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07-06-2016 PC
APPROVAL OF THE AGENDA APPROVAL OF MINUTES June 8, 2016, Planning Commission Regular Meeting 06 -08 -16PC.PDF PLANNING CASES Planning Case 16 -018 - Site Plan Review - Sign Standard Adjustment - Land O' Lakes (No Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF Planning Case 16 -016 - Final PUD Phase 2 - Land O'Lakes - 4100 Lexington Avenue North (No Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF, ATTACHMENT G.PDF COMMENTS AND REPORTS Report From The City Council 07 -06 -16 - REPORT FROM THE CITY COUNCIL.PDF Rice Creek Commons (TCAAP) Update PC 07 06 16.PDF COMMISSION COMMENTS & REQUESTS STAFF COMMENTS ADJOURN A quorum of the City Council may be present at this meeting. Chair: Roberta Thompson Commissioners: Brent Bartel Angela Hames Phillip Neururer Clayton Zimmerman Steven Jones James Lambeth Council Liaison: Mayor David Grant Planning Commission July 6, 2016 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision 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. Agenda CALL TO ORDER 1. 2. 2.A. Documents: 3. 3.A. Matthew Bachler, Senior Planner. Documents: 3.B. Ryan Streff, City Planner. Documents: 4. 4.A. Matthew Bachler, Senior Planner. Documents: 4.B. Ryan Streff, City Planner. Documents: 4.C. 4.D. Prepared By Prepared By Prepared By Prepared By APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJune 8, 2016, Planning Commission Regular Meeting 06 -08 -16PC.PDFPLANNING CASESPlanning Case 16 -018 - Site Plan Review - Sign Standard Adjustment - Land O' Lakes (No Public Hearing Required) MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDFPlanning Case 16 -016 - Final PUD Phase 2 - Land O'Lakes - 4100 Lexington Avenue North (No Public Hearing Required)MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF, ATTACHMENT F.PDF, ATTACHMENT G.PDF COMMENTS AND REPORTS Report From The City Council 07 -06 -16 - REPORT FROM THE CITY COUNCIL.PDF Rice Creek Commons (TCAAP) Update PC 07 06 16.PDF COMMISSION COMMENTS & REQUESTS STAFF COMMENTS ADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Brent BartelAngela Hames Phillip NeururerClayton ZimmermanSteven JonesJames LambethCouncil Liaison:Mayor David Grant Planning CommissionJuly 6, 2016 6:30 p.m. City Hall Address:1245 W Highway 96Arden Hills MN 55112Phone:651 -792 -7800Website:www.cityofardenhills.orgCity VisionArden 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. AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Matthew Bachler, Senior Planner. Documents:3.B.Ryan Streff, City Planner. Documents: 4. 4.A. Matthew Bachler, Senior Planner. Documents: 4.B. Ryan Streff, City Planner. Documents: 4.C. 4.D. Prepared By Prepared By Prepared By Prepared By Approved: July 6, 2016 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JUNE 8, 2016 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners Angela Hames, Steven Jones, James Lambeth, and Clayton Zimmerman. Absent: Commissioners Brent Bartel (excused), Nick Gehrig (excused), and Phillip Neururer (excused). Also present were: City Planner Ryan Streff; Senior Planner Matthew Bachler; and Council Liaison Grant. APPROVAL OF AGENDA – JUNE 8, 2016 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES April 6, 2016 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Jones, to approve the April 6, 2016, Planning Commission Regular Meeting minutes as presented. The motion carried unanimously (5-0). PLANNING CASES A. Planning Case 16-015 – Variance – 1494 Keithson Drive –No Public Hearing Required Senior Planner Bachler stated that the property 1494 Keithson Drive was developed by Pulte Homes as part of the Fox Ridge subdivision approved by the City in 2011. The lot area measures 32,736 square feet, however, a wetland area covers a large portion of the lot and limits the area ARDEN HILLS PLANNING COMMISSION – June 8, 2016 2 that can be developed. As part of the Fox Ridge subdivision approval, Pulte was required to dedicate a drainage and utility easement that covers the wetland and a five-foot buffer along the wetland’s edge. The City Code restricts the placement of any structures within a drainage and utility easement. The property also includes a public walking path that traverses the lot on the south side of the existing house connecting Keithson Drive to the north-south City trail that runs between the Fox Ridge subdivision and the townhomes to the east. A trail easement across the walking path was dedicated on the Fox Ridge plat. Senior Planner Bachler commented that due to the environmental constraints on the property, the existing house was placed in the far northeastern corner of the lot close to the 30-foot rear yard and 10-foot north side yard setback lines. The dwelling also required a setback of approximately 73 feet from the front property line to avoid the drainage and utility easement and conform to structure setback requirements. In comparison, most of the homes in the Fox Ridge subdivision as well as those on Keithson Drive to the north of the subject property are setback approximately 40 feet from the front property line. Senior Planner Bachler reported that the applicants have requested a rear yard setback variance in order to construct a 216 square foot three-season porch and a 211 square foot deck addition to their house. Both the porch and deck would be constructed on the rear side of the house with the deck being accessed through the new porch addition. In this case, a variance is only needed for the porch addition as the deck encroachment in the rear yard setback is allowed under the permitted encroachment provisions in Section 1325.03, Subd. 2 of the Zoning Code. The porch addition would encroach 3 feet – 6 inches into the required 30-foot rear yard setback, creating a setback of 26 feet – 6 inches from the rear property line. No other variances from the Zoning Code are needed for this project and the property would otherwise be in compliance with all aspects of the Zoning Code. Site Data Land Use Plan: Very Low Density Residential Existing Land Use: Single Family Detached Residential Zoning: R-1: Single Family Residential Current Lot Sizes: .75 Acres (32,736 square feet) Topography: Relatively Flat Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Variance Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: General Findings: 1. The property at 1494 Keithson Drive is located in the R-1 Single Family Residential Zoning District. 2. The lot is in conformance with the minimum lot size and dimensions for the R-1 District. 3. The existing conditions on the property are in conformance with the setback and structure and lot coverage requirements for properties in the R-1 District. 4. The proposed porch addition would encroach 3 feet – 6 inches into the rear yard setback creating a setback of 26 feet – 6 inches from the rear property line. The minimum rear ARDEN HILLS PLANNING COMMISSION – June 8, 2016 3 yard setback in the R-1 District is 30 feet. The proposed porch addition would meet all other setback requirements for the R-1 District. 5. The proposed deck is in conformance with the Zoning Code as Section 1325.03, Subd. 2 (A) permits decks to extend six feet into the rear yard setback as long as the encroachment is not closer than six feet from the rear lot line. The proposed deck would be setback 26 feet – 6 inches from the rear property line. 6. All other aspects of the proposed porch and deck addition are in conformance with the Zoning Code requirements for the R-1 District. 7. The proposed addition would not encroach on any flood plains, wetlands, or easements. 8. The proposed addition is not expected to impact any significant trees on the property. Variance Findings: 9. The variance would be in harmony with the purpose and intent of the City’s Code because the impact of the addition on adjacent properties would be mitigated by the location of the addition at the rear of the house, the elevation change between the subject property and the adjacent property to the east, and the presence of several large trees along the rear property line that provide screening. 10. The variance would be consistent with the City’s Comprehensive Plan because it meets the City’s housing goal of encouraging property investment that complements and enhances the character of the City’s established neighborhoods. 11. The proposed porch addition is a reasonable use of the property that would not be allowed under the rules of the Zoning Code without the requested variance. 12. The property is unique because of the wetland area that covers a large portion of the site. A drainage and utility easement covers the wetland area and a 5-foot buffer along the wetland’s edge, limiting where additions to the home can be constructed. The unique characteristics of the property were not created by the property owners. 13. The proposed addition would not alter the essential character of the neighborhood because it would result in a structure that is consistent and compatible with other construction in the area. 14. The requested variance does not appear to be based on economic considerations alone. Senior Planner Bachler stated that the findings of fact for this variance request support a recommendation for approval. If the Planning Commission chooses to make a recommendation for denial, the Findings of Fact would need to be amended to reflect the reasons for the denial. If the Planning Commission recommends approval of this variance, staff recommends the following five conditions: 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 and City Council. 2. A building permit shall be required prior to commencement of construction. 3. The porch addition shall match the color and architectural style of the rest of the principal structure. 4. An encroachment of 3 feet – 6 inches shall be permitted for the porch addition into the 30-foot rear setback requirement. This will result in a setback of 26 feet – 6 inches from the rear property line. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 4 5. The structure shall conform to all other regulations in the City Code. Senior Planner Bachler 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 Thompson opened the floor to Commissioner comments. Commissioner Lambeth explained that with the setback requirements and easements on this property, only 20% of the lot remained buildable. He believed the applicant’s request was reasonable and stated he supported the 42-inch encroachment into the rear yard setback for the proposed porch. Chair Thompson requested the applicant come forward for questions. Steve Jytyla, 1494 Keithson Drive, introduced himself to the Commission. Chair Thompson asked if the applicant had considered having a different design or layout for the porch. Mr. Jytyla stated he looked at numerous options for the porch and deck addition. He explained that none of the options met his family’s and the City’s requirements. For this reason, he was requesting a variance. It was his hope to have a three-season porch attached to the house and not simply a deck. Chair Thompson questioned if Mr. Jytyla had worked with Pulte Homes when the home was built. Mr. Jytyla indicated he did not have a lot of input with Pulte Homes on where the dwelling would be located. He asked for the home to be moved forward but his request was not granted. He explained he moved to this neighborhood because he loved the area and the school district. He understood there were restrictions on the lot, but had hoped that the City would allow for a variance of 42 inches given the fact he would not be vastly encroaching on his neighbors. Chair Thompson inquired if Mr. Jytyla had spoken to his neighbors regarding the proposed deck and porch. She noted the City had received objections from two property owners behind Mr. Jytyla’s property. Mr. Jytyla commented he had spoken to a number of his neighbors about the project and several were willing to attend this evening in support of the project. Commissioner Jones asked if the porch would be glass or screen. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 5 Mr. Jytyla explained the porch would have glass that could be raised over the screens. He reported the screen porch would have a fireplace in order for it to be used later in the fall. Commissioner Lambeth questioned if the home was purchased on spec or if it was purchased to be built. He asked if Pulte Homes disclosed the fact that the rear property line had a restriction. Mr. Jytyla reported he purchased the home to be built from Pulte Homes. He indicated the home came with no options and was basically bought on spec. He stated Pulte had made him aware of the setback constraints, but he was uncertain as to the specifics and conducted more research on this topic on his own. Commissioner Hames asked if this request shed any light on the City Code regarding the differences between deck and porch setbacks. Senior Planner Bachler described the differences between deck and porch rear yard setback requirements. He noted that in the R-1 District, decks can encroach up to six feet into the rear yard setback, but must not be closer than six feet from a property line. Commissioner Hames discussed the importance of outdoor living space. She believed that the homeowner was bound by the home location and that this was not of his doing. It was her opinion that the homeowner was being penalized for something that was out of his control. Commissioner Lambeth questioned if the porch would be constructed on piers. Senior Planner Bachler reported this was the case. Commissioner Lambeth stated this meant no additional impervious surface area would be added to the property. Senior Planner Bachler clarified that although the porch and deck would be constructed on piers, they would both count as impervious coverage on the property. He noted that the property would still be in conformance with the lot coverage requirements with the proposed addition. Commissioner Zimmerman moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 16-015 for a rear yard setback variance at 1494 Keithson Drive, based on the findings of fact and submitted plans, as amended by the five conditions in the June 8, 2016, Report to the Planning Commission. The motion carried 4-1 (Chair Thompson opposed). B. Planning Case 16-013; CUP Amendment and Variance – Mounds View High School –Public Hearing City Planner Streff stated that Mounds View High School currently operates under a Conditional Use Permit (CUP) that was approved in 1978. Any modification to the original CUP requires that a CUP amendment be processed. The original CUP has been amended from time-to- time as the school and campus have expanded over the past years. In this case, the School District is requesting an amendment to the existing CUP in order to replace the existing scoreboard and press box at the football stadium and to construct a new storage building adjacent ARDEN HILLS PLANNING COMMISSION – June 8, 2016 6 to the baseball field. A variance is also required in this planning case in order for the scoreboard and press box to exceed fifteen (15) feet in height. City Planner Streff explained that Mounds View High School is located in the R-1 Single Family Residential Zoning District, which permits schools as a conditional use, however, any additions to the campus, or amendments to the original CUP must still meet the requirements of the underlying zoning district. City Planner Streff indicated that the Mounds View School District is proposing a Conditional Use Permit (CUP) Amendment and Variance in order make the following improvement to the athletic field complex at their property located at 1900 Lake Valentine Road. 1) Scoreboard – Replace the existing scoreboard that was installed in the 1980s with a new scoreboard from Daktronics. The existing scoreboard is approximately 11-feet in height by 25-feet in width, or 275 square feet in size. The proposed scoreboard to be installed is 12-feet 11-inches in height by 23-feet 11-inches in width, or approximately 309 square feet in size. Both the existing scoreboard and the proposed scoreboard are elevated on posts that are 10-feet above grade. The new scoreboard would be positioned in the same location as the existing scoreboard. Accessory structures are permitted to be up to fifteen (15) feet in height in the R-1 Zoning District. In this case, the scoreboard is considered an accessory structure and the new scoreboard is being proposed at a total height above grade at 22-feet 11-inches. In order for the new scoreboard to be constructed a Variance along with the CUP is required. 2) Press Box – Replace the existing press box located on the “home side” of the football stadium and positioned above the bleachers. The new press box would be 9-feet by 54- feet, or 486 square feet in size. The existing press pox is approximately 9-feet by 30-feet, or 270 square feet in size. Accessory structures are permitted to be up to fifteen (15) feet in height in the R-1 Zoning District. The press box is considered an accessory structure and is being proposed at a total height of 19- feet 4-inches above the grade from the back of the bleachers or 33-feet 4-inches above the grade of the playing field. 3) Accessory Storage Building – Construct a new 20-foot by 20-foot (400 sq. ft.) accessory storage building adjacent to the west side of the baseball field near batting cages on the west side of the field. Accessory structures are permitted to be up to fifteen (15) feet in height in the R-1 Zoning District. The new accessory structure would be 10-feet in height and comparable in design and the materials used on other structures within the athletic field complex. The exterior finish of the structure would largely consist of rock faced block to match the block that was used to construct the dugouts. The structure would have one (1) service door entrance installed along with two (2) 10-foot wide by 8-foot height overhead doors. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 7 Site Data Land Use Plan: Public and Institutional Existing Land Use: Public and Institutional Zoning: R-1: Single Family Residential Current Lot Sizes: 56.34 Acres Topography: The elevation is generally flat and decreases toward the west. City Planner Streff reviewed the surrounding area, the Plan Evaluation, Conditional Use Permit Criteria, and the Variance Evaluation Criteria. City Planner Streff provided the Findings of Fact for review: General Findings: 1. The property at 1900 Lake Valentine Road is located in the R-1 Single Family Residential Zoning District. 2. The applicant is requesting a Conditional Use Permit (CUP) Amendment and Variance in order to install a new scoreboard, press box, and storage building on the athletic field complex. 3. The Variance in this case, is being requested to allow the scoreboard and press box to exceed fifteen (15) feet in height. 4. Mounds View High School operates under a Conditional Use Permit in the R-1 Zoning District. 5. Athletic fields and accessory equipment are permitted under the original CUP for Mounds View High School. 6. The proposed application will not exceed the lot coverage limits for the property. 7. The proposed application meets all setback requirements. Conditional Use Permit Evaluation Findings: 8. The proposed project is not expected to have any significant impact on traffic or parking conditions since no change in the school population is expected. 9. The proposed project will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid, or solid waste. 10. The proposed project will not impact storm water runoff since impervious coverage of the property is not being significantly increased. 11. The proposed project is not expected to have any impacts on school population or density. 12. The proposed project will not impact visual and land use compatibility with surrounding land because of the distance between the athletic field improvements and the nearest residential property. 13. The park dedication fee is not applicable to this application. 14. The proposed project does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. Variance Findings: 15. The proposed project is in harmony with the purpose and intent of the Zoning Ordinance because scoreboards are permitted accessory uses with athletic fields. 16. The proposed project is consistent with Comprehensive Plan because the property in questions is guided for its current and proposed use as a high school. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 8 17. The proposed project is reasonable because scoreboards, press boxes, and accessory structures are addressed in the Code as reasonable uses within educational athletic facilities. 18. The property is unique because of its size, the considerable setback from adjacent properties, and its use as a high school in a residential district. 19. The proposed project will not alter the essential character of the locality. City Planner Streff stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 16-013 for a Conditional Use Permit (CUP) Amendment and Variance in order to install a new scoreboard, press box, and storage building on the Mounds View High School Athletic Field complex located at 1900 Lake Valentine Road. If the Planning Commission recommends approval of this request, staff recommends that the following nine (9) conditions be included with the approval: 1. That 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 and City Council. 2. That the applicant shall continue to abide by all previous agreements and Conditional Use Permits, as amended by the conditions of approval of this application. 3. That a Conditional Use Permit Amendment Agreement shall be prepared by the City Attorney and subject to City Council approval. The CUP agreement shall be signed by the applicant and approved by Council prior to the issuance of any building permits. 4. That a building permit shall be obtained for the proposed improvements to the athletic field complex. 5. That building permits for the proposed improvements shall be issued by June 27, 2017, or an extension shall be requested at least 45 days preceding this deadline. 6. That a minimum of one (1) tree shall be planted within the Mounds View High School property to meet the Zoning Code requirements. Each deciduous tree is required to be a minimum of two and one-half (2.5) caliper inches and coniferous trees are required to be six (6) feet in height. 7. That all building and setback requirements shall be met. 8. That an automatic dimmer module shall be installed to reduce the nighttime light output of the LED lighting of the scoreboard based on ambient light levels. 9. That the sound system being installed within the scoreboard shall meet all applicable standards set by the EPA and MPCA. City Planner Streff 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 Thompson opened the floor to Commissioner comments. Commissioner Zimmerman asked if the existing scoreboard required a variance. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 9 City Planner Streff stated that the most recent scoreboard that was installed at the baseball field required a variance. He stated that the current scoreboard at the football stadium was approved as part of the original approval for the stadium construction. Commissioner Hames understood the height of the new scoreboard would be higher. She asked if the structure holding the sign would be increased in size/height. City Planner Streff described the height differences between the existing and proposed scoreboards in further detail with the Commission. He noted the scoreboard pole height would not be changing. Chair Thompson requested the applicants come forward. Bob Madison, Activities Director at Mounds View High School, appreciated the Commission hearing the school’s request. He asked if the Commission had any comments or questions for him. John Grabow, AIM Electronic and Daktronics representative, introduced himself to the Commission. Eric Myer, Larson Engineering, introduced himself and stated he was working with the school on the press box. Commissioner Hames asked how the scoreboard size and shape was selected. Mr. Madison explained the scoreboard size was limited by cost and indicated he was working to keep the scoreboard as close to the same size as possible. He indicated the scoreboard was smaller than surrounding schools but would meet the needs of the school. Chair Thompson requested further information regarding the LED lighting on the scoreboard. Mr. Madison reported the existing sign had incandescent light bulbs that could no longer be replaced. For this reason, the school was requesting a new scoreboard to meet the changing needs of the stadium. He described how the LED lighting on the scoreboard could be controlled. He stated that Mounds View High School wanted to continue to be a good neighbor. Mr. Grabow discussed the automatic dimming that could occur on the scoreboard for day time and evening hours. He noted there was a manual dimming feature as well. It was noted the lighting analysis was taken by staff with the light at its full capacity. Further discussion ensued regarding the lumen and nit output of the scoreboard. Commissioner Lambeth requested further comment on the sound system. Mr. Grabel explained the sound system would be incorporated and mounted on the top of the scoreboard and was included in the proposed sign height. Commissioner Lambeth asked why a bigger press box was required. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 10 Mr. Madison stated the dynamic of high school sports has changed over the past 30 years. He discussed how students were highly engaged in high school sports. He reported Mounds View had the second smallest press box in the conference. He commented the press, year book students and media had to be turned away from the press box due to its small size. Commissioner Lambeth questioned how the site would be impacted by construction traffic. Mr. Madison expected construction traffic would travel along the gravel path or behind the press box. Commissioner Lambeth requested further information on the construction timeline. Mr. Madison reviewed the construction timeline in detail with the Commission stating work would begin immediately after receiving approval from the City. He wanted to have the scoreboard and press box in place by mid-August. Commissioner Jones inquired what the sign would look like when it was off. Mr. Madison stated the sign could be used as a large message board, noting Mounds View and MV were affixed. He did not anticipate the sign would be used for messages. Chair Thompson questioned if the scoreboard would be used for advertising purposes. Mr. Madison indicated advertising could assist with the cost of the scoreboard, however, the school district was not proposing to have advertisements on the scoreboard. Commissioner Hames asked if the scoreboard would have to be further reviewed if it was used for advertisement in the future. City Planner Streff explained that if small advertisements were conducted during a game, the City would not be concerned, however the scoreboard could not be used to display dynamic display messages or video. Chair Thompson questioned if this sign would be allowed to flash messages. City Planner Streff reviewed the City’s sign ordinance requirements and noted the City of Arden Hills does not allow dynamic display signs. Chair Thompson opened the public hearing at 7:25 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comment Chair Thompson closed the public hearing at 7:26 p.m. Chair Thompson requested a condition be added (Condition 10) stating the sign will not be used to present dynamic display messages or videos. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 11 Commissioner Hames supported this recommendation. Commissioner Zimmerman moved and Commissioner Jones seconded a motion to recommend approval of Planning Case 16-013 for a Conditional Use Permit (CUP) Amendment and Variance in order to install a new scoreboard, press box, and storage building on the Mounds View High School Athletic Field complex located at 1900 Lake Valentine Road, based on the findings of fact, submitted plans, and the nine (9) conditions in the June 8, 2016, Report to the Planning Commission, with an additional condition (Condition 10) that the scoreboard shall not be used as a dynamic sign to display messages or videos. Chair Thompson thanked the school district for working with the neighbors on this project. She anticipated that the noise and sound concerns of the past will be addressed through the new scoreboard and sound system. The motion carried unanimously (5-0). C. Planning Case 16-014; Master PUD and Final PUD Phase 1 – Land O’Lakes – Public Hearing City Planner Streff stated that the Land O’Lakes corporate headquarters has operated in Arden Hills since 1981. The campus operates as a Planned Unit Development originally approved by Conditional Use Permit (CUP), previously known as a Special Use Permit (SUP), in Planning Case 79-004. City Planner Streff explained that the Land O’Lakes campus is comprised of approximately 49 acres and is generally located north of Interstate 694, east of Hamline Avenue North, south of County Road F, and west of Lexington Avenue North. Currently, the site contains two principal buildings situated towards the center of the property: the corporate headquarter building and a research and development building. Between these two facilities, the campus includes 263,800 gross square feet of building space. Additional improvements on the site include a surface parking lot with approximately 931 parking stalls and regional stormwater facilities. The remainder of the property is covered by wooded and open lawn areas. City Planner Streff indicated that the applicant is requesting approval of a major addition to their campus that would allow the company to consolidate their Arden Hills and Shoreview locations into one headquarters facility at their existing Arden Hills property. The proposal includes the construction of a four-story, approximately 155,000 gross square foot office building just to the north of the existing principal buildings. Land O’Lakes is incorporating sustainable best practices into the design of the building and will seek a minimum of LEED Gold certification for the project. Other site improvements would include the expansion of the surface parking lots to provide approximately 1,678 parking stalls and the provision of extensive native landscaping areas to enhance the overall character of the site. City Planner Streff reported that Land O’Lakes currently leases office facilities in Shoreview at the southeast corner of Lexington Avenue North and County Road F. Approximately 900 employees now work at this location and would be relocated to the Arden Hills campus with the completion of the new building. The company estimates that 2,100 employees will work on the ARDEN HILLS PLANNING COMMISSION – June 8, 2016 12 site after consolidation in late 2018. It was noted Planning Case 16-014 includes two separate components: 1. Master Planned Unit Development Amendment 2. Final Planned Unit Development Phase 1 City Planner Streff stated that the Master PUD Amendment request would update the campus master plan. Land O’Lakes will be completing the new office building and site improvements over two phases. Phase I includes the expansion and reconfiguration of the visitor parking lot on the south side of the existing buildings. This phase is expected to be completed by late summer 2016. Phase II would comprise the remaining components of the expansion project, including the new office building and the expansion of the employee surface parking lot on the north side of the buildings. Construction on Phase II is expected to be complete by December 31, 2018. At this time, Land O’Lakes is requesting City approvals for the overall Master PUD and the Final PUD for Phase I of the project. The company expects to submit a Final PUD application for Phase II in June 2016. City Planner Streff commented that 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 expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. City Planner Streff indicated that the first step in the PUD process is the Master PUD, which is a detailed concept plan for the entire development proposal, often outlining individual phases for development over a specified period of time. The second step is the Final PUD for each phase, which is a more detailed review as each development phase moves forward. During the Master PUD stage, the City works with the applicant to set an overall design framework or standard for a proposed development. These standards are then written into a development agreement which generally includes the design standards, a list of conditions, the size of the development, and what, if any, deviations from the underlying zoning district will be permitted. Once the Master PUD is approved, the applicant then creates a development that conforms to the development agreement for each subsequent Final PUD phase. The level of detail is guided by the type and scale of the development as well as the guidance or flexibility within the Zoning Code. Site Data Land Use Plan: I/O Light Industrial and Office Existing Land Use: OFC – Office Zoning: I-1 – Limited Industrial District Current Lot Sizes: 47.37 Acres (2,063,577.7 square feet) Topography: Fairly Flat City Planner Streff reviewed the surrounding area and the Plan Evaluation. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 13 City Planner Streff provided the Findings of Fact for review: General Findings: 1. The applicant is requesting approval of a Master Planned Unit Development (PUD) Agreement & Final PUD for Phase 1 of the Land O’Lakes Corporate Headquarters consolidation plan located at 4001 Lexington Avenue North. 2. Phase 1 of the Land O’Lakes Corporate Headquarters consolidation plan includes the expansion of the south parking lot on the campus and Phase 2 includes the construction of a new four-story office building along with the reconfiguration and expansion of the parking area on the north side of the campus. 3. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 4. The Land O’Lakes property is comprised of 47.37 acres. 5. The Land O’Lakes property is located at 4001 Lexington Avenue North. 6. The Land O’Lakes property is located in the I-1 – Limited Industrial District. 7. The proposed use is a permitted use in the I-1 – Limited Industrial District. 8. The Master Planned Unit Development (PUD) Amendment and Final PUD for Phase 1 are in substantial conformance with the requirements set forth in the City’s Zoning Code and design standards. 9. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant. 10. A traffic study has been completed for the expansion of the Campus and suggests that a 3/4 access be constructed during Phase 1 of the project. 11. The proposed plan is in conformance with the City’s 2030 Comprehensive Plan. The property at 4001 Lexington Avenue North is guided for Light Industrial and Office (I/O). The IO area is designated for a broad range of light industrial uses such as warehousing with manufacturing and office. City Planner Streff stated that based on the submitted plans and findings of fact, staff recommends approval of Planning Case 16-014 for a Master Planned Unit Development (PUD) Amendment & Final PUD for Phase 1 at 4001 Lexington Avenue North. If the Planning Commission recommends approval of this request, staff recommends that the following sixteen (16) conditions be included with the approval: 1. That 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. That the applicant shall obtain a permit within one year of the Final Phase 1 PUD approval or the approval shall expire unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. That the applicant shall apply for a Final Phase II PUD within one year of the approval of the Final Phase 1 PUD or the approval shall expire unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 4. That a Master PUD Agreement and Phase I Development Contract shall be prepared by the City Attorney and subject to City Council approval. The Master PUD ARDEN HILLS PLANNING COMMISSION – June 8, 2016 14 Agreement and Final Phase I Development Contract shall be executed prior to the issuance of any development permits for Phase I. 5. The applicant shall provide a construction phasing plan that includes plans for fire and police access throughout construction, subject to the approval of the Fire Marshall, Public Works Director, and Ramsey County Sheriff prior to the issuance of any development permits. 6. The Developer shall submit a financial surety in the amount of $200,000 for site improvements, including grading, utilities, and paving, prior to the issuance of any development permits. Upon completion of required Developer improvements, and acceptance by the City, the City may reduce the amount of security for the improvements still to be completed. 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 private site improvements stabilized in the event that the Developer defaults on the Master PUD Agreement and Phase I Development Contract. 7. The Developer shall submit a cash escrow for site improvements, including grading, utilities, and paving, in the amount of $20,000 prior to the issuance of any development permits. 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. If at any time during the course of construction on the project the amount in the account is reduced to below $5,000, the Developer shall replenish the account to not less than $20,000. In the event there is a failure to replenish the account in accordance with the terms of the Agreement, the City has the right to withhold the issuance of a Certificate of Occupancy until the deficiency is paid. Upon completion of the project, payment of all outstanding bills and satisfaction of this Agreement, the City shall refund the remainder of the account to the Developer. 8. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The letter of credit shall automatically renew for successive one-year terms unless at least sixty (60) days prior to the next annual renewal date, the issuing bank delivers notice to the City that it intends to modify the terms of, or cancel, the letter of credit. A partial reduction in the letter of credit may be granted by the City in the event that landscaping improvements are installed over successive growing seasons. 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. 9. The Developer shall submit a cash escrow for landscaping improvements in the amount of $15,000 prior to the issuance of any development permits. 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. 10. That the proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 15 11. That the final plans for Phase 1 shall be subject to approval by the City Engineer, Building Official, and Fire Marshal prior to the issuance of a grading and erosion control permit. 12. 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 or other development permits. 13. That upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City for review. 14. That the final Lighting and Photometric Plan for Phase 1 shall be reviewed and approved by the City prior to the issuance of a grading and erosion control permit for Phase 1. 15. That the access onto Lexington Avenue North shall be revised to a 3/4 access to prevent left turns out of the site. A “pork chop” median shall be constructed to prevent the left turns out. That the 3/4 access shall be completed prior to the issuance of any development permits for Phase II of the Master PUD. 16. That the applicant shall conform to all other City regulations. City Planner Streff 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 Thompson opened the floor to Commissioner comments. Chair Thompson requested the applicant and their representatives come forward at this time. Marcia Droege, Land O’Lakes, introduced herself and her team members to the Planning Commission. She thanked the City for their assistance in preparing her request and appreciated the Commission’s consideration. She provided the Commission with a high level overview of the proposed campus expansion. She described the long-term planning that had occurred at Land O’Lakes in order for the corporation to migrate to a single campus in Arden Hills. The principles and business drivers of the Land O’Lakes workplace strategy were discussed. John Slack, Perkins & Will, commented on the complex plan and design for the single campus for Land O’Lakes. He explained the company was extremely tied to their land. He then reviewed the core aesthetic elements that would be included in the building expansions. He reported the proposed project would be completed in phases. The phases were described at length. He provided further comment on the parking available on site. He described the natural area and wetlands on site noting how they had worked to keep the unique wooded look and feel of the site. The landscaping and green belt on the site was discussed. Mr. Slack reviewed the traffic study with the Commission noting Land O’Lakes had worked with the County on the site access plan. The three key recommendations from the plan were described in detail. It was noted an additional access point from the site would be made to County Road F. The courtyard area was described to the Commission. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 16 Commissioner Zimmerman asked if the view of Land O’Lakes from I-694 would be altered. Mr. Slack discussed how the property would be impacted by the proposed campus renovations and noted the site would be heavily landscaped in order to keep the site hidden from the freeway. Commissioner Lambeth questioned when the groundbreaking would occur for the new building. Mr. Slack noted that Land O’Lakes planned to break ground on the new building mid-October to early November of 2016. The parking and restriping plan for the parking lots was reviewed. Commission Lambeth expressed concern with the number of parking spaces that would be lost during construction for staging purposes. Ms. Droege stated Lake O’Lakes was leasing space in Shoreview for additional parking. It was noted a shuttle would be used to get employees from Shoreview to the Arden Hills campus. Commissioner Jones questioned if the two buildings would be connected by underground tunnels or a skyway. Mr. Slack reported the two buildings would have connections on Level 1 and Level 2. Chair Thompson appreciated the detailed plans that were provided by Land O’Lakes. She requested further information on the storm water management plan for this site. Mr. Slack described the storm water management plan in detail with the Commission. He noted this project would be LEED certified and therefore the project would have very high storm water standards. Commissioner Zimmerman asked how snow would be managed on the Land O’Lakes campus. Mr. Slack explained many conversations have occurred regarding snow removal and there may be a need to remove snow from the site. There was a potential that environmentally friendly deicing materials may be used on site. He indicated regional stormwater would be managed on this site and he wanted to be conscience of the chemicals used on site. Chair Thompson opened the public hearing at 8:21 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comment Chair Thompson closed the public hearing at 8:22 p.m. Commissioner Zimmerman moved and Commissioner Hames seconded a motion to recommend approval of Planning Case 16-014 for a Master Planned Unit Development (PUD) Amendment & Final PUD for Phase 1 at 4001 Lexington Avenue North, based on the findings of fact, submitted plans, and the sixteen (16) conditions in the June 8, 2016, Report to the Planning Commission. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 17 Commissioner Hames thanked staff and the Land O’Lakes representatives for providing the Commission with highly detailed reports for this request. Commissioner Lambeth wished the project manager best of luck on this project. Chair Thompson was pleased to see that Land O’Lakes would be expanding and remaining in the City of Arden Hills. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Mayor Grant updated the Planning Commission on City Council activities from the April 25, 2016, City Council Regular Meeting stating the City Council reviewed and approved the Master and Final PUD request for Arden Square at 1160 County Road E (Planning Case 16-003). The City Council included several conditions of approval for modifications to the proposed plans, including the relocation of the monument sign to the east side of the entrance driveway, increasing landscape coverage by approximately 320 square feet, and providing a sidewalk for pedestrian access to the adjacent Arden Plaza property. The Planning Commission reviewed Planning Case 16-003 at their meeting on April 6, 2016, and recommended approval of the Master and Final PUD proposal. Mayor Grant noted that the City Council also approved Planning Case 16-006 for a Sign Standard Adjustment at Scherer Brothers Lumber Company, and Planning Case 16-008 for a Variance at 1865 County Road D. The Planning Commission recommended approval of both of these planning cases at their meeting on April 6, 2016. Mayor Grant explained that at the May 16, 2016, City Council Work Session, the City Council discussed the scope and timeline for the City’s 2040 Comprehensive Plan update. Staff provided an overview of the Metropolitan Council requirements for local comprehensive plan updates and the estimated costs for consulting services. The Planning Commission will be asked to participate in the comprehensive planning process and to provide input on goals, policies, and strategies to help address issues and concerns in the City. Preliminary work on the 2040 Comprehensive Plan is expected to begin in summer 2016. Mayor Grant reported that the City Council also reviewed a draft Zoning Code amendment to the City’s exterior lighting design standards. Staff drafted the amendment based on previous work completed by the Planning Commission on this item in 2014. The proposed amendment focuses on requirements that would limit light trespass across property lights, reduce glare, and restrict high-luminosity light fixtures. The Planning Commission will be asked to review the proposed amendment at a future meeting. ARDEN HILLS PLANNING COMMISSION – June 8, 2016 18 Mayor Grant was pleased to see the Land O’Lakes project moving forward as this was as Fortune 200 Company that was founded in the State of Minnesota over 95 year ago. B. TCAAP Update Mayor Grant reported on May 2, 2016, the Joint Development Authority (JDA) selected the Alatus Development Team to be the TCAAP Master Developer. The team is comprised of Alatus, Inland Development, and Robert Thomas Homes. Since that time, the JDA and City Council have met separately with the Development Team to discuss observations on the TCAAP Redevelopment Code and on how to achieve the Master Plan vision for the site. City and Ramsey County staff and consultants have been meeting regularly with the Development Team to review existing plans and data related to the site, required public improvements, and the TCAAP Redevelopment Code. Commissioner Jones asked if staff had plans available for County Road H. Mayor Grant anticipated that this information was available on the City’s and Ramsey County’s website. Chair Thompson questioned when the market studies would be completed by Alatus. Mayor Grant anticipated this work would be done in the next 60 to 90 days. He noted this information would be reviewed by the JDA on August 1st. C. Planning Commission Comments and Requests Chair Thompson requested each Commissioner forward to staff their availability in order to allow for a quorum of the Commission to be present in July. Commissioner Lambeth questioned if the tax abatement issue had gone away for Land O’Lakes. He believed this project was not being very well received by the public. Further discussion ensued regarding the tax abatement agreement between the City and Land O’Lakes. Mayor Grant commented on the cost if the City was to do nothing and how Arden Hills would be impacted if it were to lose Land O’Lakes. He provided further information on how the Council came to the decision to offer a tax abatement to Land O’Lakes in order to keep this corporate campus and thousands of great jobs in the community. He believed it was a wise move for the City. D. Staff Comments None. ADJOURN ARDEN HILLS PLANNING COMMISSION – June 8, 2016 19 Commissioner Hames moved, seconded by Commissioner Zimmerman, to adjourn the June 8, 2016, Planning Commission Meeting at 8:54 p.m. The motion carried unanimously (5-0). City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-018 - Land O'Lakes - Site Plan Review\Memos_Reports_16-018 Page 1 of 5 MEMORANDUM DATE: July 6, 2016 PC Agenda Item 3.A TO: Planning Commission FROM: Matthew Bachler, Senior Planner SUBJECT: Planning Case #16-018 – No Public Hearing Required Applicant: Land O’Lakes Property Location: 4001 Lexington Avenue North Request: Site Plan Review – Sign Standard Adjustment Requested Action The applicant has requested a Site Plan Review for a Sign Standard Adjustment that would allow for a deviation from the Sign Code for the permit duration, sign copy area, and sign height of a temporary freestanding sign at 4001 Lexington Avenue North. Background 1. Overview of Request: Land O’Lakes has requested a Sign Standard Adjustment through the Site Plan Review process to permit a temporary freestanding sign that would be placed on top of the company’s existing corporate campus sign located along Interstate 694. A deviation from the Sign Code is needed for the permit duration, sign copy area, and height of the proposed sign. The purpose of the installation is to help raise public awareness for the “PolliNation Project” started by Land O’Lakes, which supports pollinator habitats across the country. The temporary sign would feature lettering that spells out “#PolliNation” and a graphic of wildflowers in the background. The dimensions of the sign would be 20 feet in width and 6 feet in height for an area of 120 square feet. The temporary sign would be placed directly on top of an existing 7-foot tall monument sign for an overall installation height of 13 feet. If approved, Land O’Lakes would like to have the sign in place from late July until the end of October 2016. City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-018 - Land O'Lakes - Site Plan Review\Memos_Reports_16-018 Page 2 of 5 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North I/O – Light Industrial and Office I-1 – Limited Industrial District MUI – Mixed Use Industrial OFC – Office ULT – Utility South ROW – Right-of-Way ROW – Right-of-Way ROW – Right-of-Way East I/O – Light Industrial and Office City of Shoreview I-1 – Limited Industrial District City of Shoreview OFC – Office City of Shoreview West HDR – High Density Residential UTL - Utility I-1 – Limited Industrial District R-4 – Multiple Dwelling District MF – Multiple Family ULT – Utility 3. Site Data: Future Land Use Plan: I/O – Light Industrial and Office Existing Land Use: OFC - Office Zoning: I-1 – Limited Industrial District Lot Size: 47.37 Acres (2,063,577.7 square feet) Topography: Fairly Flat Plan Evaluation 1. Section 1250.02 - Temporary On-premise Signs Dimensions Section 1250.02 of the Sign Code regulates the use of temporary on-premise signs. Standards for Sign District 6 apply in this case because the property has frontage on Lexington Avenue north of Interstate 694 and is zoned for industrial use. The Sign Code permits the property to have one temporary freestanding sign not to exceed 22.5 square feet in area or a height of 12 feet. As proposed, the sign would have a copy area of 120 square feet. The temporary sign would be installed on top of the existing Land O’Lakes monument sign facing Interstate 694, which is 7 feet in height. The overall height of the sign installation would be 13 feet. Sign District 6 – Temporary Freestanding Signs Sign Copy Area Total Sign Height Permitted Signage 22.5 square feet 12 feet Proposed Signage 120 square feet 13 feet City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-018 - Land O'Lakes - Site Plan Review\Memos_Reports_16-018 Page 3 of 5 Duration Under the Sign Code, the property is allowed to display a permitted temporary sign for no more than 30 days per calendar year. Land O’Lakes has proposed to have the sign in place from late July to the end of October 2016, or approximately 90 days. 2. Section 1260 - Sign Standard Adjustments 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: 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. The request for a temporary freestanding sign with a greater area and height than what is permitted by the Sign Code is reasonable in order for the sign to be reasonably visible from the adjacent highway. The additional display time requested is also reasonable given the applicant’s goal to raise public awareness about the importance of pollinators to the economy, food security, and environmental health. The proposed design of the sign would be consistent with the architecture and design of the Land O’Lakes corporate campus. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed Sign Standard Adjustment at 4001 Lexington Avenue North meets the criteria in the Sign Code to deviate from the sign regulations and if the proposed temporary on-premise sign would adversely affect the surrounding neighborhood and the community as a whole. Staff offers the following ten findings of fact for consideration: 1. The property at 4001 Lexington Avenue North is located in the I-1 Zoning District and Sign District 6. 2. In Sign District 6, one temporary freestanding sign is permitted up to 22.5 square feet in area and 12 feet in height. The sign may be in place for up to 30 days per calendar year. 3. The proposed sign would measure 20 feet in width and 6 feet in height for an area of 120 square feet. The temporary sign would be installed on top of an existing 7-foot tall monument sign for an overall sign height of 13 feet. City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-018 - Land O'Lakes - Site Plan Review\Memos_Reports_16-018 Page 4 of 5 4. The proposed sign would be displayed from late July until then end of October 2016, or approximately 90 days. 5. Section 1260 of the Sign Code permits deviation from the Sign Code through the Site Plan Review process. 6. Due to the location of the sign installation, adjustments are needed for the proposed sign to be reasonably visible from Interstate 694. 7. The Sign Code regulations on the permit length of temporary signage would limit the applicant’s ability to effectively promote their campaign to raise public awareness about the importance of pollinators to the economy, food security, and environmental health. 8. The sign adjustment will not result in a sign that is inconsistent with the purpose of the I- 1 Zoning District. 9. The sign would not be visible from any residential properties. 10. The sign would not have a negative impact on adjacent properties or the City as a whole because it is consistent with the architecture and design of the Land O’Lakes corporate campus. Staff Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 16-018 for a Sign Standard Adjustment under the Site Plan Review process for the proposed temporary freestanding sign at 4001 Lexington Avenue North. Staff recommends the following five 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 and City Council. 2. The temporary freestanding sign shall not exceed 120 square feet in area and the overall height of the sign installation shall not exceed 13 feet. 3. The applicant shall apply for a Sign Permit prior to the installation of the temporary freestanding sign. 4. The temporary freestanding sign shall be removed by November 1, 2016. 5. The applicant shall maintain the sign in like new condition and repair the sign if it deteriorates during the approved timeline. Options and Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 16-018 for a Site Plan Review for a Sign Standard Adjustment at 4001 Lexington Avenue North, based on the findings of fact and the submitted plans, as amended by the five conditions in the July 6, 2016, Report to the Planning Commission. City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-018 - Land O'Lakes - Site Plan Review\Memos_Reports_16-018 Page 5 of 5 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 16-018 for a Site Plan Review for a Sign Standard Adjustment at 4001 Lexington Avenue North, based on the findings of fact and the submitted plans in the July 6, 2016, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 16-018 for a Site Plan Review for a Sign Standard Adjustment at 4001 Lexington Avenue North, based on the following findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case 16-018 for a Site Plan Review for a Sign Standard Adjustment at 4001 Lexington Avenue North: a specific reason and information request should be included with a motion to table. Notice Although a Site Plan Review does not require a public hearing, a public meeting notice was prepared by the City and mailed to properties within 350 feet of the subject property. Resident Comments Staff has not received any letters, e-mails, or telephone calls from property owners or occupants concerning this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 9, 2016. Pursuant to Minnesota State Statute, the City must act on this request by August 8, 2016 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the applicant, the City may extend the review period beyond the initial 120 days. Attachments A. Land Use Application B. Site and Aerial Maps C. Site Plan and Proposed Sign Plan 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. © Ramsey County Enterprise GIS 1,333.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,333.30666.67 4001 Lexington Avenue North 8,0001: 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. © Ramsey County Enterprise GIS 600.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet600.00300.00 4001 Lexington Avenue North 3,6001: City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 1 of 15 MEMORANDUM DATE: July 6 , 2016 PC Agenda Item 3.B TO: Planning Commission FROM: Ryan Streff, City Planner SUBJECT: Planning Case #16-016 – No Public Hearing Required Applicant: Land O’Lakes Property Location: 4001 Lexington Avenue North Request: Final Planned Unit Development (PUD) Phase 2 Requested Action The applicant is requesting approval of the Final Planned Unit Development (PUD) for Phase 2. In Phase 2 a new four-story office building will be constructed along with the reconfiguration and expansion of the parking area on the north side of the campus. Background/Overview of Request The Land O’Lakes corporate headquarters has operated in Arden Hills since 1981, and operates as a Planned Unit Development (PUD) originally approved in Planning Case 79-004. The original Master PUD was recently amended to include two additional phases of development. The Planning Commission reviewed the Master PUD Amendment and the Final PUD for Phase 1 of the project during their regular meeting on June 8, 2016, and unanimously recommended approval. Following the Planning Commission review, the City Council approved the Master PUD and Final PUD for Phase 1 of the development on June 27, 2016. The following is a list of all known land use requests that have been reviewed by the City for the property: Planning Case Application Request City Council Action 79-004 Special Use Permit PUD – Corporate Campus 5/21/79 – Approved 85-009 Variance Entrance & Monument Signs 8/12/85 – Approved 87-027 Site Plan Review Parking Lot Expansion 8/10/87 – Approved 88-028 Site Plan Review 3,000 sf. Building Addition 8/8/88 – Approved 16-014 Master PUD & Final Phase 1 Master PUD & Phase 1 - Parking 6/27/16 - Approved City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 2 of 15 The Land O’Lakes campus is comprised of approximately 49 acres and is generally located north of Interstate 694, east of Hamline Avenue North, south of County Road F, and west of Lexington Avenue North. Currently, the site contains two principal buildings situated towards the center of the property: the corporate headquarter building and a research and development building. Between these two facilities, the campus includes 263,800 gross square feet of building space. Additional improvements on the site include a surface parking lot with approximately 931 parking stalls and regional stormwater facilities. The remainder of the property is covered by wooded and open lawn areas. 1. Project Description The applicant is requesting approval of a major addition to their campus that would allow the company to consolidate their Arden Hills and Shoreview locations into one headquarters facility at their existing Arden Hills property. The proposal includes the construction of a four-story, approximately 155,000 gross square foot office building just to the north of the existing principal buildings. Land O’Lakes is incorporating sustainable best practices into the design of the building and will seek a minimum of LEED Gold certification for the project. Other site improvements would include the expansion of the surface parking lots to provide approximately 1,678 parking stalls and the provision of extensive native landscaping areas to enhance the overall character of the site. Land O’Lakes currently leases office facilities in Shoreview at the southeast corner of Lexington Avenue North and County Road F. Approximately 900 employees now work at this location and would be relocated to the Arden Hills campus with the completion of the new building. The company estimates that 2,100 employees will work on the site after consolidation in late 2018. Planning Case 16-016 includes the following component: 1. Final Planned Unit Development (PUD) Phase 2 Land O’Lakes will be completing the new office building and site improvements over two phases. Phase I was approved by the City Council on June 27, 2016, and includes the expansion and reconfiguration of the visitor parking lot on the south side of the existing buildings. This phase is expected to be completed by late summer 2016. Phase 2 of the project would consist of the remaining components of the expansion project, including the new office building and the expansion of the employee surface parking lot on the north side of the buildings. Construction on Phase 2 is expected to be complete by December 31, 2018. At this time, Land O’Lakes is requesting City approvals for the Final PUD for Phase 2 of the project. The applicant has submitted a project narrative explaining the proposed Land O’Lakes expansion project in further detail, where flexibility is being requested, and why the overall proposal is within the public interest (Attachment A). A complete plan set (Attachment B) has been City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 3 of 15 submitted for the Final PUD for Phase 2. The submitted plan set includes the site plan, tree preservation & landscaping plan, circulation plan, parking plan, photometric plan, grading plan, utility plans, and proposed building elevations. 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 expected impact of the development. A PUD cannot be used to permit uses that would not otherwise be permitted in the underlying zoning district. The first step in the PUD process is the Master PUD, which is a detailed concept plan for the entire development proposal, often outlining individual phases for development over a specified period of time. The second step is the Final PUD for each phase, which is a more detailed review as each development phase moves forward. During the Master PUD stage, the City works with the applicant to set an overall design framework or standard for a proposed development. These standards are then written into a development agreement which generally includes the design standards, a list of conditions, the size of the development, and what, if any, deviations from the underlying zoning district will be permitted. Once the Master PUD is approved, the applicant then creates a development that conforms to the development agreement for each subsequent Final PUD phase. The level of detail is guided by the type and scale of the development as well as the guidance or flexibility within the Zoning Code. 3. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North I/O – Light Industrial and Office I-1 – Limited Industrial District MUI – Mixed Use Industrial OFC – Office ULT – Utility South ROW – Right-of-Way ROW – Right-of-Way ROW – Right-of-Way East I/O – Light Industrial and Office City of Shoreview I-1 – Limited Industrial District City of Shoreview OFC – Office City of Shoreview West HDR – High Density Residential UTL - Utility I-1 – Limited Industrial District R-4 – Multiple Dwelling District MF – Multiple Family ULT – Utility 4. Site Data: Future Land Use Plan: I/O – Light Industrial and Office Existing Land Use: OFC - Office City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 4 of 15 Zoning: I-1 – Limited Industrial District Lot Size: 47.37 Acres (2,063,577.7 square feet) Topography: Fairly Flat Plan Evaluation 1. Chapter 13, Zoning Regulations Review As noted, this project is being reviewed through the Planned Unit Development (PUD) process. The following sections review the project based on the I-1 Limited Industrial District and general regulations and notes where flexibility is being requested. Section 1320 – District Provisions (I-1 Limited Industrial District) A. Lot Area – Meets Requirements The existing lot is 47.37 acres or approximately 2,063,577.7 square feet in size. The Zoning Code requires a minimum lot size of 30,000 square feet in the I-1 Limited Industrial District. B. Lot Dimensions – Meets Requirements The Code requires parcels within the I-1 Limited Industrial District to have a street frontage of at least 100 feet and a lot depth of at least 130 feet. Lot frontage is measured at the minimum front yard setback, which allows buildings to be constructed on a radius, such as on a cul-de-sac or curve. This lot has approximately 1,530 feet of street frontage along County Road F West, 545 feet of street frontage along Lexington Avenue North, and an overall lot depth of approximately 1,160 feet. C. Building Coverage and Landscaped Lot Area – Meets Requirements Within the I-1 Limited Industrial District the City Code permits maximum structure coverage up to 30%, a minimum landscaping coverage of 35%, and a total maximum impervious coverage of 65%. As indicated, site improvements to be completed during Phase 2 of the project include the construction of a 4-story office building with a footprint of 50,444 along with the expansion of the north parking area on the property. With the completion of Phase 2, the property would have structure coverage of 8.07%, landscaping coverage of 57.25%, and a total impervious coverage of 42.75%. Permitted Existing Phase 1 Proposed Phase 2 Structure Coverage 30% Max. 5.62% --** 8.07% City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 5 of 15 (619,073 sf) (116,109 sf) (166,553 sf) Landscaping Coverage 35% Min. (722,252 sf) 71.55% (1,476,507 sf) 64.36% (1,328,119 sf) 57.25% (1,238,490 sf) Total Impervious Coverage* 65% Max. (1,341,325 sf) 31.39% (647,833 sf) 35.64% (735,497 sf) 42.75% (882,142 sf) *Total impervious coverage includes the building coverage. **No new structures will be constructed with Phase 1. ***Phase 2 proposes a new 4 story office building with a footprint of 50,444 square feet. ****The lot is 47.37 acres or 2,063,577.7 square feet. D. Floor Area Ratio (FAR) – Meets Requirements The FAR is the sum of the gross horizontal area of all floors of a building as measured in square feet from the exterior sides of the exterior walls, but not including covered porches; decks; any space where the average floor-to-ceiling height is less than six feet; attached or detached garages; and other detached accessory structures. FAR is calculated by dividing the sum of all gross horizontal floor areas by the square footage of the lot. Within the I-1 – Limited Industrial District, properties are permitted a total FAR of up to 60%. Phase 2 of the project proposes a new four (4) story office building with an additional 155,000 square feet. When Phase 2 of the project is completed and combined with the existing square footage on the property, a total FAR of 20.3% is proposed with approximately 418,800 square feet of floor area. Permitted Existing Phase 1 Proposed Phase 2 Total FAR 60% 12.78% --* 7.51% 20.3% Square feet 263,800 --* 155,000 418,800 *No new structures will be constructed with Phase 1. **The lot is 47.37 acres or 2,063,577.7 square feet. E. Building Height – Flexibility Requested The maximum building height within the I-1 – Limited Industrial District Zoning District is thirty-five (35) feet. In this case, flexibility in building height is being requested for Phase 2 of the project as the new office building is proposed at fifty-six (56) feet in height. The original PUD that was approved in 1979 permitted the east building to be constructed at a height of fifty-six (56) feet and part of the west building to be constructed at fifty (50) feet in height. Zoning Code Existing Phase 1 Proposed Phase 2 Building Height 35’ 56’ --* 56’ *No new structures will be constructed with Phase 1. The applicant is also requesting flexibility in the height of roof-mounted mechanical equipment. The Zoning Code states that roof-mounted mechanical equipment shall be City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 6 of 15 excepted from the height limitations if the enclosures do not extend more than 12 feet above the roof upon which they are located. The proposed mechanical equipment installation on the new office building would be 14-feet 8-inches above the roof line. The applicant is proposing to install a mechanical equipment screen (Attachment B page A20-01) to match the building in order to screen the equipment from public view. Zoning Code Phase 1 Proposed Phase 2 Roof-Mounted Equipment Height 12’ --* 14’ 8” *No new structures will be constructed with Phase 1. F. Setbacks – Meets Requirements The minimum building setbacks in the I-1 – Limited Industrial District include a 55 foot front yard setback, 20 foot rear yard setback, 20 foot side yard setbacks, and a 50 foot side yard corner setback where applicable. As proposed, the new 4-story office building in Phase 2 will meet all setback requirements. Permitted Existing Phase 1 Proposed Phase 2 Front Yard Setback 55’ 400’ --* 390’ Rear Yard Setback 20’ 436’ --* 436’ Side Yard Setback (East) 20’ 103’ --* 103’ Side Yard Setback (West) 20’ 561’ --* 561’ Side Yard Corner (East) 50’ 619’ --* 619’ *No new structures will be constructed with Phase 1. Section 1325 – General Regulations A. Tree Preservation – Meets Requirements The applicant submitted a Tree Survey and Tree Replacement Plan as part of their tree preservation and mitigation requirements (Attachment B page L04-07D). The following table outlines these numbers and the additional requirements of the tree preservation ordinance pertaining to tree removal and tree mitigation regulations. Development of the site as proposed in the Master PUD requires extensive tree removal. The applicant has stated their intent to expand the Land O’Lakes Campus in such a way that preserves as many high quality trees as possible, knowing that many of the significant trees will have to be removed in order for the property to accommodate the expansion of the Campus. Based on the proposed tree removal for both phases of the project, the City’s Tree Preservation Ordinance requires 2,709 caliper inches of tree plantings. At this time, the application is proposing a total of 2,728 caliper inches or 780 trees. City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 7 of 15 Caliper Inches Number of Trees Approved Phase 1 Proposed Removal 782 75 Trees Preserved 30,854 2,473 Proposed Phase 2 Proposed Removal 7,800 564 Trees Preserved 23,054 1,819 Entire Site Existing Significant Trees 31,636 2,548 10% Permitted Removal 3,164 255 Proposed Removal 8,582 729 Total Trees Preserved 19,890 1,564 Replacement Trees Required* 2,709 --** Replacement Trees Proposed 2,728 780 * Replacement trees are calculated by subtracting the ten percent permitted removal from the proposed removal and dividing by two. ** The number of trees required may vary depending on the size of the trees planted by the developer. City Code requires a certain number of caliper inches to be planted. If larger trees are planted then fewer trees would be required. A variety of trees species and tree sizes are proposed to be planted during Phase 2 of construction. The proposed trees plantings consist of Red Maple, Sugar Maple, Ironwood, Common Hackberry, Quaking Aspen, White Oak, Northern Pin Oak, Bur Oak, Northern Red Oak, Basswood, and Prairie Expedition Elm. B. Perennials and Shrubberies – Meets Requirements The City Code requires that at least ten (10) percent of the total landscaped area be covered with perennials and/or shrubbery. With the completion of Phase 2 of the project, a total of 225,395 square feet or 18.19% of the landscaped area will be covered by perennials and shrubberies. Zoning Code Phase 1 Proposed Phase 2 Total Percent (%) of Plantings 10% Min. 2.98% 14.99% 18.19% Square feet of Plantings -- 39,632 185,763 225,395 sf. Total Landscaped Area -- 1,328,119 sf. 1,238,490 sf. 1,238,490 sf. C. Planting Islands – Flexibility Requested At least ten (10) percent of a parking and driving area must be occupied by planting islands that are at least 150 square feet in size and have at least one tree. Phase 2 of the project proposes that after the expansion and reconfiguration of the north parking lot, 7.62 percent of City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 8 of 15 the total parking and driving areas on the property will be occupied by planting islands. In this case, the applicant is requesting flexibility to reduce the amount of planting islands to 7.62 percent. Zoning Code Phase 1 Proposed Phase 2 Total Percent (%) of Planting Islands 10% Min. 14.89% 5.9% 7.62% Square feet of Planting Islands 63,494 18,172 30,240 48,412 Square feet of Parking Lot -- 122,054 512,886 634,940 D. Off Street Parking Spaces – Meets Requirement The number of parking stalls required by the City Code is determined based on the type of land use proposed for a site. In this case, Land O’Lakes is classified as an office use and is required to provide one (1) parking space for each 250 square feet of gross floor area. With the proposed construction of the new 155,000 square foot four (4) story office building in Phase 2, a total of 1,676 parking spaces are required by the Code for the entire site. In this case, the applicant is proposing that an additional 519 parking spaces be constructed on the north side of the campus for a total of 1,677 parking spaces within the site. With the approval of Phase 1 by the City Council on June 27, 2016, the applicant was permitted to expand the south parking lot to 267 parking spaces. In Phase 2 the applicant is also requesting 461 proof-of-parking spaces be provided on the west side of the site for future expansion (Attachment B page L04-10). A Site Plan Review application would be required by the Planning Commission and City Council in order for the proof-of-parking to be constructed in the future. Building Square Feet Parking Ratio Required Parking Existing/Proposed Parking Existing Office 263,800 1 per 250 sq. ft. 1,056 931 (North Lot = 891) (South Lot = 40) Approved Phase 1* Office 263,800 1 per 250 sq. ft. 1,056 267 South Parking Lot (Increase of 227) Proposed Phase 2** Office 155,000 1 per 250 sq. ft. 620 1,410 North Parking Lot (Increase of 519) Proof of Parking (POP) 461 Total Proposed 418,800 1 per 250 sq. ft. 1,676 1,677 Proposed with POP 2,138 City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 9 of 15 *No additional building square footage will be constructed during Phase 1. **With the building construction in Phase 2 an additional 620 parking spaces are required by the City Code. E. Area and Dimensions of Each Parking Space – Meets Requirements The Zoning Code requires individual parking stalls to be at least 9 feet in width and 18 feet in length. All parking stalls shown on the Site Plan conform to this standard. F. Location of Parking Spaces – Meets Requirements Off-street parking stalls must be located at a minimum of 20-feet from the public right-of- way line and 5-feet from any side or rear property lines. With the proposed expansion of the north parking lot in Phase 2, no parking spaces would encroach into the setback requirements for parking lots. The Site Plan (Attachment B page L04-04) indicates a parking lot setback of 28-feet 9-inches from the right-of-way/property line and 191-feet from the side property line. 2. Chapter 12, Sign Code Review A. Freestanding Signage – Flexibility Requested The Land O’Lakes property is located in Sign District 6, where each property is allowed one freestanding monument sign measuring up to 45 square feet in area not to exceed 12 feet in height. However, since the property fronts three (3) public streets, two additional freestanding monument signs are permitted, one for each adjacent street. The additional freestanding monument signs are allowed a sign copy area of 22.5 square feet each. Currently, the site has three (3) existing freestanding monument signs, one along Interstate 694, one along Lexington Avenue North and the other along County Road F West. In this case, the applicant has proposed to move the existing non-conforming sign along County Road F West to the new “Employee Entrance” across from Innovation Way (Attachment B page L04-11). Flexibility is being requested in order to move the existing non-conforming sign to the new entrance location along County Road F West. 3. Chapter 11, Subdivision Code A. Park Dedication Section 1130.08 of the Subdivision Code (Public Use Dedications) states that the City may require as a condition of approval for a Planned Unit Development the dedication of land, or payment in lieu, and park improvement fees if it is determined the project will result in an increased demand for park land or improvements. Park dedication fees were not required as City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 10 of 15 part of the Master PUD Amendment or Final PUD for Phase 1. If it is determined that park dedication fees are required in conjunction with Phase 2 of the project, these fees will be negotiated by the City Council. Staff is currently working the City Attorney and the City’s financial advisor to determine the expected impact of the development on the City’s park system. In establishing the amount required the City is to take into consideration previous payments or dedications for park purposes. As a condition of approval for the PUD approval in Planning Case 79-004, Land O’Lakes was required to pay a park dedication fee in the amount of $151,981.10. 4. Traffic Study A traffic study for the proposed expansion of the Land O’Lakes Campus was completed by SRF Consulting and can be reviewed in Attachment E. On page 22 and 23 of the report a summary and conclusions section has been provided, where recommendation #9 discusses potential improvements with regard to site access from County Road F West related to Phase 2 of the project. The traffic study was submitted to the Ramsey County Traffic Engineer for review, their comments for both Phase 1 and Phase 2 of the Master PUD can be reviewed in Attachment D. 5. Tax Abatement On April 11, 2016, the City Council approved an Abatement Contract with Land O’Lakes to facilitate the company’s plans for the corporate headquarters consolidation. Under the terms and conditions of the Contract, Land O’Lakes must complete certain minimum improvements including the construction of a 145,000 square foot office building expansion. As proposed, the Final PUD for Phase 2 includes a new 155,000 square foot office building, therefore, meeting the requirement of the Abatement Contract. 6. Additional Review A. Building Official, City Engineer, and Fire Marshal The Building Official, City Engineer, and Fire Marshal have reviewed the submitted Plans for Phase 2 of the development. Their comments have been provided in Attachment D. The majority of these comments have been corrected within the updated plan set. All final building plans will be subject to the Building Official and Fire Marshal’s approval prior to the issuance of any permits for development. All final grading and utility plans will be subject to the approval by the City Engineer prior to the issuance of any development permits. City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 11 of 15 B. Ramsey County Review Ramsey County has reviewed the plans for the expansion of the Land O’Lakes Campus. The comments from the Ramsey County Traffic Engineer for both Phase 1 and Phase 2 of the Master PUD can be reviewed in Attachment D. Their comments have been addressed within the updated plan set. C. Rice Creek Watershed District The RCWD is in the process of conducting their review of the proposed Land O’Lakes project located at 4001 Lexington Avenue North. The applicant along with the City has been coordinating with the RCWD on this project and expects to have conditioned approval from the RCWD before Phase 2 proceeds to the City Council for review. Findings of Fact: Staff offers the following twelve (12) findings of fact for this proposal: General Findings: 1. The applicant is requesting approval of a Final Planned Unit Development (PUD) for Phase 2 of the Land O’Lakes Corporate Headquarters consolidation plan located at 4001 Lexington Avenue North. 2. The approved Master PUD Amendment for the land O’Lakes Corporate Headquarters consolidation and expansion project includes two (2) phases of development. 3. As approved by the City Council, Phase 1 of the Master PUD includes the expansion of the south parking lot on the campus. 4. The proposed Phase 2 includes the construction of a new four-story office building along with the reconfiguration and expansion of the parking area on the north side of the campus. 5. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a developer. 6. The Land O’Lakes property is comprised of 47.37 acres. 7. The Land O’Lakes property is located in the I-1 – Limited Industrial District. 8. The proposed use is a permitted use in the I-1 – Limited Industrial District. 9. Phase 2 of the approved Master PUD Amendment is substantial conformance with the requirements set forth in the City’s Zoning Code and design standards. 10. Where the plan is not in conformance with the City’s Zoning Code, flexibility has been requested by the applicant. 11. A traffic study has been completed for the expansion of the Campus. 12. The proposed plan is in conformance with the City’s 2030 Comprehensive Plan. The property at 4001 Lexington Avenue North is guided for Light Industrial and Office (I/O). City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 12 of 15 The IO area is designated for a broad range of light industrial uses such as warehousing with manufacturing and office. Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 16-016 for a Final Planned Unit Development (PUD) for Phase 2 at 4001 Lexington Avenue North. If the Planning Commission recommends approval of this request, staff recommends that the following twenty-two (22) conditions be included with the approval: 1. That 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. That the applicant shall obtain a building permit within one year of the Final Phase 2 PUD approval or the approval shall expire unless extended by the City Council prior to the approval’s expiration date. Extension requests must be submitted in writing to the City at least 45 days prior to the expiration date. 3. That the Final PUD - Phase 2 Development Contract shall be prepared by the City Attorney and subject to City Council approval. The Final PUD - Phase 2 Development Contract shall be executed prior to the issuance of any development permits. 4. The applicant shall provide a construction phasing plan that includes plans for fire and police access throughout construction, subject to the approval of the Fire Marshall, Public Works Director, and Ramsey County Sheriff prior to the issuance of any development permits. 5. The Developer shall submit a financial surety in the amount of $200,000 for site improvements, including grading, utilities, and paving, prior to the issuance of any development permits. Upon completion of required Developer improvements, and acceptance by the City, the City may reduce the amount of security for the improvements still to be completed. 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 private site improvements stabilized in the event that the Developer defaults on the Final PUD - Phase 2 Development Contract. 6. The Developer shall submit a cash escrow for site improvements, including grading, utilities, and paving, in the amount of $20,000 prior to the issuance of any development permits. 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. If at any time during the course of construction on the project the amount in the account is reduced to below $5,000, the Developer shall replenish the account to not less than $20,000. In the event there is a failure to City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 13 of 15 replenish the account in accordance with the terms of the Agreement, the City has the right to withhold the issuance of a Certificate of Occupancy until the deficiency is paid. Upon completion of the project, payment of all outstanding bills and satisfaction of this Agreement, the City shall refund the remainder of the account to the Developer. 7. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of any development permits. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank. The letter of credit shall automatically renew for successive one- year terms unless at least sixty (60) days prior to the next annual renewal date, the issuing bank delivers notice to the City that it intends to modify the terms of, or cancel, the letter of credit. A partial reduction in the letter of credit may be granted by the City in the event that landscaping improvements are installed over successive growing seasons. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Final PUD - Phase 2 Development Contract. 8. The Developer shall submit a cash escrow for landscaping improvements in the amount of $15,000 prior to the issuance of any development permits. 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. 9. That the proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. 10. That the final plans for Phase 2 shall be subject to approval by the City Engineer, Building Official, and Fire Marshal prior to the issuance of a grading and erosion control permit. 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 or other development permits. 12. That upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City for review. 13. That the final Lighting and Photometric Plan for Phase 2 shall be reviewed and approved by the City prior to the issuance of a grading and erosion control permit for Phase 2. 14. That the existing employee entrance sign shall be moved from the east entrance along County Road F to the new main entrance across from Innovation Way. The sign shall meet all applicable setback requirements. 15. That the main entrance to the site at County Road F West and Innovation Way shall be constructed as a signalized intersection in order to meet the peak hour traffic volumes. Final plans for this improvement shall be approved by Ramsey County and the City Engineer. Required intersection improvements shall be substantially City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 14 of 15 completed prior to the issuance of a Final Certificate of Occupancy for the Phase 2 office building. 16. That the developer shall construct or pay for the construction of the intersection improvements at County Road F West and Innovation Way or a reduced percentage of the cost if the City is successful in recovering assessments or other financial payments from other benefitting properties. 17. That the western access along County Road F West to the site shall be constructed as a 3/4 access in order to prohibit left-turn maneuvers from the site. Final plans for this improvement shall be approved by Ramsey County and the City Engineer. The Developer shall construct or pay for the construction of a right turn lane on County Road F West into the western access, if required by Ramsey County. If such improvement is required, it shall be completed prior to the issuance of a Final Certificate of Occupancy for the Phase 2 office building. The western access may maintain “full access” status until the Final Certificate of Occupancy is issued. 18. That the eastern access along County Road F West to the site shall be constructed as a 3/4 access in order to prohibit left-turn maneuvers from the site. Final plans for this improvement shall be approved by Ramsey County and the City Engineer. 19. That the eastern access along County Road F West shall be for deliveries purposes only. Access to the main parking lot through the east access point shall be provided for emergency vehicles only. This access shall not be used as an employee entrance. Final plans for this improvement shall be approved by Ramsey County and the City Engineer. 20. That roof-mounted mechanical equipment shall be screened from public view. 21. That the final plan for both Phase 1 and Phase 2 of the project shall be revised to meet the standards as outlined by the City Engineer in the memo dated June 27, 2016. 22. That the applicant shall conform to all other City regulations. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 16-016 for a Final Planned Unit Development (PUD) for Phase 2 at 4001 Lexington Avenue North, based on the findings of fact, submitted plans, and the twenty-two (22) conditions in the July 6, 2016, Report to the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 16- 016 for a Final Planned Unit Development (PUD) for Phase 2 at 4001 Lexington Avenue North, based on the findings of fact and the submitted plans in the July 6 , 2016, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 16-016 for a Final Planned Unit Development (PUD) for Phase 2 at 4001 Lexington Avenue North, based on the following findings of fact….. City of Arden Hills Planning Commission Meeting for July 6, 2016 P:\Planning\Planning Cases\2016\PC 16-016 - Land O'Lakes - Final PUD Phase 2\Memos_Reports_16-016 Page 15 of 15 4. Table: Motion to table Planning Case 16-016 for a Final Planned Unit Development (PUD) for Phase 2 at 4001 Lexington Avenue North: a specific reason and/or information request should be included with a motion to table. Public Notice A public hearing notice was mailed to all properties within 1,000 feet of the subject property and published in the Shoreview-Arden Hills Bulletin on June 22, 2016. Resident Comment Staff has not received any letters, e-mails, or telephone calls from property owners or residents in regards to this planning case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 6, 2016. Pursuant to Minnesota State Statute, the City is required to act on this request by August 4, 2016, (60 days), unless the City provided the petitioner with written reasons for an additional 60-day review period. Attachments A. Project Narrative B. Development Plan Set C. Colored Renderings & Building Elevations D. Comments E. Traffic Study F. PUD Site Plan G. Aerial Site Map Land O’Lakes Final Planned Unit Development (PUD) Phase 2 Narrative Name of Project: Land O’Lakes Corporate Headquarters Consolidation Location of Project and assigned site address: The project site is located south of County Road F, west of Lexington Avenue North, north of Interstate Highway No. 694, and east of Hamline Avenue North. The site is approximately 47.37 acres and contains two corporate campus buildings, surface parking lot areas, wooded areas, open lawn areas and regional stormwater facilities. Address: Marcia Droege Director, Real Estate & Facilities 4001 Lexington Avenue North Arden Hills, MN 55126 Name and Address of owner/developer: Land O’Lakes, Inc. Attn: Marcia Droege, Director of Real Estate & Facilities 4001 Lexington Avenue N Arden Hills, MN 55126 Nature of Applicant’s Interest Land O’Lakes intends to consolidate their Arden Hills and Shoreview locations into one campus headquarters at their existing Arden Hills property. The consolidation will include construction of a new four-story corporate office building of approximately 155,000 gross floor area and related site improvements. The new corporate building and site will be designed with sustainable best practices and will seek a minimum of LEED-NC 2009 Gold certification. The site parking lot will be reconstructed to provide approximately 1677 parking stalls. Native landscaping proposed with this project will enhance the overall character of the existing site, as well as establish overall management standards to improve the quality of the existing native plant communities. The consolidation will bring approximately 900 employees currently located at the Shoreview site onto the Arden Hills campus. The estimated employee count after the consolidation in late 2018 will be approximately 2100 employees. Also included in the project is the renovation of approximately 138,000 square feet in the existing Arden Hills corporate building. The renovation will include the expansion of the corporate cafeteria/conference (approximately 20,000 sf.), reconfiguration of the loading dock area (approximately 11,000 sf.) and renovation of office areas (approximately 107,000 sf.) based on new workplace strategies. Existing Site and Past Approvals The project site contains two existing corporate campus buildings, surface parking lot with approximately 931 parking stalls, approximately 22.7 acres of wooded area (approx. 31,636 cal. Inches of trees on site), open lawn areas and regional stormwater facilities. The following are descriptions of the existing uses on site: 1. Land O’Lakes east Headquarter building: Four story building, 56’ in height, with a total of 201,300 gross floor area. 2. Land O’Lakes Research and Development building: Two story building, 28’ feet in height, with the exception of a 3,000 sq. ft. element that will be 50 feet tall, and approximately 62,500 gross floor area. It should be noted that Land O’Lakes does not own the small triangular parcel (south-east corner of the Land O’Lakes site) at the north-west corner of the intersection of Lexington Avenue N. and the on-ramp for Highway 694 west. This parcel is owned by Roger J. Reiling and his trust. Past Approvals In 1979, the City of Arden Hills approved a Special Use Permit – Case No. 79-4 for the original PUD plan for the Land O’Lakes corporate headquarters site. A list of all of the processed planning cases for the project site are identified below: 1. Special Use Permit Agreement & Planned Unit Development: Planning Case 79-004 2. Variance – Entrance and Monument Signs: Planning Case 85-009 3. Site Plan Review – Parking Lot Expansion: Planning Case 87-027 4. Site Plan Review – Building Addition: Planning Case 88-028 5. Master PUD Amendment – Master PUD – Two Phased Development: Planning Case 16-014 Development Concept The overall design concept for the corporate headquarters consolidation project is based on the strong commitment that Land O’Lakes has to building strong communities, creating enduring livelihoods and being effective stewards of natural resources. The company has a strong track record working with its public and private partners to address everything from water quality and soil conservation to pollinator health. For this project, Land O’Lakes would like to reinforce these core values by constructing a new corporate building and related site improvements that is driven by best sustainable design practices and reinforces their strong commitment to land stewardship. The proposed new four-story corporate building will be approximately 155,000 gross floor area. The first floor of the building includes reception space, credit union, childcare area, medical clinic, corporate workout facilities, a flexible meeting space and conference center and support functions. The upper three floors will include employee office/work/meeting space. The proposed building will be oriented on an east-west access directly to the north of the existing buildings, in what is the current drop-off and parking lot The primary entrance to the proposed building will be located on the north side of the building facing County Road F. and adjacent to a new vehicle drop-off. A secondary entrance is located at the west end of the building and also on the south side of the building facing a proposed central courtyard. Site Parking Based on the overall 418,800 gross floor area of the proposed and existing buildings on the site, and the City zoning requirements of 1 stall per 250 GSF, we have determined that approximately 1,676 vehicle parking spaces will be required to support the project. The current north parking lot (Phase 2) on the site will be completely reconstructed to include 1410 parking stalls. Approximately 25 parking stalls will be designated for handicapped accessible stalls, 20 parking stalls for preferred parking, 10 stalls for motorcycle parking and 15 stalls for daycare drop-off. To facilitate the required number of parking stalls on the site, the north parking lot will be expanded to the west and impact the existing wooded area. Approximately 729 total trees will be removed from the entire project site (Phase 1 and 2), which includes approximately 620 trees from the west wooded area. The total cal. inches of the trees to be removed on the entire project site is approximately 8582 cal. inches. Based on the necessary tree removal, approximately 2709 cal. inches of trees will need to be remediated. See attached spreadsheet for tree species, sizes and quantities that will be impacted. The south parking (Phase 1) lot will be partially reconstructed to include 267 parking stalls, including 7 parking stalls designated for handicapped accessible stalls. A majority of the drop-off will remain intact including the hardscape and landscaping existing within the center island. Site Traffic and Circulation See Land O’Lakes Expansion Traffic Study Update prepared by SRF Consulting Group for recommendations. Site Landscaping The concept plan for the overall site landscaping is based on the desire to reinforce the natural beauty and character of the site. A native plant palette will be utilized for the proposed site improvements and enhance the native plant communities that exist on the site. An east-west vegetated woodland buffer will be created at the front of the building to connect the western wooded area to the east of the site. The vegetated woodland buffer will include a lighted pedestrian trail to connect all of the parking areas on the north side of the building to the main building entrance. Identified below are percentages for site landscape areas (all percentages include existing plant credits): 1. Overall existing landscape coverage on the entire campus site (47.37 acres) is approximately 71.55% of the total site area. 2. Phase 1 (South Parking Lot) proposed landscape coverage is approximately 69.18% of the total area. 3. Phase 2 (North of existing buildings) proposed landscaping is approximately 57.25% of the total area. A new central courtyard of approximately 50,900 sf will be created as a part of the project. The courtyard will be located in the space that is created between the new and existing buildings. The central courtyard will be a flexible programmable space that will include a variety of meeting, dining and seating areas. The courtyard will be designed to include hardscaped and landscaped areas. Over story canopy trees will provide shaded areas for small informal gatherings, while open hardscaped plaza areas will provide areas for connectivity and larger gatherings. An outdoor playground of approximately 8,000 sf will be included to support the childcare functions. The playground will be designed to support use of children form the age of 3-12 years. The playground will include structured seating, resilient surfacing, native landscaping and other playground amenities. The playground will incorporate a fence along the western edge to secure the playground area from the adjacent corporate plaza space. In addition to the new outdoor amenity spaces, approximately 1,500 lf of new woodland trails are being proposed to be added to the wooded area on the western edge of the site. This is in addition to the approximate 1200 lf of new sidewalks proposed for the site to allow for circulation form parking areas to the individual buildings. Building Materials The materials for the proposed new building on the Land O’Lakes Headquarters Campus will use the same palette as the existing headquarters building. In the current building, service areas are clad in brick – a mix of Medium Ironspot 77 from Edicott Clay Products and Copperstone from Interstate Brick, the workplace areas are clad in a mix of dark-framed curtain wall with tinted glazing and dark-colored textured metal panels that match the curtain wall frames, and the entry area is a double-height glazed area set against the brick volume. The proposed building will use essentially the same materials, also in a way that clearly communicates the organization of the building. The ground floor (Level 02) of the new building is functionally a floor of amenities – meeting areas, childcare, fitness, café, etc. - and will be clad in the exact same brick mix as the existing building – the same colorways are still available from the original manufacturers. This brick will extend beyond the upper floors of the building to the brick face of the existing building, directly tying the two buildings together. The upper three floors (Levels 03, 04 & 05) will be primarily workplace, and will be clad in dark-colored metal panels – a warm, deep gray – with large curtain wall openings. Winding between these two volumes – the brick base and the metal and glass upper – is a continuous ribbon of curtain wall – structurally glazed (no expressed mullions) with very clear glass – that creates the entry areas and indicates the most public, collaborative spaces in the building. Loading Dock/Delivery Area The loading dock area located on the north end of the current corporate building will be reconfigured to provide one additional semi-truck loading dock, and a relocated trash compactor and recycling container area. Current vehicular circulation in the delivery area will be maintained to support the expanded loading dock functions. Compliance with Current City of Arden Hills Zoning Code The proposed consolidation project is consistent with the adopted City of Arden Hills Comprehensive Plan and previously approved PUD - Case No. 79-4 for the project site. The current zoning for the existing and surrounding sites is I-1 Limited Industrial District. All of the defined uses in the proposed project (credit union, childcare facility (over 10), medical clinic, and corporate workout facilities) are permitted uses within the district. Based on the surrounding zoning, the proposed consolidation project is visually compatible with adjacent land uses and does not impact the surrounding sites in a negative manner. The proposed Land O’Lakes Corporate Headquarters Consolidation project will exceed the current City of Arden Hills zoning requirements in numerous ways. Some of the specific zoning code requirements that will be exceeded include the following: 1. Currently within the I-1 Limited Industrial District there are no requirements for indoor/outdoor bicycle storage. We are currently proposing 32 outdoor bicycle parking spots and have a design option for an additional 20 indoor bicycle parking spots. 2. Our proposed landscape for Phase 1 and 2 improvements is approximately 16.79% of the total site which exceeds the City requirement of 10%. Total Sq. Ft. of plantings is 212,999 sf. and the total landscaped area is 1,238,490 sf. 3. The project will meet or exceed Building and Landscape Lot Area coverage. Permitted Existing Phase 1 Proposed Phase 2 Structure Coverage 30% Max. (619,073 sf) 5.62% (116,109 sf) --** 8.07% (166,553 sf) Landscaping Coverage 35% Min. (722,252 sf) 71.55% (1,476,507 sf) 64.36% (1,328,119 sf) 57.25% (1,238,490 sf) Total Impervious Coverage* 65% Max. (1,341,325 sf) 31.39% (647,833 sf) 35.64% (735,497 sf) 42.75% (882,142 sf) *Total impervious coverage includes the building coverage. **No new structures are being constructed with Phase 1 of the project. The Master PUD and Phase 2 of the project suggests a new 4 story office structure with a footprint of 50,444 square feet. ***The lot is 47.37 acres or 2,063,577.7 square feet. 4. The project will meet or exceed tree requirements related to building height (4 stories) a. 34% (263/780) trees 3.5” to 4” cal. Inches b. 32% (249/780) trees 4.5” to 6” cal. Inches 5. The project will meet or exceed tree requirements related to tree replacement requirements. FINAL PUD SUBMITTAL Cal. Inches Number of Trees PHASE 1 Proposed Removal 782 75 Trees Preserved (Total minus Phase 1) 30854 2473 PHASE 2 Proposed Removal 7800 654 Trees Preserved (Total minus Phase 1 and 2) 23054 1819 ENTIRE SITE Existing Significant Trees 31636 2548 10% Permitted Removal 3164 255 Proposed Removal 8582 729 Total Trees Preserved 19890 1564 Replacement Trees Required 2709 TBD Replacement Trees Proposed 2728 780 6. Environmental Conservation and Sustainability a. Per Ordinance 1325.05 Subsection 8 – Additional Design Standards for New Development in B2/B3 districts, the City encourages the use of green materials and environmentally friendly construction and site design such as the use of pervious surfaces, green rooftops, energy efficient materials, LEED standards, and other green building techniques. The new corporate building and site will be designed with sustainable best practices and will seek a minimum of LEED-NC 2009 Gold certification even in an I-1 Limited Industrial District. The site will be developed to fulfill multiple Sustainable Site LEED credits such as Stormwater Design Quality and Quantity, Light Pollution Reduction as well as Water Efficient Landscaping. Transportation amenities such as interior and exterior bicycle parking and preferred parking for carpool and electric vehicles including charging stations will be incorporated into the parking design. Along with meeting LEED standards for internal water efficiency and the use of energy efficient lighting and mechanical systems, the new corporate building will strive to use local materials that are healthy to the building occupants. 7. Additional Design Compliance a. Per Ordinance 1325.05 Subsection 8 – Additional Design Standards for New Development in B2/B3 districts, the purpose of these additional design standards is to promote a high level of architectural, landscaping, and site design in the business districts of Arden Hills. The City seeks to create a unified, harmonious, and high-quality environment to foster a distinct, positive, and successful image for the City. The materials of the new corporate building and site will be designed to comply with many of these standards even in an I-1 Limited Industrial District. b. Per Section D, buildings shall be constructed of materials that are enduring, timeless, and well-detailed. The design of the new building will likely use the same brick as the original building a long with high quality, energy efficient glazing and architectural metal wall panels. c. Per Section E, the arrangement, massing, materials and colors shall work to create a high quality development that is responsive to existing buildings, site features, and site design on adjoining sites in the district. With the use of the original brick used on the existing corporate buildings for the new corporate building, a cohesive campus aesthetic will be created. Zoning Actions Zoning Action Item #1: The Land O’Lakes corporate headquarters expansion project will be requesting flexibility thru the Final PUD planning process (for identified South Parking lot in Phase 1) for Section 1325.05, Subd. 1, F. Minimum Landscape Requirements, Perennials and Shrubberies. The identified requirements states at least ten (10) percent of the total landscaped area shall be covered with perennials and/or shrubbery and be planted within the perimeter of private parking, building, and driveway areas. Based on our current design for the south parking lot (Phase 1) we have provided approximately 36,221 sf. of planting areas, for a total of 2.53%. The primary justification for flexibility thru the approved PUD related to the Minimum Landscape Requirements for Perennials and Shrubs are identified below: 1. The overall design intent for the south parking lot is to provide enough parking stalls, without impacting the existing natural areas and character, to meet the overall parking requirements of 1676 stalls on the entire campus site (as identified in the Master PUD submission). The south parking lot serves as the primary guest entrance to the campus, so a balance was desired to limit to overall impervious parking areas, while trying to maintain the existing natural features (wetlands, wooded areas and lawns). The design accomplishes this by focusing the perennial plantings and shrubs adjacent to the entrance roadway to frame and extend the drivers entry experience as you enter towards the campus buildings. The parking lot areas are buffered from the entrance roadway (a min. 20’ wide landscape boulevard has been provided) by the ground level plantings and over story trees to extend the “natural” character all the way up to the building entrances. Subsequently, perennials and ground covers are limited at the parking lot outer edges to allow visitors un-interupted views into the adjacent natural areas. The areas adjacent to the parking lot edges will be planted with a combination of a native turf (approximately 18,900 sf.) and a woodland seed/plug plant mix (26,000 sf.) to enhance these edges and provide long-term vegetated cover. 2. As part of the future proposed work in Phase 2, we have defined approximately 176,778 additional sf. of perennial and shrub plantings which equate to approximately 14.26% of the Phase 2 project area. This proposed Phase 2 landscaping, in combination with the Phase 1 landscaping, would result in over 212,999 sf. of perennial and shrub landscaping on the entire project site for a total of 16.79%. This total % of perennial and shrub landscaping would exceed the current zoning code by approximately 170%. This is a two Phased design and construction project, so all proposed improvements will function as one landscape and should be reviewed accordingly. Zoning Action Item #2: The Land O’Lakes corporate headquarters expansion project will also be requesting future flexibility thru the Final PUD planning process (for identified north project site in Phase 2) for Section 1325.05, Subd. 1, F. Minimum Landscape Requirements, Planting Islands. The requirements state that planting islands shall be required to visually break up expanses of hard-surface parking areas, to provide safe and efficient traffic movement, and to define rows of parking. Planting islands shall occupy at least ten (10) percent of the parking area. Planting islands shall be edged with concrete curbs. Parking lot planting islands shall be a minimum of 150 square feet in area, be of appropriate width and length, and include at least one tree meeting the requirements of this ordinance. Based on our proposed design, we estimate we will provide approximately 30,240 sf. of planting islands, for a total of 5.9%. The primary justification for flexibility thru the approved PUD related to Minimum Landscape Requirements for Planting Islands are identified below: 1. The required number for parking (as identified in the Master PUD submission) to support the overall campus expansion is 1676 stalls. This required parking stall count has caused hardship related to providing the necessary amount of land needed to accommodate this parking while trying to limit the impacts on the valuable natural features of the site. The current site is approximately 47.37 acres, with the wooded areas comprising approximately 22.7 acres, pond/wetland areas comprising 4.5 acres, and existing and proposed development approximately 18.5 acres. Based on the need to provide 1676 stalls on the campus site to support expansion, it has required the proposed parking expansion into the wooded area on the west edge of the site, thus reducing this natural feature from approximately 7.5 acres to 4.2 acres. Based on the impacts to the western wooded area, it has been determined that the design will try and limit any additional impacts to natural site features by limiting some of the landscaped islands at the outer edges of the parking areas. By creating landscaped islands throughout the outer edges of the parking lots where they are not currently proposed, we would effectively be removing parking stalls, which would require us to remove more of the wooded area to the west to provide parking stalls that were removed to accommodate landscaped islands. To mitigate the loss of the landscape islands, the site design has incorporated a new east-west “green belt” (green belt is approximately 60’ in width and runs the entire length of the proposed Phase 2 improvements) located directly north of the proposed corporate building expansion. This wooded green belt will provide two site amenities; the first being an enhanced entry experience for staff and visitors to the site (imagine exiting your car and walking thru the woods to the front door of the new corporate building), and secondly, provide a view into a natural landscaped area for users in the new corporate building (existing buildings on the site have been designed to maximize views to natural areas and limit views to the parking lots). 2. As part of the proposed work in Phase 1 (South parking lot), we have defined 18,172 sf. of planting islands, which would exceed the current zoning code by approximately 150%. The combined Phase 1 and Phase 2 parking lot islands would average to approximately 7.62% of the total parking lot areas on site, which is significantly closer to the required 10%. Zoning Action Item #3: The Land O’Lakes corporate headquarters expansion project will be requesting future flexibility thru the Final PUD planning process (for identified north project site in Phase 2) for Chapter 13 Zoning Districts, Section 1320 District Provisions, Subd. .5, Land Use Chart, Maximum Building Height within the I-1 Limited Industrial District. The requirements state that the maximum building height within the I-1 – Limited Industrial District Zoning District is thirty-five (35) feet. In this case, flexibility in building height is being requested for Phase 2 of the project as the new office building is proposed at fifty- six (56) feet in height. The primary justification for flexibility thru the approved PUD related to Maximum Building Height within the I-1 Limited Industrial District are identified below: 1. The Phase 2 Land O’Lakes corporate campus building is proposed at fifty-six (56) feet in height. The Planning Case 79-004 for the original PUD that was approved in 1979 permitted the east Land O’Lakes corporate building to be constructed at a height of fifty-six (56) feet and part of the west Land O’Lakes research and development building to be constructed at fifty (50) feet in height. 2. The proposed 56’ tall Phase 2 Land O’Lakes corporate campus building will not negatively impact adjacent buildings surrounding the Land O’Lakes corporate campus. The adjacent landuses surrounding the site are primarily zoned as I-1 – Limited Industrial District Zoning District. Most of the buildings located within the adjacent districts are corporate, business or industrial uses and these buildings themselves are generally taller than what the current zoning code allows. Zoning Action Item #4: The Land O’Lakes corporate headquarters expansion project will also be requesting future flexibility thru the Final PUD planning process (for identified north project site in Phase 2) for Chapter 13 Zoning Districts, Section 1320 District Provisions (I-1 Limited Industrial District), related to the height of roof-mounted mechanical equipment. The Zoning Code states that roof-mounted mechanical equipment shall be excepted from the height limitations if the enclosures do not extend more than 12 feet above the roof upon which they are located. The proposed mechanical equipment installation on the new office building would be 14’-8” above the roof line. The applicant is proposing to install a mechanical equipment screen at 12’-0” in height to match the building in order to screen the equipment from public view. The primary justification for flexibility thru the approved PUD related to height of roof-mounted mechanical equipment are identified below: 1. The dedicated outside air system (DOAS) roof top mechanical equipment that is being proposed for the Phase 2 Land O’Lakes corporate campus building is 35’ long x 14’-8” high. This specific piece equipment provides dedicated fresh air to improve air quality and recaptures waste heat for reuse in building systems. This equipment is necessary to improve the overall indoor working environment and building sustainability. 2. Current design of the 12’ high fence is sufficient to visually screen the DOAS and other roof top mechanical equipment. View shed studies have determined that you will not be able to see any of the roof top equipment from any point along the north curb line of the proposed Land O’Lakes parking lot. This essentially means that any pedestrians, bicyclists or automobiles traveling along County Road F will not be able to see any portion of the mechanical equipment on the roof. Zoning Action Item #5: The Land O’Lakes corporate headquarters expansion project will also be requesting future flexibility thru the Final PUD planning process (for identified north project site in Phase 2) for Chapter 12, Section 1240 – General Sign Regulations, Subd. 01, Regulation by Sign Districts and Subd. 02, Permitted Sign Type, Area, Height and Illumination by Sign District. The Land O’Lakes property is located in Sign District 6, where each property is allowed one freestanding monument sign measuring up to 45 square feet in area not to exceed 12 feet in height. However, since the property fronts three (3) public streets, two additional freestanding monument signs are permitted, one for each adjacent street. Each additional freestanding monument signs is allowed a sign copy area of 22.5 square feet (half the size of the main sign along Highway 694). Based on these requirements, the proposed relocated sign from the existing employee entrance at the east end of the site to the new traffic controlled intersection at Innovation Way is allowed to have approximately 22.5 square feet of sign copy area. This current sign has approximately 30.3 square feet of sign area. The primary justification for flexibility thru the approved PUD related to General Sign Regulations and Permitted Sign Type, Area, Height and Illumination by Sign District is identified below: 1. A variance for the existing campus signs was reviewed as part of the original PUD and that a final signage plan was elevated by the City following the approval of Planning Case 79-004. This planning case allowed Land O’Lakes to build and locate a new corporate sign along Highway 694 and the two smaller monument signs located along Lexington Avenue and County Road F. The intent of the Land O’Lakes corporate expansion project is to move the existing sign located along at the east employee entrance along County Road F to a new location at the proposed primary employee intersection of County Road F and Innovation Way. The relocated sign will be setback a minimum of 5’-0” from the property line to conform to the City of Arden Hills setback requirements for signs in District 6. 2. Land O’Lakes has agreed that the eastern access along County Road F West to the site shall be constructed as a 3/4 right-in/right-out access in order to prohibit left-turn maneuvers from the site. This reconstructed access be utilized for delivery purposes only and will eliminate employee automobile access. This reconstructed access means that the primary employee entrance to the north parking lot will occur at the intersection of County Road F and Innovation Way. This new primary access will require campus signage to provide directional and wayfinding to the campus for employees and visitors. Project Schedule The project will occur July 2016 – January 2019. See schedule below for additional detail. Land O'Lakes Headquarters Consolidation Project Schedule TASK START FINISH Preconstruction Planning & Design 01/04/2016 06/02/2017 Schematic Design 01/04/2016 04/01/2016 PUD Applications South Lot Final PUD Application Submittal 05/02/2016 Campus Master PUD Application Submittal 05/02/2016 Campus Final PUD Application Submittal 06/06/2016 Design Development 04/04/2016 07/13/2016 Construction Documents 04/04/2016 06/02/2017 CP-1: Workplace Strategy Pilot Project Construction Documents 06/01/2016 CP-2: South Parking Lot Construction Documents 06/08/2016 06/21/2016 Submit to City CP-3: North Parking Lot Construction Documents 07/06/2016 07/19/2016 Submit to City CP-4: Foundations, UG Utilities, Below Grade Waterproofing 10/07/2016 CP-5: Superstructure 10/21/2016 CP-6: Core & Shell / Final Site 01/13/2017 CP-7: Interiors / 1st Floor Renovation - Dock & Cafeteria 03/03/2017 CP-8: Existing Building Renovation - Floors 2-4 06/02/2017 PUD Application - City of Arden Hills Approvals South Lot Final PUD Planning Commission Approval 06/08/2016 Campus Master PUD Planning Commission Approval 06/08/2016 South Lot Final PUD City Council Approval 06/27/2016 Campus Master PUD City Council Approval 06/27/2016 South Lot PUD City Staff Approval 07/11/2016 Campus Master PUD Staff Approval 07/11/2016 South Lot Development Agreement Executed 07/11/2016 Campus Final PUD Planning Commission Approval 07/06/2016 Campus Final PUD City Council Approval 07/25/2016 Campus Final PUD Staff Approval 08/08/2016 Campus Development Agreement Executed 08/08/2016 Construction Permits CP-1: Workplace Strategy Pilot Project - Existing Building Renovation Permit 06/15/2016 CP-2: South Lot Permit 07/12/2016 CP-3: North Lot Permit 08/09/2016 CP-4: Building Foundations Permit 11/04/2016 CP-5: Building Superstructure Permit 11/18/2016 CP-6: Core & Shell Construction Permit 02/10/2017 CP-7: Interiors / 1st Floor Renovation - Dock & Cafeteria Permit 03/31/2017 CP-8: Existing Building Renovation - Floors 2-4 Permit 06/30/2017 Construction 06/15/2016 09/19/2018 Workplace Strategy Pilot Project 06/15/2016 09/16/2016 Site 07/12/2016 10/06/2017 South Lot 07/12/2016 08/08/2016 North Lot / Courtyard Landscaping 08/09/2016 10/06/2017 New Building Construction 11/07/2016 02/16/2018 Existing Building Renovation 04/02/2018 09/19/2018 LA N D O ’ L A K E S Co r p o r a t e H e a d q u a r t e r s C o n s o l i d a t i o n Fi n a l P l a n n e d U n i t D e v e l o p m e n t S u b m i s s i o n - P h a s e 2 June 6 , 2016 SANS SANSSANS SANS SANS 500 ' 800' .25 m i SSAANNSS SSAANNSSSSAANNSS SSAANNSS SSAANNSS 550000' 880000' .2255mmii Co u n t y R o a d F Hwy 1 0 Hw y 6 9 4 Lexington Ave N LA N D O ’ L A K E S Co r p o r a t e H e a d q u a r t e r s C o n s o l i d a t i o n June 6 2016 SI T E P H O T O S 2 1 2 1 3 6 5 4 Co u n t y R o a d F Hwy 1 0 Hw y 6 9 4 Lexington Ave N LA N D O ’ L A K E S Co r p o r a t e H e a d q u a r t e r s C o n s o l i d a t i o n June 6 2016 SI T E P H O T O S 43 Co u n t y R o a d F Hwy 1 0 Hw y 6 9 4 Lexington Ave N LA N D O ’ L A K E S Co r p o r a t e H e a d q u a r t e r s C o n s o l i d a t i o n June 6 2016 SI T E P H O T O S 65 1 0 "V C P S A N S 1 0 "V C P S A N S SANSSANSSANSSANSSANSSANS S A N S SANS 1 0 "V C P S A N S 10"VCPSANS SA N S SAN TOP = 9 6 4 . 4 25 0' 500 ' .12 5 m i 80 0'.25 mi 1 0 "D I P W 1 0 "D I P W W 1 0 "D I P W 10"DIPW W 8"DIPW 1 1 0 0 ""V V C C P P S S A A S S S N N S S 1 1 0 0 ""V V C C P P S S A A S S S N N S S SSAANNSSSSAANNSSSSAANNSSSSAANNSSSSAANNSSSSAANNSS S S A A N N S S S SAANNAAAAAAASS 1 1 0 0 ""V V C C P P S S A A S S S N N S S 1100""VVCCVVVVVVVPPSSAAS NNSS S SAA N N S S S S A A S S N N T T O O P P ==9 9 6 6 4 4 ..4 4 2 2 5 5 0 0 '' 550000'' ..1 1 2 2 5 5 m m i i 8 8 0 0 0 0 ''..2 2 5 5 m m i 1 1 0 0 ""D D I I P P W W 1 1 0 0 ""D D I I P P W W W W 1 1 0 0 ""D D I I P P W W 1100""DDIIPPWW W W 88""DDIIPPWW EX I S T I N G S I T E Ex i s t i n g B u i l d i n g s Ex i s t i n g T o t a l G S F 2 6 3 , 8 0 0 Co r p o r a t e B u i l d i n g 2 0 1 , 3 0 0 R& D B u i l d i n g 6 2 , 5 0 0 Ex i s t i n g P a r k i n g 01 M a i n L o t 7 4 6 02 W e s t L o t 1 4 5 03 G u e s t L o t 4 0 Ex i s t i n g T o t a l 9 3 1 01 02 03 Co u n t y R o a d F Hwy 1 0 Hw y 6 9 4 Lexington Ave N June 6 2016 LA N D O ’ L A K E S Co r p o r a t e H e a d q u a r t e r s C o n s o l i d a t i o n EX I S T I N G S I T E June 6 2016 96 4 ' - 0 " 97 6 ' - 6 " 2 LA N D O ’ L A K E S Co r p o r a t e H e a d q u a r t e r s C o n s o l i d a t i o n PR O P O S E D S I T E I M P R O V E M E N T S PR O P O S E D P A R K I N G Ex i s t i n g B u i l d i n g s Ex i s t i n g T o t a l G S F 2 6 3 , 8 0 0 Ne w B u i l d i n g Pr o p o s e d T o t a l G S F 1 5 5 , 0 0 0 To t a l P r o p o s e d G S F 4 1 8 , 8 0 0 Re q u i r e d P a r k i n g 1 p e r 2 5 0 G S F 1 6 7 6 Pr o p o s e d P a r k i n g 01 M a i n N o r t h L o t ( P h a s e 2 ) 6 5 5 02 N o r t h - W e s t L o t ( P h a s e 2 ) 4 3 5 03 S o u t h - W e s t L o t ( P h a s e 2 ) 3 2 0 04 S o u t h G u e s t L o t ( P h a s e 1 ) 2 6 7 Pr o p o s e d T o t a l 1 6 7 7 01 02 03 04 County Road F Hwy 1 0 Hw y 6 9 4 Lexington Ave N Ph a s e 2 Fi n a l P U D Ph a s e 1 2.25 mins 660 ft1.75 mins 500 ft 2.75 mins 800 ft June 6 2016 96 4 ' - 0 " 97 6 ' - 6 " 2 LA N D O ’ L A K E S Co r p o r a t e H e a d q u a r t e r s C o n s o l i d a t i o n PE D E S T R I A N C I R C U L A T I O N County Road F Hwy 1 0 Hw y 6 9 4 Lexington Ave N Ph a s e 2 Fi n a l P U D Ph a s e 1 PE D E S T R I A N C I R C U L A T I O N Pr i m a r y P e d e s t r i a n Ro u t e s Ex i s t i n g T r a i l Se c o n d a r y P e d e s t r i a n Ro u t e s OW N E R S R E P ME P ST R U C T U R A L LA N D S C A P I N G CI V I L CO N T R A C T O R AR C H I T E C T OW N E R VOLUME1 LA N D O ' L A K E S H E A D Q U A R T E R S EX P A N S I O N A N D R E N O V A T I O N 40 0 1 L e x i n g t o n A v e N . A r d e n H i l l s , M N JUNE 06, 2016 PW PROJECT #051571.001 PU D A P P L I C A T I O N D O C U M E N T S LA N D O ' L A K E S , I N C . 40 0 1 L E X I N G T O N A V E N . AR D E N H I L L S , M N 5 5 1 2 6 65 1 . 3 7 5 . 3 1 6 8 ( T E L ) CO N T A C T : A N N D O H M E N AM D o h m e n @ l a n d o l a k e s . c o m PE R K I N S + W I L L Mi n n e a p o l i s , M N 5 5 4 0 3 61 2 . 8 5 1 . 5 0 0 0 ( T E L ) 61 2 . 8 5 1 . 5 0 0 1 ( F A X ) CO N T A C T : T O N Y L A Y N E to n y . l a y n e @ p e r k i n s w i l l . c o m MC G O U G H 27 3 7 F A I R V I E W A V E N ST . P A U L , M N 5 5 1 1 3 65 1 . 6 3 3 . 5 0 5 0 ( T E L ) CO N T A C T : C A R Y M I L L E R CM i l l e r @ m c g o u g h . c o m BK B M 59 3 0 B R O O K L Y N B O U L E V A R D MI N N E A P O L I S , M N 5 5 4 2 9 76 3 . 8 4 3 . 0 4 2 0 ( T E L ) CO N T A C T : T O M C E S A R E tc e s a r e @ b k b m . c o m PE R K I N S + W I L L 61 2 . 8 5 1 . 5 0 4 4 ( T E L ) CO N T A C T : J O H N S L A C K jo h n . s l a c k @ p e r k i n s w i l l . c o m BK B M 59 3 0 B R O O K L Y N B O U L E V A R D MI N N E A P O L I S , M N 5 5 4 2 9 76 3 . 8 4 3 . 0 4 2 0 ( T E L ) CO N T A C T : A N D Y R A U C H ar a u c h @ b k b m . c o m MI C H A U D C O O L E Y E R I C K S O N 33 3 S O U T H S E V E N T H S T R E E T , S U I T E 1 2 0 0 MI N N E A P O L I S , M N 5 5 4 0 2 61 2 . 3 3 9 . 4 9 4 1 ( T E L ) mf a u s k e @ m i c h a u d c o o l e y . c o m , mp l u m e d a h l @ m i c h a u d c o o l e y . c o m CO N T A C T : M A R K F A U S K E - M E C H , M I C H A E L PL U M E D A H L - E L E C FA I T H F U L + G O U L D 45 S O U T H 7 T H S T R E E T S U I T E 2 5 0 0 MI N N E A P O L I S , M N 5 5 4 0 2 61 2 . 3 3 8 . 3 1 2 0 ( T E L ) CO N T A C T : K E V I N W I E S E Ke v i n . W i e s e @ f g o u l d . c o m _S H E E T I N D E X S H E E T N U M B E R SH E E T N A M E S C H E M A T I C D E S I G N P U D A P P L I C A T I O N 5 0 % D D P U D A P P L I C A T I O N _S H E E T I N D E X S H E E T N U M B E R SH E E T N A M E S C H E M A T I C D E S I G N P U D A P P L I C A T I O N 5 0 % D D P U D A P P L I C A T I O N M1 0 - 0 6 M E C H A N I C A L H V A C P L A N L E V E L 0 6 x M1 1 - 0 1 B M E C H A N I C A L H V A C P L A N L E V E L 0 1 - A R E A B x M1 1 - 0 2 A M E C H A N I C A L H V A C P L A N L E V E L 0 2 - A R E A A x M1 1 - 0 2 B M E C H A N I C A L H V A C P L A N L E V E L 0 2 - A R E A B x M1 1 - 0 3 A M E C H A N I C A L H V A C P L A N L E V E L 0 3 - A R E A A x M1 1 - 0 3 B M E C H A N I C A L H V A C P L A N L E V E L 0 3 - A R E A B x M1 1 - 0 4 A M E C H A N I C A L H V A C P L A N L E V E L 0 4 - A R E A A x M1 1 - 0 4 B M E C H A N I C A L H V A C P L A N L E V E L 0 4 - A R E A B x M1 1 - 0 5 A M E C H A N I C A L H V A C P L A N L E V E L 0 5 - A R E A A x M1 1 - 0 5 B M E C H A N I C A L H V A C P L A N L E V E L 0 5 - A R E A B x M1 1 - 0 6 M E C H A N I C A L H V A C P L A N L E V E L 0 6 - R O O F x M6 6 - 0 1 M E C H A N I C A L S C H E D U L E S x 09 - P L U M B P1 0 - 0 2 P L U M B I N G L E V E L 2 x P1 0 - 0 3 P L U M B I N G L E V E L 3 x P1 0 - 0 4 P L U M B I N G L E V E L 4 x P1 0 - 0 5 P L U M B I N G L E V E L 5 x P1 1 - 0 1 A P L U M B I N G P L A N L E V E L 0 1 - A R E A A x P1 1 - 0 1 B P L U M B I N G P L A N L E V E L 0 1 - A R E A B x P1 1 - 0 2 A P L U M B I N G P L A N L E V E L 0 2 - A R E A A x P1 1 - 0 2 B P L U M B I N G P L A N L E V E L 0 2 - A R E A B x P1 1 - 0 3 A P L U M B I N G P L A N L E V E L 0 3 - A R E A A x P1 1 - 0 3 B P L U M B I N G P L A N L E V E L 0 3 - A R E A B x P1 1 - 0 4 A P L U M B I N G P L A N L E V E L 0 4 - A R E A A x P1 1 - 0 4 B P L U M B I N G P L A N L E V E L 0 4 - A R E A B x P1 1 - 0 5 A P L U M B I N G P L A N L E V E L 0 5 - A R E A A x P1 1 - 0 5 B P L U M B I N G P L A N L E V E L 0 5 - A R E A B x P1 1 - 0 6 P L U M B I N G P L A N L E V E L 0 6 - R O O F x 10 - E L E C E0 0 - 0 1 E L E C T R I C A L T I T L E S H E E T x x E0 1 - 0 1 E L E C T R I C A L S I T E P L A N x E0 1 - 0 1 A E L E C T R I C A L S I T E P L A N - N O R T H P A R K I N G x E0 1 - 0 1 B E L E C T R I C A L S I T E P L A N - S O U T H P A R K I N G x E0 2 - 0 1 L I G H T I N G P L A N - L E V E L 0 1 x E0 2 - 0 2 A L I G H T I N G P L A N - L E V E L 0 2 - A R E A A x E0 2 - 0 2 B L I G H T I N G P L A N - L E V E L 0 2 - A R E A B x E0 2 - 0 3 A L I G H T I N G P L A N - L E V E L 0 3 - A R E A A x E0 2 - 0 3 B L I G H T I N G P L A N - L E V E L 0 3 - A R E A B x E0 2 - 0 4 A L I G H T I N G P L A N - L E V E L 0 4 - A R E A A x E0 2 - 0 4 B L I G H T I N G P L A N - L E V E L 0 4 - A R E A B x E0 2 - 0 5 A L I G H T I N G P L A N - L E V E L 0 5 - A R E A A x E0 2 - 0 5 B L I G H T I N G P L A N - L E V E L 0 5 - A R E A B x E0 3 - 0 1 P O W E R & S Y S T E M S P L A N - L E V E L 0 1 x E0 3 - 0 2 A P O W E R & S Y S T E M S P L A N - L E V E L 0 2 - A R E A A x E0 3 - 0 2 B P O W E R & S Y S T E M S P L A N - L E V E L 0 2 - A R E A B x E0 3 - 0 3 A P O W E R & S Y S T E M S P L A N - L E V E L 0 3 - A R E A A x E0 3 - 0 3 B P O W E R & S Y S T E M S P L A N - L E V E L 0 3 - A R E A B x E0 3 - 0 4 A P O W E R & S Y S T E M S P L A N - L E V E L 0 4 - A R E A A x E0 3 - 0 4 B P O W E R & S Y S T E M S P L A N - L E V E L 0 4 - A R E A B x E0 3 - 0 5 A P O W E R & S Y S T E M S P L A N - L E V E L 0 5 - A R E A A x E0 3 - 0 5 B P O W E R & S Y S T E M S P L A N - L E V E L 0 5 - A R E A B x E0 3 - 0 6 R O O F P L A N x E0 8 - 0 1 M O T O R S C H E D U L E x E0 8 - 0 2 L I G H T F I X T U R E S C H E D U L E x E1 0 - 0 1 L I G H T I N G - P O W E R & S Y S T E M S P L A N L E V E L 0 1 x E1 0 - 0 2 L I G H T I N G - P O W E R & S Y S T E M S P L A N L E V E L 0 2 x E1 0 - 0 3 L I G H T I N G - P O W E R & S Y S T E M S P L A N L E V E L 0 3 x E1 0 - 0 4 L I G H T I N G - P O W E R & S Y S T E M S P L A N L E V E L 0 4 x E1 0 - 0 5 L I G H T I N G - P O W E R & S Y S T E M S P L A N L E V E L 0 5 x E1 0 - 0 6 R O O F P L A N x E4 4 - 0 1 E N L A R G E D P L A N S x x E5 2 - 0 1 R I S E R D I A G R A M x x E5 2 - 0 2 D E T A I L S - E L E C T R I C A L x E5 2 - 0 3 D E T A I L S - E L E C T R I C A L S O L A R A R R A Y x EL 0 1 - 0 1 S I T E L I G H T I N G P H O T O M E T R I C P L A N x EL 0 1 - 0 1 A N O R T H P A R K I N G L I G H T I N G P H O T O M E T R I C P L A N x EL 0 1 - 0 1 B S O U T H P A R K I N G L I G H T I N G P H O T O M E T I C P L A N 11 - F I R E F1 0 - 0 1 F I R E P R O T E C T I ON O V E R A L L L E V E L 1 x F1 0 - 0 2 F I R E P R O T E C T I ON O V E R A L L L E V E L 2 x F1 0 - 0 3 F I R E P R O T E C T I ON O V E R A L L L E V E L 3 x F1 0 - 0 4 F I R E P R O T E C T I ON O V E R A L L L E V E L 4 x F1 0 - 0 5 F I R E P R O T E C T I ON O V E R A L L L E V E L 5 x F1 1 - 0 1 B F I R E P R O T E C T I O N P L A N - L E V E L 0 1 - A R E A B x F1 1 - 0 2 A F I R E P R O T E C T I O N P L A N - L E V E L 0 2 - A R E A A x F1 1 - 0 2 B F I R E P R O T E C T I O N P L A N - L E V E L 0 2 - A R E A B x F1 1 - 0 2 C F I R E P R O T E C T I O N P L A N - L E V E L 0 2 - A R E A C x F1 1 - 0 3 A F I R E P R O T E C T I O N P L A N - L E V E L 0 3 - A R E A A x F1 1 - 0 3 B F I R E P R O T E C T I O N P L A N - L E V E L 0 3 - A R E A B x F1 1 - 0 4 A F I R E P R O T E C T I O N P L A N - L E V E L 0 4 - A R E A A x F1 1 - 0 4 B F I R E P R O T E C T I O N P L A N - L E V E L 0 4 - A R E A B x F1 1 - 0 5 A F I R E P R O T E C T I O N P L A N - L E V E L 0 5 - A R E A A x F1 1 - 0 5 B F I R E P R O T E C T I O N P L A N - L E V E L 0 5 - A R E A B x _S H E E T I N D E X S H E E T N U M B E R SH E E T N A M E S C H E M A T I C D E S I G N P U D A P P L I C A T I O N 5 0 % D D P U D A P P L I C A T I O N A1 1 - 0 4 B L E V E L 0 4 F L O O R P L A N - A R E A B x x x A1 1 - 0 5 A L E V E L 0 5 F L O O R P L A N - A R E A A x x x A1 1 - 0 5 B L E V E L 0 5 F L O O R P L A N - A R E A B x x x A1 2 - 0 1 L E V E L 0 1 R E F L E C T E D C E I L I N G P L A N x x A1 2 - 0 2 A L E V E L 0 2 R E F L E C T E D C E I L I N G P L A N - A R E A A x x A1 2 - 0 2 B L E V E L 0 2 R E F L E C T E D C E I L I N G P L A N - A R E A B x A1 2 - 0 2 C L E V E L 0 2 R E F L E C T E D C E I L I N G P L A N - A R E A C x A1 2 - 0 3 A L E V E L 0 3 R E F L E C T E D C E I L I N G P L A N - A R E A A x x A1 2 - 0 3 B L E V E L 0 3 R E F L E C T E D C E I L I N G P L A N - A R E A B x A1 2 - 0 4 A L E V E L 0 4 R E F L E C T E D C E I L I N G P L A N - A R E A A x x A1 2 - 0 4 B L E V E L 0 4 R E F L E C T E D C E I L I N G P L A N - A R E A B x A1 2 - 0 5 A L E V E L 0 5 R E F L E C T E D C E I L I N G P L A N - A R E A A x x A1 2 - 0 5 B L E V E L 0 5 - R E F L E C T E D C E I L I N G P L A N - A R E A B x A1 3 - 0 2 B L E V E L 0 2 I N T E R I O R FI N I S H P L A N - A R E A B x A1 3 - 0 3 A L E V E L 0 3 I N T E R I O R FI N I S H P L A N - A R E A A x A1 3 - 0 3 B L E V E L 0 3 I N T E R I O R FI N I S H P L A N - A R E A B x A1 3 - 0 4 A L E V E L 0 4 I N T E R I O R FI N I S H P L A N - A R E A A x A1 3 - 0 4 B L E V E L 0 4 I N T E R I O R FI N I S H P L A N - A R E A B x A1 3 - 0 5 A L E V E L 0 5 I N T E R I O R FI N I S H P L A N - A R E A A x A1 3 - 0 5 B L E V E L 0 5 I N T E R I O R FI N I S H P L A N - A R E A B x A1 8 - 0 1 I S O M E T R I C V I E W S x x A1 8 - 0 2 I S O M E T R I C V I E W S x A2 0 - 0 1 E X T E R I O R E L E V A T I O N x x x x A2 0 - 0 2 E X T E R I O R E L E V A T I O N x x x x A3 0 - 0 1 B U I L D I N G S E C T I O N x x A3 1 - 0 1 E X T E R I O R W A L L S E C T I O N S x x A3 1 - 0 3 E X T E R I O R W A L L S E C T I O N S x x A3 1 - 0 4 E X T E R I O R W A L L S E C T I O N S x x A3 1 - 0 5 E X T E R I O R W A L L S E C T I O N S x x A3 2 - 0 1 E X T E R I O R D E T A I L S x A4 1 - 0 1 S T A I R W E S T - P L A N S & S E C T I O N S x A4 1 - 0 2 S T A I R E A S T - P L A N S & S E C T I O N S x A4 1 - 0 3 S T A I R - P L A N S & S E C T I O N S x A4 2 - 0 1 E L E V A T O R - P L A N S & S E C T I O N S A4 2 - 0 2 E L E V A T O R - P L A N S & S E C T I O N S x A4 3 - 0 2 P L U M B I N G L A Y O U T S x A4 3 - 0 3 P L U M B I N G L A Y O U T S x A4 5 - 0 1 I N T E R I O R E L E V A T I O N S x A4 5 - 0 2 I N T E R I O R E L E V A T I O N S x A4 5 - 0 3 I N T E R I O R E L E V A T I O N S x A6 1 - 0 1 I N T E R I O R P A R T I T I O N T Y P E C H A R T S x A6 1 - 0 2 I N T E R I O R P A R T I T I O N T Y P E C H A R T S x A7 0 - 0 1 R E N D E R I N G S x x A7 0 - 0 2 R E N D E R I N G S x A8 0 - 0 1 R E N O V A T I O N - L E V E L 0 1 D E M O P L A N x A8 1 - 0 1 R E N O V A T I O N - L E V E L 0 1 F L O O R P L A N x A8 1 - 0 2 R E N O V A T I O N - L E V E L 0 2 F L O O R P L A N x A8 1 - 0 3 R E N O V A T I O N - L E V E L 0 3 F L O O R P L A N x A8 1 - 0 4 R E N O V A T I O N - L E V E L 0 4 F L O O R P L A N x A8 2 - 0 1 R E N O V A T I O N - E N L A R G E D P L A N - S E R V E R Y x A8 2 - 0 2 R E N O V A T I O N - E N L A R G E D P L A N - L O A D I N G D O C K x A8 3 - 0 1 R E N O V A T I O N - R E F L E C T E D C E I L I N G P L A N - S E R V E R Y x A8 3 - 0 2 R E N O V A T I O N - R E F L E C T E D C E I L I N G P L A N - L O A D I N G D O C K x A8 4 - 0 2 R E N O V A T I O N - F I N I S H P L A N - S E R V E R Y & D I N I N G x A8 5 - 0 1 R E N O V A T I O N - E L E V A T I O N S , S E C T I O N S & D E T A I L S x A8 6 - 0 1 R E N O V A T I O N - P A R T I T I O N S , D O O R S C H E D U L E , E T C x 06 - S T R U C T U R A L S0 1 - 0 1 S T R U C T U R A L T I T L E S H E E T x S1 1 - 0 1 A F O U N D A T I O N / L E V E L 0 1 B A S E M E N T P L A N - A R E A A x S1 1 - 0 1 B F O U N D A T I O N / L E V E L 0 1 B A S E M E N T P L A N - A R E A B x S1 1 - 0 1 C F O U N D A T I O N / L E V E L 0 1 B A S E M E N T P L A N - A R E A C x S1 1 - 0 2 A L E V E L 0 2 S L A B O N G R A D E / F R A M I N G P L A N - A R E A A x S1 1 - 0 2 B L E V E L 0 2 S L A B O N G R A D E / F R A M I N G P L A N - A R E A B x S1 1 - 0 2 C L E V E L 0 2 S L A B O N G R A D E / F R A M I N G P L A N - A R E A C x S1 1 - 0 3 A L E V E L 0 3 F R A M I N G P L A N - A R E A A x S1 1 - 0 3 B L E V E L 0 3 F R A M I N G P L A N - A R E A B x S1 1 - 0 3 C L E V E L 0 3 F R A M I N G P L A N - A R E A C x S1 1 - 0 4 A L E V E L 0 4 F R A M I N G P L A N - A R E A A x S1 1 - 0 4 B L E V E L 0 4 F R A M I N G P L A N - A R E A B x S1 1 - 0 4 C L E V E L 0 4 F R A M I N G P L A N - A R E A C x S1 1 - 0 5 A L E V E L 0 5 F R A M I N G P L A N - A R E A A x S1 1 - 0 5 B L E V E L 0 5 F R A M I N G P L A N - A R E A B x S1 1 - 0 5 C L E V E L 0 5 F R A M I N G P L A N - A R E A C x S1 1 - 0 6 A R O O F F R A M I N G P L A N - A R E A A x S1 1 - 0 6 B R O O F F R A M I N G P L A N - A R E A B x S1 1 - 0 6 C R O O F F R A M I N G P L A N - A R E A C x S3 1 - 0 1 F O U N D A T I O N S E C T I O N S A N D D E T A I L S x S3 1 - 1 1 P T S E C T I O N S A N D D E T A I L S x S4 1 - 0 1 S C H E D U L E S A N D D E T A I L S x S4 1 - 0 2 P T B E A M S C H E D U L E x S4 1 - 0 3 C O N C R E T E C O L U M N S C H E D U L E x 07 - M E C H M0 0 0 M E C H A N I C A L T I T L E S H E E T x x M1 0 - 0 1 M E C H A N I C A L H V A C P L A N L E V E L 0 1 x M1 0 - 0 2 M E C H A N I C A L H V A C P L A N L E V E L 0 2 x M1 0 - 0 3 M E C H A N I C A L H V A C P L A N L E V E L 0 3 x M1 0 - 0 4 M E C H A N I C A L H V A C P L A N L E V E L 0 4 x M1 0 - 0 5 M E C H A N I C A L H V A C P L A N L E V E L 0 5 x _S H E E T I N D E X S H E E T N U M B E R SH E E T N A M E S C H E M A T I C D E S I G N P U D A P P L I C A T I O N 5 0 % D D P U D A P P L I C A T I O N A3 1 - 0 6 C H I L D C A R E P L A N DD - 0 7 I N T E R I O R W O R K P L A C E V I E W S 01 - G E N E R A L G0 0 - 0 0 C O V E R S H E E T x x x x G0 0 - 0 1 I N D E X O F D R A W I N G S x x x x 02 - C I V I L A M A S T E R S H E E T S U R V E Y 1 O F 1 0 x A- 1 L A N D S U R V E Y 2 O F 1 0 x A- 2 L A N D S U R V E Y 3 O F 1 0 x A- 3 L A N D S U R V E Y 4 O F 1 0 x B- 1 L A N D S U R V E Y 5 O F 1 0 x B- 2 L A N D S U R V E Y 6 O F 1 0 x B- 3 L A N D S U R V E Y 7 O F 1 0 x C- 1 L A N D S U R V E Y 8 O F 1 0 x C- 2 L A N D S U R V E Y 9 O F 1 0 x C- 3 L A N D S U R V E Y 1 0 O F 1 0 x C0 1 - 0 0 S E L E C T I V E S I T E D E M O L O T I O N N O T E S A N D D E T I A L S x x x C0 1 - 0 1 S E L E C T I V E S I T E D E M O L I T I O N P L A N - P H A S E O N E x x C0 1 - 0 2 S E L E C T I V E S I T E D E M O L I T I O N P L A N - P H A S E T W O x x x C0 2 - 0 0 G R A D I N G , D R A I N A G E , A N D E R O S I O N C O N T R O L N O T E S A N D D E T A I L S x x x C0 2 - 0 1 G R A D I N G , D R A I N A G E , A N D E R O S I O N C O N T R O L P L A N - P H A S E O N E x x C0 2 - 0 2 G R A D I N G , D R A I N A G E , A N D E R O S I O N C O N T R O L P L A N - P H A S E T W O x x x C0 3 - 0 0 U T I L I T Y N O T E S A N D D E T A I L S x x x C0 3 - 0 1 U T I L I T Y N O T E S A N D D E T A I L S x x x C0 3 - 0 2 U T I L I T Y P L A N - P H A S E O N E x x C0 3 - 0 3 U T I L I T Y P L A N - P H A S E T W O x x x C0 3 - 0 4 S A N I T A R Y S E W E R A N D S T O R M S E W E R S C H E D U L E S x x x C0 3 - 0 5 P U B L I C W A T E R M A I N P L A N A N D P R O F I L E x x C0 4 - 0 0 P A V I N G A N D G E O M E T R I C N O T E S A N D D E T A I L S x x x C0 4 - 0 1 P A V I N G A N D G E O M E T R I C P L A N - P H A S E O N E x x C0 4 - 0 2 P A V I N G A N D G E O M E T R I C P L A N - P H A S E T W O x x x C0 4 - 0 3 W O O D E D A R E A T R A I L P L A N - P H A S E T W O x C0 5 - 0 0 S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N x x C0 5 - 0 1 S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N - P H A S E O N E x C0 5 - 0 2 S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N - P H A S E T W O x x C0 6 - 0 0 T R U C K T U R N I N G M O V E M E N T P L A N - E X H I B I T 1 x C0 6 - 0 3 T R U C K T U R N I N G M O V E M E N T P L A N - E X H I B I T 4 x 03 - L A N D L0 1 - 0 1 L A Y O U T P L A N x x L0 1 - 0 2 P L A N T I N G P L A N x x L0 1 - 0 3 I M P A C T E D T R E E S x L0 4 - 0 1 C O U R T Y A R D E N L A R G E M E N T P L A N x x L0 4 - 0 2 P L A Y G R O U N D E N L A R G E M E N T P L A N x x L0 4 - 0 3 E N L A R G E D P L A N P L A Y G R O U N D x L0 4 - 0 4 S I T E P L A N x x L0 4 - 0 4 A C O U R T Y A R D E N L A R G E M E N T P L A N x L0 4 - 0 4 B P L A Y G R O U N D E N L A R G E M E N T P L A N x L0 4 - 0 5 L A N D S C A P E P L A N x x L0 4 - 0 6 P H A S E 2 L A N D S C A P E P L A N x L0 4 - 0 7 B S O U T H P A R K I N G L A N D S C A P E P L A N x L0 4 - 0 7 D T R E E S U R V E Y x L0 4 - 0 8 P L A N T I N G D E T A I L S x L0 4 - 0 9 P L A N T I N G D E T A I L S x L0 4 - 1 0 P R O O F O F P A R K I N G x x L0 4 - 1 1 S I G N A G E x L0 5 - 0 1 P L A N T I N G D E T A I L S x L0 5 - 0 2 P L A N T I N G D E T A I L S x L0 5 - 0 3 S I T E D E T A I L S x L0 5 - 0 4 S I T E F U R N I T U R E x L1 1 - 0 1 D E T A I L S x L1 1 - 0 2 D E T A I L S x 04 - A R C H I T E C T U R A L A3 1 - 0 2 E X T E R I O R W A L L S E C T I O N S A3 2 - 0 2 E X T E R I O R D E T A I L S A3 2 - 0 3 E X T E R I O R D E T A I L S A3 2 - 0 4 E X T E R I O R D E T A I L S A4 1 - 0 4 S T A I R G R A N D I N T E R I O R - P L A N S & S E C T I O N S A4 1 - 0 5 S T A I R G R A N D E X T E R I O R - P L A N S & S E C T I O N S A0 0 - 0 1 A R C H I T E C T U R A L A B B R E V I A T I O N S , S Y M B O L S & G E N N O T E S x x A0 1 - 0 1 C O D E S U M M A R Y A N D C O D E CO M P L I A N C E P L A N - L E V E L 0 1 x x A0 1 - 0 2 C O D E C O M P L I A N C E P L A N - L E V E L 0 2 x x A0 1 - 0 3 C O D E C O M P L I A N C E P L A N - L E V E L 0 3 x A0 1 - 0 4 C O D E C O M P L I A N C E P L A N - L E V E L 0 4 x A0 1 - 0 5 C O D E C O M P L I A N C E P L A N - L E V E L 0 5 x x A0 4 - 0 2 O V E R A L L S I T E P L A N x x x A1 0 - 0 1 O V E R A L L F L O O R P L A N S x x x A1 0 - 0 2 O V E R A L L F L O O R P L A N S x x x A1 0 - 0 3 O V E R A L L F L O O R P L A N S x x x A1 0 - 0 6 R O O F P L A N S x x A1 1 - 0 1 L E V E L 0 1 F L O O R P L A N x x x A1 1 - 0 2 A L E V E L 0 2 F L O O R P L A N - A R E A A x x x A1 1 - 0 2 B L E V E L 0 2 F L O O R P L A N - A R E A B x x x A1 1 - 0 2 C L E V E L 0 2 F L O O R P L A N - A R E A C x x x A1 1 - 0 3 A L E V E L 0 3 F L O O R P L A N - A R E A A x x x A1 1 - 0 3 B L E V E L 0 3 F L O O R P L A N - A R E A B x x x A1 1 - 0 3 C L E V E L 0 3 F L O O R P L A N - A R E A C x x x A1 1 - 0 4 A L E V E L 0 4 F L O O R P L A N - A R E A A x x x SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP FINAL PUD APPLICATION JUNE 06, 2016 6 / 2 4 / 2 0 1 6 1 0 : 1 1 : 3 5 A M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ K A w a t s o n . r v t G00-01INDEX OF DRAWINGSCheckerAuthor051571.001 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 SELECTIVE SITE DEMOLITION NOTES AND DETAILS SELECTIVE SITE DEMOLITION PLAN - PHASE TWO TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 GRADING, DRAINAGE, AND EROSION CONTROL NOTES AND DETAILS GRADING, DRAINAGE, AND EROSION CONTROL PLAN - PHASE TWO TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 UTILITY NOTES AND DETAILS F D C TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 UTILITY NOTES AND DETAILS TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 UTILITY PLAN - PHASE TWO TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 SANITARY SEWER AND STORM SEWER SCHEDULES PUBLIC WATERMAIN PLAN AND PROFILE TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 PAVING AND GEOMETRIC NOTES AND DETAILS TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 PAVING AND GEOMETRIC PLAN - PHASE TWO TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 WOODED AREA TRAIL PLAN - PHASE TWO TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 STORM WATER POLLUTION PREVENTION PLAN 1 STORM WATER POLLUTION PREVENTION PLAN - PHASE TWO TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 05-02-2016 NOT FOR CONSTRUCTION PUD APPLICATION MAY 02, 2016 TRUCK TURNING MOVEMENT PLAN EXHIBIT-1 TJC WH-NA 15401 KAB P E R K I N S + W I L L SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART CONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will 4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 5930 Brooklyn Boulevard www.bkbm.com (763) 843-0420 Fax: (763) 843-0421 Minneapolis, MN 55429-2518 I hereby certify that this plan, specification 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. Date Lic. No. 52209 KEVIN A. BOHL 06-06-2016 NOT FOR CONSTRUCTION PHASE 2 - PUD APPLICATION JUNE 6, 2016 TRUCK TURNING MOVEMENT PLAN EXHIBIT-4 MA I N S I T E E N T R Y GU E S T D R O P O F F CO U N T Y R O A D F WO O D L A N D T R A I L S (1 5 1 0 L F I N C R U S H E D AG G R E G A T E ) CH I L D C A R E P L A Y G R O U N D VI S I T O R E N T R A N C E EX I S T I N G C O R P O R A T E B U I L D I N G MA R K E D P E D E S T R I A N C R O S S W A L K NO R T H L O T 65 9 S T A L L S LA W N O P E N T U R F VI S I T O R P A R K I N G SE R V I C E L O A D I N G D O C K NO R T H W E S T L O T 43 5 S T A L L S WE S T L O T 32 0 S T A L L S SO U T H L O T 26 7 S T A L L S PH A S E 2 P H A S E 2 P H A S E 2 PH A S E 1 EX I S T I N G R E S E A R C H & D E V E L O P M E N T B U I L D I N G (6 2 , 5 0 0 S F ) EX IST ING CORP ORA TE BUI LDIN G (201,30 0 GSF) PR O P O S E D C O R P O R A T E B U I L D I N G ( 5 0 , 4 4 4 S F ) - T O T A L 1 5 5 , 0 0 0 G S F HE I G H T O F R O O F M O U N T E D M E C H A N I C A L E Q U I P M E N T : 1 4 ' - 8 " HE I G H T O F M E C H A N I C A L E Q U I P M E N T S C R E E N I N G : 1 2 ' - 6 " PR O P E R T Y L I N E 2 8 ' - 9 " 3 8 4 ' 5 0 ' 64 5 ' LO T C O V E R A G E : PA R K I N G L O T A N D P L A N T I N G I S L A N D S : 1 3 2 ' 4 1 3 ' 1 6 4 ' 19 1 ' 77 3 ' _ 3 9 1 ' 3 9 0 ' LEXINGTON AVE N TO T A L L E N G T H O F S I D E W A L K : (E X C L U D I N G W O O D L A N D T R A I L S ) 12 1 0 L F IN E X P O S E D A G G R E G A T E C O N C R E T E 1 " = 5 0 ' - 0 " 1 _L A Y O U T P L A N 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 2 : 4 7 : 2 4 P M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-04SITE PLANCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.494184 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE L0 4 - 0 4 B 1 Si m Ch i l d C a r e P l a y g r o u n d CE N T R A L P L A Z A - NA T I V E P L A N T I N G A R E A : 8 7 5 0 S F - LA W N : 7 4 8 2 S F - CR U S H E D A G G R E G A T E : 3 3 0 0 S F - CO N C R E T E S E A T W A L L : 1 5 0 L F - EX P O S E D A G G R E G A T E C O N C R E T E PA V I N G : 4 2 3 0 4 S F OU T D O O R R O O F T E R R A C E - LA N D S C A P E A R E A : 6 6 7 6 S F - RO O F P A V E M E N T : 9 8 0 2 S F - AG G R E G A T E M U L C H : 1 7 4 8 S F - AL L O W A N C E F O R O U T D O O R TA B L E S , C H A I R S , B E N C H / L O U N G E SE A T I N G , G A S F I R E P L A C E + CO N N E C T I O N , A N D R A I S E D PL A N T E R S CE N T R A L P L A Z A OU T D O O R R O O F T E R R A C E LA W N DI N I N G T E R R A C E PR O P O S E D C O R P O R A T E B U I L D I N G ( 5 0 , 4 4 4 S F ) - T O T A L 1 5 5 , 0 0 0 G S F HE I G H T O F M E C H A N I C A L E Q U I P M E N T A B O V E R O O F : 1 5 ' - 6 " RE S E A R C H & D E V E L O P M E N T BU I L D I N G RE S E A R C H & D E V E L O P M E N T SE R V I C E / D E L I V E R Y VI S I T O R DR O P O F F BI C Y C L E P A R K I N G 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 3 8 : 0 2 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-04ACOURTYARDENLARGEMENT PLANCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.4941 1 " = 2 0 ' - 0 " 1 _C O U R T Y A R D E N L A R G E M E N T P L A N 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE 9 6 7 9 6 8 9 6 9 9 7 0 9 7 1 9 7 2 9 7 3 9 7 4 9 7 5 EX P O S E D AG G R E G A T E PA V I N G SA L V A G E D L O G S T U M P S SE C U R I T Y 5 ' H I G H M E T A L F E N C E 20 0 L F ( B A S E B I D I T E M ) ST O N E B L O C K S ( A L T E R N A T I V E B I D I T E M ) BU F F E R P L A N T I N G A R E A 8 2 0 S F SA L V A G E D L O G S F R O M S I T E CR U S H E D A G G R E G A T E P A V I N G 1 3 9 4 S F EX P O S E D AG G R E G A T E PA V I N G OVERSTORY TREES (15)16" HIGH POURED IN PLACE CONCRETE SEAT WALLS 68 LF (ALTERNATIVE BID ITEM)CONCRETE STEPS (ALTERNATIVE BID ITEM)CONCRETE PAD 40 SF (ALTERNATIVE BID ITEM)SLIDE (ALTERNATIVE BID ITEM)STONE CLIMIBING ROCKS (ALTERNATIVE BID ITEM)PLAY STRUCTURE (ALTERNATIVE BID ITEM)- 5-12 AGE RANGE - LANDSCAPE STRUCTURE EVOS SYSTEMChild Care Playground Exposed Aggregate Paving: 1960 SF (Base Bid Item)Resilient Surface: 4115 SF (ALT Bid Item)Ground Level Planting Area: 2929 SF Buffer Planting Area: 820 SF Native Planting Area: 2024 SF SA L V A G E D L O G B A L A N C E B E A M NATIVE WOODLAND AREA 2929 SF 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 3 8 : 1 0 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-04BPLAYGROUNDENLARGEMENT PLANCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.4941 3 / 1 6 " = 1 ' - 0 " 1 _P L A Y G R O U N D E N L A R G E M E N T P L A N 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE P H A S E 2 P H A S E 2 P H A S E 1 CO U N T Y R O A D F LEXINGTON AVE N EX I S T I N G RE S E A R C H A N D D E V E L O P M E N T BU I L D I N G EX IST ING CORP ORA TE BUI LDIN G PR O P O S E D C O R P O R A T E B U I L D I N G 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 3 8 : 5 9 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-05LANDSCAPE PLANCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.494184 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 " = 5 0 ' - 0 " 1 _L A N D S C A P E P L A N SE E D M I X T Y P E A r e a BI G L E A F A S T E R 1 , 5 1 2 S F FE R N H A Y S C E N T E D 3 7 1 S F IN T E R R U P T E D F E R N 1 , 1 2 9 S F LI T T L E B L U E S T E M 4 , 3 5 7 S F PE N N S Y L V A N I A S E D G E 1 , 4 9 0 S F SA V A N N A H W I L D F L O W E R S M I X 8 , 4 6 8 S F SH A D E S E E D M I X 2 , 0 9 2 S F SH O R T G R A S S P R A I R I E M I X 2 , 2 9 4 S F SH R U B S 2 2 , 7 8 4 S F TU F T E D H A I R G R A S S 5 8 7 S F WI L D G I N G E R 2 , 3 9 2 S F WO O D L A N D M I X 1 7 4 , 5 3 9 S F Gr a n d t o t a l 2 2 2 , 0 1 5 S F TO T A L L A N D S C A P E Z O N E C O V E R E D I N T R E E S , S H R U B S , O R PE R E N N I A L S : 1 , 2 3 8 , 4 9 0 ( 5 7 . 3 9 % ) S F TO T A L L A N D S C A P E Z O N E C O V E R E D I N P E R E N N I A L S A N D / O R SH R U B B E R Y : 2 2 5 , 0 5 6 S F ( 1 0 . 0 4 % ) TR E E S C H E D U L E ( P H A S E 2 ) Ty p e M a r k Ca l i p e r S i z e H e i g h t Pl a n t C o m m o n N a m e L a t i n D e s c r i p t i o n P h a s e 2" 2 . 5 " 3 " 3 . 5 " 4 " 4 . 5 " 5 " 6 ' 8 ' AR 0 0 0 5 0 1 3 1 0 0 0 R e d m a p l e A c e r r u b r u m D E C I D U O U S P h a s e 2 AS 0 1 4 0 5 0 1 1 1 0 0 0 S u g a r m a p l e A c e r s a c c h a r u m D E C I D U O U S P h a s e 2 BP A 0 4 0 2 5 0 4 0 0 0 P a p e r b i r c h B e t u l a p a p y r i f e r a D E C I D U O U S P h a s e 2 CA 0 0 0 1 1 0 0 0 0 0 S u g a r m a p l e A c e r s a c c h a r u m D E C I D U O U S P h a s e 2 CC 0 5 0 1 3 0 2 3 5 0 0 I r o n w o o d C a r i p i n u s c a r o l i n i a n a D E C I D U O U S P h a s e 2 CC O 0 5 0 1 0 0 0 0 0 B i t t e r n u t h i c k o r y C a r y a c o r d i f o r m i s D E C I D U O U S P h a s e 2 CO 0 9 0 7 0 3 1 1 0 0 C o m m o n h a c k b e r r y C e l t i s o c c i d e n t a l i s D E C I D U O U S P h a s e 2 PT 0 1 9 1 2 1 0 0 1 8 1 0 0 Q u a k i n g a s p e n P o p u l u s t r e m u l o i d e s D E C I D U O U S P h a s e 2 QA 0 4 0 1 7 0 1 0 8 0 0 W h i t e O a k Q u e r c u s a l b a D E C I D U O U S P h a s e 2 QE 0 1 0 1 8 0 1 6 0 0 0 N o r t h e r n P i n O a k Q u e r c u s e l l i p s o i d a l i s D E C I D U O U S P h a s e 2 QM 0 1 4 0 3 0 0 1 8 2 0 0 B u r o a k Q u e r c u s m a c r o c a r p a D E C I D U O U S P h a s e 2 QR 0 7 0 6 0 3 7 0 0 N o r t h e r n r e d o a k Q u e r c u s r u b r a D E C I D U O U S P h a s e 2 TA 0 1 0 0 2 1 0 3 2 5 0 0 B a s s w o o d T i l i a a m e r i c a n a D E C I D U O U S P h a s e 2 UA L 0 1 4 0 7 2 7 8 0 0 P r a i r i e E x p e d i t i o n E l m U l m u s a m e r i c a n a ' l e w i s & c l a r k ' D E C I D U O U S P h a s e 2 UA P 0 1 7 0 1 1 5 1 5 6 0 0 P r i n c t o n E l m U l m u s a m e r i c a n a ' p r i n c t o n ' D E C I D U O U S P h a s e 2 57 5 0 1 2 3 1 2 1 8 7 7 1 7 3 7 3 0 0 PM A 0 0 0 0 0 0 0 1 1 1 3 B l a c k S p r u c e P i c e a m a r i a n a C O N I F E R O U S P h a s e 2 PN I 0 0 0 0 0 0 0 1 7 1 1 A u s t r i a n P i n e P i n u s n i g r a C O N I F E R O U S P h a s e 2 PS T 0 0 0 0 0 0 0 8 5 E a s t e r n W h i t e P i n e P i n u s s t r o b u s C O N I F E R O U S P h a s e 2 65 0 0 0 0 0 0 0 3 6 2 9 Gr a n d t o t a l : 6 4 0 0 1 2 3 1 2 1 8 7 7 1 7 3 7 3 3 6 2 9 SH R U B S C H E D U L E Ty p e M a r k C o m m o n N a m e S c i e n t i f i c N a m e AB L A l l e g h e n y B l a c k b e r r i e s A m s o n i a ' h u b r i c h t i i ' AM E B l a c k C h o k e b e r r y A r o n i a m e l a n o c a r p a CA M A m e r i c a n H a z e l n u t C o r y l u s a m e r i c a n a CC R B e a k e d H a z e l n u t C o r y l u s c o r n u t a CR A G r a y D o g w o o d A m s o n i a ' h u b r i c h t i i ' CS E R e d O s i e r D o g w o o d C o r n u s s e r i c e a ( s t o l o n i f e r a ) DL O B u s h H o n e y s u c k l e D i e r v i l l a l o n i c e r a PO P S n o w b e r r y S y m p h o r i c a r p o s a l b u s PV I C h o k e b e r r y P r u n s v i r g i n i a n a RA C P r i c k l y W i l d R o s e R o s a a c i c u l a r i s RG L S m o o t h S u m a c R h u s g l a b r a L SA L S n o w b e r r y S y m p h o r i c a r p o s a l b u s TV E B u s h H o n e y s u c k l e D i e r v i l l a l o n i c e r a VL E N a n n y b e r r y V i b u r n u m l e n t a g o VT R P r i c k l y W i l d R o s e R o s a a c i c u l a r i s Gr a n d t o t a l : 1 3 4 9 MARK ISSUE DATE QA 1- 5 TA 3- 5 QA 1- 5 UA P 1- 5 QR 2- 5 AR 2- 4 . 5 AS 3- 5 QM 2- 3 . 5 UA P 2- 2 . 5 CO 2- 2 . 5 QR 2- 2 . 5 QM 2- 2 . 5 QM 1- 4 . 5 QE 2- 4 . 5 QA 1- 4 . 5 CC O 1- 3 . 5 TA 2- 5 CC O 3- 2 . 5 QA 2- 2 . 5 CO 3- 4 . 5 UA L 2- 5 QR 1- 4 . 5 QA 2- 3 . 5 CO 2- 3 . 5 QM 1- 5 CC 1- 5 CC 1-5QM 4-2.5 AS 2-5 QM 2-2.5 AS 2-2.5 UA L 2- 3 . 5 TA 2- 3 . 5 AS 2- 3 . 5 QM 2- 3 . 5 TA 2- 3 . 5 QA 2- 3 . 5 UA P 2- 3 . 5 QR 2- 4 . 5 AR 2- 4 . 5 QR 5- 2 . 5 TA 8- 3 . 5 UAL 2-2.5 UAP 2-2.5 CO 3-5 QE 1- 4 . 5 PT 2- 4 . 5 PT 11 - 2 . 5 AS 5 AR 5 CO U N T Y R O A D F EX I S T I N G RE S E A R C H A N D D E V E L O P M E N T BU I L D I N G EX IST ING CORP ORA TE BUI LDIN G PR O P O S E D C O R P O R A T E B U I L D I N G AR 1- 4 . 5 CC 1- 3 . 5 PN I 4- 6 QM 1- 2 . 5 PS T 3- 6 PN I 2- 6 QM 3- 2 . 5 UA L 1- 4 . 5 PV I 23 VT R 12 DL O 12 PV I 4 PN I 3- 6 PS T 2- 8 PN I 1- 6 PM A 1- 6 PN I 4- 6 PS T 5- 6 PM A 2- 8 PMA 1-8 QE 8- 4 . 5 QA 3- 5 QA 2- 2 . 5 UA L 5- 5 AR 3- 4 . 5 CC 3- 5 CO 2- 2 . 5 CC 9- 4 . 5 AS 3- 3 . 5 PV I 39 QE 1- 2 . 5 UA P 1- 4 . 5 CO 3- 3 . 5 UA L 4- 4 UA P 2- 4 QM 3- 3 . 5 CC 3- 3 . 5 TA 6- 4 . 5 UA L 10 - 2 . 5 CC 2- 4 . 5 AS 9- 4 . 5 QE 9- 3 . 5 BP A 4- 4 . 5 CC 2- 3 . 5 BP A 1- 3 . 5 BP A 2- 3 . 5 TA 5- 4 . 5 UA P 6- 2 . 5 QR 6- 3 . 5 UA L 1- 4 TA 12 - 4 . 5 UA P 9- 4 . 5 CC 9- 4 . 5 TA 9- 4 . 5 QM 9- 4 . 5 AR 6- 5 BP A 14 - 3 . 5 QA 9- 4 . 5 QE 9- 3 . 5 QM 15 - 3 . 5 TA 9- 3 . 5 QA 9- 3 . 5 UA P 9- 3 . 5 CC 6- 3 . 5 QE 2- 4 . 5 CA 11 - 3 . 5 PNI 9-8 PT 10-3.5UAL5-3.5 AR 5-3.5 CO 2-5PST2-8AS2-4.5PMA1-8UAL1-4.5CCO2-2.5PMA2-6QM3-3.5PST1-8 UAP 5-4.5PNI1-8 AR 4- 5 QM 5- 3 . 5 AS 6- 2 . 5 AS 6- 2 . 5 CO 5- 2 . 5 UA P 5- 2 . 5 QM 1- 4 . 5 TA 1- 2 . 5 CC 1- 3 . 5 QM 3- 4 . 5 CC 3- 2 . 5 QM 4- 4 . 5 PT 4- 2 . 5 QR 1- 5 UA P 1- 4 UA L 1- 5 QE 1- 4 . 5 PN I 1- 8 CO 3- 5 PM A 2- 6 PN I 3- 6 QM 1- 5 PM A 4- 6 BP A 2- 2 . 5 UA P 1- 4 UA P 1- 4 AS 3- 5 PM A 3- 8 QR 1- 5 QM 2- 2 . 5 PT 2- 4 . 5 CO 2- 5 QA 2- 5 QA 1- 5 PM A 1- 8 QR 3- 5 AR 1- 4 . 5 BP A 2- 2 . 5 UA P 1- 5 QE 2- 4 . 5 TA 5-2.5TA 2-2.5CO1-5 UAP 1-5PT 5-2.5 UA P 4- 5 PM A 2- 6 PM A 5- 8 UA L 2- 2 . 5 UA L 2- 4 . 5 PT 1- 4 . 5 PT 12 - 3 CC 3- 4 . 5 AS 3- 5 RA C 11 VL E 7 VT R 11 RG L 11 VL E 12 AM E 6 CS E 8 SA L 4 SA L 6 VT R 13 PO P 7 CS E 5 VT R 7 VL E 9 PO P 15 SA L 7 RA C 10 AM E 10 DL O 10 CS E 80 CS E 39 CS E 9 DL O 66 TV E 8 RA C 9 PV I 18 AB L 13 AM E 8 CR A 17 CS E 11 DL O 12 DL O 10 PO P 22 PO P 13 RA C 10 TV E 8 PV I 9 RG L 11 CS E 6 CC R 10 CR A 13 CS E 10 CR A 6 AM E 15 AM E 7 DL O 12 SA L 13 AR 1- 5 PT 4- 4 . 5 CS E 11 PO P 8 AB L 17 SA L 10 CS E 9 VL E 10 AM E 10 DL O 10 ABL 11POP16DLO7PVI10CRA23POP10 RG L 10 SA L 11 VLE 12 AM E 15 RGL 25 AR 1- 5 PO P 10 ABL 9 CSE 11 DLO 11 POP 15 CSE 8 SAL 9 DLO 12 CS E 13 POP 10 RGL 8 DL O 39 CS E 13 PV I 11 UA L 3- 4 . 5 PT 3- 4 . 5 PT 6- 4 . 5 UA P 2- 2 . 5 CO 2- 3 . 5 QA 4- 3 . 5 TA 2-2.5 AR 1- 5 PV I 11 PV I 4 PV I 4 BP A 8- 3 . 5 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 3 9 : 4 3 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-06PHASE 2 LANDSCAPE PLANCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.494184 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com SH R U B S C H E D U L E - P H A S E 2 Qu a n t i t y T y p e M a r k C o m m o n N a m e S c i e n t i f i c N a m e 50 A B L A l l e g h e n y B l a c k b e r r i e s A m s o n i a ' h u b r i c h t i i ' 71 A M E B l a c k C h o k e b e r r y A r o n i a m e l a n o c a r p a 18 C C R B e a k e d H a z e l n u t C o r y l u s c o r n u t a 60 C R A G r a y D o g w o o d A m s o n i a ' h u b r i c h t i i ' 23 3 C S E R e d O s i e r D o g w o o d C o r n u s s e r i c e a ( s t o l o n i f e r a ) 20 1 D L O B u s h H o n e y s u c k l e D i e r v i l l a l o n i c e r a 12 3 P O P S n o w b e r r y S y m p h o r i c a r p o s a l b u s 12 9 P V I C h o k e b e r r y P r u n s v i r g i n i a n a 40 R A C P r i c k l y W i l d R o s e R o s a a c i c u l a r i s 65 R G L S m o o t h S u m a c R h u s g l a b r a L 61 S A L S n o w b e r r y S y m p h o r i c a r p o s a l b u s 16 T V E B u s h H o n e y s u c k l e D i e r v i l l a l o n i c e r a 47 V L E N a n n y b e r r y V i b u r n u m l e n t a g o 42 V T R P r i c k l y W i l d R o s e R o s a a c i c u l a r i s 11 5 6 TR E E S C H E D U L E - P H A S E 2 Ty p e M a r k Ca l i p e r S i z e H e i g h t Pl a n t C o m m o n N a m e L a t i n D e s c r i p t i o n 2" 2 . 5 " 3 " 3 . 5 " 4 " 4 . 5 " 5 " 6 ' 8 ' AR 0 0 0 5 0 1 3 1 0 0 0 R e d m a p l e A c e r r u b r u m D E C I D U O U S AS 0 1 4 0 5 0 1 1 1 0 0 0 S u g a r m a p l e A c e r s a c c h a r u m D E C I D U O U S BP A 0 4 0 2 5 0 4 0 0 0 P a p e r b i r c h B e t u l a p a p y r i f e r a D E C I D U O U S CA 0 0 0 1 1 0 0 0 0 0 S u g a r m a p l e A c e r s a c c h a r u m D E C I D U O U S CC 0 5 0 1 3 0 2 3 5 0 0 I r o n w o o d C a r i p i n u s c a r o l i n i a n a D E C I D U O U S CC O 0 5 0 1 0 0 0 0 0 B i t t e r n u t h i c k o r y C a r y a c o r d i f o r m i s D E C I D U O U S CO 0 9 0 7 0 3 1 1 0 0 C o m m o n h a c k b e r r y C e l t i s o c c i d e n t a l i s D E C I D U O U S PT 0 1 9 1 2 1 0 0 1 8 1 0 0 Q u a k i n g a s p e n P o p u l u s t r e m u l o i d e s D E C I D U O U S QA 0 4 0 1 7 0 1 0 8 0 0 W h i t e O a k Q u e r c u s a l b a D E C I D U O U S QE 0 1 0 1 8 0 1 6 0 0 0 N o r t h e r n P i n O a k Q u e r c u s e l l i p s o i d a l i s D E C I D U O U S QM 0 1 4 0 3 0 0 1 8 2 0 0 B u r o a k Q u e r c u s m a c r o c a r p a D E C I D U O U S QR 0 7 0 6 0 3 7 0 0 N o r t h e r n r e d o a k Q u e r c u s r u b r a D E C I D U O U S TA 0 1 0 0 2 1 0 3 2 5 0 0 B a s s w o o d T i l i a a m e r i c a n a D E C I D U O U S UA L 0 1 4 0 7 2 7 8 0 0 P r a i r i e E x p e d i t i o n E l m U l m u s a m e r i c a n a ' l e w i s & c l a r k ' D E C I D U O U S UA P 0 1 7 0 1 1 5 1 5 6 0 0 P r i n c t o n E l m U l m u s a m e r i c a n a ' p r i n c t o n ' D E C I D U O U S 57 5 0 1 2 3 1 2 1 8 7 7 1 7 3 7 3 0 0 PM A 0 0 0 0 0 0 0 1 1 1 3 B l a c k S p r u c e P i c e a m a r i a n a C O N I F E R O U S PN I 0 0 0 0 0 0 0 1 7 1 1 A u s t r i a n P i n e P i n u s n i g r a C O N I F E R O U S PS T 0 0 0 0 0 0 0 8 5 E a s t e r n W h i t e P i n e P i n u s s t r o b u s C O N I F E R O U S 65 0 0 0 0 0 0 0 3 6 2 9 Gr a n d t o t a l : 6 4 0 0 1 2 3 1 2 1 8 7 7 1 7 3 7 3 3 6 2 9 1 " = 4 0 ' - 0 " 1 _P H A S E 2 L A N D S C A P E P L A N ( P U D ) MARK ISSUE DATE 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 4 0 : 0 0 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-07DTREE SURVEYCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.4941 1 " = 5 0 ' - 0 " 1 PU D T R E E S U R V E Y 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE DU R I N G T H E S P R I N G P L A N T I N G S E A S O N , A N Y E V E R G R E E N P L A N T DE L I V E R E D W I T H N E W G R O W T H I N A D V A N C E S T A G E O F C A N D L I N G OU T W I L L B E R E J E C T E D . E V E R G R E E N T R E E S N O T F U L L Y BR A N C H E D F R O M B O T T O M T O T O P W I L L B E R E J E C T E D A N D T H O S E WI T H T E R M I N A L L E A D E R S E X C E E D I N G 3 0 0 M M ( 1 2 " ) I N L E N G T H W I L L AL S O B E R E J E C T E D . ST A K E T R E E S O N L Y A S S P E C I F I E D A T T H E D I R E C T I O N O F LA N D S C A P E A R C H I T E C T . MA R K T H E N O R T H S I D E O F T H E T R E E I N T H E N U S E R Y , A N D R O T A T E TR E E T O F A C E N O R T H I N T H E F I E L D . SE T T O P O F R O O T B A L L F L U S H T O G R A D E O R 1 - 2 I N . H I G H E R I N SL O W L Y D R A I N I N G S O I L S . CO N T R A C T O R I S R E S P O N S I B L E F O R T E S T I N G P E R C O L A T I O N R A T E S PR I O R T O P L A N T I N G . N O T I F Y L A N D S C A P E A R C H I T E C T O F A N Y PO T E N T I A L D R A I N A G E I S S U E S P R I O R T O F I N A L P L A N T I N G . I N S T A L L AP P R O V E D D R A I N A G E M A T E R I A L S A S D I R E C T E D . AD D M Y C O R R I Z A L T R A N S P L A N T I N O C U L A N T A T P L A N T I N G T I M E P E R MA N U F A C T U R E R ' S D I R E C T I O N S . IF P L A N T I S S H I P P E D W I T H A C O N T A I N E R A R O U N D T H E R O O T B A L L , SL I C E S I D E S O F C O N T A I N E R A N D R E M O V E C O M P L E T E L Y . U S E FI N G E R S O R S M A L L H A N D T O O L S T O P U L L R O O T S O U T O F T H E OU T E R L A Y E R O F P O T T I N G S O I L , T H E N C U T O R P U L L A P A R T A N Y CI R C L I N G R O O T S . SE T T R E E P L U M B A N D M A I N T A I N T HR O U G H O U T W A R R A N T Y P E R I O D . R E M O V E A L L F L A G G I N G A N D L A B E L S . EA C H T R E E M U S T B E P L A N T E D S U C H T H A T T H E R O O T F L A R E I S VI S I B L E A T T H E T O P O F T H E R O OT B A L L . T R E E S W H E R E T H E R O O T FL A R E I S N O T V I S I B L E S H A L L B E R E J E C T E D . D O N O T C O V E R T H E TO P O F T H E R O O T B A L L W I T H S O I L . R O O T B A L L S D E L I V E R E D W I T H TH E R O O T F L A R E M O R E T H A N 4 " B E L O W T H E T O P O F T H E B A L L W I L L BE R E J E C T E D . MU L C H A S S P E C I F I E D , D O N O T P L A C E M U L C H I N C O N T A C T W I T H TR E E T R U N K , M A I N T A I N T H E M U L C H W E E D - F R E E F O R T H E DU R A T I O N O F T H E W A R R A N T Y P E R I O D . P L A C E M U L C H W I T H I N 4 8 HO U R S O F S E C O N D W A T E R I N G . DI G H O L E 3 x R O O T B A L L D I A . O R AS S P E C I F I E D F O R SO I L C O N D I T I O N EN C O U N T E R E D W I T H T A P E R E D S I D E S . S C A R I F Y T H E S I D E S A N D BO T T O M O F T H E H O L E B E F O R E P L A C I N G T H E T R E E I N T H E PL A N T I N G H O L E . B A C K F I L L 2 / 3 W I T H M O D I F I E D P L A N T I N G S O I L A S SP E C I F I E D F O R T H E S P E C I F I C S O I L C O N D I T I O N E N C O U N T E R E D A N D WA T E R T H O R O U G H L Y W I T H I N 2 H O U R S . B A C K F I L L R E M A I N I N G 1 / 3 WI T H I N 4 8 H O U R S A N D C O N S T R U C T 4 " H I G H E A R T H S A U C E R BE Y O N D E D G E O F R O O T B A L L A N D W A T E R T H O R O U G H L Y . RE M O V E A L L T W I N E , R O P E A N D W I R E , A N D B U R L A P F R O M T O P 1 / 3 OF R O O T B A L L O R T O 2 N D R I N G O F W I R E B A S K E T , W H I C H E V E R I S GR E A T E R . R E M O V E A L L P L A S T I C W R A P O R R O P E F R O M E N T I R E BA L L . IF P L A N T I S S H I P P E D W I T H A W I R E B A S K E T A R O U N D T H E R O O T BA L L , C U T T H E W I R E B A S K E T I N F O U R P L A C E S A N D F O L D D O W N IN T O P L A N T I N G H O L E . PL A C E R O O T B A L L O N F I R M U N E X C A V A T E D O R T A M P E D S O I L . TA M P S O I L A R O U N D B A S E O F R O O T B A L L F I R M L Y W I T H F O O T PR E S S U R E S O T H A T R O O T B A L L D O E S N O T S H I F T . X = M I N I M U M W I D T H O F P R E P A R E D SO I L F O R S O I L C O N D I T I O N S 4" T O 6 " D E E P E R TH A N R O O T B A L L SE T T R E E P L U M B A N D M A I N T A I N T H R O U G H O U T W A R R A N T Y P E R I O D . R E M O V E A L L F L A G G I N G A N D L A B E L S . EA C H T R E E M U S T B E P L A N T E D S U CH T H A T T H E R O O T F L A R E I S VI S I B L E A T T H E T O P O F T H E R O O T B A L L . T R E E S W H E R E T H E R O O T FL A R E I S N O T V I S I B L E S H A L L B E R E J E C T E D . D O N O T C O V E R T H E TO P O F T H E R O O T BA L L W I T H S O I L . R O O T B A L L S D E L I V E R E D W I T H TH E R O O T F L A R E M O R E T H A N 4 " BE L O W T H E T O P O F T H E B A L L W I L L BE R E J E C T E D . MU L C H A S S P E C I F I E D , D O N O T P LA C E M U L C H I N C O N T A C T W I T H TR E E T R U N K , M A I N T A I N T H E MU L C H W E E D - F R E E F O R T H E DU R A T I O N O F T H E W A R R A N T Y P E R IO D . P L A C E M U L C H W I T H I N 4 8 HO U R S O F S E C O N D W A T E R I N G . DI G H O L E 3 x R O O T B A L L D I A . O R A S S P E C I F I E D F O R S O I L C O N D I T I O N EN C O U N T E R E D W I T H T A P E R E D S I D E S. S C A R I F Y T H E S I D E S A N D BO T T O M O F T H E H O L E B E F O R E PL A C I N G T H E TR E E I N T H E PL A N T I N G H O L E . B A C K F I L L 2 / 3 W I TH M O D I F I E D P L A N T I N G S O I L A S SP E C I F I E D F O R T H E S P E C I F I C S O I L C O N D I T I O N E N C O U N T E R E D A N D WA T E R T H O R O U G H L Y W I T H I N 2 H O U R S . B A C K F I L L R E M A I N I N G 1 / 3 WI T H I N 4 8 H O U R S A N D C O N S T R U C T 4 " H I G H E A R T H S A U C E R BE Y O N D E D G E O F R O O T B A L L A N D W A T E R T H O R O U G H L Y . RE M O V E A L L T W I N E , R O P E A N D W IR E , A N D B U R L A P F R O M T O P 1 / 3 OF R O O T B A L L O R T O 2 N D R I N G OF W I R E B A S K E T , W H I C H E V E R I S GR E A T E R . R E M O V E A L L P L A S T I C W R A P O R R O P E F R O M E N T I R E BA L L . IF P L A N T I S S H I P P E D W I T H A W I R E B A S K ET A R O U N D T H E R O O T BA L L , C U T T H E W I R E B A S K E T I N F O U R P L A C E S A N D F O L D D O W N IN T O P L A N T I N G H O L E . PL A C E R O O T B A L L O N F I R M U N EX C A V A T E D O R T A M P E D S O I L . TA M P S O I L A R O U N D B A S E O F R OO T B A L L F I R M L Y W I T H F O O T PR E S S U R E S O T H AT R O O T B A L L D OE S N O T S H I F T . X = M I N I M U M W I D T H O F P R E P A R E D SO I L F O R S O I L C O N D I T I O N S 4" T O 6 " D E E P E R TH A N R O O T B A L L DO N O T H E A V I L Y P R U N E T H E T R E E A T P L A N T I N G . P R U N E O N L Y C R O S S O V E R LI M B S , C O - D O M I N A N T L E A D E R S A N D B R O K E N O R D E A D B R A N C H E S , S O M E IN T E R I O R T W I G S A N D L A T E R A L B R A NC H E S M A Y B E P R U N ED ; H O W E V E R D O NO T R E M O V E T H E T E R M I N A L B U D S O F B R A N C H E S T H A T E X T E N D T O T H E ED G E O F T H E C R O W N . DU R I N G T H E S P R I N G P L A N TI N G S E A S O N , A N Y E V E R G R E E N P L A NT D E L I V E R E D WI T H N E W G R O W T H I N A D V A N C E S T A G E O F C A N D L I N G O U T W I L L B E RE J E C T E D . E V E R G R E E N T R E E S N O T F U L L Y B R A N C H E D F R O M B O T T O M T O TO P W I L L B E R E J E C T E D A N D T H O S E W I T H T E R M I N A L L E A D E R S E X C E E D I N G 30 0 M M ( 1 2 " ) I N L EN G T H W I L L A L S O B E R E J E C T E D . ST A K E T R E E S O N L Y A S SP E C I F E D A T T H E D I R E C T I O N O F L A N D S C A P E AR C H I T E C T WR A P T R E E T R U N K S A S S P E C I F I E D . MA R K T H E N O R T H S I D E O F T H E T R E E I N T H E N U S E R Y , A N D R O T A T E T R E E TO FA C E N O R T H I N T H E F I E L D . SE T T O P O F R O O T B A L L F L U S H T O G R A D E O R 1 - 2 I N . H I G H E R I N S L O W L Y DR A I N I N G S O I L S . CO N T R A C T O R I S R E S P O N S I B L E F O R T E S T I N G P E R C O L A T I O N R A T E S P R I O R T O PL A N T I N G . N O T I F Y L A N D S C A P E A R C H I TE C T O F A N Y P O T E N T I A L D R A I N A G E IS S U E S P R I O R T O F I N A L P L A N T I N G . I N S TA L L A P P R O V E D D R A I N A G E MA T E R I A L S A S D I R E C T E D . AD D M Y C O R R I Z A L T R A N S P L A N T I N O C UL A N T A T P L A N T I N G T I M E P E R MA N U F A C T U R E R ' S D I R E C T I O N S . IF P L A N T I S S H I P P E D W I T H A C O N T A IN E R A R O U N D T H E R OO T B A L L , S L I C E SI D E S O F C O N T A I N E R A N D R E M O V E C O M P L E T E L Y . U S E F I N G E R S O R S M A L L HA N D T O O L S T O P U L L R O O T S O U T O F T H E O U T E R L A Y E R O F P O T T I N G S O I L , TH E N C U T O R P U L L A P A R T A N Y C I R C L I N G R O O T S . TO I M P R O V E T R A N S P L A N T I N G S U C C E S S T H E F O L L O W I N G V A R I E T I E S S H O U L D BE S P R I N G P L A N T E D O N L Y : B I R C H , B LU E B E E C H , E L M , G I N K O , I R O N W O O D, OA K , P A G O D A D O G W O O D , P O P L A R , P R U N U S S P . , R E D M A P L E , A N D W I L L O W . SE T R O O T M A S S 1 " A B O V E F I N I S H E D G R A D E 3" S H R E D D E D H A R D W O O D M U L C H AN D P R E E M E R G E N T H E R B I C I D E , DO N O T P L A C E M U L C H I N C O N T A C T W I T H P L A N T S T E M PR E P A R E D P L A N T I N G S O I L FI N I S H E D G R A D E GR A D I N G P L A N FO R S P A C I N G RE F E R T O P L A N ED G E C O N D I T I O N VA R I E S SE T P L A N T S O N D I S T U R B E D O R FI R M E D S O I L HA N D L O O S E N R O O T S O F C O N T A I N E R M A T E R I A L SE T T O P O F R O O T B A L L 2 " - 3 " AB O V E F I N I S H E D G R A D E SC O R E B A L L I F R O O T B O U N D ; CU T A W A Y E N C I R C L I N G RO O T S PR E P A R E D P L A N T I N G S O I L NO T E S : - A L L P L A N T S T O B E I N S T A L L E D I N S T A G G E R E D R O W S U N L E S S O T H E R W I S E N O T E D O N P L A N S - M A K E T O P O F M U L C H F L U S H W I T H T O P O F R O O T B A L L - K E E P M U L C H O F F C R O W N O F P L A N T A N D B R A N C H E S 3" S H R E D D E D HA R D W O O D M U L C H AN D P R E E M E R G E N T HE R B I C I D E FI N I S H E D G R A D E S E E GR A D I N G P L A N SE T P L A N T O N U N D I S T U R B E D O R F I R M E D G R A D E V A R I E S V A R I E S PL U G S , RE F E R T O S C H E D U L E F O R S P E C I E S , GR O U P I N C L U S T E R S O F 3 - 5 P L A N T S SP A C E A L L P L U G S A S I N D I C A T E D PL U G L E G E N D PL U G 1 PL U G 2 PL U G 3 TR I A N G U L A R P L A N T S P A C I N G C H A R T F O R PL U G S RO W "D " 15 " O . C . 1 2 " O . C . 18 " O . C . 1 5 " O . C . 24 " O . C . 2 1 " O . C . 36 " O . C . 3 1 " O . C . "A " PL U G ( T Y P ) "D " " A " "D " P L U S 6 " H A L F S P A C I N G PL U S 6 " HA L F S P A C I N G PE R E N N I A L B E D CO N C R E T E S I D E W A L K O R BE D E D G E 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 4 0 : 0 8 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-08PLANTING DETAILSCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.494184 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.comIRRIGATION NOTES:G3040 IRRIGATION SYSTEM A. Traditional Irrigation System (Base bid item)a. Contractor is to design the system for complete coverage of identified landscape planting areas and landscape plant materials.b. Defined plantings will be irrigated with a high-efficiency irrigation system compatible with the existing system on the campus. Irrigation zones to be separated by plant type. Drip line will be used in defined shrub beds. See plans for proposed locations.c. Water Source: Potable water d. Irrigation zone cont rol shall be automatic and manual operation with co ntroller and automatic control valves and system to include Turf guard product.e. Location of Sprinklers and Specialties: Design location is diagrammatic/ approximate. Make minor adjustments necessary to avoid plantings and obstructions such as signs, fencing and light standards. Maintain 100 percent irrigation coverage of areas indicated.f. Minimum Working Pressures: The following are minimum pressure requirements for piping,valves, and specialties unless otherwise indicated:g. Minimum Working Pressures:i. Irrigation Main Piping: 200 psig.ii. Circuit Piping: 100 psig.B. Recycled Roof Water Irrigation System (Alternate bid item)a. Contractor is to design the system for complete coverage of identified landscape planting areas and landscape plant materials.b. Defined plantings will be irrigated with a high-efficiency irrigation system compatible with the existing system on the campus. Irrigation zones to be separated by plant type. Drip line will be used in defined shrub beds. See plans for proposed locations.c. Water Source: Recycl ed roof drainage from on-site storage.d. 20,000-30,000 gal. Ci stern(s) for storage of captured roof drainage. Cistern to be incorporated and designed in coordination with the stormwater cachment system located on the north side of the new corporate headquarters building.e. Pump station for filtering system and wet well with sump will be necessary for reuse of recycled roof drainage from on-site storage.f. Irrigation zone control shall be automatic and manual operation with co ntroller and automatic control valves and system to include Turf guard product.g. Location of Sprinklers and Specialties: Design location is diagrammatic/ approximate. Make minor adjustments necessary to avoid plantings and obstructions such as signs, fencing and light standards. Maintain 100 percent irrigation coverage of areas indicated.h. Minimum Working Pressures: The following are minimum pressure requirements for piping,valves, and specialties unless otherwise indicated:i. Minimum Working Pressures:i. Irrigation Main Piping: 200 psig.ii. Circuit Piping: 100 psig 1 " = 1 ' - 0 " 1 _P E R E N N I A L P L A N T I N G , T Y P . 1 " = 1 ' - 0 " 2 _S H R U B P L A N T I N G , T Y P . 1 / 2 " = 1 ' - 0 " 3 _P L U G L A Y O U T 1 " = 1 ' - 0 " 4 _P L U G S P A C I N G 1 " = 1 ' - 0 " 5 BE D L A Y O U T A T W A L K I N G S U R F A C E , TY P . _ 1 " = 1 ' - 0 " 6 _E V E R G R E E N T R E E P L A N T I N G , T Y P . 1 " = 1 0 0 ' - 0 " 7 _S H A D E T R E E P L A N T I N G , T Y P . MARK ISSUE DATE AC C E P T A B L E UN A C C E P T A B L E ZO N E 2 ZO N E 3 ZO N E 4 ZO N E 5 MA N . MI N N . IO W A N. D A K . S. D A K . NE B . KA N . MO . IL L . IN D . OH I O WI S . MI C H . ON T A R I O QU E B E C FO R A L L P L A N T S T O C K , D O C U M E N T A C C E P T A B I L I T Y FO R H A R D I N E S S I N T H E MI N N E S O T A Z O N E W H E R E TH E P R O J E C T S I T E I S L O C A T E D , A S FO L L O W S : A. P L A N T S T O C K C O N T I N U O U S L Y G R O W N F O R A T LE A S T T H E L A S T T W O Y E A R S W I T H I N T H E AC C E P T A B L E L I M I T S SH O W N . OR B. P L A N T S T O C K , G R O W N OU T S I D E T H E A C C E P T A B L E GR O W I N G R A N G E L I M I T S , H A VI N G T H E S E E D S O U R C E OR R O O T A N D G R A F T S T O C K O R I G I N A T I N G F R O M TH E A C C E P T A B L E L I M I T S SH O W N . ZO N E M A P ZO N E S L E G E N D T E M P E R A T U R E R A N G E 2 - 4 0 ° T O - 5 0 ° 3 - 3 0 ° T O - 4 0 ° 4 - 2 0 ° T O - 3 0 ° 4' O R A N G E S N O W F E N C E W I T H P O S T S 4 ' O . C . AT D R I P L I N E O F O U T ER M O S T B R A N C H E S OR A S S H O W N O N T R E E P R O T E C T I O N F O R GR O U P S O F E X I S T I N G T R E E S T O B E PR E S E R V E D . AL T E R N A T I V E L Y F O R T R E E S G R O W I N G I N WO O D L A N D S : F I N D C R I T I C A L R O O T RA D I U S ( C R R ) B Y M U L T I P L I N G D B H B Y 1 . 5 FO R O L D E R O R S E N S I T I V E S P E C I E S O R 1 . 0 FO R Y O U N G E R O R T O L E R A N T S P E C I E S . PL A C E P R O T E C T I O N F E N C E A T T H I S DI S T A N C E I N F E E T F RO M T H E T R U N K . D R I P L I N E D R I P L I N E EL E V A T I O N PL A N TY P E O F P L A N T B DE P T H O F MU L C H CO N I F E R O U S T R E E S 3' M I N . DE C I D U O U S T R E E S CO N I F E R O U S S H R U B S DE C I D U O U S S H R U B S MA C H I N E - M O V E D T R E E S 1 2 ' ' B E Y O N D E D G E O F H O L E 1. P U L L M U L C H B A C K N O L E S S T H A N 3 " A N D N O M O R E T H A N 6 " F R O M T R E E T R U N K S . 2. I F T H E M U C H D E P T H I S L E S S T H A N 3 " A D DI T I O N A L M U L C H I S R E Q U I R E D T O P R O V I D E TH E M I N I M U M D E P T H S P E C I F I E D I N C H A R T BE L O W . 3. S U B S I D I N G O R D E T E R I O R A T IN G M U L C H I S A C C E P T A B L E TH R O U G H O U T T H E C O N T R A C T IF T H E M U L C H D E P T H I S M A IN T A I N E D A T A M I N I M U M 3 " DE P T H . 4. M U L C H C O N T A M I N A T E D W I T H S O I L MU S T B E R E M O V E D A N D R E P L A C E D . A MU L C H L I N E T O CE N T E R O F P L A N T PE R E N N I A L S VI N E S 3' M I N . 3' M I N . 3' M I N . 2' M I N . 2' M I N . 4" - 6 " 4" - 6 " 4" - 6 " 4" - 6 " 4" - 6 " 3" - 4 " 4" - 6 " B A DR I V E T W O 1 /4 " O P P O S I N G R E B A R S T A K E S I N T O T H E RO O T B A L L 7 " F R O M T H E C E N T E R O F T H E T R E E S T E M T O A DE P T H O F 1 2 " . SE C U R E T H E M E S H C Y L I N D E R T O T H E O U T S I D E O F T H E ST A K E S U S I N G R A T C H E T - L O C K I N G T I E S A L O N G T H E O V E R L A P . S P A C E AP P R O X I M A T E L Y 4 " O N C E N T ER A L O N G T H E O V E R L A P . RA T C H E T - L O C K T I E S S H A L L B E N Y L O N A N D A T L E A S T 8" L O N G . EM B E D T H E L O W E R E D G E O F T H E M E S H C Y L I N D E R 1 " BE L O W T H E S O I L S U R F A C E W I T H O U T D I S T U R B I N G T H E TR E E R O O T S . CU T E D G E S W I L L N O T B E P E R M I T T E D A T T H E T O P O F TH E C Y L I N D E R . S T A K E W I L L B E F L U S H W I T H T H E T O P O F TH E C Y L I N D E R . MU L C H W I T H I N T H E C Y L I I N D E R S H A L L N O T E X C E E D 3 " DE P T H A N D S H A L L B E P U L L E D B A C K F R O M T H E T R U N K AS S P E C I F I E D I N M U L C H P L A C E M E N T D E T A I L . TH E B O T T O M W H O R L O F P I N E B R A N C H E S M A Y H A V E T O BE R E M O V E D T O P E R M I T I N S T A L L A T I O N O F 1 2 " M I N . HE I G H T R O D E N T G U A R D S . IN S T A L L O N A L L D E C I D U O U S , P I N E A N D L A R C H T R E E S , D O NO T I N S T A L L O N S P R U C E T R E E S . FO R M A D O U B L E - L A Y E R E D 1 5 " D I A M E T E R C Y L I N D E R U S I N G 1 /4 " G R I D G A L V A N I Z E D W E L D E D W I R E M E S H ( H A R D W A R E C L O T H ) . OV E R L A P T H E C U T E N D 2 " . 2 4 " M I N . H T . F O R D E C I D U O U S T R E E S AN D 1 2 " M I N . H T . P I N E T R E E S . 1 2 " M I N . 2 4 " M I N . , 1 2 " M I N . P I N E S DO N O T H E A V I L Y P R U N E T H E T R E E A T P L A N T I N G . P R U N E O N L Y C R O S S O V E R LI M B S , C O - D O M I N A N T L E A D E R S A N D BR O K E N O R D E A D B R A N C H E S , S O M E IN T E R I O R T W I G S A N D L A T E R A L B R A N C H E S M A Y B E P R U N E D ; H O W E V E R D O NO T R E M O V E T H E T E R M I N A L B U D S O F B R A N C H E S T H A T E X T E N D T O T H E ED G E O F T H E C R O W N . DU R I N G T H E S P R I N G P L A N T I N G S E A S O N , A N Y E V E R G R E E N P L A N T D E L I V E R E D WI T H N E W G R O W T H I N A D V A N C E S T A G E O F C A N D L I N G O U T W I L L B E RE J E C T E D . E V E R G R E E N TR E E S N O T F U L L Y B R A N C H E D F R O M B O T T O M T O T O P WI L L B E R E J E C T E D A N D T H O S E W I T H T E R M I N A L L E A D E R S E X C E E D I N G 3 0 0 M M (1 2 " ) I N L E N G T H W I L L A L S O B E R E J E C T E D . ST A K E T R E E S O N L Y A S S P E C I F I E D A T T H E D I R E C T I O N O F L A N D S C A P E AR C H I T E C T WR A P T R E E T R U N K S A S S P E C I F I E D . MA R K T H E N O R T H S I D E O F T H E T R E E I N T H E N U R S E R Y , A N D R O T A T E T R E E TO F A C E N O R T H I N T H E F I E L D . SE T T O P O F R O O T B A L L F L U S H T O G R A D E O R 1 - 2 I N . H I G H E R I N S L O W L Y DR A I N I N G S O I L S . CO N T R A C T O R I S R E S P O N S I B L E F O R T E S T I N G P E R C O L A T I O N R A T E S P R I O R T O PL A N T I N G . N O T I F Y L A N D S C A P E A R C H I T E C T O F A N Y P O T E N T I A L D R A I N A G E IS S U E S P R I O R T O F I N A L P L A N T I N G . I N S T A L L A P P R O V E D D R A I N A G E M A T E R I A L S AS D I R E C T E D . AD D M Y C O R R I Z A L T R A N S P L A N T I N O C UL A N T A T P L A N T I N G T I M E P E R MA N U F A C T U R E R ' S D I R E C T I O N S . IF P L A N T I S S H I P P E D W I T H A C O N T A I N E R A R O U N D T H E R O O T B A L L , S L I C E SI D E S O F C O N T A I N E R A N D R E M O V E C O M P L E T E L Y . U S E F I N G E R S O R S M A L L HA N D T O O L S T O P U L L R O O T S O U T O F T H E O U T E R L A Y E R O F P O T T I N G S O I L , TH E N C U T O R P U L L A P A R T A N Y C I R C L I N G R O O T S . TO I M P R O V E T R A N S P L A N T I N G S U C C E S S T H E F O L L O W I N G V A R I E T I E S S H O U L D B E SP R I N G P L A N T E D O N L Y : B I R C H , B L UE B E E C H , E L M , G I N K G O , I R O N W O O D , OA K , P A G O D A D O G W O O D , P O P L A R , P R U N U S S P . , R E D M A P L E , A N D W I L L O W . SE T T R E E P L U M B A N D M A I N T A I N T H R O U G H O U T W A R R A N T Y P E R I O D . R E M O V E A L L F L A G G I N G A N D LA B E L S . EA C H T R E E M U S T B E P L A N T E D S U C H T H A T T H E R O OT F L A R E I S V I S I B L E A T T H E T O P O F T H E R O O T BA L L . T R E E S W H E R E T H E R O O T F L A R E I S N O T V I S I B L E S H A L L B E R E J E C T E D . D O N O T C O V E R T H E TO P O F T H E R O O T B A L L W I T H S O I L . R O O T B A L L S D E L I V E R E D W I T H T H E R O O T F L A R E M O R E T H A N 2 " BE L O W T H E T O P O F T H E B A L L W I L L B E R E J E C T E D . MU L C H A S S P E C I F I E D , D O N O T P L A C E M U L C H I N C O N T A C T W I T H T R E E T R U N K , M A I N T A I N T H E MU L C H W E E D - F R E E F O R T H E D U R A T I O N O F T H E WA R R A N T Y P E R I O D . P L A C E M U L C H W I T H I N 4 8 HO U R S O F S E C O N D W A T E R I N G . DI G H O L E 3 x R O O T B A L L D I A . O R A S S P E C I F I E D FO R S O I L C O N D I T I O N E N C O U N T E R E D W I T H T A P E R E D SI D E S . S C A R I F Y T H E S I D E S A N D B O T T O M O F T H E H O L E B E F O R E P L A C I N G T H E T R E E I N T H E PL A N T I N G H O L E . B A C K F I L L 2 / 3 W I T H M O D I F I E D P L A N T I N G S O I L A S S P E C I F I E D F O R T H E S P E C I F I C S O I L CO N D I T I O N E N C O U N T E R E D A N D W A T E R T H O R O U G H L Y W I T H I N 2 H O U R S . B A C K F I L L R E M A I N I N G 1 / 3 WI T H I N 4 8 H O U R S A N D C O N S T R U C T 4 " H I G H E A R T H S A U C E R B E Y O N D E D G E O F R O O T B A L L A N D WA T E R T H O R O U G H L Y . RE M O V E A L L T W I N E , R O P E A N D W I R E , A N D B U R L A P F R O M T O P 1 / 3 O F R O O T B A L L O R T O 2 N D R I N G OF W I R E B A S K E T , W H I C H E V E R I S G R E A T E R . R E M O VE A L L P L A S T I C W R A P O R R O P E F R O M E N T I R E BA L L . IF P L A N T I S S H I P P E D W I T H A W I R E B A S K E T A R O U N D T H E R O O T B A L L , C U T T H E W I R E B A S K E T I N FO U R P L A C E S A N D F O L D D O W N I N T O P L A N T I N G H O L E . PL A C E R O O T B A L L O N F I R M U N E X C A V A T E D O R T A M P E D S O I L . TA M P S O I L A R O U N D B A S E O F R O O T B A L L F I R M L Y W I T H F O O T P R E S S U R E S O T H A T R O O T B A L L D O E S NO T S H I F T . SP A C E T R E E S A C C O R D I N G T O P L A N S . SE E P L A N T I N G D E T A I L S F O R I N S T A L L A T I O N RE Q U I R E M E N T S . TA M P S O I L A R O U N D R O O T B A L L B A S E A N D WA T E R I N G R I N G F I R M L Y W I T H F O O T PR E S S U R E S O T H A T R O O T B A L L D O E S N O T SH I F T . MA I N T A I N U N D I S T U R B E D S U B G R A D E U N D E R RO O T B A L L . EX T E N D E X C A V A T I O N A N D B A C K F I L L S O I L TO A P O I N T D O W N S L O P E E Q U A L T O O R LO W E R I N E L E V A T I O N S T H A N B O T T O M O F PL A N T I N G H O L E T O I N S U R E A D E Q U A T E DR A I N A G E I N H E A V Y S O I L S . G R A N U L A R SO I L M U S T B E A D D E D A S B A C K F I L L I N AR E A S O F P O O R D R A I N A G E . E X I S T I N G G R A D E EQ.EQ. P R P R.50PLANT SPACING (ON CENTER)P (FT.)P= PLANT SPACING R= ROW SPACING .43R (FT.).67 .58 .83 .72 1.00 .87 1.25 1.08 1.50 1.30 2.00 1.73 2.50 2.17 3.00 2.60 4.00 3.46 5.00 4.33 6.00 5.20 4 ' - 0 " 7 ' - 0 " TR E E W R A P P I N G : M A P L E S , L I N D E N S , HO N E Y L O C U S T , C R A B A P P L E S , A N D O T H E R T H I N BA R K E D T R E E S N E E D T O B E W R A P P E D T O T H E FI R S T B R A N C H . T R E E S SH O U L D B E W R A P P E D B Y NO V E M B E R A N D T H E W R A P P I N G S H O U L D B E RE M O V E D B Y M I D - M A Y . TR E E W R A P M A T E R I A L S H A L L B E 4 " W I D E BI T U M I N O U S I M P R E G N A T E D C R E P E P A P E R . A P P L Y FR O M R O O T F L A R E T O T H E F I R S T B R A N C H . W R A P PA P E R F R O M B O T T O M U P W I T H S U F F I C I E N T OV E R L A P T O C O V E R A L L B A R K . S E C U R E W I T H WE A T H E R R E S I S T A N T T A P E S P E C I F I C A L L Y DE S I G N E D F O R T R E E W R A P P I N G . 3" W I D E W E B B I N G M A T E R I A L A S S P E C I F I E D , R U B B E R H O S E S H A L L N O T B E A PP R O V E D F O R U S E . GA L V A N I Z E D W I R E O R C A B L E W I T H T U R N B U C K L E S TO T I G H T E N . WI R E O R C A B L E S I Z E S S H A L L B E A S F O L L O W S : TR E E S U P T O 2 . 5 I N . C A L I P E R - 1 4 G A U G E TR E E S 2 . 5 I N . T O 3 I N . C A L I P E R - 1 2 G A U G E 1. 5 " X 1 . 5 " H A R D W O O D S T A K E S O R O T H E R AP P R O V E D S T A K E M A T E R I A L . A L L S T A K E S S H A L L BE D R I V E N O U T S I D E T H E E D G E O F T H E R O O T B A L L . D R I V E S T A K E S M I N . 1 2 " I N T O U N D I S T U R B E D S O I L . IN S T A L L S T A K I N G A N D G U Y I N G I N T H R E E E V E N L Y SP A C E D L O C A T I O N S A R O U N D T H E T R E E . ST A K I N G S H A L L B E A S D I R E C T E D B Y T H E LA N D S C A P E A R C H I T E C T , I F T H E T R E E W I L L N O T BE A B L E T O S U P P O R T I T S E L F . TH E F O L L O W I N G A R E T H E O N L Y R E A S O N S T O ST A K E T R E E S : - T R E E S L O C A T E D I N V E R Y S A N D Y S O I L O R V E R Y WE T C L A Y S O I L . - T R E E S L O C A T E D I N A P L A C E O F EX T R E M E L Y W I N D C O N D I T I O N S . TI G H T E N W I R E O R C A B L E O N L Y E N O U G H T O K E E P FR O M S L I P P I N G . A L L O W F O R S O M E T R U N K MO V E M E N T . W E B B I N G S H A L L B E L O N G E N O U G H T O AC C O M M O D A T E 1 . 5 I N . OF G R O W T H A N D B U F F E R AL L B R A N C H E S F R O M T H E W I R E . TU C K A N Y L O O S E E N D S O F T H E W I R E O R C A B L E IN T O T H E W I R E W R A P S O T H A T N O S H A R P W I R E EN D S A R E E X P O S E D . AS S U R E T H A T T H E B E A R I N G S U R F A C E O F T H E WE B B I N G A G A I N S T T H E T R E E T R U N K I S A M I N I M U M OF 3 I N . W I D E . RE M O V E A L L S T A K I N G A S S O O N A S T H E T R E E H A S GR O W N S U F F I C I E N T R O O T S T O O V E R C O M E T H E PR O B L E M T H A T R E Q U I R E D T H E T R E E T O B E ST A K E D . S T A K E S S H A L L B E R E M O V E D N O L A T E R TH E E N D O F T H E F I R S T G R O W I N G S E A S O N A F T E R PL A N T I N G . 1' - 0 " IN S T A L L S T A K I N G A N D G U Y I N G I N T H R E E E V E N L Y SP A C E D L O C A T I O N S A R O U N D T H E T R E E . TR E E W R A P P I N G : M A P L E S , L I N D E N S , HO N E Y L O C U S T , C R A B A P P L E S , A N D O T H E R T H I N BA R K E D T R E E S N E E D T O B E W R A P P E D T O T H E FI R S T B R A N C H . T R E E S SH O U L D B E W R A P P E D B Y NO V E M B E R A N D T H E W R A P P I N G S H O U L D B E RE M O V E D B Y M I D - M A Y . 3" W I D E W E B B I N G M A T E R I A L A S S P E C I F I E D , R U B B E R H O S E S H A L L N O T B E A PP R O V E D F O R U S E . GA L V A N I Z E D W I R E O R C A B L E W I T H T U R N B U C K L E S TO T I G H T E N . WI R E O R C A B L E S I Z E S S H A L L B E A S F O L L O W S : TR E E S U P T O 4 I N . C A L I P E R - 1 2 G A U G E TR E E S 4 I N . A N D L A R G E R C A L I P E R - 9 G A U G E 30 " L O N G X 1 . 5 " X 1 .5 " H A R D W O O D S T A K E S O R OT H E R A P P R O V E D S T A K E M A T E R I A L . A L L S T A K E S SH A L L B E D R I V E N O U T S I D E T H E E D G E O F T H E RO O T B A L L . D R I V E S T A K E S I N T O U N D I S T U R B E D SO I L . PL A S T I C F L A G G I N G O R O T H E R V I S U A L M A R K E R O N EA C H W I R E ST A K I N G S H A L L B E A S D I R E C T E D B Y T H E LA N D S C A P E A R C H I T E C T , I F T H E T R E E W I L L N O T B E AB L E T O S U P P O R T I T S E L F . TH E F O L L O W I N G A R E T H E O N L Y R E A S O N S T O S T A K E TR E E S : - T R E E S L O C A T E D I N V E R Y S A N D Y S O I L O R VE R Y W E T C L A Y S O I L . - T R E E S L O C A T E D I N A P L A C E O F E X T R E M E L Y WI N D Y C O N D I T I O N S . TI G H T E N W I R E O R C A B L E O N L Y E N O U G H T O K E E P FR O M S L I P P I N G . A L L O W F O R S O M E T R U N K MO V E M E N T . W E B B I N G S H A L L B E L O N G E N O U G H T O AC C O M M O D A T E 1 . 5 I N . O F G R O W T H A N D B U F F E R A L L BR A N C H E S F R O M T H E W I R E . TU C K A N Y L O O S E E N D S O F T H E W I R E O R C A B L E IN T O T H E W I R E W R A P S O T H A T N O S H A R P W I R E EN D S A R E E X P O S E D . AS S U R E T H A T T H E B E A R I N G S U R F A C E O F T H E WE B B I N G A G A I N S T T H E T R E E T R U N K I S A M I N I M U M OF 3 I N . W I D E . RE M O V E A L L S T A K I N G A S S O O N A S T H E T R E E H A S GR O W N S U F F I C I E N T R O O T S T O O V E R C O M E T H E PR O B L E M T H A T R E Q U I R E D T H E T R E E T O B E S T A K E D . ST A K E S S H A L L B E R E M O V E D N O L A T E R T H E E N D O F TH E F I R S T G R O W I N G S E A S O N A F T E R P L A N T I N G . STRUCTURAL SLAB,SEE STRUCTURALLIVEROOF PLANTING TRAY4" PLANTING SOIL RIGID INSULATIONSLIP SHEETROCK MULCH BORDER METAL EDGEPARAPET WALL,SEE ARCHROOF GARDEN PLANTING,REFER TO PLANT SCHEDULE TYP.1' - 6" 1 ' - 0 " LE V E L 4 45 ' - 0 " 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 4 0 : 1 2 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-09PLANTING DETAILSCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.494184 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 " = 1 ' - 0 " 1 _A C C E P T A B L E G R O W I N G R A N G E 1 " = 1 0 0 ' - 0 " 2 _T R E E P R O T E C T I O N 1 " = 1 ' - 0 " 3 _P L A N T I N G M U L C H I N G 3 / 4 " = 1 ' - 0 " 4 _R O D E N T P R O T E C T I O N 3 / 4 " = 1 ' - 0 " 5 _P L A N T I N G S L O P E 3 / 4 " = 1 ' - 0 " 8 _P E R E N N I A L S P A C E 3 / 4 " = 1 ' - 0 " 6 _T R E E S T A K E U N D E R 3 I N 3 / 4 " = 1 ' - 0 " 7 _T R E E S T A K E O V E R 3 I N 1 " = 1 ' - 0 " 9 _G R E E N R O O F MARK ISSUE DATE NO R T H L O T 65 5 S T A L L S NO R T H W E S T L O T 43 5 S T A L L S WE S T L O T 32 0 S T A L L S SO U T H L O T 26 7 S T A L L S PR O O F O F PA R K I N G 46 1 S T A L L S EX I S T I N G C O R P O R A T E B U I L D I N G PR O P O S E D C O R P O R A T E B U I L D I N G P H A S E 2 PH A S E 1 EX ISTI NG CORPORA TE BUIL DING 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 4 0 : 2 3 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-10PROOF OF PARKINGCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.494184 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 " = 5 0 ' - 0 " 1 _P R O O F O F P A R K I N G MARK ISSUE DATE 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHARTCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL PUD APPLICATION 06/06/2016 N O T F O R C O N S T R U C T I O N 6 / 2 4 / 2 0 1 6 1 1 : 4 0 : 3 0 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ W a n g Y u . r v t L04-11SIGNAGECheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 551264001 Lexington Ave N. Arden Hills, MN LAND O'LAKESBKBMBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 PERKINS+WILLwww.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.4941 1 " = 5 0 ' - 0 " 1 _S I G N A G E P L A N EX I S T I N G C A B I N E T I S : 3 0 9 " w X 5 1 " X 2 8 " D E E P LO G O S I Z E : 3 0 " X 3 0 " LA R G E L E T T E R S : 2 0 " T A L L SM A L L L E T T E R S : 1 2 . 2 5 " T A L L EX I S T I N G S I G N A G E - L E X I N G T O N A V E PR O P O S E D S I G N A G E L O C A T I O N - C O U N T Y R O A D F (M O V E D F R O M P R E V I O U S L O C A T I O N @ E A S T D R I V E W A Y ) EX I S T I N G S I G N A G E - 6 9 4 M O N U M E N T EX I S T I N G C A B I N E T I S : 1 6 8 " w X 3 9 " X 9 " D E E P LO G O S I Z E : 1 6 " X 1 6 " LA R G E L E T T E R S : 1 0 . 5 " T A L L SM A L L L E T T E R S : 6 . 5 " T A L L BA R I S 1 4 3 . 5 " X 8 . 3 5 " EX I S T I N G C A B I N E T I S : 1 5 6" w X 2 7 " X 9 " D E E P LO G O S I Z E : 1 4 . 2 5 " X 1 4 . 2 5 " LA R G E L E T T E R S : 9 . 5 " T A L L SM A L L L E T T E R S : 5 . 5 " T A L L BA R I S 1 3 1 . 5 " X 5 . 7 5 " 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE - SI G N A G E A P P R O X . 4 ' - 0 " O F F O F G R O U N D (S I G N B O D Y S T A R T @ 1 ' - 8 " O F F O F G R O U N D ) - 13 ' - 0 " L O N G - 30 . 3 S Q . F T . S I G N C O P Y A R E A - MI N . 5 ' - 0 " S E T B A C K F R O M R O W . - SI G N A G E A P P R O X . 4 ' O F F O F G R O U N D (S I G N B O D Y S T A R T @ 1 ' - 8 " O F F O F G R O U N D ) - 13 ' - 0 " L O N G - 30 . 3 S Q . F T . S I G N C O P Y A R E A - MI N . 5 ' - 0 " S E T B A C K F R O M R O W . - SI G N A G E A P P R O X . 7 ' - 0 " O F F O F G R O U N D - 25 ' - 9 " L O N G - 10 9 S Q . F T . S I G N C O P Y A R E A F E C FE C FE C F E C UP 13 14 15 16 17 18 B C D 20 21 A A4 1 - 0 2 1 23 24 25 26 27 2829 H J K A4 2 - 0 2 1 CH A S E A B O V E EL E V 0 1 10 0 2 ST A I R 0 1 10 0 1 BO I L E R 10 0 4 DA T A 10 0 3 CO R R I D O R 10 0 0 SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 5 2 : 0 0 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-01LEVEL 01 FLOOR PLANCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 1 F L O O R P L A N 80 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE UP FECFEC F E C FE C F E C F E C 1 2 3 4 5 6 7 8 9 10 B C DA 2 A2 0 - 0 2 MU L T I - P U R P O S E 20 3 2 LO B B Y 20 3 1 FI R E C O M M A N D 20 4 2 MP O P 20 3 6 CREDIT UNION 2001 CONFERENCE A2150 LO B B Y 20 3 1 CONFERENCE A1489MALE TOILET RM 2004FEMALE TOILET RM 2005 CH A I R S T O R 20 3 2 D CH A I R S T O R 20 3 2 B EL E C M A I N 20 3 9 AV C A B I N E T 20 3 2 A CH A I R S T O R 20 3 2 G CH A I R S T O R 20 3 2 F CH A I R S T O R 20 3 2 C A43-022 A4 3 - 0 2 1 A4 1 - 0 1 1 WELLNESS 2002 PU M P R O O M 20 4 0 FE M A L E T O I L E T R O O M 20 3 4 MA L E T O I L E T R O O M 20 3 5 ST A I R 0 3 20 4 1 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28' - 0"28' - 0" BI K E S T O R A G E 20 3 3 CO R R I D O R 20 3 8 ST O R A G E 20 3 7 CH A I R S T O R 20 3 2 H MU L T I - P U R P O S E 20 3 2 MU L T I - P U R P O S E 20 3 2 AV C A B I N E T 20 3 2 E TO I L E T R O O M A2 4 3 2 2 A2 0 - 0 1 4 A2 0 - 0 2 NO R T H V E S T I B U L E 20 0 0 SE R V I C E Y A R D A2 2 2 0 A0 5 A0 2 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 1/ A 4 5 - 0 1 A45-01 23 B4 1 B4 1 A4 1 A4 1 B4 1 D4 1 B4 1 B4 1 A4 1 A4 1 B4 1 A4 1 A4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 A4 1 B4 1 B4 1 B4 1 A4 1 A41 A41 A4 1 A41 A41 A41 B41B41 A4 1 A4 1 A4 1 A4 1 D41 B4 1 B4 1 D41 B41 D41 B41 B41D41 B41 B41B41D41 B41 B41D41 B41 B41 B41 A41 D4 1 D4 1 IW IW IW IW IW IW RA M P D N DN A05 11 1 ' - 8 " 11 4 ' - 0 " 11 1 ' - 8 " IWA45-014 5 B4 1 B4 1 B4 1 SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 2 3 : 4 1 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-02ALEVEL 02 FLOOR PLAN - AREA ACheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 2 - A R E A A 80 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com<<< Indicates Sheet Keynote on Plan A02 STAINLESS STEEL FLOOR GRATE.A05 TURNSTILES.MARK ISSUE DATE FE C FE C FE C FE C UP UP UP UP 2 A2 0 - 0 1 10 11 13 14 15 16 17 18 B C D 12 A 3 A2 0 - 0 2 5 A2 0 - 0 2 11 . 2 CHILD CARE RM 2023 CH I L D C A R E R M 20 2 4 CH I L D C A R E R M 20 2 5 CH I L D C A R E E N T R Y 20 2 8 GR O U P F I T N E S S 20 0 3 CA R D I O 20 0 9 ST O R A G E 20 1 7 CH I L D C A R E R M 20 2 7 ST A I R 20 1 5 EL E V L O B B Y A1 2 9 9 JA N I T O R 20 1 4 EL E C 20 1 1 20 1 3 ID F 20 1 0 MA L E L O C K E R R O O M 20 1 9 FE M A L E L O C K E R RO O M 20 1 8 CH I L D C A R E R M 20 2 6 CHILD CARE RM 2022 TOILET ROOM 2023A TO I L E T R O O M 20 2 4 A TO I L E T R O O M 20 2 5 A TO I L E T R O O M A2 1 9 2 TO I L E T R O O M 20 2 6 A TO I L E T R O O M 20 2 8 A CO A T 20 1 2 CO N F E R E N C E A1 4 9 0 A43-023 A4 3 - 0 2 5 A4 3 - 0 2 4 TY P A4 1 - 0 2 2 2425 A4 2 - 0 1 1 PH Y S I C A L TH E R A P Y / S T R E T C H I N G 20 0 7 CO F F E E / J U I C E 20 0 6 PR E P K I T C H E N 20 0 8 EL E V A8 0 9 MOTHERS' SUITE 2020 APOP 2021 EL E V 0 3 B4 1 A4 5 - 0 1 3 2 A4 5 - 0 2 1 2 A4 1 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28' - 0" 4' - 0 " B4 1 B4 1 B4 1 B4 1 B4 1 A4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 B4 1 A4 1 A4 1 A4 1 A4 1 A4 1 A4 1 A4 1 A4 1 A4 1 A4 1 A41 A4 1 D4 1 D3 1 D4 1 D4 1 D4 1 D4 1 D4 1 A41B41A40 IW IW IW IW IW IW IW IW IW IW EL E V 0 2 SO U T H V E S T I B U L E 20 2 9 11 4 ' - 0 " 114' - 0" 11 5 ' - 7 1 / 2 " 11 7 ' - 3 " LO B B Y 20 3 1 ST A I R 0 2 A2 4 2 8 WD - 2 S T A I R B E N C H UN E X C A V A T E D 11 4 ' - 0 " 11 4 ' - 0 " 11 4 ' - 0 " 11 4 ' - 0 " A4 2 - 0 2 2 SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 2 3 : 5 0 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-02BLEVEL 02 FLOOR PLAN - AREA BCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 2 - A R E A B <<< Indicates Sheet Keynote on Plan MARK ISSUE DATE F E C 18 B C D 20 21 A TO I L E T R O O M 20 2 3 A 24 25 26 27 28 29 30 31 H J K L M MO T H E R S ' S U I T E 20 2 0 AP O P 20 2 1 3 3 ' - 6 " 3 6 ' - 0 " 3 3 ' - 6 " A4 1 B4 1 A4 0 11 4 ' - 0 " SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 2 8 : 1 0 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-02CLEVEL 02 FLOOR PLAN - AREA CCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.4941 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 2 - A R E A C 80 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE FECFEC FE C FE C F E C UP UP 1 2 3 4 5 6 7 8 9 10 B C DA 2 A2 0 - 0 2 ST A I R 0 3 30 5 4 EL E C 30 5 6 ID F 30 5 5 OP E N T O BE L O W A43-031 EN C L A V E 30 5 9 EN C L A V E 30 6 0 SM A L L C O N F 30 6 1 PH O N E 30 6 3 PH O N E 30 6 2 PR O J E C T R O O M 30 5 3 PR O J E C T R O O M 30 5 2 FL E X O F F I C E 30 5 1 FL E X O F F I C E 30 5 0 PH O N E 30 4 8 PH O N E 30 4 7 PH O N E 30 4 9 ME D C O N F 30 4 4 DE P T N E E D S 30 4 3 PR O J E C T R O O M 30 3 9 SM A L L C O N F 30 4 0 EN C L A V E 30 3 7 FL E X O F F I C E 30 4 2 FL E X O F F I C E 30 4 1 EN C L A V E 30 3 8 EN C L A V E 30 6 6 PH O N E 30 6 7 PH O N E 30 6 5 FL E X O F F I C E 30 6 9 FL E X O F F I C E 30 6 8 FL E X O F F I C E 30 7 1 FL E X O F F I C E 30 7 0 DEPT NEEDS 3028PRINT ROOM 3029 SE R V I C E C T R 30 4 5 VENDING 3021 ENCLAVE 3020 A4 1 - 0 1 2 SMALL CONF 3022 ENCLAVE 302312' - 0"A08 A4 5 - 0 2 4 A4 5 - 0 2 3 LO C K E R S 30 4 6 LO C K E R S 3031 LOCKERS 3024 A0 8 MALE TOILET RM 3026 FEMALE TOILET RM 3027 5/A45-02A45-02 6 7 A4 5 - 0 3 2 3 1 SE R V I C E YA R D BE L O W VE G E T A T E D RO O F SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 2 8 : 2 1 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-03ALEVEL 03 FLOOR PLAN - AREA ACheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 3 - A R E A A <<< Indicates Sheet Keynote on Plan A08 SEE CP01 DOCUMENT FOR PRICING MILLWORK.MARK ISSUE DATE F E C F E C FE C UP UP 2 A2 0 - 0 1 10 11 13 14 15 16 17 18 B C D 12 A 3 A2 0 - 0 2 5 A2 0 - 0 2 11 . 2 LA R G E C O N F E R E N C E 30 1 1 ID F 30 0 6 EL E C 30 0 5 EL E V L O B B Y 30 0 4 ST A I R 0 1 30 0 9 LA R G E C O N F E R E N C E 30 1 0 OP E N T O BE L O W EN C L A V E 30 3 3 FL E X O F F I C E 30 3 4 FL E X O F F I C E 30 3 5 PH O N E 30 1 7 PH O N E 30 1 6 PH O N E 30 1 5 VE N D I N G 30 2 1 EN C L A V E 30 2 0 CO M M U N I T Y C A F E 30 1 9 A4 1 - 0 2 3 A4 1 - 0 3 1 2425 A4 2 - 0 2 3 A4 2 - 0 1 2 A4 5 - 0 3 4 1 4 ' - 0 " A0 8 A0 8 LA R G E C O N F E R E N C E 30 1 2 - 30 0 7 EL E V 0 2 EL E V 0 3 EL E V 0 1 JA N I T O R 30 0 8 A4 5 - 0 2 6 7 8 / A 4 5 - 0 2 5 / A 4 5 - 0 3 6 6 A20-02SKYLIGHT OU T D O O R T E R R A C E D SE A T I N G IN D O O R T E R R A C E D SE A T I N G 30 1 3 OU T D O O R S T A I R ST A I R 0 2 A2 4 3 8 LANDSCAPED AREA VEGETATED ROOFEDGE OF BUILDING BELOWEDGE OF BUILDING BELOWVEGETATED ROOF (SEE LANDSCPAE)VEGETATED ROOF (SEE LANDSCAPE) LI N E O F B U I L D I N G A B O V E PR E C A S T C O N C R E T E P A V E R S EA S T V E S T I B U L E 30 0 0 A0 2 WD - 2 S T A I R B E N C H 2 0 ' - 2 " SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 2 8 : 3 6 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-03BLEVEL 03 FLOOR PLAN - AREA BCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 3 - A R E A B <<< Indicates Sheet Keynote on Plan A02 STAINLESS STEEL FLOOR GRATE.A08 SEE CP01 DOCUMENT FOR PRICING MILLWORK.MARK ISSUE DATE 18 B C D 4 A2 0 - 0 2 20 21 A 24 25 26 27 28 29 30 31 H J K L M SK Y L I G H T LA N D S C A P E D A R E A VE G E T A T E D R O O F SK Y L I G H T LI N E O F T U N N E L B E L O W LA N D S C A P E D A R E A LA N D S C A P E D A R E A SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 3 4 : 0 4 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-03CLEVEL 03 FLOOR PLAN - AREA CCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 3 - A R E A C MARK ISSUE DATE FECFEC FEC FE C FE C FE C FE C UP UP 1 2 3 4 5 6 7 8 9 10 B C DA 2 A2 0 - 0 2 ?? FL E X O F F I C E 40 7 6 EN C L A V E 40 5 3 PR O J E C T R O O M 40 5 4 SM A L L C O N F 40 5 5 ME D C O N F 40 5 8 FL E X O F F I C E 40 5 7 FL E X O F F I C E 40 6 3 EL E C 40 6 8 ID F 40 6 7 ST A I R 0 3 A1 0 2 6 PRINT ROOM 4050FLEX OFFICE 4049 PR O J E C T R O O M 40 6 6 A43-032 PR O J E C T R O O M 40 6 5 FL E X O F F I C E 40 6 4 PH O N E 40 6 1 PH O N E 40 6 0 PH O N E 40 6 2 DE P T N E E D S A2 2 5 5 FL E X O F F I C E 40 5 6 EN C L A V E 40 5 2 SM A L L C O N F 40 7 1 ME D C O N F 40 7 2 FL E X O F F I C E 40 8 0 FL E X O F F I C E 40 7 9 FL E X O F F I C E 40 7 5 EN C L A V E 40 7 7 PH O N E 40 7 8 PH O N E 40 7 4 FLEX OFFICE 4048 SE R V I C E C T R A2 4 1 4 A LO C K E R S 40 5 1 VENDING 4041 ENCLAVE 4042 A4 1 - 0 1 3 FLEX OFFICE 4046 FLEX OFFICE 4045 FLEX OFFICE 4044 A4 1 - 0 3 9 12' - 0"A08 LO C K E R S 40 5 9 LOCKERS 4043MALE TOILET RM 4036 FEMALE TOILET RM 4037 3 / A 4 5 - 0 2 4 / A 4 5 - 0 2 5/A45-02A45-02 6 7 A4 5 - 0 3 3 6' - 7 7/16"SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 3 4 : 1 4 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-04ALEVEL 04 FLOOR PLAN - AREA ACheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 4 - A R E A A <<< Indicates Sheet Keynote on Plan A08 SEE CP01 DOCUMENT FOR PRICING MILLWORK.MARK ISSUE DATE FE C F E C F E C UP UP 2 A2 0 - 0 1 10 11 13 14 15 16 17 18 B C D 12 A 3 A2 0 - 0 2 11 . 2 FL E X O F F I C E 40 0 6 ST A I R 0 1 40 0 8 EL E V L O B B Y 40 0 9 ID F 40 1 4 EL E C 40 1 3 PR O J E C T R O O M 40 0 7 SM A L L C O N F 40 0 5 SE R V I C E C T R 40 1 6 OP E N T O BE L O W FL E X O F F I C E 40 2 9 FL E X O F F I C E 40 2 8 FL E X O F F I C E 40 2 7 FL E X O F F I C E 40 3 0 EN C L A V E 40 3 2 PH O N E 40 2 6 PH O N E 40 3 1 VE N D I N G 40 4 1 EN C L A V E 40 4 2 PH O N E 40 2 2 EN C L A V E 40 2 3 DE P T N E E D S 40 2 1 PH O N E 40 1 8 PH O N E 40 1 9 PH O N E 40 1 7 PR O J E C T R O O M 40 2 0 EN C L A V E 40 0 4 SM A L L C O N F 40 0 2 ME D C O N F 40 0 1 CO M M U N I T Y C A F E 40 4 0 PH O N E 40 2 4 A4 1 - 0 2 4 A4 1 - 0 3 2 2425 A4 2 - 0 2 4 A4 2 - 0 1 3 A4 1 - 0 3 5 A4 5 - 0 3 4 8' - 6 " 8' - 6 " LO C K E R S 40 1 5 1 4 ' - 0 " A0 8 EL E V 0 3 40 3 8 EL E V 0 2 40 3 9 JA N I T O R 40 1 1 EL E V 0 1 40 1 0 A10-063 A4 5 - 0 2 6 7 3 / A 4 5 - 0 2 5 / A 4 5 - 0 3 6 7 6 A20-02VEGETATED ROOF IW IW IW 6 ' - 7 7 / 1 6 " SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 3 : 1 9 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-04BLEVEL 04 FLOOR PLAN - AREA BCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 4 - A R E A B <<< Indicates Sheet Keynote on Plan A08 SEE CP01 DOCUMENT FOR PRICING MILLWORK.MARK ISSUE DATE FEC FEC FE C FE C FE C FE C UP UP 1 2 3 4 5 6 7 8 9 10 B C DA 2 A2 0 - 0 2 EL E C 50 8 2 ID F 50 8 1 ST A I R 0 3 50 8 0 OP E N T O BE L O W A43-033 PR O J E C T R O O M 50 7 6 PR O J E C T R O O M 50 7 7 FL E X O F F I C E 50 7 4 FL E X O F F I C E 50 7 5 PH O N E 50 7 0 PH O N E 50 7 1 PH O N E 50 7 2 ME D C O N F 50 6 7 DE P T N E E D S 50 6 6 SM A L L C O N F 50 6 2 EN C L A V E 50 5 2 FL E X O F F I C E 50 6 4 FL E X O F F I C E 50 6 3 EN C L A V E 50 5 3 PR O J E C T R O O M 50 5 4 PH O N E 50 6 0 EN C L A V E 50 5 8 PH O N E 50 5 5 FL E X O F F I C E 50 5 9 FL E X O F F I C E 50 5 6 FL E X O F F I C E 50 6 1 FL E X O F F I C E 50 5 7 PRINT ROOM 5042FLEX OFFICE 5040 FLEX OFFICE 5041 VENDING 5045 ENCLAVE 5046 SE R V I C E C T R 50 6 9 SM A L L C O N F 50 8 4 ME D C O N F 50 8 5 A4 1 - 0 1 4 FLEX OFFICE 5047 FLEX OFFICE 5048 FLEX OFFICE 5049 A4 1 - 0 3 10 A08 LO C K E R S 50 4 3 LO C K E R S 50 6 8 A0 8 MALE TOILET RM 5037 FEMALE TOILET RM 5038 LOCKERS 5050 3 / A 4 5 - 0 2 4 / A 4 5 - 0 2 5/A45-02A45-02 6 7 SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 3 : 2 9 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-05ALEVEL 05 FLOOR PLAN - AREA ACheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 5 - A R E A A <<< Indicates Sheet Keynote on Plan A08 SEE CP01 DOCUMENT FOR PRICING MILLWORK.MARK ISSUE DATE FE C F E C FE C UP UP 2 A2 0 - 0 1 10 11 13 14 15 16 17 18 B C D 12 A 3 A2 0 - 0 2 11 . 2 ID F 50 1 2 EL E V L O B B Y 50 1 0 EL E C 50 1 3 OP E N T O BE L O W VE N D I N G 50 4 5 EN C L A V E 50 4 6 FL E X O F F I C E 50 2 9 FL E X O F F I C E 50 2 6 FL E X O F F I C E 50 3 0 FL E X O F F I C E 50 2 7 PH O N E 50 3 2 EN C L A V E 50 3 1 PH O N E 50 2 8 PH O N E 50 2 2 EN C L A V E 50 2 3 PH O N E 50 1 8 DE P T N E E D S 50 2 1 PH O N E 50 1 7 PH O N E 50 1 9 CO M M U N I T Y C A F E 50 4 4 SE R V I C E C T R 50 1 6 PR O J E C T R O O M 50 2 0 PR O J E C T R O O M 50 0 7 FL E X O F F I C E 50 0 6 EN C L A V E 50 0 4 SM A L L C O N F 50 0 5 SM A L L C O N F 50 0 2 ME D C O N F 50 0 1 PH O N E 50 2 4 A4 1 - 0 2 5 A4 2 - 0 1 4 A4 2 - 0 2 5 2425 A4 1 - 0 3 6 A4 5 - 0 3 4 C3 0 K4 0 K4 0 C3 0 K4 0 K4 0 A0 8 LO C K E R S 50 1 5 A0 8 EL E V 0 1 50 1 1 JA N I T O R A1 9 8 1 ST A I R 0 1 50 0 9 EL E V 0 2 50 3 4 EL E V 0 3 50 3 5 A4 5 - 0 2 6 7 8 / A 4 5 - 0 2 3 / A 4 5 - 0 2 5 / A 4 5 - 0 3 6 7 IW IW IW 2' - 6 1 / 4 " 0' - 3 " SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 3 : 3 7 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A11-05BLEVEL 05 FLOOR PLAN - AREA BCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 8 " = 1 ' - 0 " 1 LE V E L 0 5 - A R E A B <<< Indicates Sheet Keynote on Plan A08 SEE CP01 DOCUMENT FOR PRICING MILLWORK.MARK ISSUE DATE LEVEL 03 127' - 0"LEVEL 04 140' - 0"LEVEL 05 153' - 0"LEVEL 02 114' - 0"LEVEL 01 100' - 0" 5 A3 0 - 0 1 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 17 18 12 20 4 A3 0 - 0 1 MP - 1 CW - 2 A BR - 1 CW - 1 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28' - 0"28' - 0"28' - 0"BR-1MP-1 CW - 2 a CW-3LEVEL 02 MP 111' - 8" 5 A3 1 - 0 1 4 A3 1 - 0 1 3 A3 1 - 0 1 2 A3 1 - 0 1 1 A3 1 - 0 1 5 A3 1 - 0 2 BR - 1 SK Y - 1 SK Y - 1 ME T A L P I C K E T GU A R D R A I L PE N T H O U S E 1 A3 1 - 0 2 ME C H S C R E E N , M P - 1 ME C H S C R E E N , M P - 1 MECH SCREEN, MP-1 7 A3 0 - 0 1 11 . 2 ROOF 166' - 0" CW - 3 (B e h i n d S c r e e n ) (B e h i n d S c r e e n ) CAST STN COPINGSCUPPERMTL COPINGMTL COPING CW - 1 CW - 1 8 A3 0 - 0 1 2 A3 0 - 0 1 10 A3 0 - 0 1 9 A3 0 - 0 1 6 A3 1 - 0 1 LEVEL 03 127' - 0"LEVEL 04 140' - 0"LEVEL 05 153' - 0"LEVEL 02 114' - 0"LEVEL 01 100' - 0" 5 A3 0 - 0 1 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 17 18 12 4 A3 0 - 0 1 BR-1CW-2AMP-1 CW-1 CW-3 MP - 1 CW - 2 A BR - 1 28' - 0"28' - 0" 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " LEVEL 02 MP 111' - 8" 5 A3 1 - 0 2 SK Y - 1 SK Y - 1 CONC-1PENTHOUSE 1 A3 1 - 0 2 2 A3 1 - 0 2 3 A3 1 - 0 2 ME C H S C R E E N , M P - 1 ME C H S C R E E N , M P - 1 ME C H S C R E E N , M P - 1 CW - 3 7 A3 0 - 0 1 11 . 2 ROOF 166' - 0"LEVEL 01 100' - 0"LEVEL 02 114' - 0"LEVEL 03 127' - 0"LEVEL 04 140' - 0"ROOF 153' - 0"UPPER ROOF 167' - 0" CW - 1 CW-1 (MONITOR) CA S T S T N C O P I N G SC U P P E R MT L C O P I N G (B e h i n d S c r e e n ) (B e h i n d S c r e e n ) CAST STN COPING 8 A3 0 - 0 1 2 A30-01 10 A3 0 - 0 1 9 A3 0 - 0 1 4' - 0 " EX T E R I O R F I N I S H MA T E R I A L L E G E N D MA T C H E X I S T I N G B R I C K C O L O R A N D B L E N D BR - 1 OL D C A S T L E 4 - S I D E D S T R U C T U R A L L Y G L A Z E D R E L I A N C E CA S S E T T E C U R T A I N W A L L G U A R D I A N S N X 6 2 / 2 7 G L A S S CW - 1 OL D C A S T L E 6 0 0 0 S G H T W I N D O W W A L L GU A R D I A N S N X 5 1 / 2 3 G L A S S W / 4 0 % M E D I U M G R A Y F R I T , 1 / 8 " DO T S A T E A S T , W E S T , S O U T H CW - 2 A OP T I O N 1 - R A I N S C R E E N O F 2 0 G A R H E I N Z I N K MO R I N S - 1 6 P A N E L S A N D T R I M PR E - W E A T H E R E D G R A Y OP T I O N 2 - R A I N S C R E E N O F 2 0 G A P A I N T E D S T E E L MO R I N S - 1 6 P A N E L S A N D T R I M CU S T O M C O L O R A S S E L E C T E D B Y A R C H I T E C T OP T I O N 3 - R A I N S C R E E N O F 1 8 G A R H E I N Z I N K MO R I N S - 1 6 P A N E L S A N D T R I M CU S T O M C O L O R A S S E L E C T E D B Y A R C H I T E C T MP - 1 MECHANICAL ENCLOSURE TO MATCH MP-1 MP-2 24 GA METAL SALES 12" SOFFIT PANEL LANCED TO MATCH MP-1 MP-3 METAL-FRAMED WASCO STRUCTURAL SKYLIGHT SKY-1 NOT USED WD-1 MANOMIN RESAWN TIMBER - ANTIQUE OAK SKIP PLANED - AGED FINISH - 3/4" THICK - 6" WIDEWD-2 CA S T S T O N E C O P I N G CS - 1 OL D C A S T L E I C W - 2 5 0 C U R T A I N W A L L GU A R D I A N S N X 5 1 / 2 3 G L A S S CW - 2 B OL D C A S T L E R E L I A N C E C A S S E T T E C U R T A I N W A L L GU A R D I A N S N X 6 2 / 2 7 G L A S S CW - 3 ME T A L C O P I N G S - F A B R I C A T E I N 8 4 I N C H L O N G S E C T I O N S . BU T T J O I N T W I T H C O N C E A L E D B A C K U P P L A T E MC - 1 SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 3 : 4 9 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A20-01EXTERIOR ELEVATIONCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 1 6 " = 1 ' - 0 " 2 NO R T H E X T E R I O R E L E V A T I O N 1 / 1 6 " = 1 ' - 0 " 1 SO U T H E X T E R I O R E L E V A T I O N MARK ISSUE DATE LEVEL 03 127' - 0"LEVEL 04 140' - 0"LEVEL 05 153' - 0"LEVEL 02 114' - 0"6 A30-01 B C D 3 A30-01 MP-1 LEVEL 02 MP 111' - 8"BR-14A31-04 MECH SCREEN,MP-1 METAL ACCESS GATEROOF166' - 0"CW-2BLEVEL 03 127' - 0"LEVEL 04 140' - 0"LEVEL 05 153' - 0"6 A30-01BC D 1 A30-01 3 A3 0 - 0 1 A MP - 1 CW-1 (At Angle)3 A31-03 PE N T H O U S E ME C H S C R E E N , MP - 1 ROOF 166' - 0" CW - 2 B CO N C - 1 CW-1 (Monitor)4 A31-035 A31-03 LE V E L 0 3 12 7 ' - 0 " LE V E L 0 4 14 0 ' - 0 " LE V E L 0 5 15 3 ' - 0 " LE V E L 0 2 11 4 ' - 0 " 6 A3 0 - 0 1 B C 1 A3 0 - 0 1 A LE V E L 0 2 M P 11 1 ' - 8 " MP - 1 BR - 1 IN T E R I O R EX T E R I O R RO O F 16 6 ' - 0 " CW - 1 MP - 2 LE V E L 0 3 12 7 ' - 0 " LE V E L 0 4 14 0 ' - 0 " LE V E L 0 5 15 3 ' - 0 " LE V E L 0 2 11 4 ' - 0 " 6 A3 0 - 0 1 C D LE V E L 0 2 M P 11 1 ' - 8 " MP - 1 IN T E R I O R G L A Z I N G IN T E R I O R EX T E R I O R BR - 1 RO O F 16 6 ' - 0 " CW - 1 LE V E L 0 3 12 7 ' - 0 " LE V E L 0 2 11 4 ' - 0 " C D 3 A3 0 - 0 1 LE V E L 0 2 M P 11 1 ' - 8 " CO N C - 2 1 A3 1 - 0 4 2 A3 1 - 0 4 LE V E L 0 2 11 4 ' - 0 " LE V E L 0 3 12 7 ' - 0 " LE V E L 0 3 12 7 ' - 0 " LE V E L 0 4 14 0 ' - 0 " 24 25 26 27 LE V E L 0 3 12 7 ' - 0 " LE V E L 0 4 14 0 ' - 0 " CW - 1 EX T E R I O R F I N I S H MA T E R I A L L E G E N D MA T C H E X I S T I N G B R I C K C O L O R A N D B L E N D BR - 1 OL D C A S T L E 4 - S I D E D S T R U C T U R A L L Y G L A Z E D R E L I A N C E CA S S E T T E C U R T A I N W A L L G U A R D I A N S N X 6 2 / 2 7 G L A S S CW - 1 OL D C A S T L E 6 0 0 0 S G H T W I N D O W W A L L GU A R D I A N S N X 5 1 / 2 3 G L A S S W / 4 0 % M E D I U M G R A Y F R I T , 1 / 8 " DO T S A T E A S T , W E S T , S O U T H CW - 2 A OP T I O N 1 - R A I N S C R E E N O F 2 0 G A R H E I N Z I N K MO R I N S - 1 6 P A N E L S A N D T R I M PR E - W E A T H E R E D G R A Y OP T I O N 2 - R A I N S C R E E N O F 2 0 G A P A I N T E D S T E E L MO R I N S - 1 6 P A N E L S A N D T R I M CU S T O M C O L O R A S S E L E C T E D B Y A R C H I T E C T OP T I O N 3 - R A I N S C R E E N O F 1 8 G A R H E I N Z I N K MO R I N S - 1 6 P A N E L S A N D T R I M CU S T O M C O L O R A S S E L E C T E D B Y A R C H I T E C T MP - 1 MECHANICAL ENCLOSURE TO MATCH MP-1 MP-2 24 GA METAL SALES 12" SOFFIT PANEL LANCED TO MATCH MP-1 MP-3 METAL-FRAMED WASCO STRUCTURAL SKYLIGHT SKY-1 NOT USED WD-1 MANOMIN RESAWN TIMBER - ANTIQUE OAK SKIP PLANED - AGED FINISH - 3/4" THICK - 6" WIDEWD-2 CA S T S T O N E C O P I N G CS - 1 OL D C A S T L E I C W - 2 5 0 C U R T A I N W A L L GU A R D I A N S N X 5 1 / 2 3 G L A S S CW - 2 B OL D C A S T L E R E L I A N C E C A S S E T T E C U R T A I N W A L L GU A R D I A N S N X 6 2 / 2 7 G L A S S CW - 3 ME T A L C O P I N G S - F A B R I C A T E I N 8 4 I N C H L O N G S E C T I O N S . BU T T J O I N T W I T H C O N C E A L E D B A C K U P P L A T E MC - 1 SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 4 : 0 2 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A20-02EXTERIOR ELEVATIONCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 1 6 " = 1 ' - 0 " 1 WEST EXTERIOR ELEVATION 1 / 1 6 " = 1 ' - 0 " 4 EAST EXETERIOR ELEVATION 1 / 1 6 " = 1 ' - 0 " 2 WE S T E X T E R I O R E L E V A T I O N 1 / 1 6 " = 1 ' - 0 " 3 EA S T E X T E R I O R E L E V A T I O N 1 / 1 6 " = 1 ' - 0 " 5 EX T E R I O R G R A N D S T A I R S 1 / 1 6 " = 1 ' - 0 " 6 EL E V A T I O N A N G L E D G L A S S W A L L MARK ISSUE DATE SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 4 : 0 5 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A70-01RENDERINGSCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 3 : 4 7 : 2 2 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A70-02RENDERINGSCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE L u m i n a i r e S c h e d u l e S y m b o l Q t y L a b e l A r r a n g e m e n t L L F D e s c r i p t i o n L u m . L u m e n s 8 A A L 1 S I N G L E 0 . 9 0 0 D S X 2 L E D 8 0 C 7 0 0 4 0 K T 3 M M V O L T 2 1 3 7 8 2 2 A A L 2 G R O U P 0 . 9 0 0 D o u b l e D S X 2 L E D 8 0 C 7 0 0 4 0 K T 4 M M V O L T N . A . 1 A A L 6 S I N G L E 0 . 9 0 0 D S X 2 L E D 8 0 C 7 0 0 4 0 K T 4 M M V O L T H S 1 6 5 6 4 1 3 A A L 7 S I N G L E 0 . 9 0 0 D S X 2 L E D 8 0 C 5 3 0 4 0 K B L C M V O L T 1 3 1 8 8 1 7 A A L 8 S I N G L E 0 . 9 0 0 A R B - B 2 - L E D - D 1 - T 3 4 5 3 4 2 9 A A L 9 S I N G L E 0 . 9 0 0 A R B - B 2 - L E D - D 1 - T 2 3 9 9 4 1 7 A A L 1 0 S I N G L E 0 . 9 0 0 A R B - B 2 - L E D - D 1 - T 5 4 5 2 9 1 1 A A L 1 1 G R O U P 0 . 9 0 0 D o u b l e D S X 2 L E D 8 0 C 7 0 0 4 0 K B L C M V O L T N . A . 7 A A L 1 2 S I N G L E 0 . 9 0 0 A R B - B 4 - L E D - D 1 - T 5 9 4 6 4 2 A A L 1 3 S I N G L E 0 . 9 0 0 D S X 2 L E D 8 0 C 7 0 0 4 0 K T 2 M M V O L T 2 1 2 1 2 1 0 8 B B L S I N G L E 0 . 9 0 0 9 1 6 0 8 _ U S _ L I T M S _ F L I N D T - B _ L E D _ 4 0 K _ V 0 0 B 0 1 0 0 5 8 7 1 C C L 1 S I N G L E 0 . 9 0 0 W S T L E D 1 1 0 A 7 0 0 _ 4 0 K S R 3 M V O L T 2 0 1 2 2 C C L 2 S I N G L E 0 . 9 0 0 W S T L E D 2 1 0 A 7 0 0 _ 4 0 K S R 3 M V O L T 4 0 5 5 1 2 D D L S I N G L E 0 . 9 0 0 E V O 4 0 _ 1 0 4 A R M D L S S 1 2 4 5 1 3 D D L 1 S I N G L E 0 . 9 0 0 E V O 4 0 _ 1 0 4 A R W D L S 1 1 3 8 4 2 H H L S I N G L E 0 . 9 0 0 B e g a 2 2 3 8 4 3 4 2 1 3 7 M M L S I N G L E 0 . 9 0 0 R i b b o n l y t e R B 2 4 3 _ 0 4 0 0 _ 5 m 4 5 0 1 E x i s t i n g W a l l S c o n c e S I N G L E 0 . 7 8 0 M R W 1 5 0 M W T ( P U L S E S T A R T ) 9 5 3 1 1 E x i s t i n g W a l l S c o n c e 2 S I N G L E 0 . 7 8 0 M R W 7 0 M F T 2 6 3 4 2 2 E x i s t i n g C a n s i n B r i d g e S I N G L E 0 . 9 0 0 E V O 4 0 _ 1 0 4 A R W D L S 1 1 3 8 C a l c u l a t i o n S u m m a r y L a b e l U n i t s A v g M a x M i n A v g / M i n M a x / M i n P h 1 x L E E D B o u n d a r y H o r i z F c 0 . 0 0 0 . 0 5 0 . 0 0 N . A . N . A . P h 2 B u i l d i n g E n t r a n c e s F c 5 . 7 9 2 5 . 9 1 . 8 3 . 2 2 1 4 . 3 9 P h 2 E g r e s s P a t h N o r t h F c 3 . 1 5 9 . 7 1 . 2 2 . 6 3 8 . 0 8 P h 2 E g r e s s P a t h S o u t h F c 3 . 9 1 8 . 9 0 . 8 4 . 8 9 1 1 . 1 3 P h 2 N E D r i v e w a y L E E D H o r i z o n t a l F c 0 . 0 0 0 . 0 0 . 0 N . A . N . A . P h 2 N E P a r k i n g E n t r a n c e F c 1 . 8 3 4 . 1 0 . 2 9 . 1 5 2 0 . 5 0 P h 2 N o r t h D r v w y L E E D H o r i z o n t a l F c 0 . 0 0 0 . 0 0 . 0 N . A . N . A . P h 2 N o r t h P a r k i n g L o t F c 2 . 2 3 8 . 0 0 . 6 3 . 7 2 1 3 . 3 3 P h 2 N o r t h P a r k i n g T r a i l F c 2 . 9 0 1 1 . 5 1 . 2 2 . 4 2 9 . 5 8 P h 2 P l a z a F c 2 . 6 9 8 . 1 0 . 8 3 . 3 6 1 0 . 1 3 P h 2 R o o f T e r r a c e F c 2 . 8 8 1 7 . 1 0 . 0 N . A . N . A . 2. 1 2 . 1 2 . 0 1. 7 1. 3 1 . 2 1. 5 2. 1 1 . 8 2. 8 2. 2 2. 1 2 . 7 2 . 5 2 . 1 1 . 4 1 . 3 4. 0 3 . 1 1 . 9 1 . 4 1 . 3 1 . 5 1 . 8 1 . 3 3. 0 1 . 8 1 . 1 1 . 0 1 . 0 1 . 3 1 . 5 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0. 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0. 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 0 0 . 0 1 0 . 0 0 0 . 0 0 0 . 0 1 0 . 0 1 0 . 0 1 0 . 0 1 0 . 0 1 0 . 0 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7 0. 8 1. 1 1 . 4 1 . 7 2. 1 2 . 4 2 . 3 2 . 4 2 . 5 2 . 5 2 . 2 1 . 9 1 . 8 1 . 8 1 . 8 2 . 0 2 . 3 2 . 6 2 . 4 2 . 4 2 . 5 2. 5 2 . 2 1 . 9 1 . 8 1 . 8 1 . 8 2 . 0 2 . 3 2 . 6 2 . 6 2 . 5 2 . 6 2 . 6 2 . 3 1 . 9 1 . 6 1 . 3 1. 1 1 . 1 1. 3 2 . 0 0. 6 0 . 7 0 . 8 1. 1 1. 3 1. 7 2. 1 2 . 2 2 . 1 2 . 1 2 . 1 2 . 2 2 . 2 1 . 9 1. 7 1 . 7 1. 8 2 . 0 2 . 2 2 . 1 2 . 0 2 . 0 2 . 0 2 . 2 2 . 0 1. 7 1. 6 1 . 6 1. 7 1. 9 2 . 2 2 . 1 2 . 0 2 . 0 2 . 0 2 . 1 1 . 8 1. 5 1. 2 1 . 3 1. 5 1. 2 2 . 2 2 . 6 3 . 0 2 . 7 2 . 5 2 . 0 1. 5 1. 3 1. 4 1 . 7 2. 0 2 . 6 3 . 3 4. 1 4. 2 3 . 7 2 . 9 2 . 2 1 . 8 1. 5 1 . 1 0. 9 0 . 7 0 . 6 0 . 6 0 . 6 0 . 8 1 . 0 1 . 2 1 . 6 1 . 9 1 . 9 1 . 8 1 . 9 1 . 9 2 . 1 2 . 0 1. 7 1. 6 1. 5 1. 6 1 . 8 2 . 1 2 . 0 1 . 9 2 . 0 1 . 9 2 . 1 2 . 0 1. 7 1. 6 1. 5 1. 6 1 . 8 2 . 1 2 . 2 2 . 0 2 . 0 2 . 0 2 . 1 2 . 0 1. 7 1. 3 1. 1 0. 9 0 . 8 0 . 9 1.1 1.4 0. 8 0 . 9 1 . 0 1. 1 1 . 4 1. 6 1 . 8 1 . 8 1 . 8 1 . 8 1. 7 1 . 7 1. 8 1. 7 1 . 5 1 . 5 1 . 5 1 . 7 1 . 7 1. 6 1 . 6 1 . 6 1 . 6 1 . 6 1 . 6 1. 5 1 . 4 1 . 4 1 . 5 1. 6 1. 7 1. 6 1 . 6 1 . 6 1. 5 1. 6 1. 5 1. 3 1 . 2 1 . 2 1 . 3 1 . 2 1. 5 2. 2 2 . 4 2 . 3 2 . 1 1 . 9 1. 4 1 . 1 1 . 1 1. 3 1. 7 2. 2 3 . 0 3 . 2 3 . 3 3 . 2 2 . 5 1 . 9 1. 5 1. 2 0 . 9 0 . 8 0 . 7 0 . 7 0 . 6 0 . 7 0 . 8 0 . 9 1. 1 1. 3 1. 4 1 . 4 1 . 4 1 . 5 1 . 5 1 . 5 1. 6 1. 5 1 . 4 1 . 4 1 . 4 1. 6 1 . 6 1. 5 1 . 5 1 . 5 1 . 5 1. 6 1 . 6 1. 5 1 . 4 1 . 4 1 . 4 1. 6 1. 7 1. 6 1 . 6 1 . 6 1 . 6 1 . 6 1 . 6 1. 4 1. 2 1 . 0 0 . 8 0 . 8 0 . 8 0 . 9 1.1 1.9 0. 7 0 . 8 1 . 0 1 . 2 1 . 2 1 . 3 1. 4 1. 6 1. 7 1. 6 1 . 6 1 . 6 1. 5 1 . 5 1 . 5 1 . 4 1 . 4 1 . 4 1 . 4 1 . 4 1 . 4 1. 3 1 . 3 1 . 3 1 . 3 1 . 3 1. 4 1. 3 1 . 3 1 . 3 1 . 3 1. 4 1. 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 2 1 . 2 1. 1 1 . 1 1 . 1 1. 3 2 . 0 2 . 2 2 . 1 1 . 9 1. 7 1. 2 0 . 9 0 . 8 0 . 9 1 . 3 1 . 6 1. 5 1. 6 1 . 6 1. 5 1. 6 1. 5 1 . 1 0. 9 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 9 1 . 0 1 . 2 1 . 2 1 . 2 1 . 2 1 . 2 1 . 2 1 . 3 1. 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1. 4 1. 3 1 . 3 1 . 3 1 . 3 1. 4 1 . 4 1. 3 1 . 3 1. 4 1. 3 1 . 3 1 . 3 1 . 2 1. 1 1. 0 0 . 9 0 . 9 0 . 9 0 . 8 0 . 9 1 . 2 2 . 1 0. 8 1 . 0 1 . 3 1. 5 1 . 5 1 . 5 1. 6 1. 7 1. 8 1. 7 1. 6 1. 5 1 . 5 1 . 5 1 . 5 1 . 4 1 . 4 1 . 4 1 . 4 1 . 4 1. 3 1 . 3 1 . 2 1 . 2 1 . 3 1 . 3 1. 4 1. 3 1 . 3 1 . 3 1 . 3 1. 4 1. 3 1 . 3 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 3 1 . 2 1 . 3 1 . 2 1 . 3 1 . 3 1 . 9 2 . 1 2 . 0 1 . 9 1. 6 1 . 2 1 . 0 1 . 0 1. 1 1. 3 1. 7 1. 8 1 . 8 1. 7 1. 8 1 . 8 1. 5 1. 2 1. 1 1. 0 0 . 9 1 . 0 1 . 0 1. 1 1 . 1 1 . 1 1 . 1 1 . 1 1. 2 1 . 2 1 . 2 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1. 4 1. 3 1 . 3 1 . 2 1 . 2 1 . 3 1 . 3 1. 4 1. 3 1 . 3 1 . 3 1. 4 1 . 4 1 . 4 1. 3 1 . 2 1 . 3 1 . 3 1 . 3 1 . 3 1 . 2 1 . 2 1. 1 1 . 1 1 . 1 1. 0 0 . 9 0 . 8 0 . 9 1.1 1.6 0. 9 1 . 2 1. 5 1. 9 2 . 1 2 . 0 2 . 1 2 . 2 2 . 1 1 . 9 1 . 6 1 . 6 1 . 6 1 . 6 1. 7 1. 6 1. 5 1 . 5 1 . 5 1. 6 1. 5 1 . 4 1. 3 1 . 3 1. 4 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1 . 4 1. 3 1 . 3 1 . 3 1. 4 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1. 9 2 . 0 2 . 1 2 . 1 1 . 8 1 . 3 1 . 0 1. 1 1. 3 1 . 6 1 . 8 1 . 9 1. 7 1 . 7 1. 9 1 . 9 1 . 8 1. 5 1. 3 1 . 2 1. 1 1. 2 1 . 3 1. 4 1 . 4 1. 3 1. 4 1 . 4 1 . 5 1 . 4 1 . 4 1. 3 1 . 3 1 . 3 1. 4 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1. 6 1. 5 1 . 4 1. 3 1 . 3 1. 4 1 . 5 1. 6 1 . 6 1. 5 1 . 5 1 . 5 1. 6 1. 5 1 . 4 1. 3 1. 4 1 . 4 1 . 5 1 . 5 1 . 5 1 . 4 1 . 4 1 . 4 1 . 4 1. 3 1.1 0.9 0.8 0.8 1.0 1.4 1. 0 1 . 2 1. 7 2. 2 2 . 6 2 . 6 2 . 6 2 . 7 2 . 4 2 . 0 1 . 8 1. 7 1. 8 1 . 9 2 . 0 2 . 0 1 . 9 1 . 9 2 . 0 2 . 0 1 . 8 1 . 6 1. 5 1 . 5 1 . 5 1 . 7 1. 9 2 . 0 1 . 9 1 . 9 1 . 9 1 . 9 1. 7 1. 6 1. 5 1 . 4 1 . 5 1 . 7 1. 9 2 . 0 1 . 9 1 . 9 1 . 9 1 . 9 1. 7 1. 9 2 . 1 2 . 3 2 . 6 2 . 4 1. 5 1 . 1 1 . 1 1. 3 1 . 6 2 . 0 2 . 1 1 . 9 1 . 9 2 . 1 2 . 1 1 . 9 1 . 6 1. 4 1. 3 1 . 3 1. 4 1. 6 1 . 8 1 . 9 1 . 8 1 . 8 1 . 9 1 . 9 1. 7 1. 6 1. 5 1 . 4 1 . 5 1 . 7 1. 9 2 . 0 1 . 9 1 . 9 2 . 0 2 . 0 1 . 8 1 . 6 1. 5 1 . 5 1. 6 1. 7 1. 9 2 . 0 1 . 9 1 . 9 2 . 0 2 . 0 1 . 8 1 . 6 1. 5 1 . 5 1 . 5 1 . 7 1. 9 2 . 0 1 . 9 1 . 8 1 . 9 1 . 8 1. 5 1.2 1.0 0.8 0.7 0.7 1.0 2.0 1. 0 1 . 3 1 . 8 2 . 4 3 . 1 3 . 4 3 . 4 3 . 1 2 . 6 2 . 2 2 . 0 1 . 9 1 . 9 2 . 0 2 . 3 2 . 6 2 . 5 2. 5 2 . 6 2 . 3 2 . 0 1. 7 1. 6 1 . 6 1. 7 1. 9 2 . 2 2 . 5 2 . 5 2 . 4 2 . 5 2 . 3 1 . 9 1. 7 1. 6 1 . 6 1 . 6 1 . 8 2 . 2 2 . 5 2 . 5 2 . 5 2 . 5 2 . 3 1 . 9 1 . 9 2 . 3 2 . 8 3 . 3 3 . 1 1 . 6 1. 1 1 . 1 1. 3 1. 7 2. 1 2 . 5 2 . 5 2 . 4 2 . 6 2 . 4 2 . 0 1 . 6 1. 5 1 . 4 1 . 4 1 . 5 1 . 7 2. 1 2 . 5 2 . 5 2 . 4 2 . 5 2 . 3 2 . 0 1. 7 1. 6 1 . 6 1 . 6 1 . 8 2 . 2 2 . 5 2 . 5 2 . 5 2 . 6 2 . 4 2 . 0 1. 7 1 . 7 1 . 7 1 . 7 1. 9 2 . 2 2 . 6 2 . 5 2 . 5 2 . 6 2 . 4 2 . 0 1. 7 1 . 7 1 . 7 1 . 7 1. 9 2 . 2 2 . 5 2 . 5 2 . 4 2 . 5 2 . 2 1 . 8 1 . 3 1.1 0.9 0.7 0.6 0.6 1.0 1.8 1. 0 1. 4 2. 1 3 . 4 4 . 0 4 . 9 4 . 9 4. 1 3. 5 2 . 5 2 . 0 1 . 9 1 . 9 2 . 0 2 . 5 3 . 0 3 . 2 3 . 2 3 . 1 2 . 6 2 . 0 1 . 8 1. 7 1 . 7 1. 8 1 . 9 2 . 4 2 . 9 3 . 1 3 . 1 3 . 0 2 . 6 2 . 0 1 . 8 1. 7 1 . 7 1. 8 1 . 9 2 . 4 3 . 0 3 . 2 3 . 2 3 . 0 2 . 5 2 . 0 1 . 9 2 . 4 3 . 3 3 . 5 3 . 6 1. 7 1. 0 1. 1 1 . 4 1 . 7 2. 3 2 . 9 3 . 1 3 . 1 3 . 1 2 . 6 2 . 0 1 . 6 1. 5 1 . 5 1 . 5 1 . 5 1. 8 2 . 3 2 . 8 3 . 1 3 . 2 3 . 1 2 . 6 2 . 0 1 . 8 1. 7 1 . 7 1 . 7 1. 9 2 . 3 2 . 9 3 . 2 3 . 2 3 . 1 2 . 7 2 . 1 1 . 8 1. 7 1 . 7 1. 8 1 . 9 2 . 4 2 . 9 3 . 2 3 . 2 3 . 1 2 . 6 2 . 1 1 . 8 1. 7 1 . 7 1. 8 1 . 9 2 . 4 2 . 9 3 . 2 3 . 2 3 . 1 2 . 5 1 . 9 1.5 1.3 1.1 0.9 0.7 0.6 0.7 1.0 1.4 1. 4 1. 8 2 . 6 3 . 8 5. 4 7 . 5 7 . 5 5 . 4 4. 0 2 . 9 2 . 4 2 . 3 2 . 2 2 . 4 3 . 1 3 . 5 4 . 3 4. 4 3. 7 3 . 0 2 . 3 1 . 8 1. 7 1 . 7 1 . 7 2. 1 2 . 8 3 . 3 4 . 2 4 . 3 3 . 6 2 . 9 2 . 3 1 . 8 1. 7 1. 6 1. 7 2. 1 3 . 0 3 . 4 4. 4 4 . 5 3. 7 3 . 0 2 . 3 1 . 9 2 . 3 3 . 3 4 . 2 4 . 0 2 . 7 0 . 9 1 . 0 1. 4 1. 9 2 . 8 3 . 3 4 . 2 4. 4 3. 7 3 . 0 2 . 3 1. 7 1 . 4 1 . 4 1 . 4 1 . 5 1. 9 2 . 8 3 . 3 4 . 3 4. 5 3. 8 3 . 1 2 . 4 1 . 8 1. 7 1. 6 1. 7 2. 0 2 . 9 3 . 3 4 . 3 4. 5 3. 9 3 . 1 2 . 5 1 . 9 1. 7 1 . 7 1 . 7 2. 1 3 . 0 3 . 4 4. 4 4. 6 3 . 8 3 . 2 2 . 4 1 . 8 1. 7 1 . 7 1 . 7 2. 1 3 . 0 3 . 5 4. 4 4 . 5 3. 8 3 . 1 2 . 3 1.7 1.5 1.4 1.3 1.2 1.1 1.1 1.2 1.5 2.4 1. 0 1. 4 2. 2 3 . 7 4 . 8 5. 7 5 . 7 4. 9 3 . 8 2 . 6 2 . 2 2 . 2 2 . 3 2 . 7 3 . 8 5 . 3 7 . 3 7 . 8 5 . 8 4. 1 2. 9 2 . 2 2 . 1 2 . 0 2 . 1 2 . 6 3 . 7 5. 4 7. 2 7. 7 5. 8 4. 1 2. 8 2 . 2 2 . 1 2 . 1 2 . 2 2 . 6 3 . 7 5 . 2 7 . 3 7 . 8 5. 7 4 . 1 2. 8 2 . 3 2 . 6 3 . 4 4. 1 3. 8 2 . 8 1 . 0 1 . 3 1. 7 2. 3 3 . 5 5. 1 7. 0 7 . 9 5 . 9 4 . 2 2 . 9 2 . 1 1 . 8 1. 7 1. 8 1 . 9 2 . 4 3 . 5 5 . 0 7 . 0 7 . 9 6 . 0 4 . 3 3 . 0 2 . 3 2 . 2 2 . 1 2 . 2 2 . 5 3 . 5 5 . 0 7. 0 7 . 9 6 . 0 4. 4 3. 1 2 . 4 2 . 2 2 . 2 2 . 3 2 . 6 3 . 7 5. 1 7. 2 7 . 9 5 . 9 4 . 2 3 . 0 2 . 3 2 . 2 2 . 2 2 . 3 2 . 7 3 . 7 5 . 3 7 . 3 7 . 8 5 . 8 4 . 2 3 . 0 2.4 2.1 2.3 2.6 2.5 2.3 2.3 2.3 2.5 2.7 2.9 1. 0 1 . 3 1 . 8 2 . 4 3 . 1 3 . 7 3 . 7 3 . 2 2 . 6 2 . 2 2 . 0 2 . 0 2 . 2 2 . 6 3 . 7 5. 5 6. 8 7 . 2 5 . 8 4 . 2 2 . 7 2 . 1 1 . 9 1 . 9 2 . 0 2 . 5 3 . 7 5. 4 7. 0 7. 4 5. 8 4. 1 2. 7 2 . 1 1 . 9 1 . 9 2 . 0 2 . 4 3 . 6 5. 4 6. 6 6 . 9 5. 7 4 . 1 2. 6 2 . 0 2 . 4 3 . 2 4 . 0 3 . 8 2 . 7 0 . 9 1. 1 1 . 5 2. 1 3 . 4 5 . 2 6 . 6 7 . 2 5 . 8 4 . 3 2 . 7 1 . 9 1 . 6 1. 5 1 . 5 1 . 7 2. 2 3 . 4 5 . 2 6 . 5 7 . 0 5 . 8 4. 4 2. 8 2 . 1 1 . 9 1 . 8 1 . 9 2 . 3 3 . 4 5 . 2 6 . 4 6 . 9 5 . 8 4. 4 2. 8 2 . 1 1 . 9 1 . 8 1 . 9 2 . 4 3 . 5 5 . 3 6 . 4 6 . 8 5. 7 4. 3 2 . 7 2 . 0 1 . 9 1 . 8 2 . 0 2 . 4 3 . 6 5. 4 6. 6 6 . 9 5. 7 4. 2 2 . 9 2 . 4 2 . 4 2 . 8 3 . 4 4.1 3.9 3.8 3.9 3.9 2.9 2.6 2.5 1. 0 1 . 2 1 . 6 2 . 2 2 . 7 2 . 7 2 . 7 2 . 7 2 . 4 2 . 0 1 . 8 1 . 9 2 . 0 2 . 3 2 . 8 3 . 3 4 . 0 4. 1 3. 4 2 . 8 2 . 2 1 . 8 1. 7 1 . 7 1 . 7 2. 1 2 . 7 3 . 3 4. 1 4. 2 3 . 5 2 . 8 2 . 2 1 . 8 1. 7 1. 6 1. 7 2. 0 2 . 6 3 . 1 3 . 9 4 . 0 3 . 4 2 . 6 2 . 1 1 . 8 2 . 2 3 . 2 4. 1 3. 9 2 . 7 0 . 8 1 . 0 1 . 3 1 . 8 2 . 5 3 . 0 3 . 9 4 . 0 3 . 5 2 . 7 2 . 2 1 . 6 1. 4 1 . 4 1 . 4 1 . 5 1. 9 2 . 5 3 . 0 3 . 8 4 . 0 3 . 5 2 . 8 2 . 2 1 . 8 1. 7 1. 6 1. 7 2. 0 2 . 5 3 . 0 3 . 8 4 . 0 3 . 5 2 . 8 2 . 3 1 . 8 1. 7 1 . 7 1 . 7 2. 0 2 . 5 3 . 1 3 . 8 4 . 0 3 . 4 2 . 7 2 . 2 1 . 8 1. 7 1 . 7 1 . 7 2. 0 2 . 6 3 . 2 3 . 9 4 . 0 3 . 5 2 . 8 2 . 4 2 . 2 2 . 6 3 . 3 4 . 3 4.5 4.9 4.6 4.8 3.9 3.7 2.6 2.0 1.9 0. 9 1. 1 1 . 5 1. 9 2 . 1 2 . 1 2 . 1 2 . 3 2 . 1 1 . 9 1 . 8 1 . 8 1 . 8 2 . 0 2 . 5 2 . 9 3 . 0 3 . 0 2 . 9 2 . 5 2. 0 1. 7 1 . 7 1 . 7 1 . 7 1. 9 2 . 4 2 . 9 3 . 0 3 . 0 2 . 9 2 . 5 2 . 0 1. 7 1 . 7 1 . 7 1 . 7 1. 9 2 . 4 2 . 8 2 . 9 2 . 9 2 . 8 2 . 4 1 . 9 1. 7 2. 2 3 . 1 3 . 3 3 . 4 1 . 6 0 . 9 1 . 0 1 . 2 1 . 6 2 . 2 2 . 7 2 . 9 2 . 9 2 . 9 2 . 5 1 . 9 1 . 6 1. 5 1 . 4 1 . 4 1 . 5 1 . 7 2. 2 2 . 7 2 . 9 2 . 9 2 . 9 2 . 6 2 . 0 1. 7 1 . 7 1 . 7 1 . 7 1. 8 2 . 3 2 . 8 2 . 9 2 . 9 2 . 9 2 . 6 2 . 0 1 . 8 1. 7 1 . 7 1 . 7 1. 9 2 . 3 2 . 8 2 . 9 2 . 9 2 . 9 2 . 5 2 . 0 1. 7 1 . 7 1 . 7 1 . 7 1. 9 2 . 4 2 . 8 2 . 9 2 . 9 2 . 9 2 . 6 2 . 1 2 . 0 2 . 6 3 . 5 5 . 0 5 . 0 5.4 5.3 5.4 4.5 4.2 2.6 1.6 1.3 1.9 0. 8 1 . 0 1 . 3 1. 5 1 . 5 1 . 4 1 . 5 1. 6 1. 7 1 . 7 1. 6 1 . 6 1 . 6 1 . 9 2 . 2 2 . 4 2 . 4 2 . 3 2 . 4 2 . 2 1 . 9 1 . 6 1 . 6 1 . 6 1 . 6 1 . 8 2 . 1 2. 4 2 . 4 2 . 3 2 . 4 2 . 2 1 . 9 1 . 6 1. 5 1 . 5 1. 6 1 . 8 2 . 1 2 . 4 2 . 3 2 . 2 2 . 3 2 . 1 1 . 8 1 . 6 1 . 9 2 . 3 2 . 8 2 . 7 1. 4 0. 9 0 . 9 1. 1 1 . 5 1. 9 2 . 3 2 . 3 2 . 2 2 . 4 2 . 2 1 . 8 1. 5 1. 3 1 . 3 1 . 3 1. 4 1. 6 2 . 0 2 . 3 2 . 3 2 . 3 2 . 4 2 . 2 1 . 9 1 . 6 1. 5 1 . 5 1. 6 1. 7 2. 1 2 . 3 2 . 3 2 . 3 2 . 4 2 . 3 1 . 9 1 . 6 1 . 6 1. 5 1. 6 1 . 8 2 . 1 2 . 3 2 . 3 2 . 3 2 . 4 2 . 2 1 . 9 1 . 6 1. 5 1 . 5 1. 6 1 . 8 2 . 1 2 . 4 2 . 3 2 . 3 2 . 4 2 . 2 1 . 9 1 . 9 2 . 3 3 . 4 5 . 0 5 . 2 5.5 5.4 5.5 4.6 4.2 2.5 1.4 0.9 0.9 0. 7 0 . 8 1 . 0 1. 1 1 . 1 1 . 1 1 . 1 1. 2 1 . 3 1. 4 1 . 4 1 . 4 1 . 5 1. 6 1 . 8 1 . 8 1. 7 1 . 7 1 . 7 1. 8 1 . 6 1. 5 1 . 4 1 . 4 1 . 4 1. 6 1 . 8 1 . 8 1. 7 1 . 7 1. 8 1 . 8 1 . 6 1. 5 1 . 4 1. 3 1. 4 1. 6 1. 7 1 . 7 1. 6 1 . 6 1 . 6 1 . 6 1. 5 1 . 4 1 . 5 1 . 7 2. 0 1 . 9 1. 1 0. 8 0 . 8 1 . 0 1 . 3 1 . 6 1. 7 1. 6 1 . 6 1. 7 1 . 7 1 . 5 1. 3 1 . 2 1 . 2 1 . 2 1 . 3 1. 4 1. 6 1. 7 1. 6 1 . 6 1. 7 1 . 7 1. 6 1. 5 1 . 4 1. 3 1. 4 1 . 5 1 . 7 1 . 7 1. 6 1 . 6 1. 7 1 . 7 1. 6 1. 5 1 . 4 1. 3 1. 4 1. 6 1. 7 1 . 7 1. 6 1 . 6 1. 7 1 . 7 1. 6 1. 5 1 . 4 1. 3 1. 4 1. 6 1. 7 1 . 7 1. 6 1 . 6 1. 7 1. 8 1 . 8 1 . 9 2 . 4 3 . 2 4 . 3 4 . 6 5 . 0 4.7 4.9 3.9 3.6 2.4 1.5 0.8 0. 6 0 . 8 0 . 9 0 . 9 0 . 9 0 . 9 0 . 9 1 . 0 1. 1 1. 2 1 . 2 1 . 2 1 . 3 1 . 3 1. 4 1. 3 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 2 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 3 1 . 2 1 . 2 1 . 3 1 . 3 1. 3 1 . 2 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 2 1. 1 1 . 1 1 . 1 1. 2 1 . 2 1. 1 1. 2 1 . 3 1. 4 1. 2 0 . 8 0 . 7 0 . 7 0 . 9 1 . 0 1 . 2 1 . 2 1. 1 1 . 1 1. 2 1 . 2 1 . 2 1. 1 1. 0 1 . 0 1 . 0 1. 1 1. 2 1 . 2 1 . 2 1. 1 1. 2 1 . 2 1 . 3 1 . 3 1 . 2 1 . 2 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 2 1. 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 2 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 2 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1. 2 1 . 2 1 . 2 1 . 2 1. 4 1 . 5 1 . 7 2.1 2.6 3.2 4.2 4.0 3.9 4.0 4.0 2.7 2.0 1.3 0. 6 0 . 9 1. 1 1 . 1 1 . 1 1 . 1 1 . 1 1. 2 1 . 3 1 . 3 1 . 3 1. 1 1 . 1 1 . 1 1 . 1 1. 0 0 . 9 0 . 9 0 . 9 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 0 . 9 0 . 9 0 . 9 0 . 9 1 . 0 1. 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 0 . 9 0 . 8 0 . 8 0 . 8 0 . 9 0 . 9 0 . 9 1 . 0 1 . 0 1 . 0 0. 9 0 . 7 0 . 6 0 . 6 0 . 7 0 . 8 0 . 9 0 . 8 0 . 8 0 . 8 0 . 8 0 . 9 0 . 9 0 . 9 0 . 9 0 . 8 0 . 8 0. 9 0 . 9 0 . 9 0 . 9 0 . 8 0 . 8 0 . 9 0 . 9 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 0 . 9 0 . 8 0. 8 0 . 9 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 1 . 0 0 . 9 0 . 8 0 . 8 0 . 9 0 . 9 1 . 0 1 . 0 1. 0 1 . 0 1 . 0 1 . 0 1 . 0 0 . 9 0 . 8 0 . 8 0 . 9 1 . 0 1 . 2 1 . 3 1.4 1.8 2.5 2.6 2.5 2.4 2.4 2.4 2.1 1.3 0.9 0. 8 1. 1 1 . 7 2. 1 2 . 1 2 . 1 2 . 1 2 . 2 2 . 2 2 . 0 1. 4 1. 2 1. 1 1. 0 0 . 9 0 . 8 0 . 7 0 . 7 0 . 7 0 . 8 0 . 8 0 . 8 0 . 9 0 . 9 0 . 9 0 . 9 0 . 8 0 . 7 0 . 7 0 . 7 0. 7 0 . 8 0 . 9 0 . 9 0 . 9 0 . 9 0 . 8 0 . 8 0 . 8 0 . 7 0 . 7 0 . 6 0 . 6 0 . 7 0 . 7 0 . 8 0 . 8 0. 9 0 . 9 0 . 8 0 . 7 0 . 6 0 . 6 0 . 6 0 . 7 0 . 7 0 . 7 0 . 6 0 . 6 0 . 7 0 . 7 0 . 8 0 . 8 0 . 7 0. 7 0 . 7 0 . 8 0 . 8 0 . 8 0 . 7 0 . 7 0 . 7 0 . 7 0 . 8 0 . 8 0 . 8 0 . 8 0 . 9 0 . 8 0 . 9 0 . 8 0. 7 0 . 7 0 . 7 0 . 7 0 . 8 0 . 8 0 . 9 0 . 9 0 . 9 0 . 8 0 . 9 0 . 8 0 . 7 0 . 7 0 . 7 0 . 7 0 . 8 0. 9 0 . 9 0 . 9 0 . 9 0 . 8 0 . 8 0 . 8 0 . 7 0 . 7 0 . 7 0 . 7 0 . 8 0 . 9 0 . 9 1.1 1.3 1.4 1.3 1.3 1.3 1.2 1.2 1.1 0.9 0.6 1. 0 1 . 6 2 . 2 3 . 4 3 . 6 3 . 5 3 . 5 3 . 7 3 . 6 2 . 5 1 . 9 1. 5 1. 3 1 . 2 1 . 0 0 . 9 0 . 9 0 . 9 0 . 9 0 . 9 1 . 0 0 . 9 0 . 9 0 . 9 1 . 0 1 . 0 1 . 0 0 . 9 0 . 9 0. 9 0 . 9 1 . 0 1 . 0 1 . 0 0 . 9 0 . 9 1 . 0 1 . 0 1 . 0 0 . 9 0 . 9 0 . 8 0 . 8 0 . 9 0 . 9 0 . 9 0. 8 0 . 8 1 . 0 1 . 0 0 . 9 0 . 6 0 . 6 0 . 7 0 . 9 0 . 9 0 . 9 0 . 9 0 . 9 0 . 9 0 . 9 1 . 0 0 . 9 0. 8 0 . 7 0 . 8 0 . 9 1 . 0 1 . 0 0 . 9 0 . 9 0 . 9 0 . 9 1 . 0 1 . 0 1 . 0 0 . 9 0 . 8 1 . 0 1. 1 1. 0 1 . 0 0 . 9 0 . 9 0 . 9 1 . 0 1. 1 1. 0 0 . 9 0 . 9 1 . 0 1. 1 1 . 1 1. 0 0 . 9 0 . 9 1 . 0 1 . 0 1. 1 1. 0 0 . 9 0 . 9 1 . 0 1 . 0 1 . 0 0 . 9 0 . 9 0 . 9 0 . 9 1 . 0 1. 1 1.0 0.9 0.9 1.0 1.1 1.0 1.0 0.9 0.9 0.9 0.9 0.8 1. 1 1. 9 3 . 0 3 . 9 4 . 8 4 . 6 4 . 6 4 . 8 4 . 0 3 . 4 2 . 4 1 . 8 1. 5 1. 8 1 . 9 1 . 8 1 . 8 1 . 8 1 . 8 1 . 8 1. 7 1. 2 1. 1 1 . 1 1. 2 1. 7 1. 9 1 . 9 1 . 8 1 . 9 1 . 9 1 . 9 1 . 8 1 . 3 1. 1 1 . 1 1. 3 1. 7 1. 9 1 . 9 1 . 8 1 . 8 1 . 8 1 . 8 1 . 6 1. 1 1. 0 1 . 0 1 . 2 1. 4 1 . 4 1. 0 0 . 8 1 . 0 1. 5 1. 8 1 . 9 1 . 8 1 . 9 1 . 9 1 . 9 1. 7 1. 2 1 . 0 1 . 0 1 . 0 1. 1 1. 6 1 . 9 1 . 9 1 . 9 1 . 9 1 . 9 2 . 0 1 . 8 1 . 3 1 . 2 1 . 2 1 . 2 1. 7 2. 0 1 . 9 1 . 9 1 . 9 1 . 9 2 . 0 1 . 8 1. 4 1. 2 1 . 2 1 . 2 1. 7 2. 0 2 . 0 1 . 9 2 . 0 2 . 0 2 . 0 1 . 9 1. 4 1. 2 1 . 2 1 . 2 1. 7 1. 9 1 . 9 1 . 9 1 . 9 1 . 9 1 . 9 1 . 8 1.4 1.1 1.1 1.2 1.6 1.8 1.8 1.7 1.7 1.7 1.7 1.5 1. 0 1 . 8 3 . 1 4 . 2 4. 4 4 . 4 4 . 4 4 . 4 4 . 4 3. 5 2 . 5 2 . 0 1 . 9 2 . 3 3 . 2 3 . 3 3 . 1 3 . 1 3 . 2 3 . 2 2 . 2 1. 7 1 . 5 1 . 5 1. 8 2 . 2 3 . 3 3 . 4 3 . 3 3 . 3 3 . 4 3 . 3 2 . 3 1 . 8 1 . 6 1 . 6 1 . 8 2 . 2 3 . 3 3 . 4 3 . 2 3. 2 3 . 3 3 . 2 2 . 2 1 . 6 1. 4 1 . 4 1 . 5 2. 0 2 . 0 1 . 3 1. 1 1 . 5 2. 0 3 . 2 3 . 4 3 . 3 3 . 3 3 . 4 3 . 3 2 . 3 1. 7 1 . 4 1. 2 1 . 3 1 . 6 2 . 0 3 . 2 3 . 4 3 . 3 3 . 3 3 . 4 3 . 4 2 . 4 1 . 9 1 . 6 1 . 6 1 . 8 2 . 1 3 . 3 3. 5 3 . 4 3 . 4 3 . 4 3 . 4 2 . 5 1 . 9 1 . 6 1 . 6 1 . 8 2 . 1 3 . 2 3 . 5 3 . 4 3 . 4 3 . 5 3 . 5 2. 5 1 . 9 1 . 6 1 . 6 1 . 8 2 . 1 3 . 2 3 . 5 3 . 3 3 . 3 3 . 4 3 . 4 2 . 5 1 . 9 1 . 6 1 . 6 1.7 2.2 3.2 3.3 3.2 3.1 3.2 3.1 2.0 1.4 1.0 0. 8 1 . 6 2 . 7 4 . 2 5. 4 5. 3 5. 4 5 . 5 4. 3 3 . 2 2 . 2 2 . 0 2 . 2 3 . 1 3 . 6 4 . 6 4. 4 4 . 4 4. 6 3 . 5 3 . 1 2 . 1 1. 7 1 . 7 2. 1 3 . 0 3 . 7 4. 7 4 . 5 4 . 5 4 . 7 3. 7 3 . 2 2 . 2 1. 7 1 . 7 2. 2 3 . 1 3 . 7 4. 7 4 . 5 4 . 4 4. 6 3 . 6 3 . 0 2 . 1 1 . 6 1 . 6 2 . 2 2 . 7 3 . 0 1. 5 1 . 4 1. 8 2 . 8 3 . 7 4 . 6 4. 5 4 . 4 4 . 7 3. 6 3 . 2 2 . 2 1. 5 1 . 1 1 . 4 1. 9 2 . 9 3 . 8 4. 7 4 . 5 4 . 5 4 . 7 3. 7 3 . 3 2 . 3 1. 7 1. 6 2 . 1 2 . 9 3 . 8 4. 7 4 . 5 4 . 5 4 . 7 3. 7 3 . 4 2 . 3 1. 7 1. 6 2 . 0 2 . 9 3 . 9 4. 7 4. 6 4. 5 4 . 7 3. 7 3 . 4 2 . 4 1 . 8 1 . 6 2 . 1 2 . 9 3 . 8 4. 7 4 . 5 4 . 4 4 . 7 3. 6 3 . 4 2 . 3 1 . 8 1.7 2.1 3.0 3.6 4.6 4.4 4.4 4.6 3.5 2.9 1.9 1.1 1. 0 1 . 9 3 . 0 4. 1 4. 9 4. 7 4 . 7 5. 0 4 . 2 3 . 4 2 . 5 2 . 0 2 . 3 3 . 1 3 . 8 4. 1 3. 9 3 . 9 4. 1 3. 8 3 . 0 2 . 0 1. 5 1 . 4 2. 0 2 . 9 3 . 8 3 . 8 3 . 8 3 . 8 3 . 8 3 . 8 3 . 1 2 . 1 1. 5 1 . 5 2. 0 2 . 9 3 . 8 3 . 8 3 . 8 3 . 7 3 . 8 3 . 7 2 . 9 1 . 9 1. 4 1. 6 2 . 6 3 . 3 3 . 3 1 . 6 1. 1 1 . 7 2. 7 3 . 8 3 . 8 3 . 9 3 . 8 3 . 8 3 . 8 3 . 1 2 . 0 1 . 3 1 . 0 1 . 2 1 . 8 2 . 7 3 . 9 3 . 8 3 . 8 3. 8 3 . 8 3 . 8 3 . 2 2 . 1 1. 5 1 . 4 1. 9 2 . 8 3 . 9 3 . 8 3 . 9 3 . 9 3 . 9 3 . 8 3 . 3 2 . 2 1 . 6 1. 4 1. 9 2 . 8 4 . 0 3 . 9 4 . 0 4 . 0 3 . 9 3 . 8 3 . 4 2 . 3 1 . 6 1. 4 1. 9 2 . 8 3 . 9 3 . 8 3 . 8 3 . 8 3 . 8 3 . 7 3 . 3 2 . 2 1 . 6 1.5 2.0 2.9 3.8 3.9 3.8 3.8 3.8 3.6 2.8 1.7 1.0 1. 0 1. 7 2. 5 3 . 4 4 . 2 4 . 0 4 . 0 4 . 2 3 . 6 2 . 7 2 . 0 1. 7 1. 9 2 . 2 2 . 7 5. 4 5 . 4 5 . 4 5 . 4 2. 6 2 . 0 1. 5 1. 0 1 . 0 1. 5 2. 1 3 . 0 5. 4 5. 3 5 . 3 5. 4 2. 9 2 . 3 1 . 6 1. 1 1. 0 1. 5 2. 1 3 . 0 5. 4 5. 3 5 . 3 5. 4 2. 9 2 . 2 1. 5 1 . 1 1 . 4 2. 5 3 . 6 3 . 9 2 . 5 0 . 8 1. 4 2. 1 3 . 2 5 . 3 5 . 3 5 . 3 5. 4 3. 1 2 . 5 1 . 6 1 . 0 0 . 7 0 . 8 1. 4 2. 2 3 . 2 5 . 3 5. 4 5. 3 5. 4 3. 1 2 . 5 1. 7 1 . 1 1. 0 1. 5 2. 2 3 . 3 5 . 3 5. 4 5. 3 5. 4 3. 1 2 . 6 1. 7 1. 2 1 . 0 1. 5 2. 3 3 . 5 5 . 2 5. 4 5. 3 5. 4 3. 4 2 . 8 1 . 8 1 . 2 1 . 0 1. 5 2. 2 3 . 2 5 . 2 5. 4 5. 3 5. 4 3. 0 2 . 6 1.7 1.2 1.1 1.5 2.0 2.7 5.4 5.3 5.3 5.3 2.6 2.0 1.3 0.7 1. 8 2 . 5 2 . 6 2 . 5 2 . 6 2 . 6 2 . 7 2 . 2 1 . 6 1. 7 2. 2 3 . 1 3 . 9 4. 4 4. 2 4 . 2 4. 4 3. 8 3 . 0 2 . 0 1. 5 1 . 4 2. 0 3 . 0 4 . 0 4. 7 4 . 5 4 . 4 4 . 7 3. 9 3 . 2 2 . 1 1. 5 1 . 5 2. 1 3 . 0 4 . 0 4. 7 4 . 5 4 . 4 4 . 7 3. 9 3 . 0 1 . 9 1. 4 1. 6 2 . 6 3 . 5 3 . 8 2 . 6 1. 1 1 . 7 2. 8 3 . 9 4. 7 4. 6 4. 5 4. 8 3 . 9 3 . 2 2 . 1 1. 4 1. 0 1 . 2 1 . 9 2 . 8 3 . 9 4. 7 4. 6 4. 5 4. 8 3 . 9 3 . 3 2 . 2 1 . 6 1. 4 2. 0 2 . 9 4 . 0 4. 7 4 . 7 4 . 5 4. 8 3 . 9 3 . 4 2 . 3 1 . 6 1. 4 2. 0 2 . 9 4 . 0 4. 7 4 . 7 4. 6 4 . 9 3 . 9 3 . 5 2 . 4 1. 7 1 . 4 2. 0 2 . 9 4 . 0 4. 7 4 . 7 4 . 5 4. 8 3 . 9 3 . 4 2 . 3 1 . 6 1.5 2.1 3.0 3.9 4.6 4.3 4.3 4.5 3.8 2.9 1.8 1.0 1. 0 1. 1 1 . 1 1. 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 2 1. 5 2. 1 3 . 0 3 . 5 4. 5 4. 3 4 . 3 4. 5 3. 4 2 . 9 2 . 0 1 . 6 1 . 6 2 . 0 2 . 8 3 . 4 4. 4 4. 2 4 . 2 4. 4 3. 5 2 . 9 2 . 1 1. 7 1. 6 2 . 0 2 . 8 3 . 4 4. 4 4. 2 4 . 2 4. 4 3. 4 2 . 8 1 . 9 1. 5 1 . 7 2. 5 3 . 6 3 . 9 2 . 7 1 . 2 1. 7 2. 6 3 . 2 4 . 3 4 . 2 4. 1 4. 3 3 . 6 2 . 9 2 . 0 1. 4 1 . 1 1. 3 1 . 8 2 . 6 3 . 2 4 . 3 4 . 2 4. 1 4. 3 3 . 7 3 . 0 2 . 1 1. 7 1. 6 1 . 9 2 . 7 3 . 2 4. 4 4. 2 4. 1 4. 3 3 . 8 3 . 0 2 . 1 1. 7 1. 6 1 . 9 2 . 6 3 . 2 4 . 3 4 . 2 4. 1 4. 3 3 . 9 3 . 0 2 . 2 1. 7 1. 6 1 . 9 2 . 6 3 . 2 4. 4 4. 2 4. 1 4. 3 3 . 8 3 . 0 2 . 2 1.7 1.7 2.0 2.9 3.4 4.4 4.2 4.2 4.4 3.4 2.8 1.8 1.1 1. 1 1 . 4 2. 0 2 . 9 3 . 0 2 . 9 2 . 9 3 . 0 2 . 9 2 . 1 1. 5 1. 3 1 . 3 1. 5 2. 0 2 . 8 2 . 9 2 . 8 2 . 8 2 . 9 2 . 8 2 . 1 1. 5 1. 3 1 . 3 1. 5 2. 0 2 . 8 2 . 9 2 . 8 2 . 8 2 . 8 2 . 8 2 . 0 1. 8 2 . 7 2 . 8 2 . 7 2 . 7 2 . 8 2 . 7 2 . 1 1 . 3 1. 1 1. 0 1. 1 1. 3 1 . 8 2 . 7 2 . 8 2 . 7 2 . 7 2 . 8 2 . 8 2 . 2 1. 5 1. 3 1 . 3 1. 4 1. 8 2 . 7 2 . 8 2 . 7 2 . 7 2 . 8 2 . 8 2 . 3 1. 5 1. 3 1 . 3 1. 4 1. 8 2 . 6 2 . 8 2 . 7 2 . 7 2 . 7 2 . 7 2 . 3 1. 5 1. 3 1 . 3 1. 4 1. 8 2 . 7 2 . 8 2 . 7 2 . 7 2 . 8 2 . 8 2 . 3 1.5 1.4 1.4 1.5 2.0 2.9 2.9 2.8 2.8 2.9 2.8 1.9 0. 6 0 . 8 1 . 3 1. 5 1 . 5 1 . 5 1 . 5 1 . 5 1 . 5 1 . 4 1. 0 0 . 8 0 . 8 0 . 9 1 . 3 1. 4 1 . 4 1 . 4 1 . 4 1 . 4 1 . 4 1. 3 1 . 0 0 . 8 0 . 8 0 . 9 1 . 3 1. 4 1 . 4 1 . 4 1 . 4 1 . 4 1 . 4 1. 2 1. 1 1. 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 2 0 . 9 0 . 6 0 . 6 0 . 6 0 . 8 1. 1 1. 3 1 . 3 1 . 3 1 . 3 1 . 3 1. 4 1. 3 1 . 0 0 . 7 0 . 7 0 . 9 1 . 2 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 0 0 . 7 0 . 7 0 . 8 1. 1 1. 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 3 1 . 0 0 . 7 0 . 7 0 . 9 1 . 2 1. 4 1. 3 1 . 3 1 . 3 1 . 3 1. 4 1. 3 1 . 0 0 . 8 0 . 8 0 . 9 1 . 3 1.4 1.4 1.4 1.4 1.4 1.4 1.2 1. 2 2 . 7 7 . 1 7 . 3 7. 4 3. 8 2 . 0 2 . 6 2 . 3 3 . 9 6 . 9 6 . 8 4 . 1 2 . 5 2 . 5 2 . 5 2 . 4 2 . 4 2 . 4 1 . 7 1 . 5 2 . 8 2. 7 1 . 8 1 . 9 2 . 9 2 . 8 3 . 0 2 . 0 2 . 1 3 . 1 3 . 0 3 . 1 2 . 1 2 . 1 3 . 1 3 . 0 3 . 2 2 . 2 2. 2 3 . 1 3 . 0 3 . 2 2 . 2 2 . 2 3 . 1 2 . 9 3 . 1 2 . 2 2 . 2 3 . 2 3 . 0 3 . 1 2 . 2 2 . 3 3 . 2 3. 1 3 . 3 2 . 3 2 . 5 3 . 6 3 . 3 2 . 4 2 . 3 2 . 9 2 . 2 1. 6 1 . 6 2 . 5 2 . 5 2 . 4 2 . 4 2 . 4 2 . 3 2 . 2 2 . 1 2 . 1 2 . 0 1 . 9 1 . 7 1 . 6 1 . 7 1 . 7 1. 6 1 . 7 1 . 7 1 . 9 6 . 5 2. 9 2. 0 2 . 1 2 . 5 2 . 4 2 . 2 2 . 1 1 . 9 1 . 8 1. 7 2 . 1 7 . 6 3. 6 2. 3 2 . 3 2 . 5 2 . 4 2 . 2 2 . 1 1 . 9 1 . 4 1. 5 2 . 1 8 . 1 3. 6 3. 2 2 . 9 2 . 7 2 . 6 2 . 3 2 . 3 1 . 9 1 . 4 1 . 5 2 . 1 2 . 4 1 . 7 1 . 8 2 . 7 1 . 9 1 . 7 2 . 2 7. 5 3. 2 1. 7 2 . 2 3 . 5 3 . 6 3 . 7 3 . 1 2 . 8 3 . 9 3 . 8 3 . 4 2 . 4 2 . 2 3 . 3 3 . 5 4 . 1 3 . 1 3 . 0 4. 0 3 . 8 4 . 1 3 . 0 2 . 4 3 . 2 3 . 1 3 . 2 2 . 7 3 . 0 3 . 8 3 . 8 3 . 9 3 . 0 3 . 0 3 . 7 3 . 2 3. 1 2 . 4 2 . 5 3 . 1 3 . 2 2 . 9 3 . 0 2 . 6 2 . 6 1 1 . 5 1 1 . 5 1 0 . 1 9 . 3 1 . 9 1 . 9 1 . 9 2. 5 2 . 6 2 . 0 2 . 2 2 . 8 2 . 3 2 . 0 2 . 8 2 . 9 2 . 8 1 . 9 2 . 0 2 . 9 2 . 8 3 . 0 2 . 1 2 . 3 3. 5 4 . 0 4 . 2 3 . 1 3 . 3 4 . 0 4 . 2 3 . 9 2 . 5 2 . 3 3 . 2 3 . 1 3 . 5 3 . 1 3 . 4 4 . 0 4 . 1 4. 0 3 . 4 3 . 0 3 . 4 3 . 1 3 . 2 2 . 3 2 . 6 4 . 0 4 . 0 4 . 0 3 . 3 3 . 3 4. 5 4. 3 3 . 0 2 . 9 3 . 9 3. 2 3. 3 3 . 6 2. 9 2. 7 2. 6 3 . 2 3 . 4 3 . 0 2 . 5 1 . 8 4. 1 2 . 8 2 . 0 3. 3 3. 0 2. 9 2. 7 3. 1 3. 9 3 . 9 2. 3 1 . 6 2. 3 2 . 7 1 . 4 2. 5 2. 3 1 . 8 1 . 4 1 . 2 1 . 3 1 . 6 2. 0 2 . 5 1 . 2 3. 2 1. 9 1 . 5 1 . 3 1 . 3 1 . 6 1. 8 1 . 9 1 . 2 3.0 2.9 1.9 2.4 2.8 3.0 1.8 1.5 2.9 2.8 3.0 1.9 2.2 3.4 3.4 3.3 2.1 2.8 1.8 1.3 2. 2 2 . 6 1 . 9 1 . 3 1 . 0 1 . 1 1 . 5 2 . 2 2 . 6 2 . 0 1 . 3 0 . 9 0 . 8 0 . 9 1 . 3 1 . 9 2 . 4 1. 8 3. 3 3 . 8 3 . 7 3 . 6 3 . 4 3 . 2 3 . 8 3 . 8 4 . 4 3 . 6 2 . 1 1 . 3 1 . 4 2 . 9 3 . 7 4 . 9 3 . 8 3. 1 4. 3 1 . 9 1 . 5 4. 5 1 . 8 1 . 7 4. 7 2 . 1 1 . 8 4. 0 2 . 0 1 . 6 0. 8 0 . 9 1 . 3 1 . 8 1 . 8 1 . 3 1 . 3 1 . 5 1 . 9 2 . 0 1 . 6 1. 1 1 . 1 1 . 5 1 . 7 1 . 7 1 . 5 1 . 4 1 . 7 2 . 2 2 . 2 1 . 8 1. 5 1 . 4 1 . 4 1 . 4 1 . 4 1 . 5 1 . 7 1 . 9 2 . 2 2 . 4 2 . 3 1. 5 1 . 3 1 . 1 1 . 1 1 . 1 1 . 2 1 . 4 1 . 6 1 . 9 2 . 2 2 . 1 1. 8 1 . 3 1 . 0 0 . 9 0 . 9 1 . 0 1 . 2 1 . 4 1 . 8 1 . 7 1 . 5 1. 7 1 . 5 1 . 1 0 . 9 0 . 8 0 . 9 1 . 1 1 . 5 1 . 8 1 . 6 1 . 4 3. 3 3 . 9 2 . 8 2 . 9 2 . 7 1 . 8 1 . 9 1 . 9 1 . 5 2 . 3 2 . 4 1 . 6 1 . 9 2 . 0 1 . 7 2 . 6 3 . 3 3. 5 4 . 2 4 . 1 3 . 8 3 . 7 3 . 5 2 . 9 1 . 9 1 . 5 2 . 0 1 . 9 1 . 6 1 . 2 1 . 0 1 . 1 1 . 4 1 . 9 2. 4 2 . 2 1 . 9 2 . 0 1 . 9 1 . 6 1 . 3 3. 3 3 . 2 2 . 9 3 . 1 3 . 0 2 . 0 1 . 3 1 . 3 1 . 7 2 . 5 2 . 6 1 . 7 1 . 2 1 . 3 1 . 8 2 . 7 3 . 1 2. 8 2 . 9 3 . 1 3 . 0 3 . 3 3 . 4 2 . 7 2 . 4 2 . 4 2 . 7 3 . 1 3 . 0 2 . 0 1 . 5 1 . 6 2 . 2 3 . 2 3. 8 3 . 5 3 . 5 4 . 1 3 . 5 2 . 3 1 . 4 2. 7 8 . 1 4 . 1 3 . 4 3 . 2 7 . 7 4 . 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E D D L 1 CA N R E C E S S E D I N B U I L D I N G P O C K E T NO T S H O W N O N S I T E P L A N : O N E D D L 1 CA N R E C E S S E D I N B U I L D I N G P O C K E T NO T S H O W N O N S I T E P L A N : ON E D D L 1 C A N R E C E S S E D I N VE S T I B U L E B U I L D I N G P O C K E T SHEET NUMBER TITLE Approved Checked Drawn Job Number ISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTS KEYPLAN PROJECT CIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 2 / 2 0 1 6 5 : 1 6 : 0 6 P M C : \ m c e \ c a d \ R e v i t _ P r o j e c t \ M E P - L O L - H Q _ 2 0 1 6 _ s w e i s e . r v t EL01-01A NORTH PARKING LIGHTING PHOTOMETRIC PLAN WSO WJJ 051354.040 PMJ LAND O'LAKES HEADQUARTERS CONSOLIDATION Copyright © 2014 Perkins+Will4001 Lexington Ave N. Arden Hills, MN 55126 LAND O'LAKES BKBM 5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 55402 www.bkbm.com P: 763.843.0420 www.michaudcooley.com P: 612.339.4941 LI G H T F I X T U R E S C H E D U L E - S I T E LT R TY P E FI X T U R E T Y P E S O U R C E M O U N T I N G L A M P S FE A T U R E S V O L T A G E B A L L A S T M A N U F A C T U R E R & C A T A L O G S E R I E S NOTES AA L 1 2 5 ' S I N G L E H E A D P A R K I N G LO T A R E A L I G H T LE D 2 2 ' S T . S Q . AL U M P O L E (1 ) 1 8 8 W L E D / 4 0 0 0 K / 21 , 5 0 0 L U M E N S 22 ' P O L E P L U S 3 ' C O N C R E T E B A S E , D I E - C A S T A L U M I N U M H OUSING, SE A L E D A N D G A S K E T E D , F U L L C U T O F F , T Y P E I I I M E D I U M DI S T R I B U T I O N 277 V INTEGRAL DRIVER LITHONIA DSX2-80C-700 LED SERIES TBD AA L 2 2 5 ' D O U B L E H E A D P A R K I N G LO T A R E A L I G H T LE D 2 2 ' S T . S Q . AL U M P O L E (2 ) 1 8 8 W L E D / 4 0 0 0 K / 21 , 5 0 0 L U M E N S 22 ' P O L E P L U S 3 ' C O N C R E T E B A S E , D O U B L E H E A D S , D I E - C AST AL U M I N U M H O U S I N G , S E A L E D A N D G A S K E T E D , F U L L C U T O F F , TYPE IV M E D I U M D I S T R I B U T I O N 277 V INTEGRAL DRIVER LITHONIA DSX2-80C-700 LED SERIES TBD AA L 6 2 5 ' S I N G L E H E A D P A R K I N G LO T A R E A L I G H T LE D 2 2 ' S T . S Q . AL U M P O L E (1 ) 1 8 8 W L E D / 4 0 0 0 K / 21 , 5 0 0 L U M E N S 22 ' P O L E P L U S 3 ' C O N C R E T E B A S E , D I E - C A S T A L U M I N U M H OUSING, SE A L E D A N D G A S K E T E D , F U L L C U T O F F , T Y P E I V D I S T R I B U T ION W I T H H O U S E - S I D E S H I E L D 277 V INTEGRAL DRIVER LITHONIA DSX2-80C-700 LED SERIES TBD AA L 7 2 5 ' S I N G L E H E A D P A R K I N G LO T A R E A L I G H T - R O A D W A Y LE D 2 2 ' S T . S Q . AL U M P O L E (1 ) 1 3 7 W L E D / 4 0 0 0 K / 12 , 0 0 0 L U M E N S 22 ' P O L E P L U S 3 ' C O N C R E T E B A S E , D I E - C A S T A L U M I N U M H OUSING, SE A L E D A N D G A S K E T E D , F U L L C U T O F F , T Y P E I I I D I S T R I B U TION W I T H B A C K L I G H T C O N T R O L O P T I C S 277 V INTEGRAL DRIVER LITHONIA DSX2-80C-530 LED SERIES TBD AA L 8 S I N G L E H E A D P O S T T O P MO U N T - D E C O R A T I V E LE D 1 4 ' S T . R D . AL U M P O L E 48 W L E D / 4 0 0 0 K / 4 0 0 0 DL V D . L U M E N S TY P E I I I D I S T R I B U T I O N , C U T O F F , 1 4 ' P O L E H E I G H T , 0 - 1 0V DIMMING 277 V INTEGRAL DRIVER EATON INVUE ARBOR POSTTOP TBD AA L 9 S I N G L E H E A D P O S T T O P MO U N T - D E C O R A T I V E LE D 1 4 ' S T . R D . AL U M P O L E 48 W L E D / 4 0 0 0 K / 4 0 0 0 DL V D . L U M E N S TY P E I I D I S T R I B U T I O N , C U T O F F , 1 4 ' P O L E H E I G H T , 0 - 1 0 V DIMMING 277 V INTEGRAL DRIVER EATON INVUE ARBOR POSTTOP TBD AA L 1 0 S I N G L E H E A D P O S T T O P MO U N T - D E C O R A T I V E LE D 1 4 ' S T . R D . AL U M P O L E 48 W L E D / 4 0 0 0 K / 4 0 0 0 DL V D . L U M E N S TY P E V D I S T R I B U T I O N , C U T O F F , 1 4 ' P O L E H E I G H T , 0 - 1 0 V DIMMING 277 V INTEGRAL DRIVER EATON INVUE ARBOR POSTTOP TBD AA L 1 1 2 5 ' D O U B L E H E A D P A R K I N G LO T A R E A L I G H T LE D 2 2 ' S T . S Q . AL U M P O L E (2 ) 1 8 8 W L E D / 4 0 0 0 K / 21 , 5 0 0 L U M E N S 22 ' P O L E P L U S 3 ' C O N C R E T E B A S E , D O U B L E H E A D S , D I E - C AST AL U M I N U M H O U S I N G , S E A L E D A N D G A S K E T E D , F U L L C U T O F F , TYPE IV M E D I U M D I S T R I B U T I O N 277 V INTEGRAL DRIVER LITHONIA DSX2-80C-700 LED SERIES TBD AA L 1 2 S I N G L E H E A D P O S T T O P MO U N T - D E C O R A T I V E LE D 2 2 ' S T . R D . AL U M P O L E 10 0 W L E D / 4 0 0 0 K / 9 4 0 0 LU M E N S TY P E V D I S T R I B U T I O N , C U T O F F , 2 2 ' P O L E H E I G H T , 0 - 1 0 V DIMMING 277 V INTEGRAL DRIVER EATON INVUE ARBOR POSTTOP TBD AA L 1 3 2 5 ' S I N G L E H E A D P A R K I N G LO T A R E A L I G H T LE D 2 2 ' S T . S Q . AL U M P O L E (1 ) 1 8 8 W L E D / 4 0 0 0 K / 21 , 3 0 0 L U M E N S 22 ' P O L E P L U S 3 ' C O N C R E T E B A S E , D I E - C A S T A L U M I N U M H OUSING, SE A L E D A N D G A S K E T E D , F U L L C U T O F F , T Y P E I I M E D I U M DI S T R I B U T I O N 277 V INTEGRAL DRIVER LITHONIA DSX2-80C-700 LED SERIES TBD BB L R O U N D B O L L A R D L I G H T L E D S U R F A C E DI R E C T BU R I A L 15 W L E D / 4 0 0 0 K / 5 8 0 LU M E N S 4. 5 " D I A . E X T R U D E D A L U M I N U M F I X T U R E B O D Y W I T H D I E C AST TOP, 43 . 3 " T A L L , 1 8 0 D E G R E E D I S T R I B U T I O N W I T H C U T O F F , C L EAR PO L Y C A R B O N A T E L E N S , D I R E C T B U R I A L , 0 - 1 0 V D I M M I N G 277 V INTEGRAL DRIVER LOUIS POULSEN FLINDT TBD CC L 1 F U L L C U T - O F F W A L L M T D LE D A R E A L I G H T LE D S U R F A C E W A L L M T D . 24 W L E D / 4 0 0 0 K / 2 0 0 0 LU M E N S FU L L C U T - O F F , A P P R O X . 1 6 " X 7 " X 9 " , T R A P E Z O I D A L S H APE, MEETS LM 7 9 A N D L M 8 0 , U L W E T L O C A T I O N L I S T E D , T Y P E I I I D I S TRIBUTION 277 V INTEGRAL DRIVER LITHONIA WST LED TBD CC L 2 F U L L C U T - O F F W A L L M T D LE D A R E A L I G H T LE D S U R F A C E W A L L M T D . 47 W L E D / 4 0 0 0 K / 4 0 0 0 LU M E N S FU L L C U T - O F F , A P P R O X . 1 6 " X 7 " X 9 " , T R A P E Z O I D A L S H APE, MEETS LM 7 9 A N D L M 8 0 , U L W E T L O C A T I O N L I S T E D , T Y P E I V D I S T RIBUTION 277 V INTEGRAL DRIVER LITHONIA WST LED TBD DD L 6 " R E C E S S E D E X T E R I O R LE D D O W N L I G H T LE D R E C E S S E D 2 5 W L E D / 3 5 0 0 K / 1 5 0 0 LU M E N S 6" A P E R T U R E , W I D E B E A M D I S T R I B U T I O N , L O W I R I D E S C E N T OR HA Z E R E F L E C T O R , S E L F F L A N G E D , 5 Y E A R F U L L W A R R A N T Y , DAMP LO C A T I O N L I S T E D 277 V INTEGRAL DIMMABLE DRIVER GOTHAM EVO 6" SERIES TBD HH L R E C E S S E D S T E P L I G H T L E D R E C E S S E D - W A L L 11 . 2 W L E D / 4 0 0 0 K / 3 4 0 LU M E N S DI E C A S T A L U M I N U M H O U S I N G , S E A L E D A N D G A S K E T E D , 0 - 1 0V DI M M I N G 120 V INTEGRAL DIMMABLE DRIVER BEGA 22384 LED TBD 84 10th St. South Suite 200 Minneapolis, MN 55403 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 " = 5 0 ' - 0 " 1 NO R T H P A R K I N G L I G H T I N G P H O T O M E T R I C P L A N MARK ISSUE DATE SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 4 : 0 5 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A70-01RENDERINGSCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 3 : 4 7 : 2 2 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A70-02RENDERINGSCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com MARK ISSUE DATE LEVEL 03 127' - 0"LEVEL 04 140' - 0"LEVEL 05 153' - 0"LEVEL 02 114' - 0"LEVEL 01 100' - 0" 5 A3 0 - 0 1 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 17 18 12 20 4 A3 0 - 0 1 MP - 1 CW - 2 A BR - 1 CW - 1 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28' - 0"28' - 0"28' - 0"BR-1MP-1 CW - 2 a CW-3LEVEL 02 MP 111' - 8" 5 A3 1 - 0 1 4 A3 1 - 0 1 3 A3 1 - 0 1 2 A3 1 - 0 1 1 A3 1 - 0 1 5 A3 1 - 0 2 BR - 1 SK Y - 1 SK Y - 1 ME T A L P I C K E T GU A R D R A I L PE N T H O U S E 1 A3 1 - 0 2 ME C H S C R E E N , M P - 1 ME C H S C R E E N , M P - 1 MECH SCREEN, MP-1 7 A3 0 - 0 1 11 . 2 ROOF 166' - 0" CW - 3 (B e h i n d S c r e e n ) (B e h i n d S c r e e n ) CAST STN COPINGSCUPPERMTL COPINGMTL COPING CW - 1 CW - 1 8 A3 0 - 0 1 2 A3 0 - 0 1 10 A3 0 - 0 1 9 A3 0 - 0 1 6 A3 1 - 0 1 LEVEL 03 127' - 0"LEVEL 04 140' - 0"LEVEL 05 153' - 0"LEVEL 02 114' - 0"LEVEL 01 100' - 0" 5 A3 0 - 0 1 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 17 18 12 4 A3 0 - 0 1 BR-1CW-2AMP-1 CW-1 CW-3 MP - 1 CW - 2 A BR - 1 28' - 0"28' - 0" 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " 28 ' - 0 " LEVEL 02 MP 111' - 8" 5 A3 1 - 0 2 SK Y - 1 SK Y - 1 CONC-1PENTHOUSE 1 A3 1 - 0 2 2 A3 1 - 0 2 3 A3 1 - 0 2 ME C H S C R E E N , M P - 1 ME C H S C R E E N , M P - 1 ME C H S C R E E N , M P - 1 CW - 3 7 A3 0 - 0 1 11 . 2 ROOF 166' - 0"LEVEL 01 100' - 0"LEVEL 02 114' - 0"LEVEL 03 127' - 0"LEVEL 04 140' - 0"ROOF 153' - 0"UPPER ROOF 167' - 0" CW - 1 CW-1 (MONITOR) CA S T S T N C O P I N G SC U P P E R MT L C O P I N G (B e h i n d S c r e e n ) (B e h i n d S c r e e n ) CAST STN COPING 8 A3 0 - 0 1 2 A30-01 10 A3 0 - 0 1 9 A3 0 - 0 1 4' - 0 " EX T E R I O R F I N I S H MA T E R I A L L E G E N D MA T C H E X I S T I N G B R I C K C O L O R A N D B L E N D BR - 1 OL D C A S T L E 4 - S I D E D S T R U C T U R A L L Y G L A Z E D R E L I A N C E CA S S E T T E C U R T A I N W A L L G U A R D I A N S N X 6 2 / 2 7 G L A S S CW - 1 OL D C A S T L E 6 0 0 0 S G H T W I N D O W W A L L GU A R D I A N S N X 5 1 / 2 3 G L A S S W / 4 0 % M E D I U M G R A Y F R I T , 1 / 8 " DO T S A T E A S T , W E S T , S O U T H CW - 2 A OP T I O N 1 - R A I N S C R E E N O F 2 0 G A R H E I N Z I N K MO R I N S - 1 6 P A N E L S A N D T R I M PR E - W E A T H E R E D G R A Y OP T I O N 2 - R A I N S C R E E N O F 2 0 G A P A I N T E D S T E E L MO R I N S - 1 6 P A N E L S A N D T R I M CU S T O M C O L O R A S S E L E C T E D B Y A R C H I T E C T OP T I O N 3 - R A I N S C R E E N O F 1 8 G A R H E I N Z I N K MO R I N S - 1 6 P A N E L S A N D T R I M CU S T O M C O L O R A S S E L E C T E D B Y A R C H I T E C T MP - 1 MECHANICAL ENCLOSURE TO MATCH MP-1 MP-2 24 GA METAL SALES 12" SOFFIT PANEL LANCED TO MATCH MP-1 MP-3 METAL-FRAMED WASCO STRUCTURAL SKYLIGHT SKY-1 NOT USED WD-1 MANOMIN RESAWN TIMBER - ANTIQUE OAK SKIP PLANED - AGED FINISH - 3/4" THICK - 6" WIDEWD-2 CA S T S T O N E C O P I N G CS - 1 OL D C A S T L E I C W - 2 5 0 C U R T A I N W A L L GU A R D I A N S N X 5 1 / 2 3 G L A S S CW - 2 B OL D C A S T L E R E L I A N C E C A S S E T T E C U R T A I N W A L L GU A R D I A N S N X 6 2 / 2 7 G L A S S CW - 3 ME T A L C O P I N G S - F A B R I C A T E I N 8 4 I N C H L O N G S E C T I O N S . BU T T J O I N T W I T H C O N C E A L E D B A C K U P P L A T E MC - 1 SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 3 : 4 9 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A20-01EXTERIOR ELEVATIONCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 1 6 " = 1 ' - 0 " 2 NO R T H E X T E R I O R E L E V A T I O N 1 / 1 6 " = 1 ' - 0 " 1 SO U T H E X T E R I O R E L E V A T I O N MARK ISSUE DATE LEVEL 03 127' - 0"LEVEL 04 140' - 0"LEVEL 05 153' - 0"LEVEL 02 114' - 0"6 A30-01 B C D 3 A30-01 MP-1 LEVEL 02 MP 111' - 8"BR-14A31-04 MECH SCREEN,MP-1 METAL ACCESS GATEROOF166' - 0"CW-2BLEVEL 03 127' - 0"LEVEL 04 140' - 0"LEVEL 05 153' - 0"6 A30-01BC D 1 A30-01 3 A3 0 - 0 1 A MP - 1 CW-1 (At Angle)3 A31-03 PE N T H O U S E ME C H S C R E E N , MP - 1 ROOF 166' - 0" CW - 2 B CO N C - 1 CW-1 (Monitor)4 A31-035 A31-03 LE V E L 0 3 12 7 ' - 0 " LE V E L 0 4 14 0 ' - 0 " LE V E L 0 5 15 3 ' - 0 " LE V E L 0 2 11 4 ' - 0 " 6 A3 0 - 0 1 B C 1 A3 0 - 0 1 A LE V E L 0 2 M P 11 1 ' - 8 " MP - 1 BR - 1 IN T E R I O R EX T E R I O R RO O F 16 6 ' - 0 " CW - 1 MP - 2 LE V E L 0 3 12 7 ' - 0 " LE V E L 0 4 14 0 ' - 0 " LE V E L 0 5 15 3 ' - 0 " LE V E L 0 2 11 4 ' - 0 " 6 A3 0 - 0 1 C D LE V E L 0 2 M P 11 1 ' - 8 " MP - 1 IN T E R I O R G L A Z I N G IN T E R I O R EX T E R I O R BR - 1 RO O F 16 6 ' - 0 " CW - 1 LE V E L 0 3 12 7 ' - 0 " LE V E L 0 2 11 4 ' - 0 " C D 3 A3 0 - 0 1 LE V E L 0 2 M P 11 1 ' - 8 " CO N C - 2 1 A3 1 - 0 4 2 A3 1 - 0 4 LE V E L 0 2 11 4 ' - 0 " LE V E L 0 3 12 7 ' - 0 " LE V E L 0 3 12 7 ' - 0 " LE V E L 0 4 14 0 ' - 0 " 24 25 26 27 LE V E L 0 3 12 7 ' - 0 " LE V E L 0 4 14 0 ' - 0 " CW - 1 EX T E R I O R F I N I S H MA T E R I A L L E G E N D MA T C H E X I S T I N G B R I C K C O L O R A N D B L E N D BR - 1 OL D C A S T L E 4 - S I D E D S T R U C T U R A L L Y G L A Z E D R E L I A N C E CA S S E T T E C U R T A I N W A L L G U A R D I A N S N X 6 2 / 2 7 G L A S S CW - 1 OL D C A S T L E 6 0 0 0 S G H T W I N D O W W A L L GU A R D I A N S N X 5 1 / 2 3 G L A S S W / 4 0 % M E D I U M G R A Y F R I T , 1 / 8 " DO T S A T E A S T , W E S T , S O U T H CW - 2 A OP T I O N 1 - R A I N S C R E E N O F 2 0 G A R H E I N Z I N K MO R I N S - 1 6 P A N E L S A N D T R I M PR E - W E A T H E R E D G R A Y OP T I O N 2 - R A I N S C R E E N O F 2 0 G A P A I N T E D S T E E L MO R I N S - 1 6 P A N E L S A N D T R I M CU S T O M C O L O R A S S E L E C T E D B Y A R C H I T E C T OP T I O N 3 - R A I N S C R E E N O F 1 8 G A R H E I N Z I N K MO R I N S - 1 6 P A N E L S A N D T R I M CU S T O M C O L O R A S S E L E C T E D B Y A R C H I T E C T MP - 1 MECHANICAL ENCLOSURE TO MATCH MP-1 MP-2 24 GA METAL SALES 12" SOFFIT PANEL LANCED TO MATCH MP-1 MP-3 METAL-FRAMED WASCO STRUCTURAL SKYLIGHT SKY-1 NOT USED WD-1 MANOMIN RESAWN TIMBER - ANTIQUE OAK SKIP PLANED - AGED FINISH - 3/4" THICK - 6" WIDEWD-2 CA S T S T O N E C O P I N G CS - 1 OL D C A S T L E I C W - 2 5 0 C U R T A I N W A L L GU A R D I A N S N X 5 1 / 2 3 G L A S S CW - 2 B OL D C A S T L E R E L I A N C E C A S S E T T E C U R T A I N W A L L GU A R D I A N S N X 6 2 / 2 7 G L A S S CW - 3 ME T A L C O P I N G S - F A B R I C A T E I N 8 4 I N C H L O N G S E C T I O N S . BU T T J O I N T W I T H C O N C E A L E D B A C K U P P L A T E MC - 1 SHEET NUMBERTITLEApprovedCheckedDrawnJob NumberISSUE CHART 1 5 2 3 4 ADBC 1 5 2 3 4 ADBCCONSULTANTSKEYPLANPROJECTCIVIL/STRUCTURAL MEP PUD APPLICATION JUNE 06, 2016 N O T F O R C O N S T R U C T I O N 6 / 3 / 2 0 1 6 1 2 : 4 4 : 0 2 P M c : \ t e m p \ A R C H - L O L - H Q _ 2 0 1 6 _ w a t s o n k . r v t A20-02EXTERIOR ELEVATIONCheckerAuthor051354.040 ApproverLAND O'LAKES HEADQUARTERS EXPANSION AND RENOVATION Copyright © 2014 Perkins+Will4001 Lexington Ave N.Arden Hills, MN 55126LAND O'LAKESBKBM5930 BROOKLYN BOULEVARD MINNEAPOLIS, MN 55429 MICHAUD COOLEY ERICKSON 333 SOUTH SEVENTH STREET, SUITE 1200 MINNEAPOLIS, MN 5540245 SOUTH 7TH STREET SUITE 2500 MINNEAPOLIS, MN 55402 www.michaudcooley.com P: 612.339.494180 S 8th Street Suite 300 Minneapolis, MN 55402 t 612.851.5000 f 612.851.5001 www.perkinswill.com 1 / 1 6 " = 1 ' - 0 " 1 WEST EXTERIOR ELEVATION 1 / 1 6 " = 1 ' - 0 " 4 EAST EXETERIOR ELEVATION 1 / 1 6 " = 1 ' - 0 " 2 WE S T E X T E R I O R E L E V A T I O N 1 / 1 6 " = 1 ' - 0 " 3 EA S T E X T E R I O R E L E V A T I O N 1 / 1 6 " = 1 ' - 0 " 5 EX T E R I O R G R A N D S T A I R S 1 / 1 6 " = 1 ' - 0 " 6 EL E V A T I O N A N G L E D G L A S S W A L L MARK ISSUE DATE Page 1 of 2 MEMORANDUM DATE: June 27, 2016 TO: Ryan Streff, City Planner FROM: John M. Anderson, Acting Public Works Director SUBJECT: Land O Lakes Phase 1 & 2 plan review I have reviewed the Civil plans dated 6-6-16 prepared by BKBM Engineers for Land O Lakes phase 1 and phase 2 site improvement. The following are my comments: 1. A grading permit issued by the City of Arden Hills will be required for the site. Additionally, a permit from Rice Creek Watershed has been applied for and proof of this permit being issued must be supplied before the City will issue the Grading and Erosion control permit. 2. Sheet C01-02 – stage watermain removal to maintain water service to the existing building. Shut down to the existing 16 inch watermain shall be minimized as this watermain is essential to serve the north half of Arden Hills. A complete plan detailing the sequence of events to demo and reinstate the watermain connections needs to be prepared by the contractor and approved by the City prior to any work on the watermain. 3. Sheet C02-01 – The storm sewer run from MH A1 to MH A2 crosses the existing 16 inch watermain. Contractor to verify the depth of the watermain and maintain 2 feet of vertical clearance between the watermain pipe and the storm sewer. 4. Sheet C02-01- Driveway connection to Lexington Avenue must be approved by Ramsey County. Traffic study suggests a ¾ access at this location 5. Sheet C02-02 – the emergency overflow elevation needs to provide 1.0 foot of freeboard from the upstream lowest opening. Verify all EOFs along the court yard will provide this for each doorway. 6. Sheet C02-02 – Driveway connections to County Road F require Ramsey County approval. The Traffic study lists a number of improvements along County Road F associated with the development of the site that will be needed to handle the expected traffic. Page 2 of 2 7. Sheet C02-02 – Provide an engineering analysis showing the existing 18inch RCP Cl II storm pipe can support fill as shown on the grading plan and a parking lot and associated traffic or replace the storm pipe with a pipe with adequate structural support. 8. Sheet C03-05 – Watermain material is to be PVC and not DIP. 9. Sheet C03-05 – All watermain constructed as part of this plan is to be privately owned and operated. All future maintenance and repairs will be the responsibility of the property owner, Land O Lakes. The only City owned watermain on this property is the 16 inch pipe that runs along the west side of the existing building. 10. Sheet C03-05 – Show all pipe elevations at all storm sewer crossings in the profile view. 11. Sheet C03-05 – a minimum of 10 feet of horizontal and 1.5 feet of vertical clearance is required between the watermain and all sewer pipes. 12. Sheet 04-03 – A number of culverts are needed for drainage to pass under the trails, please evaluate drainage patterns and adjust plans accordingly. 13. Sheet C04-03 – A number of trees are impacted by grading but not shown to be removed and no tree protection limits are shown. Please add tree protection in the plan view and remove any that cannot be protected. Plan Review Comments Page 1 of 1 Plan Review Comments Date: June 13, 2016 Project: Land O’Lakes – Phase II Final PUD Address: 4001 Lexington Avenue North Comments 1. Remove the following plans from the Phase II Final PUD plan set: • Phase I Demolition Plan (C01-01) • Phase I Grading & Erosion Control Plan (C02-01) • Phase I Utility Plan (C03-02) • Phase I Paving and Geometric Plan (C04-01) • Phase I Stormwater Mangement Plan (C05-01) • South Parking Lot Photometric Plan (EL01-01B) 2. The westerly access on County Road F will be restricted to a ¾ access by Ramsey County where lefts in are prohibited. A supplemental plan for a “pork chop” median that will prevent lefts in at this access should be provided. 3. Lake Johanna Fire Department review and approval of main parking lot access from east entrance driveway shall be required. 4. Section 1325.03, Subd. 3 (B) of the Zoning Code states that roof-mounted mechanical equipment shall be excepted from the height limitations if the enclosures do not extend more than 12 feet above the roof upon which they are located. The proposed mechanical equipment installation on the new corporate office building would be 15 feet – 6 inches above the roof line. Project narrative should be update to include this as an area where flexibility is needed through the PUD process. 5. Provide details on the total length of the walking trails and the proposed surfacing material. 6. Provide updated legal description for water main easement based on new location. Existing water main easement will need to be vacated by City Council concurrently with their review of the Phase II Final PUD application. Plan Review Comments Page 1 of 1 Plan Review Comments Date: May 12, 2016 Project: Preliminary site review Land O Lakes Address: 4001 Lexington Ave Permit No.: Comments 1. North parking lot indicates 1411 stalls with 21 accessible. Code requires 25 accessible spaces. 2. Verify courtyard fire department access. See Lake Johanna fire department comments. May 11, 2016 Ryan Streff City of Arden Hills 1245 West Highway 96 Arden Hills, MN 55112 Re: Land O’Lakes PUD Amendment Dear Mr. Streff, I have reviewed the Land O’Lakes PUD amendment plans dated May 2nd, 2016 and have the following comments: 1. The easterly access to County Road F will only be allowed for delivery vehicles. The connection to the employee parking lot must be removed. This access is in a poor location. It is close to the Lexington Ave. intersection and is offset from the Gradient access which creates conflicting turning movements. Employees entering or exiting from the site shall use the other two westerly accesses. 2. Right and left turn lanes at the main site entry will be required on County Road F. 3. A right turn lane into the westerly access will be required on County Road F. The westerly access will be restricted to a 3/4’s access, where lefts in are prohibited unless a left turn lane is constructed. Otherwise a “pork chop” median shall be constructed to prevent lefts in. 4. Funding for road improvements including the proposed signal shall be provided for by Land O’Lakes and potential partners. Funding requirements shall be detailed in the City’s developer’s agreement. Ramsey County does not have funds available to contribute to the necessary road improvements. Ramsey County’s contribution will be to administer the construction project for the public road improvements and provide inspection services. 5. The turning movements for trucks show that trucks will cross the centerline of County Road F and into the oncoming traffic lane. This is not acceptable. The accesses shall be revised to prevent trucks from crossing the centerline. Trucks turning right into the main access cross into the outbound traffic lanes. This will cause backups on County Road F when vehicles occupy those outbound lanes. A turning movement for right turns at the east access should be provided. All truck turning movements shall be updated with a revised layout which includes the required turn lanes on County Road F. The County has also provided SRF with the new intersection design at Lexington and County Road F which extends west on County Road F which will aid in this design. 6. The access onto Lexington Ave. shall be revised to a 3/4’s access to prevent lefts out of the site. A “pork chop” median shall be constructed to prevent the lefts out. The SRF traffic report also identified this as a recommended mitigation measure due to the site improvements. Thank you for the opportunity to review the plans. If you have any questions or concerns please contact me at 651‐266‐7105 or email at erin.laberee@co.ramsey.mn.us. Sincerely, Erin Laberee, PE Traffic Engineer May 4, 2016 Jill Hutmacher Community Development Director City of Arden Hills 1245 W. highway 96 Arden Hills, MN 55112 LAND O’LAKES EXPANSION TRAFFIC STUDY Dear Jill: We have reviewed the traffic memorandum prepared by SRF Consulting for the Land O’Lakes expansion. We generally concur with the contents of that report and have the following comments: The report does not include the capacity improvements now under construction at the Lexington Avenue/County Road F intersection, which are more extensive than the recommended short-term improvements and are expected to provide acceptable operations through their service life. The completed improvements will include the following lane configurations (which are correctly summarized in the Summary and Conclusions, Page 22): o Northbound Lexington Avenue- two left-turn lanes, two through lanes, one right-turn lane. o Southbound Lexington Avenue- two left-turn lanes, one right-turn lane, one through lane. o Eastbound County Road F- one left-turn lane, one through lane, one right-turn lane. o Westbound County Road F- one left-turn lane, one through lane, one right-turn lane. The 2018 Capacity Analysis shown on Table 5, Page 10, shows acceptable levels of service (LOS) at all access points except the “east access” and “south access”. The mitigation proposed for these based on the difficulty of making left turns out of the access points is clearly an issue and we agree with the recommendation to restrict left turns out of both thee access points, as discussed on Page 13 of the report. Traffic signal control is recommended at the County Road F/Innovation Way intersection and the report indicates that the peak hour warrant is met in the developed condition (Page 19). We agree that signal control would be appropriate there, but a full warrant analysis needs to be done and provided to the County for review. Right and left-turn lanes would be required on County Road F. The County would not contribute to the cost of the signal or necessary geometric improvements. The County would be able to provide contract administration, construction engineering, and inspection services. The traffic modeling shows significant reductions in PM peak hour left turns at the County Road F east access. Without physically prohibiting movement from the main employee parking lot to that access point, we would expect a significant number of drivers to bypass the signalized intersection at Innovation Way to make right turns at the east location. It is crucial to limit the number of users at this location to minimize conflicts with the adjacent Gradient Center and Bremer Bank access points. A requirement of the access permit required for Innovation way will be to devise a way of prohibiting movements from the main parking lot to the east access point. Emergency vehicle access between the east access and lot would be acceptable, and we can work with the developer to devise an acceptable design. We look forward to working with the City and Land O’Lakes on this important project. Please feel free to contact me at 651-266-1774 or by e-mail at joseph.lux@co.ramsey.mn.us or County Traffic Engineer Erin Laberee at 651- 266-7105, e-mail erin.laberee@co.ramsey.mn.us . Sincerely, Joseph Lux Senior Transportation Planner C: John Anderson, Arden Hills Public Works Director Marcia Droege, Land O’ Lakes John Slack, Perkins + Will From:Nicholas Tomczik To:Ryan Streff Subject:RE: Land O"Lakes Final PUD Phase 2 - Comments Requested Date:Thursday, June 16, 2016 12:57:35 PM Attachments:image001.png Ryan, The RCWD is working with the applicant in review of the project for compliance with RCWD rules; no further comment. Thank you. Nick Tomczik Permit Coordinator/Wetland Specialist Rice Creek Watershed District 4325 Pheasant Ridge Dr. NE, #611 Blaine, MN 55449-4539 O: 763-398-3079 ntomczik@ricecreek.org Please consider following the RCWD on Facebook. From: Ryan Streff [mailto:RStreff@cityofardenhills.org] Sent: Tuesday, June 14, 2016 8:58 AM To: John Anderson <JAnderson@cityofardenhills.org>; Dave Scherbel <DScherbel@cityofardenhills.org>; 'Laberee, Erin' <Erin.Laberee@CO.RAMSEY.MN.US>; Lux, Joseph <Joseph.Lux@CO.RAMSEY.MN.US>; 'Nate Berg - Lake Johanna Fire (nberg@ljfd.org)' <nberg@ljfd.org>; 'timothy.schwab@co.ramsey.mn.us' <timothy.schwab@co.ramsey.mn.us>; Nicholas Tomczik <ntomczik@ricecreek.org>; Joel Jamnik <JJamnik@ck-law.com>; 'James Monge' <JMonge@ck-law.com> Cc: Sue Iverson <SIverson@cityofardenhills.org>; Matthew Bachler <MBachler@cityofardenhills.org>; 'brad.camitsch@co.ramsey.mn.us' <brad.camitsch@co.ramsey.mn.us>; Slack, John <John.Slack@perkinswill.com> Subject: Land O'Lakes Final PUD Phase 2 - Comments Requested Good Morning, The City has received the Final PUD for Phase 2 of the Land O’Lakes corporate campus expansion located at 4001 Lexington Avenue North in Arden Hills. The Master PUD and Final PUD for Phase 1 were reviewed by the Planning Commission on June 8 and will be reviewed by the City Council on June 27. As you are aware, the Master PUD was divided into two (2) phases, Phase 1 include the expansion of the south parking lot and Phase 2 will include the construction of the new four-story corporate office building with approximately 155,000 square feet of gross floor area. Phase 2 will also include the reconfiguration and expansion of the parking area on the north side of the campus. Phase 2 is scheduled to be reviewed by the Planning Commission on July 6 followed by the City Council on July 25. Please review the plans and project narrative for Phase 2 and provide comments back to the City by Friday, June 17. Please let me know if you have any questions or need any additional information. The plans and project narrative can be downloaded at: https://spaces.hightail.com/receive/Ku0Z0/cnN0cmVmZkBjaXR5b2ZhcmRlbmhpbGxzLm9yZw== Thanks Ryan Ryan B. Streff City Planner | City of Arden Hills 1245 West Highway 96, Arden Hills, MN 55112 Office: 651.792.7828 | Fax: 651.634.5137 www.cityofardenhills.org DRAFT Memorandum ONE CARLSON PARKWAY, SUITE 150 | MINNEAPOLIS, MN 55447 | 763.475.0010 | WWW.SRFCONSULTING.COM SRF No. 0158997.01 To: John Slack, RLA, ASLA, Senior Landscape Architect/Urban Designer PERKINS + WILL From: Jordan Schwarze, PE, Senior Engineer Nick Semeja, Engineer Brent Clark, Engineer Date: May 2, 2016 Subject: LAND O’LAKES EXPANSION TRAFFIC STUDY UPDATE Introduction Due to site plan revisions, SRF has completed an update to the Land O’Lakes Expansion Traffic Study (dated November 12, 2015). The main objectives of this study are to review the updated site plan with respect to trip generation, parking, circulation, and access; evaluate traffic impacts to the adjacent roadway network; and recommend any necessary improvements to accommodate the proposed expansion. The following information provides the assumptions, analysis, and study recommendations offered for consideration. Existing Conditions Land O’Lakes headquarters is located at 4001 Lexington Avenue North in Arden Hills, MN. In addition to the Arden Hills campus, Land O’Lakes currently leases nearby offices in Shoreview, MN at 1050 and 1080 County Road F (see Figure 1: Project Location). The existing conditions in the vicinity of these locations were reviewed to establish a baseline in order to identify any future impacts associated with the proposed expansion. The evaluation of existing conditions includes peak hour intersection turning movement counts, field observations, and an intersection capacity analysis. Due to ongoing construction along Lexington Avenue and County Road F, traffic data collected in the years 2014 and 2015 for the Land O’ Lakes Corporate Campus Access/Circulation Review (dated May 20, 2014) and the aforementioned Land O’Lakes Expansion Traffic Study was utilized to establish existing conditions within the study area. However, peak period turning movement counts were collected by SRF during the week of March 28, 2016 at the County Road F/Hamline Avenue intersection to establish general travel patterns and magnitudes at this additional study intersection. This data was modified accordingly to reflect non-construction conditions. Historical traffic volumes in the study area were provided by the Minnesota Department of Transportation (MnDOT). XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND – Operates under capacity – Operates near capacity – Operates over capacity LEGEND 20% 39 10 35 XX (XX) X,XXX - A.M. Peak Hour Site Trips - P.M. Peak Hour Site Trips - Existing Average Daily Traffic Volume LEGEND 10 100 0 (0) 0 (0) 0 (0) XX [XX] (XX) - A.M. Peak Hour Volume - Midday Peak Hour Volumes - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Existing Average Daily Traffic Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND X,XXX 694 Land O’Lakes Headquarters Leased Property Le x i n g t o n A v e Ha m l i n e A v e County Rd F In n o v a t i o n W a y N O R T H No r t h 0158997.01 May 2016 Project Location Figure 1 H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 . 0 1 \ T S \ F i g u r e s \ F i g _ 0 1 _ P r o j e c t L o c a t i o n . c d r Land O’Lakes Expansion Traffic Study Update Arden Hills, MN 51 John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 3 The following traffic control is currently in place at study intersections: • County Road F/Hamline Avenue: Traffic signal • County Road F/Innovation Way (Land O’Lakes Central Access): Side-street stop control • County Road F/Land O’Lakes East Access: Side-street stop control • County Road F/Lexington Avenue: Traffic signal • Lexington Avenue/Land O’Lakes South Access: Side-street stop control Field observations were completed to identify roadway characteristics within the study area (i.e. roadway geometry, posted speed limits, and traffic controls). Lexington Avenue is currently a five-lane undivided roadway with a continuous center two-way left-turn lane and a posted speed limit of 40 miles per hour (mph). However, Lexington Avenue is currently being reconstructed to include a raised median, which will alter access within the study area. Further details regarding the Lexington Avenue reconstruction are documented later in this study. County Road F, west of Lexington Avenue, is primarily a two-lane undivided roadway with a posted speed limit of 45 mph. County Road F, east of Lexington Avenue, is primarily a four-lane undivided roadway with a posted speed limit of 40 mph. It should be noted that both Lexington Avenue and County Road F are functionally classified as minor arterials. Existing geometrics, traffic controls, and traffic volumes in the study area are shown in Figure 2. Existing Intersection Capacity Analysis An existing intersection capacity analysis was completed to establish a baseline condition to which future traffic operations can be compared. The capacity analysis was completed for the a.m. and p.m. peak hours using Synchro/SimTraffic software (V9.1). Capacity analysis results identify a Level of Service (LOS), which indicates the quality of traffic flow through an intersection. Intersections are given a ranking from LOS A through LOS F. The LOS results are based on average delay per vehicle, which correspond to the delay threshold values shown in Table 1. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays. LOS F indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow. An overall LOS A through D is generally considered acceptable by drivers in the Twin Cities Metropolitan Area. Table 1 Level of Service Criteria for Signalized and Unsignalized Intersections LOS Designation Signalized Intersection Average Delay/Vehicle (seconds) Unsignalized Intersection Average Delay/Vehicle (seconds) A ≤ 10 ≤ 10 B > 10 - 20 > 10 - 15 C > 20 - 35 > 15 - 25 D > 35 - 55 > 25 - 35 E > 55 - 80 > 35 - 50 F > 80 > 50 XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND – Operates under capacity – Operates near capacity – Operates over capacity LEGEND 20% 39 10 35 XX (XX) X,XXX - A.M. Peak Hour Site Trips - P.M. Peak Hour Site Trips - Existing Average Daily Traffic Volume LEGEND 100 0 (0) 0 (0) 0 (0) XX [XX] (XX) - A.M. Peak Hour Volume - Midday Peak Hour Volumes - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Existing Average Daily Traffic Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND X,XXX 10 694 Ha m l i n e A v e In n o v a t i o n W a y Le x i n g t o n A v e County Rd F Land O’Lakes Headquarters Leased Property N O R T H No r t h 0168997.01 May 2016 Existing Conditions Figure 2 H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 . 0 1 \ T S \ F i g u r e s \ F i g _ 0 2 _ E x i s t i n g C o n d i t i o n s . c d r Land O’Lakes Expansion Traffic Study Update Arden Hills, MN 51 Project Location XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Estimated Average Daily Traffic Volume - Side-Street Stop Control - Traffic Signal Control LEGEND X,XXX ( 2 6 ) 1 (2 3 4 ) 1 6 Ea s t A c c e s s County Road F (462) 164 (2) 29 480 (267) 247 (9) ( 1 2 3 ) 2 6 1 (9 7 0 ) 4 4 5 (1 5 8 ) 4 7 Le x i n g t o n A v e n u e 25 4 ( 5 1 ) 1, 2 1 3 ( 7 5 9 ) 12 3 ( 9 6 ) County Road F (184) 22 (264) 54 (279) 65 108 (143) 328 (129) 93 (93) Le x i n g t o n A v e n u e South Access 7 ( 3 ) 1, 0 3 2 ( 1 , 4 0 2 ) ( 1 4 ) 1 5 (1 , 0 4 5 ) 1 , 0 8 0 (1) 3 (11) 10 Ce n t r a l A c c e s s County Road F 9 ( 8 3 ) 0 ( 0 ) 2 ( 5 8 ) ( 3 9 ) 2 (0 ) 0 (2 4 ) 3 (8) 79 (382) 188 (2) 67 43 (4) 410 (284) 28 (5) In n o v a t i o n W a y 5,500 21 , 9 0 0 5,100 17 , 5 0 0 Ha m l i n e A v e n u e County Road F 76 8 ( 2 7 1 ) 31 4 ( 1 0 4 ) ( 8 2 8 ) 1 1 8 (2 0 6 ) 2 4 8 33 (170) 146 (272) John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 5 For side-street stop controlled intersections, special emphasis is given to providing an estimate for the level of service of the side-street approach. Traffic operations at an unsignalized intersection with side-street stop control can be described in two ways. First, consideration is given to the overall intersection level of service. This takes into account the total number of vehicles entering the intersection and the capability of the intersection to support these volumes. Second, it is important to consider the delay on the minor approach. Since the mainline does not have to stop, the majority of delay is attributed to the side-street approaches. It is typical of intersections with higher mainline traffic volumes to experience high levels of delay (i.e. poor levels of service) on the side-street approaches, but an acceptable overall intersection level of service during the peak hours. Results of the existing intersection capacity analysis shown in Table 2 indicate that all study intersections currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours. In addition, no significant side-street delays or queuing issues were observed in the field except at the signalized study intersections, which are summarized later. Table 2 Existing Intersection Capacity Analysis Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay County Road F/Hamline Avenue A 9 sec. C 25 sec. County Road F/Innovation Way (1) A/A 9 sec. A/A 9 sec. County Road F/East Access (1) A/A 3 sec. A/B 13 sec. County Road F/Lexington Avenue C 28 sec. C 25 sec. Lexington Avenue/South Access (1) A/B 12 sec. A/A 9 sec. (1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst side-street approach LOS. The delay shown represents the worst side-street approach delay. County Road F/Hamline Avenue Intersection Although the County Road F/Hamline Avenue intersection currently operates at an acceptable overall LOS C during the p.m. peak hour, the following queuing issues were observed: P.M. Peak Hour • Queueing was observed on the northbound intersection approach (95th percentile queue ~ 500 feet), resulting in occasional blockage of access to the northbound right-turn lane. • Queueing was observed on the westbound intersection approach (95th percentile queue ~ 250 feet), resulting in occasional blockage of access to the westbound right-turn lane. John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 6 County Road F/Lexington Avenue Intersection Although the County Road F/Lexington Avenue intersection currently operates at an acceptable overall LOS C during the a.m. and p.m. peak hours, the following queuing issues were observed: A.M. Peak Hour • Queueing was observed on the southbound intersection approach (95th percentile queue ~ 450 feet), resulting in occasional blockage of access to a driveway on the west side of Lexington Avenue. P.M. Peak Hour • Queueing was observed on the eastbound intersection approach (95th percentile queue ~ 300 feet), resulting in occasional blockage of access to the eastbound shared through/ right-turn lane. Proposed Expansion The proposed Land O’Lakes headquarters expansion, shown in Figure 3, includes construction of an approximate 155,000 square foot building, as well as parking and access improvements. Once completed in the year 2018, the expanded campus is expected to employ approximately 2,100 people, which includes employees from the nearby leased Shoreview offices relocating to the expanded headquarters. The capacity of the expanded campus is estimated to be approximately 2,500 employees. A summary of key project parameters is shown in Table 3. Table 3 Land O’Lakes Headquarters Expansion Parameters Parameter Existing Conditions Year 2018 Conditions Capacity Conditions Gross Floor Area 263,800 Square Feet 418,800 Square Feet 418,800 Square Feet Employees 991 2,109 2,519 Access to the expanded campus is proposed at the following locations: • County Road F: o Right-in/right-out access located approximately 950 feet east of Hamline Avenue opposite an existing driveway (West Access) o Full-access located opposite Innovation Way with traffic signal control (Existing Central Access) o Right-in/right-out access located approximately 525 feet west of Lexington Avenue (Existing East Access) • Lexington Avenue: Full-access located approximately 925 feet south of County Road F (Existing South Access) Further discussion regarding parking and site access is documented later in this study. N O R T H No r t h 0168997.01 May 2016 Site Plan Figure 3 H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 . 0 1 \ T S \ F i g u r e s \ F i g _ 0 3 _ S i t e P l a n . c d r Land O’Lakes Expansion Traffic Study Update Arden Hills, MN 10 694 County Rd F Le x i n g t o n A v e In n o v a t i o n W a y Ha m l i n e A v e East AccessWest Access Central Access South Access John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 8 Trip Generation To account for traffic impacts associated with the proposed expansion, trip generation estimates for the a.m. and p.m. peak hours as well as a daily basis were developed. These trip generation estimates, shown in Table 4, were developed using existing observed trip generation rates and engineering judgment. Trip generation estimates completed based on the ITE Trip Generation Manual, 9th Edition compare well with the a.m. and p.m. peak hour estimates based on observed trip generation rates. Table 4 Trip Generation Estimates Land Use Type (ITE Code) Size A.M. Peak Hour Trips P.M. Peak Hour Trips Daily Trips In Out In Out Existing Conditions Observed Trips 991 Employees 394 35 35 336 N/A Observed Trip Rate 0.398 0.035 0.035 0.339 N/A Corporate Headquarters Trips (714) 415 31 41 335 2,310 Year 2018 Conditions Estimated Trips 2,109 Employees 838 74 74 715 N/A Corporate Headquarters Trips (714) 883 66 88 713 4,914 Capacity Conditions Estimated Trips 2,519 Employees 1,001 89 89 854 N/A Corporate Headquarters Trips (714) 1,054 79 105 852 5,870 Results of the trip generation estimates indicate that the proposed expanded campus is expected to generate approximately 912 a.m. peak hour and 789 p.m. peak hour trips upon opening in the year 2018. Since existing total daily trip observations were not available, the ITE trip generation estimate of approximately 4,914 daily trips is an appropriate supplement. Upon reaching employee capacity, the proposed expanded campus is expected to generate approximately 1,090 a.m. peak hour, 943 p.m. peak hour, and 5,870 daily trips. These trips were distributed throughout the area based on the directional distribution shown in Figure 4, which was developed based on existing travel patterns and engineering judgment. Year 2018 Conditions To help determine impacts associated with the proposed expansion, traffic forecasts were developed for year 2018 conditions (i.e. year of opening). The year 2018 conditions take into account general area background growth and traffic generated by the proposed expansion. The following sections provide details on the planned Lexington Avenue reconstruction, background traffic forecasts, and the intersection capacity analysis for year 2018 conditions. XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND – Operates under capacity – Operates near capacity – Operates over capacity LEGEND 20% 39 10 35 XX (XX) X,XXX - A.M. Peak Hour Site Trips - P.M. Peak Hour Site Trips - Existing Average Daily Traffic Volume LEGEND 100 0 (0) 0 (0) 0 (0) XX [XX] (XX) - A.M. Peak Hour Volume - Midday Peak Hour Volumes - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Existing Average Daily Traffic Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND X,XXX 10 694 Ha m l i n e A v e In n o v a t i o n W a y Le x i n g t o n A v e County Rd F N O R T H No r t h H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 . 0 1 \ T S \ F i g u r e s \ F i g _ 0 4 _ D i r e c t i o n a l D i s t r i b u t i o n . c d r Arden Hills, MN 51 Project Location 0168997.01 May 2016 Directional Distribution Figure 4Land O’Lakes Expansion Traffic Study Update Arden Hills, MN 5% 40 % 15 % 30 % 10% John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 10 Lexington Avenue Reconstruction Lexington Avenue reconstruction between I-694 and Cummings Park Drive is expected to be completed by the end of the year 2016. The County Road F/Lexington Avenue intersection will be reconstructed to include northbound/southbound dual left-turn lanes and single right-turn lanes as well as eastbound/westbound single left-turn lanes. In addition to County Road F/Lexington Avenue intersection improvements, a raised median will be added along Lexington Avenue within the study area. The raised median will restrict some side-street access along Lexington Avenue, which would be expected to result in minor travel pattern changes. However, the Land O’Lakes South Access is expected to remain a full-movement intersection. Traffic Forecasts To account for general background growth in the area, an annual growth rate of one-half to one percent was applied to the existing peak hour traffic volumes to develop year 2018 background traffic forecasts. These growth rates are consistent with the Metropolitan Council Regional Travel Demand Model. The resultant year 2018 traffic forecasts, which include general background growth and trips generated by the proposed expanded campus, are shown in Figure 5. It should be noted that existing peak hour trips to/from the nearby leased Shoreview offices were not removed from the year 2018 roadway network, as it was assumed these offices would eventually be occupied by other tenants. Intersection Capacity Analysis To determine if the roadway network reconstructed in the year 2016 can accommodate the year 2018 traffic forecasts, a detailed traffic capacity analysis was completed using Synchro/SimTraffic software. Results of the year 2018 intersection capacity analysis shown in Table 5 indicate that all study intersections are expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peak hours. However, significant side-street delays and queuing issues were observed in the traffic simulation, especially during the p.m. peak hour. It should be noted that the County Road F/ Innovation Way intersection was assumed to be signalized with dedicated eastbound/westbound left-turn lanes and northbound/southbound right-turn lanes under year 2018 conditions. Table 5 Year 2018 Intersection Capacity Analysis Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay County Road F/Hamline Avenue A 9 sec. C 29 sec. County Road F/West Access (1) A/A 5 sec. A/A 7 sec. County Road F/Innovation Way A 8 sec. B 11 sec. County Road F/East Access (1) A/A 2 sec. A/F 81 sec. County Road F/Lexington Avenue C 34 sec. D 39 sec. Lexington Avenue/South Access (1) A/D 34 sec. A/F 55 sec. (1) Indicates an unsignalized intersection with side-street stop control, where the overall LOS is shown followed by the worst side-street approach LOS. The delay shown represents the worst side-street approach delay. XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND – Operates under capacity – Operates near capacity – Operates over capacity LEGEND 20% 39 10 35 XX (XX) X,XXX - A.M. Peak Hour Site Trips - P.M. Peak Hour Site Trips - Existing Average Daily Traffic Volume LEGEND 100 0 (0) 0 (0) 0 (0) XX [XX] (XX) - A.M. Peak Hour Volume - Midday Peak Hour Volumes - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Existing Average Daily Traffic Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND X,XXX 10 694 Ha m l i n e A v e In n o v a t i o n W a y Le x i n g t o n A v e County Rd F N O R T H No r t h 0168997.01 May 2016 H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 . 0 1 \ T S \ F i g u r e s \ F i g _ 0 5 _ Y e a r 2 0 1 8 C o n d i t i o n s . c d r 51 Project Location XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Estimated Average Daily Traffic Volume - Side-Street Stop Control - Traffic Signal Control LEGEND X,XXX 6,200 23 , 5 5 0 5,450 18 , 7 5 0 Year 2018 Conditions Figure 5Land O’Lakes Expansion Traffic Study Update Arden Hills, MN ( 1 4 5 ) 4 4 5 (1 , 0 3 5 ) 4 8 0 (1 6 0 ) 5 0 Le x i n g t o n A v e n u e 41 0 ( 6 5 ) 1, 2 5 0 ( 8 1 0 ) 17 0 ( 1 0 5 ) County Road F (315) 35 (290) 60 (440) 85 110 (145) 370 (140) 95 (200) Ea s t A c c e s s County Road F (960) 205 (0) 18 Lane Ends 1,115 (320) (5 4 ) 5 Le x i n g t o n A v e n u e South Access 14 ( 7 ) 1, 4 1 5 ( 1 , 5 0 0 ) (6 0 ) 2 5 ( 2 8 ) 3 1 (1 , 2 0 0 ) 1 , 2 6 0 (3) 7 (23) 20 Ce n t r a l A c c e s s County Road F 10 ( 9 0 ) 0 ( 0 ) 5 ( 6 5 ) ( 1 5 0 ) 5 (0 ) 0 (3 5 0 ) 2 0 (10) 90 (545) 200 (2) 77 50 (5) 445 (280) 621 (35) In n o v a t i o n W a y Ha m l i n e A v e n u e County Road F 78 5 ( 2 7 5 ) 34 0 ( 1 1 0 ) ( 8 4 5 ) 1 2 0 (2 1 5 ) 3 2 0 35 (195) 155 (335) We s t A c c e s s County Road F (1 3 5 ) 1 7 (420) 350 (2) 77 N/A (N/A) 460 (520) Dr i v e w a y N/ A ( N / A ) Note: Planned 2016 construction geometry John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 12 County Road F/Hamline Avenue Intersection Although the County Road F/Hamline Avenue intersection is expected to operate at an acceptable overall LOS C during the p.m. peak hour, the following queuing issues were observed in the traffic simulation: P.M. Peak Hour • Queueing was observed on the northbound intersection approach (95th percentile queue ~ 600 feet), resulting in occasional blockage of access to the northbound right-turn lane. • Queueing was observed on the westbound intersection approach (95th percentile queue ~ 300 feet), resulting in occasional blockage of access to the westbound right-turn lane. County Road F/East Access Intersection Although the County Road F/East Access intersection is expected to operate at an acceptable overall LOS A during the p.m. peak hour, the following side-street delay and queuing issues were observed in the traffic simulation: P.M. Peak Hour • Eastbound County Road F queues at Lexington Avenue were occasionally observed to extend through the adjacent East Access intersection. These queues, in combination with limited gaps in free-flow eastbound traffic, result in significant delays on the northbound East Access intersection approach (LOS F), which impacts approximately 50 p.m. peak hour vehicles. County Road F/Lexington Avenue Intersection Although the County Road F/Lexington Avenue intersection is expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peak hours, the following queuing issues were observed: A.M. Peak Hour • Queueing was observed on the southbound intersection approach (95th percentile queue > 450 feet), resulting in occasional blockage of access to the southbound dual left-turn lanes and single right-turn lane. P.M. Peak Hour • Queueing was observed on the eastbound intersection approach (95th percentile queue ~ 500 feet), resulting in the occasional blockage of access to the eastbound left-turn lane and shared through/right-turn lane. • Queueing was observed on the northbound intersection approach (95th percentile queue ~ 450 feet), resulting in occasional blockage of access to the northbound dual left-turn lanes and single right-turn lane. John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 13 Lexington Avenue/South Access Intersection Although the Lexington Avenue/South Access intersection is expected to operate at an overall LOS A during the p.m. peak hour, significant side-street delays were observed in the traffic simulation: P.M. Peak Hour • Limited gaps in free-flow southbound Lexington Avenue traffic, in combination with northbound U-turn maneuvers, result in significant delays on the eastbound South Access intersection approach (LOS F), which impacts approximately 25 p.m. peak hour vehicles. Recommended Short-Term Improvements To provide the study area and proposed expansion with acceptable levels of service/queuing and safe operations in the short-term, the following geometric/traffic control improvements are recommended for consideration. Study Intersections County Road F/Hamline Avenue Intersection • Extend the westbound right-turn lane to accommodate 150 feet of additional vehicle storage. County Road F/Innovation Way Intersection • Implement traffic signal control. o Construct the northbound/southbound approaches with a shared through/left-turn lane and a dedicated right-turn lane. o Construct the eastbound/westbound approaches with a dedicated left-turn lane and a shared through/right-turn lane. County Road F/East Access Intersection • Implement three-quarter access to maintain inbound heavy truck access. County Road F/Lexington Avenue Intersection • Reassign the three eastbound approach lanes as dedicated left-turn/through/right-turn lanes. Implement an eastbound right-turn overlap with the northbound left-turn signal phasing. Lexington Avenue/South Access Intersection • Construct a three-quarter access intersection to prohibit eastbound left-turn maneuvers. This intersection layout would be expected to function well with the planned three-quarter access intersection at Lexington Avenue/Gramsie Road. An illustration of recommended short-term improvements is shown in Figure 6. XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND – Operates under capacity – Operates near capacity – Operates over capacity LEGEND 20% 39 10 35 XX (XX) X,XXX - A.M. Peak Hour Site Trips - P.M. Peak Hour Site Trips - Existing Average Daily Traffic Volume LEGEND 100 0 (0) 0 (0) 0 (0) XX [XX] (XX) - A.M. Peak Hour Volume - Midday Peak Hour Volumes - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Existing Average Daily Traffic Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND X,XXX 10 694 Ha m l i n e A v e In n o v a t i o n W a y Le x i n g t o n A v e County Rd F N O R T H No r t h 0168997.01 May 2016 H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 . 0 1 \ T S \ F i g u r e s \ F i g _ 0 6 _ R e c o m m e n d e d S h o r t - T er m I m p r o v e m e n t s . c d r 51 Project Location Recommended Short-Term Improvements Figure 6Land O’Lakes Expansion Traffic Study Update Arden Hills, MN ( 1 4 5 ) 4 4 5 (1 , 0 3 5 ) 4 8 0 (1 6 0 ) 5 0 Le x i n g t o n A v e n u e County Road F Ea s t A c c e s s County Road F Le x i n g t o n A v e n u e South Access Ce n t r a l A c c e s s County Road F In n o v a t i o n W a y Ha m l i n e A v e n u e County Road F We s t A c c e s s County Road F Dr i v e w a y - Side-Street Stop Control - Traffic Signal Control LEGEND Note: Recommended improvements illustrated in red Extended +Overlap PhasingThree-Quarter Access Three-Quarter Access Lane Ends John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 15 Year 2038 Conditions To help determine impacts associated with the proposed expansion once at full capacity, an evaluation of year 2038 (i.e. 20-years after opening) conditions was completed. The following sections provide details on background traffic forecasts and the intersection capacity analysis for year 2038 conditions. Traffic Forecasts Annual growth rates of one-half to one percent were again applied to the existing peak hour traffic volumes to develop year 2038 background traffic forecasts. These growth rates are consistent with the Metropolitan Council Regional Travel Demand Model. The resultant year 2038 traffic forecasts, which include general background growth and trips generated by the proposed expanded campus at capacity, are shown in Figure 7. Intersection Capacity Analysis To determine if the roadway network reconstructed in the year 2016 including recommended short-term improvements can accommodate the year 2038 traffic forecasts, a detailed traffic capacity analysis was again completed using Synchro/SimTraffic software. Results of the year 2038 intersection capacity analysis shown in Table 6 indicate that all study intersections, except the County Road F/Hamline Avenue and County Road F/Lexington Avenue intersections, are expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peak hours. The County Road F/Lexington Avenue intersection is expected to operate at an overall LOS E during the a.m. peak hour while the County Road F/Hamline Avenue intersection is expected to operate at an overall LOS F during the p.m. peak hour. Furthermore, side-street delay and queueing issues were observed in the traffic simulation. Table 6 Year 2038 Intersection Capacity Analysis Intersection A.M. Peak Hour P.M. Peak Hour LOS Delay LOS Delay County Road F/Hamline Avenue B 14 sec. F 175 sec. County Road F/West Access (1) A/A 5 sec. B/B 12 sec. County Road F/Innovation Way B 10 sec. C 22 sec. County Road F/East Access (1) A/A 3 sec. B/F > 3 min. County Road F/Lexington Avenue E 62 sec. D 43 sec. Lexington Avenue/South Access (1) A/A 2 sec. A/A 2 sec. (1) Indicates an unsignalized intersection with side-street stop or yield control, where the overall LOS is shown followed by the worst side-street approach LOS. The delay shown represents the worst side-street approach delay. XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND – Operates under capacity – Operates near capacity – Operates over capacity LEGEND 20% 39 10 35 XX (XX) X,XXX - A.M. Peak Hour Site Trips - P.M. Peak Hour Site Trips - Existing Average Daily Traffic Volume LEGEND 100 0 (0) 0 (0) 0 (0) XX [XX] (XX) - A.M. Peak Hour Volume - Midday Peak Hour Volumes - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Existing Average Daily Traffic Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND X,XXX 10 694 Ha m l i n e A v e In n o v a t i o n W a y Le x i n g t o n A v e County Rd F N O R T H No r t h 0168997.01 May 2016 H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 . 0 1 \ T S \ F i g u r e s \ F i g _ 0 7 _ Y e a r 2 0 3 8 C o n d i t i o n s . c d r 51 Project Location XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Estimated Average Daily Traffic Volume - Side-Street Stop Control - Traffic Signal Control LEGEND X,XXX 7,800 30 , 4 0 0 6,200 24 , 2 0 0 Land O’Lakes Expansion Traffic Study Update Arden Hills, MN Year 2038 Conditions Figure 7 Project Location ( 1 8 5 ) 5 2 0 (1 , 2 4 5 ) 5 8 0 (1 6 0 ) 5 0 Le x i n g t o n A v e n u e 48 5 ( 9 0 ) 1, 5 2 5 ( 9 7 0 ) 17 5 ( 1 1 0 ) County Road F (370) 40 (355) 65 (515) 110 115 (145) 435 (155) 100 (200) Ea s t A c c e s s County Road F (1,145) 245 (0) 21 Lane Ends 1,175 (390) 135 (10) (6 0 ) 5 Le x i n g t o n A v e n u e South Access 34 ( 8 ) 1, 7 0 0 ( 1 , 8 0 0 ) (7 5 ) 3 0 ( 3 5 ) 7 4 (1 , 4 0 0 ) 1 , 4 7 0 (93) 33 Ce n t r a l A c c e s s County Road F 15 ( 1 0 5 ) 0 ( 0 ) 10 ( 7 5 ) ( 1 5 6 ) 6 (0 ) 0 (3 9 5 ) 3 5 (15) 105 (675) 220 (2) 95 60 (10) 570 (350) 547 (32) In n o v a t i o n W a y Ha m l i n e A v e n u e County Road F 95 5 ( 3 4 0 ) 42 0 ( 1 3 5 ) ( 1 , 0 3 0 ) 1 5 0 (2 6 5 ) 4 0 0 45 (240) 190 (420) We s t A c c e s s County Road F (1 5 0 ) 1 0 (540) 410 (2) 95 N/A (N/A) 590 (610) Dr i v e w a y N/ A ( N / A ) John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 17 County Road F/Hamline Avenue Intersection Significant northbound and westbound delays and queuing are anticipated at the County Road F/ Hamline Avenue intersection during the p.m. peak hour, resulting in an overall LOS F. County Road F/Lexington Avenue Intersection Significant southbound delays and queuing are anticipated at the County Road F/Lexington Avenue intersection during the a.m. peak hour, resulting in an overall LOS E. Although the County Road F/ Lexington Avenue intersection is expected to operate at an acceptable overall LOS D during the p.m. peak hour, queues on the eastbound approach are expected to occasionally block access to the eastbound left- and right-turn lanes, as well as the East Access exit to County Road F. Recommended Long-Term Improvements To provide the study area and proposed expansion with acceptable levels of service/queuing and safe operations in the long-term, the following geometric/traffic control improvements are recommended for consideration. Study Segments County Road F (Hamline Avenue to Lexington Avenue) • Consider constructing as a four-lane roadway. Study Intersections County Road F/Hamline Avenue Intersection • Consider extending two northbound lanes through the intersection as far north as Eide Circle. This improvement would minimize northbound queuing in the high-speed transition area between MN Highway 51 and Hamline Avenue while maximizing traffic signal green time for the westbound direction. County Road F/Lexington Avenue Intersection • Construct the eastbound/westbound approaches with dual dedicated left-turn lanes, and single through and right-turn lanes. This improvement would minimize eastbound/ westbound queueing while maximizing traffic signal green time for the northbound/ southbound directions. • Extend southbound left- and right-turn lanes to accommodate additional vehicle storage. An illustration of recommended long-term improvements is shown in Figure 8. XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND – Operates under capacity – Operates near capacity – Operates over capacity LEGEND 20% 39 10 35 XX (XX) X,XXX - A.M. Peak Hour Site Trips - P.M. Peak Hour Site Trips - Existing Average Daily Traffic Volume LEGEND 100 0 (0) 0 (0) 0 (0) XX [XX] (XX) - A.M. Peak Hour Volume - Midday Peak Hour Volumes - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Existing Average Daily Traffic Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND X,XXX 10 694 Ha m l i n e A v e In n o v a t i o n W a y Le x i n g t o n A v e County Rd F N O R T H No r t h 0168997.01 May 2016 H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 . 0 1 \ T S \ F i g u r e s \ F i g _ 0 8 _ R e c o m m e n d e d L o n g - T e r m I m p r o v e m e n t s . c d r 51 Project Location Recommended Long-Term Improvements Figure 8Land O’Lakes Expansion Traffic Study Update Arden Hills, MN ( 1 4 5 ) 4 4 5 (1 , 0 3 5 ) 4 8 0 (1 6 0 ) 5 0 Le x i n g t o n A v e n u e County Road F Ea s t A c c e s s County Road F Le x i n g t o n A v e n u e South Access Ce n t r a l A c c e s s County Road F In n o v a t i o n W a y Ha m l i n e A v e n u e County Road F We s t A c c e s s County Road F Dr i v e w a y - Side-Street Stop Control - Traffic Signal Control LEGEND Note: Recommended improvements illustrated in red +Overlap Phasing Ex t e n d Ex t e n d John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 19 Traffic Signal Warrant Analysis Due to significant anticipated traffic volumes along County Road F, left-turn, through, and potentially right-turn maneuvers from the Central Access at Innovation Way are expected to be difficult during the peak periods under the forecast year 2018 and 2038 conditions with side-street stop control. Turn-lane improvements alone would not provide the gaps necessary for vehicles to safely and efficiently perform these maneuvers. Therefore, a traffic control improvement (i.e. traffic signal) would be necessary to improve intersection operations to acceptable levels of service. A preliminary traffic signal warrant analysis was performed based on anticipated year 2018 and 2038 traffic volumes at the County Road F/Innovation Way intersection. Results of the preliminary traffic signal warrant analysis indicate that the County Road F/Innovation Way intersection is expected to meet a peak hour warrant under year 2018 conditions. Furthermore, multiple signal warrants are expected to be met under year 2038 conditions. Metro Transit A-Line Snelling Bus Rapid Transit Metro Transit A-Line bus rapid transit (BRT) will connect the METRO Blue and Green light rail transit (LRT) lines with the Snelling Avenue corridor and Rosedale Center. A-Line BRT will offer a package of transit enhancements which add up to a faster trip and an improved experience, including: • Frequent service • Train-like features • Enhanced stations with more amenities • Enhanced security • Specialized vehicles Starting in June 2016, A-Line BRT will operate via 46th Street, Ford Parkway, and Snelling Avenue between the 46th Street/Hiawatha Avenue Station in Minneapolis and the Rosedale Transit Center in Roseville. Although the northern terminus of A-Line BRT will be Rosedale Center (approximately four miles south of Land O’Lakes headquarters) a potential future extension could bring A-Line BRT to Arden Hills. This potential future extension is neither funded nor in an official planning stage. However, should an extension be completed, A-Line BRT could potentially produce a reduction (on the order of magnitude of five percent or less) in Land O’Lakes site trips and parking demand. Site Plan/Access Review A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to site access, circulation, and parking. In general, the following should be considered when designing internal traffic controls and roadways: • Incorporate traffic controls, signing and striping based on guidelines established in the Manual on Uniform Traffic Control Devices (MUTCD). o In particular, it is important to identify traffic controls at intersections between internal parking lot aisles to minimize vehicular conflicts and driver confusion. John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 20 Access The recommended access spacing along minor arterial roadways such as County Road F and Lexington Avenue in the MnDOT Access Management Manual is shown in Table 7. Table 7 MnDOT Recommended Access Spacing – Minor Arterial Area Primary Full-Movement Intersection Secondary Intersection Signal Spacing Urban/Urbanizing 1/4 Mile 1/8 Mile 1/4 Mile As proposed, the Central Access located opposite Innovation Way is approximately one-quarter mile to signalized intersections in both directions along County Road F (i.e. at Hamline Avenue and Lexington Avenue). Therefore, a traffic signal would be appropriate at this intersection from an access and signal spacing perspective. Since the proposed West Access and East Access are located less than one-quarter mile from adjacent full-movement intersections along County Road F, these site accesses would be considered secondary intersections. Similarly, the South Access is located less than one- quarter mile from adjacent full-movement intersections along Lexington Avenue, and would also be considered a secondary intersection. Restricting movements at these secondary intersections may produce safety and operational benefits. Therefore, the following access restrictions are recommended for consideration: County Road F/West Access Intersection • Construct a right-in/right-out access intersection. Similarly, the opposing driveway would also function as a right-in/right-out intersection. County Road F/East Access Intersection • Construct a three-quarter access intersection to prohibit northbound left-turn maneuvers. Lexington Avenue/South Access Intersection • Construct a three-quarter access intersection to prohibit eastbound left-turn maneuvers. This intersection layout would be expected to function well with the planned three-quarter access intersection at Lexington Avenue/Gramsie Road. Further discussions should occur between the City of Arden Hills, Ramsey County, and local businesses regarding future access along County Road F. Circulation The movement of general passenger vehicles onsite is not expected to be an issue. However, access to loading docks on the east side of the existing structure could be difficult for heavy trucks approaching Land O’Lakes on westbound County Road F with the proposed right-in/right-out access. Therefore, as noted previously, implementing a three-quarter access at the County Road F/ East Access intersection to allow more direct heavy truck access is recommended. John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 21 Parking To evaluate the future parking need at the expanded headquarters, various data points were compiled. Parking lot inventories were completed in October 2015 during the following time periods: • Weekday – 9:30 a.m. to 10:30 a.m. • Weekday – 1:30 p.m. to 2:30 p.m. Additionally, aerial imagery from weekdays dating back to the year 2013 were reviewed. Finally, a parking generation estimate was completed using the ITE Parking Generation Manual, Fourth Edition based on the average peak parking rate for the most comparable land use for which parking data was available. A summary of compiled parking data is shown in Table 8. Table 8 Parking Generation Summary Parking Parameter Size Parking Demand Parking Capacity Existing Conditions Maximum Observed Parking (Site Visit) 991 Employees 832 Vehicles 931 Spaces (Existing Capacity) Maximum Observed Parking (Aerials) 761 Vehicles Maximum Observed Parking Rate 0.840 Veh./Employee Office Building (701) 823 Vehicles Year 2018 Conditions Estimated Peak Parking Demand Based on Maximum Observed Parking Rate 2,109 Employees 1,772 Vehicles 1,860 Spaces (Parking Demand Including Five Percent Surplus) Office Building (701) 1,751 Vehicles Capacity Conditions Estimated Peak Parking Demand Based on Maximum Observed Parking Rate 2,519 Employees 2,116 Vehicles 2,220 Spaces (Parking Demand Including Five Percent Surplus) Office Building (701) 2,091 Vehicles Based on the existing maximum observed parking rate, a peak parking demand of 2,116 vehicles is estimated for employee capacity conditions at the expanded headquarters. It is recommended that a minimum five percent surplus of parking spaces be provided to reduce unnecessary circulation of motorists looking for parking and the perception of inadequate parking. Therefore, a minimum of 2,220 parking spaces is recommended at the expanded Land O’Lakes headquarters for employee capacity conditions. It should be noted that the currently proposed parking capacity for the expanded Land O’Lakes headquarters is 1,685 spaces. A parking deficit of approximately 535 spaces is estimated based on the recommended capacity of 2,220 spaces. However, it should be noted that the Requirements for Parking, Loading and Circulation (1325.06) in the Arden Hills Zoning Code require one space of off-street parking for every 250 square feet of gross floor area for business and professional offices. At this rate, the proposed 418,800 square foot facility requires only 1,676 off-street parking spaces. John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 22 Summary and Conclusions The following study summary and conclusions are offered for your consideration: 1) Results of the existing intersection capacity analysis indicate that all study intersections currently operate at an acceptable overall LOS C or better during the a.m. and p.m. peak hours. In addition, no significant side-street delays or queuing issues were observed in the field or traffic simulation, except at the County Road F/Hamline Avenue and County Road F/Lexington Avenue signalized intersections. 2) Once completed in the year 2018, the expanded Land O’Lakes headquarters is expected to employ approximately 2,100 people. However, site capacity is estimated at approximately 2,500 employees. Access to the site is proposed at the following locations: a. County Road F: i. Right-in/right-out access located approximately 950 feet east of Hamline Avenue opposite an existing driveway (West Access) ii. Full-access located opposite Innovation Way with traffic signal control (Existing Central Access) iii. Right-in/right-out access located approximately 525 feet west of Lexington Avenue (Existing East Access) b. Lexington Avenue: Full-access located approximately 925 feet south of County Road F (Existing South Access) 3) Under year 2018 conditions, the expanded campus is expected to generate approximately 912 a.m. peak hour, 789 p.m. peak hour, and 4,914 daily trips. Upon reaching employee capacity, the expanded campus is expected to generate approximately 1,090 a.m. peak hour, 943 p.m. peak hour, and 5,870 daily trips. 4) Lexington Avenue reconstruction between I-694 and Cummings Park Drive is expected to be completed by the end of the year 2016. The County Road F/Lexington Avenue intersection will be reconstructed to include northbound/southbound dual left-turn lanes and single right-turn lanes as well as eastbound/westbound single left-turn lanes. In addition to the County Road F/ Lexington Avenue intersection improvements, a raised median will be added along Lexington Avenue within the study area. However, the Land O’Lakes South Access is expected to remain a full-movement intersection. 5) Results of the year 2018 (i.e. year of opening) intersection capacity analysis indicate that all study intersections are expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peak hours. However, significant side-street delays and queuing issues were observed, especially during the p.m. peak hour. a. Consequently, a number of short-term geometric and traffic control improvements are recommended for consideration (See Recommended Short-Term Improvements). John Slack, Perkins + Will May 2, 2016 Land O’Lakes Expansion TS Update Page 23 6) Results of the year 2038 intersection capacity analysis indicate that all study intersections, except the County Road F/Hamline Avenue and County Road F/Lexington Avenue intersections, are expected to operate at an acceptable overall LOS D or better during the a.m. and p.m. peak hours. The County Road F/Lexington Avenue intersection is expected to operate at an overall LOS E during the a.m. peak hour while the County Road F/Hamline Avenue intersection is expected to operate at an overall LOS F during the p.m. peak hour. Furthermore, side-street delay and queueing issues were observed in the traffic simulation. a. Consequently, a number of long-term geometric and traffic control improvements are recommended for consideration (See Recommended Long-Term Improvements). 7) A preliminary traffic signal warrant analysis was performed based on anticipated year 2018 and 2038 traffic volumes at the County Road F/Innovation Way intersection. Results of the preliminary traffic signal warrant analysis indicate that the County Road F/Innovation Way intersection is expected to meet a peak hour warrant under year 2018 conditions. Furthermore, multiple signal warrants are expected to be met under year 2038 conditions. 8) A future extension of Metro Transit A-Line Snelling Bus Rapid Transit could potentially produce a reduction (on the order of magnitude of five percent or less) in Land O’Lakes site trips and parking demand. However, a potential extension is neither funded nor in an official planning stage. 9) A review of the proposed site plan was completed to identify any issues and recommend potential improvements with regard to site access, circulation, and parking. Recommendations for consideration include: a. Incorporate traffic controls, signing and striping based on guidelines established in the Manual on Uniform Traffic Control Devices (MUTCD). i. In particular, it is important to identify traffic controls at intersections between internal parking lot aisles to minimize vehicular conflicts and driver confusion. b. Construct right-in/right-out access at the County Road F/West Access intersection. Similarly, an opposing driveway would also function as a right-in/right-out intersection. c. Construct three-quarter access at the County Road F/East Access intersection to prohibit northbound left-turn maneuvers. i. This intersection layout would allow more direct truck access to loading docks on the east side of the existing structure. d. Construct three-quarter access at the Lexington Avenue/South Access intersection to prohibit eastbound left-turn maneuvers. i. This intersection layout would be expected to function well with the planned three-quarter access intersection at Lexington Avenue/Gramsie Road. e. A minimum of 2,220 parking spaces is recommended for employee capacity conditions based on the existing maximum observed parking rate. i. However, the proposed 418,800 square foot facility requires only 1,676 off-street parking spaces per Arden Hills Zoning Code. H:\Projects\8997\8997-01\TS\Report\8997-01_LandO'LakesExpansion_TS Update_160502.docx XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND – Operates under capacity – Operates near capacity – Operates over capacity LEGEND 20% 39 10 35 XX (XX) X,XXX - A.M. Peak Hour Site Trips - P.M. Peak Hour Site Trips - Existing Average Daily Traffic Volume LEGEND 100 0 (0) 0 (0) 0 (0) XX [XX] (XX) - A.M. Peak Hour Volume - Midday Peak Hour Volumes - P.M. Peak Hour Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND XX (XX) - A.M. Peak Hour Volume - P.M. Peak Hour Volume - Existing Average Daily Traffic Volume - Side-Street Stop Control - Signalized Control - All Way Stop Control LEGEND X,XXX County Rd F N O R T H No r t h 0168997.01 May 2016 County Road F / East Access Intersection Conceptual Layout - Alternative D Figure D H: \ P r o j e c t s \ 8 9 9 7 \ 8 9 9 7 - 0 1 \ T S \ F i g u r e s \ E a s t Ac c e s s Al t e r n a t i v e s \ F i g _ D _ C t y R d F & E a s t A c c e s s Al t e r n a t i v e . c d r Land O’Lakes Expansion Traffic Study Update Arden Hills, MN Project Location Truck Access Only (Sign Accordingly)No Parking Lot Access Lexington Avenue 2016 Construction Lexington Avenue 2016 Construction M A I N S I T E E N T R Y G U E S T D R O P O F F C O U N T Y R O A D F W O O D L A N D T R A I L S C H I L D C A R E P L A Y G R O U N D V I S I T O R E N T R A N C E E X I S T I N G C O R P O R A T E B U I L D I N G M A R K E D P E D E S T R I A N C R O S S W A L K N O R T H L O T 6 5 9 S T A L L S L A W N O P E N T U R F V I S I T O R P A R K I N G S E R V I C E L O A D I N G D O C K N O R T H W E S T L O T 4 3 5 S T A L L S W E S T L O T 3 2 1 S T A L L S S O U T H L O T 2 6 7 S T A L L S P H A S E 2 P H A S E 2 P H A S E 2 P H A S E 1 E X I S T I N G R E S E A R C H & D E V E L O P M E N T B U I L D I N G (6 2 ,5 0 0 S F ) EXISTING CORPORATE BUILDING (201,300 GSF) P R O P O S E D C O R P O R A T E B U I L D I N G (5 0 ,4 4 4 S F ) - T O T A L 1 5 5 ,0 0 0 G S F H E I G H T O F M E C H A N I C A L E Q U I P M E N T A B O V E R O O F : 1 5 '-6 " P R O P E R T Y L I N E 2 8 ' - 9 " 3 8 4 ' 5 0 ' 6 4 5 ' L O T C O V E R A G E : P A R K I N G L O T A N D P L A N T I N G I S L A N D S : 1 3 2 ' 4 1 3 ' 1 6 4 ' 1 9 1 ' 7 7 3 '_ 3 9 4 ' 3 9 0 ' LEXINGTON AVE N 1 " = 5 0 '-0 " 1 _L A Y O U T P L A N 1 6 2 3 4 5 AEBCD 1 6 2 3 4 5 AEBCD S H E E T N U M B E RTITLEApprovedCheckedDrawnJob N u m b e rISSUE C H A R TCONSULTANTSKEYPLANPROJECTSTRUCTURALCIVILMEPCONTRACTORFACILITYLANDSCAPINGOWNERFINAL P U D A P P L I C A T I O N 0 6 /0 2 /2 0 1 6 N O T F O R C O N S T R U C T I O N 6 / 6 / 2 0 1 6 1 0 : 2 5 : 2 7 A M c : \ t e m p \ L A N D - L O L - H Q _ 2 0 1 6 _ s t e f a n o . a s c a r i . r v t L 0 4 -0 4SITE P L A NCheckerAuthor051354.0 4 0 A p p r o v e rLAND O 'L A K E S H E A D Q U A R T E R S E X P A N S I O N A N D C O N S O L I D A T I O N C o p y r i g h t © 2 0 1 4 P e r k i n s +W i l l4001 L e x i n g t o n A v e N .A r d e n H i l l s , M N 5 5 1 2 64001 L e x i n g t o n A v e N . A r d e n H i l l s , M N L A N D O 'L A K E SBKBMBKBM5930 B R O O K L Y N B O U L E V A R D M I N N E A P O L I S , M N 5 5 4 2 9 M I C H A U D C O O L E Y E R I C K S O N 3 3 3 S O U T H S E V E N T H S T R E E T , S U I T E 1 2 0 0 M I N N E A P O L I S , M N 5 5 4 0 2 P E R K I N S +W I L Lwww.b k b m .c o m P : 7 6 3 .8 4 3 .0 4 2 0 w w w .m i c h a u d c o o l e y .c o m P : 6 1 2 .3 3 9 .4 9 4 184 1 0 t h S t . S o u t h S u i t e 2 0 0 M i n n e a p o l i s , M N 5 5 4 0 3 t 6 1 2 .8 5 1 .5 0 0 0 f 6 1 2 .8 5 1 .5 0 0 1 w w w .p e r k i n s w i l l .c o m M A R K I S S U E D A T E 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. © Ramsey County Enterprise GIS Division 1,333.2 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,333.20666.58 Notes Enter Map Description Legend City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Airports City of Arden Hills Planning Commission Meeting for July 6, 2016 Page 1 of 1 MEMORANDUM DATE: July 6 , 2016 PC Agenda Item 4.A TO: Planning Commission FROM: Matthew Bachler, Senior Planner SUBJECT: Report from the City Council June 27, 2016, City Council Regular Meeting The City Council reviewed Planning Case 16-013 for a Conditional Use Permit Amendment and Variance for Mounds View High School. The City Council voted to approve this request, which will allow the school to install a new scoreboard, press box, and storage building at their athletic field complex. This case was reviewed by the Planning Commission on June 8, 2016, and received a unanimous recommendation of approval. The City Council reviewed Planning Case 16-014 for a Master PUD Amendment and Phase 1 Final PUD for the Land O’Lakes corporate headquarters consolidation plan. The City Council voted to approve the Master PUD and Phase 1 of the master development plan. Phase 1 includes the expansion and reconfiguration of the visitor parking lot on the south side of the existing buildings on the campus. Planning Case 16-014 was reviewed by the Planning Commission on June 8, 2016, and received a unanimous recommendation of approval. The City Council reviewed Planning Case 16-015 for a rear yard setback Variance at 1494 Keithson Drive. The applicants in this case had proposed to construct a three-season porch addition that would encroach 3 feet – 6 inches into the required 30-foot rear yard setback. After consideration of this item the City Council voted to table this request in order for the applicant to research options for screening the porch addition and to find a practical way to lessen the degree of the encroachment. This case was reviewed by the Planning Commission on June 8, 2016, and received a recommendation of approval (4-1, Thompson). Page 1 of 6 DATE: July 6 , 2016 PC Agenda Item 4.B TO: Planning Commission Chair Thompson and Commissioners FROM: Ryan Streff, City Planner SUBJECT: Rice Creek Commons (TCAAP) and Joint Development Authority (JDA) Update Development • The master development team held their internal design charrette on June 23, 2016 to begin the process of determining their vision for development of the site. • The master development team has hired Kimley-Horn as their Civil Engineer for the site. They will be assisting them in pre-planning work including but not limited to road and utility infrastructure, mass grading, developable lot configuration, TGRS related issues, etc. Meetings • City and County staff, Ehlers and the master developer held their weekly project meetings on June 15th and 22nd. Communications/Media • On June 16, 2016 the Pioneer Press ran the attached article on the master developer team for TCAAP. • The County is planning a media event tentatively for August 10, 2016 at 1:00 p.m. It is expected the City (Mayor) will have a role in the event. Details will be provided as more is known and date will be confirmed, but for now if the Council has a desire to attend you should place this on your calendar (tentative). Attachments • Pioneer Press Article MEMORANDUM Page 2 of 6 Meet the people behind the biggest redevelopment project in Ramsey County By Sarah Horner | shorner@pioneerpress.com June 16, 2016 | UPDATED: 5 days ago There is a dual vision for the members of the team charged with developing the biggest chunk of empty land in Ramsey County. It’s a vision for the community and it’s a vision for their companies. They see a once heavily polluted 427-acre ammunition plant being transformed into a premiere destination to live, work and play. They also see it as an “extraordinary opportunity” to leave a mark on the area. Recently selected as the master developer for the Rice Creek Commons site in Arden Hills — formerly the Twin Cities Army Ammunition Plant — Alatus LLC is partnering with Inland Development Partners and Tradition Development Corp. to build a neighborhood from scratch. Alatus is expected to bring the multifamily rental housing component, Inland will tackle commercial development and Tradition Development single-family home and townhouse construction. When fully built-out over the next 10 to 15 years, the development is expected to add some 3,000 residents to the St. Paul suburb, now with a 9,500 population. The plan is to create a sustainable, walkable community full of housing, retail and good-paying jobs, built around a network of parks, trails and a “town center.” The parcel is at the junction of Interstate 35W and U.S.10. “This is one of those sites that is very unique given its proximity to Minneapolis and St. Paul and so for us as a team to be involved in something so transformative at this stage in our careers is an extraordinary opportunity,” said Tom Shaver, one of the co-founders of Inland Development. “(We) all want to be able to look back on this and be very proud of what we’ve done.” MEET THE TEAM One of the reasons so much is at stake for the companies, particularly Alatus, is that it beat out two much more experienced local developers — Ryan Cos. and Opus Development Co. — for the job. The people involved in them have deep roots in local development. Page 3 of 6 Bob Lux Bob Lux, president of Alatus, which was founded in 2005, has been in the development game for more than 30 years. His portfolio includes the Carlyle Condominiums, Grand Park Condominiums and the upscale apartment complex Latitude 45, all in Minneapolis. Inland Development launched this past year, but its co-founders Shaver and Kent Carlson both had long careers with Opus and Ryan respectively before starting the new company, which focuses on office, industrial and retail development. Tom Shaver Carlson had a hand in the mixed-use development, Dean Lakes, in Shakopee, as well as Centre Pointe Business Park in Roseville. Shaver helped transform a 31-acre brownfield site in Hopkins into a Cargill corporate campus. He was also involved in building UnitedHealth Group’s headquarters in Minnetonka. Todd Stutz is president of Robert Thomas Homes, a company under the Tradition corporate umbrella, and has been involved in real estate for more than three decades. Tradition Development likely has the most direct experience tackling projects on the scale of Rice Creek Commons. In recent years it served as the residential developer on Cobblestone Lake, a 320-acre mixed use development now almost fully built-out in Apple Valley, as well as Spirit of Brandtjen Farm, a 510-acre development underway in Lakeville. Todd Stutz It’s the diversity of expertise on the team, as well as its commitment to bringing in other area builders for the project, that will help make the development distinctive, team members said. Q AND A Two weeks after being selected, three of the four principals discussed their vision for the project and what the road ahead looks like. Their responses have been edited for brevity and clarity. So now that you guys have the job, what happens next? Lux (Alatus): There is a lot of discovery right now. (Reviewing) all the reports that have been done to date, refining the market studies, refine our concept plans, branding concepts in conjunction with the Joint Development Authority (the board overseeing the development, from Arden Hills and Ramsey County). Also, getting information from them on their sweet spots, on what is important for them. They have spent literally thousands of hours to get to this point; we want to make sure we understand what they want. Shaver (Inland): When we say sweet spots we mean goals. The county has a set of goals and the city has a set of goals and we are starting to pull those out of them to bring forward into the plan. Page 4 of 6 Lux: Over the next six months we (also will) finalize the development contract and the purchase agreement (on the land). Speaking of that, will Alatus be buying the land on its own or is the team buying it? Will it be purchased in phases or all at once? Lux: Alatus (will purchase it). I am pretty sure it will be done in phases. Let’s assume everything goes smoothly with negotiations on the contract language and purchase price, when might residents actually start to see dirt flying on the site? Lux: I think we would start to implement the development in late 2017 or early 2018. Shaver: There is a lot of dirt flying already actually. There has been a lot of pre-development work that has taken place for bridge infrastructure, additional road infrastructure, environmental cleanup.The foresight the city and the county had to do that in anticipation of bringing on a master developer speaks volumes to their ability to work together. That’s one of the great things we are benefiting from and now it’s our job to bring our expertise and leverage to that work going forward. One of the county’s goals is for this development to create about 4,000 high-wage jobs on the site. It also wants to see 50 percent of the developable acres occupied by office, manufacturing and retail. Do those goals seem realistic? Shaver: They are certainly attainable. Has there been any corporate interest in the site so far? How will your team work to land the corporate players it needs to meet the county’s employment and economic goals? Shaver: Land O’Lakes was attracted to the site. The Vikings were attracted to the site, so there has definitely been interest. Going forward (we are going to engage) the JDA, the city and the county on a broader marketing approach that will (target) not only corporate clients in the Twin Cities but also regionally and nationally. (This site) has that kind of appeal. One of the things we are doing as the result of the mixed-use component is really creating an amenity package that will be used to attract and retain employers. This site has a significant draw from an employee perspective and as you get into a tighter labor market, having those amenities (retail, restaurants, trails and parks, apartments, single-family homes) to be able to support a corporate campus is going to be critical. We want this to be a place you can live, work and play. Lux: That is what really differentiates this site from a development approach compared to just building a building in a location on an interchange. From a corporate user standpoint we can really offer a (package) others don’t have. Let’s talk about housing; what can we expect there? Page 5 of 6 Todd Stutz (Tradition): The master plan calls for roughly 1,400 housing units that will be a mix of different forms that appeal to different demographics. Roughly 330 will be single family or townhomes. The rest will be multifamily. For the for-sale homes, we have solicited other builders to be part of our builder group that have experience in the far east suburban market of the cities. So not only will (buyers) have a diversity of housing types but also a wide variety of (builders). Regarding the range of homes, what might the prices be on the low end and high end? Stutz: It will ultimately translate to a mix of prices (and lot sizes) that appeal to a broad demographic. We don’t have pricing established at this point but we know there will be some upper-end custom homes and some more affordable townhomes. There is a significant segment of today’s home buyers that would be classified as nontraditional, (millennials, empty nesters, retirees), so we would expect to offer products. How do you appeal to those nontraditional families? Stutz: Certainly homes that are on one level for empty nesters and retirees. Generally (millennials) are interested in smaller lots. They don’t want to spend their free time mowing their yard. So they are interested in perhaps smaller homes but they expect top-end finishes. We’ll be doing some market research to try and explore what preferences are in this area and make sure we have a match. What about apartments, what can we expect there? Lux: We will definitely have a senior component, definitely a component leaning toward Millennials and their desires. They want smaller apartments with extraordinarily high levels of finishes and community space. It’s really making making sure the amenity packages on the apartments will be very attractive to the employees of the corporate user. So making sure people can bike or walk to work and come back to a (nearby) restaurant. The apartments will be located in the development’s Town Center along with restaurants, a fitness center, a grocery store, coffee shops and other kinds of retail. How will this development become a part of Arden Hills, and not just a community plopped within it? Lux: A lot of that will be (due to the amenities) we plan to offer.The restaurants, the grocery store, those will be draws for the greater community, and not just for Arden Hills but regionally. We are really being cognizant that the part of Arden Hills located (outside) the development feels welcome. Page 6 of 6 Shaver: There is also the 50-acre natural resource corridor that will weave its way through the development, and the 24 acres of active park space. Also the 202 acres of (green space), and the links to the regional trail system. What will come first, attracting employers to the site or building out the residential neighborhoods? Shaver: The amenities being brought to the site, the Town Center and the single family homes and some of the retail that has expressed early interest will be the catalyst that will allow us to attract a corporate user. Can you say where some of that early retail interest is coming from? Shaver: Not at this time. OK, any other final comments any of you would like to make? Lux: Our goal is to make this something that is not only a legacy project for the four of us but also something that is looked at from the community of Arden Hills and Ramsey County as being a spectacular solution to what was formerly a not-so-spectacular site.