applicant is working with the city in the creation of a new subdivision and they have submitted the first draft of a preliminary plat. The final plat must be submitted to include the following: a A proposed new lot configuration with new subdivision title and new lot and block descriptions. Because the plat abuts a county road, Hennepin County must review the plat to determine that the right-of-way and site access is acceptable. • A description of all easements to be vacated must be provided. • The plat must show all existing easements to remain and new easements to be dedicated. Specifically, the following easements must be established as part of the final plat: • A drainage and utility easement of sufficient width to cover the 16 -inch water main along the south property line. Planning Case Report 16-02 Page 2 2/26/16 • A thirty -foot -wide drainage and utility easement along the east lot line to accommodate city sewer improvements. P A ten -foot drainage and utility easement along the west and north property lines, The following easements must be established as recordable documents separate from the plat: An easement to the applicant for the extension of storm sewer across the east property line into the golf course pond. An access easement between the applicant and the city of New Hope for a shared curb cut and driveway between the subject site and golf course property. This easement must run to both parties to allow access to the golf course and to allow the applicant access to the golf course trash enclosure. All easement sizes and locations shall be subject to the review and approval of the City Engineer and New Hope Public Works. Any easement encroachments shall be recognized in the development agreement with language that addresses site restoration to the approved plaits if improvements in the easement area are disturbed. Park dedication fees in the amount of $17,650 will be collected as part of the subdivision. B. Lot Area and Width The proposed lot is 3.53 acres in area. The front yard of the new lot, by definition, is along Yukon Avenue. The lot width is 278 feet. Both the lot area and width exceed the standards for a base lot in the R-4 District, and will be incorporated into the new PUD zoning classification. C. Rezoning The Planned Unit Development (PUD) zoning classification is meant to introduce flexibility to site design and architecture for the conservation of land and open space through clustering of lots, buildings and activities, which promotes the goals outlined in the Comprehensive Plan or serve another public purpose. The PUD process allows deviation from the strict provisions of the code and is intended to encourage the following: • A development pattern in harmony with the objectives of the Comprehensive Plan. • Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and siting of structures and by the conservation and more efficient use of land. The preservation and enhancement of desirable site characteristics such as existing vegetation, natural topography and geologic features and the prevention of soil erosion. • A creative use of land and related physical development which allows a phased and orderly transition of varying land uses in close proximity to each other. • An efficient use of land resulting in smaller networks of utilities and streets thereby lowering the development costs and public investments. Planning Case Report 16-02 Page 3 2/26/16 • Promotion of a desirable and creative environment that might be prevented through the strict application on zoning and subdivision regulations of the city. D. Planned Unit Development Analysis The applicant has requested Planned Unit Development (PUD) zoning for the property. The PUD is being requested in order to provide flexibility related to density, setbacks, and parking as the project concept and design features do not fit within the base performance standards of the R-4 District. 1. Density: The proposed development will consist of 183 units on 3.53 acres, resulting in a density of 52 units per acre. This density is compared to 23.7 units per acre or 131 units that would be permitted within the R-4 District. PUD flexibility is needed to accommodate the proposed density. The subject site has been designated for high density residential development since purchased by the city. Staff is supportive of the proposed density and considers the current density standards of New Hope's R-4 District to be out of alignment with today's luxury apartment market. 2. Setbacks: The building meets all required setbacks. However, the decks on the east and south side of the building encroach into the required setback standards. These encroachments are on sides of the building that abut public open space and Bass Lake Road. In this respect, the reduced setback is considered acceptable by staff and can be approved with PUD flexibility. The table below illustrates the proposed setbacks as compared to the standards of the R-4 District. Setback Required Proposed Building Proposed Deck i Front Yard Local Street (west) 30 feet 50 feet 42 feet Side Yard Local Street (north) 20 feet 31 feet 20 feet Side Yard Arterial Street (south) 25 feet 33 feet *20 feet Rear Yard (east) 30 feet 30 feet *28 feet *indicates non compliant encroachment The reduced deck setbacks are acceptable to staff with the following condition: The patios along the south side of the buildings are located very close to the 16 -inch water main running along Bass Lake Road. The development agreement shall include language that indemnifies the city from damage if the city needs to access this water main for repair or service. This agreement shall also require the property owner to restore this area to the previously approved plan conditions. 3. Parking: By code, a 183 unit apartment building is required to provide 412 parking stalls or 2.25 per unit. The applicant has provided information for comparable developments that suggest a significantly reduced parking demand for the project. The plans propose one Planning Case Report 16-02 Page 4 2/26/16 parking stall per bedroom, resulting in 235 underground parking stalls and 23 surface parking stalls, for a total of 258 stalls or 1.41 per unit. This equates to a reduction of .83 stalls per unit. With this significant difference between ordinance requirements and what is being proposed, staff has request information that would provide support for the reduced parking. The applicant has provided tenant profiles for this type of housing product that suggest the parking demand is approximately 1.26 stalls per unit. This is further supported by the unit breakdown by number of bedrooms. 115 of the 183 units are one bedroom or efficiency apartments. The applicant also cites the availability of bus transit as a basis for supporting a reduction in parking. The applicant has also provided parking comparables with projects in other cities showing the leased stalls per unit and leased stalls per beds. The table provided by the applicant illustrating comparable projects has been attached to this report. In evaluating the submitted information, the proposed parking ratio may be an accurate reflection of the unit types and tenant profiles. Staff finds the reduced parking request acceptable, with the understanding that there may be some on -street parking or overflow parking into the golf course parking lot during the peak season. The reduction in required parking can be approved as PUD flexibility. The city may consider the following control measures in response to the parking reduction: • Place signage on Yukon and 58th Avenues limiting hours of parking. • Through the development agreement, the city may outline terms for shared parking for the golf course lot (limited times, seasonal hours, etc). E. Disability Parking For a parking lot containing 201 to 300 stalls, seven disability stalls are required. The site plans currently provides six. One additional disability stall must be added. F Access Site access will be provided via four curb cuts onto public streets. There are two curb cuts along Yukon Avenue that provide a one-way loop at the front of the building. This access point will serve the main entrance into the building. This loop area provides four code compliant parallel parking stalls. This traffic lane also widens at the front of the building to provide a drop off area for residents, mail trucks, and small deliveries. Access from Bass Lake Road is intended to be the primary resident access to the site and the underground parking garage. This access point will be jointly shared with the New Hope Golf Course, In review of this access point staff offers the following comments: The relocation of the Golf Course access point will require review and approval by Hennepin County. • This access point will require an easement between the city and the applicant to allow shared access of this driveway. • The proposed curb cut is 36 feet wide, providing two exit lanes and one entrance lane. Planning Case Report 16-02 Page 5 2/26/16 The site plans shows the final curb cut access in the northeast corner of the site on 58th Avenue. This access point is not intended for daily use by residents. It was designed by the applicant to provide a service road for emergency vehicles and to serve as a loading area for moving trucks. This access point will be posted as "do not enter - emergency vehicles only" and the curb cut at 58th Avenue will be restricted with the placement of a chain attached between two bollards. Larger moving trucks will access the site from Bass Lake Road and be temporarily parked in the service road, near the eastern entrance door, which will provide access to both the garage and elevators. This use of the road is acceptable to staff. The eastern service drive aisle is shown as 20 feet wide. Per code, one-way drive aisles are to be a minimum of 22 feet wide. Since this drive lane is not for daily use, and does not have parking along it, the narrower 20 -foot width is acceptable. G. Parking Desi The 90 degree parking stalls on the east side of the site are dimensioned as 18 feet by 8.75 feet. The city requires a 19 -foot stall length, unless there is a comprehensive snow removal plan for the site. The applicant has submitted a snow removal plan and designated snow storage areas on their landscape plan. The designated snow storage represents 17% of the paved surface area, which meets code. The drive aisles and surface parking lot on the east side of the building fail to meet the required five- foot setback. This exception may be provided through PUD approval. Staff is supportive of providing this flexibility, as the setback in question adjoins public open space. All stalls located in the underground parking area are dimensioned to be 18 feet by 8.75 feet. The smaller stalls are acceptable, as the parking is covered and snow removal is not a consideration. Eight stalls have been removed from the original plan in an effort to make the underground parking area function more efficiently. H. Loadin By code, multiple family buildings must provide a 10 -foot by 40 -foot loading area that will not block traffic or parking. The applicant has provided a narrative and revised the site plan to accommodate move -in deliveries on the east side of the building utilizing the service road. Additionally, the building design has been revised to provide a man door access on the east side of the building that will provide internal access to the parking garage and the east elevator. The building management will coordinate all move -ins to allow for the temporary use of the service road. The drive aisle on the west side of the building has been redesigned to provide additional width for mail trucks and delivery vehicles. This re -design will allow loading without compromising the drive lanes or parking in this area. Staff is comfortable with the arrangements that have been provided for loading. I. Trash Enclosure and Garbage Hauling Plans have been provided by the applicant showing a trash enclosure that is located entirely on the golf course property. The enclosure is intended to accommodate trash form the golf course and Planning Case Report 16-02 Page 6 2/26/16 serve as the loading area for the apartment's garbage on pick up day. The trash room for the building is located in the parking garage in the northwest corner of the building. The applicant has stated that they intend to bring garbage cans out of the garage into the enclosure on the days that garbage will be picked up. They will use a small utility vehicle to move their containers from the garage. The trash enclosure detail indicates a structure that is 10 feet by 48 feet in area, brick construction for three walls and cedar siding on steel framed gates. The trash enclosure elevations indicate that it meets the required design criteria. Staff offer the following comments related to the trash enclosure: • The development agreement will provide a shared access agreement for the use of the proposed trash enclosure. An easement must be established and recorded with the property. • The city requires a five-foot setback for accessory structures. The proposed trash enclosure is only one foot from the property line. An exception to the required setback must be approved as PUD flexibility. Staff supports this request as the property line in question abuts public open space. The city is planning a sanitary sewer project along the east property line. This project includes the possibility of the installation of a lift station near the trash enclosure. Final design and placement of the trash enclosure need to be coordinated with this project. J. Pedestrian Access The site plan shows sidewalks around the perimeter of the project on the north, west and south property lines. These sidewalks connect directly to the main building entrance and individual unit entrances on the first floor of the building. Staff finds the general layout of the pedestrian connections adequate and offers the following comments: Disability parking users that park on the east side of the building will need to travel on the sidewalk around the building to gain access at the front entrance on the west side of the building. The applicant should provide a way for these users to enter at the parking garage. K. Usable Open Space The city requires multiple family developments to provide 2,000 square feet, plus 50 square feet per unit of recreation space. The proposed development provides extensive indoor and outdoor amenities. The paved patio area and lawn bowling area provide recreation area equal to 67 square feet in excess of the city's requirements. In addition to this area, the courtyard provides large areas of landscaping and passive recreation space. The facility will also offer rooftop patios and rooftop garden plots. L. Landscaping The applicant has provided landscaping plans that illustrate extensive landscaping throughout the project site. Staff finds the landscaping plans to be generally well conceived and very impressive. The following comments are offered: • Some of the landscaping along Yukon Avenue and Sass Lake Road is located in the public right-of-way or utility easement areas. Additionally, some of the over -story trees in these areas encroach into the required five-foot setback. These encroachments can be approved Planning Case Report 16-02 Page 7 2/26/16 with PUD flexibility. However, the development agreement should include language indemnifying the city if any landscaping is damaged through the city use of the right-of- way or easements for snow storage, utility use, or street improvements. The development agreement should also require a landscape replacement plan for any damaged or dying plantings. • Plantings must allow access to fire hydrants and the FDC location. A five-foot clear area is required in these locations. M. Grading, Drainage and Storm water The City Engineer and Public Works will provide an extensive review of the site grading and storm water plans. The preliminary engineering report is attached to this report. Staff offers the following comments: • The site's storm water is being collected and directed to underground filtration tanks on the west and east side of the building. The City Engineer will review and comment on the design, capacity and function of this system. The city will require a maintenance plan and management agreement for the storm water system as part of the development agreement. This plan will grant the city access for inspection and repair if necessary. • The storm water system outlets to the 9th hole pond on the golf course. The extension of the private system across the property line will require the establishment of an easement. N. Utilities The City Engineer, Public Works and Fire Department will provide an extensive review of the proposed utility plans and provide comments. The preliminary engineering report and Fire Department review are attached to this report. Staff offers the following comments: • The plans show the removal of overhead utility poles along Bass Lake Road and Yukon Avenue. The removal of the poles will be coordinated with the city and the private utility companies. These lines will need to be buried. There is also an overhead utility line shown on the east side of the property. This line is not indicated on the plan as being removed. This overhead line should be buried as part of the project. • All existing and proposed public utilities must be located in drainage and utility easements and dedicated as part of the new plat. O. Rooftop Screening The applicant has shown rooftop equipment locations on the submitted plans. The applicant has also provided cross section elevation details demonstrating that the rooftop equipment is screened by the parapet walls when looking from the sidewalk that adjoins the property. City ordinance requires screening of rooftop equipment from a location across the street from the subject site. A revised diagram should be provided demonstrating adequate screening by the parapet from a vantage point across the street or additional screening may be required. Planning Case Report 16-02 Page 8 2/26/16 P. Design Guidelines New Hope Design Guidelines call for 60% of the building fagade to consist of natural stone, brick, precast concrete units, architectural precast concrete panels, or glass. The applicants chosen materials are not specifically consistent with the guidelines. However, the products selected are all high quality, durable and attractive. Staff recommends allowing the proposed materials through PUD flexibility. The building design does an excellent job of addressing the city's design guidelines related to the following: • The building has a defined base, middle, and top by using a variety of materials and colors. • The building is designed creating distinct modules and undulating facades. • The main entrance on the west side of the building is significant in appearance. • The building has a roof design with various heights. Q. Signage In review of the proposed signage staff offers the following comments: * The building elevations show address numbers on the south and west side of the building. These address numbers will meet the expectations of the Fire Department. * The applicant has proposed a freestanding sign at the corner of Yukon and Bass Lake Road. This sign is compliant in terms of size and height. However, the sign is located in a utility easement area. This encroachment is acceptable, but it should be noted in the development agreement. Additionally, this sign encroaches into the required 10 -foot setback. The sign should be shifted north to meet the required setback. • The site plans show the proposed location of traffic control signs throughout the property The applicant must provide details of the on-site traffic control signs. R. Lighting. The applicant has provided a full photometric plan for the site. The proposed lighting plan meets all code requirements related to light levels, fixture type and pole height. No revisions are necessary. S. Fire The Fire Department will provide an extensive review of all plans. The preliminary Fire Department review is attached to this report. T. 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. Planning Case Report 16-02 Page 9 2/26/16 Findings. The applicant has submitted the preliminary designs for the newly proposed plat. The proposed plat combines five existing R-4 zoned parcels into one large buildable lot that will be rezoned PUD. Staff will work with the applicant to ensure that all necessary design changes are made to the plat before final approval by the Council and subsequent recording with the County. 2. Rezo_nin Any request to change the zoning classification of a 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. The overall character of the area has not changed at this time. However, the introduction of the proposed project into the city will change the character of the project area. Currently, the city of New Hope does not offer the type of housing that is being proposed. The prospect of introducing this new residential product has prompted the need for a rezoning of the property to PUD, Planned Unit Development, so that the developer can be given some flexibility in design and site layout. (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. Finding The subject site has been guided for high density residential development since 1960. The Comprehensive Plan specifically calls out this area for the type of redevelopment that is being proposed. The proposed plans are consistent with the types of uses allowed in the PUD Zoning District, and are consistent with the intent of the Comprehensive Plan. Specifically, the Comprehensive Plan states "the high density site located at the corner of Yukon Avenue and Bass Lake Road is strongly recommended for redevelopment. A high value, high density residential land use alternative is recommended for the site to take advantage of the site's proximity to the city's golf course." 3. Site plan review Modification of or additions or enlargements to a building, or buildings, accessory site improvements, and/or land features of a parcel of land that result in the need for additional parking or increase the gross floor area of the building by 25% or more require site plan review. Planning Case Report 1602 Page 10 2/26/16 Criteria. In making recommendations and decisions upon site and building plan review applications, the staff, planning commission and city council shall consider the compliance of such plans with the following standards: (a) Consistency with the various elements and objectives of the city's long range plans, including, but not limited to, the comprehensive plan. Findings. The city's long-range plan is for continued redevelopment, expansion, and renovation of redevelopment areas in the city. This proposal is consistent with specific goals of the Comprehensive Plan, calling for redevelopment of this land. The Comprehensive Plan specifically calls out this area for the type and quality of development that is being proposed. (b) Consistency with the purposes of this Code. Findings. The proposal is consistent with the purposes of the Code. The use of the PUD Zoning District will enable the applicant to create a Site Plan that is consistent with sound zoning principles, and one that will take full advantage of the property. The Site Plan incorporates elements that staff feels will make the proposal successful. (c) Preservation of the site in its natural state, insofar as practicable, by minimizing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearance of neighboring developed or developing areas. Findings. The site is currently a vacant grass field with very little tree coverage. The proposed site grading will not alter the general appearance of the neighborhood. The proposed plans introduce a vast array of landscaping and green space that will greatly enhance the subject site. (d) Creation of a harmonious relationship of buildings and open spaces with the terrain and with existing and future buildings having a visual relationship to the proposed development. Findings. Staff believes the proposal for site and building is adequate and will be of a harmonious nature. The primary open space and recreation area for the apartment community opens to and faces the New Hope Golf Course. This design and layout take advantage of the open space views that are offered by the adjacent Golf Course. (e) Creation of a functional and harmonious design for structures and site features including: 1. Creation of an internal sense of order for the various functions and buildings on the site and provision of a desirable environment for occupants, visitors, and the general community. Findings. Staff finds that the layout of the building and the general layout of the site provide an internal sense of order and desirable environment for Planning Case Report 16-02 Page 11 2./26/16 occupants, visitors and the general community. The project offers many on- site amenities to the residents and their visitors that truly make this project unique. 2. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the -development. Find_ The applicant has proposed a very well conceived landscaping plan for the site that incorporates many unique design elements. The outdoor recreation and open space offered to the residents sets the standard for luxury apartment living. 3. Appropriateness of the materials, textures, colors, and details of construction as an expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and functions. Findings. The proposed building materials and colors are consistent with the intent of the New Hope Design Guidelines. All proposed materials are of very high quality and very durable. The architects for the project made it a point to include features that make the building more interesting and architecturally appealing. 4. Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives and parking, in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian, cycling and vehicular traffic and arrangement and amount of parking so as to be safe, convenient and, insofar as practicable, compatible with the design of proposed buildings, structures and neighboring properties. Fines The use of sidewalks throughout the development will ensure pedestrian safety, Sidewalks connect pedestrians from the adjacent street rights-of-way to the primary building entrances. Staff finds that access to the site has been well conceived. Several adjustments have been made by the applicant to improve circulation of vehicles throughout the site. The applicant has proposed parking counts that they are confident will meet the demands of their clients. The applicant has also reinforced their parking demand assumptions with market research and data. This project represents a new suburban housing model that currently does not exist in New Hope. Therefore, it is difficult to find a perfect comparison for parking ratios. Staff is comfortable with the information provided by the applicant and recommend approving the proposed amount of parking. 5. Creation of an energy -conserving design through design, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. Planning Case Report 16-02 Page 12 2/26/16 Findings. The proposed building will use modern building materials and technologies to maximize energy conservation. 6. Protection of adjacent and neighboring properties through reasonable provisions for such matters as surface water drainage, sound and sight buffers, preservation of views, light and air, and those aspects of design, not adequately covered by other regulations, which may have substantial effects on neighboring land uses. Findings. The applicant has designed storm water management plans that will protect the surrounding area from concerns related to surface water and drainage. There are no anticipated nuisance characteristics related to noise, sound or light as part of this proposal. The site formerly contained five multifamily building. However, the site has now been vacant for eight years. Preservation of the existing views is not possible with the redevelopment of the site. The proposed development is not anticipated to impair access to light and air for the surrounding properties. U. Design and Review Committee The Design and Review Committee reviewed the case on February 11th. The committee was in favor of the proposed development and was excited to see an application for the redevelopment of the area. V Approval 1. Type of Approval a. Subdivision and platting — quasi-judicial b. Conditional Use Permit for Planned Unit Development — quasi-judicial 2. Timeline a. Date Application Received: February 5th, 2016 b. End of 60 -Day Decision Period: April 5th, 2016 c. End of 120 -Day Decision Period: June 4th, 2016 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 This development proposal provides an opportunity to realize one the city's long term goal of redeveloping the site next to the golf course. The high end luxury product that is being proposed is exactly what the city has desired for several years and will provide a type of housing that is not Planning Case Report 16-02 Page 13 2/26/16 currently available in New Hope. The proposed project does not fit into the current standards of the R- 4 High Density Residential District. As such, the applicant is requesting PUD zoning to accommodate the requested density, setbacks, and parking. IX. Recommendation Staff recommends approval of the preliminary plat, the rezoning of the property from R-4 High Density Residential to PUD as the redevelopment of this area will meet many of the stated goals in the Comprehensive Plan. The recommendation of approval includes the following conditions: Subdivision and Preliminary Plat Staff finds that the proposed 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 $17,650 prior to recording the final plat. 2. The plat and title is subject to the review and approval of the City Attorney. 3. The existing easements running through the center of the property are vacated. 4. The final plat must establish all necessary new easements. Easement locations and sizes must be approved by the City Engineer. 5. An easement for the applicant to extend storm sewer across the property line into the golf course pond must be created and recorded separate from the plat. 6. An access easement between the applicant and the city for the shared curb cut and driveway must be created and recorded separate from the plat. 7. An access easement must be crated and recorded separate from the plat outlining the shard usage of the trash enclosure. Rezoning to Planned Use Development and Development Stage Approval Staff recommends approval of rezoning the property to Planned Unit Development and PUD development stage plan subject to the following conditions: The developer shall enter into a development agreement and a Planned Unit Development agreement with the city. This agreement will include, but not be limited to the following: • The plan set may be amended that defines the physical composition of the site and building. • Language allowing easement and right-of-way encroachments. O Language for shared use of the proposed trash enclosure. PIanning Case Report 16-02 Page 14 2/26/16 + Language for maintenance of shared facilities. Language indemnifying the city from any damage to private improvements located in easements or rights-of-way. • Language that outlines the responsibility of the owner to restore private improvements located in easements and rights-of-way should they be damaged. Language that addresses any of the agreed upon operations that are integral to this development. 2. The city approve the development stage plans date 2-19-16 for a 1.83 unit apartment building with a parking ratio of 1.41 stalls per unit for the property located at 8400 Bass Lake Road. 3. The city approve the requested setback encroachments for the decks located on the south and east side of the building, 4. The city approves the requested setback encroachment for the drive isles, service drive and parking lot on the east side of the building. 5. The access onto Bass Lake Road is approved by Hennepin County. 6. The site plans be revised to provide seven disability parking stalls. 7. The applicant provides a snow removal plan for the site that includes provisions for clearing snow from the public sidewalks surround the site. 8. The location of the proposed trash enclosure shall not interfere with the design, location or operation of the city sanitary sewer project along the sites east property line. 9. The applicant shall provide a description of how disability parking users in the east parking lot will access the building. 10. The site plan shall provide a pedestrian connection to the golf course. 11. The overhead utilities on the perimeter of the site shall be buried. 12. The City Engineer and Watershed District shall review and approve the site grading and storm water management plans. 13. The applicant shall enter into a storm water maintenance and management agreement with the City (to be prepared by the City Attorney). 14. The site utility plan shall be subject to review and final approval by the City Engineer, Fire Marshal, and Public Works. Planning Case Report 16-02 Page 15 2/26/16 15. The applicant will work the city and City Engineer to coordinate the proposed sanitary sewer improvements along the eastern property line. 16. The city shall approve the exterior building finishes as proposed on the elevation plans dated 2-19- 16. 17. The applicant shall submit a new cross section illustrating rooftop equipment screened from a point across the street from the project site. 18. The applicant shall shift the freestanding sign north to provide for the required 10 -foot setback. 19. The applicant shall provide sign details for the proposed traffic control signs. 20. The applicant will agree to work with the city to develop plans for enhancements of the shared storm water pond located on the golf course. 21. The applicant shall provide financial guarantee and performance bond for landscaping and site improvements (amount to be determined by City Engineer and building official). 22. The applicant will provide record plans or as -built drawings to the city following project completion, Attachments: • Application • Planning consultant memorandum (February 24, 2016) • Stantec (City Engineer) Letter (February 25, 2016) • West Metro Fire and Rescue memorandum (February 24, 2016) • Applicant narrative response to Design and Review • Applicant narrative (memos) * Preliminary Plat • Site Plans • Traffic Study Planning Case Report 16-02 Page 16 2/26/16 + NORTHWEST ASSOCIATED CONSUL t M�` 4150 Olson Memorial Highway, Ste. 320, Go:den TANTS, INC. Valley, WIN 55422 Telephone: 763.95 .1100 Website: www.nacpianning.com MEMORANDUM TO: Jeff Sargent FROM: Alan Brixius DATE: February 24, 2016 RE: New Hope —Alatus PUD / Subdivision 1 Easement Vacation FILE NO: 131.01 — 16.02 BACKGROUND The City of New Hope has been seeking to redevelop the property immediately east of its community golf course for the past 17 years. The desired land use for this site is high density residential. The Comprehensive Plan also identifies the need for more higher value housing options to balance with the City's affordable housing stock. To achieve this redevelopment objective, the City has been working with Alatus LLC to bring luxury apartments to this site. Alatus has now submitted applications for the redevelopment of this site. The redevelopment applications include: Subdivision and Easement Vacation. Currently, the site exists as five individual lots with easements that bisect the plat. The subdivision is required to create a single buildable lot. Easement vacation is required to remove easements that will interfere with development. • Planned Unit Development (PUD) Zoning. Section 4.34(a) outlines the intent and purpose of Planned Unit Development zoning. This section of the New Hope City Code is intended to introduce flexibility to site design and architecture for the conservation of land and open space through clustering of lots, buildings and activities, which promotes the goals outlined in the Comprehensive Plan or serve another public purpose. The PUD process allows deviation from the strict provisions of this .Code related to density, setbacks, heights, lot area, width and depth, yards, etc., by either conditional use permit or rezoning to a PUD District and is intended to encourage: (1) A development pattern in harmony with the objectives of the comprehensive plan. (PUD is not intended as a means to vary applicable planning and zoning principles.) (2) Innovations in development to the end that the growing demands for all styles of economic expansion may be met by greater variety in type, design, and siting of structures and by the conservation and more efficient use of land in such developments. (3) The preservation and enhancement of desirable site characteristics such as existing vegetation, natural topography and geologic features and the prevention of soil erosion. (4) A creative use of land and related physical development which allows a phased and orderly transition of varying land uses in close proximity to each other. (5) An efficient use of land resulting in smaller networks of utilities and streets thereby lowering development costs and public investments. (6) Promotion of a desirable and creative environment that might be prevented through the strict application on zoning and subdivision regulations of the city. The Alatus project is proposing to construct a 183 unit, four story luxury apartment community with an array of amenities on a 3.53 acre site at the corner of Yukon Avenue and Bass Lake Road. Their development seeks the PUD zoning to accommodate zoning flexibility related to density, parking, and design features that are not available in the City's standard R-4, High Density Residential District. The following pages represent staffs preliminary review of the submitted plan set. Through this review, we have identified areas of PUD flexibility and areas where plan changes are recommended. SUBDIVISION I ALTA 1 ACSM SURVEY A subdivision is required to combine the lots into a single buildable lot. Because this property abuts a County highway (Bass Lake Road), this lot combination does not qualify as a minor subdivision and must be processed as a plat. The applicant is working with the City in the creation of a new subdivision, however, at this time, no new plat has been submitted. The preliminary and final plat must be submitted and include the following information: 1. A proposed new lot configuration with a new subdivision title and new lot and block descriptions. The combined area of the property is 3.53 acres and lot width is 278 feet. This site exceeds the minimum lot and width standards for a high density residential base lot. 2. Because the plat abuts a County road, Hennepin County must review the plat to determine right-of-way and site access is acceptable. 3. Description of all easements to be vacated. The plat must show all existing easements to remain and new easements to be dedicated. a. Easement vacation may be described as all public easements lying within the land area of Meadow Lake Terrace covered by Lots 1 through 5, Block 1 Gervais and Hunter Replat. This would remove all City controlled easements from the property, which will be re-established in new locations through the final plat. b. The following easements must be established as part of the final plat: 1) Drainage and utility easement of sufficient width to cover the 16 inch water main along the south lot line. 2) Thirty foot wide drainage and utility easement along the east lot line to accommodate City sewer improvements. 3) Ten foot drainage and utility easement along the west and north property lines. C. Other easements that must be established as separate recordable documents separate from the plat include: 1) Easement to Alatus for the extension of storm sewer across the property line into the golf course pond. 2) Access easement between Alatus and the City for shared curb cut and driveway between the project site and golf course. This easement must run to both parties to allow access to the golf course and to allow Alatus access to the golf course trash enclosure. d. All easement sizes and locations shall be subject to the review and approval of the City Engineer and New Hope Public Works. e. Any easement encroachments (i.e., building, parking, driveways, or landscaping, etc.) shall be recognized in the PUD development agreement with language that addresses site restoration to the approved plans if the easement is disturbed. 4. Park dedication (cash) will be required for the proposed density increase. K PUD ANALYSIS AND DESIGN The Alatus project is proposing to construct a 183 unit luxury apartment community with an array of amenities on a 3.53 acre site adjoining the New Hope Golf Course. This redevelopment project seeks the PUD zoning to accommodate flexibility related to density, parking and design features not available in the R-4, High Density Zoning District. In the following pages, we have outlined the design features of the redevelopment project and offer recommendations to the Planning Commission and City Council. Comprehensive Plan The New Hope 2030 Comprehensive Plan identified the subject site as a redevelopment target site due to the deteriorating conditions of the previous apartment buildings. The plan identified that the site's proximity to the New Hope Golf Course offers an excellent redevelopment opportunity for the creation of higher value housing which has been identified as a housing need in New Hope. The Proposed Land Use Plan guides this site for high density residential which is described as 10 or more residential units per acre. This site falls within Planning District 1, which specifically calls for the redevelopment at this site for high value, high density residential land use. The proposed project fulfills the land use recommendations of the New Hope 2030 Comprehensive Plan. PUD Zoning The proposed project is a very dense urban apartment building on the 3.53 acre site. The project density and design features do not fit within the design parameters of the City's standard R-4, High Density Residential Zoning District. As such, the PUD zoning is being requested to provide flexibility related to density, setbacks, and parking. Lot Area/Width. The proposed lot is 3.53 acres in area. The front of the new lot, by definition, is along Yukon Avenue. The lot width is 278 feet. Both the lot area and width exceed the standards for a high density base lot. Density. The proposed development will consist of 183 units in 3.53 acres, resulting in a density of 52 units per acre. This density is compared to 23.7 units per acre that would be permitted within the R-4, High Density Residential District with density bonuses. The PUD flexibility is needed to accommodate the proposed density. Setbacks. The following table illustrates the building's setbacks. These setbacks are measured from both the building walls and the decks and compared to the required setbacks in the R-4 District. 4 Setback Required Proposed Building (Decks) Front Yard Local Street west 30 feet 50 feet 42 feet Side Yard Local Street north 20 feet 31 feet 20 feet Side Yard Arterial Street (south) 25 feet 33 feet 20 feet Rear Yard east 30 feet 30 feet 28 feet The building meets all the required setbacks, however, the decks extend into the required setbacks on the east and south sides of the building, These encroachments are on sides of the building that abut public open space and Bass Lake Road. In this respect, the reduced setback is considered acceptable. This setback reduction is PUD flexibility. The site's proximity to the golf course raises the need for golf ball protection along the east side of the building and the east parking lot. The applicant must address this issue. The reduced deck setbacks are acceptable with the following PUD conditions: The patios along the south side of the buildings are located only 10 feet, and in the case of the southeast corner unit 4 feet from a 16 inch water wain. The PUD agreement shall include language that indemnifies the City from damage if the City needs to access this water main for repair or service. This agreement shall also require the property owner to restore this yard to the approved plan conditions. 2. The applicant must provide some golf ball protection for the building and east side parking to avoid encumbering the use of the golf course. Parking. By Code, a 183 unit apartment building is required to provide 412 parking stalls. The applicant has provided information for comparable developments that suggest a significantly reduced parking demand. The plan set proposes one parking stall per bedroom, resulting in 235 underground parking stalls and 23 surface parking stalls, for a total of 258 parking stalls or 1.41 stalls per dwelling unit. With this significant difference between ordinance requirements and what is being proposed, staff has requested information from the applicant that would provide support for the reduced parking. The applicant has provided tenant profiles for this type of housing product that suggest the parking demand is approximately 1.26 stalls per unit. This is further supported by the unit breakdown by number of bedrooms - 115 of the 183 units are one bedroom or efficiency apartments. They also cite the availability of bus transit as a basis for supporting the reduced parking count. The applicant has also provided parking comparables with projects in other cities showing the leased stalls per units and leased stalls per beds. In review of the applicant's comparables, we offer the following comments.- 4-1 omments: 4 The Maple Grove project is parked at 2.00 stalls per unit; Eden Prairie is parked at 1.95 stalls per unit; Bloomington and St. Paul are parked at 1.60 stalls per unit. 2. The St. Louis Park projects are each parked at a rate of less than 1.40 stalls per unit. However, it should be noted that Arcata and The West End projects are embedded in a commercial area that offer goods and services within walking distance. Additionally, there is off-site parking ramps near both of these projects. In evaluating the submitted information, the proposed parking ratio may be an accurate reflection of the unit types and tenant profiles. The reduced parking may be acceptable with the understanding that there may be some on -street parking or overflow parking into the golf course parking lot if the on-site parking provides to be inadequate at times. In recognizing this potential, the City may consider the following actions to control off- site parking: To avoid on -street parking from becoming a permanent parking option, the City may sign Yukon and 581h Avenue to limited hours of parking or no overnight parking. 2. Through the PUD agreement, the City may outline terms for shared parking for the golf course lots (limited times, seasonal and/or daytime hours). Disability Parking. For a parking lot containing 201 to 300 stalls, seven disability stalls are required. Between the garage and surface parking, the site provides six stalls. Another disability parking stall must be provided. Access/Parking Design. Site access will be provided via four curb cuts onto public streets. Access from Yukon Avenue is designed as a one-way traffic lane. Review of this area of the site raises the following comments: 1. This area of the site provides four parallel parking stalls along a one-way drive lane. Both the stalls and drive lanes meet the City's minimum dimension standards. One of the parking stalls has been designated for disability parking. 2. The applicant has indicated that signs will be installed to direct the one-way traffic flow. The proposed sign locations are illustrated on pian LA200. 3. The traffic lane widens from 15 feet, 8 inches to 20 feet in front of the building to provide drop off lanes for residents, mail trucks, and deliveries. This design provides a drop off lane without interfering with through traffic or the parking stalls. Traffic control signs must be installed to prevent long term parking in the drop off lane. Access from Bass Lake Road is intended to be the primary resident access to the site and the underground parking garage. This access point will be jointly shared with the New Hope Golf Course. In review of this area of the site, we offer the following comments: L The relocation of the access point will require review and approval of Hennepin County. 2. The relocation of the curb cut will require an access easement between the City and the project site to allow shared access of this curb cut and driveway. 3. The curb cut design is 36 feet wide, offering two exit lanes and one entrance lane. This design is viewed as positive for traffic circulation. The curb width must be reviewed and approved by the City Engineer. 4. The eastern drive aisle is 24 feet wide from Bass Lake Road to the parking garage. The drive aisle narrows to 20 feet north beyond the parking garage. Drive aisles are required to be a minimum of 22 feet for two-way traffic. Since this drive lane does not have parking along it, the narrower 20 feet may be acceptable if signed "no parking." The applicant's plan LA200 shows the location of the proposed traffic control signs along the drive and at the entrance onto 58th Avenue. 5. The 90 degree parking stalls on the east side of the site are dimensioned as 18 feet by 8.75 feet. The City requires a 19 foot stall length unless there is a comprehensive snow removal plan for the site. The applicant has submitted a snow removal plan and designated snow storage areas on their landscape plan LA200. The designated snow storage represents 17% of the paved surface area which meets Code. In review of the snow storage areas and the narrative, we offer the following comments: a. The designated snow storage area extends off site into the Yukon and 58th Avenue rights-of-way. This may be acceptable provided snow piles do not block traffic visibility with the traffic visibility triangle that extends 20 feet from the curb line and does not obstruct the public sidewalks. b. Due to reduced setbacks, landscaping and other uses of the yard areas, the property owner shall be responsible for snow removal from all public sidewalks surrounding the project site. This is referenced in the snow removal plan, however, it should be an exhibit of the recorded PUD agreement. 6. The drive aisles and eastern parking lot fail to meet the five foot required setback from the east property line. This exception may be made through the PUD, however, this exception will be conditioned on the applicant providing some golf ball protection along the east lot line to protect both the building and the automobiles parked in the eastern lot. 7 The parking and driveway all meet City standards for curbing, paving, and striping. 7 Plan C300 shows a curb cut access to 581h Avenue. Review of the traffic study by SRF suggests that this drive will provide access to emergency vehicles only and was excluded from the traffic analysis. To ensure that this traffic pattern is achieved, the applicant's plan LA200 shows that signs will be posted "do not enter emergency vehicles only" and the access from 58th Avenue will be further restricted with the placement of a chain attached between two bollards. The applicant will also utilize this drive lane for off-loading moving trucks accessing the building. Larger moving trucks will access the site from Bass Lake Road and be temporarily parked in the east service road, near the eastern door which will provide access to both the garage and elevators. This irregular use of the east service road and egress to 58th Avenue is viewed as acceptable provided daily trip generation is all directed to Bass Lake Road. The signage and barricade of 58th Avenue access will result in all automobile traffic being directed to Bass Lake Road. The applicant's traffic study has stipulated that this access point will function based on estimated morning and evening peak hour trips. Hennepin County will need to review and approve the access point and design. Loading. By Code, multiple family structures must provide a 10 foot by 40 foot area that will not block traffic or parking. The applicant has provided a narrative and revised the site plan to accommodate move in deliveries on the east side of the building. Moving trucks are to enter the site from Bass Lake Road and park on the northeast fire access road to off load. The building design has been revised to provide a man door access at this location that provides internal access to the parking garage and elevator bank. The building management will coordinate all move ins to allow for the temporary egress onto 58th Avenue, move in schedules, and to inform residents. The drive aisle west of the building has been redesigned to provide additional width for mail trucks and delivery vehicles to off load without compromising the drive lanes or parking. Signs are required to prevent long term parking from using this loading zone. Trash/Garbage Trucks. The trash room for the building is located in the parking garage in the northwest corner of the building. Trash handling equipment will need to be moved from the trash room through the garage and outdoors for pick up. The applicant has provided a narrative describing the means by which this occurs. Plan LA200 shows an expanded golf course trash enclosure intended to accommodate the trash from the golf course and serve as a loading area for the Alatus trash handling equipment on garbage pickup day. The trash enclosure detail indicates a structure that is 10 feet by 48 feet in area, brick construction for three walls, and cedar siding on steel frame gates. The applicant's management team will utilize a utility vehicle to move the trash handling equipment to the trash enclosure on garbage pickup day. In review of this issue, we offer the following comments: 1. The structure is located entirely on the golf course property to preserve the right of access and use of this facility. The PUD agreement and a shared access DI easement between the applicant and the City must be established and recorded with the property. 2. Trash enclosures must meet the accessory building setbacks. The City requires a five foot interior side yard setback for accessory structures. The proposed trash enclosure is only one foot from the property line. An exception to the required setback must be approved as a PUD flexibility. 3. The City will be undertaking a sanitary sewer project along the east lot line that will have a lift station in close proximity to the golf course trash enclosure. The location and design of the expanded trash enclosure shall not interfere with the City's sewer project. 4. The trash enclosure elevations indicate that it meets the design criteria of the City Code. Pedestrian Access. The demolition plan shows the removal of sidewalk along Bass Lake Road. Plan C300 shows the installation of new sidewalks and sidewalk connections to ground floor patios. Plan LA200 shows additional sidewalks along the east side of the building. Plans C300 and LA200 must be coordinated to illustrate the same sidewalk layout. In review of the pedestrian layout, we offer the following comments: The applicant is providing a truncated domed pedestrian ramp at the corner of Yukon Avenue and Bass Lake Road and at the corner of Yukon and 58th Avenue. 2. Where the sidewalk intersects with the private driveways, the applicant is installing pedestrian curb detailed as 4C401 from Plan C401. This will allow for disability movement through the private drive. 3. Disability parking users will need to travel the sidewalk around the building to gain access via the front entrance on the west side of the building. There does not appear to be an on -grade building entrance offering disability access. 4. Design and Review Committee suggested establishing a painted crosswalk across the east driveway to encourage pedestrian movement between the apartment and golf course. Usable Open Space. The City requires multiple family development to provide 2,000 square feet plus 50 square feet per unit over 20 units of recreation space. The proposed development provides extensive indoor and outdoor amenities. The paved patio area and lawn bowling area provide recreational area equal to 67 square feet in excess of the City's requirements. In addition to this area, the courtyard provides per unit large areas of landscaping and passive recreation space. The facility will also offer rooftop patios and garden plots. Landscape Plan Plan LA200 indicates that the underground parking footprint will cover 57% of the lot. However, above the garage, the building footprint is reduced to 37% of the lot, with 44% green area and a large patio and pool as hard surface usable outdoor space. The landscape master plan shows extensive landscaping along each abutting street. In review of the landscape plan, we offer the following comments: The landscaping along Yukon Avenue is located in the public right-of-way. This should all be contained in the private lot. Additionally, the overstory streets are required to be set back five feet from the property line. The City may approve this right-of-way encroachment as part of the PUD, however, the PUD agreement must include language indemnifying the City if any landscaping or private improvements are damaged through the City's use of the right-of-way for snow storage, utility use, or street improvements. The PUD agreement shall also require a landscape replacement plan for any damaged or dying plantings. Said replacements shall be at the sole cost of the Alatus project. An alternative to the aforementioned right-of-way encroachment would be to relocate the Alpine Current hedge within the five foot setback between the property line and the parking lot curb. 2. Plan L100 is the detail plan for the courtyard. The landscaping in most of the area lies over the underground parking structure. In review, we raise the following issues: a. The Arctic Willow needs part sun. In this respect, the court area will be shaded due to the building height. The project landscape architect has determined that the plant is acceptable for its use and location. b. The plan shows an ornamental tree labeled "OD", however it is not listed in the plant schedule. The revised plant schedule reveals that the "OD" is a Birch tree, appropriate for the courtyard location. c. The plan must include planting details for soil depth and plant accommodation for the courtyard plantings over the parking structure. These details shall be revealed and approved by the City Forester. 3. Plan L101 shows the landscape details for the building parameters along the public street. The landscaping is very robust and attractive. The plant selections are appropriate for their use. In review of Plan L101, we offer the following comments: a. The landscaping along Yukon Avenue is located within the public right-of- way. The current hedge should be located between the property lie and the parking lot curb. By ordinance, tree plantings must be set back five 10 feet from the property line. The ALTA/ACSM survey indicated that this street right-of-way contains a water main, force main, sewer, and overhead power. The landscaping in this area cannot compromise these utilities. Options for addressing the right-of-way encroachment have been described earlier in this report. b. The ALTA/ASCM survey shows a 16 inch water main approximately 10 feet north of the south lot line. The plat must place this water main within a drainage and utility easement. Plan L101 proposes landscape plantings within this future easement. Maple trees are being planted 17 feet of the north property line. The applicant's landscape architect has evaluated the Maple tree root system and determined that the 7 foot separation and the depth of the utility is sufficient to allow the Maple tree planting. C. Plantings must allow access to fire hydrants and the FDC location. d. Plantings along Bass Lake Road have been placed right up to the sidewalk. This raises some concern for snow plowing on Bass Lake Road and snow removal from the Bass Lake Road sidewalk. We would not want the snow storage along this street to damage newly installed landscaping. The project landscape architect has indicated that the proposed landscaping can withstand this treatment. e. Plan L500 provides the planting details, plan schedule, and planting irrigation notes. This plan indicates that the landscape areas will have an irrigation plan prepared by a contractor. 4. The plantings along both Yukon and Bass Lake Road will encroach into City rights-of-way and easements. The City may need to access the utilities in the easements at some time in the future. In this regard, the landscaping may be approved as part of the PUD with the following conditions: a. The PUD agreement recorded with the property contains language that indemnifies the City for any damage to landscaping or private improvements if it needs to perform work within the established easements or rights-of-way. b. The PUD agreement include language for landscape restoration in the event that the City disturbs these landscaped areas to access the public easement or right-of-way. C. The PUD agreement require the property owner to remove the snow from all public sidewalks surrounding the site. 11 Demolition / Grading and Drainage Plan C900 The City Engineer and Public Works will provide an extensive review of the site grading and demolition plan. In our review, we offer the following comments: 1. The plan identifies demolition of sidewalks and removal of utility poles along Bass Lake Road. Any work in County right-of-way may require Hennepin County review and approval. 2. The plan shows the removal of overhead utility poles along Bass Lake Road and Yukon Avenue. The removal of the poles will be coordinated with the utility company. The overhead lines will need to be buried. The ALTA/ACSM Survey shows overhead utility lines along the site's east lot line. The demolition plan does not indicate if this overhead utility will also be removed and buried. 3. The site's stormwater is being collected and directed to underground filtration tanks on the east and west sides of the building. The City Engineer will comment on the design, capacity and function of these tanks. The City will require a maintenance plan from the applicant to be included in the PUD agreement. Said plan must grant the City right of access for inspection and services if necessary. 4. The stormwater system outlets to the pond on the golf course. The extension of the private system across property lines may require the establishment of an easement in favor of Alatus. These easements go beyond the plat and must be established and recorded as separate documents. Utility Plan The City Engineer, Public Works and Fire Department will all review the proposed utility plan and provide comments. In our review of the utility plan, we offer the following comments: All existing and proposed public utilities must be located in drainage and utility easements and dedicated as part of the new plat. The City Engineer shall review the easement and comment on both location and width of the easement. 2. Water service extends from Yukon Avenue into the building at the southwest corner. The plan shows separate water service for domestic and fire protection. Building Floor Plan A101 should illustrate the locations of FDC at the west building entrance per the recommendation of the Fire Inspector. 3. Fire hydrants will be located at three corners of the site. The Fire Inspector shall comment on the number and spacing of hydrants. 4. The applicant has removed the sanitary sewer service connection from 58th Avenue. It now will be accessed via a sewer line along the east lot line. This change avoids any disruption of 58th Avenue. 12 5. The applicant has revised their plans to make accommodation for an Xcei Energy transformer at the corner of Yukon Avenue and Bass Lake Road. Building Plans Plan A001.0, Underground Parking Lot. a. All stalls and driveways are dimensioned to be 18 feet by 8.75 feet. Seeing this is all covered parking, the shorter length is acceptable. To eliminate some nonfunctional stalls and to improve automobile maneuvering through the garage, the applicant has removed eight parking stalls from the underground parking levels. b. The applicant has provided a narrative description for the moving of trash handling equipment for garbage day collection. C. The building has been redesigned to provide a man door egress and access on the east side of the building to accommodate moving truck access to the building. 2. Plan A101.0, First Floor Level. a. Building design has been revised to provide man door access to the underground parking level and man door access to the southeast corner of the building via the central courtyard. These will be secured entrances that will allow residents to enter the building or allow the residents to buzz guests into the building remotely. This provides building access to the east parking area without the need to walk around the building. b. The first floor plan shows the location of the FDC near the front west entrance per the recommendation of the City Fire Inspector. C. Fire Department lock boxes have been located at the main east and west building entrances. d. The applicant has provided building design changes and a narrative describing how moving trucks will be directed to the east side of the building to off load within the northeast service lane. Exterior building access has been provided to the garage level and the elevator bank in the northeast corner of the building. 3. Plan S202.0, Roof Plan. a. This plan shows the location of all rooftop equipment. The applicant has provided a cross section elevation demonstrating that the rooftop equipment is located and screened by the parapet wall from the sidewalk 13 adjoining the property. The City's ordinance requires screening of rooftop equipment from a location across the street from the subject site. A revised diagram must be submitted that demonstrates adequate screening by the parapet wall or additional equipment screening must be provided. b. The rooftop patio and garden boxes are a significant outdoor amenity. 4. Plans A301, A302, A303, Building Elevations. In examining the building elevations against the New Hope Design Guidelines, we offer the following comments. The building design does an excellent job of addressing the City's Design Guidelines related to: a. Defining the building base and top through the use of different building materials and colors. b. The building is designed creating distinct modules, using undulation of building facades, change of materials, and use of balconies and patios. G. The building's balconies, corner covered patios, and ground floor patios with shops provide attractive architectural accents to the building. d. The western main building entrance is significant in appearance and provides a sheltered entrance to the building. e. The building has a roof design of various heights. f. The applicant must indicate if the building parapets screen the rooftop equipment including the elevator penthouse and the raised condensing unit. 5. The primary exterior building finishes consist of: a. Artificial cast stone. b. Fiber cement panel. C. Nichiha cement board (wood look). d. Fiber cement lap siding. The New Hope Design Guidelines calls for 60% of the building fagade to consist of natural stone, brick, precast concrete units, architectural precast concrete panels, or glass. The applicant's chosen materials are not specifically consistent with the Guidelines materials, however, are all cement products, durable, and attractive, Staff would recommend allowing the materials as proposed through the PUD. 6. The site plan has done an excellent job of landscaping and providing pedestrian connections into and through the site. 14 Signs Plan A901 provides a detail of a proposed freestanding sign. Within the high density zoning district, a freestanding sign not to exceed 48 square feet and 8 feet in height is allowed per street frontage. The proposed sign is 8 feet in height and meets City standards. The sign face between the columns is 8 feet by 8 feet 8 inches or 70 square feet. The engraved message area is approximately 22 square feet. The sign meets the City Code standards with regard to size and height. 2. The proposed location of the freestanding was the corner of Yukon and Bass Lake Road. The sign is located away from the water services to the building and the storm sewer near the building. However, the sign location will be located over the 16 inch water main that parallels the south lot line of the site. This will put the sign within the drainage and utility easement of this water main. This may be an acceptable easement encroachment provided it is identified in the PUD agreement and does not interfere with City right of access to the easement. 3. The proposed freestanding sign is located outside of the required traffic visibility triangle of a corner lot. The sign fails to meet the required 10 foot setback. The sign must be shifted north or the sign width reduced to meet the required setback. 4. The proposed sign shall be constructed of engraved Kasota stone with CMU columns. The sign will not be illuminated. 5. A second freestanding sign at the Bass Lake Road entrance has been eliminated. 6. The building elevation shows the address numbers on the south and west elevations. 7. Plan LA200 shows the location of proposed traffic control signs throughout the site. The applicant must provide a sign detail of the on-site traffic control signs. Additional traffic control signs should be erected to prevent long term parking in the delivery lane at the front (west) building entrance. Lighting Plan E001.1 illustrates the light fixtures and photometric plan for the site. In review, we offer the following comments: The freestanding lights (AA, BB, CC) located along the drive aisles and parking area have 90 degree light fixtures with recessed light sources and flat lenses. This is code compliant. The maximum height of the freestanding lights shall not exceed 20 feet including the pole base. 15 2. Wall mount lights (DD, EE) at the garage door, community building, and man door on the east side of the building are 90 degree cut off lights that provide appropriate light levels at the building entrances. 3. The west main building entrance is illuminated with recessed canister lights under the entrance canopy. The light levels for this entrance meets Code. 4. Design and Review Committee required lighting details for the patio and balcony locations. The applicant is proposing a wall pack (EE). This is not a 90 degree cut off fixture, however, while the proposed light levels are acceptable, they do not cast glare to the adjoining streets or neighborhoods. 5. Light levels at the abutting streets and residential properties all meet Code. 6. Light levels for parking areas, sidewalks, and building entrances all meet Code. Light levels on the public sidewalk is not the responsibility of this project. CONCLUSION AND RECOMMENDATIONS The Alatus project provides a long sought opportunity to redevelop the site adjoining the golf course. Additionally, the proposed high end apartment is a housing product that is lacking within the City of New Hope. The proposed development density far exceeds the City's standard high density residential district. As such, the applicant is requesting a PUD, Planned Unit Development Zoning District to accommodate the proposed density, setbacks, and parking. In considering the PUD zoning request, the City must achieve the community's redevelopment goals while ensuring that the site and building design functions and is compatible with the surrounding land uses. The City must act on three different applications as follows: 1. Vacation of existing easements that bisect the lot. 2. Subdivision of the property creating a single buildable lot preliminary plat. 3. Approval of the PUD zoning for the lot along with the PUD development stage. In review of the aforementioned applications, we offer the following recommendations. Subdivision and Easement Vacation We recommend that the Planning Commission recommend the vacation of all easements within boundaries of the property legally described as Lots 1, 2, 3, 4, and 5, Block 1 Gervais and Hunter Replat, provided that easement vacations be recorded with a new final plat that establishes easements over remaining utilities and new utilities. 16 Subdivision We recommend that the Planning Commission recommend approval of a subdivision combining Lots 1, 2, 3, 4, and 5, Block 1 Gervais and Hunter Replat into one buildable lot with the following conditions: All existing easements within this site are vacated. 2. The following easements must be established as part of the final plat.- a. lat: a. Drainage and utility easement of sufficient width to cover the 16 inch water main along the south lot line. b. Thirty foot wide drainage and utility easement along the east lot line to accommodate City sewer improvements. C. Ten foot drainage and utility easement along the west and north property lines. d. Easement locations and widths must be approved by the City Engineer. 3. The following easements must be established as recordable documents separate from the plat: a. Easement to Alatus for the extension of storm sewer across the property line into the golf course pond. b. Access easement between Alatus and the City for shared curb cut and driveway between the project site and golf course. This easement must run to both parties to allow access to the golf course and to allow Alatus access to the golf course trash enclosure. 4. Payment of a park dedication (cash) for the increased density. 5. The applicant enter into a development agreement outlining the site improvements, conditions of approvals, and development securities. PUD In considering the PUD, the City is establishing a zoning district unique to this site and approving the PUD development stage represented through the plans submitted with this application. The proposed redevelopment is unique in regard to density, parking ratio, and amenities. Through the PUD, the City can approve flexibility from the standard zoning regulations to achieve a superior redevelopment. In exchange for this flexibility, the City may require conditions to ensure that the site functions properly, reduces impact on adjoining land uses, and/or protects the City's interests. If the City is 17 comfortable with the project density and parking, we can recommend approval of the PUD zoning and PUD development stage with the following conditions: 1. City approval of the vacation of existing utility easements and approves a final plat that addresses the subdivision approval conditions. 2. The City approve the development stage plans dated 2/19/16 for a 183 unit apartment building with a parking ratio of 1.41 parking stalls per unit for the property located at 8400 Bass Lake Road with the following items being addressed in the PUD final stage and PUD agreement. 3. Access/Parking. a. The access onto Bass Lake Road is approved by Hennepin County. b. A cross access easement is established between the project site and the golf course to allow shared access to the Bass Lake Road curb cut and all the project to use the golf course trash enclosure. Said easement must be recorded. C. Site and/or building plans be revised to provide seven disability parking stalls. d. The applicant provide a snow removal plan for the site that specifically includes the cleaning of snow from the public sidewalks surrounding the site. This shall be included in the PUD agreement. e. Snow storage shall not obstruct public sidewalks or traffic visibility setbacks at the site's driveway access/egress points. The applicant shall provide a design for golf ball protection for the building and parking lot along the east lot line. 4. Trash Enclosure. The location of the proposed trash enclosure on the golf course lot shall not interfere with the design, location or operation of the City sanitary sewer project along the site's east lot line. 5. Pedestrian Access. a. The applicant provide a description of how disability parking users in the east parking lot will access the building. b. The site plan provide a pedestrian connection to the golf course. 18 6. Easements. a. The site plan will have private improvements (i.e., landscaping, parking, filtration tanks, storm sewers, signs, irrigation, etc.) that will encroach into City street rights-of-way and drainage and utility easements. This is acceptable provided that the private improvements do not interfere with in place or proposed utilities and preserves the City's right of access within these easements. The PUD agreement shall include, as part of approving the PUD final stage plan, set language that allows the City access to all dedicated easements for the purpose of accessing underground utilities. The PUD agreement shall indemnify the City from any damage to private improvements located in these easements and outline the responsibility of the property owner to restore the private improvements per the approved PUD plans. b. A mutual cross access easement is established between the project site and golf course. C. An easement in favor of the project site is established allowing the private storm sewer pipes to extend into the golf course. 7. landscape Plan. The applicant provide a planting detail for trees and shrubs planted atop the parking garage (i.e., soil depth, planter width, irrigation). 8. Demolition and Grading Pians, a. All work within the County right-of-way must be approved by Hennepin County. b. Overhead utilities shall be buried. C. The City Engineer and Watershed District shall review and comment on the site grading and stormwater management. PUD approval shall be subject to these comments. 9. Utility Plan. a. All existing and proposed utilities shall be located within dedicated drainage and utility easements. The size and location of the required easements shall be approved by the City Engineer. b. The utility plan shall be subject to the review and recommendations of the City Engineer and Public Works. C. The Fire Department shall comment on the number and location of fire hydrants required. 19 10. Building Plans. a. The City approves the building exterior finishes illustrated in the building elevation plans A301, A302, and A303 dated 211912016. b. The applicant shall submit a new cross section illustrating rooftop equipment screened from a point across the street from the project site. II Sign Plans. a. The applicant shift the freestanding sign north to provide for the 1.0 foot setback. b. The freestanding sign is located over a 16 inch water main and in a utility easement and may be subject to removal if the City needs to access the water main. C. The applicant provide sign details of the proposed traffic control signs. 12. Lighting Plans. The City approves the lighting and photometric plans dated 2/1912016. All freestanding lights shall not exceed 20 feet in height including the pole base. 13. Development Agreement. PUD approval will be contingent on the following agreement between the City and developer. With any project, there is a development agreement that outlines the development steps, improvements and required securities to ensure performance. Upon completion of the project and satisfaction that all improvements have been accomplished and accepted, the development agreement expires and remaining securities are released. 14. PUD Agreement. The PUD agreement defines the project, its design standards, and operation. The agreement will run with the property. This agreement shall serve as the zoning performance standards and operational requirements that were approved as part of the PUD review. The PUD agreement will include, but not be limited to: a. The plan set as may be amended that defines the physical composition of the site and building. b. Language allowing easement and right-of-way encroachments. C. Language for shared use of the golf course trash enclosure. d. Language for maintenance of shared facilities, etc. e. Language that addresses any of the agreed upon operations that are integral to this development. 20 c: Aaron Chirpach Jeff Alger Chris Long Roger Axel Stacy Woods 21 stantec February 25, 2016 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: Alatus Development - Plan Review Dear Jeff, We have reviewed the revised redevelopment plans for the proposed Bass Lake Road Apartments as submitted by Alatus LLC on February 19, 2016. Following are our comments and/or recommendations. Sheet C100 - Demolition Grading, Draina a and Erosion Control Plan 1. Submit retaining wall design and details for review. 2. Coordinate and verify all utility removals and limits with public works and engineering. a. The water main along the east side of Yukon Avenue North should be removed and replaced with an 8" PVC water main from Bass Lake Road to 58th Avenue North. b. Remove and cap the 12" water service located to the north of the 16" trunk water main, near the south east corner of the proposed building. c. Two water services are currently not shown extending from the south side of Bass Lake Road and into the property along the existing sidewalk. Locations of the curb boxes will be provided and these will need to be protected during construction and with the removals of the existing sidewalk. 3. Coordinate removals and pavement patching on Bass Lake Road with Hennepin County. 4. Coordinate golf course parking lot removal limits with city staff and engineering. Sheet C200 - Utili Pian I . Show all utility and drainage easements. Design with community in mind C� February 25, 2016 Mr. Jeff Sargent Page 2 of 4 a. The storm sewer shown to FES -14 will require a drainage and utility easement on City of New Hope property. 2. Clearly label pipes and structures to be privately owned. I Sanitary Sewer: a. Sanitary sewer service line shall connect directly to City's proposed sanitary sewer main along the easterly property line. Preliminary plans are attached. 4. Water Main: a. The existing water main along Yukon Avenue North should be replaced with an 8" PVC water main from Bass Lake Road to 58th Avenue North. A new hydrant and valve is required at the south east corner of Yukon and 58th. i. The replacement of the existing G" CIP water main to 8" PVC water main will provide the required flows for fire protection for the proposed building, including at the corner of 58th and Xylon. ii. Three water services along Yukon Avenue North will require reconnection to the new water main. Plans will be provided with the location of these services. b. The hydrant relocation near the entrance off of Bass Lake Road will need to be completed by the applicant. c. Review hydrant locations to ensure no obstructions with landscaping. 5. Storm Sewer: a. The City will be installing sanitary sewer main as well as additional storm sewer improvements along the east property line. Coordinate storm sewer crossing elevations. Preliminary plans are attached. b. CB -5 shall be a sump structure. CB -7 does not require a sump. c. Additional storm sewer may be required near the driveway entrance location off of Bass Lake Road. Coordinate with public works and engineering. Sheet C300 - Paving and Geometric Plan 1. The golf course parking lot entrance shall be further reviewed by staff. 2. Curb style and access to the proposed city lift station will need to be further reviewed with staff and the applicant. 3. Additional striping and paint symbols may be required for golf course parking lot and shall be coordinated with staff. Design with community in mind C� February 25, 2016 Mr. Jeff Sargent Page 3 of 4 Sheets C400 -C401 - Civil Detail Sheets 1. Plans should include the following City standard details, which are attached: a. Replace STR-1 with STR-1 A b. Pedestrian Curb Ramp (STR-7) c. Concrete Curb Replacement Drive Location (STR-30) d. Gate Valve and Box Installation (WAT-3) e. Improved Pipe Foundation for RCP and DIP (BED -3) f. Concrete Thrust Blocking (WAT-6) g. Replace WAT-11 with updated detail attached. h. Riprap at Outlets (STO-13) i. All 6prap shall be granite Storm Water Management Plan Comments 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). 2. The existing conditions Hydrologic model should be provided to verify existing conditions runoff rates. 3. Storm sewer design calculations should be provided to show conveyance for the 10 -year rainfall event. 4. 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. 5. Please provide a copy of the proposed XPSWMM model to review and verify peak rate discharges. Preliminary Plat I . All existing easements shall be vacated. 2. Provide drainage and utility easements for the City trunk water main, and proposed sanitary sewer along the east property line. Access easements for the shared driveway will also be required. February 25, 2016 Mr. Jeff Sargent Page 4 of 4 General Comments 1. Submit and apply for all applicable permits, including Shingle Creek Watershed Management Commission and Hennepin County. 2. A maintenance agreement for the storm water filtration system and sump structures will be required. A sample agreement will be provided by the City. 3. Provide record plans or as -built drawings following project completion, as required by engineering. 4. Hennepin County shall review the driveway access relocation along Bass Lake Road. Relocating the access to the west, and providing one shared entrance instead of two for the golf course and the proposed building is a preferred option for access. a. The traffic study was reviewed and the results indicating an acceptable overall level of service were verified. Although minimal impact by the proposed development is expected, upon redevelopment completion, traffic and the signal timing on Bass Lake Road should be reviewed. If you have any questions or require further information please call me at (651) 604-4808. Regards, STANTEC CONSULTING SERVICES INC. a44041 Christopher W. Long, P.E. Attachments: City draft plans for proposed sanitary and storm sewer improvements; Detail Plates. 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, Kellie Schlegel - Stantec. Design with community In mind i February 24. 2016 Re: Preliminary plan review for 8400 Bass Lake Road, New Hope per plans dated 02-19-2016. W US I West Metro Fire -Rescue conducted a plan review on the architectural plans METRO for Apartment Complex which will be located at 8400 Bass Lake Road, New FIRE -RESCUE Hope, MN. The following items that are listed below are either comments DISTRICT or requirements per West Metro Fire -Rescue Districts Policies, City ,Servi»g the Cities of Ordinances and the 2007 Minnesota Fire Code and NFPA Standards: •Crystal *New Hope 1. In buildings that are four or more stories in height shall be zoned by floor. Birdcage (vertical riser) deign is not approved. 2. The fire sprinkler system shall be monitored and have notification throughout building. 3. In apartment buildings where the horizontal travel distance is over 200 feet, West Metro Fire -Rescue District shall require standpipes every 200 feet to ensure that fire fighters can reach each unit. 4. Signage will be required for all electrical, mechanical, and fire sprinkler riser room. Neighbors 5. The fire department connection shall be located at the front of the Serving building and be accessible. The hydrant on the street will be Neighbors approved for hydrant requirements. Fire department lock boxes shall be located on both front and back of the building. 4251 Pylon rive N. New Ilopw, ;LAIN 55428 Voice 763.230.7000 Fax '63.230.7029 This issue has been resolved/approved in the architectural plans dared 02-19-2016. The fire department lock box located at the north stairwell may still have to be adjusted. Fire flow requirements far this hudding shall be b, 000 gallons per minute. Any flows you will need to get from 38"' and Yukon since this is the hydrant we would end up using. www.westrnetrofire.com 6. Fire lanes shall be located in the following areas: A) A fire lane shall be located at the main entrance driveway on the west side of the driveway. This is required for use of all emergency vehicles. B) A fire lane shall be located on the back driveway lane on both sides going from the golf course parking lot to the back apartment east parking lot. It is noted that there are fire lanes signs on both sides of the fire access roads per plans dated 02/1912016. This has been approved. All fire lane(s) shall also be stripped yellow. 7 On sheet LA200 at the main front entrance the sidewalk should go all the way thru to the middle island where all the landscaping is located for emergency access to the building if emergency vehicles park on Yukon Ave. Without a sidewalk or path the landscaping could be damaged, and it will be harder for emergency personnel to building if parking on the street. 8. It appears that there is still dead end on the north end of the building. In the basement garage it is about 90 feet. Fire Code requires a dead end be no more than 50 feet (2007 MSFC Table 1027.17.4). The exiting and dead end issue shall be reviewed. A door was added to the stairwell which resolved one issue but you still have a dead end to the large garage door. 9. The travel distance throughout the building in corridors/hallways appears to be over 250 feet for travel distances. This is per fire code section 1027,17.4. The existing system throughout the building shall be reviewed 10. There shall be occupancy load signage in the large meeting space room and rec room. 11. Provide 10 lb. ABC fire extinguishers in the building every 75 foot travel distance. The extinguisher shall be mounted on a wall between 4 and 5 feet near all exits. All extinguishers shall have current inspection tags attached by a licensed contractor. If you have any questions or concerns feel free to contact Shelby Wolf, Deputy Fire Marshal at (763) 230-7006 Sincerely, Shelby Wolf Deputy Fire Marshal URBANWORKS A R C H I T E C T U R c.... February 19, 2016 UrbanWorks Architecture LLC City of New Hope Design & Review Committee Responses New Hope Development Review RE: Response to Development Review Staff Meeting on February 11, 2018. r ITEM I Comments The City of New Hope has been seeking to redevelop the property immediately east of itsi community golf course for the past 17 years." Response: No Action Required "The site exists as five individual lots with easements that bisect the plat." j Response: ! No Action Required COMMENT/ RESPONSE -. - - - .... I.. ......... ._ ._._.. - _._. -. EXISTING CONDITIONS i SHEET (if applicable) - I "The desired use for this land is high density residential." j Response: No Action Required I "The Comprehensive Plan identifies the need for higher value housing options to balance I with the City's affordable housing stock." Response: No Action Required I "The Alatus project is proposing to construct a 183 unit, four story luxury apartment community with an array of amenities on a 3.53 acre site at the corner of Yukon Avenue and Bass Lake Road." "o This is a higher number of units per acre that the R-7, High Residential District allows, so the applicant seeks PUD flexibility related to density, parking , and design features." Response: The owner and the project team understand that we are in an R-4 High Density District and; that the PUD process allows density, parking and design feature flexibility. We will work with City staff to address these areas of the design. 9G1 Nd A.h Third SLrF.: si, Suite IA5 I Mir- iez:ipolis, MN. 55401 T. 012.AS5,3100 I F- ta14.i5;-' i99 I .%owveurban-works.com URBANWORKS .h r. C Yi T E 0 T u R E. Comments ; SUBDIVISION/ALTA/ACSM SURVEY - "A subdivision is required to combine the lots into a single buildable lot." Response: i The process of re platting the site is underway to combine the existing properties into one lot. "The property abuts a County highway (Bass Lake Road), so does not qualify as a minor subdivision and must be processed as a plat." Response: The owner and the project team understands the project does not qualify as a minor subdivision and will be re platted into one lot "The preliminary and final plat must be submitted and include the following information:" "o Proposed new lot configuration with a new subdivision title and new lot block descriptions." "o Description of all easements to be vacated." "o The plat must show all existing easements to remain and new easements to be dedicated," .'o Subdivision Ordinance requires 10 foot drainage and utility easements around all lot lines where necessary and drainage and utility easements over stormwater channels or ponds," '.o Public sidewalk and 16 inch water main and overhead utilities must be placed in adequately sized easements as part of the plat design." Response: The owner and design team will work with city staff to incorporate these items into the final plat. "A record of purpose for 30 foot access easement along the east property line must be provided." Response: The owner and design team will incorporate these items into the final plat. "Hennepin County must review the plat to determined right-of-way and site access." Response: The owner and design team will submit the required information to Hennepin County for their review. "The utility easement on the south property line along Bass Lake Road will have to be large enough to accommodate the water main, and proposed underground power lines." Response: i The owner and design team will work with city staff to make the easement along Bass Lakei Road large enough for the water main and underground power lines. ; 901 North Thircj :Str wt.,'Stjilc 1455 Wil Pzle ooli5: MN 15154Dj ; T. 612.46.5 � D ; F: 61;2.455-; 199 1 wwu%i-F bA URBAN'WORKS A R C t 1 T E C T e1 R E ._ Comments DEMOLITION /GRADING AND DRAINAGE (PLAN C100) f "Hennepin County approval is needed for demolition of sidewalks and removal of utility I poles along Bass Lake Road." Response: The owner and design team will work with Hennepin County to get the necessary approvals for the sidewalk and utility pole removals. Lr, Grnmr;nI "The removal of utility poles will be coordinated with local utilities." Response: Understood "Maintenance plan is needed for underground infiltration tank," Response: The owner will work with city staff on a maintenance agreement for the underground infiltration system as part of the overall development agreement. "The establishment of an easement in favor of Alatus may be required for the extension of the private storm water system outlet to the pond on the golf course." Response: The owner will work with city staff to establish an easement for the extension of the private storm water system to outlet into the stormwater pond on the golf course as required. UTILITY (PLAN C200) "It should be verified if the water main along the south lot line and overhead utilities along the east lot line are in an easement." Response: I The owner and design team will work with city staff to verify if the water lines and overhead utilities will be in an easement. I "Hydrant numbers and locations shall be reviewed by the Fire Inspector." Response: The owner and the design team understands the hydrant numbers and locations will be reviewed by the Fire inspector. "Fire Department Connection was not shown and is preferred by West Metro Fire to be in the front of the building." Response: The Fire Department connection has be located near the front entry of the building off LA200 Yukon and is noted on Sheets LA200 and A 101.0. A101.0 901 Noc th 1`uld SiILL.cJ, ,L3L1i 0 )45 1 FJI;r u; r!esii :, FAN 5;=' -A I T: Fi]?.455.33,00 i F:612.455.31W-) j Slww.r;sf'act� •n �rka..'e.�,r� i URBANWORK3 A. G 4' I I 7 E G T U R E _u J "Xcel Energy has proposed a transformer on the southwest comer of the lot, which i should be considered on the site plan." ! Response: A place holder for a transformer has been shown near the southwest corner of the site. LA200 The owner and the design team will work with city staff and Xcel Energy to coordinate the All 01.0 final location of the transformer. L001, L101 "The city desires to install a new gravity sewer main along the eastern edge of the subject property. This improvement will also require the installation of a new lift station on the golf course property near the proposed trash enclosure. These improvements need to be coordinated with the proposed project." Response: ! The owner and the design team will work with city staff to incorporate the gravity main and lift station along the eastern edge of the site. Refer to Civil Engineering Sheets C200 and C500 for the initial coordination efforts. "The proposed sewer main on the eastern edge of the site would potentially change the location of the private service connection for the apartments." Response: The owner and the design team will work with city staff to coordinate the sewer seivices. Refer to Civil Engineering Sheets C200 and C500 for the initial coordination efforts. Comments PAVING AND GEOMETRIC (PLAN C300) i I _ ; "Lot Area/Width" "o Both lot area and width exceed standards for a high density base lot." Response: The owner and the design team will work with city staff through the PUD process which allows accommodation of the larger lot area and width. "Density" "o PUD flexibility would allow the proposed density of 52 units per acre that the R-4 zoning district limit to 23.7 units per acre would not permit." Response: Understood "Setbacks" "o The decks extend into the required setbacks on the east and south sides of the building and would be allowed with PUD flexibility." Response: Understood "Parking/Parking Design/Access" "o The Planning Commission and City Council will need to evaluate the information provided by the applicant to determine if the proposed level of parking at 266 parking stalls, or 1.45 stalls per unit dwelling, is adequate for this facility." C200 C500 C200 C500 _X?1 PdbiW Thrtl Sireei, SOW 145 1 VIN X55401 1 T: 612.455.31(X) F: 612.45b.3199 I www.urt-)aii-works.com URBANWORKS A R C ]4 + T C C T k.1 R E z: Response: The owner and the design team will continue to work with city staff on the number of parking stalls in the project. "o The applicant must provide a sign plan that posts the drive lane for one-way circulation." Response: Signs stating 'ONE WAY' and `ONE WAY DO NOT ENTER' have been added to the entry and exit points of the entry drive off Yukon Avenue. Refer to LA200 for sign locations. "o One of the parking stalls should be designated for disability parking." Response: One of the four parking stalls at the entry drive area has been designated as an ADA parking stall. Refer to LA200 and A 101.0 for ADA stall location. "o Site plan should provide area for delivery trucks, mail services, and moving trucks." Response: The entry drive Yukon has been modified to have a drop off lane that will accommodate delivery trucks, mail service and moving trucks. Refer to Sheets LA200 and A101.0 for drop off lane location. "o Relocation of the access point will require review and approval of Hennepin County." Response: The owner and design team will work with city staff to finalize the access point location along Bass Lake road and submit the required information to Hennepin County for their review. Refer to L4200 for access point location. "o Relocation of the curb cut will require an access easement in favor of the City to allow shared access." Response: The owner and design team will work with city staff on an access easement for shared site access.. "o Curb width must be reviewed and approved by the City Engineer." Response: The owner and the design team will work with city staff to coordinate curb widths around the site. LA200 E LA200 All 01.0 LA200 A101.0 1 LA200 "o Eastern drive aisle does not meet required width for two-way traffic and must be signed "no parking." i Response: I The fire access road along the eastern side of the site is for emergency vehicle access LA200 only and will be signed accordingly from both sides. No Parking signs are shown on Sheet LA200 along the access road. "o Snow removal plan must be approved through the PUD to accommodate shorter stall length of the 90 degree parking stalls," j Response: ! Refer to Sheet LA200 for the total area of asphalt and concrete surfaces on our site and the', Snow Removal total area of snow storage provided on site. 17% of the asphalt and concrete areas can bei Narrative used for snow storage on site. This exceeds the 10% required by the city zoning LA200 ordinance to allow the use of 1W-0" deep parking stalls. A Snow Removal Plan Narrative is iX)l N uI lli Thiry:! Strr!et, Suitc 145 Minrie,'Poliss. WIJ E6401 N 7 612.4.95.:x;10 l l F- 612.45',5, 3199 www.urUan-,workq.,.,,)m URBANWORKS A R C H T =r _, T 1) R E - also attached which provides details on how snow will be managed on the site. The I design team and the owner will work with city staff to provide any additional information about snow removal and storage required by the city. Refer to LA200 for areas mentioned above. "o The curb cut access to 58th Avenue should be limited to emergency vehicles only." ! "• It was suggested that this be done either by including a gate with a lock from 58th Avenue or at bottom of fire lane where the garage is to make this drive a one-way." Response: i Signs stating 'DO NOT ENTER, AUTHORIZED VEHICLES ONLY'have been added to both; LA200 sides of the fire access road entry off 581' Avenue. Additionally a chain hung between two bollards has been added to the drive access off 581h Avenue as additional deterrent to non-' emergency vehicles. Refer to LA200 for sign locations. "• Turing radius should also increase to allow occasional deliveries." Response: The design team will evaluate the curb radius at the 58u' Avenue fire lane access and determine if of the curbs needs to change to accommodate the city fire engine turning radius. "o It should be determined if the traffic study included golf course traffic in the analysis of the Bass Lake Road curb cut." I Response: The traffic study does include traffic count information for the golf course. Also refer to the attached Golf Course Traffic Consideration Narrative for additional information. "o It should be determined if the uncontrolled intersection onto Bass Lake Road will be sufficient for the projected outbound trips per day." Response: The owner and the design team will work with city staff on the design of the uncontrolled intersection so that it will meet the demand necessary for the project site and the golf course. "Loading" "o The applicant must provide a description of how delivery vehicles and moving trucks will access the site and off load." Response: Refer to attached Delivery and Move Ins Narrative for information on how delivery vehicles and moving trucks will access and off load at the project site. "Trash/Garbage Trucks" o A narrative describing how the trash handling equipment will need to be moved from the trash room through the garage and outdoors for pick up must be provided, Response: Refer to attached Trash Handling Narrative for information on how trash handling equipment will be moved and garage pickup will be managed. Traffic Study Golf Course Traffic Consideration Narrative Delivery and Move Ins Narrative Trash Handling Narrative q01 North Third Street, Switi. 14r I PAjnnk _ )oil. MN Ga4':)l i T. 612.455.:3100 ; F% 612.455.3199 i wWV,.us'bAn-w0(K,$.0O3Ti URBANWORKS A R C H I T r C T U R E_ o The site plan must identify a landing area for trash handling equipment to be I placed for the weekly pickup. i Response: i The Architectural Landscape Plan LA200 shows the location of the exterior trash enclosure I Trash Handling where dumpsters will be moved to and stored for collection. A sketch of the proposed Narrative trash enclosure has been attached to this package. LA200 o The landing area must be accessible to the garbage truck and large enough ford Trash Enclosure all trash and recycling equipment for a given pick up day. i Sketch Response: The owner and design team will work with city staff on the design of the entry off Bass Lake) Road to insure it will accommodate clearance and turning requirements for a garbage truck. Refer to LA200 for the entry drive configuration from Bass Lake Road to the project site and golf course. j "Pedestrian Access" "o Pedestrian curb ramps must be provided at:" "• Intersection of Yukon Avenue and Bass Lake Road." "• Where the sidewalk intersects with driveway curbs." "• Should align with the striped disability access aisle on the west side at the building." Response: Pedestrian curb ramps are shown on Civil Sheet C300 with additional sidewalk ramp i C300 details shown on Sheet C401. LA200 also represents curb ramps at the areas commented, 0401 on above. I LA200 "Usable Open Space" "o The plan provides significant usable open space and is code compliant." Response: Understood "Landscape Plan" "o The landscaping along Yukon Avenue is located in the public right-of-way and should all be contained in the private lot." Response: The owner and the design team understand that some of the landscaping shown along L001 Yukon Avenue is in the public right-of-way and it is subject to removal if access L101 underground utilities is necessary. The owner and the design team will work with city staff ' to address any concerns with landscaping over the property line. Refer to L001and L101 for revised planting layout along Yukon Avenue. "a Shrubs should not obstruct sight lines." I Response: The owner and the design team will work with city staff to review the landscape design and' Bass Lake Rd, reduce site line obstructions to the site. We have also attached a cross section sketch 1 Yukon Ave., along Bass Lake Road, Yukon Avenue and 580, Avenue showing site lines to the building. ; 58"' Ave. Cross Sections 1401 North Triircl :4trr„mak., Suit 14 Mirineatol'S, T. fa 1.2.455.310(:) F.65 2.455.31S39 vvtrvv.r3rlk n-;y:,rk .r�.xi7 URBANWORKIV �, R I I T 9 C T ti S% F "o Trees abutting golf course should be trimmed." Response: The owner will work with city staff on a plan for trimming the trees along the west side of the golf course. "o Plan L100" "• The Arctic Willow shown needs part sun and should be replaced with a different type of tree, or comment should be provided." Response: The Landscape Architect has evaluated the use of the Arctic Willow in the landscape design and determined the use case for this project is acceptable for the shrub. "- The ornamental tree labeled "OD" should be listed on the plant i schedule." I Response: The tree labeling has been updated. Refer to Landscape Arc hiteciure Sheets L001, L001, L100, L100, L101 and L500 for revised labeling. j L101, L500 "o Pian L101" The landscaping along Yukon Avenue is located within a public right- of-way and should be located between the property line and the parking lot curb so as to not compromise utilities." Response: The owner and the design team understand that a portion of the landscaping along Yukon Avenue is in the public right-of-way and it is subject to removal if access underground utilities is necessary. The owner and the design team will work with the city staff to select plants that do not compromise utilities. "• The City Engineer and Public Works Director should comment as to I whether the 7 foot separation provided from the water main from the maple trees is adequate." E Response: The Landscape Architect has evaluated the maple tree root system and feels that a 7'-0" separation from the water main should be sufficient. The owner and the design team will work with the city staff in evaluation of the planting selections and what affect their root systems may have on the utilities. "• Plantings must allow access to fire hydrants and the FDC location." Response: Understood "• The project architect should indicate that the proposed landscaping can withstand snow storage." Response: The Landscape Architect has evaluated the landscape design and feels that the landscape design, plant selections, and locations of specific plants in snow storage areas will be able to withstand snow storage and general snow removal. L�k] idol th i hard SuLf .et, 5dtc 7.45 , Mir §1 i.'.N '511.4 i I T. !.;I �,455.�3a60 F: 612.455 3199 •.Vw %i-urban-work.s.com URBANWORKS A R G F1 1 T E C T U R E- i "Building Plans" "o Underground Parking Lot" "• A number of stalls at the end of the rows do not have space for turnaround; 2 stalls on the northeast comer of the plan should be removed." Response: I I The parking layout in the Sublevel 1 Plan has been modified to remove the parking stalls in j A001.0 questions. Refer to A001.0 for the revised parking layout. i "• The process for trash pickup must be described." Response: Refer to attached Trash Handling Narrative for information on how trash handling i Trash Handling equipment will be moved and garage pickup will be managed. , Narrative i "o First Floor Level " "• It must be described how residents or guests may access the building I via the parking lot on the east side of the building." I I Response: Refer to attached Eastside Residential and Guest Access Narrative for information how on residents and guests will be able to access the building on the east side. Eastside Resident and ' "• The location of the FDC must be identified, readily accessible, and Guest Access coordinated with the landscape plan." Response: Narrative Refer to LA200 for fire department location adjacent to the front entry. LA200 "• It must be described how moving trucks and moving furniture will be { accommodated." E ' Response: Refer to attached Delivery and Move Ins Narrative for information on how moving trucks i Delivery and and moving furniture will be accommodated in the project Move Ins "' • It should be clear where man door locations are." Narrative Response: ' Refer to Sheet A001.0 and A101.0 for labeled man door locations. The locations include A001.0 the main building entry, egress form the southeast stair tower onto the green roof and All 01.0 I dowry the stair to grade, and egress from the northeast stair tower through an exit s passageway in Sublevel 1 to the east side of the building. "o Roof Plan" "• The applicant should describe the height of the rooftop equipment and whether the building parapet walls will screen it." I Response: i Refer to attached cross section sketches along Bass Lake Road, Yukon Avenue and 58"' Avenue showing that the parapets are high enough to screed rooftop Bass Lake Rd, Yukon equipment. I Ave., "o Building Elevations" j 58th Ave. "• These meet New Hope Design Guidelines." I Cross Sections Response: I Understood 5a()1 VVJuri}i "rilird in. i. `quit% 145 i Mflirieefnoi=, MN 55401 1 T 61 ,455.31CX) I F. 612.455.3199 1 t URBANWORKS A R C H T E C T U R E:_, "• The applicant must indicate if the building parapets screen the rooftop; equipment including the elevator penthouse and the raised condensing unit." j Response: j Refer to attached cross section sketches along Bass Lake Road, Yukon Avenue and 58b' Avenue showing that the parapets screen the condensing units and larger mechanical equipment "• Staff recommends allowing the materials as proposed, though they iare not specifically consistent with New Hope Design Guidelines." Response: Understood i "Signs" "o The sign location must be coordinated with Utility Plan C200 which shows the water service connections and a storm sewer manhole in the area of the proposed sign." Response: ! i The owner and the design team will work with city staff to modify the location of the monument sign at the southwest corner of the site as necessary to accommodate the uirlities that will run through the area. I I "o It should be determined if the sign alignment and proximity to the drive aisle of the sign neat the southeast driveway access near Bass Lake Road will reduce l i traffic visibility at this location." i Response: The sign near the Bass Lake Road site access pint has been removed. Refer to LA200 for the removal of this sign. "o The western sign height must be reduced to 8 feet. Response: The western monument sign has been reduced to 8'-0". Refer to Sheet A900 for additional information. "o If exterior lighting is proposed, it must be identified and added to the lighting plan." Response: The exterior building lighting at the main entry, Level 1 patios, and other locations around the building have been identified on the photometric plan. Refer to Sheet E001.1 for photometric information. "o A comprehensive sign plan should be provided to indicate six inch address sign(s), specifically on Bass Lake Road, directional and no parking signs." € Response: The owner and design team will work with city staff to provide zoning compliant building address signage, directional signage and parking signage. Signage location infomnation has been added to the document package per the comment above. 6" tall address signs locations on the canopy of the main entry and on the fagade ' of the building facing Bass Lake Road at the Southwest corner and have been indicated on Sheets LA200 and A301 Sheets. Bass Lake Rd, Yukon Ave., 58t Ave. Cross Sections LA200 A900 E001.1 LA200 A301 901 North 1I*0 ;�S.src f., SkAL4 I45) Mintsraapuli4. 1,11%� �540i, 7 F: J wt�du4.urk��n-wczfik,.CC�r�i VRBANWORKS A R C H i T E C T U R E.., On Yukon Avenue a 'ONE WAY" traffic sign has been added to the south of the entry drive I j and a "ONE WAY NOT ENTER' sign has been added to the exit point of the main entry drive. Refer to Sheet LA200 for these sign locations. On 5e Avenue two signs stating DO NOT ENTER AUTHORIZED VEHICLES ONLY' have been added to both sides of the fire access drive. Refer to Sheet LA200 for these sign i locations. "Lighting " "o The building entrances should provide 5.0 candles." "o Public sidewalks must meet .5 foot candles." "o The applicant must show proposed lighting at these exterior doorways and provide some lighting of the patio and sidewalks for security." "o Every fourth or fifth shepherd hook light along Bass Lake Road will most likely ' be replaced with overhead street lights, which are required by the city." Response: The owner and the design team will work with city staff to provide the required foot candle E001,1 lighting levels throughout the entire project site. The Photometric Plan on Sheet E001.1 has been updated to show 5.0 foot candles at building entrances and lighting at the Level i Patios. The Photometric Plan has not been updated to show .5 foot candles at the public sidewalk locations, along Bass Lake Road, along Yukon Avenue or along 5811' Avenue at this time. i The owner and the design team will work with city staff to coordinate city standard street lights and sidewalk lights to provide the required .5 foot candles as we continue coordination of burying utilities around the site. ' "Stormwater" "o Storm water ponds should be cleaned." "o The applicant should coordinate with the city, aesthetic enhancements of the western edge of the 9th Hale storm water pond." Response: The owner will work with city staff to develop a plan to clean and enhance the aesthetics of the storm water pond to the east of the project site. I "Fire Department" 1 "o Lock boxes should be placed on the front and back of the building." Response: The owner and the design team will work with the West Metro Fire to coordinate the final A001.0 location of lock boxes. Currently lock box location have been shown at the main entry, All 01.0 outside the egress door from the southeast stair and outside the egress door from the northeast stair. Refer to Sheet A001.0 and A101.0 for lock box plan locations. "o Directional signs should be placed in the building indicating exits." Response: Code compliant exit signage in the building will be provided as part of the final construction documents. ='Cil. North I'hirij SIrVEI, SLAt[_ 14", 1 Minneapolis, MN 5y340 I Y 612.455.31t)il F: %,,ww.uilair•-., :i 4S..tzrii URBANWORKS A R C I1 1 T[ g T !.J R C u "o Address signs should be placed on the building. Minimum of six inches in ` height and of a contrasting color." Response: 6" tall address signs locations on the canopy of the main entry and on the fagade of the LA200 building facing Bass Lake Road at the Southwest corner and have been indicated on A301 Sheets LA200 and A301 Sheets. 901 North '1'NId 141.* Pf�rlrlh, {�tlis, MN7,5401 1 T, is 12-455,,iI( i) F: 612.455_''.199 I wwwaire;in-works.com ALA€US CLC Memorandum To: City of New Hope Planning Commission From: Dan L. Werry, Project Director Date: February 17, 2016 Re: Alatus — 8400 Bass Lake Road Proposed Development — Parking Narrative Planning Commission Comment: Please describe Building Parking Accommodations and Plans as it relates to the Tenant Profile Development Team Response: Tenant Profile Based on market study search findings we expect the development will attract a mix of single Millennials, young couples, single parents and older adults, including empty nesters. Lastly, given the large number of older adults and active seniors in the community our apartment will become a popular destination for this market segment as well. Active seniors prefer an upscale market rate apartment community vs. their current single family home or even a designated "senior" housing community. Parking Profile based on Tenant Population Considering the above profile, we estimate our tenants may have an interest in parking availability of approximately 1.26 stalls per unit or total 225 stalls. 8400 Bass Lake Road is currently designed for 258 stalls with a breakdown as follows; Enclosed 235 stalls, Surface East Lot 19 stalls, and Surface Lot Entry 4 stalls. In total, the development will offer a ratio of 1.41 parking stalls per unit on site. Several factors derive the interest in 1.26 stalls per unit including; empty nesters and active seniors generally have a need for fewer cars per household. Active seniors renting a 2 or 3 bedroom generally do so to keep a spare bedroom(s), and need only one stall. Millennials and younger couples favor fewer cars per household for environmental and economic reasons, thus choosing mass transit and carpooling where available. 8400 Bass Lake Road features two bus stops one on the corner of our property at Yukon and Bass Lake Road and the second directly across from that intersection as well. Lastly, by definition single parent households have an interest one stall. U.S. Bancorp Center 800 iNicallet Mall Suite 2950 Minne-�polis, MN 55402 Phone 612.455.0700 Fax 612.455.0740 wv"mila usllc.com 8400 Bass Lake Road Parking Analysis Based on market research (see parking comparables footnote) apartment communities generally rent out at one stall per unit and many communities offer a second stall for a monthly fee which often lessens that interest. Our proposed unit mix features 18 efficiencies, 97 one bedrooms, 60 two bedrooms, and 8 three bedroom units. We expect our highest rate of occupancy to concentrate in our two and three bedroom floor plans at 95% and efficiencies and one bedrooms at 93%. Further, we expect the interest in assigned parking for our two and three bedrooms to equal 1.65 stalls per unit and efficiencies and one bedroom units to equal 1.15 stalls per unit. Factoring in occupancy rates and interest levels per unit mix we feel there may be an interest in assigned parking of up to 102 stalls for our two and three bedroom units and an interest level of up to 123 stalls for our efF/one bedroom units for a total potential interest level of approximately 225 stalls. Parking Summary Table Unit Mix Count Stall Interest/Unit j Occupancy Rate Stall Interest _ Efficiency 18 1.15 T_93% 19.25 One Bedroom 97 1.15 93% 103.74 Two Bedroom 60 _�_ 1.65 95% 94.05 Three Bedroom 8 1.65 95% _ 7.65 Totals _ 183 _ - 225 U.S. Bancorp Center 800 Nicollet Mail Suite 2850 Minneapolis, MIS! 55102 Phone 612.455.0700 Fax 612.455.0740 www.alatuslic.com 8400 Bass Lake Rd - Parking Comps Jefferson at Plymouth Arcata Flats at West End Stoneleigh at the Reserve Siena Covington" Burlington Apts Fountain Place *rent includes 1 stall per unit Maple Grove A 2002 St Louis Park A 2015 St Louis Park A 2013 Plymouth B 2003 St Louis Park A 2015 Bloomington A 2014 St Paul B 1988 Eden Prairie B 1988 •• Covington was substituded for Market Place & Main Comp Average: 95% 67% 117% 95% 60% 87% 83% 78% 86% 53.% 58% 89% 76% 43% 73% 56% 56% 63% Proposed -.9400 Bass Lake Apts 8400 Bass Lake Rd Apts New Hope A TBD 128% 91% "rent includes 1 stall per unit AL 1�1FU Memorandum To: City of New Hope Planning Commission From: Dan L. Werry, Project Director Date: February 17, 2016 Re: Alatus — 8400 Bass Lake Road Proposed Development — Delivery and Move -in Logistics Planning Commission Comment: Site plan should provide area for delivery trucks, mail services, and moving trucks. Development Team Response: Moving trucks will enter the property from resident/guest access point along Bass Lake Road. Trucks will stage along the heavy vehicle access road along the North Eastern property line as needed. Movers will enter the property through the pedestrian access point along the east side of the building, and will utilize the elevator bank located at the northeast corner in the parking garage. Property management will coordinate all move -ins to maintain an orderly schedule and keep residents informed. Delivery Trucks and Mail services will utilize the front entrance port-cochere area located on Yukon Avenue north to deliver packages. U.S. Bancorp Center 800 Nicollet Malt Suite 2850 Minneapolis, MN 55402 Phone 612.455.0700 Fax 612.455.0740 wdJwalatuslIc.com Memorandum To: City of New Hope Planning Commission From: Dan L. Werry, Project Director Date: February 17, 2016 Re: Alatus — 8400 Bass Lake Road Proposed Development — Eastside Resident and Guest Access Planning Commission Comment It must be described how residents or guests may access the building via the parking lot on the east side of the building. Development Team Response: Guests parking in the east surface parking lot may access the building through the pedestrian door located along the eastside of the building along the walkway parallel to the heavy vehicle access road. This entrance will be secured — residents may buzz guests in remotely, or guests may dial from a call box which will allow property management to remotely open the door to allow entrance. U.S. Bancorp Center 800 Nicollet Mall Suite 2850 Minneapolis, MN 55402 Phone 612.455.0700 Fax 612.455.0740 www.alatusllc,com ALA:FUS- 11C Memorandum To: City of New Hope Planning Commission From: Dan L. Werry, Project Director Date: February 17, 2016 Re: Alatus — 8400 Bass Lake Road Proposed Development — Golf Course Traffic Considerations Planning Commission Comment Ownership to comment on potential combined entrance / exit usage Development Team Response: Per the traffic study analysis completed by SRF Consulting Group dated 1/29/16, minimal anticipated impact will be caused by the proposed development. However, the following recommended ingress/egress adjustments have been incorporated into our proposed design to minimize potential conflicts with the golf course access: Shifting the existing golf course access approximately 50 feet west to align with the proposed development driveway. Reconfiguring the existing golf course parking lot to accommodate displaced parking should be considered. The relocated access should be constructed a minimum of 30 feet wide to accommodate side-by- side outbound right- and left -turning vehicles in addition to an inbound vehicle. Additionally, per the traffic study results from Intersection Capacity Analysis, in -season trips generated by the golf course during the weekday peak hours have been noted to be relatively small with AM and PM potential delays of 5 and 8 seconds respectively. U.S. Bancorp Center 800 Nicollet Mall Suite 2850 Minneapolis, MN 55402 Phone 612.455.0700 Fax 612.455.0740 WNYW alatu31Ic,com Memorandum To: City of New Hope Planning Commission From: Dan L. Werry, Project Director Date: February 17, 2016 Re: Alatus — 8400 Bass Lake Road Proposed Development — Snow Removal Plan Planning Commission Comment Snow removal plan must be approved through the PUD to accommodate shorter stall length of the 90 - degree parking stalls. Development Team Response: Referring to Architectural Landscape Plan page LA200 — designated snow storage areas are highlighted in light grey, representing 17% of the paved surface area which is sufficient per standard development code. Operationally, management team will maintain snow removal equipment on site in order to deposit snow in these designated areas, following the removal from pedestrian sidewalks whether it be county, city or apartment, on-site parking, as well as, apartment drive -up, driveways and access roads. In the event of unprecedented substantial snowfalls, if needed, property management will coordinate for the removal of snow to an off-site location or will coordinate with the Golf Course management to utilize some snow storage space with their lot. U,S. Bancorp Center SCC Nfcollet Mall Suite 2850 Minneapolis, MN 55402 Phone 612.455.0700 Fax 612.455.4740 wwrw.alatusilc,com ALA-FUS- tC' Memorandum To: City of New Hope Planning Commission From: Dan L. Werry, Project Director Date: February 17, 2016 Re: Alatus — 8400 Bass Lake Road Proposed Development — Storm Water Pond Cleaning and Aesthetics Planning Commission Comment: Storm water ponds should be cleaned, and the applicant should coordinate with the city regarding the aesthetic enhancements of the western edge of the 91' hold storm water pond. Development Team Response: Ownership will cooperate with city staff and golf course management to help facilitate cleaning and enhancement of the pond. U.S. Bancorp Center 800 Nicallet Mall Suite 2850 Minneapolis, MN 55402 Phone 672.455.0700 Fax 612.455.0740 www aiatusilc.cor- CAL AT S_C Memorandum To: City of New Hope Planning Commission From: Dan L. Werry, Project Director Date: February 17, 2016 Re: Alatus — 8400 Bass Lake Road Proposed Development — Trash Handling Planning Commission Comment: A narrative describing how the trash handling equipment will need to be moved from the trash room through the garage and outdoors for pick up must be provided. Development Team Response: Property management team will utilize an approved Utility Vehicle (such as a Gator) to tow trash receptacles out of the parking garage to the designated trash enclosures located near the Bass Lake Road entrance between the property and the golf course into a proposed garbage enclosure structure to be shared between the apartment community and golf course. U.S. Bancorp Center 800 Nicollet Mall Suite 2850 Minneapolis, MN 55402 Phone 612.455.0700 Fax 612.455.0740 www.,alatuslic.com E NGINEERS Ll hNk I ID P L A N N E R S PSIGNERS Memorandum Consulting Group, Inc. SRFNo. 0169123 To: Dan Werry, Project Manager Alatus, LLC From: Jordan Schwatze, PE, Senior Engineer Brent Clark, EIT Date: January 29, 2016 Subject: 8400 Bass Lake Road Apartment Traffic Study introduction SRF Consulting Group, Inc. has completed a traffic study for the proposed apartment building development located in the northeast quadrant of the Bass Lake Road/Yukon Avenue intersection (see Figure 1: Project Location). The main objectives of this study are to review existing operations within the study area, evaluate potential traffic impacts to the adjacent roadway network, review the proposed access locations/site plan, and recommend any necessary improvements to accommodate the proposed development. The following provides the assumptions, analysis, and recommendations offered for consideration. The existing conditions were reviewed to establish a baseline in order to identify any future impacts associated with the proposed development The evaluation of existing conditions includes turning movement counts, field observations, and an intersection capacity analysis. Data Collection Weekday a.m. and p.m. peak period turning movement counts were collected by SRF the week of January 11, 2016 at the following intersections: • Bass Lake Road and Zealand Avenue • Bass Lake Road and Yukon Avenue • Bass Lake Road and Xylon Avenue • Bass Lake Road and Wisconsin Avenue It should be noted that historical average daily traffic (ADT) volumes within the study area were provided by the Minnesota Department of Transportation (MnDOT). ONE CARLSON PARKWAY, SuriE 150 , MINNEAPOLIS, MN 55447 1 763.475.0010 1 www.sRFcoNsuLTrNG.com + + s w - a 1 0, Project Location TOO Its s' Dan Werry, Project Manager January 29, 2016 Alatus, LLC 8400 Bass Lake Road Apartment Traffic Study In addition to turning movement counts, field observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic controls). Bass Lake Road is a four -lane undivided minor arterial roadway with a posted speed limit of 35 miles per hour (mph) within the study area. Other study roadways are relatively low -speed, two-lane local streets. All study intersections are side -street stop controlled. Existing geometrics, traffic controls, and traffic volumes within the study area are shown in Figure 2. Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed to establish a baseline condition to which future traffic operations can be compared. The capacity analysis was completed for the a.m. and p.m. peak hours using Synchro/SitnTraffic software (V8.0). Capacity analysis results identify a Level of Service (LOS), which indicates the quality of traffic flow through an intersection. Intersections are given a ranking from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 1. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS F indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. An overall LOS A though LOS D is generally considered acceptable in the Twin Cities metropolitan area. Table:L Level of Service Criteria for Signalized and Unsignalized intersections LDS Designation Signalized Intersection Average Delay/Vehicle (seconds) Unsignalized Intersection Average Delay/Vehicle (seconds) A 510 510 B > 10-20 > 10-15 C > 20-35 > 15-25 D > 35 - 55 > 25 - 35 E >55-80 >35-50 F >80 >50 For side -street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side -street approach. Traffic operations at an unsignalized intersection with side -street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side -street approaches. It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side -street approaches, but an acceptable overall intersection level of service during peak hour conditions. Page 3 IN I Existing Conditions Consuhing Group, enc. 8400 Bass Lake Road Apartment Traffic Study Figure 2 0169125 New Hope, MN January 2016 Dan Werry, Project Manager Alatus, LLC January 29, 2016 8400 Bass Lake Road Apartment Traffic Study Results of the existing intersection capacity analysis shown in Table 2 indicate that all study intersections currently operate at an acceptable overall LOS A during the a.m. and p.m. peak hours. In addition, no significant side -street delay or queuing issues were observed in the field or traffic simulation at the study intersections. Table 2 Existing Intersection Capacity Analysis. Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay Bass Lake Road and Zealand Avenue (l) A/A 7 sec. A/B 10 sec. Bass Lake Road and Yukon Avenue {i} A/A 7 sec. A/B 11 sec. Bass Lake Road and Xylon Avenue f17 A/A 7 sec. A/A 8 sec. Bass Lake Road and Golf Course Access 11i A/A 5 sec. A/A 8 sec. Bass Lake Road and Wisconsin Avenue() A/A 5 sec. A/A 9 sec. M Indicates an unsignalized intersection, where the overall Los is shown followed by the worst side -street approach LOS. The delay shown represents the worst side -street approach delay. The proposed development is located in the northeast quadrant of the Bass Lake Road/ Yukon Avenue intersection in the City of New Hope. The current development proposal shown in Figure 3 consists of a 183 -unit, market -rate apartment building that is expected to be completed in the year 2018. Access to the development is proposed at the following locations: • Yukon Avenue (West Access) — A driveway loop with access locations approximately 60 feet and 210 feet north of Bass Lake Road. o Provides access to the front entrance/leasing office for visitors and prospective residents. This access is expected to be minimally utilized in comparison to the primary access along Bass Lake Road. Consequently, the West Access has been excluded from further analysis. • Bass Lake Road (East Access) — The existing New Hope Village Golf Course access is expected to be shared with the proposed development and utilized as the primary site access. This access is located approximately 185 feet west of Wisconsin Avenue. o Provides access to underground resident parking and surface visitor parking. o The New Hope Village Golf Course was closed for the winter season during data collection. However, in -season trips generated by the golf course during weekday a.m. and p.m, peak hours have been noted to be relatively small. 58th Avenue (North Access) — Fire lane access approximately 400 feet east of Yukon Avenue. o Provides access to emergency vehicles only. Consequently, the North Access has been excluded from further analysis. Further discussion regarding site access is documented later in this study. Page 5 R ION I Site Plan ConsuEting Group, Inc, 8400 Bass Lake Road Apartment Traffic Study Figure 3 0169125 New Hope, MN January 2016 Dan Werty, Project Manager Alatus, LLC January 29, 2016 8400 Bass Lake Road Apartment Traffic Study To help determine impacts associated with the proposed development, traffic forecasts were developed for year 2019 conditions (Le. one year after completion). The year 2019 conditions take into account area general background growth and traffic generated by the proposed development. The evaluation of year 2019 conditions includes details on general area background growth, the proposed development trip generation, and an intersection capacity analysis. Background Growth A review of historical ADT volumes along Bass Lake Road dating back to the year 2000 indicates a long-term decline in traffic. However, an annual growth rate of one-half percent was applied to existing Bass Lake Road traffic volumes to provide a conservative estimate of future conditions. Trip Generation To account for traffic impacts associated with the proposed development, a trip generation estimate for the a.m. and p.m. peak hours and a daily basis were developed. This estimate, shown in Table 3, was developed using the ITE Tial» Generation Manual, Ninth Edition. Table 3 Trip Generation Estimate Land Use Type (ITE Code)I Size Daily In Out In Out Trips Apartment (220) 1 183 Dwelling Units 1 19 1 75 1 74 1 40 1 1,218 Results of the trip generation estimate indicate the proposed development is expected to generate approximately 94 a.m, peak hour, 114 p.m. peak hour, and 1,218 daily trips. The trips generated were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns and engineering judgment. The resultant year 2019 conditions, including general area background growth and traffic generated by the proposed development, are shown in Figure 5. Year 2019 Intersection Capacity Analysis To determine how the adjacent roadway network will accommodate year 2019 conditions, an intersection capacity analysis was completed using Synchro/SitnTraffic software. Results of the year 2019 intersection capacity analysis shown in Table 4 indicate that all study intersections are expected to continue operating at an acceptable overall LOS A during the a.m. and p.m. peak hours under the existing geometric layout and traffic control. Outbound queues at the East Access during the a.m, and p.m. peak hours are expected to be approximately 40 to 60 feet (.e. two to three vehicles). No other side -street delay or queuing issues were observed in the traffic simulation at the study intersections. Given the minimal anticipated impact caused by the proposed development on study area traffic operations, no roadway improvements are recommended from a traffic operations perspective. Page 7 W Oki I Directional Distribution Figure 4 Consul!(%G„up.Inc. 8400 Bass Lake Road Apartment Traffic Study 0169125 New Hope, MN January 2016 P4 M Year 2019 Conditions Figure 5 Conwlling Group, Inc, 8400 Bass Lake Road Apartment Traffic Study 0169125 New Hope, MN January 2016 Dan Werry, Project Manager Alatus, LLC Table 4 Year 2019 Intersection Capacity Analysis January 29, 2016 8400 Bass Lake Road Apartment Traffic Study Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay Bass Lake Road and Zealand Avenue (i) A/A 8 sec. Al 11 sec. Bass Lake Road and Yukon Avenue (i) 1 Bass Lake Road and Xylon Avenue (1) A/A 7 sec. A/A 9 sec. Bass Lake Road and East/Golf Course Access (1) 11 Bass Lake Road and Wisconsin Avenue (i) A/A 6 sec. A/S 11 sec. (1) Indicates an unsignalized intersection, where the overall LOS is shown followed by the worst side -street approach Los. The delay shown represents the worst side -street approach delay. As indicated on the directional distribution shown previously in Figure 4, a majority of trips generated by the proposed development are expected to utilize Bass Lake Road to arterial roadways further east and west. However, a small percentage of trips generated by the proposed development would be expected to utilize adjacent local streets to/from the site. Consequently, the following traffic volume increases on adjacent local streets are anticipated as a result of the proposed development: • Zealand Avenue south of Bass Lake Road: Approximately 30 to 60 daily vehicles • Yukon Avenue north of 58th Avenue: Approximately 15 to 30 daily vehicles • Xylon Avenue south of Bass Labe Road: Approximately 30 to 60 daily vehicles The anticipated volume increases are well within the daily capacity of two-lane undivided roadways and are not anticipated to produce any operational issues. Site Plan/Access Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to site access and circulation. As noted previously, the existing New Hope Village Golf Course access is expected to serve as the primary access for the proposed development. However, the proposed development driveway access to the golf course parking lot leaves three parking spaces isolated from the remainder of the parking lot. Furthermore, maneuvering to/from the three isolated parking spaces could create potential conflicts with vehicles entering/ exiting the parking lot at Bass Lake Road. To minimize potential conflicts, shifting the existing access approximately 50 feet west to align with the proposed development driveway and reconfiguring the existing parking lot to accommodate displaced parking should be considered. The relocated access should be constructed a minimum of 30 feet wide to accommodate side-by-side outbound right- and left -turning vehicles in addition to an inbound vehicle. An illustration of this access and parking lot modification is shown in Figure 6. Page 10 am 4 g Site Plan Improvements for Consideration Figure 6 Consulting Group, Inc. 8400 Bass Lake Road Apartment Traffic Study 0169125 New Hope, MN January 2016 Dan Werry, Project Manager Alatus, LLC Summary and Conclusions January 29, 2016 8400 Bass Lake Road Apartment Traffic Study The following study summary and conclusions are offered for consideration: 1) Results of the existing intersection capacity analysis indicate that all study intersections currently operate at an acceptable overall LOS A during the a.m. and p.m. peak hours. In addition, no significant side -street delay or queuing issues were observed in the field or traffic simulation at the study intersections. 2) The current development proposal consists of a 183 -unit, market -rate apartment building that is expected to be completed in the year 2018. An access along Bass Lake Road (East Access, shared with the existing New Hope Village Golf Course) is expected to be the primary site access. 3) The proposed development is expected to generate approximately 94 a.m, peak hour, 114 p.m. peak hour, and 1,218 daily trips. 4) Results of the year 2019 intersection capacity analysis indicate that all study intersections are expected to continue operating at an acceptable overall LOS A during the a.m, and p.m. peak hours under the existing geometric layout and traffic control. Outbound queues at the East Access during the a.m. and p.m. peak hours are expected to be approximately 40 to 60 feet (i.e. two to three vehicles). No other side -street delay or queuing issues were observed in the traffic simulation at the study intersections. a. Given the minimal anticipated impact caused by the proposed development on study area traffic operations, no roadway improvements are recommended from a traffic operations perspective. 5) The anticipated volume increases on adjacent local streets are well within the daily capacity of two-lane undivided roadways and are not anticipated to produce any operational issues. 6) To minimize potential conflicts, shifting the existing golf course access approximately 50 feet west to align with the proposed development driveway and reconfiguring the existing golf course parking lot to accommodate displaced parking should be considered. The relocated access should be constructed a minimum of 30 feet wide to accommodate side-by-side outbound right- and left -turning vehicles in addition to an inbound vehicle. H.•\Pmjc&\09000\ 9125\ TS\ Rovd\9125_AWAAkeAp�ir ML 160129. d" Page 12 AOVE WM 511.16 (EYDTHBW,. PRO 3""" aMNEC14TOSM HIPAHOLE PRCAMEED STORM SEWER MUMRES % % 4 % % % L % j7— PROPbSED f APARtMENT', BLJIL61NG J%��tNTAK;) cum wnp. e4pl, 1 Ad'ILINO Snotv. S, Dc x M, LLRELOCATE HYORArfr(ffY0niERS) aaqc L-m-mms- Uri d*oav— k dft IT,71TIO5 r"t CN/ n'i A UAVIliff #W 1-04" tKil"IMIG MAR V044 hrLLx-lUwk Akio *rrIFF jr ABMDfM EX=NG SANITARY SEWER A 7_1 ABANDON EXIISTING GRINDERSTATION A, .�OLF ODURSE it, CLUBHOUSE -Z 4 12 h V E D SAM IT CFM I NEW HOPE VILLAGE GOLF COURSE P, ?Lftrr Er-yrikci =Arer"FLt ',_Alif�UKWLr _n hMkOChE_, -ATMN. TOP S��l UEVAT", AL �z 0 25 so 5 C40M 4J P, ?Lftrr Er-yrikci =Arer"FLt ',_Alif�UKWLr _n hMkOChE_, -ATMN. TOP S��l UEVAT", AL �z 0 25 so 5 C40M M / / N / / r J A+ J / Alllo� Ltcd / / ;+JET 10 / N� tC�s+Jv / V Tr / 1 11 - / \ LOT / Sfiaratec 396 rm) an niS a A79•uvo (P) 11LnL IVj DRAINAGE & UT3LITY EASEmaspil SHOWN THUS: (NOT TO SCALP s BEM IO PEEP IN mDTH AND AOJOIMNG STREETS, UNLESS OTHEFUNISE INIXCATED HEMKEN ADDITION KNOW ALL PERSONS HYTHESE PRESENTS: That Alatus, LLC, a Klnnasma limited liability corporation, owner of the folewing descrlbed property: L.N. 11- 3, 4, and 5, Vock 1, GERVAIS AND HUNTER REPLAT, according to the recorded pmt thereof, Hennepin County, Minnesota. Hes caused the same to be surveyed and platted as HEMKEN ADDITION and does haraby dedicate to the public for publlc use the public way and tho drainage add utility easements as as chaated by this plat. In wltnas8 wheor lis Alatus, LLC, a Minnesota limited liablllty corporstlon, has caused thaso presents to be signed by Its proper Officer this day of ALA.TUS, LLC Robert C. Wx, Prindpal STATE= OF MINNESOTA COUNrif OF Thls Instrument was acknowledged batons ma on , by Robert C. Wx, Principal of Alatus, LLC, a Minnesota Ilmltad llablilty corponitlI on behalf of the corporation, (Notary Signatu (Notary P,,r d Name) NOTARY PUBLIC, MY COMMISSION EXPIRES I, Daniel J. Reber, do hereby certify that this plat was prepared by me, or under my direct supervision; that I am is duly Llcsmmd Land Surveyor In the State or M{Mesota; that this plat Is a correct representation of the boundary sul that all mathematiol data and labile are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set wlthln one year; that all water boundaries and wet lands, as defined in Minnal Statutes, Section 505.01, Sued. 3, as or the data of this certificate are shown anti labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of . 20 , Daniel J. Rode Licensed Land Surveyor 8 Minnesota License Number 43133 E P. a STATE OF MINNESOTA RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota oouNrr of I hereby certify thele taxes payable In 20 _ and prior years have been paid for land described on the This Instrument was acknowedged before me on by plat, dated this day of_ 20 Daniel J. Rebar. i� F- F� (Notary Slgnates) Notary Printed Name) NOTARY PUBLIC, MY COMMISSION EXPIRES NEIN HOPE CITY COUNCIL This plat of HEMKEN ADDITION was approved and accepted by the City Councll of Naw Hope, Minn seta, at a regular meeting thereof held this_ day of Xl, and said plat Is In compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. City Councll, City of Net. Hope, Minn Mayor Claris SURVEY DIVISION, Hennepin County, Minnesota Pursuant W Mk. STAT. Sec. 303B.565 (1969), this Plat has been aporoyed this _. _ day of —20— CI-WS F. MAVIS, HENNEPIN COUNTY SURVEYOR By: DENOTES 1 3 INCH NY 14INO1 O IRON MON MENT SET WITH PLASTIC N 0 90 BO PLUG INSCRIBED wil 43133 • IRON MONUMENT FOUND 1 HaraOnlal Scale In Feet MARK V. CHAPIN, COUNTY AUDITOR By: Deputy COUNTY kSCORDER, COUNTY OF HENNEPIN, STATE OF MINNESOTA 1 hereby certify that *[thin plat of HEMKEN ADDITION was recorded In this Office this z .. , Zoi at_ Vdock_ M. MARTIN MCCORMICK, COUNTY REORDER By: . Deputy SEC. 6, TWP. 110, RNG. 21 (em M sutal E Bass Lake Road Apartments _ February 19, 2016 City of New Hope Building Plan Review SHEET INDEX GOBI TLTLE 9EEC coot IRRLDING SYSTEMS I-• ++ SURVEY SURVEY CLOO RENO, GRADILIG, DRAINAGE, EROSION ODWRM 6300 U10IN NAN CMM GCOMETRICAND PAVING PINE 600 CML DECALS ► . —1 CML DECAILS OWSTORM WATER POLILCLON PREVOMON PLAN LA10O AR041ECTIMAL AREA ME PLAN LOW AROUTECr RAL LANOScAM PLAN LWI OVERALL LANDSCAPE L100 OOLIRNARD LANOSI'APE u01 PBLIEIBIIANDBOVPE LSM LANDSCAPE NOTE a DETAILS . . AW1.0 SUBLEVEL 1.OVERALL RAN J. 1. A10L0 LEVEL 1 PIAN - OVERALL A102.0 LEVEL 2 PLAN - OVERALL • • A1110LEVEL 3 PLAN - OVERALL r • • AIN.0 LEVEL 4 PLAN - OVERALL • ASI ENLARrED UNIT PLANS • JA152 ENLARGED LNU RAILS • AM EN ARM LRU RAILS • JAIS4 ENLARGED LWr PLANS IFIPI • AIM ENIARr.�O A • ALSIi ENIARL;ED LR6fIRIf NRAN5ILS ®�. . A2W.0 ROM PAW -OVERALL • • AML M W DING- ELEIIAT101S • AM BUILDING CLELATIOIS r • • ABM BUI DEW ELEVATIONS AWL BUROU3DM SECTMNS A4@ BIIILDDiIE mrr•rr,1e ABOL MdSCEUANBOUSDEML5 ®. EW1.1 SITE RiQLOMETRIC PLAN VICINITY MAP NEW HOPE, MN AREA SUMMARY BIIeOYGtaEL Mme, ale�AVEL I AlaiIRAN Ea99asF lata 1IIIfARNF LaIRaSF teraaMlEaRAuI pIDeEF 1PY68R1El RAV 61]1a� LLaIa.MFARAuI alna>o- tawNotmAl �D aF PARKING STALLS PARpNJ afALLTYPE EMCAfYFlt weFAOE EJIiMEATBIIR! 1DTN. Mt H tSM a 0 MCAmPYfty1•gehl 0 0 RYaN WI•gshRl o R � �a•d P•NaRaa r� v o Oactab ✓� 1a 4 >® CONTACTS Bass Lake Road GENERAL NOTES Apartments BLOB Bess Lain Reed ooXafev EFa•awrrp 2.ENONEEh New Hopp, MN eclerrvieaciGie aautaert t1@Joe aeEAIM w W L R-'1L,M of CLN1aaCT [ga.erlsiacwaJov�tualls�su!THnFx ar.�Ir�eanxaenart�tHE IMIE CGWMTI: qpF INAai Vf/r: Ec,pEOPtlewoaRsnoR[;oYYEtcElortaFxaRc oearevxuEsawu eE Rrnomm ro maaau onnRr:cTon Aon nAla FlMtION XANE UNIT COUNT Taal owes Lasa �� Ia•f1YFE TOTAL t+mown 1 t eeaown ee: a w >a W A9ewmn Z S IF a Shan 5 rofALIMf[SIUMT Ra w n u tae IIPVFIOPERIQ EN ARCHnEc 2.ENONEEh ' Auplle LLC IMIE CGWMTI: qpF INAai Vf/r: Fu1E: uasaagaw ARp•nV;R"-uO XANE RieMENFIN§TB maf Rei: Rp�RG LLLR CaNpCf: COXRCf WWEIEIE [bNfMf: SMTP eEddJnil Wai�Cf. laaw FYtt„ Gaa IAENFY C1WNCf VWEit]i MNG Yi,m ASS: tm YGLUEf ullt,pRE>:Jay MriE>$: N]RaI;811E1 AGRF1@ WI H81a. ef, iLl11E IM ApGnEe6 YMen[aIEYN II[YAEVAW LMR6W1�YNaaB /t 6L/Ea aNNFAFGIIB, F•1EEet YNEAlLE, Wab-Rf PHdENa.: 91ERi40]IR eHpiEMo.. PHGh HM N.: e15M4,dIW AILYCVR: 1M,BYei/a FAa M.: FAY W: RVI1n xFRE FAS PA: •laRasatai FTaI Ih, 1p1aNA4a1 ERAYL ROlE�u4� ®lAlf C SIMa: 6NaI HE1a= EMaL 8BEOPPA NY11P9YF1WHl® WIA 6 L g TfEs� [eY:FAeI.awINNTJ1YaiCOM 16Nxr•.exaarnlrrsrr 5 MEP ENdNEEM -OEINGN BUILD NTMORDESIGNER NaYE: Gaaw Xuat=ae�}�T� KYAE 9®.f FNC1F98 NtlF: OGMPMY/npAYWE1KAE wW5 @plpyP OOFTaT JE1wERYTNwwct, A51{R.A GTIIlOCf: JMTMA P E. lallRaGT: COMKT NNEIFIiE cWfKT: .3/frBlWn [MMlCf NVEIHIE AWRFffi VaI PILO ANE N. AInF1Re: 5®bROOQ.YVBWlPAVa) AUOIiBB: AWRHel1N:1 Aap4Ew& aalVaahef. RA•UEYVl1B,LNEEla1 Ya.rRPpa,NR aaRa3 AWP!$6 t1N:P MNN6WL6, YJ;i1p1 PHpENR: e1a8FiE PHGNENR.: 1tleN.aRla PHRlE Na,: PHGN:N0. HEIE PHOeEYn: Y9.KAa1al FAR Na: e12>ffi.mw AN(NR,: Tod/aaM LAY Ph: KN I4 HERE FNMA', YaAefialw E-YVL .vewryRYMIHAGNAAJF4BElt[aY E#WL JIMFypYmAGpY EaFN' EJNI XERe. E+Aa' 0.9•TTVi[iai1101PMi.WaF SYMBOLS xa LRaO11YAaE FECpGIlhNp�R -.:� IquWRYF�VA,IGYYMWI fWGYawI? R�,p,, yy;-: eIR. UJ e�eHN.aRa•.a1 { Yea•1•a NN•t.aRs•Y r pR� BE4GNMMHEdTIGNIAVe:Nn Icea<Raael aSRY] HEIGHT-Y{TL Ra1BIGIJ'NVae:R \EILVFturJ wlylon NtaL HFg1TPa .. 8hw[Yma•wLmwaNn M[FYN1 �RM ewe NORA1 Y1pRgl LWif1n a'4iA•v alb RAl1lRNWi TA6 Rif. �TaJYNaEA AIAAw ��� bmaa OOOHMNatBI Rao �� o•omwlnYn Rl]IMiTNXpTIW LAG w•mwl:Na�al haver Melvlai -� GELARwR�i �� j��.aaalc3Msw �" 4NiOFE �' bJm It:AR31 TAp ONLhaafuYn / 6'belwsvoYla�:a MIIf1MMF: D.)P Rir F1a,�laY-VAtELCLLREN.DE $► �4UTa11 eLIrTGx URNA10 1;,; RK! -' W,NRRH9aRGei w,BIeiEINR YNFAPGiIs LN Y,•LH •nawslW Faxaa.TAxr qry FII NFna FIOp� BIME�Iy Plan Liwlew o¢.,Is�le IhaabT [•hy D+DY RYL ap•�a W R u �m,R wa AAeAa W A•1Fbq Y1tiv R bw d fb,Yle Mhaami senor sPAFlwlw., [ALE eL1afl11a 11GRE• •1N1 nDnaarm AMIi t—apal7 011 PR0.ECf• w1RBE aRl11G PLW RENEW aalaxl ar sa tl1�BY sB ILPINAN TITLE SHEET G001 .gfpx a as 4 w.w�waa.o� ue I t Jar ~�90I8 8 i Orit1 mr-and v� -� L" j \ I z z E f MADOW LA tRRACE ` t 4-1 8 , I I i 4 I ! 904 'b TN11 �Y- _ � {` / X00 \ �f J � ` dj A3 m• N78a22'gga(y)(p) •_-'.---�-� �}""!moi `� _ -v., U y x �A l 1r V +4C A E 3d.5f -J I K'`.:.M - —. , — 1 ALTA/ACSM LAND TITLE SURVEY COMMITMENT NO. 295362 LEGEND o,0clALhe m G -B E -B OHP CTV-B • BOLLARD ('2� PAR)aNG METElt 3'fr PYLON SIGN ffFWM TRANSFORMER •CELT CULVERT LIGHT POLE ❑E POWER BOX m TELEPHONE BOX F fll� POWER POLE PROPERTY LINE RIGKr-OF-WAY LOT LINE EX. CURB UL GUTTER EK. SANITARY SEWER EX. STORM SEWER EX. WATER MAIN BURIED GAS MAIN BURIED ELECTRIC AERIAL UTILITIES CABLE TELEVISION ITEMS CORRESPONDING TO SCHEDULE B Item 11: Drainage and utility easement: firer the subled Property es Mown on the recorded plot. SHONYI ON SURVEY Igem I2: Aoeeee ehanhe t as shown —the m—ded p:Pt. SefDWN ON SURVEY. ]am 13: Driveway Nsameat as charm on the recorded plot. SHORN ON SURVEY. Item 14: Storm sewer aesemerrt as contained In Document No. 101Md. SHOWN ON SURVEY. N i 0 30 60 Horizontal Scale In Fed a DENOTES IRON MONUMENT FOUND DENOTES 1/2 INCH BY 14 INCH IRON MONUMENT SET WITH PLASTIC PLUG INSCRIBED WITH 43133 ii VICINITY MAP z rSrTENOT TO SCALE �ADNp LAND DESCRIPTION 1 Lots 1, 2, 3, 4, and I. Black 1, GERVAIS AND HUNTER REPLAT, ecoo ding to the recorded plot thereor, Hennepin County, N:nneaota. SURVEY NOTES 1. The property described hereon la the same as the prRPenIt deaalbed In thetme oo Ibmant prepared by Chicag9Title Nawer:ce Camparry, CommlhrharA No. 205362 TND SUPPLEMENTAL, with an &TeclNedata of February 27, WDa at 7:00 A.M. 2. The plat GERVATB AND HUNTER REPIAT era¢ Red In the 1XMe of the County Rsconler, Hennepin County, for mord on August 29M, 1961 and In the Omw N Registrar ofTldas, Hemhapin County, for mourd on August 31st, 1961. 3. The bearing system of this survey Is Lased on Hammon Coady Cowdlne[e System NAD83, 1966 adJust—L 4. The U&Jed Prbpenty hes dred a— be atm Isle Road, Yukon Avenue and sau*W.— P—d. S. Subject pmpdty h;—ant lard. S. Per lam 2 of Table A standatls: The property atlre - are as mllmhw: 8401, 8411 a 0421 Sath Aerhtia North 6 a4m dem take Road se stated on sold title wro M meet. 7. Par Item 3 of Table A standards; Subject property Is Zoned X per Rood aouance Rate Map Nownber 27053CO L92P, wM an effedWp dere or September 2, 2004, par BOMA rrrbdte. B. Per Item 4 of Table A standards: The prows area of sub]ed property contains; &153,563 square (ad (&3.S3 eves). 9. Per tams d(a) of Table A emndards: Sold property Is ami R4 -High Density ReWdentlM, per Oqf of New Hope Zoning Rep. la Par lam 9 of Table A standards: There are no parking spaces on subject Property - 11. Par lam IIs MTable A standards: The utilities shown hereon were ebmmd at time afsunmy. Prior a terry c lgglr.& contact Gopher Sage One -Call at 1800-252-1166. 12. Par tem 19 of Table A standards: No Wetlands ware observed an SUb)ed property. Wetlard Iat, mdall on time by ashen. L3. NOTE: Underlying plat of MEADOW LAKE TERRACE, re..r&d September 2G. 1954, Hwmggn County, dedkated drainage and utility ammonite. Thee work 1Vmished does not sats whether or not [leas semens have been wanted. Easemntepar plat of MEADOW LAKE TERRACE aur SHOWN ON SURVEY. K NOTE: Shdewalk a oroachmeot along the southerly boundary line, 30.50 fbeC SHOWN ON SURVEY. CERTIFICATION To Aldo LLC - 800 Nlealld MMI, Suite 2859, Minneapolis, MN 55402: This h be oertlry that this map or plotand the survey m whkh R is based Meer made In evnrdaras with Ilhe 2811 Minimum Standard Dean Requirements for ALTA(ACSM Land Title Smveys, jolrmV asab11shed and adoPted by ALTA and NSPS, coot Includes items 1, 2. 3, 4, 3, -co, & 11(a), 13, 16, 16, 19, end 20 of Table A thereof. The fled Mork Was completed on AugUSt 12th 813th, 2013, STANTEC Daniel 3. Roebar, Professional Land Surveyor Minnesota Umnse Numbq 41133 D—.bar 7m, cots V3.01 ROAD SIGN Min MAILBOX 3'fr LIGHT POLE © POWER BOX © TELEPHONE BOX HAND HOLE BITUMINOUS AREA D CONCRETE Q CABLE TV BOX ITEMS CORRESPONDING TO SCHEDULE B Item 11: Drainage and utility easement: firer the subled Property es Mown on the recorded plot. SHONYI ON SURVEY Igem I2: Aoeeee ehanhe t as shown —the m—ded p:Pt. SefDWN ON SURVEY. ]am 13: Driveway Nsameat as charm on the recorded plot. SHORN ON SURVEY. Item 14: Storm sewer aesemerrt as contained In Document No. 101Md. SHOWN ON SURVEY. N i 0 30 60 Horizontal Scale In Fed a DENOTES IRON MONUMENT FOUND DENOTES 1/2 INCH BY 14 INCH IRON MONUMENT SET WITH PLASTIC PLUG INSCRIBED WITH 43133 ii VICINITY MAP z rSrTENOT TO SCALE �ADNp LAND DESCRIPTION 1 Lots 1, 2, 3, 4, and I. Black 1, GERVAIS AND HUNTER REPLAT, ecoo ding to the recorded plot thereor, Hennepin County, N:nneaota. SURVEY NOTES 1. The property described hereon la the same as the prRPenIt deaalbed In thetme oo Ibmant prepared by Chicag9Title Nawer:ce Camparry, CommlhrharA No. 205362 TND SUPPLEMENTAL, with an &TeclNedata of February 27, WDa at 7:00 A.M. 2. The plat GERVATB AND HUNTER REPIAT era¢ Red In the 1XMe of the County Rsconler, Hennepin County, for mord on August 29M, 1961 and In the Omw N Registrar ofTldas, Hemhapin County, for mourd on August 31st, 1961. 3. The bearing system of this survey Is Lased on Hammon Coady Cowdlne[e System NAD83, 1966 adJust—L 4. The U&Jed Prbpenty hes dred a— be atm Isle Road, Yukon Avenue and sau*W.— P—d. S. Subject pmpdty h;—ant lard. S. Per lam 2 of Table A standatls: The property atlre - are as mllmhw: 8401, 8411 a 0421 Sath Aerhtia North 6 a4m dem take Road se stated on sold title wro M meet. 7. Par Item 3 of Table A standards; Subject property Is Zoned X per Rood aouance Rate Map Nownber 27053CO L92P, wM an effedWp dere or September 2, 2004, par BOMA rrrbdte. B. Per Item 4 of Table A standards: The prows area of sub]ed property contains; &153,563 square (ad (&3.S3 eves). 9. Per tams d(a) of Table A emndards: Sold property Is ami R4 -High Density ReWdentlM, per Oqf of New Hope Zoning Rep. la Par lam 9 of Table A standards: There are no parking spaces on subject Property - 11. Par lam IIs MTable A standards: The utilities shown hereon were ebmmd at time afsunmy. Prior a terry c lgglr.& contact Gopher Sage One -Call at 1800-252-1166. 12. Par tem 19 of Table A standards: No Wetlands ware observed an SUb)ed property. Wetlard Iat, mdall on time by ashen. L3. NOTE: Underlying plat of MEADOW LAKE TERRACE, re..r&d September 2G. 1954, Hwmggn County, dedkated drainage and utility ammonite. Thee work 1Vmished does not sats whether or not [leas semens have been wanted. Easemntepar plat of MEADOW LAKE TERRACE aur SHOWN ON SURVEY. K NOTE: Shdewalk a oroachmeot along the southerly boundary line, 30.50 fbeC SHOWN ON SURVEY. CERTIFICATION To Aldo LLC - 800 Nlealld MMI, Suite 2859, Minneapolis, MN 55402: This h be oertlry that this map or plotand the survey m whkh R is based Meer made In evnrdaras with Ilhe 2811 Minimum Standard Dean Requirements for ALTA(ACSM Land Title Smveys, jolrmV asab11shed and adoPted by ALTA and NSPS, coot Includes items 1, 2. 3, 4, 3, -co, & 11(a), 13, 16, 16, 19, end 20 of Table A thereof. The fled Mork Was completed on AugUSt 12th 813th, 2013, STANTEC Daniel 3. Roebar, Professional Land Surveyor Minnesota Umnse Numbq 41133 D—.bar 7m, cots V3.01 ITT OTA �! 3 'tO EWPLITION. GRADING. DRAINAGE. AND EROSION CONTROL PLAN 1. INA HE INE 1. THE WNERALTI SHILL Tr O CO SPE. OONRCAO�D ALL NT PPACLOIN 00¢HENM ALA DEED VERA IXF ENSNH4 CGNDIICANS PRION TO mUDINO M ITd1ONL WMP[E15nbx MILL 6E GIVEN FOP WORN THAT COLLO XM BEEN OFlITB1ED P A WE Hurt M CGN91Pu0TDx DO0.REM PEwEx, 2. TND BRI GFD,ND NFORMAIOR ALS PRCPMED B' STARED. WITACT ORE. EDEMA AT 1651) 6JG-1600. J. R 15 THE C]MPALTM'S R FNISIBILIIT TO ASCERIAN ME LOCATION OF ALL ERI DONEES. ME CONTw:igt SHALL wnn ME LOCATION, FENAF1ON ADOR MN ALL VISITINGUIRJTES AT Nows BEFORE CONSHRICTM SIRES. TIE DIM ER, MCN ECT M SHARER DOES TOE OLWRANIM )TNT AL TINE uTLRCS ARE HARM. M P IMPRED, ARE SHOW+ CORFROTTLr. COTAT WPHER ONE T 65 -d IIHI WM FOR READ LCDMNG EXISTING DTLTIM OOIRACT u1ETY OWER E DRAMSE OOCURR WE TO CONATHucxmL PROTEST ALL OF MG SERUCIURED AND MI.EEVES MRICH ARE NOT SO COOLED FOR REMO.AL 5- HEEFI CRY EUBEING INSRECEDP BEFORE TREIICHNO AND EXCANIORR HOWL COAWIEIIEFS ME COx1RACTOR SEALE DETAIN AL RPPIICAN.E HERMES PR- TO STMT OF WN5EROCTDN 6. ALL SPOT ELD'ABONS SHOW AS 02.21, FOR EAAMPLE, ARE TD eE ewOEWSTODO TO .7 N022I T. AEL EFST ODAOONS ALONG THE CNRB-IJNE HONE ;ZIll DF M[ CARER. Up.ESS NOTED OTHERRSE. TR HO LAHLSFmED `.LCPm "m To ET:CEW A:1 CS FEET HEIRI A TO ,FOOT NEPTWLI WLE45 NJRD IDNORRSE. 9 ACCESWB[E Pl 111 AREAS SHALL HOT HAVE ELOPfE IH AHY OMICRON THAT EFOE D 21. ,0. PROYEE PDSRNE DRMARIE FROM BALDINSS Ai ALL HMOs. 1 LPON coRM ERH OF ME GRAONG ARE LMUn IND `. TPE DMODPER SHALL CLEM, TRAY AL 4RAVI AND ITT- ILOPoV WI5 PFRFCFMED N AROROOIU NIT. ME APPRCAEU GER I. ANP UwR PERIAis. .ON AS BUILT SFADRE AND LEMIJIT PLAIT SHALL BE SUBMITTED TO ONE CM FOR FORM AMD OIEIPIBNIM 12. PRION -.0 SSINNCT OF BEELOT G PETRI ALL NRDSMR DPOEDN CONTROL DENCES MUST BE IN PULE AND FANC11ONND. TPF Cm AND WARRLEO WIµ INSP£n ME SHE TO DIDERMRE IS SLNIABIL1h- FOR BUILDING ASTNDEE IF THE PLRIUC LTWDES 1LOT BEEN H+STALLED Al IHS POINT, 1 INT BE 11CL6ssARY TO MINHOLO RU,OIUG PIER IE$ FOR AAR10u5 TTS 10 ALLOW ME CORNHCTOA AOECUATE SPACE TO PERFORM SNIT wORa. 13. ALL MINES CREAEED IN 111E PROCESS OF 4LEMNI. ARD IAAgNG ME 512 51WN.L BE PI FROU ME WE. THIS -,ODES TREES IIID SHREDS UNDER ND CFCUNSYAICC SENA. TOS T F OF MLT IHAL RE SHRED OF DENIED ON THE WE- A ME AAODm IS TO STEIP AND SAL G D TOPSOIL EOR PO'EETRAL RE-EPREADHG ON THE EP[ W APPROVED Bt THE -.'E ANDI CT AAD!'GR SRDDFICAIpED. 91 HDIES OF TOP IRIlL - AFTER CQMPiA.7ETI - SWtl HE RE•9PRFA0 PRIOR 16 SEEDING AND MIJLCHANG. ENCEDS TOPSYL MAY BE E.I. FRDLI ME SITE PRORLWED TFORE R AOEOUAT lOPSpN f¢R+uR'I W PROPERLY ENTER TXE BILE AS IDEM AB1TE. HE MRSTAL STPoWHNF STiCNPNNG AND RE-%IREME. SHALL BE DME IN ACCOTDMCE TO. AND NOTED W. THE APPRNGD CRADRO PUN AND sPECIFRAToIs. THE CTRIMACIOR SNgA PETER TO PER IAEDSOPE DPAVRNGS AND SPECIRURONS FOR PER SFECR. TOPSOIL OR P AITTNG REDNRNERFS. t6 Aµ ERRING ]PERAn Ns TNu RE DONOL:T£D IN A MAJAIEN TD MIN FREE ME POTOITMy FOE TEE EROSTIN, ENSCY CANIROL MEASHES E1NLL BE INSTALLED TO PROEM SEDMACT TPOM RUNNING OF, ONTO AWACi•:T FROFERTEC. ANY DARAGE TO ADANI FMFERTE_ RUST BE CORECIp+ AND RESTORED A:: S00m AS PBRJ:PsmoR Is cllAnm TERM THE ADwCENI FRMEHn CRMERIS). 16 IF S NSTPUTImI OF ME WE "HN PROCEEDS Nll E D TE NER NORMS, ANY OUTI DIS JREED AREAS EEIE TE BUILMH"r FOOTPRINTS ARE TO BE MINIMALLY STAEEOSID PRDR MMS TO , FOLLUHB AREAS PLAAED M RECONS PRODAENS ME TO ELN£ CIA;S 5 DISE NEIALELI: ALL OWER .1-THRED PRM_ AE 1T• BE SEEDED. STRAW MULCTS PLACED. RTD DISC-MLCxOPEO IT OTHER x,LCmIW. 17, SHOR AELCHNO SPAµ EE DEFIED AS MLLCR NOURRa _DREAD MSIR ME TOP Of SNOW SO THAT ME ME— MELE5 +ANMD M ME SUOR' AND SPCES TO ME DPOEED SOILS. IT R. FAM£N ONDIND IM ED ING S- OF DNmED AS MULCH uTOnA sPAAP PTR rlp DR GPOUMo. ALLCR HATERMLS TNT DO NT PEOINE DISC-AHCHOWS RTO THE SOIL MAT BE PLACED IITMO fT }:ODIRETIN, PHLS HINT RFOLENE mac-ATJIVPA+I. u4vLQ NVC,NEO APH R-N,RALAC SOW SEANLIEERS OF H4 BE PR@M TO THE SOIL BT AFNRYING WRIER. AT A PATE OF 2DOO GR.LORE PER ACRE. MER THE MuL A5 A Um-" FDP PSL-MLMIORNG E6- RETARDAS WEALS AND APPROPRNR sA£ET. TENENXG ALONG THE EGP OT LOLLS ME TO BE DES:SND AND C6UN[D Ht A REIPETERED PROESSMTNL ENDNFBN S'LIRYIT RTMHMIS RML SHOP MARIHRS 10 PROJECT TEAM PPIDR TG CDNSfRUCE1DR H. THE LMFERIEFOR IINALL LIMIT THE PATIWRD AREA w wM.H As POSSBLE •��� ,5 iii , ��LNEIf1E)a692,i4 r`rc==.Er-e9A-ss.. . RD.9p2.3T NIWSRI N 99 wVC5Wh89619 D6. \ I 1 \ PROPDSLO PLAN sYMBCLS CIRIR1AN:iMA1 LRIISS ........... SILTAPCN ENDE 3f-� PROPERTY THE �• sw'1A1[ urv[ fwPROX' } PROPOSED OC,ITOUB ---- CE3 P"I'll" STORM SEWER S OTHERS STORM SLIVER CATCH WIN MARMITE WITH RPRA SETUTN �! EROSION VSN WNPREL j-�i 61MNCT POPrRY1 LTJ PONSIRUOTwN Enf LONCREIF RID w NRB PNMAL TROE RFAIO'IL F]L1 �C---24 MAHASE FLOW A%.3A• SHOT EL -ITR MA ROWNL (APPHON&A LOCATION STANDARD PEHEDRTNN TEST) ML SOARED fM1HRRFORPE LOD O: ES, BREWS IIII . wIMR INTIcRROM WCTOx of x -,_Os RES Q BT STS WNSVIRNR) WHCRFE 1w;51IDIN! AREA PBBREVVIONS BLE BATH�IbX OR CARR BPR. ELEI LNPADAP EA o,.wq E TSetl Flow fkrROon INA I�� IRE Fled CIe•PIIPn NAB �r� m uw PM_ ldfl. I CIA— RCP Re ER,, w0 1ARBNA APNFROx:YATE DISTURBED AREA IS 3.86 ACFTEs 6100.11 s[PIDe NESS Nm SIOReJ M PLW IOW REDElLL INLET TROY C01ITEXTIPIDN UT RETAIL. BEIML NEA BFLMIFFR IMEEI TDI POI BEIAL 2/[100 M AIL BEERY NIE18 TRT YAT N9sE BJRJOFF. WALkWAY NOTES' IINLDRPREW WI/IRLCEOR 5 10 COOPDNATO MSH FAN:RG CMTNCTEI SO TNT AL STEPS AND AIaF --- PER OWE 2. Au SIDEARELE LOHMUO AHO IRAxSLFRED ROPES ARE TO BE PFA OODE. M sa ,s 0 w w A T - my WITIT CORsuT1COON LIMITS AME 4NETCwPID) T0RE PRDPEMY LN[ URLEes OENERVTE KEYED ND1PS PEYFD NOELS ARE FEHOHRO W @ M E- �j INSTILL POCONSIVLISTION TMCE, REFER TO DETAIL J, C400. J❑ INEPALL L EN SRI PENCE, REFER EO DET. 2/... ❑O INSDLL INLET SERRM:NT PROTESTOR PETER TO WALL 3/CRO0. ❑4 A IARETT LROLEgn 9F IMEMAT CONTAINED SON REE 1YA`+LI ONY BIN REFER TO HE LNLNEG 95 NPUEs/BDS cNNHA _R KMT TOR WNSTEMPON AETIWTE FOR MORE OCIALS BEEF WMNNED CUIEPETE MASNDOTS ON CONCEDE DOLT EW1DA5 EB AH RCCEPEAELE .1EANAI TO 9N-9TE CDNNROT N �6 PORDE WRIT AND GUTTER M .-M TO TIE DARN, BHDYo1. 'MOUE AND PEIfOH AT HF/AEST LOM, ❑A ROID.E CONCRETE LDCYNLN w N EHPREn TO ME EFTENTS SHDW. UTO ROMAN. C01A g SNAOEALL EE,_ DOTO FRAPH . FCORB 'mES151P4 CURB ❑T PERRI AHD SAAALE CM MGN POLES AND _LS ODDRN. E REIN CRT ANY 511YFGE OR PC -VSE OF UGHIS. IaJ READ D POAER HOLES APD, aER1Ew wRAN CConPTIM INSEE, wHn � EDC& U1EAlY CORTAO. L°J ENV. ERR N ETS EMIRLIT INCLUOIN, MRP. Q ABAEMERMT MID WSFAJATOIN OF SARTARY SEWER. EAMMR, SIRUMURM STORM EflER ALL STOAT STRDCTYRES ES TO BE DOE W OTHERS- WORDINATE WIIN CITY OF NEA NAPE CMTWCIOR PRIOR ED CO+4PUCNON- n P-1N9m5 FOR T)T TRANSFORMER Axe W.EBATOR FADS. REAR c TO eLECTE Iq LS RREMCA AND fAL O SIGMHOST N D . _MDWR r TPM Cm ARP, HERE TO ME �TEAPE IJ IRM L9CAL UIRIEY/CpYRINEPTpN COMEAEESN CWRDNATE N COiNiIRDI a 5 [NEEM T 2 IEIFOIRARY S,_ FIBER DRO -RAN Q pr.E WnCREE PAD. REAMS AHD, Su-vACE TIRMAMEMEN INTENT IS FELONY[ ENNSFORYOR MIT CF P AEH _.THE PATH C. CORTNCIOR BANE OOOR+DINM SAn.GC AND PEPINEMEMO TACH CIT' AND O.,x WMPATJ, BwOS MDRAM AM RxV[S x TOTTED [x1YE1Y, cOuNtAR . WTH OVEN HOPE DOEPRDTIM RELOCATION AND/OR SAIOf pOAGLITION MID REE.RWA NDTFC I. PRIOR To STAT OF OPAXETA , ALL EROSION WD SEML4M 001710E MEATEIRES APE M BE INSEAJLED Sy THE CONTRACTOR AND R+SPWBED BIN ME Em OF NEIN NOPE AND SHxaE FETTER HATERSHED DIETEIT- ALL SILT FENCES SNxI. ED NSTALLEID AHD INMECIEO PRIM E9 Arc CONRIRVETIOx A4 f SRL FENCES Y BE NSTA REED RISING ME COTTONED. 2. T IS TIE COHI"ROM'S PEEFONEIBLIFY TO ASC M, ME LDDCEp OF AOL EXENNG MATTES ME COHEAEApR SHALL VEALrV ME L9NTmE ODMOR A'0 MI ALL ERSTING OTILITES IE HEURE BEFORE CONSINECTION SRio TA M' Mx ER, MCHRCI OR MENTOR DOES Nor OUARREEIR TDT ALL TIE LREJTIES ARE MAINE, EOR P _Pm, ARE BI - [MPECRr- GONTAT CORER STATE ONE CALL T 65+_45+_0002 FOR FIELD, LpCATNG _ u MES. CONTACT MUT, ENTER IF DAMRSE a[N5 ONE ED CTINSRLCTIM. 3 MDS U" BE uISCSLkANCONS HORS TO BE REMOVED ENA' ARE nT IDENTIFIED OH MESE PHIS THE COHEtI 6WAL AILD ME WE AND RTHEIE ME-LITTOTs tD ORAAN A REAR mDENETATI OP THE WHOOP, SCOPE OF IEORN. 4 FLOW E 0) STARE OF CONDTN[TDrv, VISDOnECI ALL FAS AHD EE;EIRIC STIORCEs. COOMPNRTE MOONNECIION OF EADM DTIIMYTH, YTH THE UTILITY OWER PDLOK ALL GAS ANO ELECTRIC LHE5 WDER PROPOSED RUILOIIO S. ANY tERNIES NOT IMMDAICD FOR REMOJAI M AAWDORMEIT, ARE TOBE FROTECT£U AT AL TNE6, 6- AL OR TM CORS MRD W[I[R IS TO BE ROMPED WITHAL THE IIOOFE OF THE M01EDE JTOM THE SAA CUT LINES EC THE REIAIST ASINE. I THE HACPGROI,CLD WNRWTDIN RAS ""ERRED NT BEAKED OW1EL ROEREP AT N,') 6:6-4RGO. IT ALL WORN N THE PLEBUC FEET OF WAY 6 TO BE COORDINATED HTX INE ctt OP STEN HOPE. ROADWAY IMPAIRS. BOLEEANID REFAARS. AND TRAPPED CONTROL AAE IO BE PER OM CF NEI, HOPE STRNDARVS ANO SPECIRNipNS GENERAL NOTES: CONCRETE OEAB AND SHTIEP MEMTMr_ PAVEMOT RMCAAL MO NTLIT, FMOAM UMTS AAE IO BE I.OEDIRIATED THE [T u HIS, HOPE AND IJTMT OWNED. REFER 1D ALI OORSMOnnAR OGAIMENR. 2 ME 0 M SHALL OMIDR IND WPLENExT A TWIAC DON IROI FLM, WEE II wIMN ME AIGT-OF WAY THE TRAFFIC COMLROL PVN NLVL BE MPROAED BE THE W, FTTOIEERNG DEPRAN EM PROR TO STREET ENGRO/`HYEIT. 5. WRTRACTOR SHALL NSR THE SITE PRIOR M BDWIL ANO FEW£H ALL CONSTRUCTOR O MIOTEU AND OEREO:HNRTW REPORIB NT AIMIMME CO PENS 7" NTEL BE RLLOWED FOR TEEMS ENA. SHOED M:.E BIIN MLOG TED BA PERFORMING ME IHP4. A. ME ROCK CORST ELI PNMANCE THROATED ON THE " ES SHOW IN AN A.PPPo TE LOCATION. PRIOR TO SIAM OF COHCTRVCEIM, THE LIDIRRMIOR IS 10 COCRDR+RTE W . lNE circ DF IEIR F- FM MI DtACT POOH 0ONETRUCE10N MTNWCE LCA'ATNI. '•RDSIDN CONTROL NGTEs. CO RRL E LMESI AN FRIMET T BRILL RM INy'F OPER PRIOR TO AM SITE CP101114 E OQHTRADT IS CTl SEE 7 NG SCHEDULE A ANO LTINGE LREEN ATERSMED O DR- MMg1 N N EEII I UPON CONn1ETION OF THE MED IP ryOH GF TRE RAWIPm EROSOE DMINOL ONSIP E5 AND, FRETTED EOE: C EM, . OPERATOR TH ODMLIEJLCED 111E RQ E AT S ND OFE6LE 16 SCxmuLE A PPE-cON51RLOT10x DRWIxO MOSSES ,LII -BYE FRIH ME LETY AND SHINGLE [TEEN WAFPSXED MSTRICI E MLIAGED M RFua/m DHRNG 9pISTPUC110X. ALL [MOJDk CONTROL FACLLIIIEE SIVLL BE A[STMED MO w PUC[ AT lIE END OF EACX MT ALT CROSAM CONRPOL FAJSLTES DEEMED PTmEM 3ST BY THE CTm[NENMM T OF NULE N RED: RIFFRE WRIHG OR AFTER ME GRADING ACIPAEES, E1NLL BE NSTAAED AT THEIR REOUESI A MADE ME ELEARIO SHOW ON ME APPROVED GRADING PUN. TORTIOUS PRIOR APPROn PERDU THE ITT-. 4 FDR SrtES GREATER +INN IA ACRE NRS REQUIRED M ME MPGA 1-1 PppuIPEIExTS. ONE PERMIT APPLIDARO HOST HEP AL mCEWVIFT, IHSIRWHOR LOG INSPEDTIpM LINT BE MROE ONCE MR. SERV MTS AND Mm 24 HOURS ATM EVERY RAIN E ENT, THE HE RECl1pN RECONS MIST BE YARD INAIIAEIE TO THE M .0 SNI 4LE CREEK WATRSHED MNR CL NOTES OF PEONES FLOWS FROM ➢NERSON ONAI . EP PEES (T- M !IPERMANENT SHALE BE RDUTD T6 SEOPV AAl:E1 BAYNS OR MPROPRM. TE ENH015RFPTERE 19 PRMET BiMSPMI EF .-IO D-.., TO IPTERRL CDH -M AND TO PPNENI ER>SIPH AND SEDIMEHTATTI RHEN RMTCFF PESTIS IMO THESE CONV[TWS. 6- SIZE ACCESS ROWS NMOL BE GRADED M ""'T'PROTECTED NM CELT TMcOs. 9LENIAWN CHANNELS, CP DINEE AND I PES TO PREVENT SEDAIFJ+, FROM FRITRi THE STT VU. 111E ADDLES RMDSW . SITE-ACCESG ROWOS/DEnvC'RATS SII BE wPFACED WITH [RUSHED RD]. MERE NET ADJOHN EXISTING P.M RSIDI T. W" TGALTFD FROM ME OTE Y uOTOA AFHE OR EWIPUEW SEPAL. BE CLEWED "I FROM PAVED ROAMN 1 SURFACES, FT. NOR FREDmIDETL, F pEOUE5TE, BE CTE, of SXPCLE [REO WAFERSEED, MINDROME1 ME pUN.TOII EF 1111OB TION. B. MIST TOMPCL AFAwMs 9xEt BE PERFORMED PERIDO¢AEY WNFN WNDMIS PFDARE IND; OR AS OIRERED EF ME OI! ER SP161L CPEO, YNTERSNETE S ILL EWTSON CONTROL IEA5LFE5 SHALL BE USED AND RMTMED FOR THE DURTEON OF SIZE CGIGTPUCIICN, IF CD-:IRE_FON OPEFw1RwC OR NATIONAL "THE OAUACE OR InpRDFE TAM MESE MOSIOH CONTROL MEASURES ENI SNOT BE RENDRE. TO SMS NO INTENDED PIAH_TmR IT :INE END DF DAN DAH M AE SOON AS rNLD CONCRORS ALL[ ACCESS. IS AL APD. MSEURSEp DOW CONSIRIJMN SH ,LL BE RESTORED AS SOON AS E-EEF Aw MI INN HAVE BEM MESHED MAI OR ARTOIS THAT HAI£ BEEN p5TTRDES AND FOP w RH MAONS OR WE ALIOINO Las TI,AR dV£PAlmis ARE NOT RCTVELY ENDOW. AT SHALL SE SEEMS MU MULCHED AL SU HpNIN IN THE TgLmVINP FARFOAAPx_ wnH1N T DASA}. A Aµ BRIDES AREAS SERI BE "HEED DUEGTED AND MSC-FNCHOPED M .-DO E, ""0"BUNREFS TO PRTC.:T SEEDS AN LPOI BPV]gL TPJIPORA,V -AAR -HI S-BE MSC -ANCHORED AN AIWLIED Al R LHPMIN RATE Of NOT LEAS RNR Mo TOMS PER ACRE AID NOE LESS THAN BOT CWETAGE. B IF ME ;PARI APER 5 ANTICIPATED TO BE RE -M ITURBED/DMLOPED WHIN SM AIOHTS. PI10.RDE A EDIPCAARI YEOE TTI :AVER cvNSnIN'D OF MINESTR DEPARTMENT OF IAAASPOMADmJ MNQOT) SEED MIXTURE 21-111 (DAIS). M 21-112 (,WTOP WHEAT). 0; RALE OF HAS P: PER PCHE LOO, ARGRs EI wµ EIT BE DEVELOPED FOR I FORM GRY.TR Y. 91 M9RIf PRS IDE +SEMI-FEPkWExY vESL-IAmE CHRREN OF SLED TIME IWRMT :;-113 AT A 1£ OF A0 POUNDS PEP AERO D ,$ADINI _VE DR THE EC_NAENT SECLRDEE SHML BE RETAINED INTEL IEEE HAS OCFMNAVED AND SUFAMED A AO FkA SRO.m+D PERIOD E. Aµ AREAS MAE'ELL MET PE NI ON M EONTED AS PAn OF ME NLTMAEE DESRSx w1µ BE IER41•NENRY PESPORED .-M. 711EMNOGT 21-741 AT A RAYL OF SW POUxOR 1M ACE F. IMIDES EP c- EISETEREDE M1MN ME CONSTRUCEIDH OOCUNINE (IAEA ARROPHO 1VRAL sett PUN OR LAKED E PLAN), PERMAI M TEFF RESTMNTEN SHILL WHEAT OF MR/m Sm MPILFE 25-131 (COARERCAL M, MASS) AT A rt OF £20 POUNDS PED, ACRE OR EROSTEN MC BWPIENT CDHEROI TH A4TCES ARE 1 DEpYATE TORPCPAR/ ON -",HE SEDMENT SMARS THAT COLOR+ 1D, THE CETERA, FOR N-SAR OFIOITIL+ BASKS MLLE BE PROHDM M IWLCM. IfYDRCWULCM, AID TADI ER1 MALT NOTE BE MSD FOR SEARLRMD, w ETrdES OR DRARME DOX ES 11 RI.FIOFF SENLL BE PR FEE FROM ENTRING ALL SWN SEVIER C NSI:IR PRONp1N0 EHI TE NOT NEEDED DOW, WNFEPVETNI WHERE STCRN SEWER EATCN EASHS AAE NREiSAar PER SANE ORMORRE PRIRNO EONSTRurnmL A SILT FENCE OR SEOaLLM PROTECTION DEVICES AS MAam SINAL PE Slsu FE ENO MARTI MOOD ALL CATCH WARS ENOL TIRE TEBITMY AREA IO THE CATCH 841.1 E RESTORED. ATRATEB PROPOSE) TO BEGAN AFTER OCTOBER 15 WILL REOUIRE AJ AP M PINSNAG SCNEDUIE. THE AREA OF LAND THAI ML LlllWIN ALLOR W RE m%7EEEED Al TTS TME OF YEAR WILL BE EEESRELY UMTW, INE CTY WILL ASO REOINPE IpNTpNALL ONNOCUNTRU. DOUSES. I,E. TEMPORARY SEDIMENT BALM DORWNT 5£EDNG AD IRON PATES OF APRIIOAVOI OF TOM SED IND M H- 12 FEVER 01 40 FJPAAP SPALL BE INSTALLED Ox ME DOWHSNAAA SAHs OF AL STORM BERET+ CUNETS 21 HOURS IMF LSNSIE.- AS RRwCAED AND DETAILED. ALL RNNP s BE :Ns UP WM A ATLTOR MATLRML uEETNF 1.1 uupOE SPREICATIONS FOR RPRAP AND RLTER NATURAL. -..NMTC NEEROL PTR/PE5 SHAµ BE INSTALLED ARD MAINEANED AAO THE PT.AITIER OF ALL IALM RINDS ARID WETLFLDS WITHIN OR ADNC£M TO THE AREA TC• HE WMOEO DIAL THE TPI INTARY AREA 10 TRE LAE. POD OF WETLAND 5 REEIORED. 1,fµ S:1 -1. SEI N COMPED HCI+ I MH/QST 3805 N. -I E 5M 1 ECONTPm BLLNNEIS OR STARED SOD TE AC91J.0 1 OF ALL MOMENT OXURRING IN STORM WRITERS. MCNES. ONES. PONDS AND vlE'IWT93 NNALL BE REMOVED PRIOR TO- COPING AND AFNT COMPLEDON OF GRADING ACTTADES VOTHEN CO TI ITEMS AND DEUCES THAN BE ETAS' -'ED ONLY MER THE PTEA HAS RECENED FINAL STARaL2ATON EP. AS DIRECILD BT ME CITY ANO/M SXMFJE .REEK IRATERMED. Bass Lake Road Apartments 84UO 90. Labe FID, d MBAR Hope. MN VAI .1 THORIH THIRD CMEEE-SLATE 145 MNNEAPUDS Nx 151D1 CUHINAVE HF B WROR SRRDLINVBOV1ONp . dh, M31ESKS..Ta lA681 aMH0-0w 1 FPe [F6B1 B104Zt I11enTY mEtl1TBE DN PEEL RBt& IIPRw YLCIwpNMNHm BY TAY INP Id.Y� ltaMPtl RWIFPYmi F1lprrwtlrlhe mMNdGE:LsdNB.NM vVIA - Clly M NEM HepB City Re-9Wlriusl TIB.10.Bp/6 PRELIMINARY MW FOR CONSMUCTION RHRNOxB . DMP DINOV I _r DATE 21I IE PROJECT.HIE W PIERRE DIP, E E, SiH oHEyN®6v kAN )EMOLMON, TRADING, )RAINAGE, AND :ROSION CONTROL 'LAN cloo -0�2pL1 _jN IT� INSULATI� 0 STORM SEWER TABLE S RU-IIE DIMENSION IM PROPOSED PLAN TYIABOLS BBIFIRGEMMINR GCNIIFlCMIaN (ACNES BN =1wF, EIEMTIan Bass Lake Road _ WNOTMKTION UI_._, _._,_, CB C h BSAn PRDP6aY HHE- - - DIe ` prtlR - Plpe WIN. 391.00 00 LF. OF lb' HOPE PIPE O 0.]S. MH -2 Apartments UNE (IP )-------- EIEV FJBY9Vm R-17ST MAC BMRNM SEINER � fFE 1=2 - BnM:Nn I P HERE MI k 4 PeMUMse s{ PC IED NH -3 &W 8M LAW RDBd MW AM OEMRM F wATA PPE �; AIAX YN� m 501.90 , PROPOSED 5M MINIII YfNnum RCP R kF1 ��.1. Prw 30' 15' 0 30' 80' �� sTaNF sE4ERDI� 3 nSD Mw Dr6D i PRE HYpMNf r- 301 EWME N GAlGI ENSIN N FI SEE LL1nHClE • x. m3e11 W. 096A6 4 LF. CIF tY 103 PIPE CB -5 RMREU MU M -DN .. cDETAUH)O 11h40D WRN RPRW R 090.80 4 LF. Q< lY •RPE PIPE O TOO; CB -B e00.93 55 LF. OF t2' 1O+E PPE ; 0.m;, TR1-0 PIPE E4suIwTnN SEWER IN- DUE- 'Hole CMSIRIICTON UMIFs ME NxIKMAIm ®-5 411 TO BE PROPERTY UNE UNLESS O1xE1mISE SNDIM. IRILITY FAR WORK IN PURI IC W 12' HOPE PPE O 1.00!1, [8-9 -B MIGHT-AF-WAF-WA Y: R�lUSI MBB,S6 % 111 NL CRY OF NEN HOPE MD XSPB°cIRc511EPII a usmm s'N'4 MDYNBAM �S?f-0;:�Z. ML13 17 LF. W 12' HUM wE a 2 CI1ox, Om0RKTORRS ME 2.36 R-3Ua] 10 COmAMATE NL MRK WHIM RIGHT 9F MAY NR MAN NL 0,P451GV1E PEIMRS S. 09.m ----_ _ KEYED N0TE5 UTILITY N0T6: 1. COOROIHIE CO LOGTONS R THE B9ON MRM THE CmIIRM:IOR wNR TO 901 NmPO NIPD9RCEET,8m1E146 IUEYFIO NOTES ARE DFxOTEC FM ® ON H.S4. W16RN N. NO ND ISDIR0NL CWPEN9AT10N MLL BE OMMIL O OR UNCWROOF TURK OMbm,JE NuulclPm$, NN4 ES40 IM µL F0.1RlTOM SY91F]A PER OEfNL 11fC100. aN1LTRRpN SYSIF31 CE D COIIERD 1 Nl 6ERMCE CONNK WID IMIH LESS ixw s NET OF cOFR OYER THE TOP E PPE NE TO BE INSUTAIE0. mT MOM TXE WNIECR OF THE EERNCE N THE WON FO TIE PONT N 2ss9tm sEiTAiION WLVEE OOF A 31 CIBC FEET A TOTAL WILLUE OF 12. w "T TME PA1E TEF 9EPNUC RfNNS 3 FEET CF CWFA. C0ImALiOR 9MI11 OBFNN WRRIFN PFMtaSMIN FROM NSNRECT OR MMml Ex S 5 MET O lA OR EHGIIEAR PPRP M INSTILATCN OF INS - ME DEML END MUST BSEEI NYROVED W CML SGINNB®nO�R lO-mSTRATSIK EEI S 1 PT101ECT AL ADSRND SNIU Pm MD MMES AlucH MME I1UT sWmIR1D w ME RFIONEO. E IS0.1B41 L, ff a 1aPE MPE e 3 UOSr, 11 ® INSTAL fILTIMT011 SYSTFN PER DETNL tl% ory s51d IUVE A YwuVN YFFRGEL 9EPIMMIF]X OF 1.6 fEEf NO XCR6CNRL 12/3401 SHALL -E M RSAM1pN WLUNE OF 1.833 CIBNC FEET A TOTAL WLLME OF SAM CUBIC HEI. NIB NEST THE 011E WNTROL ��x1 1O FEE'T- FOLIAW Rll XEYLTX DEPMOFNT ND G11' OF NLW Ilml: ANO HENNEPN CIXRIIY SIMDNaM. m .. WSUIRELIENR MOCNTED BX SMOIN C5DD. YM' ILTEPNATE OEIDCN9 BE APPRCT 0Y CML ENGINEER PRION TO COIF'IRIICIIpI. S NL WREN NNMS SHALL BE BUCKLE PPE, 9S UNI -EM S C - SL OF 9DAn I O 3 114-FE6 OF FINCH STH b PYP PIPE Al T] INVERT OF M 1 BIR O. NL WATFB Iwn O1TLt HEE A MINIUM OIPIx CF CWA4 R ],3 FEET 01ER LOP OF WREN MVI, EEI YN[ MM 000.50. SNS NO R11NN FHEF OF PROPOSED BUILDING. COT I lE DING ""Wm,TNIEI NO IIYERf EU]W11NN 111111 IBNANCIL CORWCTOk i- ON ILL TRUST aVCGOW CN ILL YIAER MNH PER CRY OF XEW HOPE PRONIOE NECXbaCA. DONT AmIIWNIS CII ILL f PLYING SEES ONS 1P(DRNR 1TA05. PRImE lC T1E SBRf CF COIBmUCIIOM BE05 SERIE 0. SNRNM SEWER PP04C BWLL m Pvc SCR 15 uxLEss xmm awERw15L 4 INTGLA M OF SMRARY SERER, SINIFYRr Bffal SURES. Sinal S. REARM RPINC -IPL BE a1.ICOT1 NR]a0X EXIEWIN CORP- HCH DINSIIY C3-15 SEWER, NN 510RN TRFUCTLRE9 IS To BE DME BY OIVIERS. GOENNNRE WI111 GW OF REN HOPE CONTI-FOR PRIOR TO Gm161RucnmL POL D WE R P E TM IT 0 QOPQ, UNLESS NOIEU OMENWSL NUPE WE KNEES MI ECULD NL W M SANER W1l B TC M. PPE T1HT s EEnEFIUEO m i1E uuILOIxO FOR RppF DRYN SERWCES IS TC BE PYO. 9GIEn.r W PN: HPE AND aPeOM... 5 INS --NCH MAN. REFER M CETNI 13/G01. � RIRNCT SNA& CONFORM TO THE RB IRENEMm OF MIN OUGM (-U OM5 FOR--f)UIE 40). I. F1A,IE0 E1n Xee11m1S ARE l0 -ME TRAg1I GUMDS. Y WRISiRENI F.M. END SIGNORS SN41 HAYS Mh� W SzmSH,5te (� Fr��� [6 IHB- SUMP CICRI B.SM/NNIHOLE REFER TO DETAIL 12/3 . tE61EEIiIIE F181MC MD RI MW PER MXDOT SIN40AWT3. IS DECRIED. NL w0W( mM CAS, ELM7W, 1F1EI1LStN1 Mo FEIERxIE WNFMPS PRION YxM,NEmmn Q SNB FINCH FERE PRO -CM WE FO WHIM 5 -FEET OF Mu -11. SV LLOW ALL SIF! OF NEW HDPE STMDNWRS AxD a WE M11CTION.INRE IR ALL PORION IIP SIORN ITWR SFMIEN LOCATED WITHIN 10 -FEET OF THE BJRMIG OR WATER g CE UNE IIwe25NW5 BNwEV1FRd1�IP INSTAL B Y B -INCH TEE Ft1LAW N1 CRT OF IEP HOPE -5 5 ❑M MD 41`EOIFICRNINS. III0E T[51W IN 4CWRDMCE MNN PIAWRIXG WDE 13. NL JONIS NN COINEUTONS IN THE STm1Y aA9Flt 9}3161 MU BE O1S MiIT M ATEA TOR INKWRCN4CE IK4SIYMY RIFtiFahllNRxldrnB A4LLapn114NN NrINIXNTYi/ ❑g SNB HI4cH OOUEsi1c xatER sw9cE i0 xOxlx 6 -PEEP m PROPOSED BLWtc. YeNNPU YBNIO CWL WPROPED REPUENT RUBBER NURIs NISI BE I M NNCE tPrtER t1O1T WNxEcnma IFS, GX Borns, AND - -U-REL OAIIII RFISS MF IN AmEwOMIE rylERuuR£. QNEM LImFNtl P;YdPIP Eg6NruMPb NRNotiNYbIW AWRNs4 EUILCW ALL On OF HER HDFF FTMCMCE MO SPEC11MA S. MORI MOR1M JOINES ME PEAVnm anu FOR RERAms M0 WHIME NS OF0IS1W LHEB WXSTRUCTFO MTX SVCH 10 T Ml- vl cnY CF IFP HOPE .RMMADS �A' MD SPFLIF T4= SEE DI MY-F01N 1l M< 4PN 11 IIS 6 -NCH 11.25-DEOREE EM WITH TRUST BLOCKING. FCL.011' OF MEN HDPE WF RM MD SPECEI0IR0IS. L 893. 9 LF. OF IY HOPE PPE M I.m;, X19 V,NK IS 0 INSTAL 14 AGI 11.86-CEGEE BEND IMM THRUST BLOCWND. PoLbR NL LCI'! OF " HDPE SC """ MD Sp` ""13 fM E P LF. F Y OPE PPE • I.ODf, CB -20 W. 99330 12 LEOOFIIYHM 1p Pie HPE • tooK RODE DI INSTAL TEEIm1 minx- RETEA lO OETNL 12/GW S. 11 Rpt WN OF PIVpCFED ROOF ORNX LEAD REFERla SICPM NEMER W. 003.501 LF, OF IV sG1 4U PLc RPE ROOF D- M. 591.54 Da -le MM1104 M O MN Ek-TmM WMPSM0.iWaG,L DORIRICIOR PRIM M THE STMT OF W N91R -. R�C6T CH BI New Nape IS INSTAL PIPE INSULRION. REFER M WA 2/c2D6 CB -m (:�/RNSILRNIW RI NTROWNVFLY 25 -•NEIL FEET OF B-INGH OP xmMNAx. MO.NT * 093.59 sulp aerie ----------- m•1 O.7Ma INSTAL ff-WH Y 19 -TIER GP MFT TW PER cw w REI HOC STNWPI6P.. NSFNL NPROIINATRY S-L"E`4 FEEL OF6-INW N CONNECT M ENHRNG 6 -NOM CP WNH 0 -MCH M FINCH REEMI FW11W Ill GIIY m IEII' IX]PE SFMOMDS O CONIECI M IEP SNR. SENE9 UR SWOH. COOROINAIE YR1H Ory OF IEP HOPE COPE M MDR N WNSTRIICMN. REFER N SNRN SAYE%wx TOR IWERM MIIH RY C O CF NEIro NElIf RIM I�WONLYATE NHOPEWI-OROR W W NSSIRIE PREUFRNURY NOTFOR C0NBiNN0110N STORM SEWER TABLE S RU-IIE DIMENSION RPE LACCIH. DWIEIEN. SLOPE h IEU UP'RE/N WRUCI1RE GCNIIFlCMIaN (ACNES EIEMTIan EK MH -1 WIN. 391.00 00 LF. OF lb' HOPE PIPE O 0.]S. MH -2 MX -2 48 R-17ST MAC SE 891.44 AY. 1191.44 30 LF. W 16' PLC HPE E CAM NHI NH -3 48 R-1]33 501.90 WE. 09334 2. BBA]3 TT LF. OF I IPE PPE 4 1.00.5. FlLTUTpN TMNi S, a012S 77 LF. of i MOM PPE B CSM FIIRARON n,xN-4, (ORIORLE) N. a0i]0 FI SEE x. m3e11 W. 096A6 4 LF. CIF tY 103 PIPE CB -5 TMK-4 cDETAUH)O 11h40D W R 090.80 4 LF. Q< lY •RPE PIPE O TOO; CB -B e00.93 55 LF. OF t2' 1O+E PPE ; 0.m;, TR1-0 M. 1101 n 21 LF. OF 1T SCM 40 PVC PPE P 1.00;, ROOF OPNII ®-5 411 Rti1067 90155 W 12' HOPE PPE O 1.00!1, [8-9 -B 46 R�lUSI MBB,S6 N. ML13 17 LF. W 12' HUM wE a W-] 2.36 R-3Ua] S. 09.m ----_ _ C9 -a !B N-300 Sam L M -M NH -0 49 N-1]11 M 20 L!- WeMOM HPE O IDM 10.19 -D ME DEML 12.'c401 SOWDO E IS0.1B41 L, ff a 1aPE MPE e 3 UOSr, 11 M-11 SEE DI 12/3401 w. 009.41 L 89&14 42 LF. OF a MORE PPE O UL-. - Ill -12 SEE DETNL 12/3401 9DAn L 900.]C W 900.]0 211 lF. W w MOPE PPE 11 SODA. TO -13 TO -13 SEE DECAL 12 401 FES -14 w. 091.00 35 LF. m 1S HDPE PPE E ONO; CFIS C3-15 40 0-3UBT a'. ME 901.1, ] 34 LF. OF 15' HOPE PPE O CAM UH -1a SNI MH -16 49 0-1]3] 0.- BE. GI HW. 1191.50 4]LE. W S' MOPE PPE C 0.]8'1, ID -1T S 4192x0 24 LE. O< 12' MOPE PPE E IAN%, FITRYNON TMK-18 S 801.14 OEOA, RLTM DH TMX -16 TD -1] SEE DECAL 12/.401 BnM - --- SE 991ASN. H. SEE DI L 893. 9 LF. OF IY HOPE PPE M I.m;, X19 V,NK IS II/C40C NA fM E P LF. F Y OPE PPE • I.ODf, CB -20 W. 99330 12 LEOOFIIYHM 1p Pie HPE • tooK RODE DI W. 003.501 LF, OF IV sG1 4U PLc RPE ROOF D- M. 591.54 Da -le 4e R�C6T B9B.Nl w' °R°a° _-_-________- - - -- SUNP 890AS ___ CB -m 4e FI-OUn MO.NT * 093.59 sulp aerie ----------- IEVRIONB ! Dub Olcyiml 0.11E 21S➢O111 PROJECT! 1NN1 PINeE ®jRlaIfNIW DMMIi @! >W C1FfJ0�BY 14111 LTriLr 1 PLAN C200 oro.lRNF m u,I.N.I..e.... NP 1 PAVING AND GEOMETRIC PLAN 30 PROPOSED PLAN SYMBOLS cox5TTxlCnOx WR5 PPUPfxIT— _•...--•-- SAMGIR ME {aPPRDOL; -------- HENY DNY BiITNINDUS INVlEEM CONCRETE MNC.M/SIDEMIIK '_.. FGR PANEIEM DE1MLs F'AT CURB AND GUITEP PEDESIPMN a RAW ACCESSIBLE PARKING 4 SM160L l'� 51R! PAaiIIG SIAa CaMR coon UITS ME M[ROPAIW PRLPExR uxE uHf'S6 CFHRNIBE MBSREmMONS B1.1 H1NM M[h CDNC camA.n EX ' W.,IR In F,MIx.R Flmr nlwnen Lmvn FkR DRwYm MAiI MRMmum Yln mnNnu R RRtlfuSm 1YP. Tapi[RI xuury uFnmRlR MRnuRI Unilarm [�MU4 MMme KEYED Noxa ARE DOIDIED BY ® 411 PLAN. 01 INSTALL W12 GONGREIE CEPA IND CURER. REMR TO MAL IT/CQ1. �5 IHSTA.L NDSEDOR CURB SEUTRN. lefty TU —1 A/C6P1. ❑3 Ufiff I NERVI -Dm BI NDUS PN4FENT. REFER TO DERYL 7/CRG1. ❑I INSTILL CDNCRER DRNB Ex1RMRs. — TU UEIML I/.— ❑5 lwxR GONcRm;W. Ir TCD . 3/CRPI. REFER m LAxCSCAPE PYWS FqR GPNGREE FNSX — JpHMGINIEN. © 70 AHS STANDMDW P� N RMP. REFER w MO .'/� 5/T a— PNIE TDD& ❑T Ix5T4L MMESSELE FH NG SIGN. REFER TD DEME R/CRPI. �j INWA.L PAWED ACCP NSL.E No P—NIr smnnc. RFtvt TG [ETAA. l CWT. FELLOW AIL MNMUfCD —N I. MID Oxs. O IHSIAI SIIPIDARD-Dm BRLMNCUS PM'E61EM. REFER TD DUPIL A/CRUI. 0 RPGFRPP PWA REFER m ARCNRCRPIL I1n UIOSCAP[ vuxs Fdl pERARS. p NWT FLAT culla RFFTTI To E-oL vmm IR OOKREIE N /PARC. REFER TD ARDIIRECNRAL RWIS. 0 RN WE QCLF 4-11SE PMRxe L RIPRWBMpRS Bf GRIFRB. 1 c ML DREN51p[5 LAE TO FATE DF CURD UIlESS NDIm PDIEP X. I ML CURB AND GNIER 6 TU RE M12 cvIwETE Dum An Cl— uxLrEs NPIEP CTIIDRTIBS v10 SIpE 'MA R TO NNE NDRE 1WA A Rx CRo55 SLDPE OR MORE THAI A - LpISINDNAI BLOPE A REFER ro ARCMIECTURAL PWIS FDR PPLPuND BYLDNB IAwnIF. ff HER NOPE AND IENIEPN COUNTY RULES. REG—T1DN4 AN SPECNG110N9 1NER IIOIBDRG IN PLBM RIMA SIF WAY. B. Iq PONDND DF Y TER OR IBRIPT 1RWSI110a WIL BE I1LffMF0 xxEHE NEM ,,EHEW,.RB/SDEWNA NATCIEB INTO ERlsnlD PNEMENTj—/SREIBN4 YEFIR 'IMFOR PMSOHG S - — N -I THE CANIIVDIDII K TO CDNTACI TIE CITY CF NEW HDPE RPE MMSd FPR THE ERKT 1`IADEMEW Di ME LANES, YEUDW-PMHI D CURBING AND NO PARx1NU MMMT Fo[ INE PImTECTICN FURPOF43 PAVING NOTIS: 1. REFER ro 90.VCRMeAL PIM. — 56UUP a-- AtL xaNs MU' ro R[ —RED DN TxE DDORS. Z INSTALL APPROPTDAE ER'M151oN MAEANL FNERE CGNORLTE 15 IPJACENI N BULDNG Fl D. TAIEASI6 ON3 OR PCnDNU A1H.IN� eP V N UISRNG PANEMENT. ND ABRUPT GRADE 4. MACH HER CONCPEIE MSI IAD OURER NRG FABLING. FDLLox ALL OTY CF IE. MOPE SRMIDARD3 Po 9PEGIFMTDNS FUR wIB TYPE, Y\TERVE AID IN%A MN MERIPP9. 5. sAxc us P YF]IEM�AW C4NB MID 6URFR 10 NENESR JDINE CWRPUWE NRMCIPR ANP mxSTNlL W MARI6ER. R DDDR DPN£ ENiPMICEYPER OTT OF xER�xUPEORSIAINA� IxP SPEaRTCAIDNS- FIXLOR A{ OIY OF NEM MOPE AND HENNEPN CDIIMT REQUIREMENTS MR TRaPFIc PrsRRd. 2' Nm. DEPTR AGORE.- BASE mxPAGTED ro ROC'[Da TRE... PE n GRADED CT— rsT 1Rauc�nslxo ^� MDSE-DC.N cuxxsAs[scnlolNu IwU 8512 1'2 FLATl. CURB/CONCRETE EDGER Ir SCALE T — 30' Bass Lake Road Apartments MW BM L" Flmd NM.H. 4 NN LINBAN el'?RM: �t Npi111 b/IP BIIFEI, 9NlC 146 WFlxpg W 66VI sa xI R-. WNELTANI BKBM M . Sm BSdanl l tleb�' F.c �aaS mal WIW1Rm1n.Rvm W RSINl NMKpYL t w r IRp.tYRR P4.RS 4'Inwudr.q U..a.rl.nsay �d Bal PIrIEftr ERSRRs1RMrb r5r6.rrIBN� xYRRrxm. wlt 4RN Gy Cf Nwr Hope Ca �I�UV m.To�me oaeuw�EeNr NDT POR CCIiEMCTION RBMBDFH W1E E1RDD1x M0.EDT1 INW IrLR� clerlmllr IMLIIYN Br FJH nEeleEPa RAM PAVING AND GEOMETRIC PLAN [.�PYNYFA�Y,� i TAYIRMOIFl IxNAOE yw+tYwx. RMIRIBKGTPR: PIPE FOUND0.71FKN d REDOING GDoosous �mN�meoEsuto TIRmi�RRMwFW xnTENal DI/9 ]9n1IMilllMG 1 (4 IABD eanDtLL MAbulDPRE* �� ala @.LFflllel AEQ MxepT91EC ��IOMF L lI19.e1 M00. I pLyIIENtg TI- iFB a. a I � �� owlslaoa fwe NrNPRaueo PIOE rouNDAnbx MAreDA1 PDOR SOILS PIPE FOLENOATION S BEDDING ®5t'dT11S2G METHOOG NOILPVC CITY OF NEW HOPE, MN ems] 10 a G PVC 40 r FLASH xVTn n— cRfOE AEfFR T�nFlANS CDNCRCE / \ cDLLxR At ii1 1FY, t S• y `,� NONE THE R .,- $ECT.- 4, ALL CONNECTION MM BE 70 BE 50a PROOF. 5, aCEtT5 LASERS ANO CUNCPETE COEURS SHALL BE �OERRW B n 801x5 0 NSzs -NE. L11_] FILTRATION TANK SYSTEM NNEN FI'Ill 1O ',",A.-' ,,A.O SIDE TLDTT SEE UTILIll PUw FOR IEENAN PLAN CASTING INFORN'n01N M14IMM OF 2, NAIMUN OF 4 :otE1A AEJUMMENT RINGS 1FOMFn. n e:-�• -NI gRo'OT�ix 11NANVAMES Muu 1, SREry CED ERC— —'REX —HOLE ALL AM AMANaaOLEx TO LN 40 P,'C HA -E •C' NMC RV9FRN CASxETS 6" IPE SHALL BE CUT OUl RUSH M,R INWDE FACE Of WALL 7—Cl 41 P � Loa rw .E;5 A. FOR 14' OW1Fi. INCREASE TNTC,,= l• 11'E—V Of .— —TER SE0710N BASIN 400 N a.�3x-.� R mem b Nix BSP•,. w.mN "_: '� II.IeIINam.n RUMA'menPlxv.w Pvn lNana ---. I- .. RA9DI:fr MmrrxaM.>•ePpiis Ns:aVa - e. 0 qx�-nLv.xtllbDrb ff W. M-YMif ad NaLL TW. M-wmieeaanD.6 - wn .M]A xxtNb ebE o'Or0 .. �� NMapw.o�elRF,ar[amabrgt. ,.. -.._ iaxaa Y nppgyyi��c.�ax.l _ :VllLlllbbnNMe blue V'x9NWv Wbs Aettl[ae veald pa.m aL'.are /,-, i hrq daaweex:wVNmslwm w,. � �. '.. NNebl w-enhtl:9 tlwnahavn '�-•:•��.� 111sx.naMll4:eta war,T Fm.r°�.Eiwlo:daa. SECTION r m eam.� iI �Stantoc TYPE U CATCH BASIN NMNH LE nc w! M.aNL NEW HOPE, MN �1_ 7 TYPE 6fiAMH BASIN MANHOLE 40 St81EtCC Ill 270' CATCH BASIN I�N. — J 6� IL CIf1'OFNEW HOPE, MN =�J so -i BNH BASiN 40 r s i N r .. ��. i oONPICiE4 B1BPML . CDNtlE I¢TENiRRxle �rwKrI r -A 'MPDrsPee lNR]N NOR, half: 1 1 ]�f-3�'�1FJI�-: • IOMNL'FOII is CLASS were mxa,swN xATP NP14pfROMFNBLAR MmOMIO NAT[TKIL 1 1 :tnNwcT®RnDri t.. CLASS ��-M's gti:� 1 tnxofaaP a3 1:_N OFPxE � Du. -&MTh 0 gxaFanampNFlxe IRONLMRILD9oll HYDRANT RAG HYDRANTRD K3N OPANNINE ���� I �, - • - . tawle MlnRA6wEDme avNl�rlor 1 Y -tel" MnB*sfrc NnxlNaa MAGNEFigb TRACER LONA Farnx ss •06'axF�N's �DLHI]'Nlh o � mxrTm CTAS" C-2 wFmvuAeB RUMAxuw ...... emuAc NxTalx. ._...,. ....... �I 1Ill StarTteC ® PIPE FOD S BBEDDING„f �, METHODS FOR PDR OR_ IH 'ems"•••` ��� ... _ CITY OF NEW HOPE MN :` BEo-z L9 PIPE BEDDING RCP OR DIP W:v�"6.r•iam BE TAMPED STARLESS STET . ry� nn� nB I ABQDDED FOR ALL _ 3 b BOLTS, TIF kwt� ._N. AND RESTRAINT ASSEMBLY. GATE VALVE ADAPTER unra.�x.f.m:fozsvas� f-� ®Starrtec y9nipin.w:patlmptestlxn ]%.b xyt•N.y amaEpa PLb.1Mn t%.Dwx1 rn ]ms RT]MAaaabgnxeN..a.ebMraKw.x CONNECTTO Nab.P�� MATH TRACER 2 CUBIC YARD MRL 1P �.VxR•:Rc1. a9k afoM Man. I-Vr WASHED ROCK. CDVERWTTH2 lL,mw.el xleslayEwmaL raw. �: it i M.1, ARM WEEP ALL HVDWWTS LOCATED A DISTANCE GREATER N i ^'W- Fxmt ! S• a 1T •i^ Oeaan®tl��Pmnb --` �_ WITH 5' STOR2 HOSE CO PL'NG. STDRZ ' T aia 1 N b ITYDRIIR ,( SECTION St81EtCC Ill 270' CATCH BASIN I�N. — J 6� IL CIf1'OFNEW HOPE, MN =�J so -i BNH BASiN 40 r s i N r .. ��. i oONPICiE4 B1BPML . CDNtlE I¢TENiRRxle �rwKrI r -A 'MPDrsPee lNR]N NOR, half: 1 1 ]�f-3�'�1FJI�-: • IOMNL'FOII is CLASS were mxa,swN xATP NP14pfROMFNBLAR MmOMIO NAT[TKIL 1 1 :tnNwcT®RnDri t.. CLASS ��-M's gti:� 1 tnxofaaP a3 1:_N OFPxE � Du. -&MTh 0 gxaFanampNFlxe IRONLMRILD9oll AL ® ShFMec NPH MIB GUTTER aw n - - L dTY OF NEW HOPE, MN 1 sTlal 4 CUR 40 aIWARF a S wnr RISTR �r'[jl DEAL - --� C NNL.T 113 E%. K'c L'KY.. SDP SEWER SERNCE 26 \YS WlA-ACVCC tf sN-T:CN L gt-�F cD.P�KZ "A IlPres ,. � RSERRLDERNawLaumle�M��vaE� % aIVl AF RDIf]HENf1C ��U+w,�aeP R�nl,ImeM.lxiu auE� Db-le'e NwL R 6IpED N Rxyaaeb AM.pr 31 FgPxl. $ MLFRYIR MSTIIl1[�TIVI lIHTAWLRPDV611®. ®� SBA BMSENCVLCE CONNECTION b my CITY OF NEW HOPE, MN saN-a 5 SEWER SERVICE CONN 40 HYDRANT SMLL BE WATSIOS PACER HYDRANT RAG HYDRANTRD 1 �dTL - I �, - • - PaOFDBaDffll .. � � tawle MlnRA6wEDme avNl�rlor 1 Y -tel" MnB*sfrc NnxlNaa MAGNEFigb TRACER LONA Farnx ss •06'axF�N's �DLHI]'Nlh o � mxrTm CTAS" C-2 wFmvuAeB RUMAxuw ...... emuAc NxTalx. ._...,. ....... �I 1Ill StarTteC ® PIPE FOD S BBEDDING„f �, METHODS FOR PDR OR_ IH 'ems"•••` ��� ... _ CITY OF NEW HOPE MN :` BEo-z L9 PIPE BEDDING RCP OR DIP 40 BE TAMPED AL ® ShFMec NPH MIB GUTTER aw n - - L dTY OF NEW HOPE, MN 1 sTlal 4 CUR 40 aIWARF a S wnr RISTR �r'[jl DEAL - --� C NNL.T 113 E%. K'c L'KY.. SDP SEWER SERNCE 26 \YS WlA-ACVCC tf sN-T:CN L gt-�F cD.P�KZ "A IlPres ,. � RSERRLDERNawLaumle�M��vaE� % aIVl AF RDIf]HENf1C ��U+w,�aeP R�nl,ImeM.lxiu auE� Db-le'e NwL R 6IpED N Rxyaaeb AM.pr 31 FgPxl. $ MLFRYIR MSTIIl1[�TIVI lIHTAWLRPDV611®. ®� SBA BMSENCVLCE CONNECTION b my CITY OF NEW HOPE, MN saN-a 5 SEWER SERVICE CONN 40 HYDRANT SMLL BE WATSIOS PACER HYDRANT RAG HYDRANTRD wBE7-25D WITH IB' TRAFFIC IOCTION AND FADNYCOATEDBASE W'PAP H1➢ILNTBARREL AS IN POLYWRAP ro BREAK OFF RANGE, MINNEAPOLIS THREADS ON"M ._(pbNERTRA(}p CORN TRACRlr 3. 6'x6' fa6rbaM.MNe bbtll seehatRll aIW naaPRA nmrMlfai. 4. PNRk Fy an O nexnxmwl50N tebk} I LAMP w. MAGNEFigb TRACER 3 B. SA[knx bwmP aaxutLP�atIM ]eM. I TOP NUT -.. - - - DRIVEWAY BY COPPERHEAD r L b ,4 1 INOl61RlM 17W C. f .................0- ��� . - BAaITLLTO BE TAMPED STARLESS STET . ry� nn� nB I ABQDDED FOR ALL _ 3 POSE ,SR,aW BOLTS, TIF kwt� -.. AND RESTRAINT ASSEMBLY. GATE VALVE ADAPTER Rtwoa 1 &MCN -F 9W STµpLpp ! FlEal-RAIN f-� ®Starrtec SILT FENCE INSTALLATION rn ]ms r CONCRETE BLOCK CONNECTTO MATH TRACER 2 CUBIC YARD MRL WIRE I-Vr WASHED ROCK. CDVERWTTH2 TIE ALL HINTS: [NKIDOENG LAP LAYERS OF PDLYERFYLE NE CONNEUMNS, WITH MEGALUG5 M.1, ARM WEEP ALL HVDWWTS LOCATED A DISTANCE GREATER FIXES THAN Y BEYOND BACK OF ORB SMALL 0 FURNISHED WrIM SFOM NOME C]NPATIBLE WITH 5' STOR2 HOSE CO PL'NG. STDRZ AD1P74IS WILL NOT BE ANBD. ®SWIIYBC -ll ITYDRIIR ,( fiHYDRANT 40 RMK- MINIMUM BRIM WOODOOPSIF MINIMUM r j •-,x, '' _?\ DEPTH AA NOCK 1 - OR N00001IPS PER SPKIF ` 9MB]F'IOATgIO 16 10 1N- NINIMM NUE OFF BERN TO MD.942* K04FF FROM SITE NTM L FILTER KNUM 9M4L N PV UNDER ROCK TO STDP MND MfQNifON INWUCAN ROD(. FlLTER FASRC E NDT REOAM UNDER WOODDHEM 1 8096 WM=WIPSVAD FOR 00N51RNC[ ON ENFRAR BMNBT BE BEIMEEN 2 VXHES AND 5 DOES, NO 0WKb4IF MWIIIFACturabwooDx4DX R ENTRANCE E MIM BED NVO NED RESN®. 3. ON PUBUC MUST S. RJGrT NE ROCK OR YA)CARLY C IIRVENERE R04NLD FR M AD14 WROLAD15RIMY RDC'O0.WWDCWK WI LLE ARY FROM ADM+mRr ROADw,Ars DAar DR ARM¢ FPE�RBNiIr AS xe�rxr. ®su- ROCK CONSTRUCTION ENTRANCEruc -- - -- - f C[TY OF NEW HOPE. MN , 1 ROCK CONsTR 1p.toy Rfr �1N: Tilq[ IMPN, MK. IFAL R 9 aMn me LAN. ]. Troame•a ahY Rib IbOOT SRC 3NW 3. 6'x6' fa6rbaM.MNe bbtll seehatRll aIW naaPRA nmrMlfai. 4. PNRk Fy an O nexnxmwl50N tebk} I LAMP w. 5. NRtlA.RRa.9'-U•hNh IN.r%A B. SA[knx bwmP aaxutLP�atIM ]eM. P DFECN of11 RVNOFT nLR D F DRs ��� oE ba ry� nn� nB I POSE ,SR,aW LlxMA4. INSfA1,AlNLM .1CkNE Sl1CF0 I1 Rtwoa 1 &MCN -F 9W STµpLpp ! FlEal-RAIN F � I� ®Starrtec SILT FENCE INSTALLATION rn ]ms CRY OF NEW NOPE, MN 9I6L 2 5 SILT FENCE INSTALLATION 40 J - eDRRRo1Y PIAN - ml],YM �ulWRnlrt,[R±mb � ...DPIKTORNA! /// DFFlLIERAYEaaYT I ~ \_-, ftpiLFIONFANIIC • DRTNE NM A-]FwYB6TN�Rlm PfTllm, ]M6TP ✓��NOFn �:una6sfOaarnr INLETP0.07ELILOTI U CATCH BASIN INSERT ® Star”, AFTER PAVING IDN CITY OF NEW HOPE, MN 3 ECTION 4D N �A Bass Lake Road Apartments 8900 Ban Lwo POW Hew Hope, MNI UREANWOW:'.'iv vl NcAuH TFf in BNEEE, 9Cn:4N6 4TINNLLTNNf B A.PIr.l*n...- -. NNx.W41eN N61 'l �� Fr e.rNlhmm� t NtINNYNBb•B.INLi16' lOf LPbI wr MiN.I NY . ma w lal.ud.ary ieCapanW l aN iaS I.n. aMy rvaNaRNwtel BeNa.rlxbrP. se.laraNw.� CIN N New NEDAe �Tesme PRELeeNMFP NNCT FOR OONISfMUunlDN rlonetn9N DATE 11N9MIN PRD,EC O 161W CML DETAILS SHEET C400 wrae P wa ua.nnx.,rA.x. am 2RIA59ODEffiDIB waTPEDONL®Dn hNAQ 9+a9m� �TAN.>B.OmnVD1M VAIDFLED WiEI]E FYDMIFLAIGD9,� L4' EI6AN'8YIJOPSr �.v � I P»6iTP,PP�RE,E o ra>cm�P�c1 ATOT1~• 6WUh18�®1E VSSTAIlFa�1[I�IWf4RAlE iA� ro,e FPob (9DRli91DIRSYTTTLTAffj. N'.TTIIISTI DEAR+P+cT1Amm.nnRalxomRvOEWtEL1kTEOS 119[]DJ� OPIM6OONLlma MB fYllll A A@IDa11M OD 11N PEl A��FW.1NNl®PA®PlC T9laBl16PENME00YrAE1ENA6 __—___._. -. _ _ TYPICAL DURASLOPE INSTALLATION - T4' wN.—c-ur EWANigNI fflo 1I IYAT W E[a m � �f EASIID W lIF3 YA W f NiAte pEAre m�Pe91N-1>fl TNnEnRc'IaEPOIn (G3s'9 TK11d AA9DLTAPP} ER]PENP,)sAIN TN N]TAlRNL9NYLNNgEp EY N' fE' W N WFIEB lSDCf.!>�Ol]H! W LCEITE DAP1P98AMIIeNIAIDE2>DOPEL A��PNLIPA➢ ftLLLAAtiOPLMQQIIEOkTEHAe TYPICAL DURASLOPE INSTALLATION W Oij NOT TO SCALE �� WHERE TRENCH GRAIN ISI—ENT GRAIIN i Ac[ CITECNO RENON GRAIN P ORfipxAlx _ S IFE P "CO; ELOPE o 1.D,x WREf PIPE I. ERT YA OEEAR � nGx 'rnv 1� NEENAN R -x990 -E; TVPE C A,P12EacV%r 11 NOTE: TRENCH Df PTH EMU EE 6-INCHE5 41NIMUM QV HE C z-ININFR H .aNN PIPE Ix ERT SHOWN _TORY SEWED IA., 13 TRENCH DRAIN DETAIL FDWIDIE WK TO WILD PEJACEIT E,D.0 -eaoemeemae STRIPING PLACEMENT ®oe®coos®o® FRIDNIT FACE _- OF cORP 90'' 190�uETkIC VERT WIRE) rg E P p a ;oePPPpPe� Ilrj 7/8 STEEL PLTE AT TOP, SLOPE aoeeop Peeom � tr CG+I+, WELD ALL SDES " EASE �Muu OF kxldP Daps®aa PePo 12DMM EDGE OF 11fLLAY SIRS 3 +346 HIT IE NN STAT 1aTUTE ,69AG WHA GLNEGEND AN TIT" Px NUE B GI FU � PR INTO ADDREMTE OF P, EM PEECTCn�E T mOp Om OPOe000 p®®Pp,YPp�P ATTACH 6" %12' "IAN ACCES.IBLF SIGN 10 PO51 IF MPLICASLE ` Nw rR uvP W:. PoR 4plATNM s 4. 1D GA N-nr a oD C ANCEO _ �SIEEL SIGN P S 2' CEPH AGGREDAIE aasE "p " �WHEAE CCIXICR[�EIE OCCURS AT E25E nHD uRLTweF%Gu�i9E,N uA+wlx I ELOPE i3'-I� A GRASS EURFACf 0 Lwrc DNA.'SER PpNP. 6'ODN CENTER rmNGYE,E R�E I- 9 ACCESSIBLE SIGN AND POST: GRASS AREA, \I Nul 10 SCALE "d NL 3 / l�� l in P TH.MOP°"xx ��.n���—lxnraYnnl. [YImM1� SINGLE PARKING STALL DOABLE PARKING STALL r. 54RCrevn4s IR SCm � C�mIwP�� [R Sa.eriti:ARsp� A„MI ,M+Y 16, 2066 I MR pI�SABLED PARKINAREA G NDETAILS MAROR� I 7.23A ACQEQBLEACQEQBLENOPARKING" 40 NOT To sca.E -eaoemeemae STRIPING PLACEMENT ®oe®coos®o® AR ARE TO FACE NOF�WRS I �y l�x of cuRe ePaoe P9 o eee HE" TO W. OF WIRE) ,/z- R /r PER so iE 3lxlsHED's�DRom IM+ .00 ;oePPPpPe� Ilrj lea 2Aa 18-7 2o-' aoeeop Peeom � ®eeooenoee o PZdPopoo v-9 1 " EASE �Muu OF oGooa000eoe Daps®aa PePo 12DMM EDGE OF '.j� 0000 OPOeC•pe 0 0 0 ®o.] INTO ADDREMTE OF P, EM PEECTCn�E T mOp Om OPOe000 p®®Pp,YPp�P I T.1 ELOPE D 890090019 0P®P®e® 4. RECTANGULAR PLATES 2' CEPH AGGREDAIE aasE unTFc, COMPACTED CTED TO ,0..: ST: xMRD PROCTOR aNSNY 1. DIREMON OF TRANS4FItSE DIRECTION OF A..— -G.ENT - CONSTRUCT C AND GUNER SLOPE 10 MATCH SLOPE G TTEW IN ADCq TO T'ITH YNDOT APFCIFldnON 263, I 1"11 13612 CONCRETE CUR �� Imo—@Rmm -eaoemeemae TYPICAL RAEML DOME PLATES ®oe®coos®o® ooeom Pooao LONG s4. FL LHDPD PER IIIC ) — ePaoe P9 o eee �O O O p a o e a Y 23-1 153 O e P O e e e u 0, Peco00 a0 IM+ .00 ;oePPPpPe� ee lea 2Aa 18-7 2o-' aoeeop Peeom � ®eeooenoee o PZdPopoo v-9 1 oPoaoeoPoo oGooa000eoe Daps®aa PePo e e e0 e9 0 ®®e u '.j� 0000 OPOeC•pe 0 0 0 ®o.] mOp Om OPOe000 p®®Pp,YPp�P eppPp �e1AP D 890090019 0P®P®e® RECTANGULAR PLATES RADIA r—fie `� �� os T SECTION A -A TRUNCATED DOME T1NNOl3ED TYPICAL RAEML DOME PLATES IA.R:ANprNwaYRRT]eYlc iFE 5 ETl ® LONG s4. FL LHDPD PER IIIC ) — IiEpIIPE NGRRFE N l0 15 23-1 153 a IM+ .00 2O w lea 2Aa 18-7 2o-' m 25 30 v-9 1 20 NCTES; ¢,FRM[ IPIYPp YlV/4]5 94IL�PoLIW�MTPLYC F,pR yX%�PDlRI6. SLE AIN/DPTS A°PNanY/wWls,Eo aRCTNIE YNPoONP PQVS#1 a 1RUNu1NA I,YNPs : IX PPOOP41 KI[0'TA11! WRNV05 NK REP3PLD oaP] e�nP m PNALL tE NP mR 01we,MRa A � P�ma,Puv �aP�aEIaIY Nm:nIE nu TPWrATm ax n m Ix vrRm RmN Txr'�'x"'IccpvsXw,loNNs a nc Y.RaN:.amY -ecal ImE]Tww Ams R mINwL oewxa oR °ANd'O4 0, axle TD aNmR DwE mNerw ,.r 1.11Yw. 1xN NNF Flvmm Y1,x a�R .4 A ARLP TO.M'AY. ©HX A atlfE RDXfr SNaK: OAS• IYOPIYL -AT TfDLS1REM PNLYYY L'A099la4 -p1 RRL hA]MPoxS Ylild aws.N m® xxE xIN PRalNnl9. ©I,oI Nm ePr]N.x Y]S ulxlwu, CF YIYMILRu OIIO RrNN9m muwlmx, SRxRNY YN®a xIPNIL Pulls MINIL lalwPlll a M PL9C NAE N'G a x Ib� vu,axE ® MIRxM ,r ,6•. x•. .1D•. dY. :`Y'R"C"'P� x,PPP PIRA RNmSi ImxowlvN wyusy, p6pe i ISXf=IXFaaK Q) MxaY. N[l aEa NRN WIww,1.1,YF.� Npl MgUIE �.cc E]a°�ueNR 1xEwwm �a vRwaD NPN nIE ruu IMPP PAa. 7�,�7 SP60���DETECTABWASURFACE '038A NOTE: FOR ADA COMPLIANT PEDESTRIAN RAMPS. REFER TO MN/00T STANDARD PLAN 5-297.250 PEDESTRIAN CURB RAMP DETAILS AT THE FOLLOWING WEB ADDRESS: HTTP://STANDARDPLATES.DOT.STATE.MN_US/STOPLATE.ASP% CONTRACTOR SHALL COORDINATE FINAL CURB RAMP LOCATION AND PEDESTRIAN CURE RAMP DETAIL WITH THE CITY AND OWNER PRIOR TO INSTALLATION. ,_]_PEEEDESTRIAN CURB RAMP - DETECTABLE WARNING sSeaNE PER Nu. om TACN cwT Pex NN roor 2351. -wFARING COURSE PER CV55 5 _—G. PER ux✓001 ),]6 MN/901 mw SRNWBP]D PTNPAGTED 10 Al —1 10•': STANDARD . 01 DENSIT+, I}=ITIS I I -III -I I I I- I I.. I R SCAR11 ANO RECO-- SUEG— TO _/0, c DR oENsrtr-vaoDF Rou PDR Mx/Dor a,+, fi STAND ITUMINOUS PAVEMENT WN COCRwSE PER MND LJI TAC, COAT PER uN/c01 2357. cDURSE PER FFCVSE 5 K6PEGAIE. PER MN/Otll ),]E Nx/DOl 2]AD 9PNMB130 pOMPACRO TO AT LEAST TDO" -0R ACTOR DI]e9:ir, r III-[11-II1=1I II-III- a xIN =Llrlll -III 1 EONS , AND RF q? SLI TO OENEI,Y?PROOF ROLL PER PR AN/DDT 2111 7 HEAVY-DUTY BITUMINOUS PAVEMENT C mNcaE1E DR1vEwar aN>waPR ® Stant![ COMMERCAL CITY OF NEW HOPE, MN srxa 1 CONCRETE DRIVE APRON -COMM R 40 ,.- I'' 1 G161 MSp EPNE�9UlE SI(YL FRiN61W p6R19i1 Y.ETPacwm rNu. NPSYr IA.R:ANprNwaYRRT]eYlc ?- - I I. NPMNIYfn6(ALIi I I �awaerxs W.%+" R]1EYEAMIcNN.v+RlarnswW, 3 Nene® slonc. YNDN2 caxcTA.EPPiuc 1, �' RAYYpE6TRLKIN1E 911,E T� lawScaaarsxTlaA �i -- -- -_ f -_ -- - -SSSS-- -- - - - - -- I GTpI BICS6R B IEANNpI-E 116]IAiIN1E1jT ]NM Ea9 St811t1C i3 C17Y OF NEW HOPE, MN r srR-t6 2 CATCH WI "PLOY M IDWN 92'MODE ON SHOL D1ER E" WE e'OR 1P a,5' Ism TYP.%MON Oar 3' VYFAR6G OODft1E NIXRIPE PBL sIm a' ASCREGATE &I CLASS S, iW9e Okelm f:E0If9Li1LE FABIf[ . ...... E]fAVATION A1u AmTTNNIALwcR�hTE ARSE, gA55 s. ASS DIPFL'lED EY TIF ENGINRN+ 6ITDMD19IM15 PATMYAY r HININIJfA IJ"RYNP .py!__, �. I 5NOlRPER EEiF19OE 6'IYP, O.S D.Dr MIDI. ... R CCI IEIE 1. SPEC. 6'AGGRE6ATE BR5E. CLASS 5, L00%01,19HED GEDIErrDE FAMUC EKQVAT]ON AND ADDLTIO WILL AGGREGATE BASE, CLASS S, ,SS CIRECI SID D—E ENGEN55I CONCRETE SSOEWALIL TYPICAL SECTION TOR TRTUNDIaW �Mx,mts ® StiLFIWC PATHriAY AND CONCRETE SIDEWALK —=OF NEW HOPE. MN I Ent-zc Bass Lake Road Apartments 94DO Bas Lk. RDeD N" HELM. MN uwwwp,RT»Ilgo-" PDI NONM TNIPOSIREET.6PIEttl LYNNEAP6ffi, LPI ®E+ ell.�allP 6LIRpATAxr BKBM -- S B19DBodyn9PllMltl SiIPxIyIY. AN LStSS18 rNPEA2oAar PPNP09Yxl ,.w1YePRM„ Wpe6FYNEh EPI 11NprRll.M w 6ed.g.A&ndwI-.dL6 lall.Yd NS/.YYAIYB4LIeIlYt714P dFerlYdgghln,sm. �T7Y CRYed NaN HPpP any FWftbn IImN 61161616 PRELIMINARY NOT FOR G0n6TRDGTION B 0 fb "Isbn WlE R+IID+I P+o,acr• e+a PIPIE� mNPeY,IIa1N ISIAYVN H BH f]LCE®SY 101Y ;ML DETAILS 3IHEET C401 1C NG CONDITIONS 50 I - EXISTING DRAINAGE AREAS RMYGE M V EV '- (OGLES] p OUT {Cf5) STORA E"EM (OGRES) 2- 10-YP/R IW -SEM ROVIINC 20T 4.29 .] PROPOSED DRAINAGE AREAS all 1B.BD Da10 aL•3 3,53 4.{7 9.11 IB90 NATIONAL WETLANDS iNVENTORY MAP O 501 25 0 60' 1001(a) �RgrQSFQ CONDITIONS 50 SCALE f - 501 SPECIAL RNC IMPAIRED WATERS MESE 9PEdW. AM "D WA1ER8 AWE ME NILE I="US) OF TN[ PxOIE7 UMM MD REDEYE RUNOFF MIN ME FROUEV S. DUE M WE FR IMWY OF MESE SPEWl NN BFMIED wA1ER9. WE NIPS DESCNOM N APPENDIX A OF WE NPDES PERYR MLL NrLY TO AL MFRS OF WE SNE. rPRROET EUD.T 1A'E NuTRExT/TINIUPNICATU DMP BRM MRNR9emNCI Pmxvu %NC GPMRtP 1 BUSY El_ EX "oR; FFEE EES IF!= Mer EMm w RN Inwt MH NPEmem NI4 MMImOm NPCT YnnMute PMlwm CaNmI N"Retle NPOES PRMuIR l d%NvgP RYC PImIraNMn kike,n ep'•xN1 CxPHuv.t. RCP RWnTenaa C Prye M: THE STDRM wAlEn POLw1Rn PILEYdnml F1Ax FOR SKIS PRD M NCIUDE4 WE dML ENdNdTENO PI MD WE PNaUEOT NAI,INNL EONWMCrOR ro SU'PLY 01 PH191NC ORCIN' ESHMATED ARL.- QUANN IES DF PRI PREYENTIUN MND SENMEM MNTML NPS A,REB nD IT WE STMT OF WE PRCEOT NRI FOR 111E UEE OF SHE PReECT. AND IACAUN DF MESS w1ERE Cd6TNICIMN PILL BE PWSW TO MIIaB OURATKN DF FoMSW TOL ME+9. GDNRULTOR 15 W REI NNNESOTA POI CONTROL AUE S MTRIIdIOMS MR ME MPUMMN FOR MPFNDNR Fo nN�elvl°b C°NSI Ae[rim �. To SUBMIIIINS oK bOA N. imspECTIONs EIGMSED EDL MG4 vxf ESE T pals MD INTHIN 24 HOURS MIJOMINO A 1/2 NCH OVETt 24 4HODURS SAN NAGS �. eXm{ EATER! 30 DAYS. FROIDI GROUND, A4 SOON M MNOPF OCCURS M PLAON W NESEET. CO �UCllCfl RSR � A -, cdNRol NATERSIED D+T+ k SWERIIN ME alFO orr [nips RkE ro IdPr RmFT IN ME FlEID OFFNE, INSPECTORS IEFIRXE OR rdnRACIDRs MOIDLE FINN M_ ARII1PaTEN MMILIIATION BY UNINRN PERENNMI -or,% MIEN (TOS DENGIIY) DRINK .- _TM AyTEMPOR , SYNMETU ME, SIRRRURN KI RENEM FIRM OpNro DEs AND OwlaSMCN BANS (PETIRN ro OE9UL owlclll7. o CFJIONN h SOILS BAEESOIL WRINO[5) No cL D oPRNlDBRWN Y B NIERFC AILS TY..1 SS O o rws E fT sc PROSECT M WE 6BO O NIWL ROMRT FOR NOONSNAL INFOPAIMgI PTON Rd1, ?Ilf•.CWS EHOSICN MN SON ML EWOSEO SGIL MEAS (INELUM. SUCKPIIES). ETABIUa:nM MAST BE NRA1E0 IMINE IMELT To ORF salL FU- " FFA' I�dEYER�-"UGIIDN ACWR11' was T MMFNMILY CE+9W ON ANR MORON OF ME 911E MD NLL NOT R.0 FDR A PERIOD EXCESEN. 7 -DAR DAYS. ETNBIUTARdI MDSE DE OOMFLEIED ND IATER CC�NSTRUCCCT NN ACIAIY INW DOS MT� KNEM RF THE SIZE HAs IENaw , GIN PEsw _ O;x. PSL PUBLIC RATER THAT TLE DNR IMS PRO LEViTED TUNN IN WATER N""Opaxs' OUNNINN m FEW SPAWNING TME "MES. -LM DES TIM' ME WRNIN ROC FEET DP TIE MAIEITS Fou" Pan "'N TO 11Esc NRTENS MUST mRLLTE mE SIABERNION xI11EN 24 N n DIESEL, 111E RESRBCNON PERIOD. PIPE OUTLETS NUST BE PROUDW Mm TEIPtlURY OR KIRMMEM ENFRUT oIS9PAndN IRWIN N U. MTER OUNNMEW rd a 1553PERT =oL. MEASURES MUST BE I- ON NLL &WIN PERIMETERS BEFORE ANT UPDRNNF]T VND NBNRBNG ACRRWES BEGIN. SETMMEM AND EROSION CONTROL NMMTENANCE :MEM RSIM ENE Cd4WEL PRACIIdS: RNEH ER W THE RFJGHT OF TE EMF, THE SWIMS T MUST BE REMDIW MEIN 24 KUM E KNIMETER SEDIMENT CONTROL HAS BM CMA6E0 OR 15 NOT FMNCTNNINO PRppEWE. R MIST BE REPNED AND/. REPLACED MMI. U 1N111R5, KALI.- RMP MGSURES MAY INGAICE 5LT FENCNB CCNSTRMCIq OTHER NOTES: 1. LONG TERM MAINIF or 6 THE SIZEBE PERM Ar ,nLL uTd'o U+RTEMNCE FOR SIDRMMMER "" � 6 111 BE: 1.1. INSKOT SWI GRN BASINS MO iLTRNEN SYSTEMS ON A BMNNLUL BlS6, axPE IN mE SPLENO N!D OrvCE n ME FALL 1.2 OIEI BUMP CATGII BI "I FIT—- STSTENS OF SBOINEnT MD DEEMS MNLMLLY DR MIEN SEN.EI MFFHANIf.AI ANTI NCN 212 ATER DISCHARGES EXISTING MLI] PROEQSLD 1. wnM UNE RL41RN9 O. e. PGIBWWON NRTR SOURCES 5. ONNDDKINGCdI of-TRaINsxNNt rOEN dscwwcEs Fu f of W, s1oAA1C S4aDYE. 2. Ws swPPP - REPIRm NI P__, FY]RTARIF TCII Ff NETFS- ARE CERNRW IN ME DESIGN OF1. COHSRW SWUCpm COPIES OF ME PROPOSED DRAINAGE AREAS GEAIIFlGAWOIS ME O1, FlLE NTM BIEM NL ARE AWBADI£ UMN REQUEST. TETAL MEA INPERYU119 NEA PEMdRE DFwNM MEA 0 OU FS SIORN EYUR - - ALSO GENERAT PC:wTNDB WMT Cpl DEGNIDE WATER ODLRY. Ic�nxT ouwrvc c dWu UNIENNER TIE WLLUTILNT 2. ppAARRE TOILET PLACEMENT. E 100 PLWZ POMAIe.E OILLTs MFul M:E 2.1. T (IORR) (ACRES) MGE9) I (R.BIi I4.4B1 (7.]67 RWWNG 1 I.ST 0.421.79 1.74 ].M 8.03 NITI SIZE DESCRIPTION -- THE a.I.a IJ:NE sIE cUNNENWY Vo NOT HOME MT KNNENT SlU UIRSS OR EOSMO IMPERNOUS SURFoCI L ME BRE DBMMS TO THE -EMT xR -I- v I-ro 1. FOR SPILL MID I.ZM ecwlwNNLxr. POLLVfICFI PRFVFNTICNSURWES 2 9,29 C_ ABR 130 RAI 462 STORMWATER RUNOFF SUMMARY 3 D,G3 am a10 ale 1.03 c.ea 2 -YR STORY (287'1 o-RUNSTOAT W TR ( ae� -YN sT0 ( N') p,� o,3R abs IAS 3A3 132 2 .25 4.28 8S1 4.WB CRI POND 1a17 RUNOFF (CFSY OFF (GSJ PLUNGE (GFS), CONCRETE MASI M -SM, AL DODU AND RmuIIEIR 1nrATEx CN ENLN UN.. SOLD wA41ES GDERATW 9Y CONCRETE NASHWf pEAARC415 M115f BE o__ IN A NEAT(-FROOf COMAN.EM FM11IY OR NPERMEASS UNM A CCNPICTEO CLAY UNEP taRO T r DGEs xor Ia1o. uouPs TN ERNR NRd.m ERE 138 8.51 1617 SPECIAL RNC IMPAIRED WATERS MESE 9PEdW. AM "D WA1ER8 AWE ME NILE I="US) OF TN[ PxOIE7 UMM MD REDEYE RUNOFF MIN ME FROUEV S. DUE M WE FR IMWY OF MESE SPEWl NN BFMIED wA1ER9. WE NIPS DESCNOM N APPENDIX A OF WE NPDES PERYR MLL NrLY TO AL MFRS OF WE SNE. rPRROET EUD.T 1A'E NuTRExT/TINIUPNICATU DMP BRM MRNR9emNCI Pmxvu %NC GPMRtP 1 BUSY El_ EX "oR; FFEE EES IF!= Mer EMm w RN Inwt MH NPEmem NI4 MMImOm NPCT YnnMute PMlwm CaNmI N"Retle NPOES PRMuIR l d%NvgP RYC PImIraNMn kike,n ep'•xN1 CxPHuv.t. RCP RWnTenaa C Prye M: THE STDRM wAlEn POLw1Rn PILEYdnml F1Ax FOR SKIS PRD M NCIUDE4 WE dML ENdNdTENO PI MD WE PNaUEOT NAI,INNL EONWMCrOR ro SU'PLY 01 PH191NC ORCIN' ESHMATED ARL.- QUANN IES DF PRI PREYENTIUN MND SENMEM MNTML NPS A,REB nD IT WE STMT OF WE PRCEOT NRI FOR 111E UEE OF SHE PReECT. AND IACAUN DF MESS w1ERE Cd6TNICIMN PILL BE PWSW TO MIIaB OURATKN DF FoMSW TOL ME+9. GDNRULTOR 15 W REI NNNESOTA POI CONTROL AUE S MTRIIdIOMS MR ME MPUMMN FOR MPFNDNR Fo nN�elvl°b C°NSI Ae[rim �. To SUBMIIIINS oK bOA N. imspECTIONs EIGMSED EDL MG4 vxf ESE T pals MD INTHIN 24 HOURS MIJOMINO A 1/2 NCH OVETt 24 4HODURS SAN NAGS �. eXm{ EATER! 30 DAYS. FROIDI GROUND, A4 SOON M MNOPF OCCURS M PLAON W NESEET. CO �UCllCfl RSR � A -, cdNRol NATERSIED D+T+ k SWERIIN ME alFO orr [nips RkE ro IdPr RmFT IN ME FlEID OFFNE, INSPECTORS IEFIRXE OR rdnRACIDRs MOIDLE FINN M_ ARII1PaTEN MMILIIATION BY UNINRN PERENNMI -or,% MIEN (TOS DENGIIY) DRINK .- _TM AyTEMPOR , SYNMETU ME, SIRRRURN KI RENEM FIRM OpNro DEs AND OwlaSMCN BANS (PETIRN ro OE9UL owlclll7. o CFJIONN h SOILS BAEESOIL WRINO[5) No cL D oPRNlDBRWN Y B NIERFC AILS TY..1 SS O o rws E fT sc PROSECT M WE 6BO O NIWL ROMRT FOR NOONSNAL INFOPAIMgI PTON Rd1, ?Ilf•.CWS EHOSICN MN SON ML EWOSEO SGIL MEAS (INELUM. SUCKPIIES). ETABIUa:nM MAST BE NRA1E0 IMINE IMELT To ORF salL FU- " FFA' I�dEYER�-"UGIIDN ACWR11' was T MMFNMILY CE+9W ON ANR MORON OF ME 911E MD NLL NOT R.0 FDR A PERIOD EXCESEN. 7 -DAR DAYS. ETNBIUTARdI MDSE DE OOMFLEIED ND IATER CC�NSTRUCCCT NN ACIAIY INW DOS MT� KNEM RF THE SIZE HAs IENaw , GIN PEsw _ O;x. PSL PUBLIC RATER THAT TLE DNR IMS PRO LEViTED TUNN IN WATER N""Opaxs' OUNNINN m FEW SPAWNING TME "MES. -LM DES TIM' ME WRNIN ROC FEET DP TIE MAIEITS Fou" Pan "'N TO 11Esc NRTENS MUST mRLLTE mE SIABERNION xI11EN 24 N n DIESEL, 111E RESRBCNON PERIOD. PIPE OUTLETS NUST BE PROUDW Mm TEIPtlURY OR KIRMMEM ENFRUT oIS9PAndN IRWIN N U. MTER OUNNMEW rd a 1553PERT =oL. MEASURES MUST BE I- ON NLL &WIN PERIMETERS BEFORE ANT UPDRNNF]T VND NBNRBNG ACRRWES BEGIN. SETMMEM AND EROSION CONTROL NMMTENANCE :MEM RSIM ENE Cd4WEL PRACIIdS: RNEH ER W THE RFJGHT OF TE EMF, THE SWIMS T MUST BE REMDIW MEIN 24 KUM E KNIMETER SEDIMENT CONTROL HAS BM CMA6E0 OR 15 NOT FMNCTNNINO PRppEWE. R MIST BE REPNED AND/. REPLACED MMI. U 1N111R5, KALI.- RMP MGSURES MAY INGAICE 5LT FENCNB CCNSTRMCIq OTHER NOTES: 1. LONG TERM MAINIF or 6 THE SIZEBE PERM Ar ,nLL uTd'o U+RTEMNCE FOR SIDRMMMER "" � 6 111 BE: 1.1. INSKOT SWI GRN BASINS MO iLTRNEN SYSTEMS ON A BMNNLUL BlS6, axPE IN mE SPLENO N!D OrvCE n ME FALL 1.2 OIEI BUMP CATGII BI "I FIT—- STSTENS OF SBOINEnT MD DEEMS MNLMLLY DR MIEN SEN.EI MFFHANIf.AI ANTI NCN 212 ATER DISCHARGES EXISTING MLI] PROEQSLD 1. wnM UNE RL41RN9 O. e. PGIBWWON NRTR SOURCES 5. ONNDDKINGCdI of-TRaINsxNNt rOEN dscwwcEs Fu f of W, s1oAA1C S4aDYE. 2. Ws swPPP - REPIRm NI P__, FY]RTARIF TCII Ff NETFS- ARE CERNRW IN ME DESIGN OF1. COHSRW SWUCpm COPIES OF ME w M dM ,oNuEMN HOMO HIEN PIACM N WE VICNIIY OF GEAIIFlGAWOIS ME O1, FlLE NTM BIEM NL ARE AWBADI£ UMN REQUEST. STORK DRI CR B NUBI W WATER. FORTMIE TNIET CIEVINC ACWR'E4 CM 3. SKIS BWPPP DOCUMENT wuv BE MEND. As ALSO GENERAT PC:wTNDB WMT Cpl DEGNIDE WATER ODLRY. Ic�nxT ouwrvc c dWu UNIENNER TIE WLLUTILNT 2. ppAARRE TOILET PLACEMENT. E 100 PLWZ POMAIe.E OILLTs MFul M:E 2.1. T CMMOL MEASURES UTL[Z. RS TILE SRE TIE SIFE NO 9.OMNG IDGAIExs OF AU -ultra CHUUD WTN ACCESSACCESSTO THsTE SfORI LAMER CCNTRd. MUST BE POSTED CM 23. L n MjL A NNIMUN OF 20 FEET WE SITE NU up= N RERDCT ME PROGRESS OF COMWRUCnorv. w� Eppy MO 10 FEET PNOY -RL PROJECT NA.RATNE .F HF. M _FNN REPLY oR N+N EM BERN S BE RL M ,xGlNo TxE NITI SIZE DESCRIPTION -- THE a.I.a IJ:NE sIE cUNNENWY Vo NOT HOME MT KNNENT SlU UIRSS OR EOSMO IMPERNOUS SURFoCI L ME BRE DBMMS TO THE -EMT xR -I- v I-ro 1. FOR SPILL MID I.ZM ecwlwNNLxr. POLLVfICFI PRFVFNTICNSURWES 2.3. AIW R NILEIS ON NPEIROUS MT WL DUIGIL" ITTMN 10 NANALF]AENT NFASURES 9d1D wMIE NSP05W RNR M. COMPLY Mm SINAI SEREFS. L n TdLEIS % TPM Ery IE 10 YPCA REQUIREMENTS, TRAEMC MD MCAND MUBMENT LS NINBB HAIMWIIS W.VRE _I;ED (sECONDIRY 2.. EIECURRE TO faro M ME GROUND RI COMNHMOHI RESTRICTED ACCESS) AND W"O"" 8YGIEIL TLE wNEN RRL SE dSCHMFiD ro mE EKERM OGP COURSE Pb110 N CONPUMCE NPW, NPCA IECUIPEMENTS. R6. RINSE wi FRDN ClEN1NG ,CWTTES SHALL NET BE 3.to CN SIZE. EMRN4L M19HING OF TRUCKS MD OWER 3. REGULARLY CHEEK TOILETS FOR DMME YN C01181RIICIION IOUES MUST RE 1.- TO M ENED ASA OF WE SM. RINOPF N)ST EE CpRIBCO MID wISIE PROPERLY DISPOSED. LES -D SPILLS AS FMT OF THE NEI SM IxEPECTNx. 14, OVER UEMIFleA1TWD COMACf NO ENGINE DEGFE4I ALLETIFD M -LIE. INFORMATION SHALL BE 11SPGND IN A CONCRETE MASI M -SM, AL DODU AND RmuIIEIR 1nrATEx CN ENLN UN.. SOLD wA41ES GDERATW 9Y CONCRETE NASHWf pEAARC415 M115f BE o__ IN A NEAT(-FROOf COMAN.EM FM11IY OR NPERMEASS UNM A CCNPICTEO CLAY UNEP T r DGEs xor Ia1o. uouPs TN ERNR NRd.m TEMPORAAI' SFWNFNT MRINs- EMI{ uxER RE LOUD MU WUO wMfES MUSr NET CdD TIC mIPORMY SEVIN IN'S NS ESNµ A GROUND. AND WERE MUST NOT BE RU OFF FROM WE MNORIE RAM- OVEROXONS Ort PI1Dl5 8FCTGN 2.1.11 ET mE YPu l N. STORNWMER PFRYR. UOUD ME 0 D WASTES MUST BE DISPOSED or FROPERLY MD IN CONPWNCE N NPG ENOIIEER NRCIPMES TMT, PMdI ro REO Awns. A sNN MUST HE NS -ED ANIAPFMF TP - NANNM F M IMTRY INSEU19? OF ON LDNIM _B MLL 119E RLPETE EOVIPNENT OPEAaRONS TO UWUSE TIE PROPER Fool,ME CON FlM WA4IKIUT NEA W Fl SEDIMENT 81SIM M RNO SE-LENEG-IMIE IIIDICA2ET ON WEPUNS 19 SHa1N IN M MPRORRAArE L PRIOR WE IEYPORRRY M1NNS NN CTAT IBJ[ ro STMT OF CO161RIMITdI 0, SUHwI E W FRMR ro USE BURFMf WAIFR 61MLL HE REI BT Md1ININ DE.TJS N BIM EAILTI AS NRCi0111 SIaMER OR SHINS, - CR ,- A PUMP NTm A -1. 1LIEMAINE TENPCRAIIY 011SUIEENi MBAGINS SIMLL BE APPRDW EW L PRIOR Ed USE. MOUNC AND SICRAGE GF HAZARCs ' TIE CONTRACTOR INTENDS M USE POLYMERS,STOCKPILES. UCdIINOS, OR OWER SEDINENUWON TPS.RNENT IElarais ON mE PROTECT SRE, TIE ON -SPE SIOMTIEs OF SOL SHALL OIIIRIC.NR MUSE COYPLY MESH THE FOLLCNTIC TWE PERIMETER SEDIMENT CONRDL NIN N REWIREMENM MCM ES SIMIL BE RABILIZED w1M BAN, WNSETSYR'S.OR YYRDLQI 11L O Ism YVErUi1' cpmmp FRIER m qys N- T ENNIS clbuloN MOI1Nm 10 EnSURF LT-TEOwE rNEMFME CHEMIGLS w.T ONL BE APPLEO VI TRI SIOAINkTFA 6 NRECTED TO A SEDNENT CMI SYSTEM RHICH ALUMS FOR N4IE: PLIRNNN OR EETIIEHEM OF ME -PRIOR YI6T C N£IE, RICK, ONTNry ro EISNMRGE. gA'EIFP9 BIGNAIUE, PAY FEE. NU SHm N AHE C�NICUSSUST BE EESSNE TMD TMT ME NPOE9 PFAMR 1PPJGROS CONNI TOR SHNI. TwFs OFF ERdRCE A CUUFIEO EROSION CDINROL SNFRA50R So -MM p0IXl BE N. ) FOR IA AND TO MEEEUIECIW TIIRMDITY, Px ALU p"• IN9FECRd! REPOR6 SHALL BE RE1NNm FOR A FLOW RATE OF STORNI FLONIN. IM WE PERN21 OF MREE (RI CHEMIM TRGWYER SYSTEM OR ARM GLWGTNNS ME W FItE N BNBM. GNEN GALS MUST BE =0 IN MEMOMCE TIE OWNER MD CONTRACTdI NE RESPONSIBLE MoOOI EIMANFEMNO FRAGROES. MC FOR NPLDMFMATW OF TIE SNPPP NA MI. DOMG SPWIFKAUNS MDSEDIxEM INSrAIAWON. INSPEGTUN. SRU NNNTCTI- OF RI oa50N 5PEffK TUNS PLDI BF ME ERASION "N"'N"N NO GWINEM 111E YMUACNRER R PG/UPLEF GpNyTpuc6iv�lEI WoO� HEMCEOT. . .1 --N "M INUEL TMNS IEWEE SEOMMI AS RpNUIW BY WE KEW, a wrwmH E Gunl�Nio.. ¢ _I>�ar�EEt SWPPP IMPLEMENTATION, INSTALLATION, Ilm 5 cuams U. - REPORTED ro THE INSPECTION, AND BMP MAINTENANCE BY ROPER AUMORRCL GENERAL CONTRACTOR. NAME: _ AGENCY CONTACTS cnr CER or N. NOPE TlRCANON �: {w1 A W MRIBE N DATE: N�wE MI 11I AL TWCNm"smuFMdN1D�vrvEp ,ES NU E NFwpuW HOURS -WIN 24 HRS OF DFvCCYFRY OR MORE FREOLENRY IF REWIRED BT GREY OR WMFRSXE. CdI5 ORON SRE LGATERI¢ NAW, Tic BOO NICCUET MALL SURE 2a10 MINNENCIE. MN5rt WE DOmRN:TUN BIMLL BE RESPaN II£ Fd! mrO.Nc ui URNgNNO PERNWS50SGm I.NNE. (817) 45 d ALL CEIPNTEIRNG we - - SHML GE DIRECIFD TO ONS DFPIESS MS NO DISCRNGE MGR CCNATEINY OPERNNNS $HALL BE CRECWD OFT -ATE T01YMA5 A WATER DF PROJECT NA.RATNE TIE SdIE. NITI SIZE DESCRIPTION -- THE a.I.a IJ:NE sIE cUNNENWY Vo NOT HOME MT KNNENT SlU UIRSS OR EOSMO IMPERNOUS SURFoCI L ME BRE DBMMS TO THE -EMT xR -I- v I-ro .M ElITRIC PdA lMATFO ON WE MUNI OWE COURSE ES FCR PROPOSE SBE OEStlkMN - DCELOPMENT ON WE BITE NOL INCWOE TIE CdISWNK'WGL OF A ON R MOLT-STORt RESURRIML HUI (OSTM ULUHareNUN SRI �R W � OCMTW ONADENOO, NNwwA•R. mE 4NLNO _ IN MI_ ITEM OESd+PNO. O H1111 1 WE I EE OFRoof. WE X WE �MP .7oH WINE ARID UNDFPDFOJND F1LTPo,110N S m,I. WE NANMIx DF STMIIMRFR MLL SE CNPTLNED MO RG11ED M WE EL -TION STSTEMS By NEMA STORM oENER DPNNAGC STRUCf. IIIEf BIER S E10I M""'OrdN ENWMNCE i EPCX 8YGIEIL TLE wNEN RRL SE dSCHMFiD ro mE EKERM OGP COURSE Pb110 EACH S T FDME EROSMI CONIRDu BWINEfSr 2O2 EROSIdI CO YAT SY n01E: RUMtINIES SNCNN ME SHE MIN" IF AEOIB D 111 TA WGO,U xmmsxm mGiwCl. OR on CONES RIS RESPO[BIBLE FOR iluL DEIERNNAWO. a GUa u PROR TO mxslRllcnax. Bass Lake Road Apartrrerts 8400 Bess TOM Road NNM HOT.. MN ALAS uw�wrlr:a atNl NORM TNNU STREET. RULE 145 !•MIEMOLIS Au SEMI 61P45C Alpo RaBubmllW a:vsm! PREUMINAW NOT FOR 0011E ILU110N REAIBIp116 ! OuY N�lml SUM ENUBI OIMIIMEY M MEMEBBY Nolo ORMWATER UUTION IEVENTION AN C500 W d ❑ 'a ------------- rwRlu�a AREA STE PLAN ill 1": "-7-1Z7, ' 'PROJEcr` �i I _ i LuQ � IM.n-FANCY Z R�189VfNL m' 9 z PAMNe a � IN 9 r gg i 59TH AVENUE NORTH 'SWAY l J ---------------- 'SIHGlE FAMILY RESIDENTIAL _____________________- ____;. i r_____ r_________{, _____________________gINGLE FAMILY RESIDENTIAL______ _ w w' 0 0 n .w is eTORY WATER S ------------ ------------------------ puma �1 I I eT90M YM16A ❑ I' Foxe jI C3OLF COURBE-� i o ; SENIOR HOUSING ------------- r ---- --- 70�1 G-USHOUSE --------- �E 0OAD 11 1 �n.F lwnnfw2r x®oertwe AwoRe F SENIOR H0U8NG u ❑ Q �M ------------ Ela El1 I a� EJ RUTtFAr<r R6e®BnNL �NA T C z W z Bass Lake Road Aparhments elm 8--1. 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BASS LAKE ROAD Bass Lake Road Apartments 81009as L"Road Nav Ikn., MY ALLATttS- _ � � YR�AN4NdFf`:F- MATCHLINE - X100 ao now ms L�aL aimr: s awrusroLa.nw �� REHM LAN66CAPE nziss3ioo WSW" IOP' it 999M �l L LIME CUTNAM D F/ ' 6] :LNEBTONEWALL 611x11 FAY® IAIEEGPEAEYEE:T6 a,w•...wlLairw 04%4rORY TREE Mhw■ar.Mxw•I P�x.iF-Raw■,Mwb6rmm ORMALM �a ytz_e� LPadaLe4�+d,G U.Jn,.e taa j ENTALTREE al Ere aveolMw¢�.e CP ■L O MiE e-02,92'JS6 �G * r;( cases �ro 4 ca a N.■ MapM e�Nr,y n■■ rrvenLL DECE1110IISCCP wa.sm• SHRUBS (�]�� PERENNWA WOO ,ow • wa■,oaa r� HESE — sxa■cr• , y AWE 8p 4WE08Y .6 Perimeter Landscape L101 NOTE COHIRAGAWSHALL MAOWN TREES INA PLUMB POSITIONTIROUGHCUT TIEWARRAI.'IYPEWCD. WRAP TREETWJMGONLY UPON APPROVAL -9Y IANDSCAPEMCH ECT. SEESPELFICA7=132 BSM PROVIDE L INSTALLRODEIT PROTECTIGN4� HAROYYIRE MCTI+NESH oWNOEB, C mk oR GREATEiRXWHGT.. STAKE W PLACE PER SPEC 3WW WE ALL TREE WITH ROOT RARENSIBLE ATTOP OF THE ROOT BNL. 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L BBBRWDNREQMMRRRANTWTlML1YPEl8NEBIWLBESBMTiWmmEVMIDBDAPEAIEOIGEOTMRODIMDMATOMMMMBIMINN.AIL BIBBTRREINBAFIEIMBMM RBrBEAPPFKNM NLINDBOPEARaTEDFNDAAEEBEOTmODNIRAOTAOAMT,FNB. 7. ADAWIIBMiwLMkTDNDFPRDIVB®PUNTNATFiWANAYEMBD®NFMRUMBGVEACMECTRIRMND7FEDNBMm AMEENEMOFPLWM L FOnLBERANTLRTMMLPONOWALATI NWONMUBMWA4OMAPPMMMFOUXMMDBPMWTHTEPLW MBMPERnEMVAF KERS INDRJCIDTBORMAYE7IFATWRREMERNMFNLNBTNLDDNMMMAPRMATIMOFPNLtARIDOAOFUOLPER2trcN "MAMeULPM BMFBWUHMA MMIMAPPIICATFN INF1041".'.TE MUNI GSPRAMINTEE TRSMER. P INBTALLIrQ"*F KAM"MLNFREMRWETANW MMD074FLPEWWJA BAWAI KAWMWL&HAU.0 W0F1KWWTiLMEPmm DORMNANWIW OFFONBANO,AWDFT.I WW, OIABOT EWW WWRMNTEPR616TI MSML. 1e BFEWRNPPOEMATERMLNMILETNDW'NBIA.ABIIOBIEEMMAMMFWMTRLM RAMMFEWMNICNIWAPMADUT"LgIUDET.i1UPUBTNM RANTEDOTHEFNLPTEMmD A1NNDREIMGNEWRPPBMAFTBRMAY1. 11. PUCTINi[DIEELMOE0.T7BEL®70 WNVINB!FBB6PEf®NWSANPAlNYUSMAEIERAMNGBIDMEBBM MiFBBOf!BEBEIMIM. 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A COWtR MMUBMMTMTSDLMFDDOIBMBMFPAMMNFEMEDWTEm MMFORMDPMDRWARSAWMTEMUERUZ UTE UNDEMNIE C=ff 8NKLXiRRDUD MTEXUWrlONOFDEUNWOMATOBIECrPRORM EM MIFWML rtBINLLBEINE WBB'1MEDu/rPM.TOLeREWONSBWIY R@ PLANTING SCHEDULE Bass Lake Road Apartments MOD Eels LaW RDRD New Hope, MN IT RL N. YPNAN�dPPIX; . SOI NDPTHMiPOS1AFJ:1 : urtk ,a baiNNFAP0l19, IJR 6iq+ 07IM310 W TA DF/ tl1YAAeee m.*E Am EYSFpAANNSMN pef A.FN IBBweAewiMNwpel� irw.w rdulyA.A es I� m.ecamw.ann,rsa Frepxen mM,K,em q rnq Lsa�� Lam Re Mrraewu-tle,tz wa o,ere sreredlkmrin r. G�rnr�,`J r ` JDIIFA Je•u L;e.. +vy IMIE VE 19 Vs6 11DENHE • 2odN Ok of NMN NWO IWBMEg PI= Rwdw (MIL2MG m,INDIB . or hadPAm Ban D¢tFJmte PRDJEOfP te-0efl PIMME IIRANYNw MN Landscape Notes & Details L500 33; 34: 25 30 31 32 23 1 i j{I 2 21 -^\ I W y: U 24 ; 25 18 17 4 a. �� P. a g s r� ., �+� � is ;• 12 a` ell a' 1 \.1 aq q' qa b a"fleE I. _ 1 a' pg'R e• t WMBYWIR. _ 9 b P .... ..mob -.. ... 6 -At `� a iwaNaoou _ _ O -� •• a m a N N r - ... � i I b tb 6 .6b .b 38I 437. . i b - L4. _ .. ... .... .... - --- - .. a. M F � tyBIBIFIELI �9 ^b b vawn '6 L —...I ... .. .._�. '. - -.a b � j �' B s L I ° n : 7 _a R IN ,a.PIYP.. b j�N.PSi b :1a -PTP f 1P-PIYV. 2Y_p' a 1!'.CTN. C N.tl TeP. ` 1e -P m ,If -fm . ,i -P &'-e' b ! 1a-D'IYP. K1 b b b ' 3 _6 a•a.P aP fo of r.p � � t� 6 -. GENERAL NOTES: 1 aiFa3AtllbAi O!'e0:']ageu,aNFloana>FF�oFaEewr� z c�lspgf, fnsaQlw:�BNP,]:.F."A9feC�Fk',W x aiurstxneTufroufef�c.weror.�:usaww:s 1. umwr;aww-e mer�c5r 9[gFBFEAiIfVe oars• Alf FCff VE1IE,MTtpE5N81ElPR1G9E r IUN�V'vt[,91::aNiana,lb49[1'!aEY&Ye1.NaNllYi m=_w:irgxl�rN>aunc x�ae e r�mlNmwoaS.u�N,E,vfeae., xa raaE nminfnmNnlsncflmu,-ua�amf�g5eo Nl]im r u�eaeN>ETr�aNi�ae�lfaum mrr>�Fa,m d LLWfNaaSlbl.Me1f61ML ClEN11F]eMAT PNiKINa N,LAB NOfwTE0a1RNi&NAPaER PNe0N6ME:�48H41 rllPiee: T�2' Ulu acw eErelr e. nramniBgawN>E'o:.cear alu KEYNOTES: I b ,. - a -A .g. f a• i•.p - b � NEW HOPE G VILLAGE GOLF ' COURSE I 6 a a 8• d a.r f J E r11 ,. - .. ', � f'Ir e.a a e• ,. a � -�' - ... f � a. f p I e b 1 a -y f.a f -> � o 10 SUBLEVEL 1 PLAN -OVERALL ua Nma r -me EXISTING GOLF CLUBHOUSE PARKING LOT GOLF CLUB- HOUSE Bass Lake Road Apartments 8900 Bees Lelia FDW Nex Ho(M MMNNN A I LA' tt J - !m EgelXlxaoeae;T, f:,1lEy5 IAeaGAA1VIlE,Ff1 55101 e,alesaloo CONBt.ITNR CltyMllaer Flap 9uM�,y PI., Iiafbfr maAsola I b,vdPa�tl,Etliplq wa�s�f..a2cfet �f. v um.r �y tln.t..af w1m wal�,:.wv,xareo Nrr,ma w. a:e bf. tae a.b NI:Fh><w YIOeeO �a,olvbn WTE �elEa 1� f o Dm.". mw .trim. OH1YYfl eY SB cleEa®er sa SUBLEVEL 1 - OVEFtAL.L PLAN A001.0 �. a q, eaua.wb,arw.,ic O - - . -. . 33 . 34 29 so :31 3a^i I sd /� 1 m lull 20 2BR I IN -1 im air i aeamn- , ui , �- 28R=B-� - IV TSF _ \ a.. EN5iIF STROM WATER s : R / -\ \ , �•' BR -B \ '+BR"" RETENTION 2 .. POND daR IIR6 BR E N,OF CxB t ab, 12 6 ; Aa AMPF,YWNc..- 6" ,. OBR-_B' tss °a , .per I R 1BR- " � \ \ee t moon t mono LerJs� i we II/A6 _ e.do_°n 80 -¢. ', eaieF �e mw -Y .tmv•-e a �.,. :..... \O ammo ik6Rin 1�6e - 1 16R .: ..... .., - - ■ j R ntllooii - - i.Bacwn F 2BR.-° � �e.T y - meeF - iaeeeF ° N 6 � rN; I 1BR-B sEedmtl . I �/ I ;w '� 1alzic 7 am 2BR-B A_ 1B Elffi &� tQa a Mho WOR — _ a ° uRFagRWF �! A. MIN ,m 16R -B ill eeboe„' 09MFIMBII ` fr_f—\f' I .. -OBR-C mcki r. ; e 1BR R laenPun' a - '- I l keeedom .,BR -B �qg latlo.n e.l ' �`..- 2BR-F ttt. ....... .. - IBR -8 ami 2 - -. -- t ao°cdn � .. _ E I I . vP 1Bfi-B >s� aeeeimn ISR -El tW. _ ao°°..... 2BR-B- _ .. „� _ toRaF seeamm I I y 213R-13 ,msec 70R-11 ' m', L K i G F / GENERAL NOTES: '. eM9gIe16ATEIFHYCeVLLL1PAFCTp WIEi0EF,1EOF6idOHNe P A OAY1B916A1la0llEal4ATTLIDO 9SgPffiBCEMla`NEpOW 4. Ea1E,lDALLE1W^IBT0111w mOFROOF*KJ owc,II„gp OFRWFRg�,lyl7gw WIEREAIReMlE S NLPH[IEMNL C311lNfi X6Y18NE11PEw,1m1, ANOx,HR HRE RAnlaa,wll,/L9L6,M: R1aA[i 6 ALLR®mEMMLWRRa)OFNEW9NIE11eE Wa,f HR F/E RAT°1,h YelVe A,npnG gn'Na - IaaE08 OIFBwRFE N61E0 r, x.LunsARE,rleeo�elEUM�emHlnAmE uulm 6 FWkfMYa-TAN, AWe!'MII CLFlAHetl}fATRVt10NMAFFM EmlrA,eoae F,Ax�AlionaavllutcAREAE�vuipbxoErs ta+ARHrtw,t e. meea7eepc+lurnE,o Fxtanw KEYNOTES: NEW HOPE VILLAGE GOLF COURSE 4 a.p I e LEVEL 1 PLAN - OVERALL Alolal •'-m-0' EXISTING GOLF / CLUBHOUSE PARKING LOT GOLF CLUB- HOUSE Bass Lake Road Apartments 8M Bm LNI,e Re„ d New Nepe, MN 1lRRA9� sm xamn,w s,1t4T,lAlE t�5 MNNdeRH, M4 EEt01 t.'OIRhTANa CWa NM FkW Bulldlt6 PYe R1 %Uw m.iv.7oie II°m-w Iiwft*,i. ap JRJIo,, n1.RmYr RioP�ltl Ar�IeMINSFe 4rdNrohM d hE,sod e1e11® eeel[khrai uA,e °z+Pare mtse� 4,m1 REY■RB M1E eFtaa,f6 TOIeI.T• ISppll' RYE aLRaNiCt PUYJ RkVhW 1tRMm ew A CIIErJJ■ W � LEVEL 1 PLAN - OVERALL A101.0 wryeezububnwbhw+�uc .. B aevm° - iw F,afpAl, -- ^ _ tm . � aoAal r>xu wme} ■ ' 7BR- - - ■ ■'. to L ...... a�i3.. _. ut1e+ -# - ._ I ew r I OFFY£ L__ t �■ IK e�iVi@f iq@� I� 1-0 .. im,on �` n � 119 .. ... .._. . .. I ve ,..1BR.-B 213R°$ _. - � �• `.... . - - ', •, I ., maom '' ttawFitdl I . 1B Elffi &� tQa a Mho WOR — _ a ° uRFagRWF �! A. MIN ,m 16R -B ill eeboe„' 09MFIMBII ` fr_f—\f' I .. -OBR-C mcki r. ; e 1BR R laenPun' a - '- I l keeedom .,BR -B �qg latlo.n e.l ' �`..- 2BR-F ttt. ....... .. - IBR -8 ami 2 - -. -- t ao°cdn � .. _ E I I . vP 1Bfi-B >s� aeeeimn ISR -El tW. _ ao°°..... 2BR-B- _ .. „� _ toRaF seeamm I I y 213R-13 ,msec 70R-11 ' m', L K i G F / GENERAL NOTES: '. eM9gIe16ATEIFHYCeVLLL1PAFCTp WIEi0EF,1EOF6idOHNe P A OAY1B916A1la0llEal4ATTLIDO 9SgPffiBCEMla`NEpOW 4. Ea1E,lDALLE1W^IBT0111w mOFROOF*KJ owc,II„gp OFRWFRg�,lyl7gw WIEREAIReMlE S NLPH[IEMNL C311lNfi X6Y18NE11PEw,1m1, ANOx,HR HRE RAnlaa,wll,/L9L6,M: R1aA[i 6 ALLR®mEMMLWRRa)OFNEW9NIE11eE Wa,f HR F/E RAT°1,h YelVe A,npnG gn'Na - IaaE08 OIFBwRFE N61E0 r, x.LunsARE,rleeo�elEUM�emHlnAmE uulm 6 FWkfMYa-TAN, AWe!'MII CLFlAHetl}fATRVt10NMAFFM EmlrA,eoae F,Ax�AlionaavllutcAREAE�vuipbxoErs ta+ARHrtw,t e. meea7eepc+lurnE,o Fxtanw KEYNOTES: NEW HOPE VILLAGE GOLF COURSE 4 a.p I e LEVEL 1 PLAN - OVERALL Alolal •'-m-0' EXISTING GOLF / CLUBHOUSE PARKING LOT GOLF CLUB- HOUSE Bass Lake Road Apartments 8M Bm LNI,e Re„ d New Nepe, MN 1lRRA9� sm xamn,w s,1t4T,lAlE t�5 MNNdeRH, M4 EEt01 t.'OIRhTANa CWa NM FkW Bulldlt6 PYe R1 %Uw m.iv.7oie II°m-w Iiwft*,i. ap JRJIo,, n1.RmYr RioP�ltl Ar�IeMINSFe 4rdNrohM d hE,sod e1e11® eeel[khrai uA,e °z+Pare mtse� 4,m1 REY■RB M1E eFtaa,f6 TOIeI.T• ISppll' RYE aLRaNiCt PUYJ RkVhW 1tRMm ew A CIIErJJ■ W � LEVEL 1 PLAN - OVERALL A101.0 wryeezububnwbhw+�uc 8 M I GENERAL NOTES: M L -B R BReaxn 2M -p S r a 0 SS 7 el 10 11 LEVEL 2 PLAN - OVERALL - r- �faoeo t•-ara 8. IReRr164.+�f14TR aENEGWO/AEro ��1NCOF RIR.IS 4 Be9m NLe1NF1elOW�E0FR00f rVEpTlnle piroP OF A� nic Ixn�46 x4�spct Ge�F R pJ.R6'OL�i1W..]EAdRieYaldpfE?MEV9,�;M1e t4R F�.44: iNe,1 W �H Rl�6STC RuSRn e k4�NFti<swau0onwrueRre:TrRewxlYr RPE naao,wmipoousm RATRn. Wt�o1119wBE xol® T N11M18NETYIEBpLY�eetElpeffieOnIERMeERAIm t weNlpHxawN,Vaed Nw.G[nxH�4pi pyaoxepgy8 eer<rwulleo w nue: xL onEn rpRiae: Rave rwi RROJpE rs wKaERaHa�rt a ORe�xRc4erx>EroRRceoRc4e, KEYNOTES: Bass Lake Road Apartments Be00 Base Lake Rned New Nope, MN AL,4&fJS—.. 4RY�N'r:?ipP?Y.:. em wwm>Niros�r.apreue �Rao�ss, 4r RcIR� eis,reaim m Tr Ctpt d iter 11npe lWIRg Plan Reuter ozlttzBle giwwaxeeE.nrwe dcr.4oxa*�..a.wa Ndeb mer watlh..r awxx,am -gam exv� eseeeain.n bar aaloame 641E @.name marcre lsamr RNIF BIIILpie RAN IEYFN oeuxx n a mrmener as 7BR •B m4 e lEtx� _ .L 2 PLAN - PALL Al 02.0 83 34 28 . 29 �o -. ; 31 32 . . ' � 1 I GENERAL NOTES: M L -B R BReaxn 2M -p S r a 0 SS 7 el 10 11 LEVEL 2 PLAN - OVERALL - r- �faoeo t•-ara 8. IReRr164.+�f14TR aENEGWO/AEro ��1NCOF RIR.IS 4 Be9m NLe1NF1elOW�E0FR00f rVEpTlnle piroP OF A� nic Ixn�46 x4�spct Ge�F R pJ.R6'OL�i1W..]EAdRieYaldpfE?MEV9,�;M1e t4R F�.44: iNe,1 W �H Rl�6STC RuSRn e k4�NFti<swau0onwrueRre:TrRewxlYr RPE naao,wmipoousm RATRn. Wt�o1119wBE xol® T N11M18NETYIEBpLY�eetElpeffieOnIERMeERAIm t weNlpHxawN,Vaed Nw.G[nxH�4pi pyaoxepgy8 eer<rwulleo w nue: xL onEn rpRiae: Rave rwi RROJpE rs wKaERaHa�rt a ORe�xRc4erx>EroRRceoRc4e, KEYNOTES: Bass Lake Road Apartments Be00 Base Lake Rned New Nope, MN AL,4&fJS—.. 4RY�N'r:?ipP?Y.:. em wwm>Niros�r.apreue �Rao�ss, 4r RcIR� eis,reaim m Tr Ctpt d iter 11npe lWIRg Plan Reuter ozlttzBle giwwaxeeE.nrwe dcr.4oxa*�..a.wa Ndeb mer watlh..r awxx,am -gam exv� eseeeain.n bar aaloame 641E @.name marcre lsamr RNIF BIIILpie RAN IEYFN oeuxx n a mrmener as 7BR •B m4 e lEtx� _ .L 2 PLAN - PALL Al 02.0 28 29' 36? 31 2 1g ', 24 ' f 26 i 27 lit , J ah � a ,aesF . 2BR-.0 �+ 33 1 34 P � pec - z (� 213R -B' dIBR-5 - BR sF,BR-.-q_,. IBR- 2BA,G s,sc >oasF 1 IBM iae« i�ea _ a 1BR=B se�,� a , ..... ... ........ , 2 ]9 3t BR -B ........ .,. ..,- .... ^� M h eeuod,: � lob 4 IBR -C 6 sex,b I OBR - F ree,an <A K WeF -'-.- -'_. aID.._ K 1BFI3 IBR 4 ... .819 ...... .. .. 91T.:.... ... iBR-B MR -B - 1 Be4mn a - ,5,ew. G s , e 1 _ OBR-C_ BR -B . 16R -B R 1RH-B yep lemoon - 3ttaae.n ..,BR-B� ,�axaivwn C - I. F aie - IRA 11 lemuon . - ,BR.B uw- as IBR -B 1B -B sm - _ Ipa BF tee3m_ n _ 2BR-B aoe ionsk ��� 2RR-B 2BR-B ay�a I 2BR D 4 i onaTi LEVEL 9 PLAN - OVERALL •• rtl F1ma 1•-ivV GENERAL NOTES: �E/Cc+k�AT BQF.aiLR11BwB A� ID 4P� xAeE LF Bn+xTlw3 s Ivempgxrraeewlvu,s,u�rot�xaorar:u s uvJebrJaxTlvmoexeJnuETO IEMEf lEOrrwi; •-oc,�nuelvrtamunoaeizoFaooFa�Anru�saanr oe RooF �I-�IwaTale rr� un rise 6, A'�P�FNfNxeH�[irW.l-SNET'PEVA 151, /Ja M1Ki F1E MTIR. W IIX AC0.611C MTIq x kJ-R660FWxxt �oaalYN'FAaFn�g4, Mt xl9f 9AtrJ.1 NTiAQOL611L' MTX6. IME[6 L+FFRAe[ NOhD 7 AIi11Mf64FTTEBA�mi6E Jape o'�x.4E"mOrW waJ+Aww,rea ArnraBw cuaa l�o�A•aRBwws�e staraTe•�nnrw.ul �,aAwaawwecmta_woltoe ra wi a!/rxxw�,asr x aueenrEt®cuurJe:rorAae LFcw KEYNOTES: Bass Lake Road Apartments M Bees :aim And Nttw Hope, NN A f iLARIS— uweaN;- cr,�r� a, wm„urorma:r. euls,�a t.,wx�a ub ®m e,o�m IwxaaT,ra CBy el Nwr Ilepe Ber�1y PYx1 Rerkrr OQ.1l16,0 iiertya.a,•er,ntpn xwdt�ron a,wat x� Pep.xa x�m%i umara�xw.ra, i s�eAtl �bx�4xJ lvamaurrte nw.daear dWAAv.� • m oxxaa� wntscTi ,amn woes alrowverlAr, aeABv ox111,t to � ,a�tn n LEVEL 3 PLAN - OVERALL A103.0 gxbM exp,x`1lhx91ei�Itllcexxuc GENERAL NOTES: ' � 33 34Bass t pYBIEY148ATEt116a0RN1W6Atl muu4awErAc€aFer�vtew Lake Road ONBBi046AT eneagRxRuBuaE,00E OF W/t1 Apartments '.. 281 28 90 'y W 'a' 'r G OIAF]®1040AT WR6ExtliW6/PE TO CBREPu 4i�H-f4 ' ,�-: s EY1908ue8tet�TOW�EnsOE OFR.IOF 8HE4HNGORIOP 8100 BM Ldl Rnnd oRttoaR IE4Enxm4m,aFxawuaaa Nes Hope 51N J'[\ A. ALL6i3Se�NRXOFl�titixwtgx�T„ENe, L'8\A4ANIHR •t `; %/ERATKi. N,RINV. I/t11CM1Ki 22 : 'bt/ , ./i 8 AUR6AIDEF4fN�(nRR']Onawts8tE4,•eENa.t lggtE RlTN6. Yf1It4RWIRILC R4ING-WE�OMEIIYYEIJ�IFL ALj*tf&... ', MLlNR1ARElYPE6AC�'tBlElkil3�O�t�1M� NOfPJ 21 ' % r - a RaGT�oR RA,$At�rntk4lEAIgpARERB ewumawoErr L T wR.taYAR xERvtt 7 7rIB18tOM QWUN MR1FUFP4 20 � P sews: . 2BR .H Lm t ° 't 24 2b is 27' tip � .. se.aimn ' � I I I twos Yamioan �I ois BF 2BR-.B mI NWIH1111�6REEf.61R-116 ' P Redevn MW 2 W 66A81 BBR-B - BR ��' - SRR-E re.o-aom -. ... ..'- ..... .. ....... ._.. _.. - R . .. ierz� � 18R- 16R8mn tedoun 2BR-B 10 7628E lY� `� 6tlmn .. T68BF BR- MW - KEYNOTES? ,BR,B .'� - seenmmaF. ,BR-8 tame - ir I 2BF�.G - I"°°77 /eaaoont _ aeea'mn.. .. I EIEC, '. 4seaF; - s+ TWO ,BR 4assec 'tasff ffi tea I 'BR B t64aes : W : 37 ' 2BR B ''.. III ...... E I Imo Pden eleven 7628E R-C .. - I.mgtt�aept*a sa - arv�awae .. .. .... .. .. ..e,...., . e�dF I +roaueoa�wE�v.m IIBR-F , almt _�. taeevvn - - ,K .._etas --. I .. .. gym. I -- K 1BR-F 4�s sx:Ivs.. n iBR- iBArE 84.,6.x,6 �o e I I • o.t. Dar+lollm _ �... ..... .. ---ii7 -- _ -,BR-B 2BR-0 ... Y1 t I f tv t eea�ovv -' � � � � .. ��• � I 14 , 7a4s eewv � t BeeAom , i 1BR-B - oBR.-G teisR - - IBR-B ' .. _tvarc -. .. .ABR-B . F elk 6vx sv 'raw ,BR B 4eYs ... � I tm� .244-F ix� r4atmer I 4eseE teeavel- 2BR-E B. .4f2 2R EH - ., 1BR •1j 4626E EHedvom iBR-,B -MS'IMU ;ue.avaa- . 2BR B iwRs eesivon °r 2BR-6 1.98i r m` sBR-B xE,n„n j 2BR-D 6 2 g> x« ti LEVEL 4 P 4 ,�. �. OVERAL.. i� 10, fi woimt LEVF' 4 PLAN - UVHIAg L 11 ;. •wsw, a �a cr twaaxd Axm,..:,v E 14 13, 12; 33 34, 28 N 30 . 31 32 123 22 ai w', 20 '° V U 'et1 26 18 or. n. RWED WiFT � W1 s � �.& ❑ O MITMTIF-- 36 37 ' H s R a P N; M L � — �a ' E _ YNIg X11 �l� CaNMnIS RNH6 ��q{-[J�g/�1'NB 1 2 a 9 A 4 5 � I t e 10 ROOF PLAN ASI "-Wffi GENERAL ROOF NOTES: P W.flE OONt�fQJf ANS HAA9H aOCJOt ATh1� �aam 14 w,� NsiN eooFArF,�sRTRI9iAlIO eNN1O MM'XOOFr1EK 2 monoExww+<s PA06 AIDAl11GOFA�FOeIf IO ANONglN941 rxMosvmarKroemeTs�NAr eooaFloPn�+nwm�oxnrA.aue RVLW Axouxo rA 91AIE18. ucwcxuaruEaAvaenToeewaMW conM eArx�oF aAroaEi e mnAfE �TIp18181F1A hTALLIM3E�NANIEI6 Bass Lake Road Apartments B4M Beee :sloe Rwd Nn Hop, RN uesr w wNmTxioen�r,euoeos YleFAF011,MN 4MI [:'0l91TANf dqr W New Mep� BMIMry prn Nereer ae.ie.awe �N.W m'�efriiripYr� vvwrtw..a.a..a ..awi.nanyuo.m.0 dW- Ie bworlF.MMe aMN�s d MATE m.1me u�cei a� e¢rieoNe ♦ or. oroavNsr ee aea®er sa ROOF PLAN - OVERALL A2O2.O q�q.aa�yu�aw AeMm.uc eutl upgaCa,r� a+N4lG,w,i NMr FFk,l wooudm.; rwrk. naru.�e..tmre ro.a �nsiw. r�lcm,1 raes Ma•Enalbolry Rrtumrn Pyw 1 ®-�', dt`b Fbw Cane. � Silk aPr Cerar. aha �a�t�^�'�'" tea__• pralj ', Lto,�9bre1 ® �anr &ttiv t} ! ;` p,aemarYrPrtnraa "r^"uaaetvr�ar ®- ttHN C4 FW t1 �_jtl ,. Fkw Gnal:y PFFP �.. �e�r�°'a ,yw 6larn �_ � , ryy. tl "wiw.wsan •' tumnm Pprsti>�mt v crsr.ovSavtl -. ' 4 qbr Gnat Pau ra'ueb Pwv.ebt �- IN9r �enat Gua �^ �� (CM2) - p;otal Wonaloo�fj PiM1ietl� 11 � Btr t,e ryv Parq Mw'w I •i.t�Pn Paan HmNwn Mhyp�$Mw� PieAihed NNuF q tu.wter a...e anke �a9 ®rtlar^--_ReN PrNGeem f.2vs watl,aoy PrWtletgal'MI/ea Nuiwnt,�'YCn+aP/ �adEelf.+neNM1r �• s sas Y Gr su.e tap9a,aq �es.9 {�, eva i w,aa+.an ai..wrnua+•nw NunYr�For, - aohkalee'/Paiihntl N�minnB.mry �... t� �nPmeenw. NtGie WlBts„ �..,° ,wna �u EXTERIOR ELEVATION -NORTH tva.prkra„s;, fn,.srGaaA �"\` 9 vpP Cavi CmwKL4•A Ff-`, Ill aabS�A • lb F6 _ Cmin (Ccn•s; �. ' aha �a�t�^�'�'" tea__• '; , �'� ® tkAr . I'Akn�w�k+; ! ;` p,aemarYrPrtnraa "r^"uaaetvr�ar ®- EPmaaerw, NSra.,rb. oee. ek.n.x.nwa 1 ! a - m�arm. n. kreraraenn snaa.wnaPse I_ I �� woe.tl � f, aa.. eor iut:an wererk, wN� ®.. twaro.anmt�e wooa� of i, ® I. aq xwv s9 �j auronwnn.nr �- "wiw.wsan •' tumnm aamr loll wfme�. tvftp t R9.../ v crsr.ovSavtl -. � Burneto-•tG, rrl�Rbtr tY ®. .. , ra'ueb Pwv.ebt �- YiAOW �j7am�rit �"! raeraa.ee. �^ �� Nlts_nerneoolaN - _.-® �- a.i moie para i - m•d•m•rrP an9e.txmase EXTERIOR ELEVATION -WEST u ��,4 eva i w,aa+.an ai..wrnua+•nw NunYr�For, - aohkalee'/Paiihntl N�minnB.mry �... t� �nPmeenw. NtGie WlBts„ �..,° ,wna �u EXTERIOR ELEVATION -NORTH tva.prkra„s;, fn,.srGaaA �"\` 9 vpP Cavi CmwKL4•A Ff-`, Ill aabS�A • lb F6 _ Cmin (Ccn•s; �. ' aha �a�t�^�'�'" tea__• Gi fb,CTwE Fkw Onuelap6Ni (mafl �ti ', fi�mnrtl Pnir' twos �-��+ FLroxrilMw �lr X11 � '� ��� �+'imk�n ®-`,; ` Fea LYnYlao9kYa :mart] �"'• 1 [b lniel.aN , \ tmua �} Fbafirrr Pnn � Fa*'1 �1'. . dk,tspgmq ®_ ., •.. tb F.lWvd Nneun tr>g enmr 71i-�� ` PnFF,ulea Nuniun rmurb ®_}11 ,� da>'t��q �--� _ 14XRntliw�lR.Fwea �... FeagorN.k.syyen ®.. ee,rnnnd.,o'tr�+twr KCia{Yiseldr ` ttxv,Y�Noa,�mr, ®��. PtaGnae Par �_,. Ru•Carernlm9Nro lFab t, lin PmNNhetlNrtiun . tfPV 6eoonf ® t �utvnwA Pe,a Wcb t} ®-` PmttehedPYrtlnun A—Bion �'i thirateulP,eYYtlra NuirPneWvry Cieq � Fkr Prra,l P6rw `` Fdnrubria4Fkw pnkrA �'t _ Naab ®...•�' P8a6an Prel•, asnr,neENnFun •' teu;raap �-�.� F 8 ®--`, \ 1 ra.a. rrl�Rbtr tY ®. .. , PO Pre�Nwunm ®e r 'a ' ® utaearaptcdaq . Nlts_nerneoolaN - _.-® nwrr.nk.rxotw -�% �� �'; tirom.CRtG..VA � � / Oar.k ll.Irwe1 FtrtSinnlN�pa NEiLldaemn 1 ! xkna�amu.6kwU �" - tmtrp jmb,y u mse,mwW.Pwdp 12 Fmys..m�aargnua �-�� '. MALIPFlxrC Ltr�par li GiupiLVF We�f�mru�upttr�._-. ma 9n 4 mtpcua ® hlthfibaca,rtt a mnsycaatq M.mmlmF 'a _ se+ba aeal�++.a ' n.,tr.nntumryc.ngy i8a M:,P0 Car P&3) Carr Purr wr ®... du�n.tPawetkaa Phbri Ylmtl�mly rn.�lm6aro PerrnartaPas�b t«,1 `, jmiaq -•, PtaGnae Par �_,. Ru•Carernlm9Nro lFab t, lin PmNNhetlNrtiun . tfPV 6eoonf ® t �utvnwA Pe,a Wcb t} ®-` PmttehedPYrtlnun A—Bion �'i thirateulP,eYYtlra NuirPneWvry Cieq � Fkr Prra,l P6rw `` Fdnrubria4Fkw pnkrA �'t _ Naab ®...•�' P8a6an Prel•, asnr,neENnFun •' teu;raap �-�.� F 8 ®--`, \ 1 ra.a. rrl�Rbtr tY ®. .. , PO Pre�Nwunm ®e r 'a ' ® utaearaptcdaq . Nlts_nerneoolaN - _.-® r • rwr rPk,m,bm�unhehete,ere,,... tpP@uryr AWrnnn 4•PYPntl 9lenot4 1 i ,• -' u ` I- �l I � ` 61 „ - -_ �"'�" N9eiima9rie waronawen9seeree �-- axe' n a.. trnkrxu �-- GENERAL NOTES: ttEFetto6p�17tt11Ei0R �asesam}xe�rwrnN. KEYNOTES: soar err-str 4 '6 lel � r Mal ntr�tr 1� :tam, sone oaiee fir,} Wer rtae..tknrw - ® ®. • IF]tN4inr[Boeb Panton para, �mslRt7 eor-1 50 cay.kFrarw.p I-, myuax�eoum,e _ se+ba aeal�++.a ' n.,tr.nntumryc.ngy w�w..ak'ie.otiv Carr Purr wr ®... i� WIMP q ®f a ena,,,a,c,a<ikaw don R.vNr P. EXTERIOR ELEVATION - SOUTH t . Aar -w - • - . X6.6571• -� �knpstt>meGt•em a.,xnmPnn. ®e r 'a ' ® utaearaptcdaq . Nlts_nerneoolaN ItML a e,6-01@` _.-® Ntmaeitsesa. - 7rwp.aatnara.ru,.- swwenrwm �- rnsxa:mii ® Wer rtae..tknrw - ® ®. • n+ralxr,nk+nerknrw ! , + �.l i,' ranata,.ePGraq a.J eor-1 50 cay.kFrarw.p I-, myuax�eoum,e .)+ Carr Purr wr ®... i� WIMP q ®f w EtWur�11 ®-'��er.�l ® don R.vNr P. EXTERIOR ELEVATION - SOUTH t . Aar -w - • - . Bass Lake Road Apartments 890E Bde6 Lake Rwd ANew F .P.e,,}MMNNN LAPUS uwewN� uu,Euni,w sstm e�r.re.tnm twirtrNvr cjq a httw hop. Btltdetp Plm xeultnr oa�aao9a i nwwatue•eeoepwc nem+at a q,al.. n.w.a Ntlttu ttras• eie kt a• tiv Web aeGn�oe. G1E Mims ttca,ee• asst A 911LPNG A/JI PEteew BUILDING ELEVATIONS A301 aw, • r,n a tt7..w..da.... �P rb:l.wv Lpskkv Pl. 11 F@gpaVYlrldorgY.r� beruemilJ.J„i ooa arhaew �lwn ®__ LLmry.'A+hrh fJiia C»+e8 per• AeNiwoAYY.n w MJ 9r �rta,e.earti P>'1b0 MLb Fbw EaaM �_ •,cob 1� ba NhMw _ ■nrr:wwre-al: Ca.np 4EavG Ir �e emb e:,+s, +.botll.rkl w erRJi,,. a �J Ca:�w,.dploRwp E -J , M- em:.r,.Jww+ �- Et.labrow•a,-s ®_ EXTERIOR ELEVATION' - GOURTYARD EAST Aga Jle! R �E W.Mv a T ,1 �R R.Rrahtl � ■-... _ _ khew Lri:rB,re Re�J9 _ - erlboRhm�8lepw. .4 Cctl Bb:. Cep (Ctlz IY �. �1E.mn.up8lYr• Radwc:i•r1.w B'.Iwn ■ (abm. Ibd IJBewr.mtisw R.1/�v rJa am.r plmlwn -® Cb Bba Wgon S' Jill I 11 III III Mrs EC OP1 11 PP! 11111 llll' A [EA I®# RIM Ali oil III I� la® III mill III oil111 rrI D e1AIt4PFbw On:wi Bi4,Fbsaipwai CwNm QOdv1] eo:r1ea p•or� � \ NMI,a IIJventemC Fbreemst:m Ji11Y w _ 1 i1.el Mbsn �..., ebur] Y prdw,+rmo-�dr, P.J.alswrgrwwe ... •\ Izsmp.Prd w 1 Iaw•ww�m.R,o.:m AI.Mum g,YnY�aPl' � 1 IC isA fi i s.I,Preae.l.:e Ea.,�oo.lwa �l nssavx ron.l �_. � po.1w t, elauopry+o,:qlit i , B1 W ibwonre � _ faro �lwerA -1 rewomw,elaeb• A.rtx�wtPnd ptglt tmRe �Ja.,a.[cawm e,RUPFcwcal,eJ scup gnwow,w, WWP� ._ mwow.wal,•RanB �. rvr..o.•.+ao.a a_ \ - 6mF✓�8 �W d 15 H, B—w IJq 6+e.p ) exda L8 urs a �1E.mn.up8lYr• Radwc:i•r1.w B'.Iwn ■ (abm. Ibd IJBewr.mtisw R.1/�v rJa am.r plmlwn -® Cb Bba Wgon S' Jill I 11 III III Mrs EC OP1 11 PP! 11111 llll' A [EA I®# RIM Ali oil III I� la® III mill III oil111 rrI D e1AIt4PFbw On:wi Bi4,Fbsaipwai CwNm QOdv1] eo:r1ea p•or� � \ NMI,a IIJventemC Fbreemst:m Ji11Y w _ 1 i1.el Mbsn �..., ebur] Y prdw,+rmo-�dr, P.J.alswrgrwwe ... •\ Izsmp.Prd w 1 Iaw•ww�m.R,o.:m AI.Mum g,YnY�aPl' � 1 IC isA fi i s.I,Preae.l.:e Ea.,�oo.lwa �l nssavx ron.l �_. � po.1w t, elauopry+o,:qlit i , B1 W ibwonre � _ faro �lwerA -1 rewomw,elaeb• A.rtx�wtPnd ptglt tmRe �Ja.,a.[cawm �O.eJ pm',S ww-1Y�eE•owE Nd•w Ownw[ewrtl NwlNum e.mr•Cvgy ,IYR3� ma.e 1p• - 6mF✓�8 �W d . IJq 6+e.p ) exda L8 urs a GENERAL NOTES: Pe��nQalt+emo4rxawlKamAe wnw,evle oerA.a KEYNOTES: P.rme sn.rr.•1u.e Av7J.R:eaw•brePr eeiim u.arri.w.IRe --� AWNm�J.YmY NehwmJ,brr9plii ..� risR.••Jl�.rd .. ttRer �� V aJe IV 1prowapR�, cm�a IOOU+4 Fhw Csm[Mw Y'_ '1 Y }, eltecvne�q � �-� Plenrl,.awmn.n _ � 1 18uq RenrY ® 11, Fbw C.r:ln.lapR ' e11 Qw F,Nw,I om°") f} �� �, 1 \ \ p w4 'P i 1 Bhli (Cow II drdwJl ���1 1 1 �"11 :'.Fitleleell AeR.JeE l 9 •L9 RLiYwllil:lhwlli Nw.l' 5 I 'I NwlNum e.mr•Cvgy ,IYR3� ma.e 1p• - 6mF✓�8 �W d . urs a 'W� pawl Imetl � I... �.... m _ i me.e• L•r.NeilNm�py. 7 fkJ I .1 1 _ ..I. Bmrl.AsblMe. ®— Ylb�al�j) �-� BEm PYib AV ® EXTERIOR ELEVATION - COURTYARD WEST A �-1O IV 1prowapR�, cm�a IOOU+4 Fhw Csm[Mw Y'_ '1 Y }, eltecvne�q � �-� Plenrl,.awmn.n _ � 1 18uq RenrY ® 11, Fbw C.r:ln.lapR ' e11 Qw F,Nw,I om°") f} �� �, 1 \ \ p w4 'P i 1 Bhli (Cow II drdwJl ���1 1 1 �"11 :'.Fitleleell AeR.JeE l 9 •L9 ule NwlNum e.mr•Cvgy � - - 6mF✓�8 �W d . urs a 'W� r I... �.... _ - o c V I i :�. ILgioil Nb.d ®.. i I y L•r.NeilNm�py. 7 fkJ I .1 1 _ ..I. BIR..ulw ��� ® �eRa�armc+,� v I Rk.• s - � t O.r&weR•,tlow6li I � ...., _ wR, y mr.e• C�emp ClPB�t] � gb17 �.... I � B.+1YIr,F.o. CMU � braMrws•ulW BmlYed:peCiAll •- _..! e1J11RYa1 19 _ ,4N (w.atlm ®�P.EWmuemor Iff J ® Casa vvmK B8t 9 SAX �Dwl�R�bpe 'u.,im���W • �! SII NM� �,,, EXTERIOR ELEVATION - OOUR'.YARD SOUTH EXTERIOR ELEVATION - EAST E Tac I wr-,w �aoe aaR•-,'a ' EXTERIOR ELEVATION - NORTHEAST Aea ars-I,P 91LWRdr Lini:e ®-. Gbsta lR+w 11 �- p,on, wwd�j Amldw Ciwu,w .wxtl M4otl8RiW. �� cbeaWmxV pawp s F'a�msli.lrnrree 7 w,•.Imaam:yr a f ?eYl.dB,.w/RrHWJ. H,Ic9in �• ® H86rmwNww HWy Ie�i:am8\,Pw. if Ree! p INR J t, Lae 081E V u8e JL was Bteow Bass Lake Road Apartments 8" BM LWm P—d New Hope, MN AL4&tB— u�euaN�u�t'�s:s M WRR,IHFOSRe£S,-14 MWEAPOLILM 660, W w COIWRTA dly d Nw N•w a,{�1� PIRR RRYNN m.tasme Irr.hew.*ftp„ �a,.1�.•�.wJ•w.�r, r.d MI w+.wyrnwJ.a Abibdutlwtlw Y:.tlh,.w. w1E te1Ba•te urneoJ. nal reielue • o.b o..rad: ,Jacor Huse RI><,alr,Rrml FIe,lEyy BH4eYN eY W CIRlCJ®RY SB BUILDING ELEVATIONS A302 weNi6pwblM.RewMw4awua - I Cm�IA®Iimnel ® I,vflallsrrR ossa w.m..e„eev� :��� la+.� �---'. L1nQ�IhWidtl ®-- amun w__ town rn��wYe �_ ue�s, w�+numr SYYip ae �:I p uma BIY 01w' y Ilw.m ® EXTERIOR ELEVATION -AMENMESEAST nam as-iw eo, e S GLnpwbletlY r... ®--- EXTERIOR ELEVATION - AMENITIES SOUTH wuw sas-i& IYa u, fae'ona. Ilmia{CW.t] Il: ckrl lAtotllo«k1 Pblryee eesll�+rl.e Pelreetlleeel/MioHl.e A\ad,I,n I�MC•.Vf eI�IYYq>ip.r.i AYnian PaS ae�Nnb�RRooIM LpnppOeMooe deolmeemmlLp.� B upFbcsrn.+ m _ omwa pass, 1 ASL1ii.tltp SYiq FBserree Wd _-,i IwK ,19� 11✓p —aAl we -ow l i M-etw� eY W Pb f~ Cmi. �tiv 11 IVb,oIILYGVWa1lI IbCs',aYlyesp _ M y,lrr— u.i baa ®., wmae�� • pbdr,+hdl ®...1 GENERAL NOTES: WIZ KEYNOTES. Cmpui IIW rae �-� p:atrY WooelmK, ea.elw m m ersa �, %9 eYR w�-- a In EXTERIOR ELEVATION-AMENITfES NORTH W.Yw . e00F w6 -11a ' we-oaw � I lam, I lar -e rr e w ® uelna6o1W , a - i I motl8,etlw ® r Qal>�a £4v. WWH'HWI ®—-! i faPlCnla 11 oaledmm�.. wrmwewooa �L ---tlEli'1i1iw Fm 11 Yi EXTERIOR ELEVATION - SOUTHEAST EXTERIOR ELEVATION - COURTYARD NORTH nem aas-tw .,m ares-tw Bass Lake Road Apartments 8400 Bass aa,w Road New Hope MN VRRAI tni wlar<nrn�M eIAPMA 1�6llifff.allllEt,6 w IfAm eta .Mw mlwYvwrt Cor d Nn. aaopa ellesly ran B.ea.W o><,awae rr.nlo.ri.amFl+rt Ica.amnaawlr..wm..l .me,n l.n.EuryLa�tl ,Ywmw.erl.adermr aw..s mxe INotl e� lan mlu>mte IIIa3aE• a�a+ II[Ylelola • Iw. ou.Y.w, I1,YL @IeIDa PROiACfI 1eW11 PIe1R dlIllMai PInN BLEW eMNMM W CIFCI®6! f8 BUILDING ELEVATIONS A303 �•a,eawe.n.+.a�uc amun w__ rn��wYe �_ ue�s, ICob IY.Eodico�lfj ae p uma BIY 01w' ea.g Ilw.m ® EXTERIOR ELEVATION -AMENMESEAST nam as-iw eY W Pb f~ Cmi. �tiv 11 IVb,oIILYGVWa1lI IbCs',aYlyesp _ M y,lrr— u.i baa ®., wmae�� • pbdr,+hdl ®...1 GENERAL NOTES: WIZ KEYNOTES. Cmpui IIW rae �-� p:atrY WooelmK, ea.elw m m ersa �, %9 eYR w�-- a In EXTERIOR ELEVATION-AMENITfES NORTH W.Yw . e00F w6 -11a ' we-oaw � I lam, I lar -e rr e w ® uelna6o1W , a - i I motl8,etlw ® r Qal>�a £4v. WWH'HWI ®—-! i faPlCnla 11 oaledmm�.. wrmwewooa �L ---tlEli'1i1iw Fm 11 Yi EXTERIOR ELEVATION - SOUTHEAST EXTERIOR ELEVATION - COURTYARD NORTH nem aas-tw .,m ares-tw Bass Lake Road Apartments 8400 Bass aa,w Road New Hope MN VRRAI tni wlar<nrn�M eIAPMA 1�6llifff.allllEt,6 w IfAm eta .Mw mlwYvwrt Cor d Nn. aaopa ellesly ran B.ea.W o><,awae rr.nlo.ri.amFl+rt Ica.amnaawlr..wm..l .me,n l.n.EuryLa�tl ,Ywmw.erl.adermr aw..s mxe INotl e� lan mlu>mte IIIa3aE• a�a+ II[Ylelola • Iw. ou.Y.w, I1,YL @IeIDa PROiACfI 1eW11 PIe1R dlIllMai PInN BLEW eMNMM W CIFCI®6! f8 BUILDING ELEVATIONS A303 �•a,eawe.n.+.a�uc E MONUMENT SIGN ELEVATION um YYB'-TO' &M-9 INIWGKMF dT M-4 -LAM w'IVY' Bass LokL- Road APW[MeN5 bm ftF FPm I-` V - "AN Xri ALA' UNMAN rPrrylCAi.w � els laucaa psYLiW i 17M}Yi wm x� - wrz� e �Y•c,�vl,R � OGCZLLANEOLI5a ]-TAILS A901 k . S X .. + WX9OfAS101.EfM Y5{ 1 � rrav r' aAuxulAaiFCRRo - _ Awl®c mreio ��%Abawm MONUMENT SIGN ELEVATION um YYB'-TO' &M-9 INIWGKMF dT M-4 -LAM w'IVY' Bass LokL- Road APW[MeN5 bm ftF FPm I-` V - "AN Xri ALA' UNMAN rPrrylCAi.w � els laucaa psYLiW i 17M}Yi wm x� - wrz� e �Y•c,�vl,R � OGCZLLANEOLI5a ]-TAILS A901 1xs Old. %KLL K AS NINn N M LN P m SMIYRL � j- 1 rR]Wr. ' " I - -� I I 1 ❑ MS OIL HMD IDP SMAL. E ae' N RAq(LT�OgP NNEIS alRl Il' au PCl[ PEA FSi1lRE 941ELIIE INAama 4tiC PRaI OW PYC o2aw WN kwm Nes I WSML NI'/t-a QW7 DIY, � dl'"�'"n�m*.•w ova I vL• a lAr.. exAlaNA If �1�r ••N AN[r111R IDEM s/4rLN• Ietm � I �lsesll Deep[ ❑ DD 1- a AI ,m11G,1 Rias IsP° 10 P,C , DN= `/ mQ 11P• .. H & 1E5 yam. '�'w�•m� Amp Pa O NGIMM ATT >m PAYS �wrrnrxas[ea[ CpleTllE AAAF]�T Tlil/L E jjjFFF Poen Pm Im lea, TIIO ILYp 1/Yr a e'-• m o Na �II NN TMKNIP06ED- ! POLE BASE DETAIL NO SCALE TYPE AA,BB,CC ILED - -� a•LEI) DoS It9hr ❑ LCSIEDS AID 9 ulwu= rpw, Sa U001, AlZaplu�n• . ¢1.Y.,J1Hxc BB MTGniiixa. 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The subdivision would facilitate the construction of two new detached single family homes. Planning Request: Staff is requesting variances to allow for lot width reductions and lot area reductions for both proposed parcels. I. Type of Planning Request A. Variance II. Zoning Code References Section 4-36 Administration - Variances III. Property Specifications Zoning: R-1 Single Family Residential Location: 4415 Nevada Avenue North Adjacent Land Uses: Single family residential to the North, high density residential to the West, park and open space to the East and medium density residential to the South. Site Area: .39 acres or 16,879 sq/ft Planning District: Planning District 10. The Comprehensive plan directs the city to actively pursue the redevelopment of poor condition, low density residential sites along Nevada Avenue between 42nd Avenue and 45th Avenue. Low to medium density residential alternatives are suggested for this area. Planning Case Report 16-03 Page 1 2/26/16 IV. Background The City of New Hope Economic Development Authority (EDA) purchased the property located at 4415 Nevada Avenue North on 7-28-15. When the EDA acquired the property, the site was occupied by a vacant and severely distressed home with a detached garage. The EDA purchased the property with the intention of redeveloping the site by removing all of the structures on the site and splitting the lot into two single- family parcels. The home and all other site improvements have been cleared as of October 2015, 4415 Nevada Avenue is currently zoned R-1 Single -Family Residential. The minimum lot width within the district is 75 feet and the minimum lot area is 9,500 sq. ft. The subject property has a width of approximately 130 feet and a depth of 130 feet. The total lot area is 16,879 sq. ft. In order to complete a split of the property, a variance for reduced lot widths and a variance for reduced Iot areas will be necessary. When researching the property file for 4415 Nevada, staff found planning case reports indicating that the subject property has been approved for a minor subdivision on two separate occasions. The previous requests sought the same lot split that is being requested now. In both instances, the variance requests were approved by the city. However, the previous owners never formally completed the subdivision of the parcel or redevelopment of the site. Therefore, staff is requesting the City Council to approve the variances. V. Zoning Analysis 1. Lot Width Required Minimum Proposed =Parcel 75 feet 64.93 feet Parcel B 75 feet 65 feet 2. Lot Area Required Minimum Proposed Parcel:A 9,500 sq. ft. 8,429 sq, ft. Parcel B 9,500 sq. ft. 8,450 sq. ft. 3. Zoning Code Criteria 1. Variance (Iot width reduction) The purpose of a variance is to permit relief from the strict application of the terms of the zoning code. Variances may be granted when they are in harmony with the general purpose and intent of the zoning code, they are consistent with the comprehensive plan and Planning Case Report 16-03 page 2 2/2b/16 the applicant for the variance establishes that there are practical difficulties in complying with the city's zoning code. An application for a variance requires a public hearing. Practical difficulties. As used in connection with granting an application for a variance, practical difficulties means as follows: (a) The property owner proposes to use the property in a reasonable manner not permitted by the city's zoning code. Findings. The variance request for reduced lot widths will allow the city to create two buildable parcels that will lead to the construction of two detached single-family homes. This proposed use is reasonable as, single-family detached homes are permitted in the R-1 Zoning District. (b) The plight of the property owner is due to circumstances unique to the property under consideration and not created by the property owner. Findings. With a lot width of approximately 130 feet, the subject property is oversized in comparison to the typical 75 foot wide lot found in the R-1 Single Family District. Building one single-family home on the property would be an under utilization of the site, The variance for reduced lot widths would allow the city to create two buildable lots, thereby maximizing the development potential of the subject property. (c) The variance will not alter the essential character of the locality or permit a use not allowed within the respective zoning district. Findings. The variance for reduction in lot widths will not alter the essential character of the locality or allow a use not permitted within the R-1 Zoning District. Single-family detached homes are permitted within the district. Staff will ensure that no setback variances for the construction of new homes on these parcels will be permitted. In the past, the city has approved single-family residential homes on lots measuring 65 feet in width. By maintaining the required setbacks of the district, the reduced lot widths will not compromise the visual character of the neighborhood. The maximum widths of the new homes (approximately 50 feet) will not compromise the character of the area in that they will serve as a visual transition between the standard size single-family home to the north and the twin homes to the south of the subject property. (d) The variance will not impair an adequate supply of light and air to adjacent properties, or substantially increase the congestion of the public streets, or increase the danger of fire or endanger public safety. Planning Case Report 16-03 Page 3 2/26/16 Findings. No setback variances are being requested. By maintaining the required setbacks of the district, the reduced lot widths will not impair an adequate supply of light and air to adjacent properties or increase the danger of fire. Adding one additional home to the area will not substantially increase the congestion of the public street serving the site. The variance will not endanger public safety. 2. Variance (lot area reduction) The purpose of a variance is to permit relief from the strict application of the terms of the zoning code. Variances may be granted when they are in harmony with the general purpose and intent of the zoning code, they are consistent with the comprehensive plan and the applicant for the variance establishes that there are practical difficulties in complying with the city's zoning code. An application for a variance requires a public hearing. Practical difficulties. As used in connection with granting an application for a variance, practical difficulties means as follows: (e) The property owner proposes to use the property in a reasonable manner not permitted by the city's zoning code. Findings. The variance request for reduced lot area will allow the city to create two buildable parcels that will lead to the construction of two detached single-family homes. The proposed use is reasonable as single-family detached homes are permitted in the R-1 Zoning District. (f) The plight of the property owner is due to circumstances unique to the property under consideration and not created by the property owner. Findings. With a lot width of approximately 130 feet, the subject property is oversized in comparison to the typical 75 foot wide lot found in the R-1 Single Family District. Building one single-family home on the property would be an under utilization of the site. The variance for reduced lot areas would allow the city to create two buildable lots, thereby maximizing the development potential of the subject property. (g) The variance will not alter the essential character of the locality or permit a use not allowed within the respective zoning district. Findings. The variance for reduction in lot areas will not alter the essential character of the locality, or allow a use not permitted within the R-1 Zoning District. Single- family detached homes are permitted within the district. Staff will ensure that no setback variances for the construction of new homes on these parcels will be permitted. By maintaining the required setbacks of the district, the reduced lot areas will not compromise the visual character of the neighborhood. The proposed depth Planning Case Report 16-03 Page 4 2/26/16 of the new lots is 130 feet. This depth is consistent with adjoining properties and the majority of other lots found within the R-1 District. (h) The variance will not impair an adequate supply of light and air to adjacent properties, or substantially increase the congestion of the public streets, or increase the danger of fire or endanger public safety. Findings. No setback variances are being requested. by maintaining the required setbacks of the district, the reduced lot areas will not impair an adequate supply of light and air to adjacent properties or increase the danger of fire. Adding one additional home to the area will not substantially increase the congestion of the public street serving the site. The variance will not endanger public safety. 3. Easements The submitted survey shows the required utility and drainage easements along the perimeter of each proposed lot. 4. Park Dedication As part of the subdivision, the city will be required to pay park dedication fees in the amount of $1,500. 5. Subdivision Procedure Approval of the requested lot area and width variances must precede formal approval of the minor administrative subdivision. VI. Design and Review Committee The Design and Review Committee reviewed the case on February 11th. The committee was in favor of the proposed project and variance, and was excited to see an application for redevelopment of New Hope's single-family housing stock. VII. Approval a. Type of Approval Variance — quasi-judicial b. Timeline 1. Date Application Received: February 5th, 2016 2. End of 60 -Day Decision Period: April 5th, 2016 3. End of 120 -Day Decision Period: June 4th, 2016 VIII. 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 no inquiries regarding the proposal. Planning Case Report 1603 Page 5 2/26/16 IX. Summary This proposal provides an opportunity for substantial reinvestment in one of New Hope's residential neighborhoods. Additionally, the proposal meets direct objectives of the city's Comprehensive Plan. When looking at the surrounding area, staff feels that the requested variances will promote a reasonable land use transition with adjacent properties. Additionally, the requested variances will add one new single-family housing unit to the city. This addition will increase the economic output of the subject property by maximizing the development potential of the site. X. Recommendation Based on review of the application, staff recommends approval of the two variances with the following condition: 1. Upon completion of the minor subdivision, the city shall pay park dedication fees totaling $1,500. 2. The lot areas and lot widths depicted on the submitted certificate of survey are approved. Attachments: 4. Planning consultant memorandum Application and applicant narrative * Site Survey Concept layout Planning Case Report 16-03 Page 6 2/26/16 J NORTHWEST ASSOCIATIO COOSUkTAMTSO INCS 4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com MEMORANDUM TO: Jeff Sargent FROM: Bob Kirmis /Alan Brixius DATE: February 9, 2016 RE: New Hope - 4415 Nevada Avenue North - Lot Area and Width Variances FILE NO: 131.00 -16.02 At your request, we have identified issues associated with the City's request to subdivide a 16,879 square foot vacant parcel of land located at 4415 Nevada Avenue North into two single family residential parcels. The subject property was purchased by the New Hope Economic Development Authority in the summer of 2015. At -the- time of purchase, the property was occupied by a vacant, distressed home and detached garage which have since been raised. The subject site is zoned R-1, Single Family Residential. To accommodate the proposed subdivision, the following approvals are necessary: 1. A variance to the minimum 9,500 square foot lot area requirement imposed in the R-1 District. Lot sizes of 8,429 and 8,450 square feet are proposed. 2. A variance to'the minimum 75 foot lot width requirement imposed in the R-1 District. Lot widths of 65 feet are proposed. 3. A minor (administrative) subdivision. In review of the submitted application materials, the following comments are offered: Previous Approvals. It has found that, on two occasions, the City has approved similar variances to allow the subject property to be split into two single family residential parcels. One such approval was granted in 1963 and the other in 1974. On both occasions however, the property owners never followed through with the subdivision requests. Thus, the property in questions remains a single parcel of land. While the City's previous consideration of lot split requests is relevant to the current application, a finding must be made that that, in consideration of the variance requests, the application satisfies City's current variance evaluation criteria. Variance Evaluation Criteria. According to the Ordinance, variances may be granted when they are in harmony with the general purpose and intent of the Ordinance, are consistent with the Comprehensive Plan and the applicant for the variance establishes that there are "practical difficulties" in complying with the City's zoning requirements. The Ordinance further states that "practical difficulties", when used in connection with granting an application for a variance, means the following: (1) That the property owner proposes to use the property in a reasonable manner not permitted by the City's zoning code; (2) The plight of the property owner is due to circumstances unique to the property under consideration and not created by the property owner; (3) The variance will not alter the essential character of the locality or permit a use not allowed within the respective zoning district; (4) The variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire or endanger public safety; (5) Practical difficulties may include but shall not be limited to the following: a. A physical condition unique to the property that results in practical difficulties when using the parcel or lot within the strict application of the terms of this Code. Physical conditions causing practical difficulties may include lot shape, narrowness, shallowness, slope, or topographic or similar conditions unique to the parcel or lot. b. Practical difficulties may also include inadequate access to direct sunlight for solar energy systems. C. Economic conditions alone shall not constitute a practical difficulty if a reasonable use of the property exists under the terms of this Code. d. A practical difficulty shall be unique to the parcel or lot for which the variance is being sought and is not generally applicable to other properties within the same zoning district. In consideration of the preceding evaluation criteria, Staff feels that the following findings could justify approval of the requested variances: The present lot width of 130 feet is considered excessive in comparison to other single family residential lots in the R-1 zoning district. The Comprehensive Plan promotes compatible land use relationships and land use transition. The subject site is bordered by a single family dwelling to the north, twinhomes to the south, a park to the east and high density residential uses to the west. It is believed that the introduction of smaller single family residential lots would provide an appropriate density transition between the standard size single family lots to the north and the twinhomes to the south. The EDA has indicated that no setback variances will be requested. In the past, the City has approved single family residential homes upon lots measuring 65 feet in width. In such cases, the lesser lot widths did not compromise the quality and livability of the homes. --, The widths of the new homes (approximately 50 feet) will not compromise the character of the area in that they will be serve as a satisfactory visual transition between the standard size single family home to the north and the twinhomes to the south. In consideration of the preceding, the City is proposing to use the subject in a reasonable manner not permitted by the Zoning Ordinance. Subdivision Procedures. Approval of the requested lot area and width variances must precede formal approval of the minor (administrative) subdivision. The minor subdivision process assumes that no right-of-way dedication will be required. This should be confirmed by the City Engineer. Easements. Appropriately, both proposed lots are provided perimeter drainage and utility easements which are consistent with Subdivision Ordinance requirements. Park Dedication. As part of the subdivision, question exists whether or not park dedication should be required for the additional lot which will result as part of the proposed subdivision. Fence. As shown on the submitted certificate of survey, segment of a chain link fence exists along the subject site's northern boundary. While located upon the subject site, it appears the fence segment has been retained to allow the rear yard of the abutting property to the north to be fully enclosed. This simply should be recognized. Existing Trees. It appears that some significant trees exist upon the subject site. To the exist possible, future home construction should attempt to retain such trees 3 Recommendation Staff recommends approval of the requested lot area and width variances with an understanding that no setback variances with be necessary to accommodate the construction of homes upon the two proposed lots. If you have any questions regarding this material, please advise. 4 M APPLICATION TO PLANNING COMMISSION AND CITY COUNCIL City of New Hope, 4401 Xylon Avenue North, New Hope, MN 55428 Case No. r.-03 Planning Deadline FEB 0 5 2016 Receipt No. Received by Basic Fee Deposit Name of Applicant: Economic DevA1n ment Autho ' in and for the Ci of New Ho a Phone:763-531-5114 Applicant Address:4401 X Ion Avenue North New Ho a MN 55425 Street Location of Property: 4415 Nevada Avenue North PID:17-118-21-21-0019 Legal Description of Property: The East 130 fee# of i_ots 26 and 27 Auditors Subdivision NO, 324 Henne in I:Lntv Minnesota OWNER OF RECORD: Name: "same as above" Address: Home Phone: Work Phone: Fax: Applicant's nature of Legal or Equitable Interest: Type of Request: (pertaining to what section of City Code) Please outline Description of Request: (use additional pages if necessary) Why Should Request be Granted. "see attached" (attach narrative to application form if necessary) GACommDevIPLANNINGIMISC ITEMSIPlanninn an u—v... 4— t, _ Applicant acknowledges that before this request can be considered and/or approved, all fees, including the basic zoning fee and any zoning deposits (as outlined in the attached application materials) must be paid to the city. There are three city consultants — legal, planning, and engineering - that generate additional expenses. Expenses incurred that exceed the amount of the zoning deposit will be billed and are the responsibility of the applicant. The city hereby notifies the applicant that state law requires that the development review be completed within 60 days from the city's acceptance of this application. If the development review cannot be completed within 60 days, regardless of the reason, the city shall extend the review completion deadline an additional 60 days as also permitted by state law. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant in writing. The Community Development Department wi, ll notify you of all meetings. Signed: Fee Owner: Economic Development Authority in and for the City of New Hope Executive Director, Kirk McDonald Applicant Other than Owner (print or type) Evidence of Ownership Submitted: Certified Lot Survey: Legal Description Adequate: Legal Ad Required: Date of Design & Review Meeting: _. Date of Planning Commission Meeting: By Planning Commission on: By City Council on: Subject to the following conditions: FOR CITY USE ONLY Yes No Required Yes No Required Yes No Required Yes No Required Approved: Denied: Approved: Denied: 4415 Nevada Avenue Summary Narrative Background The City of New Hope Economic Development Authority (EDA) purchased the property located at 4415 Nevada Avenue North on 7-28-15. When the EDA acquired the property, the site was occupied by a vacant and distressed foreclosed home with detached garage. The EDA purchased the property with the intention of redeveloping the site by removing all of the structures on the property and splitting the lot into two single family parcels. The home and all other site improvements have been razed as of October 2015. Variances 4415 Nevada is currently zoned R -I Single Family Residential. The minimum lot width within the district is 75 feet and the minimum lot area is 9,500 sq/ft. The subject property has a width of approximately 130 feet and a depth of 130 feet. The total lot area is 16,879 sq/ft. In order to complete a split of the property, two variances will be necessary. The first variance request is to allow 65 foot lot widths for both parcels and the second variance request is to allow lot areas of approximately 8,400 sq/ft. When researching the property file for 4415 Nevada, staff found planning case reports indicating that the property has been approved for the same variances that are being requested now, on two separate occasions. The first variances were granted in 1963 and the second were granted in 1974. Both reports are attached to this application. On both occasions, the owners never formally completed the lot split or redevelopment of the site. Therefore, the EDA is required to re -apply for both variances. Land Use Transition When looking at the surrounding area, staff feels that the requested variances wiII promote a reasonable land use transition with adjacent properties. Directly south of the subject property there are six medium density twin home units. The property to the west contains high density multifamily, and to the north the neighborhood transitions into low density single family, The requested variances will allow for the construction of two new single family detached homes. The EDA is not requesting any reduction for the side yard setbacks, Economic Impact If the variances are granted, the economic output of the property will double as the city will gain two new single family homes rather than one. Attachments ® Planning Case Reports • Survey f r�i.:."7ra�,. t:IS�:�by�C�...• 1.r ��a, a i �niis�:iii.; _ LazkL A y _. 4 �°� � r• r. r� __ ., L 26 and 2.7 Aud_ mSub Peteraon .... . Adds .� .......� �. _.� n ._� ..�, ��, 3-5098 —��„� Nevada �- �-_•�. A) p pix than C'��'�� N ,�T�.id� Peierson.� �•��� •-� :tne same ad same2 "." ...w ng ...» is '�::'��Li'r'4£ ....... `�:r"�a••'s.'�P'`ii's�: i �� � a.�. 'i.: ,,> ': .i c. � yy x, �y�� A:N,:. t.i.•,, �iis�,•y'•ii�a.__...u... n...e_�-_,r�.y"Mr^pr[e.�.. .u.a.«. n+n. ..ao..�. .a.a �.., vww. ...w.... s, x ... .... — � _ ..... ...... Y 2 yP e �'' r r � 8"'j1`.�a ^1ziL4 .., i�:Y�_",'�.:.: ;.. .s .. �. �:,�� • �f _. 'l `.i7.. .... .. .,,. �aY 1a2.i �.:'�• 7��. �,.r�C'o#S�t i..�F�ri"�,: -•., � i... • ti.1'. L L" ��� p � � .// Jam. _r Ute/ 6 �d��c. ,•may, VILLAGE OF NEW HOPE NOTICE OF PUBLIC REARIM ON PROPOSE) VARIANCE (4415 Nevada Ave No) Notice is hereby given that the Village of New dope Planning CONMissLon Will meet at the Village Hall, 42010 Nevada Avenue North in said Village on the 3rd day of December at 9.•15 o'clock p.m. for the PurPse of holding a Public Hearing on granting variance to split lot so that theta will be two 651 lots, on the following -legally described property: Lots 26 and 27, Auditors Subdivision 324 (Plat , 62.225, Parcel. 5600) Hennepin County, Minnesota. All. Persons interested are invited to appear and express their views as to the proposed variance. Dated the 29th day of November, 1963, Doan C. Trucker, Village Clerk 'HIS NOTICE SENT TO THE FOLLOWING ON NOVEMBER'29, 1963: Plarming Commission Members Council Members Planner - Dale Pollock Village Engineer - Robert Rosene Attorney - Wm. Corriek Russell J. laquinto - 4317 Nevada Avenue North - Lot 25 Aud. Sub 324 Vel.va Naugle -- 4424 Nevada Avenue North - Lot 28_ Awl Q„,, iso AUDITOR'S SUBDIVISION NO. 324 Plat 62225 Parcel 5625 4415 Nevada Ave. N. Plan"' Cat.se No. 74-42, request from Mrs. Agnes Olson for a variance in Iot size and waiver of platting two�64+cfoot e to pots, wasehear�ina on and subsequent Jivision of a 9.75 foot by 130 foot total parcel -into fdfi a44.s f't �-��C,c- / _ 4�2 s The property now exists as two I'ots, one of which has 49.75 feet of frontage and the other 80 feet on Nevada. There is an older home and a garage on the property. The original platting was done under an auditor's subdivision prior to existing codes. The existing house would be about 12 feet from the north lot line of the proposed new line. It is proposed that the garage would be moved onto the back of one of the lots to make room for a house. The proposed lots would be 8,320 square feet (64 X 130), while the code requires 9,500 square feet with a minimum frontage of 75 feet and a depth of 125 feet. Mrs. Agnes Olson was present to discuss the matter. She said she did not have a buyer at this time. She said the garage would be sold or moved back and that she might sell her present home and build on the new Iot. Commissioner Pakonen suggested that the matter be tabled until such time as someone comes forth with a definite building program for the two lots. Commissioner Oswald stated at this time there are two lots, one of which has 49.5 feet of frontage. Motion Commissioner Oswald, second b Commissioner Allen, recommending to the Council that the variance for un e+i—rsize�ots and waiver of p a ting requirement—s-66-approved for the property at 4415 Nevada Avenue North, as requested_un_ Planning Case�Go.�74=42,'with the condition that both new lots be subject to existing code requirements for setbacks fnr any new construction. Further discussion held. Moll call vote was taken on the questions as follows,: All members voted in favor, V &4oti_ on^carried. Planning Case No. 74-42, request from Mrs, Agnes Olson for a variance in lot size and waiver of Platting Ordinance to permit the combination and subsequent division of a 129.75 foot by i30 foot total parcel into two -64+ foot lots, was considered by the Council. The property in question is located at 4415 Nevada Avenue North. Mrs. Agnes Olson was present to discuss the utilization of the property. It was called to Mrs. Olson's attention that the Planning Commission had recommended approval of the division subject to the new lots being subject to setback requirements as to any future con- struction on the lots. Mrs. Olson said she would be selling one lot and keeping one lot. Mr. Omer Naugle, 4419 Nevada Avenue, inquired as to the setback requirements for the proposed lots. He was advised that an the garage side construction could come wi to within ten feet with living quarters. thin 5 feet of the lot line and Motion by Councilman Hokr, second bCouncilman Enck, to ararst the.var1anceor_..un¢er sized -lots a,i< 44r5 Neva Avenue orth as reauestad' i,nrlar Plannin., r-. Voting in favdr: Erickson, Enck, Hokr, Johnson, Meyer. Voting against: None. Motion carried. Councilman Johnson then introduced the following resolution and moved its adoption: "RESOLUTION AUTHORIZING WAIVER OF PLATTING REGULATION WITHIN THE CITY OF NEW HOPE, MINNESOTA - PM -SENT -PLAT ¢2225, PARCEL X625` f6R MRS. AGNES E. pls jr tion was seconded by to-Hokr, and pon vote being ntaken for tthereohe n, the tion ofollowing f the voted insolu- favor thereof: Erickson, Enck, Hokr, Johnson, Meyer; and the following voted against the same: None; whereuppon City the resoluClerktion was declared duly passed and adoptedandwas signed by the Mayor ang (Page Extract Book). 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CL ----------------- 5. 1'm 9L'6Z L M. .L �► m as pq fig CL mcli �a s IL ewh ^h 4 L - 14� ftu-� CITY OF NEW HOPE 4401 Xylon Avenue North New Hope, Hennepin County, Minnesota 55428 PLANNING COMMISSION MINUTES February 2, 2016 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 Schmidt called the meeting to order at 7:00 p.m. ROLL CALL Present: Steve Svendsen, Christopher McKenzie, Greg Gehring, Bill Smith, Christopher Hanson, Jim Brinkman, Tom Schmidt Absent: Roger Landy, Scott Clark Also Present: Jeff Sargent, Director of Community Development; Aaron Chirpich, Community Development Specialist; Stacy Woods, Assistant City Attorney; Al Brixius, City PIanner; Emily Becker, Recording Secretary NEW BUSINESS New Planning Commission member, Chris Hanson, was officially sworn in by Recording Secretary Becker. PUBLIC HEARING Chair Schmidt introduced Item 4.1, request for Conditional Use Permit to Planning Case 16-01 establish a mental health facility, a variance to loading dock requirements and Item 4.1 a variance to allow the use along a non -arterial street, 5555 Boone Avenue North, People Incorporated, petitioner. Mr. Aaron Chirpich, Community Development Specialist, gave background on the planning case. He stated People Incorporated is requesting a Conditional Use Permit (CUP) to convert an existing 10,750 square foot office/warehouse building, located in the Industrial Zoning District, to a children's mental health treatment facility. The applicant is also requesting two variances, one to allow the proposed facility to operate along a non -arterial street and the other to waive the requirement of providing a designated loading area on the property. The building, located at 5555 Boone Avenue North, is currently vacant and for sale. People Incorporated has agreed to purchase the building contingent upon securing the requested CUP and variances. Industrial sites are Iocated at the north and west of the property, and High Density Residential sites are located to the south and east. People Incorporated, Chirpich elaborated, is a nonprofit organization that provides mental health services. The New Hope site would allow them to consolidate their children's mental health programs to one location. The facility would offer day treatment programming in three hour blocks provided by a multi -disciplinary staff under the clinical supervision of a mental health professional. The site would serve up to 36 children per day, who would be transported to the facility by parents, insurance -provided transportation or area schools via school busses. Chirpich went on to present a zoning analysis, first evaluating the site's access and the request for a variance to allow the use along a non -arterial street. The Conditional Use Permit for health and social services requires that the facility be located along an arterial street. The subject site does not adjoin an arterial street. The site is located on Boone Avenue, a community collector street designed to accommodate both industrial and residential land uses. It is at the periphery of the industrial park, and the proposed use presents an opportunity to provide a good transition between industrial and residential land uses. The building footprint will remain the same; most of the renovations will be inside the building. The requested variance will allow the proposed use along a community collector street. Chirpich went on to introduce practical difficulties the site faces in complying with the city's zoning code CUP for health and social services requirement that the facility be located on an arterial street. Next, Chirpich analyzed the requested variance to loading dock requirements. Industrial buildings larger than 7000 square feet are required to provide a designated loading area that is at least 10 feet by 70 feet in dimension. The existing building has an overhead door on the west side of the building to accept deliveries, which will be removed due to the changed use. Staff desires a narrative from the applicant explaining types, frequency, location, and modes of site deliveries. Practical difficultes the sites faces due to its changed use in complying with the city's zoning code requirement for a loading area were elaborated. Further evaluation of the site plan was provided. The building setbacks will remain the same and are compliant. Curbing does not currently exist along the perimeter of the lot, and repurposing the building would not necessitate the installation of new curbing. A new parking lot on the northwest corner proposed on the site plan meets setback requirements and would have curbing. The proposed number and dimensions of parking stalls meets City Code requirements. The one-way south entrance driveway into the site from Boone Avenue is 21 feet wide and should be signed one-way and posted no parking. Landscaping meets requirements, proposing twelve evergreen shrubs providing screening from East Research Center Road and four other trees. Rooftop screening will meet city standards. Exterior building improvements will include repainting of existing CMU walls grey, replacement of the overhead door with new doors and windows, and installation of new windows on the east elevation along Boone Avenue. Site inspection has determined that the existing trash enclosure, to be utilized by the proposed new use, meets city standards. The lighting plan is mostly code compliant, though the light on the south side of the building needs to be relocated closer to the entrance on the south side of the building. Because no sidewalk exists on East Research Center Road where the main entrance of the building faces, it is felt that it is appropriate to waive pedestrian access requirements. Signage, which will be minimal, will require permits, as a signage plan was not submitted with the application. A storm water basin connecting to the existing drain tile at the back of the curb will be installed to the east of the new parking area and has been reviewed by the City Engineer. Snow storage areas indicated by the site plan appear to be adequate. Fire sprinklers will need to be provided to the building, which will require the addition of a new water service line. The City Engineer has reviewed the utility plans and Planning Commission Meeting 2 February 2, 2016 provided comments. The fire department connection is on the front of the building, though if this is not accessible, two fire department lock boxes at the front and back of the building will be needed. Zoning code criteria for the requested Conditional Use Permit to establish a mental health facility in the Industrial District were outlined. The proposed use of the building is consistent with the intent of the Comprehensive Plan; is compatible with allowable uses in the Industrial District; conforms to all applicable performance standards; will not depreciate the area's value; complies with all other zoning district criteria; will not generate nuisance characteristics; and will bring an economic return to the community through the creation of 30 new jobs. The Design and Review Committee met on January 14, 2016 to consider the proposal and was in favor of the proposed use and requested variances. Property owners within 350 feet of the parcel were notified by mail and a legal notice was published in the SunPost newspaper. Staff has received no questions or concerns regarding the proposal. Chirpich concluded that staff recommended approval of the two variances. He added that if the variances are approved, staff recommends approval of the requested Conditional Use Permit with outlined conditions. When the opportunity for questions to staff arose, Commissioner McKenzie inquired if the site would include bicycle parking. Mr. Alan Brixius, City Planner, answered that bicycling parking is not mandated in Commercial or Industrial Zoning Districts. Mr. Jeff Sargent, Community Development Director, suggested that if the Planning Commission desires requirements for bicycle parking in such zoning districts, the Codes and Standards Committee should review a possible change to the zoning code to reflect this. Chair Schmidt motioned the applicant to come forward. Mr. Joe Conlin, Facilities Director of People Incorporated, of 2060 Centre Pointe Boulevard, Suite 3, Saint Paul, MN 55120, approached the podium. Commissioner Brinkman asked for clarification on site visit length. Mr. Conlin replied that site visits are three hours in length and held twice daily; one session in the morning and one in the afternoon. Children only attend one three-hour block per day. If necessary, there is possibility of monthly evening sessions for patients unable to attend during the day. Concern was voiced about the possible simultaneous arrival of several vehicles and consequential queue that may cause buses to overflow in to the street. Mr. Conlin assured the Commission this would not be a problem as a maximum of four buses would be present at the property at one time; staying for a maximum length of time of five to seven minutes. Additionally, most vehicles would utilize the west entrance, though parents would be allowed to deliver children via the south entrance. Commissioner Gehring inquired if the designated picnic area would be used as a smoking area. Mr. Conlin answered the patients would not be of Planning Commission Meeting 3 February 2, 2016 legal age to smoke and that the picnic area would was intended for staff to use on break and as an exercise area for children if need be. Children will not be served food on site as the sessions are scheduled either before or after, not during lunch. Commissioner Svendsen motioned the project architect to come forward. Mr. Jeff Schuler, Project Designer of Firm Ground Architects & Engineers, 275 Market Street Suite 368, Minneapolis, MN 55405, came forward. Commissioner Svendsen requested explanation for the location of the fire department connection being on the opposite side of the building from where the water is going to come in and where the riser room is. Mr. Schuler explained that the water is coming in on the north side of the building, which will have a fence around it and not be visible to the Fire Department without getting through the fence. Furthermore, to create the least impact on the building, they are utilizing the existing garage door opening which is being filled in by fiber cement panels. Svendsen also requested that two key boxes for the fire department be provided and that an irrigation system be shown on the plan. Mr. Schuler conceded to both requests. Chair Schmidt inquired if anyone in the audience wished to address the Commission. Being that no one spoke, he asked for a motion to close the Public Hearing. Motion by Commissioner Svendsen, seconded by Commissioner Brinkman, to close the public hearing. All present voted in favor. Motion carried. Motion Motion by Commissioner McKenzie, seconded by Commissioner Svendsen, Item 4.1 to approve Planning Case 16-01, request for Conditional Use Permit to establish a mental health facility, 5555 Boone Avenue North, People Incorporated, petitioner, with the following conditions: 1. The applicant shall enter into a site improvement agreement with the city to ensure the completion of all required improvements on the plan dated 1-22-16 (to be prepared by the City Attorney). 2. The applicant shall provide financial guarantee and performance bond for landscaping and site improvements (amount to be determined by city engineer and building official). 3. The applicant shall enter into a storm water maintenance agreement with the city (to be prepared by the City Attorney). 4. The site utility plan shall be subject to review and final approval by the City Engineer, Fire Marshal, and Public Works. 5. The storm water management plan shall be reviewed and be subject to final approval by the City Engineer and Public Works. 6. The applicant will provide record plans or as -built drawings to the City following project completion. 7. The site plan must be revised to show one-way traffic and no parking signs for the one-way drive isle located on the south side of the building. 8. The city shall waive the pedestrian connection requirement. 9. The applicant must provide a narrative on types of deliveries, types Planning Commission Meeting 4 February 2, 2016 of vehicles making deliveries, and where deliveries will occur. 10. The applicant shall revise the site plans to show the installation of a wall mounted light near the south building entrance. 11. The parking lot pavement shall be inspected and areas of disrepair must be repaved. 12. An irrigation system must be shown on the plan. Voting in favor. Svendsen, McKenzie, Gehring, Smith, Hanson, Brinkman, Schmidt Voting against: None Absent: Landy, Clark Motion approved 7-0 Motion by Commissioner McKenzie, seconded by Commissioner Svendsen, to approve Planning Case 16-01, a variance to loading dock requirements and a variance to allow the use along a non -arterial street, 5555 Boone Avenue North, People Incorporated, petitioner. Voting in favor: Svendsen, McKenzie, Gehring, Smith, Hanson, Brinkman, Schmidt Voting against: None Absent: Landy, Clark Motion approved 7-0 COMMITTEE REPORTS Design and Review Chair Schmidt stated the next Design & Review Committee meeting is Committee scheduled for Thursday, February 11, 2016. It is expected there will be two Item 5.1 planning cases to review. Commissioner Hanson will serve on the Design & Review Committee. Codes and Standards Chair Schmidt stated the next Codes & Standards Committee will be held Committee Wednesday, February 3, 2016. Item 5.2 NEW BUSINESS No New Business. Item 6.1 OLD BUSINESS Approval of Minutes Motion by Commissioner Svendsen seconded by Commissioner Brinkman, Item 7.1 to approve the Planning Commission minutes of January 5, 2016. All present voted in favor. Motion carried. ANNOUNCEMENTS Mr. Jeff Sargent announced the City would soon be looking for a replacement for Recording Secretary Becker as this would be her last Planning Commission meeting with the City of New Hope. Chair Schmidt once again welcomed Commissioner Hanson. ADJOURNMENT The Planning Commission meeting was unanimously adjourned at 7:49 p.m. Planning Commission Meeting 5 February 2, 2016 Respectfully submitted, ?Z:;� . Emily Becker, Recording Secretary Planning Commission Meeting b February 2, 2016