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HomeMy WebLinkAbout06-19-13-PC1245 W Highway 96 Clayton Larson -- Andy Holewa Sam Scott Roberta Thompson www.cityofardenhills.org Vacant Janet Stodola (Alternate) Dave McClung Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well-maintained infrastructure, fiscal soundness, and our long-standing tradition as a desirable City in which to live, work, and play. CALL TO ORDER APPROVAL OF THE AGENDA APPROVAL OF MINUTES 2.A.June 5, 2013, Draft Planning Commission Minutes Documents:JUNE 5, 2013, DRAFT PLANNING COMMISSION MINUTES.PDF PLANNING CASES 3.A.003 Lexington Station Master PUD, Final PUD, And Preliminary Plat; Roberts Management Matthew Bachler, Community Development Intern Documents:MEMO.PDF,ATTACHMENT A.PDF, ATTACHMENT B.PDF, C.PDF,ATTACHMENT D.PDF, ATTACHMENT E.PDF COMMENTS AND REPORTS 4.A.Planning Commission Comments And Requests A quorum of the City Council may be present at this meeting. Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JUNE 5, 2013 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Clayton Larson called to order the regular Planning Commission meeting at 6:34 p.m. ROLL CALL Present were: Chair Clayton Larson, Commissioners Samuel Scott, Roberta Thompson, and Clayton Zimmerman. Absent: Commissioners Andrew Holewa, Angela Hames, and Janet Stodola (Alternate). Also present were: Community Development Intern Matthew Bachler, Community Development Director Jill Hutmacher, and City Attorney Joel Jamnik. APPROVAL OF AGENDA JUNE 5, 2013 Chair Larson stated the agenda will stand as published. APPROVAL OF MINUTES May 8, 2013 Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Thompson, to approve the May 8, 2013, Planning Commission Regular Meeting as presented. The motion carried unanimously (4-0). PLANNING CASES A.Planning Case 13-009; PUD Amendment; StuartCo; 1201 County Road E Public Hearing Community Development Intern Bachler stated the applicant has requested a Planned Unit Development (PUD) Amendment for a site-wide master sign plan to install monument, wall, and auxiliary signs at 1201 County Road E. Community Development Intern Bachler explained that on December 21, 2012, the City Council approved a Planned Unit Development (PUD) to remodel the existing structure at 1201 County ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 2 Road E and construct 74 residential unit apartments and approximately 20,000 square feet of specialty retail space on the site in Planning Case 12-019. A signage plan for the property was not included in the approved PUD. Community Development Intern Bachler indicated the property at 1201 County Road E is owned by TAT Properties and is represented in this case by StuartCo. The applicant is requesting an amendment to the existing PUD to include a master sign plan for the property. Monument, wall, and auxiliary signage are included in the plan. The applicant has submitted a letter describing the request, images of the proposed signage, and site plans showing where signs would be installed on the property. Community Development Intern Bachler noted two monument signs are proposed for the principal land uses on the property: the E Street Flats residential apartment building and the E Street retail stores. The sign copy area of the E Street Flats sign would measure 6.4 feet wide by 7 feet tall, or 44.8 square feet. The E Street Shoppes sign would measure 6.4 feet wide by 8 feet tall, or 51.2 square feet. Both signs would sit on a two-foot tall stone base designed to match the new stonework to the two principal site entrances on the eastern and western end of the property. Community Development Intern Bachler stated the applicant is proposing a wall sign measuring 25 feet by 3.5 feet (87.5 square feet) for the primary retail bay in the E Street Shoppes building. Both of the two smaller retail bays would be allowed wall signs measuring up to 50 square feet in area. An Shoppes. The proposed E Street Shoppes sign is comprised of individual cut, back-lit letters at a maximum height of 24 inches. The total area of this sign would be 34 square feet. Community Development Intern Bachler explained that wall signage is proposed for the E Street Flats residential apartment building as well. One sign would be located on the south wall of the building facing County Road E and measure 10 feet wide by 5 feet tall, a total area of 50 square feet. The second sign would be installed on the east building wall facing Lexington Avenue and measure 18 feet wide by 3 feet tall, or an area of 54 square feet. Community Development Intern Bachler stated auxiliary signage on the site would be used to provide direction and demarcate the parking lot. Each sign would have the same dimensions: 75 inches in height with a sign copy area of 24 inches by 18 inches. A total of 16 auxiliary signs are proposed. The signs would identify parking spaces as being reserved for customers, employees, renters, or guests, and would define a loading and delivery zone for the retail property. Site Data Future Land Use Plan: Community Mixed Use Existing Land Use: Apt 4+ Units Zoning: B-2 General Business District Current Lot Size: 7.65 Acres Topography: Relatively Flat Community Development Intern Bachler reviewed the surrounding area and the Plan Evaluation in detail. 1. Chapter 12 Sign Code: Section 1240.02 Permitted Sign Type, Area, Height, and Illumination by Sign District ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 3 Sign District 4 1201 County Road E County Rd E Frontage PUD Amendment Freestanding Signage (Permitted) (Proposed) Sign Type FREESTANDING Type Monument Monument Max Area (Sign 1) 50 SF 51.2 SF Max Area (Sign 2) 25 SF 44.8 SF Max Height 10 FT 10 FT Lighting E/I/B Internal (a) E = external, I = internal, B = backlit Community Development Intern Bachler stated the property at 1201 County Road E is located in Sign District 4. For properties not included in a Planned Unit Development, 50 square feet of freestanding signage is permitted in this District. Since the site fronts two public streets (Lexington Avenue and County Road E), the property owner is allowed an additional freestanding sign not to exceed 25 square feet. Freestanding signs are not permitted to exceed 10 feet in height. Community Development Intern Bachler indicated the Sign Code includes specific design standards for freestanding signs in this District. Only freestanding monument signs are permitted and the signs must be designed so that the sign copy is supported by a solid base of brick or rock-faced block in a color similar or complimentary to the main structure on the site. Materials used for the sign base are required to extend at least one-half way up the sides of the sign face. Community Development Intern Bachler explained that between the two monument signs, a total of 96 square feet of sign copy area is proposed. The E Street Shoppes sign exceeds the allowed area by 1.2 feet while the E Street Flats sign exceeds the allowed area by 19.8 square feet. The proposed additional sign area for the E Street Flats building is reasonable in this case because there are two distinct land uses on the property each requiring sufficient signage to advertise and provide directions. It was noted the applicant is requesting to place both monument signs on County Road E. This deviates from the Sign Code, which requires a permitted second freestanding sign to be placed on the other public street that the building fronts. Since the building is setback approximately 360 feet from Lexington Avenue and there is no driveway access to the property off this street, it is reasonable to have both signs located on County Road E where the primary entrances are. Community Development Intern Bachler explained the stone base material does not extend one-half way up the sides of the proposed monument signs. The applicant has indicated that incorporating the base material along the sides of the E Street Shoppes sign would make it difficult to replace the individual tenant panels on the sign. Although this design constraint does not exist for the E Street Flats sign, the applicant is looking to maintain aesthetic consistency between the two signs and has not included the base material on the sides of this sign. ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 4 Sign District 4 1201 County Road E County Rd E Frontage PUD Amendment Wall Signage (Permitted) (Proposed) Sign Type WALL Max Total Area (Includes E 200 SF 325.5 SF Street Flats building and 3 retail tenants) Max Height None - Lighting (a) E/I/B Backlit (a) E = external, I = internal, B = backlit Community Development Intern Bachler stated properties in Sign District 4 are permitted a total of 50 square feet of wall signage. In multi-tenant buildings or sites, the permitted sign area may be installed by each individual business establishment that has some exclusive use of the primary level of the building. The Sign Code does not directly address the use of wall signage by property owners of multi-tenant buildings for the purpose of branding the property. Community Development Intern Bachler commented the applicant is proposing 87.5 square feet of wall signage for the largest retail bay, which exceeds the requirements by 27.5 square feet. This request is justified given that the tenant will occupy 114 feet of frontage. While there are no guidelines on permitted wall signage for property owners, the proposed E Street Shoppes sign, measuring 34 square feet, is less than what an individual business establishment would be allowed and is deemed reasonable in this case. All other proposed wall signage for the E Street Shoppes building meets the Sign Code requirements. Community Development Intern Bachler indicated the applicant is requesting an additional 54 square feet of wall signage for the E Street Flats building. A total of 104 square feet of wall signage is proposed. This request for flexibility is reasonable because the size of the building and the large building setbacks from the public streets make signage difficult to see. The building is set back approximately 360 feet from Lexington Avenue and 70 feet from County Road E. The proposed wall signs would cover approximately 2.3% of the east building façade and 0.5% of the south building façade. Sign District 4 1201 County Road County E Frontage E Auxiliary (Permitted) PUD Amendment Sign Signage (Proposed) Type AUXILIARY Max area per sign 8 SF 3 SF Wall Height 8 FT - Freestanding 8 FT 6.25 FT Height Auxiliary signs must be 8 feet or less in height and are allowed a sign copy area of 8 square feet. There are no provisions in the Sign Code regulating the number of auxiliary signs allowed per property. The proposed auxiliary signage plan meets the Sign Code requirements. 2. Chapter 12 Sign Code: Section 1260.01 Sign Standard Adjustment ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 5 Community Development Intern Bachler indicated Section 1260.01 of the Sign Code permits adjustments to sign height, number, type, lighting, area, and/or location through the site plan review process if criteria number 1 or 2 is met and the required criteria number 3 is met. The criteria are as follows: 1. There are site conditions which require a sign adjustment to allow the sign to be reasonably visible from a street immediately adjacent to the site; or, 2. The sign adjustment will allow a sign of exceptional design or a style that will enhance the area or that is more consistent with the architecture and design of the site; and, 3. The sign adjustment will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use. Community Development Intern Bachler stated while the above criteria are not directly referenced or required for PUD Amendment requests to add signage to a property, they do provide guidance for evaluating these types of applications. In this case, criteria one and three are most applicable. The PUD process itself permits the City to be flexible with signage standards depending on the needs and impact of a particular use. 3. Chapter 13 Zoning Code: 1325.05, Subd. 8 Additional Design Standards for New Development, Redevelopment, and Modifications to Existing Sites in the B2 and B3 Districts Community Development Intern Bachler explained Section 1325.05, Subd. 8 of the Zoning Code establishes design standards for the business districts of Arden Hills. The standards in this section are only applicable to the building or site components being developed or altered. In this case, the specific guidelines on signs are pertinent: 1. Business signs shall be architecturally compatible with the style, composition, materials, colors and details of the building and should be an integral part of the building. Signs shall be incorporated into the facades of the building rather than extending past the roof line and should not project more than twelve (12) inches beyond the plane of the facades. Retail business wall signs shall be located in a position above the front window that is located consistently among stores. 2. All other provisions in Chapter 12, Sign Code, shall apply. The proposed signage in the plan meets the requirements contained in Section 1325.05, Subd. 8 of the Zoning Code. Community Development Intern Bachler provided the Findings of Fact for review: General Findings 1. The property is located in the B-2 Zoning District and in Sign District 4. 2. The Planned Unit Development at 1201 County Road E was approved by the City on December 21, 2012 in Planning Case 12-019. The approved Planned Unit Development did not include a master sign plan for the property. 3. The applicant is proposing an amendment to the approved PUD for a site-wide sign plan that includes monument, wall, and auxiliary signage. ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 6 4. The City has adopted the Guiding Plan for the B2 District that includes design principals and standards for signage in the area. 5. The proposed PUD Amendment is in substantial conformance with the requirements of the 6. Zoning Code. 7. Where the plan is not in conform requested by the applicant due to the site conditions and land use mix unique to the property at 1201 County Road E. 8. ations through a negotiated process with a developer. 9. The signage plan would not have a negative impact on adjacent properties or the City as a whole because they are consistent with the size and layout of the property on which they would be located. Community Development Intern Bachler recommended approval of Planning Case 13-009 for a Planned Unit Development Amendment at 1201 County Road E. Staff recommends the following five conditions be included with the approval: 1. The master sign plan shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission. 2. Freestanding signs shall be monument type ground signs with the copy resting on and supported by a solid base of brick or rock-faced block in a color similar to or complementary to the main structure on the site. The material of the base must extend at least one-half way up the sides of the sign face. 3. Freestanding signs shall be located at least five (5) feet from any property line and shall not project over the property line. 4. Wall signs shall be comprised of individual cut, back-lit letters and shall not extend more than twelve (12) inches from the wall they are attached to. 5. In the event that the property at 1201 County Road E is subdivided to create a new parcel abutting Lexington Avenue and County Road E, the new corner parcel will be permitted only one freestanding sign and this sign shall be located on Lexington Avenue. Signage along County Road E may be added to the freestanding sign authorized on the adjoining parcel to the west. Community Development Intern reviewed the options available to the Planning Commission on this matter: 1.Recommend Approval with Conditions 2.Recommend Approval as Submitted 3.Recommend Denial 4.Table Chair Larson opened the floor to Commissioner comments. He questioned why the sign requests were not on the original PUD request. Lisa Moe, StuartCo, thanked the Commission for considering her request this evening. She explained the proposed signs were left off the original PUD as a sign plan was not completed. ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 7 Chair Larson opened the public hearing at 6:45 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. There being no additional comment Chair Larson closed the public hearing at 6:46 p.m. Commissioner Zimmerman moved and Commissioner Thompson seconded a motion to recommend approval of Planning Case 13-009 for a PUD Amendmentat 1201 County Road E based on the findings of fact and the submitted plans, as amended by the five conditions in the June 5, 2013, report to the Planning Commission. Commissioner Thompson supported the request and appreciated the style of the proposed monument signs. The motion carried unanimously (4-0). B.Planning Case 13-008; Zoning Code Amendment and CUP; Country Financial; 2 Pine Tree Drive Public Hearing Community Development Director Hutmacher stated the applicant has requested to amend Section 1320.05 of the Zoning Code to allow schools for higher education as a conditional use in the B-2 zoning district. The request also includes a conditional use permit (CUP) for Mutual Service Life Insurance Company (also known as Country Life Insurance Company and Country Financial) to allow a higher education use as a tenant in the office building located at 2 Pine Tree Drive. Both requests are as presented in the June 5, 2013, report to the Planning Commission. Community Development Director Hutmacher indicated the City has received a proposal from Bob Revoir, Cushman & Wakefield, to obtain a CUP to allow a higher education use in the office building located at 2 Pine Tree Drive in the B-2 Zoning District. Mr. Revoir is a real estate broker representing Country Financial. Country Financial would like to lease space to Bethel University for administrative offices, classrooms, and meeting space. This application includes two distinct requests: 1. Zoning Code Amendment to allow schools for higher education as a Conditional Use in the B-2 District. 2. Approval of a Conditional Use Permit to allow a higher education use as a tenant in the office building located at 2 Pine Tree Drive. Community Development Director Hutmacher explained Country Financial, located at 2 Pine Tree Drive, has applied for a Zoning Code amendment to allow higher education uses in the B-2 zoning district with a Conditional Use Permit. The property includes a 5-story, 227,138 square foot multi- tenant office building. Although the building address is located at 2 Pine Tree Drive, a small portion of the building and most of the parking lot is located on the parcel with the address of 12 Pine Tree Drive. The size of the parcels located at 2 and 12 Pine Tree Drive are 19.16 and 21.52 acres, respectively, for a total size of 40.68 acres. Country Financial has vacated much of the building and is currently marketing the building for sale or lease. Approximately 62% of the building is currently vacant. ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 8 It was noted Country Financial has received a request for leased space from Bethel University. Bethel would like to lease approximately 26,000 square feet for administrative offices, general and specialized classrooms, meeting rooms, common spaces, and other general educational and related purposes. Most classes will be held between 5:30 pm and 10:00 pm, Monday through Thursday. The tenant will also use the leased space during the hours of 8:00 am to 10:00 pm Monday through Friday and 8:00 am to 4:00 pm on Saturday, although this use will be more limited during normal business hours and weekends. According to information provided by Country Financial, Bethel students, guests, faculty, and administration will not exceed 4 per 1,000 rentable feet leased during normal business hours and no more than 8 per 1,000 rentable square feet after normal building hours. The property currently has approximately 777 surface parking stalls, or approximately one space per every 290 gross building square foot (one space per every 250 square feet of gross floor area is required by the Zoning Code for business and professional office uses). The applicant does not propose to add parking due to this use. The proposed use will not affect the exterior of the building. The tenant would like to sign a long-term lease for the facility with a scheduled occupancy date of August 15, 2013. Staff has prepared a draft amendment to Section 1320.05 (Land Use Chart) of the Zoning Code that adds School, higher education as a Conditional Use in the B-2 Zoning District. The applicant has submitted information addressing the request for a Zoning Code Amendment and CUP. Site Data Future Land Use Plan: CMU Community Mixed Use Existing Land Use: Commercial Zoning: B-2 General Business District Size: 40.68 acres (2 and 12 Pine Tree Drive) with a 227,138 square foot office building Topography: Relatively Flat Community Development Director Hutmacher reviewed the surrounding area, and the Plan Evaluation. Community Development Director Hutmacher stated the City does not have specific criteria for evaluating proposed Zoning Code amendments or additions. However, the following questions should be considered when reviewing the proposal: 1. Would the proposed use be compatible with the other uses in the B-2 District? 2. Would the proposed use be consistent with the purpose of the B-2 District? Community Development Director Hutmacher commented that the higher education use proposed by the applicant includes office, classroom and meeting space. Uses that allow office and assembly that are currently permitted in the B-2 District include: business service; medical office clinic; non- profit club or lodge; sports & fitness clubs; indoor commercial recreation; daycare facility for over 10 people; financial institution and service; and office. Office and assembly uses that are currently allowed as Conditional Uses in the B-2 District include: brewpub; house of worship; multiple occupancy building; public use; research & development facility; schools for specialized education; and indoor theater. ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 9 Higher education schools are currently permitted in the Mixed Business District (TCAAP) and allowed as Conditional Uses in the B-1 Limited Business, B-4 Retail Center, CC Civic Center and Mixed Residential Districts. Community Development Director Hutmacher stated according to Section 1320.04 Subd. 7 of the Zoning Ordinance, the stated purpose of the B-2 District is as follows: 1. To be a place in which people can live, work and play. 2. To create a compact, architecturally diverse, pedestrian- and bicycle-friendly community with a distinct identity. 3. To provide a connected sidewalk system and places for people to gather and socialize. 4. To implement design standards to promote an attractive environment with lasting and sustainable value. 5. To group compatible retail and service business uses that tend to draw trade that is naturally interchangeable and promotes business prosperity. 6. To provide an adequate supply of business and professional service areas to meet the needs of residents. 7. To minimize the effects of traffic congestion, noise, odor, glare and similar safety problems. 8. accepted by the City Council on October 27, 2008. Community Development Director Hutmacher stated Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit Amendment. The Planning Commission and City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, in particular, and the community as a whole, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; 6. Adjoining land values; 7. Park dedications where applicable; and the 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. Community Development Director Hutmacher provided the Findings of Fact for review: Zoning Code Amendment Evaluation Findings: 1. The property at 2 Pine Tree Drive is located in the B-2 Zoning District. 2. The proposed use is compatible with the other uses in the B-2 District. 3. The proposed use is consistent with the stated purpose of the B-2 District. Conditional Use Permit Evaluation Findings: ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 10 1. The proposed use will primarily occupy the building and parking areas after normal business hours which will allow shared parking with weekday office users. 2. The proposal will have minimal impacts on noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid and solid waste. 3. The proposal will not affect drainage on the property. 4. The proposal will not affect the population density on the property. 5. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 6. The park dedication requirement does not apply in this application. Community Development Director Hutmacher recommended approval of Planning Case #13-008 for a Zoning Code Amendment and Conditional Use Permit at 2 Pine Tree Drive. Staff recommends the following three conditions be included with the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission. 2. The applicant will apply for City approval for any changes to exterior signage. 3. The applicant will request an amendment to the Conditional Use Permit for any increase in square footage or in intensity of the higher education use. Community Development Director Hutmacher reviewed the options available to the Planning Commission on this matter: 1.Recommend Approval with Conditions 2.Recommend Approval as Submitted 3.Recommend Denial 4.Table Chair Larson opened the floor to Commissioner comments. Commissioner Thompson asked if the proposed educational facility would have directional signage. Community Development Director Hutmacher stated the applicant was interested in modifying the exterior signage, but Staff has not received any plans to date. Bob Revoir, representative for Country Financial, thanked City Staff for their presentation this evening. He indicated Country Financial has had to lay off a number of employees over the past few years and now had a significant amount of office space available. He explained the proposed use by Bethel University would be a great fit for the Country Financial building and would keep Bethel University within the City. He encouraged the Commission to recommend approval of the request. Randy Hagerty, Country Financial, commented his organization has had some downsizing in recent years, which has led Country Financial to seek new opportunities to fill up their vacant office space. Chair Larson asked if any changes would be made to the building to accommodate Bethel University. He questioned if the building would have enough parking onsite to meet demands for both Country Financial and Bethel University. ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 11 Mr. Revoir stated Bethel University would be using the vacant space for offices and classrooms, and only minor interior changes were being proposed. He did not anticipate any concerns with parking as the classes offered from this location would be offered in the evening hours Monday through Thursday. Commissioner Zimmerman questioned when the majority of Bethel classes would be held at the Country Financial building. Kathleen Nelson, Bethel University, explained the majority of the classes at this location would take Assistant program. This program was proposed to operate out of the Country Financial building during daytime hours. Commissioner Thompson inquired the number of administrative personnel that would be working at this site for Bethel University. Ms. Nelson explained there would be 20 general administrative staff at this location, 8 teachers and Commissioner Zimmerman questioned if this was a long-term or short-term solution for Bethel University. Ms. Nelson stated this would be a long term solution for Bethel, as Arden Hills was a great location for working adults to attend evening classes. Chair Larson opened the public hearing at 7:05 p.m. Chair Larson invited anyone for or against the application to come forward and make comment. Bob Curtis, 1186 Benton Way, stated he lived adjacent to the Country Financial building. He commented that they had been a good neighbor. He was neither for nor against the proposal and had attended the meeting to learn more. There being no additional comment Chair Larson closed the public hearing at 7:06 p.m. Commissioner Thompson recommended clear signage be added to the property to direct students to this site. Commissioner Zimmerman was pleased that Bethel University was looking to Arden Hills for another educational hub. He supported the request as submitted. Commissioner Zimmerman moved and Commissioner Thompson seconded a motion to recommend approval of Planning Case 13-008 for a Zoning Code Amendment at 2 Pine Tree Drive based on the findings of fact and the submitted plans, as amended by the three conditions in the June 5, 2013, report to the Planning Commission. The motion carried unanimously (4-0). Commissioner Thompson moved and Commissioner Scott seconded a motion to recommend approval of Planning Case 13-008 for a Conditional Use Permit at 2 Pine Tree Drive to allow high education at this site based on the findings of fact and the submitted plans, as amended ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 12 by the three conditions in the June 5, 2013, report to the Planning Commission. The motion carried unanimously (4-0). REPORTS A.Report from the City Council Councilmember McClung updated the Planning Commission on City Council activities from the May 13, 2013, City Council Meetingnoting the City Council voted to approve Planning Case 13- 005 for a sign standard adjustment at 1195 County Road E and Planning Case 13-006 for a sign standard adjustment at the Ramsey County TCAAP property. The Planning Commission unanimously recommended approval of these two items at their May 8, 2013, regular meeting. May 13, 2013, City Council Work Session ordinance and code enforcement practices. Following the presentation, there was a discussion regarding what additional measures the City should take to better address code enforcement issues. Discussion ensured regarding the concerns surrounding rental properties and code enforcement issues. May 28, 2013, City Council Meeting Staff presented a concept plan for the triangle parcel located at 3151 Lake Johanna Boulevard. Included in the plan are a gateway sign, tree plantings, seating areas, and general landscaping. The City Council approved the concept plan and directed staff to move forward with implementing the plan. May 28, 2013, City Council Work Session Kimley Horn presented a draft version of the Public Involvement Plan (PIP) for the TCAAP master planning process. The PIP identifies the goals and expected outcomes of the public involvement process, project stakeholders, public involvement tools, and project schedule. Staff noted the Joint Development Authority will review the PIP at its June 5, 2013 meeting before it goes back to the City Council for formal approval. Staff presented draft versions of the Parks and Open Space Ordinance and Park Preserve Ordinance. These drafts incorporated the comments staff received from the Planning Commission at their April 3, 2013 meeting regarding the two ordinances. Staff received feedback on the drafts and will make additional revisions before bringing the ordinances back to the Planning Commission for a formal hearing. Community Development Director Hutmacher stated the Planning Commission would be holding a thrdth Special Meeting on June 19 and has moved their July 3 meeting to July 10. B.Planning Commission Comments and Requests Commissioner Thompson asked how many openings the Planning Commission had at this time. Community Development Director Hutmacher indicated the Commission had one permanent opening and one alternate opening. She encouraged those interested in serving to contact City Hall for additional information. ARDEN HILLS PLANNING COMMISSION JUNE 5, 2013 13 ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Thompson, to adjourn the June 5, 2013, Planning Commission Meeting at 7:22 p.m. The motion carried unanimously (4-0). MEMORANDUM 3.A PC Agenda Item DATE: June 19, 2013 TO: Planning Commission FROM: Matthew Bachler, Community Development Intern SUBECT:Planning Case #13-003 Roberts Management Company 3833 Lexington Avenue Southwest corner of Red Fox Road and Lexington Avenue Master Planned Unit Development, Final PUD for Phase I, and Preliminary Plat Requested Action The applicant is requesting approval of the Master Planned Unit Development, Final Planned Unit Development of Phase I, and Preliminary Plat of the Lexington Station redevelopment proposal. Background Roberts Development Company owns the industrial warehouse building at 3771 Lexington Avenue that has been converted to retail use, as well as the property at 1120 Red Fox Road. They recently closed on the former Blue Fox property at 3833 Lexington Avenue, which consists of two parcels. The company is in the process of platting the property to merge the two parcels together. The applicant is proposing a multi-phased redevelopment at the southwest corner of Red Fox Road and Lexington Avenue that would include all four parcels. In total, 7.57 acres would be included in the redevelopment project (Attachment B). Project Proposal and Process 1. Project Description City of Arden Hills Planning Commission Meeting for June 19, 2013 119 Page of Phase I would include the demolition of the Blue Fox Restaurant and the construction of an approximately 15,000 square foot retail building for up to nine tenants. Two of the larger retail bays have been designed to accommodate restaurant users. The site plan includes a drive-up window located on the northern side of the building and outdoor seating areas in front of the two restaurant bays. The primary building façade would be oriented to the west towards what will become a larger retail center in Phase II and Phase III. As part of Phase I, the applicant is proposing to remove the three access driveways on the Blue Fox property. The Phase I building would share the drivewayscurrently providing access to 3771 Lexington Avenue and 1120 Red Fox Road. Phase II of the Master PUD development would include a remodeling of the existing building at 1120 Red Fox Road. The building would be reoriented to face east towards the Phase I building. Additional parking would be constructed for this phase as well. The building is currently used as office and light manufacturing space and the applicant intends to repurpose the building for retail uses. For Phase III, the existing building at 3771 Lexington Avenue would be demolished and three new buildings would be constructed on the lot. Two of these buildings would be two-stories with retail uses on the main floor and office uses above. The third building would be single-story with all retail tenants. During Phase III, the applicant has proposed removing the existing driveway access at 3771 Lexington Avenue and adding a new curb cut entrance at the southern end of this property directly across from the Target southern drive access. Ramsey County would condition this new access on the installation of necessary traffic control at the intersection. The applicant is also requesting Preliminary Plat approval for the site. Currently, the area that would comprise Phase I of the development is divided between two separate parcels: 3833 and 3831 Lexington Avenue. The site is being replatted in order to combine these two parcels. No subdivisions are taking place. 2.Planned Unit Development (PUD) Process: The Planned Unit Development process is a tool that provides additional flexibility for development that an underlying zoning district would not otherwise allow. For example, a PUD may make exceptions to setbacks, lot coverage, parking requirements, signage, building materials, or landscaping requirements. It is intended to overcome the limitations of zoning regulations and improve the overall design of a project. While the PUD process allows the City to negotiate certain aspects of the development, any conditions imposed on the PUD must have a rational basis related to the impacts of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. In cases where a PUD covers multiple properties, the project is still often treated as one comprehensive development; the development as a whole is expected to meet landscaping, stormwater management, and other similar requirements, while individual properties are given City of Arden Hills Planning Commission Meeting for June 19, 2013 219 Page of greater flexibility in achieving these standards. For example, one property within a PUD may have 50 percent building coverage, but the overall development does not exceed 40 percent building coverage to maintain conformance with the underlying zoning district. To maintain shared amenities such as landscaping and stormwater retention ponds, the development is required to create a legal entity to manage these amenities. The PUD development process is comprised of multiple steps. The first step is the Master PUD, which is a detailed concept plan for the entire development proposal outlining the individual phases for the development over a specified period of time. The City also works with the developer during this stage to set a design framework for the development. These standards are written into a development agreement, which generally includes the design standards, a list of conditions, the size of the development, and what deviations from the underlying zoning district will be permitted. A Final PUD proposal is then submitted prior to the development of each successive phase of the project. This plan provides a greater level of detail than the Master PUD and must conform to the approved development agreement. This proposal includes four requests: 1.Master Planned Unit Development for Phases I, II, and III of the Lexington Station redevelopment project 2.Final Planned Unit Development for Phase I of the Lexington Station redevelopment project 3.Preliminary Plat 3. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Commercial B-3: Service Business District Restaurant/Hotel South Commercial B-3: Service Business District Auto Service Garage East Commercial C-1: Retail Service Retail/Bank (Shoreview) West Mixed Business B-4: Retail Center DistrictOffice/Flex Industrial 4. Site Data: Future Land Use Plan: Commercial Existing Land Use: Retail strip mall and office building Zoning: B-3: Service Business District Lot Size: 7.57 Acres Topography: Level City of Arden Hills Planning Commission Meeting for June 19, 2013 319 Page of Plan Evaluation 1.Zoning Regulations Section 1320 District Provisions A. Lot Size, Building Coverage, and Landscaping Flexibility Requested The minimum lot size in the B3 District is 13,000 square feet. No more than 40 percent of the total lot area may be covered by a building. In this case, all three lots included in the PUD request meet these minimum standards. The Zoning Code requires that every lot include 25 percent or more landscape coverage. Landscaping is defined as all plantings, including trees, grass, and shrubs. The Master Plan for the site proposes 22.9 percent landscape coverage, slightly less than the code requirement. The landscaping for Lot One is significantly deficient, however, with only 7.1 percent coverage proposed. Staff would like to credit the applicant for approximately 1,500 square feet of proposed perennial plantings in the Lexington Avenue right of way adjacent to the Lot One eastern property line. This landscaping is not required by City Code. Factoring in the additional coverage, the total landscape coverage would be 9.4 percent for Lot 1. While PUD projects should be evaluated based more on whether the Master Plan meets the standards and less on whether individual lots are deficient, Staff is concerned about the lack of landscaping being proposed for Lot One. The Planning Commission should determine if the landscape coverage for Lot One is sufficient given the landscaping plan for the site as a whole. Building % Building Landscape % Landscape Lot Size Coverage (SF) Coverage Coverage (SF) Coverage Lot 1 Building 1 58,276 15,634 26.8% 4,124 7.1% Lot 2 Building 2 87,330 17,000 19.6% 19,637 22.6% Lot 3 Buildings 3, 4,and 5 184,738 35,928 19.4% 51,969 28.0% Total 330,510 68,562 20.7% 75,730 22.9% 13,000 or Requirement more 40% or less 25% or more B. Height Meets Requirements The maximum height for buildings in the B3 District is 35 feet. None of the proposed buildings would exceed this height. C. Setbacks Flexibility Requested The minimum setback for principal buildings in the B3 District is 50 feet in the front yard, and 20 feet in the rear and side yards. For accessory structures, the minimum setback is 10 feet in the rear and side yards. In planned unit developments, the building setbacks from the internal lot City of Arden Hills Planning Commission Meeting for June 19, 2013 419 Page of lines are less of a concern. The primary concern is the setback measurement from Red Fox Road and Lexington Avenue, and the adjacent properties to the west and the south of the development. The following table lists the setbacks for each building. Western Southern Red Fox Road Lexington Avenue Boundary Boundary Phase I - Building #1 52' 20' - - Phase I - Accessory Structure 2' - 9" 2' - 9" - - Phase II - Building #2 122' - 45' - Phase III - Building #3 - 20' - 105' Phase III - Building #4 - - 20' 20' Phase III - Building #5 - - 20' 165' 20 Feet (Principal); 10 Feet Requirement (Accessory) 50 Feet 20 Feet 20 Feet The applicant has requested a 20 foot front property line setback for the Phase I building and for one of the buildings proposed for Phase III of the development. Staff is favorable to this request given the unusually large County right of way on Lexington Avenue, which measures approximately 55 feet in width from the Lexington Avenue curb to the property line. The accessory structure proposed in Phase I would be situated approximately 3 feet from the front and side property line. This structure will extend out from a proposed retaining wall that will run along eastern and northern sides of the northeast corner of the property. Staff is favorable to this proposal because the structure will be entirely screened from view behind the retaining wall. The other four proposed buildings all meet the minimum setback requirements. D. Special Regulations for Drive-up Windows in the B3 District Meets Requirements Section 1320.09 Subd. 3 states that the proximity requirements of 1,320 feet between drive-in businesses may be waived if the following provisions are met as determined by the City Council. The proposed drive-in business in Phase I of the development is located approximately 880 feet from an existing drive-up window on Lexington Avenue. 1.The operation consists of one or more drive-up windows and is an integral part of a building containing one or more other allowed uses, or the operation is part of an architecturally unified complex containing two or more businesses using drive-up windows. 2.Shared access drives and shared parking are utilized by all such businesses using drive-up windows in said building or complex. City of Arden Hills Planning Commission Meeting for June 19, 2013 519 Page of 3.Only one building or architecturally unified complex containing two or more businesses using drive-up windows will be allowed in addition to one freestanding business using a drive-up window. 4.The architecture and the site, grading, circulation, landscaping, screening and signage plans shall unify the appearance and function of the complex or building. 5.An architecturally unified complex may consist of one or more buildings on one or more parcels if the intent of providing a unified appearance and function is not compromised. 6.The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists. Section 1325 General Regulations A. Accessory Structures Section 1325.01 Meets Requirements In all zoning districts, an accessory structure cannot exceed the height of the principal structure on the property. The proposed accessory structure in the first phase of the development is below the height of the Phase I building. Additionally, the Zoning Code requires accessory structures to have an exterior finish that is compatible in appearance and material used with the principal structure. In this case, the applicant has proposed using brick and rough faced cast stone for the accessory structure. These materials are also the two primary materials proposed for the principal building façade. B. Additional Requirements for Drive-up Windows Section 1325.04 Flexibility Requested Section 1325.04 of the Zoning Code regulates the location and site development standards of drive-in businesses in addition to the special regulations outlined for the B3 District. All of the requirements of this section are met by the proposed development with the exception of the proximity to other drive-in establishments, which cannot be closer than 1,320 feet. The closest drive-in business is located approximately 880 feet from the proposed drive-up window. This requirement, along with a waiver permitted in section 1320.09 of the City Code, is discussed previously in this report. C. Landscaping and Tree Preservation Section 1325.05 Subd. 1 and 1325.055 A Landscaping Plan was submitted by the applicant for Phase I and is included in Attachment C. Based on the square footage of the proposed building, the City Code requires 48 caliper inches of trees be planted. Currently, 22.5 calipers inches of trees are proposed. Staff has included as condition of approval that an additional 25.5 caliper inches of trees be included in the Phase I City of Arden Hills Planning Commission Meeting for June 19, 2013 619 Page of Landscaping Plan. All of the 15 existing trees on the site will be removed for the Phase I development. It was determined that none of the trees on the property should be considered significant due their health, structure, or susceptibility to disease,and the developer is not being required to replace the caliper inches removed. The following table outlines these numbers. Caliper Inches Number of Trees Proposed Removal* (100% of existing trees) 189 15 New Trees Required by Code 48 - Total Trees After Development 22.5 8 Additional Trees Required as Condition of Approval 25.5 To Be Determined *None of the existing trees were determined to be significant, t trees are being required in this case Trees along Street Frontage Flexibility Requested The City Code requires that a minimum of one tree be planted along the right of way for every 40 feet of street frontage. Approximately 187 feet of the Phase I development fronts Red Fox Road and 375 feet fronts Lexington Avenue. A total of 14 trees along the right of way are required. Currently, four trees are proposed adjacent to the driveway access off of Red Fox Road. An additional 10 trees will need to be sited along the Lexington Avenue right of way and this provision has been added as a condition of approval. However, due to the presence of an underground waterline and other public infrastructure, the developer may be constrained in locating these required street trees. Perennials and Shrubberies Exceeds Requirements The City Code requires that at least ten percent of the total landscaped area shall be covered with perennials and/or shrubbery. A total of 412 square feet of plantings is required in Phase I based on the Code. The applicant has proposed 2,824 square feet, or 68.5% of the total landscape coverage. It is important to note that if the proposed landscaping met the 25 percent coverage requirement, a total of 1,456 square feet of plantings would be required. The Master Plan calls for 75,730 square feet of landscape coverage, of which 7,573 would be required to be planted with perennials. For the site-wide landscaping plan, the applicant has proposed 16,836 square feet of plantings, or 22.2% of the overall landscape coverage. Planting Islands Flexibility Requested At least ten percent of a parking area must be occupied by planting islands that are at least 150 square feet in size and have at least one tree. The proposed planting islands meet the size requirements and all islands include a tree planting. However, only 8.0% of the Phase I parking area is occupied by planting islands. For the Master Plan, planting islands comprise 9.3% of the total parking area. City of Arden Hills Planning Commission Meeting for June 19, 2013 719 Page of Tree Selection Meets Requirements The proposed Linden, Crabapple, and Birch trees are appropriate for urbanized locations and should grow well in their proposed locations. D. Lighting Section 1325.05 Subd. 3 Meets Requirements The Phase I lighting plan meets the requirements outlined in Section 1325.05 Subd. 3. Light poles located around the parking area perimeter and exterior building light will be used to illuminate the site. All proposed lighting fixtures will be adequately hooded to direct light to the intended area. The submitted photometric plan does not show any meter readings outside of the site property lines that exceed Code requirements. The applicant has proposed including exterior light fixtures on all four sides of the building. These lights would be placed above each entryway and along the building facades between the individual bays. The developer is working with an electrical engineer to come with final schematics for the lighting, but they will match the overall design of the building and be decorative and consistent in style. E. Parking Section 1325.06 Location Flexibility Requested The City Code requires that off-street parking spaces be located at a minimum 20 feet from the right of way of any public street. The row of parking spaces on the northern end of the Phase I development are within approximately 8 feet of the Red Fox Road right of way. Staff is favorable to this proposal because the parking area will be adequately screened by tree plantings and a retaining wall. Off-Street Parking Spaces Required Flexibility Requested Parking requirements are determined by the specific types of land uses proposed for a site. The Lexington Station Master Plan includes retail, restaurant, and office uses. The number of parking spaces required is based on gross sales floor space for retail uses, gross floor area for office uses, and seating capacity for restaurant uses. In this case, the exact parking requirements are unclear because the final list of tenants has yet to be determined. Different tenants may require different floor layouts that would impact the amount of gross retail floor area or the number of restaurant seats, thus impacting the number of required parking stalls. For the purpose of this application, Staff calculated the gross retail sales space of the development assuming 20 percent of total retail square footage would be used for non-sales purposes. This same percentage was used by Staff previously in Planning Case #09-011 when determining the parking requirements for retail uses in the Arden Plaza Planned Unit Development. An additional assumption was made that the two proposed restaurant tenants in the Phase I building would have a total seating capacity of 90. The following table outlines the City of Arden Hills Planning Commission Meeting for June 19, 2013 819 Page of parking requirement numbers for the development. The employee parking proposed for Phase I would be located off site on the adjacent properties. As a condition of approval, an agreement that provides shared parking between the three properties, as well as shared ingress, egress, and maintenance of these areas, will be required. Phase One Parking Requirements Total Square Footage/Seating Required Land Use Capacity Stalls Retail - 1 space per 150 SF of gross sales floor space 10,671 SF 57 Restaurant - 1 space per 2 seats 90 seats 45 Requirement 102 Proposed* 109 % of Required Spaces 107% *Includes 33 employee parking spaces, some of which are located on the Phase II and III sites Master Plan Parking Requirements Total Square Footage/Seating Required Land Use Capacity Stalls Retail - 1 space per 150 SF of gross sales floor space 63,599 SF 339 Restaurant - 1 space per 2 seats 90 seats 45 General Office - 1 space per 250 SF 20,000 SF 80 Requirement 464 Proposed* 423 % of Required Spaces 91% *Includes 80 underground parking stalls Staff believes the proposed number of parking spaces is reasonable. The applicant has given special consideration to the mix of tenants on the site to support uses with staggered traffic periods during the day. Additionally, the inclusion of sidewalks, crosswalks, and landscaping in the design of the parking lot will help facilitate pedestrian mobility between buildings. This in turn will support the proposed shared parking amongst the properties. City of Arden Hills Planning Commission Meeting for June 19, 2013 919 Page of 2.Design Standards Section 1325.05 Subd. 8 The building proposed for Phase I was evaluated based on the additional design standards for the B3 District included in the City Code. While all future phases of the development will also have to meet these design standards, only Phase I is currently under review for Final PUD approval. Phase II and III will require a similar evaluation before the Planning Commission and City Council. Building Materials Exceeds Requirements The City Code requires that at least 75 percent of the exterior building materials must be of brick, stone, decorative concrete plank, or transparent glass. Permitted trim materials include metal, wood, and EIFS. Nearly the entire exterior of the proposed building is comprised of brick and transparent glass. Rough face cast stone is used as a trim material at the base of the building and along the roof line. A standing seam metal roof is proposed at the northern and southern end of the building. Building Design Flexibility Requested The building design section of the B3 District design standards includes several provisions, most of which are met by the proposal. At least 50 percent of the largest building on each site is required to be constructed at the front setback line. In this case, the applicant has asked for a variance to allow for the Phase I building to be situated closer to the front property line than front setback regulations would normally permit. The proposed design includes façade treatment on all four sides of the building and the building façades are broken up into regular, smaller increments using windows, doors, and light fixtures. Awnings have been included at all entryways except the entrance doorways for the two central tenants. The applicant did not include awnings above these entryways for aesthetic reasons. The City Council and Planning Commission have previously expressed concern about the design of the eastern side of the building. While traditionally this is where the primary building entrance would be located, the building is oriented towards the interior of the site and the back of the building faces Lexington Avenue. Staff has worked with the developer to ensure that this side of the building is well designed. Awnings and light fixtures have been included to break up the façade and landscaping in the adjacent right of way will help partially screen the building. Additionally, the developer has proposed constructing the façade entirely with brick and all service doors will be painted to match the color of the brick used. Commercial Façade Transparency Exceeds Requirements For commercial buildings, at least 50 percent of the first level façade that includes the primary store entrances must be made of transparent windows and doors. Approximately 54 percent of At least 20 percent of the remaining sides that are visible to the public must be window coverage, half of which may be spandrel glass. The applicant has proposed approximately 38 percent transparent window coverage for the City of Arden Hills Planning Commission Meeting for June 19, 2013 1019 Page of northern and southern facades, and 23 percent transparent window coverage for the eastern building façade. None of the proposed window coverage would be tinted, reflective, or frosted. The developer has indicated that depending on the needs of the tenants located in the northern, central, and southern bays of the building, a certain percentage of the window coverage on the eastern, northern, and southern sides of the building may need to be non-transparent. The Planning Commission should determine how much non-transparent window coverage would be permitted on these three sides of the building and include this requirement as a condition of approval. Site Furnishing and Seating Areas Meets Requirements Benches and decorative plantings are required near the primary entrance of all buildings. Restaurants must provide for an outdoor seating area. The applicant has proposed a large public sidewalk area, measuring from 15 to 20 feet in width, which would wrap around the western and southern sides of the building. Included in this space would be benches, decorative plantings, bicycle parking stands, and outdoor seating for the two restaurant tenants. Screening Flexibility Requested The City Code requires that trash equipment and containers be fully enclosed and integrated into the architecture of the building. The applicant was unable to accommodate th facilities in the interior of the building and has proposed to locate an exterior trash enclosure in the northeast corner of the site. This facility would be fully enclosed and would be constructed with brick and rough cast stone to match the exterior materials used for the principal building. A proposed retaining wall along the northern and eastern sides of the northeastern corner of the property would completely screen the structure from vehicles and pedestrians. Staff is generally favorable to this approach. By removing the trash facilities from the interior of the building, the developer will have more leeway in ensuring that the eastern side of the building facing Lexington Avenue is well designed and aesthetically appealing. Pedestrian and Bicycle Circulation Meets Requirements Sites must be designed to accommodate the safe mobility of pedestrians and bicyclists. The applicant has proposed a pedestrian mobility plan that provides sidewalks linking the entrances of the building to the public sidewalk network and which includes striping where pedestrians must cross parking areas. A total of four bicycle stands are located near the building entrances. The four stands should be able to accommodate up to eight bicycles. 3.Traffic Study A traffic study was completed by the SRF Consulting Group for the Lexington Station project. The main objectives of the study were to review existing operations within the study area, evaluate the traffic impacts to the adjacent roadway network, and to recommend any necessary City of Arden Hills Planning Commission Meeting for June 19, 2013 1119 Page of improvements to accommodate the proposed development. The study evaluated all three phases of the development to help illustrate the timeframe in which improvements may be necessary. To evaluate the existing traffic operations, SRF gathered data for the intersections at I-694 and Lexington Avenue; Red Fox Road and Lexington Avenue; Target Service Road and Lexington Avenue; and Grey Fox Road and Lexington Avenue. Based on an analysis of current conditions, it was determined that all intersections are operating at an acceptable Level of Service (LOS) C or better during the a.m. and p.m. peak hours. Two access scenarios were reviewed for the Lexington Station development. Scenario A utilizes the existing shared access located along Lexington Avenue approximately 350 feet south of Red Fox Road. Scenario B includes the construction of a west approach at the Lexington Avenue. The applicant has proposed maintaining Scenario A during Phase I and Phase II, and implementing Scenario B for Phase III. The results of the Phase I build operations analysis indicate that all study intersections are expected to operate at an overall acceptable LOS C or better. The study does indicate that the northbound queues at the Lexington Avenue/Red Fox Road intersection are expected to extend beyond the existing shared access under Scenario A during the p.m. peak hour. However, this is considered more of a safety issue rather than an operational issue. The City and Ramsey County will monitor this access driveway and consider modification, if necessary. The results of the Phase II build operations analysis also indicate that all study intersections are expected to operate at an acceptable overall LOS C or better. The queuing issue along Lexington Avenue identified for Phase I is expected to continue, but is not expected to increase significantly with the build-out of Phase II. For Phase III, the analysis was completed under Scenario B access conditions. The results of the build operations analysis show that all study intersections are expected to operate at an acceptable overall LOS D or better, indicating an increase in intersection delay from the previous phases. The study reports that LOS D is still generally considered acceptable by drivers in the Twin Cities metropolitan area. Eastbound queues at the Lexington Avenue/Red Fox Road intersection are expected to block the east access along Red Fox Road approximately 20 percent of the p.m. peak hour. The study concludes that construction of a right-turn lane at the Lexington Avenue/Red Fox Road intersection is warranted to alleviate this issue. Based on the Phase III traffic forecasts, SRF determined there would not be sufficient volume to meet the traffic signal warrant criteria at the Lexington Avenue/Target Service Road intersection. However, the study states that if a signal were to be installed, there would likely be sufficient diversion to warrant the signal and provide relief to the Lexington Avenue/Red Fox Road intersection. City of Arden Hills Planning Commission Meeting for June 19, 2013 1219 Page of 4.Sign Code The applicant has submitted a proposal for a monument sign and wall signage for the site. Sign plans for the individual tenants on the property are not being considered at this time. A. Monument Signage Flexibility Requested The site is located in Sign District 5. Each property is allowed one monument sign measuring up to 100 square feet in area and not exceeding 16 feet in height. Since the Phase I property fronts two public streets, an additional freestanding sign is permitted on the second adjacent street. This second sign is allowed a sign copy area of 50 square feet. The applicant has proposed installing an area of approximately 135 square feet. No freestanding signage is proposed for Red Fox Road. The Planning Commission should make a determination on whether the proposed monument sign is acceptable and include a condition restricting the dimensions of this sign, if necessary. The Sign Code requires that freestanding signs be located at least five feet from any property line. The proposed Lexington Avenue monument sign would sit directly on the eastern property line. Staff believes this request is reasonable given the unusually wide right of way separating In Sign District 5, monument signs must have a solid base of brick or rock-faced block. The material of the base must also extend at least one-half way up the sides of the sign face. The proposed monument sign would sit on rough face cast stone and brick would extend up the entire length of one side of the sign. The side of the sign facing Lexington Avenue does not include brick. Staff supports this request because the sign is set back a significant distance from Lexington Avenue and including brick on this side of the sign could obscure the advertising. Sign District 5 Permitted Proposed FREESTANDING Type Monument Monument Max Area (Sign 1) 100 SF 135 SF (approximate) Max Area (Sign 2) 50 SF - Max Height Lighting (a) E/I/B Internal (a) E = external, I = internal, B = backlit City of Arden Hills Planning Commission Meeting for June 19, 2013 1319 Page of B. Wall Signage Meets Requirements Properties in Sign District 5 are permitted 80 square feet of wall signage. The applicant has proposed a total of 60 square feet of wall signage to be placed on the retaining wall located in the northeastern corner of the property. These signs would be comprised of individual cut metal letters and would help brand the project as the Lexington Station development. Sign District 5 Permitted Proposed WALL Sign Copy Area 80 SF 60 SF Max Height None - Lighting (a) E/I/B None (a) E = external, I = internal, B = backlit Each tenant will be permitted up to 80 square feet of wall signage. The B3 District design standards require that business signs must be architecturally compatible with the style, composition, materials, colors, and details of the building and should be an integral part of the building. 5.Additional Review A. Building Official, Lake Johanna Fire Marshal, and City Engineer The Building Official did not have any comments on the project. A letter dated April 8, 2013, from the Lake Johanna Fire Marshal is included in Attachment B. The Assistant City Engineer reviewed the proposal and provided comments in a memo dated June 6, 2013 (Attachment E). B. Ramsey County Review Ramsey County submitted their comments in the letter dated May17, 2013 (Attachment E). The County considers the existing driveway access on Lexington Avenue that will serve the Phase I and Phase II development as a temporary access point. The proposed new access driveway at the southern end of the site is approved as the sole permanent access off of Lexington Avenue. Prior to granting approval for the southerly access, the property owner must close the existing access driveway on Lexington Avenue. Approval will also be conditioned on the new access aligning with the Target Service Road, the construction of a right turn lane on Lexington Avenue, and the installation of necessary traffic controls at the intersection as determined by a traffic study. Ramsey County has stated that any accommodations necessary to provide safe access will not be funded by the County. City of Arden Hills Planning Commission Meeting for June 19, 2013 1419 Page of The County has indicated a need for a right turn lane on Red Fox Road to turn southbound onto Lexington Avenue as the site develops. The City of Shoreview has plans to make improvements to Red Fox Road east of Lexington Avenue and the design of this right turn lane should be The applicant has adjusted their plans to accommodate this future right-of-way need. Findings of Fact: This project includes four requests: the Master PUD, the Final PUD for Phase I, and the Preliminary Plat. Phase I includes the proposed building and the complete landscaping, signage, drainage, utility, and other plans for the site. When a Final PUD is submitted for Phase II and Phase III, comments related to those buildings will be addressed at that time. The Planning Commission must make a finding as to whether or not the project at 3833 Lexington Avenue would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following nine findings of fact for this proposal: 1.The applicant is requesting approval of a Master PUD, Final PUD for Phase I, and a Preliminary Plat for the Lexington Station redevelopment site. 2.gulations through a negotiated process with a developer. 3.The Lexington Station property is located in the B-3 Service Business District. 4.The proposed development is a permitted use in the B-3 District. 5.The City has adopted design standards for the B-3 District within the Zoning Code. 6.The Master PUD and Final PUD for Phase I are in substantial conformance with the 7.The Master PUD and Final PUD for Phase I are in substantial conformance with the 8. requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 9.The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Notice Notice was published in the Arden Hills/Shoreview Bulletin and notice was prepared by the City and mailed to residents within one thousand (1,000) feet of the subject property. City of Arden Hills Planning Commission Meeting for June 19, 2013 1519 Page of Resident Comments Staff has not received any letters, e-mails, or telephone calls from property owners or occupants in regard to this planning case. Staff Recommendation Based on the submitted plans and findings of fact, Staff recommends approval of Planning Case 13-003 for a Master PUD, a Final PUD for Phase I, and a Preliminary Plat at 3833 Lexington Avenue. Staff recommends the following twenty-four conditions be included with the approval: 1.The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2.The applicant shall obtain a building permit within one year of the Final PUD approval for Phase I or the approval shall expire unless extended by the City Council prior to the least 45 days prior to the expiration date. 3.The applicant shall apply for a Final PUD of Phase II within five years and Phase III within ten years of the Master PUD approval or the approval shall expire unless extended piration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 4.The applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of Phase I site improvements including grading, utilities, and paving, prior to the issuance of a grading and erosion control permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that site improvements are completed in the event that the developer defaults on the Development Agreement. 5.The applicant shall submit a cash escrow in the amount of 25 percent of the estimated costs of Phase I site improvements including grading, utilities, and paving, prior to the issuance of a grading and erosion control permit. The escrow will be used for City costs related to review, approval, and inspection of site improvements or any costs incurred by the City in the event of a developer default. 6.The applicant shall submit a financial surety in the amount of 125 percent of the estimated costs of Phase I landscaping prior to the issuance of a grading and erosion control permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. City of Arden Hills Planning Commission Meeting for June 19, 2013 1619 Page of 7.The applicant shall submit a cash escrow in the amount of 25 percent of the estimated costs of Phase I landscaping prior to the issuance of a grading and erosion control permit. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 8.The applicant shall submit a cash escrow in the amount of $7,350.00 for grading and erosion control prior to the issuance of a grading and erosion control permit. The escrow will be used for City costs related to review, approval, and inspection of grading and erosion control, or developer default. 9.The City shall review and approve the Final Plat. The applicant shall file the Final Plat with Ramsey County prior to issuance of a Certificate of Occupancy. 10.Prior to the issuance of a grading and erosion control permit,the applicant shall provide an easement on the south side of Red Fox Road for the purpose of placing a public sidewalk and future right turn lane, as reflected on the Plans, subject to the approval of the City Engineer. 11.Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit. 12.The plans shall be subject to Fire Marshall and Ramsey County Sheriff approval prior to the issuance of a building permit. 13.A lighting and photometric plan shall be reviewed and approved by the City and the Ramsey County Sheriff prior to issuance of a building permit. 14.Upon completion of grading and utility work on the site, a grading asbuilt and utility asbuilt shall be provided to the City for review. 15.The applicant shall consult with the County and the City of Shoreview regarding sidewalk placement to ensure that the sidewalk placement will align with the Lexington Avenue and Red Fox Road intersection changes planned for the future. 16.Prior to the approval of any Final PUD for future development phases, the City shall evaluate the existing parking lot circulation and may require alterations if deemed warranted by the City Engineer. 17.Prior to the approval of any Final PUD for future development phases, the City shall evaluate parking needs and requirements based on the proposed mix of the retail, restaurant, and office uses and the performance of parking in previous phases. 18.All of the parking stalls located on the three lots shall be shared. The form of agreements that provide shared parking in perpetuity between the properties at 3833 Lexington Avenue, 3771 Lexington Avenue, and 1120 Red Fox Road, as well as shared ingress, egress, and maintenance of these areas, shall be reviewed and approved by the City. Executed copies of shared parking agreements shall be provided to the City prior to the issuance of a building permit. 19.Approval of Phase III shall be contingent on the closure of the existing access on Lexington Avenue and the construction of the southerly access across from the Target Service Road. City of Arden Hills Planning Commission Meeting for June 19, 2013 1719 Page of 20.The applicant shall include an additional 25.5 caliper inches of trees on-site for the Phase I development or if tree planting on-site is not practical, a fee in lieu thereof may be paid for the trees required. The fee amount shall be the cost of materials and installation of trees, plus ten percent, and shall be provided by the applicant and approved by the City. 21.The Developer shall provide a minimum of one tree every 40 feet along the Lexington Avenue right-of-way. These plantings may not be counted towards the additional tree plantings required for Phase I as stated in Condition number 20. The Developer shall coordinate these plantings with Ramsey County and all relevant utility companies with infrastructure located in the right-of-way. 22.Each tenant for the Phase I building shall be limited to no more than eighty square feet of total wall signage. Wall signage shall not be transferable betweentenants. Each sign shall require a separate sign permit prior to installation per the requirements of the Sign Code and design standards. 23.A development agreement shall be prepared by the City Attorney and subject to City Council approval. The agreement shall be executed prior to the issuance of a grading and erosion control permit. 24.The applicant shall conform to all other City regulations. Options 1.Recommend Approval with Conditions: Motion to recommend approval of Planning Case 13-003 for a Master PUD, a Final PUD for Phase I, and a Preliminary Plat at 3833 Lexington Avenue based on the findings of fact and the submitted plans as amended by the twenty-four conditions in the June 19, 2013, report to the Planning Commission. 2.Recommend Approval as Submitted: Motion to recommend approval of Planning Case 13- 003 for a Master PUD, a Final PUD for Phase I, and a Preliminary Plat at 3833 Lexington Avenue based on the findings of fact and the submitted plans in the June 19, 2013, report to the Planning Commission. 3.Recommend Denial: Motion to recommend denial of Planning Case 13-003 for a Master PUD, a Final PUD for Phase I, and a Preliminary Plat at 3833 Lexington Avenue based on the following findings of fact: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4.Table: Motion to tablePlanning Case 13-003 for a Master PUD, a Final PUD for Phase I, and a PreliminaryPlat at 3833 Lexington Avenue in order to gather the following information: a specific reason and/or information request should be included with a motion to table. City of Arden Hills Planning Commission Meeting for June 19, 2013 1819 Page of Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 5, 2013. Pursuant to Minnesota State Statute, the City must act on this request by August 2, 2013 (60 days), unless the City provides the petitioner with written reasons for an additional 60 day review period. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments A.Project Narrative B.Location Map and Aerial Map of Project C.Application and Supporting Materials D.Preliminary Plat E.Ramsey County, Lake Johanna Fire Marshal, and Assistant City Engineer Review City of Arden Hills Planning Commission Meeting for June 19, 2013 1919 Page of AttachmentA Roberts Management Group, LLC 1851 Buerkle Road | White Bear Lake, MN 55110 (651) 773-3485 | FAX: (651) 773-3490 Dear City of Arden Hills, This application seeks for approval of a mixed-use redevelopment project consisting of 7.57 acres ideally situated on the south west corner of Lexington Ave development will create an active and vibrant retail/office development and serve to further the redevelopment of the Lexington Avenue corridor. The development analysis, neighborhood engagement, and the team's desire to create a distinctive development that wl create a destination retail hub inside the city of Arden Hills while encouraging transit use and pedestrian walk ways and respecting the rich history of its location. The Master Plan for the Lexington Station consists of a three phase redevelopment plan which will most likely span a decade. -Phase 1 (scheduled completion date of May 2014) - The demolition of the former Blue Fox - Construction of a multi-tenant high-end critical retail building. - We plan to vacate the 2 existing driveways onto Lexington and 1 driveway onto Red Fox Road. - Phase II (3-6 years) - Our building at 1120 Red Fox Road would be modified to accommoda parking for the project. - Phase III (7-12 years) - We will work with existing tenants to relocate them within the Lexington Station development and or other properties we own. - We plan to demolish the existing 64,000 square foot warehouse bu - Construction of 3 buildings, a single story retail restaurant buing and two 2-story retail/office buildings with underground parking. - Also, as a part of Phase III we would be installing a new driveway wit directly across from Target. Phase I of the redevelopment project includes the demolition of the former Blue Fox restaurant and the construction of a high-end critical retail center. Careful consideration has been and w to the tenant mix of the building to ensure that Lexington Statination. The construction of the building will be of high end materials with elements that will make the property have an old world train sta characteristics of the property including a large county road right-away our plan is to orientate the rear of the building towards Lexington Ave. This will allow for a cen improve ingress and egress. We have incorporated a four sided detion of the building will have had equal design consideration. Also, outdoor seating areas and a drive thru window to better serve cu Roberts Management Group, LLC 1851 Buerkle Road | White Bear Lake, MN 55110 (651) 773-3485 | FAX: (651) 773-3490 As part of the project we are requesting for three variances. Fi, we are asking for one due to the large county right of way on Lexington Avenue that our building set ba requirement. The second variance we are requesting relates to th sign. Current city ordinances state that the project is allowed two monument signs w height of 16'. We are proposing a single monument sign with a maare looking for a variance on the minimum parking requirements. We are lookir some flexibility in the parking code. We have given special consideration to the tenant staggered high traffic periods (Example: a coffee shop and a res have different periods of high traffic). We also own the properties adjacent to Phase I to provide a degree of overflow parking in the evenings. Upon co additional parking lot that will be capable of servicing Phase I Another area that special consideration was given was in the dum design team gave specific attention to the placement and design ensure that it is hidden and becomes a design element that seamlsly blends with its surroundings. We looked at trying to incorporate a dumpster enclosure area inside of the property along the future center corridor. We ultimately in the north east corner hidden behind the retaining wall so to not be vi Phase II and III We see this corner as a valuable entrance to the southern portio business to the community that might better serve the local residents. Some of the additional goals will be to attract critical retail tenants along with a mix of family professional office space. Currently, much of these needs are beew and we would like to create a destination in Arden Hills. We are again excited to present this project to the city as we b community. Thank you for your consideration, Nicholas S. Roberts Chief Officer Roberts Management Group AttachmentB 3833 Lexington Avenue Master and Final PUD 1,068.102,136.2Feet 2,136.2 0 1:12,817 NAD_1983_HARN_Adj_MN_Ramsey_Feet Notes © Ramsey County Enterprise GIS Division Enter Map Description This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION 3833 Lexington Avenue Master and Final PUD 320.43640.9Feet 640.9 0 1:3,845 NAD_1983_HARN_Adj_MN_Ramsey_Feet Notes © Ramsey County Enterprise GIS Division Enter Map Description This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION HaF TM ARCHITECTS HOEFLER ARCHITECTS LLC ARCHITECTURE PLANNING INTERIORS 1 0 6 E A S T C H E S T N U T S T . S U I T E 1 0 1 S T I L L W A T E R , M N 1851 BUERKLE ROAD WHITE BEAR LAKE, MN 55110 PHONE: (651) 773 - 3485 FAX: (651) 773 - 3490 NOTICE: THE DESIGNS SHOWN AND DESCRIBED HEREIN INCLUDING ALL TEC DRAWINGS, GRAPHICS, AND MODELS THEREOF, ARE PROPRIETARY AND CANN COPIED, DUPLICATED OR COMMERCIALLY EXPLOITED, IN WHOLE OR IN PAR WITHOUT EXPRESS WRITTEN PERMISSION OF HAF ARCHITECTS. THESE ARE FOR LIMITED REVIEW AND EVALUATION BY CLIENTS, CONSULTANTS, CONTR AGENCIES, VENDORS AND OFFICE PERSONNEL ONLY IN ACCORDANCE WITH T NOTICE. COPY RIGHT HAF ARCHITECTS 2008. ALL RIGHTS RESERVED SITE PLAN - PHOTOMETRICS 1 OF 1 1of1 DEMOLITION NOTES REMOVE AND DISPOSE OF EXISTING CURB GUTTER. 1 SAWCUT, REMOVE AND DISPOSE OF EXISTING BITUMINOUS PAVEMENT. 2 REMOVE AND DISPOSE OF EXISTING WALL (ALL TYPES). 3 REMOVE TREE AND STUMP. 4 REMOVE AND DISPOSE OF EXISTING STORM SEWER PIPE AND STRUCTURES. 5 LEGEND REMOVE AND DISPOSE OF EXISTING CONCRETE. 6 REMOVE AND DISPOSE OF EXISTING UTILITY. 7 EXISTING POWER POLE EXISTING POWER POLE GUY WIRE NOTE TO CONTRACTOR:EXISTING LIGHTING REMOVE EXISTING LIGHTING CONTACT THE PROJECT MANAGER IF FOUND TO BE SMALLER. EXISTING STORM SEWER REMOVE EXISTING STORM SEWER LIMITS OF DISTURBANCE REMOVE AND DISPOSE OF EXISTING STORM SEWER TO EXISTING MANHOLE. GROUT HOLE. LIMITS OF SAWCUT PAVEMENT DISTURBANCE CURB & GUTTER REMOVAL 2 LIMITS OF DISTURBANCE 2 REMOVE AND DISPOSE OF EXISTING BITUMINOUS PAVEMENT SECTION 1 2 1 REMOVE AND DISPOSE OF EXISTING TREE AND STUMP PROTECT EXISTING TREE 950EXISTING CONTOURS 55 2 STORM MANHOLE CATCH BASIN CURB INLET FLARED END 1 1 SANITARY MANHOLE 4 HYDRANT 5 5 GATE VALVE & BOX CABLE UNDERGROUND LINE PROTECT HYDRANT DURING CONSTRUCTION ELECTRIC OVERHEAD LINE 3 ELECTRIC UNDERGROUND LINE 3 FIBER OPTIC UNDERGROUND LINE 4 NATURAL GAS UNDERGROUND LINE SANITARY SEWER PIPE STORM SEWER PIPE SOLID WALL TELEPHONE UNDERGROUND LINE 4 WATERMAIN PIPE 2 2 7 3 LIMITS OF DISTURBANCE 4 2 I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws 3 of the state of Minnesota. 4 4 4 4 Michael A Murphy, P.E. Date: Reg. No.:05.17.1342808 REMOVE, SALVAGE AND REPLACE EXISTING BOLLARDS Rev.DateDescription OF NECESSARY. 105.17.13Bldg. Permit Submittal 205.28.13City Submittal 306.05.13Bid Package #1 PROTECT EXISTING POWER LIMITS OF LIMITS OF DISTURBANCE 2 POLE DURING6 DISTURBANCE CONSTRUCTION 2 REMOVE AND 12136036.000 Project #: DISPOSE OF EXISTING CONCRETE PAD Drawn By:SJM / CKJ IN FRONT OF TRASH ENCLOSURE. REMOVE AND SALVAGE METAL Checked By: ZRE / MAM STAIRS Issue Date: 05.15.13 Sheet Title: DEMOLITION PLAN Sheet: NORTH C1 2 0 102040 Sheet:3ofof10 M:\Projects\Projects - 2013\12136036- Lexington Station\C. Design\Drawing Files\12136036 C1 - Demolition.dwg ALL EXISTING ITEMS AND CONDITIONS SHOULD BE VERIFIED BY THE CONTRACTOR BEFORE CONSTRUCTION POSSIBLE FUTURE EXPANSION 20'-0" 20'-0" I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. Michael A Murphy, P.E. Date: Reg. No.:05.17.1342808 Rev.DateDescription 105.17.13Bldg. Permit Submittal 205.28.13City Submittal 12136036.000 Project #: Drawn By:SJM / CKJ LEGEND Checked By: ZRE / MAM Issue Date: 05.28.13 PROPOSED GRADE SLOPE Sheet Title: PROPOSED STORM SEWER PROPOSED CATCH BASIN EXITING STORM SEWER Sheet: NORTH C2.0 0 200400800 Sheet:4of10 M:\Projects\Projects - 2013\12136036- Lexington Station\C. Design\Drawing Files\12136036 C2.0 -Master.dwg ALL EXISTING ITEMS AND CONDITIONS SHOULD BE VERIFIED BY THE CONTRACTOR BEFORE CONSTRUCTION AREA CALCULATIONS NE PROPERTY PROPERTY BOUNDARY58,194 EXISTING BUILDING7,106 EXISTING IMPERVIOUS PAVMENT41,449 48,555 TOTAL EXISTING IMPERVIOUS 15,634 PROPOSED BUILDING PROPOSED IMPERVIOUS PAVEMENT PARKING LOT28,560 PROPOSED SIDEWALK1,127 PROPOSED PATIO/SIDEWALK (SURROUNDING BLDG.)6,292 PROPOSED IMPERVIOUS PAVEMENT DRIVE AREA 2,551 54,164 TOTAL PROPOSED IMPERVIOUS PROPOSED ISLAND / PENINSULA AREAS2,286 PERCENT ISLAND / PENINSULA AREAS IN PARKING LOT 8.01% MASTER PLAN 5' 6' 284,572 PROPERTY BOUNDARY SIGNAGE MONUMENT 94,392 PROPOSED BUILDING PROPOSED IMPERVIOUS PAVEMENT PARKING LOT 97,305 TBD PROPOSED SIDEWALK TBD PROPOSED PATIO/SIDEWALK (SURROUNDING BLDG.) PROPOSED IMPERVIOUS PAVEMENT DRIVE AREA 55,039 246,736 TOTAL PROPOSED IMPERVIOUS (CONCEPTUAL) 9,079 PROPOSED ISLAND / PENINSULA AREAS 11.5' PERCENT ISLAND/ PENINSULA AREAS IN PARKING LOT9.33% 2' 16.98' SYMBOL LEGEND 2' NEW MEDIUM BITUMINOUS PAVEMENT, SEE DETAIL 1/C5.0 NEW HEAVY DUTY BITUMINOUS PAVEMENT, SEE DETAIL 2/C5.0 PLANTERS: REFER TO ARCHITECTUAL PLAN SET (TYP.) CONCRETE PAVEMENT- WITH JOINTS SEE DETAIL 3/C5.0 (GENERAL AREA) CONCRETE PAVEMENT - WITHOUT JOINTS (TRASH ENCLOSURE) SEE DETAIL 13/C5.0 CONCRETE CURB & GUTTER, (B612) CONCRETE CURB & GUTTER, TIP-OUT SIGN ACCESSIBLE PARKING STALL WHERE APPLICABLE, DIMENSIONS ARE FROM BACK OF CURB TO BACK OF CURB OR BACK OF CURB TO END OF STALL LINE. 5' CONTRACTOR IS RESPONSIBLE TO HAVE FINISHED CONSTRUCTION RESULT WITH NO 'BIRD BATHS' IN PARKING LOT OR CONCRETE CURB/GUTTER. CONTRACTOR IS RESPONSIBLE FOR MATCHING EXISTING GRADES AND REPAIRING AREAS AT I9 h‘b9wu THEIR EXPENSE THAT ARE NOT ACCEPTABLE PER T CONCRETE SWALE I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the state of Minnesota. EMPLOYEE PARKING ADJUSTED SALVAGED METAL STAIRS TO CONFORM TO THE NEW GRADES AND NEW SIDEWALK. Michael A Murphy, P.E. Date: Reg. No.:05.17.1342808 Rev.DateDescription 105.17.13Bldg. Permit Submittal 205.28.13City Submittal KEY MAP 306.05.13Bid Package #1 12136036.000 Project #: Drawn By:SJM / CKJ Checked By: ZRE / MAM Issue Date: 05.15.13 Sheet Title: SITE PLAN EMPLOYEE PARKING Sheet: NORTH C2.1 0 102040 Sheet:5ofof10 M:\Projects\Projects - 2013\12136036- Lexington Station\C. Design\Drawing Files\12136036 C2.1 - Site.dwg ALL EXISTING ITEMS AND CONDITIONS SHOULD BE VERIFIED BY THE CONTRACTOR BEFORE CONSTRUCTION LEGEND 950 EXISTING CONTOURS CONCRETE WASHOUT STATION 950 PROPOSED CONTOURS - MAJOR INTERVAL 949 PROPOSED CONTOURS - MINOR INTERVAL SEDIMENT LOG GRADE BREAK LINE SPOT ABBREVIATIONS: 2.0% GRADE SLOPE 950.00 TC TC - TOP OF CURB 949.50 GL SILT FENCE GL - GUTTER LINE B - BITUMUNOUS RIP-RAP / ROCK CONST. ENTRANCE C - CONCRETE EO - EMERGENCY OVERFLOW TW - TOP OF WALL (F/G) INLET PROTECTION BW - BOTTOM OF WALL (F/G) 934.5 TC* G - FINISHED GRADE 934.0 GL* RETAINING WALL IS FREE STANDING FF - FINISHED FIRST FLOOR ABOVE FINISHED GRADE. SEE (*) - EXISTING TO BE VERIFIED ARCHITECTURAL PLANS SHEET A3.2 FOR HEIGHT OF WALL ABOVE GRADE. EROSION CONTROL NOTES 1.Owner and Contractor shall obtain MPCA-NPDES permit. Contractor shall be responsible for all fees pertaining to this permit. The SWPPP shall be kept onsite at all times. 2.Install temporary erosion control measures (inlet protection, silt fence, and rock construction entrances) prior to beginning any excavation or demolition work at the site. 941.5 C 3.Erosion control measures shown on the erosion control plan are the absolute minimum. The contractor shall install temporary earth dikes, 941.4 C sediment traps or basins, additional siltation fencing, and/or disk the soil parallel to the contours as deemed necessary to further control erosion. 933.50 TC All changes shall be recorded in the SWPPP. 933.00 GL 939.5 TW 935.2 C 4.All construction site entrances shall be surfaced with crushed rock across the entire width of the entrance and from the entrance to a point 50' 935.5 BW 934.8 GL 935.4 TC into the construction zone. 940.9 F 934.9 GL 934.8 TC 934.3 GL 934.85 R 5. 940.8 C 935.90 TW 934.85 R935.93 TC 935.8 G 935.93 TC 934.85 R 934.85 R 935.93 TC 935.93 TC 935.90 BW 935.43 GL 935.43 GL 935.43 GL 935.49 TC935.43 GL TRASH 6.All grading operations shall be conducted in a manner to minimize the potential for site erosion. Sediment control practices must be established 934.99 GL ENCLOSURE on all down gradient perimeters before any up gradient land disturbing activities begin. 934.45 TC 935.3 GL F.F.E.=935.8 932.80 B* 935.90 TC 933.95 GL 935.40 GL 7.All exposed soil areas must be stabilized as soon as possible to limit soil erosion but in no case later than 14 days after the construction activity 940.0 TW 935.8 FF/C 935.9 C 933.20 TC 935.8 BW 936.0 TC in that portion of the site has temporarily or permanently ceased. Temporary stockpiles without significant silt, clay or organic components (e.g., 936.0 C 932.70 GL 936.0 C 935.8 TC 935.5 GL 936.0 C clean aggregate stockpiles, demolition concrete stockpiles, sand stockpiles) and the constructed base components of roads, parking lots and 934.07 TC 935.3 GL 935.8 TC 933.57 GL similar surfaces are exempt from this requirement. 939.9 TW 935.8 G 935.3 GL 935.8 BW 936.0 FF 936.0 G 8.The normal wetted perimeter of any temporary or permanent drainage ditch or swale that drains water from any portion of the construction site, 935.86 TC or diverts water around the site, must be stabilized within 200 lineal feet from the property edge, or from the point of discharge into any surface 935.36 GL 934.23 TC water. Stabilization of the last 200 lineal feet must be completed within 24 hours after connecting to a surface water. Stabilization of the 933.73 GL 935.74 TC remaining portions of any temporary or permanent ditches or swales must be complete within 14 days after connecting to a surface water and 935.08 C 935.24 GL construction in that portion of the ditch has temporarily or permanently ceased. 935.83 C 9.Pipe outlets must be provided with energy dissipation within 24 hours of connection to surface. 935.59 TC 934.8 R 935.75 TC 935.09 GL 932.81 TC 935.25 GL 935.8 TC 10.All riprap shall be installed with a filter material or soil separation fabric and comply with the Minnesota Department of Transportation Standard 932.31 GL 935.3 GL Specifications. 932.41 B* 934.07 TC 936.0 C 938.8 TW 11.All storm sewers discharging into wetlands or water bodies shall outlet at or below the normal water level of the respective wetland or water body 933.57 GL 936.0 BW at an elevation where the downstream slope is 1 percent or flatter. The normal water level shall be the invert elevation of the outlet of the 936.0 FF 936.0 C 936.0 TC wetland or water body. 936.0 FF 935.5 GL 936.0 FF 936.0 C 936.0 FF 936.0 FF 12.All storm sewer catch basins not needed for site drainage during construction shall be covered to prevent runoff from entering the storm sewer 936.58 TW system. Catch basins necessary for site drainage during construction shall be provided with inlet protection. 936.58 BW 935.68 TC 935.80 C935.80 TC 935.80 TC 935.80 TC935.18 GL 13.In areas where concentrated flows occur (such as swales and areas in front of storm catch basins and intakes) the erosion control facilities shall 935.80 TC 935.30 GL 935.30 GL 935.30 GL be backed by stabilization structure to protect those facilities from the concentrated flows. 935.30 GL 936.23 TC 932.00 R 933.50 TC 935.73 GL 933.00 GL 935.80 TC 14.Inspect the construction site once every seven days during active construction and within 24 hours after a rainfall event greater than 0.5 inches in 935.30 GL 935.30 GL 24 hours. All inspections shall be recorded in the SWPPP. 935.70 TC 935.5 C 15.All silt fences must be repaired, replaced, or supplemented when they become nonfunctional or the sediment reaches 1/3 of the height of the 935.20 GL fence. These repairs must be made within 24 hours of discovery, or as soon as field conditions allow access. All repairs shall be recorded in the 932.70 TC 935.0 GL SWPPP. 932.20 GL 935.49 TC 934.99 B 934.99 B 934.99 GL 934.75 B 933.98 R 16.If sediment escapes the construction site, off-site accumulations of sediment must be removed in a manner and at a frequency sufficient to 932.40 B minimize off-site impacts. 934.78 B/EO 934.66 R 934.5 GL/EO 934.78 B 17.All soils tracked onto pavement shall be removed daily. 932.70 TC 18.All infiltration areas must be inspected to ensure that no sediment from ongoing construction activity is reaching the infiltration area and these 935.35 TC 932.20 GL areas are protected from compaction due to construction equipment driving across the infiltration area. 934.85 GL 935.4 TC 934.22 TC 934.98 R 935.0 R 935.88 TC 934.9 GL 933.72 GL 932.00 R 935.10 R 935.88 TC 19.Temporary soil stockpiles must have silt fence or other effective sediment controls, and cannot be placed in surface waters, including stormwater 935.38 GL 935.38 GL 936.75 C conveyances such as curb and gutter systems, or conduits and ditches unless there is a bypass in place for the stormwater. 935.15 R 931.75 C 932.25 C 935.9 C 20.Collected sediment, asphalt and concrete millings, floating debris, paper, plastic, fabric, construction and demolition debris and other wastes 935.4 C 936.53 C must be disposed of properly and must comply with MPCA disposal requirements. 2% 937.0 G 936.53 C 932.00 TC 21.Oil, gasoline, paint and any hazardous substances must be properly stored, including secondary containment, to prevent spills, leaks or other SWALE 931.50 GL discharge. Restricted access to storage areas must be provided to prevent vandalism. Storage and disposal of hazardous waste must be in I hereby certify that this plan, 936.03 GLcompliance with MPCA regulations. 935.40 B specifications or report was prepared 935.3 G* 936.55 TC by me or under my direct supervision 932.5 C* 936.05 GL 22.External washing of trucks and other construction vehicles must be limited to a defined area of the site. Runoff must be contained and waste and that I am a duly licensed 930.90 R properly disposed of. No engine degreasing is allowed onsite. Professional Engineer under the laws 936.14 TC 935.74 TC936.0 G of the state of Minnesota. 935.64 GL 935.24 GL 23.All liquid and solid wastes generated by concrete washout operations must be contained in a leak-proof containment facility or impermeable liner. 933.20 TC 932.46 TC 933.3 C 935.95 B* A compacted clay liner that does not allow washout liquids to enter ground water is considered an impermeable liner. The liquid and solid 932.5 C 932.70 GL 931.96 GL wastes must not contact the ground, and there must not be runoff from the concrete washout operations or areas. Liquid and solid wastes must 936.54 TC 932.3 C 936.04 GLbe disposed of properly and in compliance with MPCA regulations. A sign must be installed adjacent to each washout facility to inform concrete 936.14 TC 931.91 TC equipment operators to utilize the proper facilities. Michael A Murphy, P.E. 935.64 GL 931.41 GL 933.22 TC Date: Reg. No.:05.17.1342808 24.Upon completion of the project and stabilization of all graded areas, all temporary erosion control facilities (silt fences, hay bales, etc.) shall be 932.72 GL removed from the site. 933.32 C 932.32 TC 935.35 TC* 935.30 TC 931.82 GL 936.0 B* 934.85 GL* 934.80 GL* Rev.DateDescription 25.All permanent sedimentation basins must be restored to their design condition immediately following stabilization of the site. 934.80 B* 105.17.13Bldg. Permit Submittal 26.Contractor shall submit Notice of Termination for MPCA-NPDES permit within 30 days after Final Stabilization. 205.28.13City Submittal GRADING NOTES 306.05.13Bid Package #1 933.02 TC CONCRETE WASHOUT 933.24 TC 932.52 GL 932.74 GL 1.Tree protection consisting of snow fence or safety fence installed at the drip line shall be in place prior to beginning any grading or demolition 933.34 Cwork at the site. ROCK 935.5 B* 2.Allelevations with an asterisk (*) shall be field verified. If elevations vary significantly, notify the Engineer for further instructions. CONSTRUCTION 932.05 TC 932.05 B* ENTRANCE 931.55 GL 3.Grades shown in paved areas represent finish elevation. 12136036.000 Project #: 4. Drawn By:SJM / CKJ 5.All construction shall be performed in accordance with state and local standard specifications for construction. Checked By: ZRE / MAM Issue Date: 05.15.13 6.The project intent is to balance cuts and fill volumes on site. Grading modifications required to balance earthwork shall be approved by the Engineer. Sheet Title: GRADING AND 7.Finish grading shall be completed prior to irrigation installation. It is anticipated that finish grading touch EROSION CONTROL up will be needed after irrigation installation. PLAN Sheet: NORTH C3 0 102040 Sheet:5ofof10 M:\Projects\Projects - 2013\12136036- Lexington Station\C. Design\Drawing Files\12136036 C3 - Grading.dwg ALL EXISTING ITEMS AND CONDITIONS SHOULD BE VERIFIED BY THE CONTRACTOR BEFORE CONSTRUCTION LEGEND STORM MANHOLECABLE UNDERGROUND LINE ELECTRIC OVERHEAD LINE CATCH BASIN ELECTRIC UNDERGROUND LINE CURB INLETFIBER OPTIC UNDERGROUND LINE NATURAL GAS UNDERGROUND LINE FLARED END SANITARY SEWER PIPE SANITARY MANHOLESTORM SEWER PIPE SOLID WALL STORM SEWER PIPE DRAINTILE HYDRANT TELEPHONE UNDERGROUND LINE GATE VALVE & BOXWATERMAIN PIPE 107 WATER SHUTOFF STRUCTURE DETAIL FORSTRUCTURE DETAIL FOR REMOVE AND DISPOSE OF EXISTING STORM C5.0C5.1 SEWER TO EXISTING MANHOLE & GROUT HOLE. LIGHT POLE CASTING DETAIL FOR CONSTRUCTION DETAIL FOR 116 ALL YARD DRAINS UNLESS C5.0C5.1 UNLESS OTHERWISE NOTED.OTHERWISE NOTED. 8 STRUCTURE DETAIL FOR ALL 2' x 3' CBMH C5.1 2' x 3' CB R-3067 R-3067 RIM=934.85 UTILITY NOTES 2' x 3' CB RIM=934.85 INV=930.85 R-3067 R-3067 INV=930.85 RIM=934.85 RIM=934.85 INV=930.31 INV=931.65 1.It is the responsibility of the contractor to perform or coordinate all necessary utility connections and relocations from existing utility locations to the proposed building, as well as to all onsite amenities. These connections include but are not limited to water, sanitary sewer, cable TV, telephone, gas, 69 LF 12" RCP @ electric, site lighting, etc. 0.96% 16 LF 8" 2.All service connections shall be performed in accordance with state and local standard specifications HDPE for construction. Utility connections (sanitary sewer, watermain, and storm sewer) may require a permit from the City. 6" HDPE ROOF DRAIN3.The contractor shall verify the elevations at proposed connections to existing utilities prior to any INV=927.40 6" HDPE demolition or excavation. 625 LF - 4" HDPE INV=930.0 ROOF DRAIN ROOF DRAIN ROOF DRAIN DRAINTILE AT 6" HDPE 6" HDPE 6" HDPE ROOF DRAIN FOOTINGS 4.The contractor shall notify all appropriate engineering departments and utility companies 72 hours R-3067 INV=931.50 INV=931.85 INV=931.75 6" HDPE INV=931.0 ROOF DRAIN RIM=933.57 prior to construction. All necessary precautions shall be made to avoid damage to existing utilities. INV=931.5 6" HDPE INV=929.57 R-2540 W/ GRATE INV=931.00 RIM=934.80 5.Storm sewer requires testing in accordance with Minnesota plumbing code 4715.2820 where located INV=930.19 REFER TO ARCHITECTURAL within 10 feet of waterlines or the building. PLANS FOR EXACT LOCATION OF ROOF DRAINS & DOWN SPOUTS. 6.HDPE storm sewer piping and fittings must meet materials and installation standards per Minnesota INV=928.55 plumbing code 4715.0420.6C(4) and 4715.0540.C including ASTM D3212 joint pressure test and ROOF DRAIN ASTM C2321 installation practices. STORM INV=930.08 6" HDPE SAN INV=928.42 INV=931.50 INSULATE BETWEEN PIPES 7.All RCP pipe shown on the plans shall be MN/DOT class 3. ROOF DRAIN ROOF DRAIN 6" HDPE 8. 6" HDPE INV=931.50 INV=931.00 ROOF DRAIN 6" HDPE INV=931.00 9. 48" insulation (MN/DOT 3760) with a thermal resistance of at least 5 and a compressive strength of at RIM=933.98 DRAINTILE CONNECTION INV=928.69 E 100 LF - 8" SDR 35 @DRAINTILE CONNECTION TO ROOF TO ROOF DRAIN LEAD INV=927.22 N, W 0.45%DRAIN LEADINV=931.0 INV=931.0 R-3067 10.All watermain piping shall be class 52 ductile iron pipe unless noted otherwise. RIM=931.90 75 LF 15" RCP @ INV=923.71 0.96% 11.See Project Specifications for bedding requirements. GRATE R-2540 W/ GRATE 88 LF 18" RCP @ R-2540 W/ GRATE RIM=933.98 RIM=933.98 0.93% RIM=933.98 INV=929.00 RDINV=929.0 RD 12.Pressure test and disinfect all new watermains in accordance with state and local requirements. INV=927.29 INV=926.40 INV=928.08 SUMP=925.29 SUMP=924.40 13.Sanitary sewer piping shall be PVC, SDR-35 for depths less than 12', PVC SDR-26 for depths 62 LF 15" RCP @ 84 LF 12" RCP @ 2.24% between 12' and 26', and class 52 D.I.P. for depths of 26' or more. 0.93% R-2540 W/ GRATE RIM=934.66 14.Contractor shall finish grades around all existing and proposed gate valves to allow for exposed INV=929.47 access and finish grades around existing Hydrants shall be at bury line. TEE RIM=934.984 LF 15" HDPE @ 1.0% RIM=935.10 TEE INV=927.64 E,W INV=924.11 N,S 63 LF 15" RCP @ 0.75% 24" INSPECTION PORTS 24" MANIFOLD R-2540 W/ SOLID LID 441 LF 8" DRAINTILE @ RIM=934.80 0.00% INV=924.66 INV=926.81 N 15" HDPE INV=924.66 N 8" D.T. 4 x 211 LF PERFORATED PIPES @ 0.00% INV=924.56 S INV=926.24 INV=928.02 W 2' x 3' CB WEIR WALL SEE DETAIL R-3067-C I hereby certify that this plan, RIM=930.90 INV=928.00 specifications or report was prepared by me or under my direct supervision and that I am a duly licensed 9 Professional Engineer under the laws C5.1 of the state of Minnesota. Michael A Murphy, P.E. Date: Reg. No.:05.17.1342808 Rev.DateDescription 105.17.13Bldg. Permit Submittal 205.28.13City Submittal 306.05.13Bid Package #1 12136036.000 Project #: Drawn By:SJM / CKJ Checked By: ZRE / MAM Issue Date: 05.15.13 Sheet Title: UTILITY PLAN Sheet: NORTH C4 0 102040 Sheet:7ofof10 M:\Projects\Projects - 2013\12136036- Lexington Station\C. Design\Drawing Files\12136036 C4 - Utility.dwg ALL EXISTING ITEMS AND CONDITIONS SHOULD BE VERIFIED BY THE CONTRACTOR BEFORE CONSTRUCTION NEW 3" BITUMINOUS PAVEMENT 8" BACKFILL WITH NEW12" EROSION CONTROL BLANKET AND VEGETATION. PLACED IN 2 LIFTS GOOD QUALITY 6" - REFER TO LANDSCAPE PLAN FOR TYPE OF VEGETATION. TOPSOIL AND SEED 12" OF ENGINEERED MIX; TOPSOIL 30%, SAND 50%, PEAT 20%. NEW BITUMINOUS PAVEMENT HARD SURFACE/ PUBLIC ROAD 12" (30 cm) 8" NEW BASE AGGREGATE 12" SAND NEW BASE AGGREGATE, MATCH ADJACENT PAVEMENT SECTION, SEE DETAILS 1"-2" WASHED ROCK 6" AT LEFT & SHEET C2 (15 cm) GEOTEXTILE FABRIC NON-WOVEN 6" MINIMUM NEW SAND, MATCH ADJACENT GEOTEXTILE PAVEMENT SECTION, FABRIC SEE DETAILS AT LEFT & SHEET C2 ROCK CONSTRUCTION ENTRANCE NON-WOVEN SOIL 9 EXISTING SUBGRADE SOIL NON-WOVEN SEPARATION FABRIC- C5.0 MEDIUM-DUTY BITUMINOUS GEOTEXTILE NOT TO SCALE "MIRAFI 170N OR EQUAL FABRIC CONSTRUCTION DETAIL 6" 1 CLEAN SAND EXISTING SUBGRADE SOIL C5.0 NOT TO SCALE PERFORATED HDPE PIPE B612 CONCRETE VARIES (D.T.) - SEE UTILITY PLAN NEW 6" BITUMINOUS PAVEMENT CURB & GUTTER DETAIL 5 PLACED IN 3 LIFTS FILTRATION BASIN C5.0 NOT TO SCALE 13 C5.0 NOTE:FOR EXISTING CATCH BASINS IN PAVEMENT AREAS, SAND BAGS,NOT TO SCALE AGGREGATE WRAPPED IN FILTER FABRIC, OR SEDIMENT TRAPS SHOULD BE USED. BACKFILL WITH NEW 8" 12" GOOD QUALITY 6" WOOD OR METAL 4' MIN. TOPSOIL AND SOD STAKE 5D (10' MIN.) 2'2' NEW 8" BASE AGGREGATE NEW BITUMINOUS FILTER 4 PAVEMENT FABRIC WOVEN FILTER 1 12" SAND FABRIC 4"-24" AA NON-WOVEN GEOTEXTILE FABRIC MAXIMUM DISTANCE BETWEEN POSTS IS 2'. BOTTOM OF FENCE NEW BASE AGGREGATE, MATCH IS BURIED IN TRENCH, SIMILAR TO NORMAL SILT FENCE INSTALLATION. ADJACENT PAVEMENT SECTION, EXISTING SUBGRADE SOIL SEE DETAILS AT LEFT & SHEET C2 HEAVY-DUTY BITUMINOUS NEW SAND, MATCH ADJACENT SILT FENCE INLET PAVEMENT SECTION, PAVEMENT SECTION SEDIMENT FILTER SEE DETAILS AT LEFT & SHEET C2 2 10 C5.0 NON-WOVEN MN/DOT CLASS III C5.0 NOT TO SCALE 1 NOT TO SCALE EXISTING 6" GEOTEXTILE RIP-RAP 4 SUBGRADE SOIL FABRIC TIP-OUT B612 CONCRETE PLAN CURB & GUTTER DETAIL 6 MN/DOT CLASS III NEW 5" PORTLAND CEMENT CONCRETE D1 RIP-RAP NOT TO SCALE R 8" CURLEX SEDIMENT LOGS BACKFILL WITH NEW 12"12" GOOD QUALITY TOPSOIL AND SEED NEW BITUMINOUS SAND BAG PLACE5D (10' MIN.) 2'2' WOVEN FILTER PAVEMENT 4' O.C. GROUND FABRIC SECTION A-A NEW 6" BASE NOTE: AGGREGATE 500X MIRAFI FABRIC OR EQUAL CURB CUT WITH 8" SAND C3.0 14 NOTES: NON-WOVEN C5.0 1. SAND BAG SPACING SHALL BE 2 FEET O.C . NOT TO SCALE GEOTEXTILE NEW BASE AGGREGATE, MATCH FABRIC I hereby certify that this plan, SEDIMENT LOG DETAIL ADJACENT PAVEMENT SECTION, EXISTING SUBGRADE SOIL specifications or report was prepared SEE DETAILS AT LEFT & SHEET C2 by me or under my direct supervision OR APPROVED EQUAL NEW SAND, MATCH ADJACENT and that I am a duly licensed 11 MEDIUM-DUTY CONCRETE PAVEMENT SECTION, Professional Engineer under the laws SEE DETAILS AT LEFT & SHEET C2 NOT TO SCALE of the state of Minnesota. CONSTRUCTION DETAIL (SIDEWALK) 3 NON-WOVEN C5.0 GEOTEXTILE 6" NOT TO SCALE EXISTING SUBGRADE SOIL FABRIC Michael A Murphy, P.E. SURMOUNTABLE CURB Date: Reg. No.:05.17.1342808 & GUTTER DETAIL WIRE MESH REINFORCEMENT 7 (OPTIONAL) C5.0 NOT TO SCALE Rev.DateDescription ENGINEERING FABRIC NEW 8" REINFORCED PORTLAND CEMENT CONCRETE #6 BARS @ 105.17.13Bldg. Permit Submittal 12" ON CENTER EACH WAY. PROVIDE 4" COVER FROM TOP OF SLAB. 12"12" BACKFILL WITH NEW 205.28.13City Submittal GOOD QUALITY METAL, WOOD POST, OR STAKE. 306.05.13Bid Package #1 TOPSOIL AND SEEDNEW BITUMINOUS 8' MAX. SPACING, 2' INTO GROUND. PAVEMENT FABRIC ANCHORAGE TRENCH. BACKFILL WITH NEW 8" BASE POWDER-COATED TAMPED NATURAL SOIL AGGREGATE CAST-IRON TRUNCATED DOMES 8" SAND 12136036.000 Project #: Drawn By:SJM / CKJ NEW BASE AGGREGATE, MATCH Checked By: ZRE / MAM ADJACENT PAVEMENT SECTION, NON-WOVEN Issue Date: 05.15.13 NATURAL SOIL SEE DETAILS AT LEFT & SHEET C2 GEOTEXTILE FABRIC NEW SAND, MATCH ADJACENT Sheet Title: EXISTING SUBGRADE SOIL PAVEMENT SECTION, TYPE 1 SEE DETAILS AT LEFT & SHEET C2 NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC TO WIRE MESH DETAILS WITH HOG RINGS, STEEL POSTS WITH WIRES, OR WOOD POSTS WITH STAPLES. NON-WOVEN GEOTEXTILE 6"EXISTING SUBGRADE SOIL ACCESSIBLE RAMP DETAIL SILT FENCE REINFORCED CONCRETE FABRIC Sheet: WITH TRUNCATED DOMES INSTALLATION DETAIL C5.0 DETAIL (TRASH ENCLOSURE) 1215 TIP-OUT SURMOUNTABLE CURB 4 C5.0 C5.0 C5.0 NOT TO SCALE NOT TO SCALE & GUTTER DETAIL NOT TO SCALE 8 C5.0 NOT TO SCALE Sheet:8ofof10 M:\Projects\Projects - 2013\12136036- Lexington Station\C. Design\Drawing Files\12136036 C5 - Details.dwg ALL EXISTING ITEMS AND CONDITIONS SHOULD BE VERIFIED BY THE CONTRACTOR BEFORE CONSTRUCTION INSTALL METER BOX AND COVER (FORD A-1) NEENAH CASTING NO. R-3067 WITH TYPE DR, OR APPROVED EQUAL OVER ALL PVC CLEANOUTS PRECAST INVERT SHOULD BE 1/2 DL, OR TYPE V GRATE OR APPROVED EQUAL LOCATED IN PAVED DRIVEWAYS AND/OR PARKING AREAS DIAMETER OF PIPE AND BENCHES SLOPED 2" TOWARD INVERT. DIRECTION OF MAJOR FLOW (TYPE DL GRATE) PVC SERVICE PIPE NOTES: EXPANSION MATERIAL TO BE PLACED IN SECOND JOINT MANHOLE STEPS SHALL BE PLACED BOTH SIDES OF CATCH BASIN. SO THAT OFFSET HOLE IN TOP SLAB IS FACING DOWNSTREAM. RECESS CATCH BASINS 2" BELOW GUTTER GRADE LINE. 10' NO BLOCK STRUCTURES ARE ALLOWED 2" ADJUSTING RINGS GRADE 1" BELOW 10' TRANSITION. (MIN. 2", MAX. 4") MANHOLE FRAME & COVER: FULL BED OF MORTAR NEENAH R-3067, TYPE L GRATE, COMBINATION INLET BETWEEN THE RINGS FRAME, GRATE, CURB BOX OR NEENAH R-3067-C, PLAN 6" CONCRETE COLLAR TYPE L GRATE, COMBINATION INLET FRAME, GRATE. AROUND OUTSIDE OF RINGS GRATE SHALL BE INSTALLED IN PROPER DIRECTION END OF LINE FOR MAXIMUM CAPTURE OF FLOW. 6" PRECAST REINFORCED MINIMUM OF 2, MAXIMUM OF 5 CONCRETE CONCRETE ADJUSTMENT RINGS WITH FULL CRETEX TYPE 477-1 INLET BED OF MORTAR BETWEEN EACH AND PVC LONG A 4" COLLAR ON THE OUTSIDE. NO SHIMS RADIUS BEND OF ANY MATERIAL ALLOWED. SERVICE WYE CONCRETE ENCASEMENT 6" PRECAST REINFORCED CONCRETE SLAB. 3000# CONCRETE SANITARY SEWER SERVICE SEAL WITH 2 BEADS OF RAM-NEK. CLEANOUT - PAVEMENT ALL JOINTS IN MANHOLE TO HAVE 1 'O' RING RUBBER GASKETS. C5.1 NOT TO SCALE MANHOLE STEPS, COPOLYMER POLYPROPYLENE 5" MIN. PLASTIC, WITH 1/2" GRADE 60 STEEL REINFORCEMENT OR EQUAL, 16" O.C. VARIABLE PRECAST CONCRETE SECTION DRILLED OR PREFORMED HOLES REQUIRED COMPACTED BACKFILL FOR SUBDRAIN CONNECTIONS TO MINNIMIZE 8" PRECAST SEGMENTAL CONCRETE BLOCK STRUCTURE DAMAGE TO TOP OF THE PIPE SHALL BE USED WITH SIZE AND DEPTH PROHIBIT THE CATCH BASIN DETAIL FABRICATION OF PRECAST UNITS. 4 C5.1 8" MINIMUM SLAB THICKNESS, NOT TO SCALE 6' MINIMUM DIAMETER PRECAST CONCRETE SLAB, REINFORCED WITH #4 REBAR @ 8" E.W. GROUT BOTTOM SECTION WATERTIGHT CONNECTION (BOOT, TYPICAL) 12" (TYP) CATCH BASIN MANHOLE DETAIL NYLOPLAST PEDESTRIAN 7 SOLID CASTING FOR CLEANOUTS DOMED GRATE FOR STAND PIPES C5.1 NOT TO SCALE GRANULAR BEDDING AND ENCASEMENT MANHOLE FRAME & COVER: NEENAH R-2540, TYPE C GRATE OR SOLID LID - SEE UTILITY PLAN MINIMUM OF 2, MAXIMUM OF 5 O.D. + 24" MIN. CONCRETE ADJUSTMENT RINGS WITH FULL BED OF MORTAR BETWEEN EACH AND 12" PVC (TYP), DRAIN A 4" COLLAR ON THE OUTSIDE. NO SHIMS GRANULAR BEDDING DETAIL BASIN BY NYLOPLAST OF ANY MATERIAL ALLOWED. OR APPROVED EQUAL. 2 C5.1 NOT TO SCALE OUTLET CONNECTION VARIES - SEE SHEET C4 CATCH BASIN / MANHOLE FRAME DETAIL 8 C5.1 NOT TO SCALE I hereby certify that this plan, DRAIN BASIN DETAIL specifications or report was prepared 5 by me or under my direct supervision C5.1 and that I am a duly licensed NOT TO SCALE Professional Engineer under the laws of the state of Minnesota. Michael A Murphy, P.E. LOAD FACTOR 1.9 Date: Reg. No.:05.17.1342808 MANHOLE FRAME & COVER: R-2561 Rev.DateDescription OD 105.17.13Bldg. Permit Submittal 205.28.13City Submittal MINIMUM OF 2, MAXIMUM OF 6 TOP OF WALL 306.05.13Bid Package #1 CONCRETE ADJUSTMENT RINGS WITH FULL INV=928.00 BED OF MORTAR BETWEEN EACH AND A 4" COLLAR ON THE OUTSIDE. NO SHIMS OF ANY MATERIAL ALLOWED. 6" PRECAST REINFORCED COMPACTED BACKFILL MAXIMUM 24" ADJUSTMENT ALLOWED CONCRETE WEIR WALL. INCLUDING RINGS AND CASTING. 27" 8" ORIFICE 12136036.000 Project #: 5" INV=924.66 Drawn By:SJM / CKJ Checked By: ZRE / MAM PRECAST CONCRETE SECTION Issue Date: 05.15.13 W Sheet Title: WATERTIGHT CONNECTION "OD" DENOTES OUTSIDE DIAMETER OF PIPE BARREL (BOOT, TYPICAL) DETAILS COURSE FILTER AGGREGATE SECTION "W" DENOTES OD+12" MINIMUM OUTLET CONTROL STRUCTURE CLASS B 27" CATCH BASIN DETAIL Sheet: C5.1 HAND SHAPED FROM ANGULAR BEDDING MATERIAL 6 WEIR WALL DETAIL 9 C5.1 PIPE BEDDING NOT TO SCALE 3 C5.1 NOT TO SCALE C5.1 NOT TO SCALE Sheet:9ofof10 M:\Projects\Projects - 2013\12136036- Lexington Station\C. Design\Drawing Files\12136036 C5 - Details.dwg ALL EXISTING ITEMS AND CONDITIONS SHOULD BE VERIFIED BY THE CONTRACTOR BEFORE CONSTRUCTION A B PAVEMENT SUBSECTIONPAVEMENT SECTION V (MIN. COVER TO BOTTOM OF RIGID PAVEMENT) CLEAN PEA GRAVEL, CLEAN 57 DRAINFIELD ROCK OR SUITABLE FOUNDATION APPROVED EQUAL. MIN. 6" ABOVE PIPE CROWN HDPE MANHOLE ADAPTER NON-WOVEN GEOTEXTILE (WRAP ENTIRE SYSTEM) SIZEPART #ABC CLEAN SAND BEDDING: 12" MINIMUM 12"MHA12241215 CLEAN SAND BEDDING TO BOTTOM OF DRAINTILE TRENCH X X M 15"MHA15241218 8" PERFORATED HDPE 24" PERFORATED HDPE (TYPICAL) C UNDISTURBED SOIL 18"MHA18241222 8" PERFORATED HDPE SUITABLE FOUNDATION NOTES: 24"MHA24362429 1. DETENTION AND/OR RETENTION SYSTEMS SHALL BE INSTALLED IN ACCORDA EDITION OF ASTM D2321 AND THE MANUFACTURER'S INSTALLATION GUIDEL 2. A NON-WOVEN GEOTEXTILE FILTER FABRIC OR OTHER MEASURES SHOULD BE 30"MHA30362435.2 NATIVE SOIL FROM MIGRATING INTO THE INITIAL BACKFILL MATERIAL, W 3. FOUNDATION: TRENCH BOTTOMS WITH UNSTABLE OR UNYIELDING MATERIAL SHALL BE EX TO A DEPTH DIRECTED BY THE ENGINEER AND REPLACED WITH SUITABLE M 36"MHA36362441.2 MATERIALS, GEOTEXTILE MAY BE USED TO STABILIZE THE TRENCH BOTTOM ENGINEER. 4. BEDDING: SUITABLE MATERIAL SHALL BE CLASS I OR II, AS SPECIFIED BY ASTM 42"MHA42362448 BEDDING THICKNESS SHALL BE 4". 5. INITIAL BACKFILL: SUITABLE MATERIAL SHALL BE CLASS I OR II, AS SPECIFIED BY ASTM COMPACTION AND BACKFILL LIFTS SHALL BE IN ACCORDANCE WITH ASTM D 48"MHA48362454.5 SHALL EXTEND TO NOT LESS THAN 6" ABOVE THE TOP OF THE PIPE. 6. MINIMUM COVER: FOR UP TO H-25 TRAFFIC APPLICATIONS A MINIMUM OF 12" FOR PIPE D TO 36" DIAMETER, 15" FOR 42" AND 18" FOR 48" AND 60" DIAMETER. M MEASURED FROM THE TOP OF THE PIPE TO BOTTOM OF FLEXIBLE PAVEMENT RIGID PAVEMENT. ADDITIONAL COVER MAY BE REQUIRED FOR CONSTRUCTIO VEHICLES OVER 75T OR TO PREVENT FLOATATION. 7. FINAL BACKFILL: SUITABLE MATERIALS DIRECTED BY THE ENGINEER SHALL BE USED IN LA HDPE PLATE WELDED CIRCUMFRENTIALLY OR NON-TRAFFIC APPLICATIONS. FOR AREAS SUBJECTED TO TRAFFIC A HI AROUND PIPE OD TO CREATE A SMOOTH COMPACTION IS REQUIRED AND A SEPARATION LAYER OF NON-WOVEN GEOTE REQUIRED. COMPACTION LEVELS AND/OR GEOTEXTILE MAY BE SPECIFIED A SURFACE FOR MANHOLE BOOT CONNECTIONS THE GEOTECHNICAL DESIGN ENGINEER. *MINIMUM SPACING "M" MEASURED FROM OUTSIDE DIAMETERS THIS DETAIL DEPICTS RECOMMENDED INSTALLATION PRACTICES AND IS NOT INTENDED TO SUPERSEDE ANY NATIONAL, STATE OR LOCAL SPECIFICATIONS. PRINSCO BEARS NO RESPONSIBILITY FOR ANY ALTERATIONS, REVISION AND/OR DEVIATION FROM THIS STANDARD DETAIL. PRINSCO HAS NOT PERFORMED ANY ENGINEERING OR DESIGN SERVICE FOR THIS PROJECT. THE DESIGN ENGINEER SHALL 1717 16TH ST. NE 3RD FLOOR WILLMAR, MN 56201 DATE:SHEET: TITLE: 5/29/2013 ---- Prinsco, Incorporated PRINSCO, INC. 2007. ANY USE OR REUSE OF THIS PLAN WITHOUT THE E AUTHOR:REVISION: 1717 16th Street NE CONSENT OF PRINSCO, INC. IS PROHIBITED. PRINSCO, INC. IS NOT RE ---- 3rd Floor FILE NAME: OR CLAIMS RESULTING FROM THE UNAUTHORIZED USE OF THIS PLAN. Willmar, MN 56201 CHECKED BY:SCALE: 12136036 C5 - DETAILS.DWG A B FRAME AND LID BY OTHERS, LOAD TO BE HDPE TO CONCRETE ADAPTER DISTRIBUTED TO CONCRETE FOUNDATION. 12" HEAVY DUTY SOLID LID. I hereby certify that this plan, 24" FRAME & COVER NEENAH R-2540, SOLID LID. specifications or report was prepared SIZEPART #ABC OR APPROVED EQUAL. by me or under my direct supervision and that I am a duly licensed 12"CPA1212612.1 Professional Engineer under the laws CONCRETE FOUNDATION (BY of the state of Minnesota. OTHERS), REINFORCING AS 15"CPA1512615 SPECIFIED BY DESIGN ENGINEER 18"CPA1812618 12" MIN. FOR 8"-24" C WELDED TO INSIDE COMPACTED CLASS I Michael A Murphy, P.E. 24"CPA2416824 BACKFILL MATERIAL LINER OF PIPE STUB Date: Reg. No.:05.17.1342808 DEPTH AS SPECIFIED (Not to Exceed 8') 30"16829.5 CPA30 Rev.DateDescription 36"161035.5 CPA36 105.17.13Bldg. Permit Submittal 12" CLEANOUT 42"241041.5 CPA42 24" INSPECTION PORT 205.28.13City Submittal GOLDFLO PIPE 6" MINIMUM 306.05.13Bid Package #1 47.5 48"CPA482410 HDPE SMOOTH WALL EXTENSION 12136036.000 Project #: FITS INSIDE EXISTING RCP 24" GOLDFLO PIPE SECTION B Drawn By:SJM / CKJ Checked By: ZRE / MAM Issue Date: 05.15.13 Sheet Title: DETAILS THIS DETAIL DEPICTS RECOMMENDED INSTALLATION PRACTICES AND IS NOT INTENDED TO SUPERSEDE DATE:TITLE:SHEET: ANY NATIONAL, STATE OR LOCAL SPECIFICATIONS. PRINSCO BEARS NO RESPONSIBILITY FOR ANY ALTERATIONS, REVISION AND/OR DEVIATION FROM THIS STANDARD DETAIL. PRINSCO HAS NOT 5/29/2013 PERFORMED ANY ENGINEERING OR DESIGN SERVICE FOR THIS PROJECT. THE DESIGN ENGINEER SHALL ---- PRINSCO, INC. 2007. ANY USE OR REUSE OF THIS PLAN WITHOUT THE EPrinsco, Incorporated AUTHOR:REVISION: 1717 16th Street NE CONSENT OF PRINSCO, INC. IS PROHIBITED. PRINSCO, INC. IS NOT RE 1717 16TH ST. NE 3RD FLOOR WILLMAR, MN 56201 ---- 3rd Floor OR CLAIMS RESULTING FROM THE UNAUTHORIZED USE OF THIS PLAN.FILE NAME: Sheet: C5.2 Willmar, MN 56201 CHECKED BY:SCALE: 12136036 C5 - DETAILS.DWG Sheet:10ofof10 M:\Projects\Projects - 2013\12136036- Lexington Station\C. Design\Drawing Files\12136036 C5 - Details.dwg ALL EXISTING ITEMS AND CONDITIONS SHOULD BE VERIFIED BY THE CONTRACTOR BEFORE CONSTRUCTION AttachmentE Department of Public Works James E. Tolaas, P.E., Director and County Engineer 1425 Paul Kirkwold Drive Arden Hills, MN 55112-3933 • (651) 266-7100 • Fax (651) 266-7110 E-mail: Public.Works@co.ramsey.mn.us May 17, 2013 MattBachler CityofArdenHills 1245WestHighway96 ArdenHills,MN55112 DearMr.Blacher, IhavereviewedtheproposedLexingtonStationplansdatedApril30,2013.TheCountyissupportive ofthegenerallayoutofthesite. OnLexingtonAvenuetheplanshowstwoaccessesclosing,oneremainingandanewaccessatthe southendofthedevelopment.Theexistingaccessinthemiddleofthesitewillbeallowedtoremainopen provideditistemporaryandwillbeclosedinthefuture.Thenewaccessatthesouthendofthesiteis approvedasthesolepermanentaccessoffofLexingtonAvenueconditionedonseveralitems: Thisaccesswillbepermittedforconstructionwhenplansareinplacetopermanentlyclose thetemporaryaccess.Ifphase1constructionincludesthenewsouthaccess,theplans shouldshowtheclosureofthenortherlyaccess. ThesoutherlyaccessmustalignwiththeTargetaccess. ArightturnlaneonLexingtonAvenuemustbeconstructedtofacilitateturningmovements intothesite. Thetapersonthedriveway,justwestofthemedianshouldbemoregradualtoallowfora smoothertransition. Thesouthaccesswillalsobeconditionedontheinstallationofthenecessarytrafficcontrol attheintersectionasdeterminedbyatrafficstudy.Furtherengineeringanalysismustbe donetodeterminetheadequateleveloftrafficcontrol. TheCounty,inconjunctionwiththeCityofArdenHills,isconductingacorridortrafficstudyon LexingtonAvenuefromCountyRoadEto694toevaluateaccesscontrolandfutureimprovements.Traffic levelsattheRedFoxRoadandLexingtonAvenueintersectionarecongested.Theproximityofthe intersectiontothe694rampintersectionmakesitverydifficulttomakegeometricchangesorsignaltiming changestoincreasetrafficflowatRedFox.ThesoutherlyaccessonLexingtonshouldactasthemainaccess tothefullydevelopedsitetodiverttrafficawayfromtheRedFoxRoadintersection.Thecorridorstudythat isplannedforLexingtonAvenuewillidentifyaccesscontrolandfutureimprovementssuchassignals, mediansandsignaltimingchangesthatwouldallowtraffictoflowasefficientlyaspossible. The7;Ý;Œš¦;©x­trafficstudyshouldanalyzetrafficgenerationandlevelofserviceattheRedFox andsouth/Targetaccessandprovidemitigationmeasuresifnecessary.TheCountywillalsoanalyzethe intersectionsforappropriatetrafficcontrolandproviderequirementsofthedevelopertoimplementthem. Ifitisdeterminedthatthebestoptionfortrafficcontrolatthesoutherlyaccessisasignal,thedeveloperwill berequiredtofundtheimprovementsastheCountydoesnothavetheabilitytoparticipatefinancially. ArightturnlaneonRedFoxRoadtoturnsouthboundontoLexingtonAvenuewillbeneededas developmentofthissiteoccurs.Theplansallowforthisimprovement,butshouldbecoordinatedclosely withtheCityof{wš©;Ýz;Þx­planstoimprovetheRedFoxRoad,eastofLexingtonAvenue. TheaccessoffofRedFoxRoadshouldbealignedwiththeopposingaccessonthenorthsideofRed Foxasasafetymeasuretoeliminateconfusionandconflictingturningmovements. Drainagecalculationsshowingdrainageareas,preandpostdevelopmentratesandvolumesshould beprovidetotheCountyforreview.Flowratesandvolumesintothe |stormsewerlineshouldbe included. AnyworkwithintheCountyrightofwayrequiresapermitandshouldbecoordinatedwiththe RamseyCountyPermitsCoordinatorat6512667186. ThankyoufortheopportunitytocommentontheLexingtonStationPlans.Weplantocoordinate oureffortswiththeCitytoensurethebestpossibletrafficmanagementoccursonLexingtonAvenue. Sincerely, ErinLaberee,PE TrafficEngineer MEMORANDUM DATE: June 6, 2013 TO:Jill Hutmacher, Community Development Director FROM: John M. Anderson, Assistant City Engineer SUBJECT:Lexington Station plan review PW-13-0101 I have reviewed the Preliminary plans for the Lexington Station site redevelopment. The plans were prepared by Hoefler Architects LLC and are dated 5/28/13. The plan set contains 24 sheets. The following are my comments: 1.An easement along Red Fox road will be needed for the public sidewalk proposed on the south side of Red Fox Road. This sidewalk needs to be located to allow for future construction of a right turn lane on Red Fox Road eastbound. Plan coordination is an issue here as different plans show the sidewalk located differently. The plan dated 5- 28-13 and numbered C2.1 should be used for location of this sidewalk. The easement should be shown on the preliminary plat. 2.A long term maintenance plan of the storm treatment system needs to be included for review. 3.The parking lot circulation is a concern in the area where the drive thru lane meets with the entrance off of Red Fox Road. At times, stacking of right turns exiting the site on to Red Fox Road eastbound will block traffic leaving the phase one site drive thru 4.The watermain along Lexington has had a history of breaks and an area 15 feet wide needs to be kept clear of improvements that would limit the C this watermain. 5.The owner is responsible to obtain all permits for construction including but not limited to Rice Creek Watershed District, MPCA NPDES constriction permit, City of Arden Hills Grading and Erosion Control permit. 6.Note 5 on the utility plan indicates storm sewer within 10 feet of the building needs to meet plumbing code. The RCP pipe material shown on the plan in the area of the NE corner of the Phase one building does not. 7.Sidewalk pedestrian ramp construction at Lexington and RedFox will need to be coordinated with the project the City of Shoreview is constructing. . P:\PR&PW\Numbered Projects\PW-13-0101 Lexington Station\06 plan review\6-5-13 plan review.doc Page 1 of 2 8.Easements for ingress and egress need to be established and recorded. 9.The developer will need to submit a construction cost estimate of improvements. 10.Will the landscaping be irrigated? And will a water service for irrigation be needed? 11.What is the schedule for final plat approval? The phase one building will not have be issued a certificate of occupancy until the plat is recorded. 12.Upon completion a grading asbuilt and utility asbuilts need to be provided to the City. . P:\PR&PW\Numbered Projects\PW-13-0101 Lexington Station\06 plan review\6-5-13 plan review.doc Page 2 of 2