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HomeMy WebLinkAbout09-06-2017 PCAPPROVAL OF THE AGENDA APPROVAL OF MINUTES July 5, 2017 Planning Commission Regular Meeting 07 -05 -17PC.PDF August 9, 2017 Planning Commission Regular Meeting 08 -09 -17PC.PDF Appointments Planning Commission Appointment - Matt Dixon MEMO.PDF PLANNING CASES Planning Case 17 -020 –Zoning Code Amendment And Rezoning –Higher Education Land Uses And Institutional Zoning District (Public Hearing) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF Planning Case 17 -023 –Master And Final Planned Unit Development –Marriot Springhill Suites Hotel –3920 Northwoods Drive (Public Hearing) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council 09 -06 -17 - REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Roberta Thompson Commissioners: Matt Dixon Nick Gehrig Steven Jones James Lambeth Phillip Neururer Clayton Zimmerman Brent Bartel (Alternate) Angela Hames (Alternate) Council Liaison: Fran Holmes Planning Commission September 6, 2017 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: 2.B. Documents: 3. 3.A. Documents: 4. 4.A. Documents: 4.B. Documents: 5. 6. 6.A. Documents: 6.B. 6.C. 7. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJuly 5, 2017 Planning Commission Regular Meeting 07 -05 -17PC.PDFAugust 9, 2017 Planning Commission Regular Meeting 08 -09 -17PC.PDFAppointmentsPlanning Commission Appointment - Matt Dixon MEMO.PDF PLANNING CASES Planning Case 17 -020 –Zoning Code Amendment And Rezoning –Higher Education Land Uses And Institutional Zoning District (Public Hearing) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF Planning Case 17 -023 –Master And Final Planned Unit Development –Marriot Springhill Suites Hotel –3920 Northwoods Drive (Public Hearing) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council 09 -06 -17 - REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Matt DixonNick GehrigSteven JonesJames LambethPhillip NeururerClayton ZimmermanBrent Bartel (Alternate)Angela Hames (Alternate)Council Liaison:Fran Holmes Planning CommissionSeptember 6, 2017 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:2.B.Documents:3.3.A. Documents: 4. 4.A. Documents: 4.B. Documents: 5. 6. 6.A. Documents: 6.B. 6.C. 7. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJuly 5, 2017 Planning Commission Regular Meeting 07 -05 -17PC.PDFAugust 9, 2017 Planning Commission Regular Meeting 08 -09 -17PC.PDFAppointmentsPlanning Commission Appointment - Matt DixonMEMO.PDFPLANNING CASESPlanning Case 17 -020 –Zoning Code Amendment And Rezoning –Higher Education Land Uses And Institutional Zoning District (Public Hearing)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFPlanning Case 17 -023 –Master And Final Planned Unit Development –Marriot Springhill Suites Hotel –3920 Northwoods Drive (Public Hearing)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFATTACHMENT F.PDFUNFINISHED AND NEW BUSINESSCOMMENTS AND REPORTSReport From The City Council 09 -06 -17 - REPORT FROM THE CITY COUNCIL.PDFPlanning Commission CommentsStaff CommentsADJOURNMENTADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Matt DixonNick GehrigSteven JonesJames LambethPhillip NeururerClayton ZimmermanBrent Bartel (Alternate)Angela Hames (Alternate)Council Liaison:Fran Holmes Planning CommissionSeptember 6, 2017 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:2.B.Documents:3.3.A.Documents:4.4.A.Documents:4.B.Documents:5.6.6.A.Documents:6.B.6.C.7. Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JULY 5, 2017 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 Nick Gehrig, James Lambeth, Phillip Neururer, and Clayton Zimmerman. Absent: Commissioners Brent Bartel, Angela Hames, and Steven Jones. Also present were: Senior Planner Matthew Bachler, Interim City Planner Eric Zweber, and Councilmember Fran Holmes. APPROVAL OF AGENDA – JULY 5, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES June 7, 2017 – Planning Commission Regular Meeting Commissioner Zimmerman moved, seconded by Commissioner Neururer, to approve the June 7, 2017, Planning Commission Regular Meeting minutes as presented. The motion carried unanimously (5-0). PLANNING CASES A. Planning Case 17-016; 1224 Amble Road – Minor Subdivision –Public Hearing Senior Planner Bachler stated the Minor Subdivision is requested to allow for the subdivision of a single parcel located at 1224 Amble Road into two parcels (Parcel A and Parcel B). Parcel B is expected to be sold for the development of a new single-family home. The current parcel includes an existing single-family detached dwelling and an accessory shed. The dwelling is connected to City sewer and water. The future dwelling on Parcel B would also be required to ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 2 connect to City sewer and water lines as well. Drainage and utility easements are proposed along the side property lines of each parcel (6 feet) and along the front and rear property lines of each parcel (12 feet). A very similar minor subdivision was proposed on this parcel in 1996 (PC 96- 010), but was eventually withdrawn by the applicant prior to City Council approval. Site Data Land Use Plan: LDR – Low Density Residential Existing Land Use: Single Family Dwelling Zoning: R-1: Single Family Residential Current Lot Sizes: Current – 85,675 sq. ft. Proposed – 60,710 sq. ft. (Parcel A) and 24,965 sq. ft. (Parcel B) Topography: Slopes upward approximately 12 feet moving from the northwest to southeast corner Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Minor Subdivision Criteria. Senior Planner Bachler provided the Findings of Fact for review: 1. The property at 1224 Amble Road is located in the LDR – Low Density Residential Land Use District and the R-1 Single Family Residential Zoning District. 2. The applicant has submitted an application for a Minor Subdivision to split the existing property into two (2) lots. 3. The property is properly guided and zoned for the development of an additional single family dwelling. 4. The request proposes to use the property in a reasonable manner as a single-family dwelling. 5. The owner of the platted lot to be divided has filed with the zoning administrator a registered land survey of the lot to be divided. 6. The parcels resulting from the division meet all of the minimum requirements specified for the R-1 District. 7. The proposed division will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road. If the Planning Commission recommends approval, staff recommends that the following seven (7) conditions be included with the approval: 1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall be provided to the City within 180 days of the City’s approval. 2. The applicant shall record the drainage and utility easements as shown on the submitted survey with Ramsey County and a copy shall be provided to the City within 180 days of the City’s approval. 3. The applicant shall pay the required park dedication fee of $6,500 prior to recording the Minor Subdivision. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 3 4. Monument stakes shall be installed to demarcate the property line between Parcel A and Parcel B. 5. A Building Permit shall be required for the new dwelling on Parcel B. 6. A Tree Preservation Plan shall be required as part of the Building Permit application for the new dwelling on Parcel B. 7. Any extension of City services for Parcel B shall subject to approval by the City Engineer and all associated costs shall be the responsibility of the applicant. 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 Senior Planner Bachler noted that the applicant would not be developing Parcel B and does not have a buyer for the property yet. He recommended that Condition 3 be modified to: the park dedication fee of $6,500 shall be due at the time of Building Permit application. Chair Thompson opened the floor to Commissioner comments. Commissioner Lambeth asked if the park dedication fee would be the responsibility of the applicant. Senior Planner Bachler stated this fee would not be the applicant’s responsibility, but rather the developer of Parcel B. Commissioner Lambeth questioned if existing trees and shrubbery along Amble Road was included in the City’s calculations. Senior Planner Bachler reported the landscape lot area requirement was calculated based on the area of the private property, excluding the land within the public right-of-way. Chair Thompson opened the public hearing at 6:41 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Dawn Shifsky, trustee for the property, commented on Condition 3 and stated staff did not disclose the park dedication fee to her when she made application. She requested the park dedication fee be waived or reduced. She added that she would not be able to meet Conditions 5 through 7 as this would be left up to the developer. There being no additional comment Chair Thompson closed the public hearing at 6:45 p.m. Senior Planner Bachler explained Conditions 5 through 7 were related to the future development of Parcel B. He reported these conditions were standard conditions for Minor ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 4 Subdivisions. He indicated the applicant would not be responsible for submitting these documents and that they would be the responsibility of the developer of Parcel B. Chair Thompson commented that the Planning Commission does not have any authority with setting Park Dedication fees. She encouraged Ms. Shifsky to bring her concern to the City Council. Councilmember Holmes asked if a home could be built on Parcel B as it was delineated. Senior Planner Bachler stated this was the case. Commissioner Zimmerman moved and Commissioner Gehrig seconded a motion to recommend approval of Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road, based on the findings of fact and the submitted plans, as amended by the seven (7) conditions (modifying Condition 3) in the July 5, 2017, Report to the Planning Commission. The motion carried unanimously (5-0). B. Planning Case 17-017; 3420 Fairview Avenue and 3417 Lake Johanna Boulevard – Minor Subdivision and Variance – Public Hearing Senior Planner Bachler stated the applicants in this case are the current owners of the properties located at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. The two properties are adjacent to one another and are situated at the northwest corner of Lake Johanna. The applicants currently reside at 3420 Fairview Avenue and would like to sell this property and construct a new dwelling on 3417 Lake Johanna Boulevard. Senior Planner Bachler explained in order to facilitate the redevelopment of 3417 Lake Johanna Boulevard, the applicants have requested a lot line adjustment through the Minor Subdivision process that would transfer 4,295 square feet of property from 3420 Fairview Avenue (Lot 4) to 3417 Lake Johanna Boulevard (Lot 5). Lot 5 is currently a legal nonconforming lot because it does not meet the minimum area requirement (11,000 square feet) or minimum width requirement (85 feet) for properties in the R-2 District. The existing lot is only approximately 36 feet in width and as a result presents challenges in terms of constructing a new dwelling that could meet the structure setback requirements. Senior Planner Bachler reported the lot line adjustment would provide Lot 5 with additional land area so that a new home would be able to meet the R-2 District side yard setback requirements. The submitted survey includes a preliminary plan for the new dwelling on the property. Additionally, the applicants have provided a draft floor plan of the main level of the new home. A Building Permit would be required for the new home construction and would be subject to administrative review for compliance with the Zoning Code. The following three variances are needed for the proposed Minor Subdivision: • Lot width of 42.5 feet for the property at 3417 Lake Johanna Boulevard (85-foot minimum lot width is required for R-2 District). • Landscape lot area of 60.23 percent for the property at 3417 Lake Johanna Boulevard (minimum landscape lot area of 65 percent is required for R-2 District). ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 5 • Deviation from Section 1150.04 of the Subdivision Code, which requires that Minor Subdivision proposals meet the required lot dimensions in order to be eligible for division. Site Data Future Land Use Plan: 3420 Fairview Ave. & 3417 Lake Johanna Blvd.: Low Density Residential Existing Land Use: 3420 Fairview Ave. & 3417 Lake Johanna Blvd: Single- Family Residential Detached Zoning: 3420 Fairview Ave. & 3417 Lake Johanna Blvd: R-2 Single & Two-Family Residential District Size: 3420 Fairview Avenue: 38,697 square feet (0.89 acres) 3417 Lake Johanna Boulevard: 10,512 square feet (0.24 acres) Topography: 3420 Fairview Avenue: sloping down west to east towards Lake Johanna (approximate elevation change of 42 feet) 3417 Lake Johanna Boulevard: sloping down west to east towards Lake Johanna (approximate elevation change of 42 feet) Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation, Minor Subdivision requirements and the Variance Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: 1. The applicants are the current owners of the properties located at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. 2. The applicants have requested a Minor Subdivision to transfer 4,295 square feet of property from 3420 Fairview Avenue to 3417 Lake Johanna Boulevard. 3. The properties at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard are located in the R-2 – Single and Two-Family Residential Zoning District and are guided for Low Density Residential land uses in the Arden Hills 2030 Comprehensive Plan. 4. Section 1150.04 of the City Code lists the requirements for subdividing and/or consolidating previously platted property. 5. The submitted survey was prepared by a registered land surveyor and meets the City requirements. 6. The proposed lot line adjustment will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subject properties are located. 7. The applicants have requested a variance for the lot at 3417 Lake Johanna Boulevard to have a width of approximately 42.5 feet as measured from the Fairview Avenue front property line. The minimum lot width for the R-2 District is 85 feet. 8. The applicants have requested a variance for the lot at 3417 Lake Johanna Boulevard to have a landscape lot area of 60.23 percent. The minimum landscape lot area for the R-2 District is 65 percent. 9. The resulting parcels as depicted in the survey would meet all other area, dimensions, and setback requirements for the R-2 District. 10. The applicants have requested a variance from the requirement in Section 1150.04 of the City Code that requires a Minor Subdivision to meet all of the existing provisions of the City Code. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 6 11. The requested variance complies with the purpose and intent of City’s Zoning Regulations and with the policies of the Land Use and Housing Chapters in the 2030 Arden Hills Comprehensive Plan. 12. The proposed use of the property for a single-family dwelling can be constructed on the proposed lot and would be a reasonable use of the property. 13. The existing property at 3417 Lake Johanna Boulevard is a legal non-conforming lot that does not meet the minimum area or width requirements for the R-2 District. There are very few lots within the City that are as narrow in width as the existing property. 14. Given the dimensions of the proposed parcel at 3417 Lake Johanna Boulevard, the proposed dwelling needs to be setback at a significant distance from the front property line resulting in the need for a longer access driveway and reduced landscape lot area. 15. There are several lots to the south of 3417 Lake Johanna Boulevard that have lot widths less than the proposed 42.5-foot width lot and the variance would not alter the essential character of the neighborhood. 16. Economic considerations are not the primary reasons for the variance request. 17. Adequate access to sunlight will be maintained for both properties. 18. The requested variances meet the standard of practical difficulty. Senior Planner Bachler reported although creating a nonconforming lot is generally discouraged, in this case the applicant is proposing a lot line adjustment that will bring the existing nonconforming parcel at 3417 Lake Johanna Boulevard closer to conformance with the R-2 District requirements. The lot line adjustment will result in the property meeting the minimum lot area requirement for this district, which it currently does not. Several properties in this neighborhood, including 3417 Lake Johanna Boulevard, were developed as cabins on relatively narrow lots. This presents significant challenges as property owners look to redevelop property for more modern homes. Senior Planner Bachler explained staff is supportive of the requested reduction in landscape lot area given the dimensions of the property and the need for a longer access drive to reach the buildable portion of the lot. One of the main reasons the City has established landscape lot area requirements is to help manage stormwater and ensure excess runoff does not negatively impact adjacent properties. The applicants have proposed installing a private storm sewer drain along the south side of the property that would capture stormwater runoff from the driveway area and divert it to the east side of the property away from the adjacent dwelling to the south. Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-017 for a Minor Subdivision and Variance for a lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. If the Planning Commission recommends approval of this request, staff is recommending the following nine (9) conditions be included with the approval: 1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall be provided to the City within 180 days of the City’s approval. 2. Monuments or stakes shall be installed to demarcate the new side property line between 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. 3. A Grading and Erosion Control Permit shall be required prior to construction of the new dwelling at 3417 Lake Johanna Boulevard. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 7 4. If required, the applicant shall provide the City with a copy of the Rice Creek Watershed District Permit for the new dwelling at 3417 Lake Johanna Boulevard. 5. A Building Permit shall be required for the new dwelling at 3417 Lake Johanna Boulevard. 6. A Tree Preservation Plan shall be required as part of the Building Permit application for the new dwelling at 3417 Lake Johanna Boulevard. 7. The applicant shall provide a private storm sewer drain on the property at 3417 Lake Johanna Boulevard to capture stormwater runoff from the driveway area and divert it away from the adjacent dwelling to the south. 8. If required, the applicant shall provide the City with a copy of the Ramsey County and/or Rice Creek Watershed District Permit for the private storm sewer shown on the south side of the proposed dwelling at 3417 Lake Johanna Boulevard. 9. The existing shed located on 3420 Fairview Avenue shall be removed. 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 asked if there was a separate legal description for the 3417 Lake Johanna Boulevard parcel. Senior Planner Bachler stated this was the case. Jeff Kittelson, 3420 Fairview Avenue, stated he has lived in the community for the past 20 years. He explained he has been looking for different lake property in order to build a new home and after being approached by his neighbor he and his wife were requesting the minor subdivision and variance. He explained he would be willing to install impervious pavers in order to eliminate the need for the storm drain. He reported his neighbors were all well aware of what he was proposing. He was pleased to report only one tree would be lost through the new home construction. Chair Thompson asked if the site had any drainage issues. Mr. Kittelson stated his lot was all sand and he was not aware of any drainage issues. Chair Thompson opened the public hearing at 7:10 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Kate Bredow, 3415 Lake Johanna Boulevard, stated Jeff and Lisa were great neighbors. She explained she was concerned about drainage and understood a home to the north of her has had ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 8 water in the crawl space. She thanked Jeff and Lisa for taking into consideration the drainage concerns. There being no additional comment Chair Thompson closed the public hearing at 7:13 p.m. Chair Thompson discussed the storm sewer pipe requirement and encouraged the applicant to work closely with his neighbors on this issue. Commissioner Zimmerman believed that the drainage concerns would be addressed by the City through the building permit process. Senior Planner Bachler reported this was the case and provided further comment on the grading and erosion control permitting process. Commissioner Gehrig wanted to see the City allow for some flexibility with this issue and questioned if Condition 7 was too restrictive. Senior Planner Bachler reported the City would be working with Ramsey County and Rice Creek Watershed District on the proposal for the property. He suggested Condition 7 could be changed to be broader if the Planning Commission would like to allow for more flexibility. He stated Condition 7 could read as follows: The applicant shall consider implementing best management practices for stormwater management at 3417 Lake Johanna Boulevard, including but not limited to installing a private storm sewer line. Commissioner Gehrig moved and Commissioner Zimmerman seconded a motion to recommend approval of Planning Case 17-017 for a Minor Subdivision and Variance for a lot line adjustment at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard, based on the findings of fact and the submitted plans, as amended by the nine (9) conditions (modifying Condition 7) in the July 5, 2017, Report to the Planning Commission. The motion carried unanimously (5-0). C. Planning Case 17-015; 1761 Lake Johanna Boulevard (Tony Schmidt Regional Park) Conditional Use Permit – Public Hearing Senior Planner Bachler stated the City of Arden Hills first began collecting grass clippings, leaves, and garden waste at Tony Schmidt Regional Park in 1984 through an agreement with Ramsey County. The County Public Health Department took over management of the site in 1990. In 2004, the County Board approved the expansion of collection services to include trees and shrubs. The composting of yard waste collected at the Arden Hills site is completed off-site and finished compost is made available to County residents each spring. Between 2011 and 2015, the average number of annual visits to the Arden Hills site was 51,110. Senior Planner Bachler explained in 2013, the Ramsey County Board authorized the addition of Source Separated Organics (SSO) collection at all seven of the County’s yard waste sites, including the Arden Hills site. SSO materials include food waste and non-recyclable paper. The purpose of providing SSO collection is to help County residents divert organic materials from the waste stream and put this material to a productive use as a compost product. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 9 Senior Planner Bachler reported Ramsey County submitted a Conditional Use Permit application in 2014 for SSO collection at the Arden Hills yard waste site (Planning Case 14-008). The application was denied at that time due to concerns that the service would affect the use of the park and neighboring properties by increasing odors, litter, and traffic, and attracting unwanted wildlife. Ramsey County has since implemented SSO collection at the six other yard waste sites in the County. Senior Planner Bachler indicated at the City Council Work Session on May 15, 2017, Ramsey County Environmental Health staff presented collection data and observations from the first three years of SSO collection (2014-2016) at the six County yard waste sites (Attachment B). Participation in the program has increased steadily from approximately 24,000 total site visits in 2014 to nearly 52,000 visits in 2016. Ramsey County reported there have been no issues with odor, vermin, or increased traffic associated with SSO collection at the other sites. Based on the discussion, the City Council recommended that Ramsey County reapply for a CUP for SSO collection at the Arden Hills site. Senior Planner Bachler stated the existing Arden Hills yard waste site occupies approximately 1.5 acres of land on the western side of Tony Schmidt Regional Park south of the Canadian Pacific Railroad line. The site is accessed by an approximately 600-foot long driveway at the end of Hudson Avenue off of New Brighton Road. Operating hours are currently Monday, Wednesday, Friday, and on weekends from April through November. If SSO collection were to be added, site hours would be expanded to include weekends during winter months (December – March). Senior Planner Bachler reported the SSO collection area would consist of one or more covered containers that would be placed on the eastern side of the site separated from the yard waste facilities. Ramsey County uses a standard four cubic yard container for SSO collection. Senior Planner Bachler commented accepted materials would include food waste and scraps, and various types of non-recyclable paper. All SSO materials are required to be placed in a compostable bag, which are provided to residents by the County at no cost. Dry paper products, such as pizza boxes, can be placed directly into the collection container. The collection containers are kept closed when yard waste sites are not open and are serviced at a minimum of once a week by Ramsey County’s contractor, Waste Management. Senior Planner Bachler stated the Arden Hills yard waste site is currently staffed by site monitors who would also serve as quality control for SSO dropped off by residents. Additionally, Ramsey County would implement a promotion and education program to generate interest and educate the public on what materials are acceptable. Site Data Land Use Plan: Parks and Open Space Existing Land Use: Parks and Open Space Zoning: Parks and Open Space District Current Lot Sizes: 91.24 Acres Topography: Rolling terrain ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 10 Senior Planner Bachler reviewed the surrounding area, the Plan Evaluation and the Conditional Use Permit Evaluation Criteria. Senior Planner Bachler provided the Findings of Fact for review: 1. The property at 1761 Lake Johanna Boulevard is located in the Parks and Open Space District. The property is owned by Ramsey County and is part of Tony Schmidt Regional Park. 2. Ramsey County has submitted a Conditional Use Permit application for the existing yard waste site and a proposed Source Separated Organics collection area at 1761 Lake Johanna Boulevard. 3. The existing yard waste site and the proposed Source Separated Organics collection area are considered to be a Public Use. 4. A Conditional Use Permit is required for a Public Use in the Parks and Open Space District. 5. Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists criteria for evaluating a Conditional Use Permit request. 6. Section 1320.145 of the Arden Hills Zoning Code lists additional criteria to be considered when evaluating a Conditional Use Permit application for a property located in the Parks and Open Space District. 7. The proposal will have limited impact on existing and anticipated traffic and parking conditions. The addition of SSO collection is not expected to significantly increase existing traffic to the site and many residents will combine SSO drop off with delivering yard waste or collecting compost or mulch. 8. The applicant has provided a management plan for the SSO collection that will mitigate any limited impacts associated with odors and solid waste. 9. The proposal will not affect noise, glare, vibration, smoke, dust, air pollution, heat, and liquid on the property. 10. The proposal will not affect drainage on the property. 11. The proposal is unlikely to significantly affect land values on the subject property or on neighboring properties. 12. The park dedication requirement does not apply in this case. 13. The proposed use would be compatible with the natural features of Tony Schmidt Regional Park. 14. The proposed use would be compatible with the recreational amenities of Tony Schmidt Regional Park. 15. Where the proposed use is expected to impact the health, safety, convenience and general welfare of the owners and occupants of the surrounding land, conditions may be placed on a Conditional Use Permit to mitigate such impacts. Senior Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-015 for a Conditional Use Permit at 1761 Lake Johanna Boulevard to continue the operation of their existing yard waste collection and for the addition of a Source Separated Organics drop-off. Staff recommends the following seven (7) conditions to 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 ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 11 Planner, shall require review and approval by the Planning Commission and City Council. 2. The yard waste and source separated organics collection areas shall be fully contained on the existing approximately 1.5 acre yard waste site within Tony Schmidt Regional Park. 3. Source Separated Organics shall be properly bagged and collected in covered containers that are emptied at a minimum of once per week, or more frequently if needed. 4. The site shall be limited to no more than 16 cubic yards of total storage for Source Separated Organics materials. 5. Source Separate Organics collection containers shall be securely closed when the collection site is not open to the public. 6. For two (2) years following the implementation of the Source Separated Organics collection, Ramsey County shall provide an annual update to the City Council on site operations. 7. The collection site shall be adequately staffed during regular hours and sufficient signage shall be provided to ensure quality control of the Source Separate Organics collection area. 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 Zimmerman asked what non-recyclable paper was. John Springman, Ramsey County, provided further comment on the recycled materials that would be allowed within Source Separate Organics. Commissioner Zimmerman inquired if the County had any idea how many residents were already composting in their backyards. Mr. Springman stated he was uncertain but noted the SSO drop off site would handle a larger volume of material than any residential property could. Commissioner Gehrig questioned if the site would be open year-round. Mr. Springman reported the site would be open April through November five days a week and on weekends December through March. Commissioner Lambeth understood the County previously requested a Conditional Use Permit and noted a surveillance system was required. He asked if the system had been installed. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 12 Mr. Springman stated this had not been installed because the application was denied. He noted that SSO participants were highly invested and were not individuals that would participate in illegal dumping. Chair Thompson questioned how the SSO bins would be securely closed. Mr. Springman reported the heavy-lidded containers had a slit down the middle and at the end of the day the workers closed these lids. He explained it was better to keep the lids open during business hours in order to assist with controlling odor. Chair Thompson asked how the property was monitored and serviced on a weekly basis. Mr. Springman indicated staff would monitor the site visits and anticipated there would be 25 cars per day for SSO collection. He noted the bins would be emptied and sprayed out (if necessary) weekly. Chair Thompson inquired how the County would be getting the word out on this new service. Mr. Springman stated the County would be spreading the word through social media, local newsletters, signage at the drop off site and through word of mouth. He indicated bags would be available onsite, at County libraries, or at City Hall. Chair Thompson questioned if organics would ever be collected curbside. Mr. Springman anticipated that this would be done in the near future, but could not be done until enough education was provided to the public. Commissioner Zimmerman asked how much of the materials brought to landfills was organic. Mr. Springman estimated that 25% of the material within landfills was organics. He stated there was a significant advantage to separating organics out from remaining waste. Commissioner Zimmerman inquired if the schools and restaurants were working to recycle organics. Mr. Springman reported he had staff working with local restaurants, schools and businesses to increase the level of organics being recycled in the County. Chair Thompson opened the public hearing at 7:57 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. Loren Limke, 1888 West County Road E, commented on the history of the open space adjacent to his home. He understood this property was purchased for open space and not as an organics collection site. He read a definition of how open spaces are to be used within the City. He expressed concern with the high levels of traffic and odors coming to and from the yard waste site. He read a portion of City Code pertaining to open spaces stating these sites were not to have ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 13 any illegal dumping. He requested the Commission deny the County’s Conditional Use Permit request noting this site was not purchased to be a yard waste site. He recommended that Ramsey County conserve this space and not be allowed to further expand the compost site. There being no additional comment Chair Thompson closed the public hearing at 8:04 p.m. Commissioner Gehrig thanked Mr. Limke for the information he provided to the Commission. He understood the current compost site was public land that was serving a public service, and that the County was requesting an expansion of services. It was his opinion that all the proper pieces were in place to allow for the service expansion. Chair Thompson explained the community was creating more waste than in the past and she understood that the County was working to address ways to reduce the amount of waste heading to landfills. She indicated she was a very dedicated organics recycler and had a compost site on her property. She appreciated the fact that the County was working to raise awareness on this issue. Commissioner Zimmerman moved and Commissioner Neururer seconded a motion to recommend approval of Planning Case 17-015 for a Conditional Use Permit at 1761 Lake Johanna Boulevard, based on the findings of fact and the submitted plans as amended by the seven (7) conditions in the July 5, 2017, Report to the Planning Commission. The motion carried unanimously (5-0). UNFINISHED AND NEW BUSINESS A. Planning Case 17-006 – High Education Moratorium Study Interim City Planner Zweber reviewed the draft Higher Education Study report, including its potential outcomes in detail with the Planning Commission. He discussed how higher education was changing for both the Bethel and Northwestern campuses. He reported that college students did have some impact on the economy but not as much as category one businesses. He explained this report was reviewed by the City Council at their June 26th worksession meeting. He commented on the recommendations made by the City Council. Staff requested the Planning Commission provide guidance and recommendations regarding any amendments to the City’s regulation of higher education uses. Chair Thompson opened the floor to Commissioner comments. Commissioner Zimmerman commented on how education would continue to change going forward into the future. He understood that leasing space may be pursued by both Bethel and Northwestern in order to allow for an ebb and flow of students. Chair Thompson stated she supported the idea of having higher education classroom/office space. She explained she was uncertain of the proper percentage of area in the B-2 District where this should be allowed. She wondered if other communities had set a limit on this percentage. Commissioner Gehrig asked if the tax base implications were considered by staff. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 14 Interim City Planner Zweber stated this was not considered by staff given the fact Bethel and Northwestern were tax exempt. Commissioner Zimmerman inquired what Northwestern was zoned in Roseville. Interim City Planner Zweber reported this portion of the campus was zoned Institutional. Commissioner Zimmerman questioned if Arden Hills should change its zoning for the campus to Institutional. Interim City Planner Zweber indicated the City could take this action, but was not necessary. He explained that college campuses were allowed in residential neighborhoods and on agricultural land throughout the metro area. Councilmember Holmes discussed the different zoning districts that currently exist for both campuses. She stated Arden Hills had to do what made the most sense for this community and not worry about the zoning for Roseville. Interim City Planner Zweber reviewed the timeline for this item and thanked the Commission for their input. He noted the Planning Commission would be holding a Public Hearing on September 6th. REPORTS A. Report from the City Council Councilmember Holmes updated the Planning Commission on City Council activities from the June 19, 2017 City Council Work Session stating the City Council reviewed a Concept Plan Review from JR Hospitality for a hotel project at 3920 Northwoods Drive. The concept plan included the demolition of the existing office building on the site and the construction of a five story Hampton Inn hotel with 139 guest rooms. The proposal would require approval through the Planned Unit Development process. Councilmember Holmes updated the Planning Commission on City Council activities from the June 26, 2017 City Council Regular Meeting stating the City Council approved Planning Case 17-013 for a PUD Amendment for the Boston Scientific campus at 4100 Hamline Avenue North. The PUD Amendment was required in order to allow Boston Scientific to construct a 5,330 square foot addition on the northeast corner of Building 9 on the campus. The Planning Commission reviewed this case on June 7, 2017 and recommended approval. In addition, the City Council approved an amendment to Section 220.03 of the Arden Hills City Code, which establishes the powers and duties of the Planning Commission. The amendment increases the number of alternative members that may be appointed to the Planning Commission to two. The Planning Commission is currently comprised of seven regular members and one alternative member. Councilmember Holmes reported the City Council has hired a consultant to assist with the planning process for the Civic site on TCAAP. She noted Commissioner Lambeth had expressed interest in serving on a committee working on this project. ARDEN HILLS PLANNING COMMISSION – July 5 , 2017 15 B. Planning Commission Comments Chair Thompson encouraged the Planning Commission members to RSVP for the picnic scheduled for Tuesday, July 18th. C. Staff Comments None. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Lambeth, to adjourn the July 5, 2017, Planning Commission Meeting at 9:09 p.m. The motion carried unanimously (5-0). Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 9, 2017 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 James Lambeth, and Clayton Zimmerman. Absent: Commissioner Brent Bartel, Nick Gehrig, Angela Hames, Steven Jones and Phillip Neururer. Also present were: Senior Planner Matthew Bachler, Eric Zweber, WSB & Associates, and Councilmember Fran Holmes. APPROVAL OF AGENDA – AUGUST 9, 2017 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES July 5, 2017 – Planning Commission Regular Meeting Action on the July 5, 2017 Planning Commission meeting minutes was postponed due to lack of a quorum. PLANNING CASES None. UNFINISHED AND NEW BUSINESS A. Planning Case 17-006 – Commercial, Industrial, and Higher Education Study ARDEN HILLS PLANNING COMMISSION – August 9, 2017 2 Eric Zweber, WSB & Associates stated on October 10, 2016, the City Council adopted An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones (moratorium). The moratorium can last up to one year to prepare a study to determine the impacts and benefits from higher education land uses and provide recommendations for possible Zoning Code and/or Comprehensive Plan amendments regarding higher education uses. The City Council initiated the required study and directed the Planning Commission and the Economic Development Commission to provide feedback and analysis throughout the process. The study was initially comprised of five components: • Background gathering and analysis of the existing Campus Master Plans for the University of Northwestern and Bethel University. • The regulation of Higher Education Uses within other communities. • Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones. • Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses. • Analysis of existing parcels and buildings within the Commercial and Industrial zones. Mr. Zweber reported the Planning Commission, Economic Development Commission, and City Council have over the last few months reviewed the technical analysis of the five components and, based on the discussions, some potential outcomes. Based on discussion at these meetings, two additional components have been added to the study report: • College and University Enrollment by Community • Property Taxes Paid by Commercial and Industrial Properties Mr. Zweber indicated the college and university enrollment component was added to determine if Arden Hills has a greater proportion of students to residents than other Minnesota communities. The property tax component was added to evaluate the impact to the general fund of the City of Arden Hills if the non-profit universities acquired properties that are currently occupied by property tax paying businesses. These components have been added as separate sections within the report and have been summarized in the executive summary. Mr. Zweber stated the previous versions of the report included potential outcomes in the executive summary and did not include formal recommendations. He commented on a memorandum which included a summary of the recommendations in the executive summary and the full recommendations near the end of the report. Any changes recommended by the Planning Commission will need to be changed in both the report and the code amendments. Mr. Zweber explained any amendments to the regulation of higher education uses will need to be ultimately approved by the City Council by October 9, 2017 before the moratorium expires. The economic development issues will continue to be discussed as the City develops the Comprehensive Plan update, which is expected to be approved in the first quarter of 2018. Staff then reviewed the definition of higher education within City Code in detail with the Commission. Mr. Zweber noted on July 31, Arden Hills and WSB staff met with the Presidents and other staff from both Bethel University and the University of Northwestern to review the draft report and the ARDEN HILLS PLANNING COMMISSION – August 9, 2017 3 proposed schedule to approve the amendments to the Zoning Code. The universities raised concerns regarding the Higher Education, Classroom/Office definition and conditional use permit conditions to allow for labs and the 25% limitation. Staff explained that the intention is to allow for labs that are like a medical clinic lab that does not require any special HVAC equipment or generate any hazardous wastes, but that hard science labs that would have vent hoods, waste chemicals, and/or outdoor storage tanks would be prohibited. Staff also explained that the City Council had directed a limitation on how much higher education uses could occupy the B-2 zoning district, but that it was staff that proposed the 25% limitation. Mr. Zweber stated the universities were asked to provide any written comments that they may have by Wednesday, August 16 so that those comments can be provided to City Council at their August 21 Work Session and the Planning Commission before the September 6 Public Hearing. Staff requested the Planning Commission provides guidance and recommendations regarding any amendments to the City’s regulation of higher education uses. In addition, that the Planning Commission provides any direction or guidance regarding which economic development issues to include within the 2040 Comprehensive Plan update. Chair Thompson opened the floor to Commissioner comments. Commissioner Zimmerman asked if the proposed B-2 zoning requirements would be followed within Rice Creek Commons. Mr. Zweber stated currently this was not the plan, noting the Council was not proposing to expand college uses into TCAAP. Senior Planner Bachler explained the TCAAP Redevelopment Code does not allow for higher education uses within Rice Creek Commons, but noted an elementary, middle or high school would be allowed in certain districts. Commissioner Zimmerman was pleased the City was being proactive in planning for Rice Creek Commons. Chair Thompson inquired if the Council had discussed the office/classroom concept. Councilmember Holmes stated the Council had not addressed this topic. Commissioner Lambeth believed the City should try to accommodate the growth plans for each university in order to allow them to meet their office and classroom space needs within Arden Hills. He commented on the economic benefits of allowing the colleges to grow within the community. He suggested the scope of certain zoning districts be modified in order to address this need. Further discussion ensued regarding other communities and their zoning requirements with respect to higher education along with the tax implications for non-profits. Councilmember Holmes recommended the term “or similar uses” be further clarified. Commissioner Lambeth requested further information on the 25% requirement. ARDEN HILLS PLANNING COMMISSION – August 9, 2017 4 Mr. Zweber reviewed this requirement with the Commission and stated the intent of the B-2 zoning district was to intensify. He indicated the Anderson Center would make up roughly 25% of the B-2 district once fully occupied. He reported at this time Bethel does not fully occupy all of the Anderson Center. Commissioner Lambeth believed it was generous of the City to use the total building area as the denominator in this calculation. Senior Planner Bachler commented that the City has to assume Bethel University will occupy all of the Anderson Center going into the future. Commissioner Lambeth did not believe the 25% restriction was an unreasonable requirement. He supported this recommendation from staff. Councilmember Holmes asked if the classroom/office space was a conditional use in the B-1, B-2 and B-4 zoning districts. Senior Planner Bachler stated that higher education uses are currently allowed with a Conditional Use Permit in the B-1, B-2, B-4, and Civic Center District, and as a Planned Unit Development in the R-1 District. He noted the current proposal is to allow higher education, classroom/office uses as a Conditional Use only in the B-2 District. Commissioner Zimmerman thanked staff for all of the work that they put into this study. Chair Thompson agreed and stated the numbers and statistics really helped her better understand the information being presented within the study. She explained she now felt much more educated on this topic. Commissioner Lambeth believed this study was very thorough and detailed. He thanked staff for all of their efforts on the study. He indicated he would be organizing his thoughts in the coming days and would be submitting a written document to staff. Mr. Zweber requested this information be submitted to staff by August 16th. Chair Thompson asked if the comments from the colleges would be passed along to the Planning Commission. Mr. Zweber reported this information would be included in the City Council’s worksession packet for August 21st. REPORTS A. Report from the City Council Councilmember Holmes updated the Planning Commission on activities from the July 24, 2017 City Council Regular Meeting, stating the City Council approved Planning Case 17-015 for a Conditional Use Permit for the Ramsey County Public Health Department to continue operation of the existing yard waste collection area and for the addition of a source separated organics ARDEN HILLS PLANNING COMMISSION – August 9, 2017 5 drop-off at the Arden Hills yard waste site. The Planning Commission reviewed this case at their regular meeting on July 5, 2017 and recommended approval of the request. Councilmember Holmes stated the City Council approved Planning Case 17-016 for a Minor Subdivision at 1224 Amble Road. The subdivision will create two conforming lots from the existing property. The Planning Commission reviewed this case at their regular meeting on July 5, 2017 and recommended approval of the request. Councilmember Holmes reported the City Council approved Planning Case 17-017 for a Minor Subdivision and Variance at 3420 Fairview Avenue and 3417 Lake Johanna Boulevard. The request was for a lot line adjustment to transfer 4,295 square feet of property from 3420 Fairview Avenue to 3417 Lake Johanna Boulevard. A variance was needed for 3417 Lake Johanna Boulevard for the property to have a lot width and landscape area of less than the minimum requirements for the R-2 District. The Planning Commission reviewed this case at their regular meeting on July 5, 2017 and recommended approval of the request. Councilmember Holmes explained the Council hired a Communications Specialist in order to assist the City with communication efforts and the newsletter. She indicated the City would begin curbside textile pickup in October of this year. B. Planning Commission Comments and Requests Chair Thompson thanked staff and Council for the recent appreciation picnic. Commissioner Lambeth requested an update on TCAAP. Senior Planner Bachler updated the Commission on TCAAP and noted the project has been slightly delayed due to an optimization study being completed by the Army in order to address groundwater issues. C. Staff Comments Senior Planner Bachler invited the public to participate in the State of the City events that would be held on Thursday, September 28th at the New Tavern Grill from 7:30 to 9:00 a.m. and on Tuesday, October 3rd at City Hall from 6:30 to 8:00 p.m. ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Lambeth, to adjourn the August 9, 2017, Planning Commission Meeting at 7:55 p.m. The motion carried unanimously (3-0). City of Arden Hills City Planning Commission Meeting for September 6, 2017 Page 1 of 1 MEMORANDUM DATE: September 6, 2017 PC Agenda Item 3.A TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner SUBJECT: Planning Commission Appointment – Matt Dixon Background Matt Dixon submitted an application to be considered for appointment to the Planning Commission. Consistent with the City’s policy on commission and committee appointments, Mr. Dixon was interviewed by the Planning Commission Chair, the City Council Liaison, and staff. City Council Action The City Council approved the appointment of Matt Dixon to t he Planning Commission at their regular meeting on August 28, 2017. Mr. Dixon’s term expires December 31, 2019. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 1 of 13 DATE: September 6, 2017 PC Agenda Item 4.B TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner Eric Zweber, WSB & Associates SUBJECT: Planning Case #17-020 – Public Hearing Required Request: Zoning Code Amendment – Higher Education Land Uses Requested Action Review the draft Commercial, Industrial, and Higher Education Study report and recommend adoption. Review and recommend Zoning Ordinance amendments regarding “Schools, higher education”. Background On October 10, 2016, the City Council adopted An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones (moratorium). The moratorium can last up to one year to prepare a study to determine the impacts and benefits from higher education land uses and provide recommendations for possible Zoning Code and/or Comprehensive Plan amendments regarding higher education uses. The City Council initiated the required study (Attachment A) and directed the Planning Commission and the Economic Development Commission to provide feedback and analysis throughout the process. The study was initially comprised of five components: • Background gathering and analysis of the existing Campus Master Plans for the University of Northwestern and Bethel University. • The regulation of Higher Education Uses within other communities. • Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones. • Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses. MEMORANDUM _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 2 of 13 • Analysis of existing parcels and buildings within the Commercial and Industrial zones. The Planning Commission, Economic Development Commission, and City Council have over the last few months reviewed the technical analysis of the five components and, based on the discussions, some potential outcomes. Based on discussion at these meetings, two additional components have been added to the study report: • College and University Enrollment by Community • Property Taxes Paid by Commercial and Industrial Properties The college and university enrollment component was added to determine if Arden Hills has a greater proportion of students to residents than other Minnesota communities. The property tax component was added to evaluate the impact to the general fund of the City of Arden Hills if the non-profit universities acquired properties that are currently occupied by property tax paying businesses. These components have been added as separate sections within the report and have been summarized in the executive summary. The previous versions of the report included potential outcomes in the executive summary and did not include formal recommendations. The report attached to this memorandum includes summary of the recommendations in the executive summary and the full recommendations near the end of the report. These recommendations have been proposed as Zoning Code amendments that are included as Attachment B as a redline of the existing code. Any changes recommended by the Planning Commission will need to be changed in both the report and the code amendments. Any amendments to the regulation of higher education uses will need to be ultimately approved by the City Council by October 9, 2017 before the moratorium expires. The economic development issues will continue to be discussed as the City develops the Comprehensive Plan update, which is expected to be approved in the first quarter of 2018. Definitions The existing definition for higher education schools in the City Code is: “Schools, higher education. Junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education.” The proposed Zoning Code amendment would eliminate the existing definition for higher education schools and replace it with two new land use categories: “Higher education, campus” and “Higher education, classroom/office.” The “Higher education, campus” definition would describe the uses expected from a traditional four-year, undergraduate institution. The staff suggested definition is: “Higher education, campus. The facilities for technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education. These facilities can include, but are not limited to, classrooms; _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 3 of 13 laboratories; seminaries; dining and residence halls; athletic, wellness, and spiritual facilities; administrative offices; performance art centers; parking and transit structures; and child care facilities.” The “Higher education, classroom/office” use is intended for classroom space that is becoming more common for off-campus continuing or graduate level education and other higher education uses that function similarly to a traditional office use. The staff suggested definition is: “Higher education, classroom/office. The facilities of technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education that function in a similar way to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects. These facilities are limited to classrooms, laboratories integral to training necessary for completion of a degree certification, administrative offices, or similar uses.” Higher Education, Classroom/Office Use The purpose of the separate Higher Education, Classroom/Office use is to allow for higher education uses that function similar to traditional office uses or have similar impacts or benefits as traditional office uses. The method to ensure that the higher education uses do not create impacts greater than traditional office uses would be to codify conditions and standards that a Conditional Use Permit for higher education uses would need to comply with. These conditions could also address the City Council’s concern that higher education would occupy too much of the City’s limited commercial area. Staff would recommend that Higher Education, Classroom/Office be limited to a conditional use in only the B-2 zoning district. This would be more restrictive than the current Schools, Higher Education use which is a conditional use in the B-4 and Civic Center zoning districts as well. There are currently no higher education uses in the B-4 and Civic Center zoning districts, so no uses would become non-conforming if higher education was eliminated from those zoning districts. To address these concerns, staff has prepared the following draft language. “1320.085 Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria. In addition to meeting the requirements of Sections 1345 and 1355.04 Subd. 3, Higher Education, Classroom/Office uses shall conform to the following: A. No more than 25% of the total building area within the B-2 zoning district shall be occupied by Higher Education, Classroom/Office uses. B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to the B-2 district similar to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 4 of 13 C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes and shall not result in any outdoor storage.” The limit of 25% of the total building area within the B-2 zoning district was determined as acknowledgement of Bethel University’s current ownership and use of the Anderson Center at 2 Pine Tree Drive. The Anderson Center is 227,138 square feet in area and the Conditional Use Permit (CUP) for Bethel University allows 189,804 square feet of the Anderson Center for administrative office, classrooms, meeting rooms, common spaces, and other general educational and related purposes. The total area of buildings within the B-2 zoning district is 982,138 square feet. This results in Bethel’s CUP allowing higher educational uses in the Anderson Center occupying 19.3% of the total building space in the B-2 zoning district. The proposed limit of 25% would allow for about 55,730 square feet available for additional higher educational uses. INST – Institutional Zoning District The City Council has recommended that a separate, stand-alone zoning district be prepared for the Higher Education, Campus uses of the Bethel University and University of Northwestern campuses within Arden Hills. Bethel University’s main campus is located in the B-1 zoning district and the University of Northwestern is located in the R-1 zoning district. The Bethel University campus currently operates under an approved CUP that includes their current facilities and future expansion. Similarly, the University of Northwestern campus operates under an approved Planned Unit Development (PUD). The Bethel CUP and University of Northwestern PUD would not be affected by the proposed rezoning and would continue to remain in effect. To create the zoning district, a minimum of three items would need to be addressed: purpose statements, uses, and performance standards. Staff has prepared the following draft language. The proposed performance standards are identical to the B-1 district provisions. “1320.04 Purpose of Districts. Subd. 20 INST Institutional District. A. To establish areas for the post-secondary education of general public. B. To establish areas for the training of well-educated and talented workforce. C. To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution. D. To provide the opportunity for athletic programs to be created for the post-secondary students while providing opportunities for the general public to experience these athletic programs.” _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 5 of 13 “1320.05 Land Use Chart.” School, general education C C C C ======C ==== School, higher education D ======C C ==C C ==== School, specialized education ========C C C C C ==== GB I‑1 I-2 CD POS INST “P” = Permitted; “D” = Planned Unit; “■” = Not Permitted; I- FLEX “C” = Conditional Use Permit; “A” = Accessory; “CA” = Conditional Accessory Use Permit, “I” = Interim Use Permit Uses: Zoning Districts: R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC “1320.06 – District Provisions Chart.” INST 1. Minimum Lot Area (SF per Dwelling Unit) Single Family == Two Family == Multiple Family PUD == 2. Minimum Lot Area (SF) Non-Residential Uses 13,000 Mixed Use Project or Multiple Occupancy Center == Single Use Project or Free Standing Building == 3. Minimum Lot Size (ft) Width/Depth Non-residential 100/130 Single Family == Two Family == 4. Height (ft.)35 5. Floor Area Ratio (F.A.R.)0.7 6. Lot Covered by Structure 35% 7. Min. Landscape Lot Area 25% 8. Minimum Building Setbacks (ft) Front yard 50 Rear Yard (Principle)20 Rear Yard (Accessory)10 Side Yard Interior - Principal (Min/total both yards on lot)20/40 Side Yard Interior - Accessory 10 Side Yard Corner 50 Other Setbacks Lakeshore - High Water Mark*** Abutting Residential Zoning District 100 9. PUD & SUP Maximum Dwelling Unit Density Per Net Acre == CD POS INST Garage, truck ================C C Higher Education, Campus C Higher Education, Classroom/Office C Home occupation: Class I A A A A A A I-2 I- FLEXUses: Zoning Districts: R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1 _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 6 of 13 Meeting with Bethel University and the University of Northwestern On July 31, Arden Hills and WSB staff met with the Presidents and other staff from both Bethel University and the University of Northwestern to review the draft report and the proposed schedule to approve the amendments to the Zoning Code. The universities raised concerns regarding the Higher Education, Classroom/Office definition and conditional use permit conditions to allow for labs and the 25% limitation. Staff explained that the intention is to allow for labs that are like a medical clinic lab that does not require any special HVAC equipment or generate any hazardous wastes, but that hard science labs that would have vent hoods, waste chemicals, and/or outdoor storage tanks would be prohibited. Staff also explained that the City Council had directed a limitation on how much higher education uses could occupy the B-2 zoning district, but that it was staff that proposed the 25% limitation. The universities were provided the opportunity to provide written comments regarding the Commercial, Industrial, and Higher Education study and the recommended Zoning Ordinance amendments. Their letters are attached to this memorandum and summarized below. Bethel University Comment Letter The President and Senior Vice President of Bethel University have provided a comment letter (Attachment C) regarding the Commercial, Industrial, and Higher Education Study report and proposed Zoning Code amendments. The Bethel University have been summarized as follows: 1. Add “or entirely online” to the attendance type for the additional students that Bethel is trying to attract. 2. Provided updated Fall 2016 student types data. 3. Clarify that Bethel expects that 50% of 4,000 additional students will take their classes entirely online. 4. Request that information be added about how Bethel is a good neighbor including providing recreational opportunities to Arden Hills residents without any cost to the City of Arden Hills. 5. Request that the amount of capital construction costs, employment, and total expenditures provided by Bethel be added to the report. 6. Request that the number and economic impact of visitors of Bethel be added to the report. 7. Supports the creation of the INST – Institutional zoning district. 8. Proposes that the City rezone the Anderson Center property (2 Pine Tree Dr) to the new INST – Institutional zoning district. 9. Prefer no limitation on how much of the B-2 district can be occupied by higher education uses, but that if there is a cap, that the cap is based on the total land area of B-2, not total building area. 10. Expressed a concern about the limitation on HVAC equipment for in the B-2 CUP criteria. Bethel has proposed language that this limitation is not intended to limit biology or medical lab classrooms. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 7 of 13 Adding the information from comments 1 to 3 regarding the type of students that they are recruiting, as well as comment 4 about their status as a good neighbor, would not change the recommendations within the report. The comments regarding 50% of the new students taking class online may even strengthen the question of why Bethel would need additional building space when their campus master plan shows additional buildings and that half of the new students wouldn’t use that new space. The updated enrollment and online participation information has been added to the study report. The information regarding being a good neighbor was not included because it is beyond the economic impact and zoning regulation scope of the study. The economic information from comments 5 and 6 can be added for Bethel, but that same information for all of the commercial and industrial businesses within Arden Hills is not readily available and beyond the scope of this study. The information provided by Bethel are positive economic factors for the community, but it should be noted that the capital construction costs do not result in any additional property taxes paid due to their tax-exempt status. On pages 21 and 22, general statements regarding the other economic activities that the universities contribute have been added, as well as general statements regarding the economic activities that other large employers within Arden Hills contribute. Comment 7 supports the proposed INST zoning district and comment 8 requests that the Anderson Center be added to the INST district. A difference between the Anderson Center and the traditional campuses of both Bethel and Northwestern is their Comprehensive Plan designations. The Anderson Center is guided CMU – Community Mixed Use while the traditional campuses are guided for P/I – Public & Institutional. If the City Council choose to rezone the Anderson Center to INST, then a Comprehensive Plan amendment to the P/I guiding would be required as well. The preference to eliminate the limitation within comment 9 would be counter to previous City Council direction, but the City Council did not state a specific number or percentage of that limitation. Changing the limitation to a percentage of the total land area would be easier to implement, but may actually be detrimental to the amount of higher education uses in the B-2 zoning district. It is likely that new buildings will be built and existing buildings will be expanded creating additional room for higher education uses, but it is less likely that additional land within Arden Hills will be added to the B-2 zoning district. The proposed language within condition 10 does match staff’s intention of the HVAC requirement. Adding this language would not change how the HVAC criteria would be implemented. The HVAC requirement has been removed altogether and the reasons why are described in the summary of the August 21 City Council Work Session below. University of Northwestern Comment Letter The President of the University of Northwestern has a provide a comment letter (Attachment D). The letter does not contain any specific recommendations. The first paragraph of the letter states _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 8 of 13 the value of both Universities to the City of Arden Hills. The second paragraph asks for the City’s participation in the three “C’s” (city-colleges-corporations) collaboration. The third paragraph contends that there are many commercial and industrial vacancies and that other communities are recruiting businesses away from the City. This last contention is not supported by the evidence within the study report and seems to indicate that the Smiths Medical situation is repeating itself elsewhere within the City. Planning Commissioner Lambeth Comment Letter Following the August 9th Planning Commission meeting, Planning Commissioner Jim Lambeth provided his own personal comments (Attachment E) on the Commercial, Industrial, and Higher Education Study. Mr. Lambeth’s comments have been summarized as follows: 1. Encourages City Officials to collaborate with Bethel University and the University of Northwestern. 2. Recommends the adoption of the “Higher education, campus” definition as proposed. 3. Recommends the adoption of the “Higher education, classroom/office” definition as proposed. 4. Recommends the adoption of the B-2 higher education, classroom/office CUP criteria as proposed. 5. Recommends the adoption of the INST – Institutional zoning district as proposed. 6. Recommends allowing higher education uses in multiple zoning districts. 7. Recommends a requirement that any off-campus expansion of the universities would occur as a lease, not through the universities owning the property. Mr. Lambeth’s comments 1 through 5 are similar to the comments made by the other Planning Commissioners at the August 9 meeting. Comment 6 was not expressed by any other Planning Commissioners and is counter to previous City Council direction. Comment 7 regarding lease versus purchase was discussed during the Planning Commission meeting, but staff does not believe that this could be enforced after the permit is issued. The City Attorney would need to be consulted on the legality of requiring the universities to lease building space. August 21, 2017 City Council Work Session The City Council discussed the Commercial, Industrial, and Higher Education Study report and the proposed amendments to the Zoning Ordinance at their August 21 Work Session. The City Council did not request any changes to the “Higher education, campus” definition nor the “INT – Intuitional zoning district. The discussion was focused on the uses allowed within the “Higher education, classroom/office” and the criteria used to evaluate the CUP. Mayor Grant stated that he would support removing classrooms from this definition and allowing only administrative offices. The other four City Councilmembers desired the classrooms to remain and even discussed what other type of classroom supportive uses, such as laboratories and libraries, should also be allowed. Based on this discussion, the phrase “laboratories integral to training necessary for completion of a degree certification” was added to the definition of “Higher _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 9 of 13 education, classroom/office”. Some City Councilmembers stated that the hard science laboratories can be regulated or limited through the CUP criteria. The City Council supported prohibiting hazardous wastes and outdoor storage, but expressed a reluctance to including HVAC systems as criteria of approval. Staff has reviewed the existing screening requirements in the City Code for both rooftop and ground mounted mechanical equipment and believes that it addresses HVAC systems appropriately as written. HVAC equipment has been removed from the CUP criteria. The remaining prohibition on hazardous waste and outdoor storage should sufficiently regulate the hard science laboratories. City Attorney Comments Staff has requested that the City Attorney review the proposed Zoning Ordinance amendments. His comments predominately were regarding what is similar to a “typical office use”. Based on the City Attorney’s advice, the phrase “similar to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects” was added to both the “Higher education, classroom/office” definition and CUP criteria. Findings of Fact: Staff offers the following ten (10) findings of fact for this proposal: General Findings: 1. On October 10, 2016, the City Council adopted An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones (moratorium). 2. On February 13, 2017, the City Council approved a contract with WSB & Associates to conduct a study evaluating the economic condition of business districts of Arden Hills, the growth pressures of Bethel University and the University of Northwestern, and provided recommendations of Zoning Ordinance amendments regarding higher educational uses (Commercial, Industrial and Higher Education Study). 3. The City Council, Planning Commission, and Economic Development Commission reviewed and provided comments regarding the Commercial, Industrial, and Higher Education Study. 4. Bethel University and the University of Northwestern have had the opportunity to review the Commercial, Industrial, and Higher Education Study and have provided comments. 5. The Commercial, Industrial, and Higher Education Study found that the business districts within Arden Hills include a low level of vacancy in the industrial districts and a healthy level of vacancies in the commercial districts. 6. The Commercial, Industrial, and Higher Education Study found that Arden Hills has the highest ratio of residents to college enrollment of any community in Minnesota. An increase in enrollment at Bethel University and/or the University of Northwestern has the _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 10 of 13 potential to change the mix of community elements of Arden Hills greater than other Minnesota communities. 7. The Commercial, Industrial, and Higher Education Study found that a strong mix of employment uses and consumer uses must be maintained to ensure a healthy business community. 8. Based on the findings of the Commercial, Industrial, and Higher Education Study, the City determined that certain amendments to the Zoning Code were necessary in order to maintain the existing mix of employment and consumer uses in the community. 9. The proposed Zoning Code amendment regarding “Schools, higher education” is consistent with the land use goal within the 2030 Comprehensive Plan to, “Develop and maintain a land use pattern that strengthens the vitality, quality, and character of our residential neighborhoods, commercial districts, and industrial areas while protecting the community’s natural resources and developing a sustainable pattern for future development” (Arden Hills 2030 Comprehensive Plan, at 3-1). 10. The proposed Zoning Code amendment regarding “Schools, higher education” is consistent with the economic development goal within the 2030 Comprehensive Plan to, “Promote the development, redevelopment, and maintenance of a viable, innovative, and diverse business environment serving Arden Hills and the metropolitan area” (Arden Hills 2030 Comprehensive Plan, at 8-1). Recommendation Staff recommends adoption of the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017. Based on the Commercial, Industrial, and Higher Education Study and findings of fact, staff recommends approval of Planning Case 17-020 for the proposed Zoning Ordinance Amendments regarding “Schools, higher education”. Based on the Commercial, Industrial, and Higher Education Study and findings of fact, staff recommends approval of Planning Case 17-020 to rezone the Bethel University Campus, comprised of 3900 Bethel Drive, 3800 Bethel Drive, 3801 Bethel Drive, 4404 Bethel Drive, 4040 Old Highway 10, 4080 Snelling Avenue North, 4140 Snelling Avenue North, and 4120 Snelling Avenue North, from B-1 Limited Business District to INST – Institutional District. Based on the Commercial, Industrial, and Higher Education Study and findings of fact, staff recommends approval of Planning Case 17-020 to rezone the University of Northwestern Campus at 3003 Snelling Ave N from R-1 Single Family Residential District to INST – Institutional District. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 11 of 13 Proposed Commercial, Industrial, and Higher Education Study Report Motion Language 1. Recommend Approval with Amendments: Motion to recommend adoption of the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017, with amendments determined by the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend adoption of the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017. 3. Recommend Denial: Motion to recommend rejection of the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017, based on the following reasons….. Proposed Higher Education Zoning Ordinance Text Amendment Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-020 for the Zoning Ordinance text amendments regarding the Higher Education, Campus definition, the Higher Education, Classroom/Office definition, the Higher Education, Classroom/Office Additional Conditional Use Criteria, and the INST – Institutional Zoning District, based on the findings of fact in this report to the Planning Commission, the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017, and with conditions determined by the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 17- 020 for the Zoning Ordinance text amendments regarding the Higher Education, Campus definition, the Higher Education, Classroom/Office definition, the Higher Education, Classroom/Office Additional Conditional Use Criteria, and the INST – Institutional Zoning District, based on the findings of fact in this report to the Planning Commission and the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-020 the Zoning Ordinance text amendments regarding the Higher Education, Campus definition, the Higher Education, Classroom/Office definition, the Higher Education, Classroom/Office Additional Conditional Use Criteria, and the INST – Institutional Zoning District, based on the following findings of fact….. Proposed INST – Institutional Rezoning Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-020 for the rezoning of the Bethel University Campus, comprised of 3900 Bethel Drive, _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 12 of 13 3800 Bethel Drive, 3801 Bethel Drive, 4404 Bethel Drive, 4040 Old Highway 10, 4080 Snelling Avenue North, 4140 Snelling Avenue North, and 4120 Snelling Avenue North, from B-1 Limited Business District to INST – Institutional District, and the rezoning of the University of Northwestern Campus at 3003 Snelling Ave N from R-1 Single Family Residential District to INST – Institutional District, based on the findings of fact in this report to the Planning Commission, the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017, and with conditions determined by the Planning Commission. 2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 17- 020 for the rezoning of the Bethel University Campus, comprised of 3900 Bethel Drive, 3800 Bethel Drive, 3801 Bethel Drive, 4404 Bethel Drive, 4040 Old Highway 10, 4080 Snelling Avenue North, 4140 Snelling Avenue North, and 4120 Snelling Avenue North, from B-1 Limited Business District to INST – Institutional District, and the rezoning of the University of Northwestern Campus at 3003 Snelling Ave N from R-1 Single Family Residential District to INST – Institutional District, based on the findings of fact in this report to the Planning Commission and the Commercial, Industrial, and Higher Education Study report prepared by WSB & Associates and dated August 30, 2017. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-020 for the rezoning of the Bethel University Campus, comprised of3900 Bethel Drive, 3800 Bethel Drive, 3801 Bethel Drive, 4404 Bethel Drive, 4040 Old Highway 10, 4080 Snelling Avenue North, 4140 Snelling Avenue North, and 4120 Snelling Avenue North, from B-1 Limited Business District to INST – Institutional District, and the rezoning of the University of Northwestern Campus at 3003 Snelling Ave N from R-1 Single Family Residential District to INST – Institutional District, based on the following findings of fact….. Requested Action 1. That the Planning Commission recommend adoption of the Commercial, Industrial, and Higher Education Study report. 2. That the Planning Commission recommend approval the Zoning Ordinance text amendments regarding the Higher Education, Campus definition, the Higher Education, Classroom/Office definition, the Higher Education, Classroom/Office Additional Conditional Use Criteria, and the INST – Institutional Zoning District. 3. That the Planning Commission recommend approval of the rezoning of the Bethel University Campus and the University of Northwestern Campus to INST – Institutional zoning district. _________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-020 - Zoning Code Amendment - Higher Education Land Uses\Memos_Reports_17-020 Page 13 of 13 Next Steps On September 25, 2017, the City Council will be requested to approve the Zoning Code amendments and accept the Commercial, Industrial, and Higher Education Study report. Attachments A. Draft Higher Education Study Report, dated August 30, 2017 B. Redlined Zoning Code C. Bethel University Comment Letter D. University of Northwestern Comment Letter E. Planning Commissioner Lambeth Comment Letter _________________________________________________________________________________________ Page 1 of 30 COMMERCIAL, INDUSTRIAL, AND HIGHER EDUCATION STUDY Mayor and City Council David Grant Brenda Holden Fran Holmes Dave McClung Steve Scott Planning Commission Roberta Thompson Nick Gehrig Angela Hames Phillip Neururer Clayton Zimmerman Steven Jones James Lambeth Brent Bartel Economic Development Commission Dan Erickson Liz Johnson Kyle Lassen David Radziej Evan Cordes Rob Williams Sheila Bennet Kilander Brendan O’Meara City Staff William S. Joynes, Sr., City Administrator Matthew Bachler, Senior Planner WSB & Associates 701 Xenia Avenue South, Suite 300 Minneapolis, MN 55416 (763) 541-4800 info@wsbeng.com September 2017 Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 2 of 30 Table of Contents EXECUTIVE SUMMARY .......................................................................................................................... 3 BACKGROUND .......................................................................................................................................... 7 BETHEL UNIVERSITY AND UNIVERSITY OF NORTHWESTERN CAMPUS MASTER PLANS .... 7 HIGHER EDUCATION ZONING IN OTHER COMMUNITIES ............................................................ 10 COLLEGE AND UNIVERSITY ENROLLMENT BY COMMUNITY ................................................... 11 EMPLOYMENT USES OF COMMERCIAL AND INDUSTRIAL DISTRICTS .................................... 12 ECONOMIC ACTIVITY FROM COMMERCIAL AND INDUSTRIAL USES ...................................... 17 ANALYSIS OF COMMERCIAL AND INDUSTRIAL PARCELS AND BUILDINGS ......................... 22 PROPERTY TAXES OF COMMERCIAL AND INDUSTRIAL PROPERTIES ..................................... 26 RECOMMENDATIONS ............................................................................................................................ 28 APPENDIXES ............................................................................................................................................ 30 Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 3 of 30 EXECUTIVE SUMMARY On October 10, 2016, the City Council of Arden Hills adopted Ordinance No. 2016-008 An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones. This interim ordinance allows the City one year to study the impacts of higher education uses, particularly when the higher education uses are proposed to displace commercial or industrial businesses, and determine any Zoning Code Amendments necessary to address the findings of the study. This interim ordinance and study is occurring concurrently with the required decennial update of the City’s Comprehensive Plan and the City Council directed that the scope of this study include recommendations regarding the overall commercial and industrial condition of Arden Hills that can be included within the 2040 Arden Hills Comprehensive Plan. This study includes five particular focus areas; two specifically regarding higher education land uses and three more generally addressing the existing commercial and industrial land uses within Arden Hills. The summary of these five focus areas are summarized below. Analysis of the existing Campus Master Plans for Bethel University and the University of Northwestern • Both Bethel University and the University of Northwestern have Campus Master Plans (CMPs) that have been approved by the City Council and both of the CMPs illustrate areas for additional future building construction. • The University of Northwestern shows one additional future classroom building within their Arden Hills portion of the campus and more additional facilities are planned on the Roseville portion of the campus. Bethel University has a number of buildings and facilities planned on their formal campus on the west side of Snelling Avenue, as well as exploring the best use of the Anderson Center located on the east side of Snelling Avenue. • Both Universities have a goal to double their student populations. • Both Universities have participated in a joint engineering and science program with the University of Minnesota in which students could receive a dual degree with 3 years of study at Bethel or Northwestern and the final two years of study at the University of Minnesota. The University of Minnesota has canceled this program with all of its partner colleges and universities. This cancellation requires both Bethel and Northwestern to find science, technology, engineering, and mathematics (STEM) facilities if they want to continue their science and engineering programs. • Aside from the STEM programs, both Universities expect the majority of the student enrollment growth will be through continuing education programs for working professionals or through masters-level courses, particularly in the health fields. Many of these programs will include significant online course work with physical classroom attendance of once a week or less, or entirely online. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 4 of 30 The regulation of Higher Education Uses within other communities • Based on a survey of 20 communities in Minnesota, private colleges and universities in general are conforming land uses within the municipality in which they are located. • The University of Minnesota and Minnesota State Colleges and Universities (MNSCU) are often non-conforming land uses. This is likely because both the University of Minnesota and MNSCU preempt local zoning regulations. • Across the State, higher education uses are allowed in all types of zoning districts, including residential, commercial, industrial, institutional, and agricultural zoning districts. • A number of municipalities have two higher education land uses: College, Campus and College, Office. The College, Campus land use addresses the traditional four year institutions that include classrooms along with residence halls, food services, athletic, spiritual and wellness facilities. The College, Office land use addresses the institutions that have only classrooms which includes the Globe Business Colleges as well as the satellite facilities such as Hamline University’s classroom at St. Louis Park’s West End development. College and University Enrollment by Community • Arden Hills ratio of residents to students is nearly 1 to 1. This is less than half of the next closest ratio. • An increase in enrollment at Bethel University and/or the University of Northwestern would change the mix of community elements of Arden Hills greater than another other Minnesota community. Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones • All Arden Hills zoning districts, including the commercial and industrial districts, contain purpose statements that describe the intent of the districts. • Most uses are treated similarly throughout all the commercial and industrial districts. This similar treatment of land uses does not create the distinctly different commercial and industrial zoning districts that the purpose statements seem to indicate. Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses • There is a wide range of economic activity from employment offered by the land uses allowed in the Arden Hills commercial and industrial zones. These land uses can be grouped into three categories based on the average employee wage per 1,000 square feet: o Category 1: Greater than $200,000 per 1,000 square feet o Category 2: Between $100,000 and $200,000 per 1,000 square feet o Category 3: Less than $100,000 per 1,000 square feet • Employees of Category 1 businesses normally work in office building. • Employees of Category 2 businesses have the greatest variety of the three categories. Health care, retail trade, lower wage positions within office environments, and manufacturing are all Category 2 businesses and each of those businesses prefer a different type of workplace and building structure. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 5 of 30 • Category 3 business are either lower wage positions (entertainment, accommodation, food services, etc.) or moderate wage positions that have a low number of employees per square foot of building (warehousing, wholesale trade). • Retail and the lower wage Category 3 businesses are where employees spend their income. Without these businesses, employees’ incomes would be spent elsewhere. • College and University students have some impact on the economy, but significantly less than employees of Category 1 businesses. Analysis of existing parcels and buildings within the Commercial and Industrial zones • The NB: Neighborhood Business zoning district has a large number of undeveloped parcels but there are little development opportunities because of the parcels’ sizes, topography, wetlands, or woodlands. • The B-2: General Business and B-3: Service Business zoning districts have few undeveloped parcels and a stable level of vacant building spaces available for lease or rent. • The B-4: Retail Center zoning district has no undeveloped parcels and there were no commercial listings of building spaces available for lease or rent. The majority of the businesses within the B-4 zoning district are not retail oriented and therefore are not achieving the purpose statements of the zoning district. • I-1: Limited Industrial and I-2: General Industrial zoning districts have few undeveloped parcels and a stable level of vacant building spaces available for lease or rent. With the exception of the former Smiths Medical building, the I-Flex zoning district shares the same characteristics as the I-1 and I-2 zoning districts. • The GB: Gateway Business zoning district has undeveloped parcels with visibility from I-694 that provide an important opportunity for redevelopment. Property Taxes of Commercial and Industrial Properties • Building and property values widely for commercial and industrial businesses. • Property tax paying businesses within Arden Hills pay a total of about $36.90 property taxes per $1,000 in property valuation. Arden Hills receives about $3.45 in property taxes per $1,000 in property valuation. Recommendations 1. Higher Education Use Moratorium: Upon reviewing the Bethel University and University of Northwestern CMPs and interviews with the administrations of the Universities, the Universities are looking to expand their non-traditional student populations. Non-traditional students are students that do not live on college campuses and often are older and are employed with full-time positions. Evaluating how other communities regulate higher education uses, several of them address the traditional and non-traditional students through two different land uses: Higher Education, Campus and Higher Education, Classroom/Office. • “Higher Education, Campus” Definition • “Higher Education, Classroom/Office” Definition Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 6 of 30 • Higher Education, Classroom/Office Additional Conditional Use Criteria • INST – Institutional Zoning District: Purpose of the INST Institutional District 2. 2040 Comprehensive Plan: Evaluating the economic activity and available land and buildings in the commercial and industrial zoning districts, several issues have appeared that could have further review within the 2040 Comprehensive Plan update. These issues include: • Developable GB Properties • Properties and businesses within the B-4: Retail Center zoning district • Undeveloped NB: Neighborhood Business zoning district properties • Employment zones versus consumer zones Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 7 of 30 BACKGROUND On October 10, 2016, the City Council adopted Ordinance No. 2016-008 An Interim Ordinance Temporarily Prohibiting Land Use Applications and Reviews for Higher Education Uses in Residential, Business, Industrial and Other Zones (Appendix A). This moratorium can last up to one year to prepare a study to determine the impacts and benefits from higher education land uses and provide recommendations for possible Zoning Code and/or Comprehensive Plan amendments regarding higher education uses. Due to the concurrent requirement for the decennial Comprehensive Plan, the City Council directed that this study would involve the economic impact of higher education uses within the commercial and employment zones. To address these joint desires, this study is comprised of seven components: • Background gathering and analysis of the existing Campus Master Plans for the University of Northwestern and Bethel University. • Analysis of the Commercial and Employment Uses currently allowed in the various Commercial and Industrial Zones. • College and University Enrollment by Community. • Analysis of the Employment and Economic Activity that results from the allowed Commercial and Employment Uses. • The regulation of Higher Education Uses within other communities. • Analysis of existing parcels and buildings within the Commercial and Industrial zones. • Property Taxes paid by Commercial and Industrial Properties. With the information provided from these seven components, this study will provide recommendations to both regulate higher education uses in Arden Hills’ commercial and industrial zoning districts and guidance for economic development issues addressed with the 2040 Comprehensive Plan update. BETHEL UNIVERSITY AND UNIVERSITY OF NORTHWESTERN CAMPUS MASTER PLANS Arden Hills has approved a Campus Master Plan (CMP) for Bethel University (last amended in 2015) (Appendix B) and a CMP for the University of Northwestern in 2007 (Appendix C). Both CMPs show opportunities for additional buildings and classrooms on their respective campuses, but both universities have requested the development of higher educational facilities off their campuses. Bethel has classrooms and administrative offices at the Anderson Center located at 2 Pine Tree Drive, formerly occupied by Country Financial. In October 2016, Northwestern submitted an application to convert the former Smiths Medical buildings at Grey Fox Road and Snelling Avenue into a STEM (science, technology, engineering and math) facility. To evaluate the development opportunities available on their campus and the near-term plans of the universities, the President of Northwestern and the President and other staff from Bethel have been interviewed for this study. A summary of their responses is described below. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 8 of 30 Priorities To understand the universities’ plans, each board’s top priorities are provided below. The priorities for both universities include growing enrollment which will require additional facilities. To build additional facilities, they both will need to raise significant resources and funds. Bethel stated that they can accommodate their growth expectations through new buildings on their campus and the expansion of the Anderson Center. However, they did state that they would like to be able to pursue opportunities for building new or acquiring existing buildings off of their campus as well. TOP PROIRTIES BETHEL UNIVERSITY UNIVERSITY OF NORTHWESTERN Raise $150,000,000 Fulfill Their Mission Increase Use of the Anderson Center by Adding Health Care Programs Enrollment Growth to 7,000 Students Build the Endowment Add Programs Grow College of Adult and Professional Studies to 4,000 Students Additional Resources and Money Northwestern stated they cannot meet their growth expectations on their current campus. Northwestern is looking for sites in Arden Hills, Roseville or Shoreview to build additional facilities which would be designed for STEM courses, adult and graduate students and would not include student housing. Costs During the Planning Commission’s review of the application from Northwestern regarding the Smiths Medical property on November 9, 2016, the President of Northwestern stated that it would cost about $150 per square foot to renovate the Smiths Medical buildings into a STEM facility while new construction would be closer to $400 per square foot. Staff at Bethel noted similar experiences with the cost savings associated with renovation versus new construction. Both universities stated that the cost savings outweighs the separation for their existing campus, particularly if they intend to use the facilities for adult or graduate courses in which the students typically would not live on campus. End of the Joint Engineering Program with the University of Minnesota The University of Minnesota recently ended its 3-2 engineering program with all of its partner colleges and universities. The 3-2 program allowed students to attend three years of college at their first college or university (including Bethel and Northwestern) and then transfer to the University of Minnesota for the final two years of the engineering program. The students would receive a bachelor of arts degree from the first college or university and bachelor of science degree in engineering from the University of Minnesota. The University of Minnesota has terminated this agreement with all colleges and universities, but has agreed to honor any students that have started the program before the agreement expired. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 9 of 30 This means that Bethel and Northwestern will need to have their own junior and senior level engineering programs established by the Fall of 2018. The President of Northwestern stated that the university will need to find a temporary facility by May of 2018 and a permanent facility to house the engineering program by the Fall of 2019. Increasing Student Enrollment through Technology and Graduate Programs Bethel has a total of 4,674 students, of which 1,688 are graduate level. Northwestern has a total 3,231 students, of which 213 are graduate level. Bethel plans on increasing the Adult Undergraduate and Graduate program enrollment to 4,000 students. Bethel anticipates that at least 50% of these students will be enrolled entirely online. Northwestern plans on growing their total enrollment to 7,000 students while they have room for only about 2,500 full time traditional students on campus. Both universities plan on adding enrollment through increasing the number of programs that they offer. These new programs are expected to include a significant amount of online instruction. In addition to the mathematics, science, and engineering courses, Bethel plans on adding physical therapy, occupational therapy, athletic training and doctorate of nursing programs at the Anderson Center within the next five years. Northwestern plans on adding bachelor of science in data analytics, master of biology, master of data analytics, master of nursing, engineering, physical therapy, occupational therapy, physician’s assistant and nurse practitioner programs and hopes to eventually have a medical college. Northwestern does not currently have facilities or enough space to accommodate all these new programs on their campus. CURRENT STUDENT POPULATION BETHEL UNIVERSITY UNIVERSITY OF NORTHWESTERN POST SECONDARY 101 1,290 TRADITIONAL UNDERGRADUATE 2,468 1,556 ADULT UNDERGRADUATE 417 172 GRADUATE 1,153 213 SEMINARY 535 N/A TOTAL 4,674 3,231 Due to the desire of both universities to grow their programs and enrollment, and the cost savings from converting existing building into higher education facilities, Arden Hills should continue to expect requests from both Bethel and Northwestern to expand their facilities into the existing business and industrial zones. It is the purpose of this study to determine the cost benefits of allowing additional areas of higher education uses as opposed to commercial and industrial uses. The next section of this report analyzes how other communities regulate higher education uses. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 10 of 30 HIGHER EDUCATION ZONING IN OTHER COMMUNITIES The cities included in this evaluation are as follows: • Minneapolis • St. Paul • Bloomington • Roseville • Shoreview • New Brighton • Mounds View • White Bear Lake • Brooklyn Park • Inver Grove Heights • Rosemount • Eden Prairie • Anoka • Coon Rapids • St. Cloud • Mankato • St. Peter • New Ulm • Northfield • Winona Within each City, each zoning district was reviewed to determine where higher education uses are a permitted or conditional use. From there, the specific districts were generalized (commercial, industrial, residential, etc.) to allow for comparison across cities. The spreadsheet of this comparison is provided in Appendix D. This evaluation revealed that there is no apparent pattern regarding how cities in Minnesota allow for higher education uses. However, several cities separate higher education uses out into two categories: college or university, campus; and college or university, office-based. This is beneficial to these cities because the intensity of use between these two categories can be vastly different. Colleges with campuses often include students living on campuses in residence halls, athletic facilities for sport, theatres for performing arts and cafeterias or other types of food service in addition to their classrooms, laboratories, libraries and other educational spaces. College campuses are often lively places 24 hours a day, 7 days a week. In comparison, traditional colleges are opening office-based colleges that have been dominated by the Globe or Rasmussen Business Colleges in the past. The University of St. Thomas campus in Downtown Minneapolis and the Hamline University facility in the West End of St. Louis Park are two examples of traditional colleges that have office-based campuses away from their main campuses. These office-based campuses are often occupied by graduate students or adults participating in continuing education courses and the activity at them is often limited to weeknights or Saturdays. In concerning this two-type higher education regulation, the office-based definition should include language that the office building be used, constructed and operated similar to other office buildings. This is meant to allow classrooms with lab courses such as biology or medical that may draw blood but which would not require special air handling HVAC equipment, the storage of large volumes of chemicals or generating hazardous wastes that can be common with hard science labs for chemistry or physics courses. The final step in evaluating higher education in other communities was to look at specific institutions of higher education and evaluate whether or not they are located in a district where higher education is a permitted or conditional use. The spreadsheet of this evaluation is provided in Appendix E. Of the 38 institutions evaluated, seven of them were located in a zoning district that does not allow for higher education uses. Of these seven, five are public colleges and universities of either the MNSCU or University of Minnesota system. MNSCU system schools Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 11 of 30 are regulated by the state and the University of Minnesota regulates itself, so they preempt any city zoning requirements. The remaining two non-conforming schools are private and in smaller, greater-Minnesota cities. These schools were in existence prior to current zoning standards. A question that was posed in this study was whether other communities regulate higher education uses by limiting them to a certain maximum percentage of area within a given zoning district. An evaluation of the Zoning Ordinances of various Minnesota cities revealed that none of them use this method of regulation. COLLEGE AND UNIVERSITY ENROLLMENT BY COMMUNITY All colleges and universities are facing the same circumstances regarding the future of higher education, regardless if the colleges and universities are public or private institutions. It can be expected that many of these colleges and university will be requesting additional facilities for continuing, post-secondary, STEM, and online courses. At issue is if Arden Hills is facing a unique burden compared to the other communities in which colleges and universities are located. The table below the population of the Minnesota communities with colleges and universities and the enrollment listed on those college and university websites. City Residents Student Enrollment Resident to Enrollment Ratio Arden Hills 9,652 9,487 1.02 : 1 Winona 27,437 12,539 2.18 : 1 Mankato 40,557 15,612 2.60 : 1 St. Cloud 66,298 21,461 3.09 : 1 Northfield 20,309 5,193 3.91 : 1 St. Peter 11,492 2,386 4.82 : 1 Brooklyn Park 78,195 16,153 4.84 : 1 Rosemount 22,741 4,431 5.13 : 1 Coon Rapids 61,946 12,000 5.16 : 1 Minneapolis 399,950 69,030 5.79 : 1 Inver Grove Heights 34,417 5,650 6.09 : 1 Bloomington 85,826 10,387 8.60 : 1 St. Paul 295,043 31,433 9.39 : 1 Eden Prairie 62,626 5,498 11.39 : 1 New Ulm 13,287 775 17.14 : 1 Anoka 17,244 229 75.30 : 1 This table shows that Arden Hills is unique compared to the other Minnesota communities. The number of residents within Arden Hills is almost equal to the enrollment at Bethel University and the University of Northwestern. The next closest ratio is Winona with a little more than two residents per enrolled student and Mankato with more than two and one half residents per student enrolled. If Bethel University and the University of Northwestern achieve their goals for Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 12 of 30 increasing their enrollment, then the current Arden Hills population would be exceeded by more than 4,000 students creating a ratio of about 1:1.4. If Rice Creek Commons were development concurrent with universities’ growth goals, a 1:1 ratio would be maintained. Due to the small ratio of residents to student enrollment, the enrollment growth planned by of Bethel University and University of Northwestern will have a larger impact on the mix of community elements than the other Minnesota communities. EMPLOYMENT USES OF COMMERCIAL AND INDUSTRIAL DISTRICTS For the purposes of this study, all applicable land uses within Arden Hills were assigned a North American Industry Classification System (NAICS) code. The NAICS is used by businesses and governments throughout North America, and is also used for industry information in the United States Census. It is being used within this study so that the land uses within various districts correlate and can be evaluated in the same manner as employment and income by industry. The following discussion will center on the two tables below. The first table is an evaluation of the purpose statements for each individual district. The statements were grouped by topic to show the intended purpose or areas of emphasis of each zoning district. The complete list of each zoning district’s purpose statements is provided in Appendix F. The second table shows which industries (based on NAICS code) are currently allowed in each zoning district. The table breaks down whether the uses are permitted, accessory, conditional, conditional accessory or allowed by Planned Unit Development. The complete list of uses allowed in each zoning district is provided in Attachment G. To evaluate these tables, we have grouped two or three zoning districts together based on overall similarity. This grouping is continued throughout the remaining portions of this study. The discussion will focus on the similarities and differences of each district’s purpose statements and allowed uses. Group 1: Neighborhood Business (NB) & Limited Business (B-1) Purpose Topics: • Residential Transition: Both of these districts discuss residential transition in their purpose statements. Some characteristics of this purpose include: to be located at the edge of residential neighborhoods, to provide goods and services to adjacent residents, and to limit the type, size and intensity of use, so as not to be disruptive to residents nearby. • Pedestrian, Bicycle & Public Transport: This topic is discussed in the purpose statement for NB, but not B-1. Goals include making access safe and convenient to pedestrians and bicyclists, to have connected sidewalks, and access to public transportation. • Sense of Place: Again, this topic is included in the purpose statement for NB, but not B-1. The statement discusses having a public commons so people have a place to gather, as well as to comply with the City’s gateway requirements. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 13 of 30 Uses Allowed: The uses allowed in the NB and B-1 districts are generally very similar. There are ten industries that are allowed in both districts and only three industry codes that are allowed, in some form, in B-1 but not in NB. These industries include: Transportation and Warehousing; Educational Services; and Arts, Entertainment and Recreation. These three industries typically require larger development areas that would not necessarily fit well within a more residential setting. Group 2: General Business (B-2), Service Business (B-3) and Retail Center District (B-4) Purpose Topics: • Mixed Use District: Of the three districts, only B-2 has encouraging mixed use development where people can live, work and play as a purpose. • Pedestrian, Bicycle & Public Transport: Again, only B-2 has this emphasized in its purpose statement. • Sense of Place: A place to gather and socialize is in the purpose statement of only the B-2 district. • Architectural/Identity Elements: All three districts have this topic in their respective purpose statements. This shows that all districts are meant to be visually attractive, and in some cases, have a distinctive look. • Nuisances/Traffic: Again, all three districts include language in their purpose statements regarding preventing nuisances to neighboring properties and minimizing traffic. • Implementation of City Plans: The City has adopted a guiding plan for the B-2 district, and one of the purposes of the district is to implement that plan. The B-3 and B-4 districts do not have guiding plans. • Flexibility in Land Uses & Site Development Standards: The B-3 district promotes more flexibility in these areas than in other districts in order to achieve the ultimate goals of the district. • Grouping/Critical Mass: All three of these districts emphasize the importance of grouping similar and mutually supportive businesses together. • Business Prosperity: This topic is in the purpose statements of the B-3 and B-4 districts. • Redevelopment: Redevelopment is stated as a priority within the B-3 and B-4 districts. It discusses allowing transitional reuse of buildings until they can be redeveloped and prohibiting uses that would impede redevelopment. • Surrounding Communities: Allowing for uses that serve not only residents, but surrounding communities is a priority in the B-4 district. • Serving the Community and Motorists: Maintaining an adequate supply of different businesses to serve residents, and having businesses with easy access to arterial streets and highways is emphasized in the B-3 district. Uses Allowed: These three districts have fourteen industries that are allowed in all of them. The only industry that is not universally allowed is Real Estate and Rental Leasing, which is only allowed by Conditional Use Permit in B-3. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 14 of 30 Group 3: Gateway Business (GB) and I-FLEX Purpose Topics: • Architectural/Identity Elements: This topic is present in the purpose statement for the GB district. The GB district is an entry point to the City and highly visible to motorists passing through. • Nuisances/Traffic: Both of the districts emphasize only allowing uses that will not create traffic issues on surrounding roads. • Natural Resources/Environmental Elements: A purpose of the GB district is to protect the site’s natural resources. • Implementation of City Plans: The City has adopted a Comprehensive Development Plan called the I-694/I-35W Plan that pertains to the GB area, and a purpose of the district is to implement that plan. • Flexibility in Land Uses & Site Development Standards: One purpose of the I-FLEX district is to allow flexibility in standards. This item is not present in the GB purpose statement. • Maintain Existing Character: This topic is repeated several times in the purpose statements for the I-FLEX district. The goal is to protect and enhance existing development, while also allowing for new development that fits with the existing character of the area. Uses Allowed: The uses allowed within these two districts are almost identical. The only industry that is allowed in GB and not in I-FLEX is Accommodation and Food Services. Group 4: Limited Industrial (I-1) and General Industrial (I-2) Purpose Topics: • Compatibility with Existing Development/Surrounding Uses: Both of these districts have this element in their purpose statements. This topic aims to mitigate the negative effects that can sometimes accompany industrial uses, and ensure that all the businesses in the district fit well together. • Provides an Area for Industrial Uses to Locate: o For the I-1 district, this refers to keeping the intensity of land utilization lower than in the I-2 district. o For the I-2 district, the intent is to provide an area where more intense industrial uses can locate. Uses Allowed: There are eleven industries that are permitted in both industrial districts. The only industry permitted in the I-1 district that is not permitted in the I-2 district is Arts, Entertainment and Recreation. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 15 of 30 Commercial and Industrial Zones’ Purpose Statements Table NB B-1 B-2 B-3 B-4 GB I-1 I-2 I-FLEX Residential Transition X X Mixed Use District X Pedestrian, Bicycle & Public Transport X X Sense of Place X X Architectural/Identity Elements X X X X Nuisances/Traffic X X X X X Natural Resources/Environmental Elements X Implementation of City Plans X X Flexibility in Land Uses & Site Development Standards X X Grouping/Critical Mass X X X Business Prosperity X X Compatibility with Existing Development/Surrounding Uses X X Maintain Existing Character X Redevelopment X X Provides an Area for Commercial to Locate X X X Provides an Area for Industrial to Locate X X Surrounding Communities X Serving the Community & Motorists X Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 16 of 30 Commercial and Industrial NAISC Table NAISC # NAISC Classification NB B-1 B-2 B-3 B-4 GB I-1 I-2 I-FLEX 11 Agriculture, Forestry, Fishing and Hunting 21 Mining, Quarrying, and Oil and Gas Extraction 22 Utilities P, C P, C P, C P, C P, C P, C P, C P, C P, C 23 Construction 31-33 Manufacturing C, A C, A C, A P, C P P P, C 42 Wholesale Trade 44-45 Retail Trade P A P, C P, C P, A C, A C, A C, A A 48-49 Transportation and Warehousing A A A A C P, C P, C, CA C 51 Information C, CA C, CA P, CA P, CA P, CA CA CA CA CA 52 Finance and Insurance P P P P P P P P P 53 Real Estate and Rental and Leasing C 54 Professional, Scientific, and Technical Services P, C P P, C P, C P, C P P, C P, C P 55 Management of Companies and Enterprises 56 Administrative and Support and Waste Management and Remediation Services P P, A P P P P P P P 61 Educational Services C C, D C C 62 Health Care and Social Assistance P P P, C, A CA, D P P P P P P 71 Arts, Entertainment, and Recreation P, A P, C P P P P P 72 Accommodation and Food Services C A P, C P, C P, C P, C, A C C 81 Other Services (except Public Administration) C C, A P, C, A P, C, A P, C P, A A 92 Public Administration C C C C C C C C C LEGEND: P Permitted Use; C Conditional Use; A Accessory Use; CA Conditional Accessory Use; D Planned Unit The next section evaluates the economic and employment activity that each of the NAISC industries provides, groups the industries intro three (3) categories based on their economic value to the community, and further proves why condensing the districts would allow for maximum economic utilization. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 17 of 30 ECONOMIC ACTIVITY FROM COMMERCIAL AND INDUSTRIAL USES The above table illustrates the employment and economic activity for NAISC industry sectors. Due to their building space and workplace irregularities and the context of Arden Hills, the following industries have been excluded from this analysis: Agriculture, Forestry, Fishing and Hunting; Mining, Quarrying, and Oil and Gas Extractions; Utilities; Construction; Management of Companies; and Public Administration. The Minnesota Department of Employment and Economic Development provided the average hourly wages for each of the fourteen (14) industries within the seven-county metropolitan area. Wages were then multiplied by 2,080 hours to calculate the median gross salary for a full-time employee. As the table show, the Information industry has the highest median gross salary of $131,248 and the Accommodation and Food Services industries have the lowest of $19,760. The square foot per employee figures were derived from a similar study conducted in Reno, NV by Economic and Planning Systems Inc. who used national industry averages and norms. These numbers were compared with the City of Rosemount UMore AUAR traffic study, a Kansas DOT Corridor Master Plan, the Institute of Transportation Engineers Trip Generation Manual and architectural guidelines. These studies show that office based employment fields have the least space per employee (250 square feet) while Transportation and Warehousing and Wholesale Trade have the most space per employee (1,500 square feet). The salary per 1,000 square feet for each NAISC classification were calculated by dividing 1,000 by the square foot per employee and then multiplying that number by the median gross salary. A building with an Information industry has the highest median payroll of $524,992 per 1,000 square feet while a building with Accommodation and Food Services industries has the lowest Category NAISC #NAISC Classification Median Wage Median Gross Salary (full-time) Sq. Ft. Per Employee Employees Per 1,000 Sq. Ft. Salary Per 1,000 Sq. Ft. Disposable Income Per 1,000 Sq. Ft. 51 Information 63.10$ 131,248$ 250 4.00 524,992 $ 51,449$ 54 Professional, Scientific, and Technical Services 36.63$ 76,190$ 250 4.00 304,762 $ 29,867$ 52 Finance and Insurance 36.50$ 75,920$ 250 4.00 303,680 $ 29,761$ 53 Real Estate and Rental and Leasing 28.87$ 60,050$ 250 4.00 240,198 $ 23,539$ 56 Administrative and Support**18.62$ 38,730$ 250 4.00 154,918 $ 15,182$ 44-45 Retail Trade 29.35$ 61,048$ 400 2.50 152,620 $ 14,957$ 31-33 Manufacturing 55.26$ 114,941$ 1000 1.00 114,941 $ 11,264$ 62 Health Care and Social Assistance 20.54$ 42,723$ 400 2.50 106,808 $ 10,467$ 71 Arts, Entertainment, and Recreation 24.69$ 51,355$ 600 1.67 85,763$ 8,405$ 81 Other Services (except Public Administration)19.05$ 39,624$ 600 1.67 66,172$ 6,485$ 48-49 Transportation and Warehousing 44.17$ 91,874$ 1500 0.67 61,555$ 6,032$ 61 Educational Services 23.49$ 48,859$ 1000 1.00 48,859$ 4,788$ 42 Wholesale Trade 32.12$ 66,810$ 1500 0.67 44,762$ 4,387$ 72 Accommodation and Food Services 9.50$ 19,760$ 600 1.67 32,999$ 3,234$ Employment and Economic Activity - EDR11* 1 2 3 *Economic Development Region 11 - 7 County Metro **Includes waste management and Remediation Services Sources: MNDEED 2015 & 2016, Institute of Transportation Engineers 2008, Economic & Planning Systems, Inc. August 2016 Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 18 of 30 median payroll of $32,999 per 1,000 square feet. Reviewing these figures, the industries can be divided into three categories: Category 1 generating $200,000 or more of payroll per 1,000 square feet; Category 2 generating between $100,000 and $200,000 of payroll per 1,000 square feet; and Category 3 generating less than $100,000 of payroll per 1,000 square feet. Category 1 industries are technical and professional industries that normally work in an office building. Category 2 industries do not have the same level of commonality. Manufacturing has a high median income ($114,941) but has an average of 1,000 square feet per employee, four times the amount of the area for the average office employee. Health Care and Social Assistance and Retail Trade have lower median incomes ($42,723 and $61,048 respectively) but require less area per employee (400 square feet per employee). Administrative and Support is an office based industry, but its median income ($38,730) is much lower than other office based industries. Category 3 industries are either low wage industries (Arts and Entertainment; Education; or Accommodations and Food Services) or better than average wage jobs requiring a larger area per employee (Transportation and Warehousing or Wholesale Trade). The disposable income figures were calculated by multiplying the salary per 1,000 square foot column by 9.8%, which according to Business Analyst 1 is what the average household spends on food away from home, alcoholic beverages, and entertainment and recreation. The disposable income figure can show potential economic impact on the community, but employees will only spend money in Arden Hills if there are businesses to spend that money in. In other words, Category 1 industries will have their greatest impact on the local economy when there are Category 3 businesses (Arts and Entertainment and Accommodations and Food Services) for those Category 1 employees to spend their disposable income at. 1 Business Analyst is a data processing servicer that used ESRI technologies and US Census data. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 19 of 30 Economic Impact of the Business and Industrial Zones The following tables illustrate some opportunities within the Arden Hills zoning code for each of the fourteen (14) industry sectors. As stated above, the industries in Category 1 are the most valuable for a local economy in terms of salary based on building square footage. In general, if a city chooses to attract Category 1 and Category 2 industries, Category 3 industries will generally follow based on market forces. This table illustrates the permitted or conditional uses allowed within the transitional neighborhood/business zones (Neighborhood Business District and B-1 District). These zones currently permit ten (10) of the fourteen (14) industries and three (3) of the four (4) industries within Category 1. The difference in economic impact is only in the Category 3 industries which have the lowest overall impact. NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft. Information $524,992 Information $524,992 Professional, Scientific, and Technical Services $304,762 Professional, Scientific, and Technical Services $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA NA NA Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 NA NA NA NA NA NA Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 NA NA NA NA NA NA Arts, Entertainment, and Recreation $85,763 Other Services (except Public Administration)$66,172 Other Services (except Public Administration)$66,172 NA NA Educational Services $48,859 Accommodation and Food Services $32,999 NA NA 3 Transitional Neighborhood/Business Zones NB B-1Category 1 2 Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 20 of 30 This table illustrates the permitted or conditional uses allowed within the business zones (B-2 District, B-3 District, and B-4 District). These zones currently permit twelve (12) of the fourteen (14) industries and all four (4) Category 1 industries. There is one difference in the Category 1 industries (Real Estate is only allowed in the B-3 District) and no difference in Category 2 industries. All three of the districts currently support the types of Category 3 businesses where employees tend to spend disposable income. NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft.NAISC Classification Salary/1,000 Sq. Ft. Information $524,992 Information $524,992 Information $524,992 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA Real Estate and Rental and Leasing $240,198 NA NA Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 Retail Trade $152,620 Retail Trade $152,620 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 NA NA NA NA NA NA Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 Other Services (except Public Administration)$66,172 Other Services (except Public Administration)$66,172 Other Services (except Public $66,172 Educational Services $48,859 Educational Services $48,859 Educational Services $48,859 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 3 Business Zones B-2 B-3 B-4 Category 1 2 Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 21 of 30 This table illustrates the permitted or conditional uses allowed within the industrial zones (Gateway Business District, I-1 District, I-2 District, and I-Flex District). These zones currently permit ten (10) of the fourteen (14) industries and two (2) of the four (4) Category 1 industries. There are no differences in Category 1 business and only one difference in Category 2 industries (Retail Trade is not allowed in the I-Flex District). Spending by College Students There is an economic impact of college and university students that is not tied to employment income. Students do purchase products off-campus and within the community. A 2012 study prepared for Brown University states that the average Brown University student in 2009 spent $3,300 ($3,622 in 2015 dollars) on off-campus miscellaneous personal expenses. A 2005 survey of Central Michigan University found that students spent on average of $842 ($1,014 in 2015 dollars) on food outside of a grocery store. A 2004 study of student spending of Claremout Graduate University found that students spent an average of $660 ($822 in 2015 dollars) on dining. ESRI Business Analyst finds that the average resident in Ramsey County spends 4.7% of their income on food away from home. This results in the average professional, scientific, and technical services employee spending an average of $3,581 on food away from home. Employees within Category 1 businesses spend significantly more on food away for home than the college and university students. Both Universities provide additional economic activity within the City of Arden Hills. Both Universities are large employers, conduct improvements on their campus resulting in capital NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NAISC Classification Salary/1,000 Sq. Ft. NA NA NA NA NA NA NA NA Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Professional, Scientific, and $304,762 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 Finance and Insurance $303,680 NA NA NA NA NA NA NA NA Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Administrative and Support $154,918 Retail Trade $152,620 Retail Trade $152,620 Retail Trade $152,620 NA NA Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Health Care and Social Assistance $106,808 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Transportation and Warehousing $61,555 Arts, Entertainment, and Recreation $85,763 Arts, Entertainment, and Recreation $85,763 NA NA Arts, Entertainment, and Recreation $85,763 Other Services (except Public $66,172 NA NA NA NA NA NA NA NA NA NA NA NA NA NA Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 Accommodation and Food Services $32,999 NA NA I-1 I-2 Industrial Zones 1 2 3 I-FLEX Category GB Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 22 of 30 expenditures, and have visitors that spend locally on lodging and food. This is similar to the other large employers in town, such as Land O’Lakes and Boston Scientific, which also make improvements to their campuses resulting in capital expenditures and have visitors that spend locally on lodging and food. ANALYSIS OF COMMERCIAL AND INDUSTRIAL PARCELS AND BUILDINGS Understanding the status and characteristics of a community’s commercial and industrial properties can serve as an accurate approximation for the health of a community’s business climate. The follow tables illustrate Arden Hills’ economic development health and vitality. Land & Building Space Availability - Transitional Neighborhood/Business Zones NB B-1 Total Number of Parcels 23 9 32 Undeveloped Parcels 13 6 19 Land Total (acres) 25.7 277.7 303.4 Vacant Acres 21.3 232.9 254.2 % Available for Development 82.9% 83.8% 83.8% Median Lot Size 1.0 3.4 1.2 Largest Lot 6.8 191.3 - - Property Address 1450 Highway 96 W 3900 Bethel Dr - - Property Owner City Of Arden Hills Bethel University - - Property Tenant(s) City Of Arden Hills Bethel University - Smallest Lot 0.03 1.3 - - Property Address 3820 Cleveland Ave N 3801 Bethel Dr - - Property Owner Mickelson Holdings Llc Bethel University - - Property Tenant(s) American Family Insurance Bethel University - Building Total (sq.ft.) 47,462 242,985 290,447 Number of Vacant Buildings* 1 0 1.0 Median Building Size 2,464 48,062 7,200 Largest Building 8,908 146,862 - - Property Address 3610 Snelling Ave N 1700 Highway 96 W - - Property Owner Lindey S Inc North Heights Lutheran - - Property Tenant(s) Lindey’s Steak House North Heights Lutheran - Smallest Building 2,464 43,401 - - Property Address 3820 Cleveland Ave N 3801 Bethel Dr - - Property Owner Mickelson Holdings Llc Bethel University - - Property Tenant(s) Mickelson Rehabilitation Bethel University - * The summation of properties listed for lease and for sale. Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates. • The smallest lot in the NB district is part of a commercial condo. This condo consists of eight (8) lots ranging from 0.03 to 1.11 acres. • The transitional neighborhood/business zones have nineteen (19) undeveloped parcels, 252.4 acres of vacant land, and one (1) vacant building. The vacant B-1 land includes the northwest corner of the North Heights Lutheran Church property, which would not have Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 23 of 30 its own access and contains wetlands. the vacant NB land includes the collection of small parcels on the east side of Cleveland Avenue and south of County Road E2, which are wooded, contains wetlands and is split by a creek. The vacant NB land has little development opportunity. The majority of the vacant land in the B-1 district is a part of the Bethel University Campus or Valentine Lake and therefore is not available for development. Land & Building Space Availability - Business Zones B-2 B-3 B-4 Total Number of Parcels 33 17 9 59 Undeveloped Parcels 5 3 0 8 Land Total (acres) 100.7 44.4 21.0 166.1 Vacant Acres 24.9 4.4 0.0 29.2 % Available for Development 24.7% 10.0% 0% 17.6% Median Lot Size 1.5 1.5 2.6 1.7 Largest Lot 21.3 8.1 4.0 - - Property Address 12 Pine Tree Dr 1160 Grey Fox Rd 3757 Dunlap St N - - Property Owner Bethel University St Paul Fire And Marine Ins Co St Paul Fire And Marine Ins Co - - Property Tenant(s) Bethel University Venture Solutions Sherwin-Williams - Smallest Lot 0.2 1.0 0.9 - - Property Address 0 Pine Tree Dr 3928 Northwoods Dr 3755 Dunlap St N - - Property Owner City Of Arden Hills Group Health Plan L2 Holdings V Llc - - Property Tenant(s) City Of Arden Hills HealthPartners Pharmacy Aspect LED - Building Total (sq.ft.) 982,138 584,486 317,706 1,884,330 Number of Vacant Buildings* 7 0 0 7 Median Building Size 14,594 27,664 41,890 24,000 Largest Building 227,138 132,000 60,000 - - Property Address 2 Pine Tree Dr 1160 Grey Fox Rd 3757 Dunlap St N - - Property Owner Bethel University St Paul Fire And Marine Ins Co St Paul Fire And Marine Ins Co - - Property Tenant(s) Bethel University Venture Solutions Sherwin-Williams - Smallest Building 3,088 3,260 11,720 - - Property Address 1306 County Road E W 3751 Lexington Ave N 3755 Dunlap St N - - Property Owner T & C Land Holding Ii Llc Cs&m Arden Hills Llc L2 Holdings V Llc - - Property Tenant(s) Brausen Automotive Arby’s Aspect LED - * The summation of properties listed for lease and for sale. Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates. • The B-2 district has more parcels than any other business/industrial district in the city. It also has the largest number of vacant buildings. • The business zones have eight (8) undeveloped parcels, 29.2 acres of vacant land, and seven (7) vacant buildings. 17.6% of the land in these districts is vacant (while some of this vacant land provides parking for Flaherty’s Arden Bowl) and the high number of Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 24 of 30 vacant buildings indicates that there is an opportunity to bring in new businesses through new development and redevelopment. Land & Building Space Availability - Industrial Zones GB I-1 I-2 I-FLEX Total Number of Parcels 18 16 2 11 47 Undeveloped Parcels 8 5 1 0 14 Land Total (acres) 113.0 175.4 7.4 65.8 361.6 Vacant Acres 37.3 40.6 1.7 0.0 79.6 % Available for Development 33.0% 23.1% 23.0% 0% 22.0% Median Lot Size 5.6 3.4 3.7 5.0 5.0 Largest Lot 20.8 77.3800 5.7400 14.2200 - - Property Address 4200 Round Lake Rd 4100 Hamline Ave N 4797 Highway 10 1265 Grey Fox Rd - - Property Owner North American Land Company Cardiac Pacemakers Inc Scherer Bros Lumber Co Pharmacia Deltec Inc - - Property Tenant(s) Vacant Boston Scientific Scherer Bros Lumber Smiths Medical - Smallest Lot 0.1 0.5 1.7 0.7 - - Property Address 0 Gateway Blvd NE 1296 County Road F W 4789 Highway 10 1230 Red Fox Rd - - Property Owner Clear Channel Outdoor Inc Sba Towers Iii Llc Murlowski Properties Inc City Of Arden Hills - - Property Tenant(s) Vacant SBA Radio Tower & Station Railway City Of Arden Hills - Building Total (sq.ft.) 780,227 2,235,065 61,342 930,805 4,007,439 Number of Vacant Buildings* 2 3 0 3 8 Median Building Size 88,641 2,235,065 61,342 84,985 51,535 Largest Building 174,126 1,207,355 61,342 199,939 - - Property Address 4300 Round Lake Rd W 4100 Hamline Ave N 4797 Highway 10 1300 Red Fox Rd - - Property Owner Space Center Arden Hills Llc Cardiac Pacemakers Inc Scherer Bros Lumber Co International Paper Company - -Property Tenant(s) AER Sales Laird Plastics Boston Scientific Scherer Bros Lumber International Paper - Smallest Building 400 1,680 61,342 956 - - Property Address 1777 Gateway Blvd 1296 County Road F W 4797 Highway 10 1230 Red Fox Rd - - Property Owner Arden Towers Inc Sba Towers Iii Llc Scherer Bros Lumber Co City Of Arden Hills - -Property Tenant(s) Arden Towers SBA Radio Tower Scherer Bros Lumber City Of Arden Hills - * The summation of properties listed for lease and for sale. Sources: Ramsey County Assessor, LoopNet Real Estate Listings, WSB & Associates. • The industrial zones have fourteen (14) undeveloped parcels, 79.6 acres of undeveloped land, and eight (8) vacant buildings. 33% of the land in Gateway Business district is vacant, most of which is visible from I-694. 23% of the I-1 district is vacant, but the Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 25 of 30 majority of that land (31 acres) is where the Land O’Lakes expansion currently being constructed. The vacant parcel in the I-2 district is an abandoned railroad right-of-way with no access. Similar to the business zones, the industrial zones have an opportunity to bring in new businesses through new development and redevelopment. • The median building size is twice that of the business zones, meaning vacant buildings could be divided up to accommodate a larger number of new businesses. Available Buildings Buildings Available for Sale/Lease - Transitional Neighborhood/Business Zones Property Address Property Tax Payer Available Building Area (Sq.Ft.) NB 3130 Cleveland Ave N Msp Arden Hills Llc 7,368 B-1 - - 0 Total - - 7,368 Buildings Available for Sale/Lease - Business Zones Property Address Property Tax Payer Available Building Area (Sq.Ft.) B-2 1160 County Road E W Arden Square Llc 4,654 1200 County Road E W Lsref4 Bison Llc 4,000 1210 County Road E W Lsref4 Bison Llc 2,659 3527 Lexington Ave N Frattallone I Llc 3,916 3628 Connelly Ave Frank H Freels 9,858 6 Pine Tree Dr Lsref4 Bison Llc 5,786 8 Pine Tree Dr Lsref4 Bison Llc 2,539 B-3 - - 0 B-4 - - 0 Total - - 33,412 Buildings Available for Sale/Lease - Industrial Zones Property Address Property Tax Payer Available Building Area (Sq.Ft.) GB 4354 Round Lake Rd Ax Tc Industrial Ii Lp 7,629 4444 Round Lake Rd W W Grainger Inc 28,715 I-1 4255 Lexington Ave N Csm Corporation 12,946 4293 Lexington Ave N Csm Corporation 8,119 4295 Lexington Ave N Csm Corporation 21,774 I-2 - - 0 I-FLEX 1235 Red Fox Rd Red Fox Business Center Llc 34,915 1265 Grey Fox Rd Pharmacia Deltec Inc 166,255 1275 Red Fox Rd Et Arden Hills Llc 74,338 Total - - 354,691 • The tables above list the buildings available for sale or lease in each of the three (3) district groups. • As stated earlier, the B2 district has the largest number of available buildings. • In total, the four (4) industrial zones have the most available buildings (8) and the largest amount of available building area (354,691). Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 26 of 30 o This comes to no surprise as industrial lots and buildings are typically much larger than those allowed in business districts. Land & Building Space Availability Transitional Neighborhood/ Business Zones Business Zones Industrial Zones Total Number of Parcels 32 59 16 107 Undeveloped Parcels 19 8 5 32 Land Total (acres) 303.4 166.1 175.4 644.9 Vacant Acres 254.2 29.2 40.6 324 % Available for Development 83.8% 17.6% 23.1% 50.2% Building Total (sq.ft.) 290,447 1,884,330 4,007,439 6,182,216 Number of Vacant Buildings 1 7 8 16 Available Building Area 7,368 33,412 354,691 395,471 % Available for Re-development 2.5% 1.8% 8.9% 6.4% • In total, the City’s commercial and industrial districts have 32 undeveloped parcels, 324 acres of vacant land, and 16 vacant buildings. Just over half of the land in these districts in available for development. PROPERTY TAXES OF COMMERCIAL AND INDUSTRIAL PROPERTIES Property Building Area (Sq. Ft.) Building Value Building Value per Sq. Ft. Land Area (Sq. Ft.) Land Value Land Value per Sq. Ft. 3585 Lexington Ave. N 14,594 $1,131,200 $77.51 73,508 $1,102,300 $15.00 1160 County Rd. E 10,840 $591,700 $54.58 47,916 $383,300 $8.00 Cub- 3717 Lexington Ave. N 70,981 $3,295,900 $46.43 219,107 $2,737,100 $12.49 4001 Lexington Ave. 284,650 $9,160,700 $32.18 723,096 $4,339,300 $6.00 4300 Round Lake Rd. 174,126 $5,053,800 $29.02 551,034 $2,755,200 $5.00 Intl Paper- 1300 Red Fox Rd. 199,939 $3,214,100 $16.08 524,027 $2,934,600 $5.60 3796 Dunlap St. 46,690 $739,500 $15.84 124,582 $996,700 $8.00 Flahertys- 1273 County Rd. E 44,297 $525,200 $11.86 68,389 $547,100 $8.00 To determine the potential implications of commercial or industrial property becoming tax exempt, property tax rates and values of several commercial and industrial properties within Arden Hills were evaluated. Building values vary widely, such as a low of about $12 per square foot for Flaherty’s Arden Bowl to about $78 per square foot for Walgreens at County Road E and Lexington Avenue. The building value takes into account the condition of the building and building class, which can explain the variation. Class A office space would be expected to be valued higher than an industrial building. Overall property values are more consistent, such as Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 27 of 30 about $5 per square foot for properties within the Gateway Business district, to about $15 per square foot for the land at the Walgreen’s site. Though the variation is not as large as with building value, commercial and industrial land value per square foot does vary based on where it is located and what uses can be constructed on it. Property Total Property Value Total Property Taxes Paid in 2017 Total Arden Hills Property Taxes Paid in 2017 Property Taxes per $1,000 Value Arden Hills Property Taxes per $1,000 Value 3585 Lexington Ave. N $2,233,500 $81,348.07 $7,646.03 $36.42 $3.42 1160 County Rd. E $975,000 $34,768.00 $3,263.69 $35.66 $3.35 Cub- 3717 Lexington Ave. N $6,033,000 $221,932.00 $20,871.94 $36.79 $3.46 4001 Lexington Ave. $13,500,000 $498,236.00 $46,866.91 $36.91 $3.47 4300 Round Lake Rd. $7,809,000 $300,116.00 $27,054.83 $38.43 $3.46 Intl Paper- 1300 Red Fox Rd. $6,148,700 $226,214.00 $21,274.94 $36.79 $3.46 3796 Dunlap St. $1,736,200 $64,246.00 $6,044.11 $37.00 $3.48 Flahertys- 1273 County Rd. E $1,072,300 $39,720.00 $3,602.47 $37.04 $3.36 Despite the variation of commercial and industrial building and property values, the amount of taxes paid per $1,000 of property value is consistent at about $36.90 of total property taxes paid in 2017 per $1,000 of value and about $3.45 of property taxes paid to Arden Hills in 2017 per $1,000 of value. Regardless of the type of commercial or industrial property that would be acquired by Bethel University or the University of Northwestern, this property tax revenue would be lost. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 28 of 30 RECOMMENDATIONS 1. Higher Education Use Moratorium: Upon reviewing the Bethel University and University of Northwestern CMPs and interviews with the administrations of the Universities, the Universities are looking to expand their non-traditional student populations. Non-traditional students are students that do not live on college campuses and often are older and are employed with full-time positions. Evaluating how other communities regulate higher education uses, several of them address the traditional and non-traditional students through two different land uses: Higher Education, Campus and Higher Education, Classroom/Office. • “Higher Education, Campus” definition would describe the uses expected from a traditional four-year, undergraduate institution. • “Higher Education, Classroom/Office” use is intended for classroom space that is becoming more common for off-campus continuing or graduate level education and other higher education uses that function similarly to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects. • Higher Education, Classroom/Office Additional Conditional Use Criteria: A. No more than 25% of the total building area within the B-2 zoning district shall be occupied by Higher Education, Classroom/Office uses. B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to the B-2 district similar to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects. C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes and shall not result in any outdoor storage. • INST – Institutional Zoning District: Purpose of the INST Institutional District: A. To establish areas for the post-secondary education of general public. B. To establish areas for the training of well-educated and talented workforce. C. To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution. D. To provide the opportunity for athletic programs to be created for the post- secondary students while providing opportunities for the general public to experience these athletic programs. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 29 of 30 2. 2040 Comprehensive Plan: Evaluating the economic activity and available land and buildings in the commercial and industrial zoning districts, several issues have appeared that could have further review within the 2040 Comprehensive Plan update. These issues include: • Developable GB Properties: There is about 35 acres of land in the Gateway Business District with visibility from I-694 that is undeveloped. There are some wetlands and woodland that may influence the development, but considerate design may mitigate most impacts of development. The proper guidance and zoning of these properties should be considered within the 2040 Comprehensive Plan. • Properties and businesses within the B-4: Retail Center zoning district: There are no undeveloped parcels in the B-4 zoning district and all the buildings are occupied. The properties are not generally retail in nature and therefore do not achieve the purpose statements of the B-4 zoning district. The businesses are mostly wholesale sales, office/warehouse, light manufacturing, or repair orientated that are more typically industrial uses. The proper guidance and zoning of these properties should be considered within the 2040 Comprehensive Plan. • Undeveloped NB: Neighborhood Business zoning district properties: There are a number undeveloped NB properties on Cleveland Avenue south of County Road E-2 and the former City Hall/Public Works site south of Highway 96. The size, shape and proximity to residential uses limits the redevelopment opportunities. Many of these sites are also encumbered by wetland or transmission utility easements. The viability of these property to create retail or office uses and therefore the proper guidance and zoning of these properties should be considered within the 2040 Comprehensive Plan. • Employment zones versus consumer zones: The uses allowed in all the existing industrial zones and most of the commercial zones would allow for high economic activity uses adjacent to low economic activity uses. The uses allowed in some industrial zoning districts could be limited to create high economic activity districts and some commercial zoning districts could be limited to create consumer orientated zoning districts. This employment versus consumer activity should be considered within the 2040 Comprehensive Plan. Dr a f t 0 8 / 3 0 / 2 0 1 7 _________________________________________________________________________________________ Page 30 of 30 APPENDIXES Dr a f t 0 8 / 3 0 / 2 0 1 7 APPENDIX A Dr a f t 0 8 / 3 0 / 2 0 1 7 1 Benson Great Hall 2 Lundquist Community Life Center 3 Academic Center (AC) 4 Brushaber Commons (BC) 5 Clauson Center (CC) 6 Hagstrom Center (HC) 7 Robertson Physical Education Center (RC) 8 Heritage Residence Hall 9 Edgren Residence Hall 10 Bodien Residence Hall 11 Getsch Residence Hall 12 Sports and Recreation Center (SRC) EXISTING A Lake Valentine B Ona Orth Athletic Complex C Hargis Park D Field Sports E Royal Stadium F West Parking Lot G Heritage Hall Parking Lot H SoHo Parking Lot I East Parking Lots 13 Facilities 14 Arden Village East Townhouses 15 Nelson Residence Hall 16 Lissner Residence Hall 17 Scandia Church 18 Seminary Complex 19 Chalberg Residence Hall 20 Turnwall Residence Hall 21 Danielson Residence Hall 22 Wessman Residence Hall 23 Widen Residence Hall 24 Wingblade Residence Hall and Campus Child Development Center (CDC) 1 K 11 2 B L 12 3 C 13 D N E 6 F 26 G Q 27 8 H R 28 929 29 10 J APPENDIX B Dr a f t 0 8 / 3 0 / 2 0 1 7 PROPOSED FUTURE J Track K Multi-Purpose Turf Field L Bethel Drive Redesign M Courtyard N Parking Garage (Option 1) O Parking Garage (Option 2) P Parking Lot Q Lake Valentine Foot/Bike Path R Ring Road and Bridge 25 Wellness Center 26 Business and Economics 27 HC Expansion 28 Edgren-Bodien Connector 29 SRC Expansion 30 Nelson Residence Hall Additions 31 Science Center 32 Seminary Addition 33 Residence Hall 34 Learning Commons/Library Campus Master Plan A 21 31 22 32 M 23 33 4 14 24 34 5 O 15 P 16 26 7 17 18 I 19 30 25 20 North Dr a f t 0 8 / 3 0 / 2 0 1 7 APPENDIX C Dr a f t 0 8 / 3 0 / 2 0 1 7 Commercial Districts Industrial Districts Public/Institutional/ Educational Mixed Use /Downtown Residential Agricultural Roseville Student Housing Permitted (3/4) College (campus)Permitted (2/4)Conditional (1/1) College (office based)Permitted (3/4)Permitted (2/2)Not permitted Permitted (4/4) Shoreview Adult & continuing education and secondary level learning centers Permitted (1/4) New Brighton Vocational or trade schools, public or private Special Use (1/4) Business colleges and private trade schools Special Use (2/4) Colleges Special Use (1/4) Mounds View Educational or instructional facilities Permitted (3/4) White Bear Lake Civic/institutional & transportation uses Permitted (1/7) Trade Schools Permitted (5/7) Brooklyn Park For profit business, trade or non-academic colleges Permitted (4/5) Public or private post-secondary institutions Permitted (1/1) Inver Grove Heights Business or trade school Conditional (1/5)Conditional (1/2)Conditional (1/1) Higher education facilities Permitted (1/1) Rosemount Business, trade and vocational schools Permitted (1/3) Colleges or universities Permitted (1/1) Eden Prairie Public & private school Permitted (1/1) Anoka Trade schools, vocational schools Conditional (2/6) Universities Conditional (2/6) Trade Schools Permitted (1/3) Coon Rapids Schools & colleges Permitted (1/2)Conditional (3/4) St. Cloud Dormitory Permitted (3/5)Permitted (2/10) Vocational Training Permitted (3/5) University Permitted (1/10) Mankato Dormitories Permitted-overlay district (1/1) Universities & colleges Permitted- overlay district (1/1) St. Peter College/university facilities Conditional (3/5)Permitted (1/1)Conditional (3/5) Secondary educational facilities Conditional (1/5) Evaluation of Other Cities' Zoning Districts for Higher Education APPENDIX D Dr a f t 0 8 / 3 0 / 2 0 1 7 Commercial Districts Industrial Districts Public/Institutional/ Educational Mixed Use /Downtown Residential Agricultural New Ulm Institutions of a religious, educational, charitable or philanthropic nature Permitted (2/3)Permitted (1/4) Schools: Music, dance and business Permitted (1/3) Business, commercial, trade schools Permitted (1/3) Northfield College related offices Permitted (1/3) Dormitories/residences halls Permitted (1/3)Pre-Existing Use (1/4) Institutions of higher ed.- College, seminary or university Conditional (2/5) Permitted/Conditional (1/3)Pre-Existing Use (1/4)Permitted (1/1) Winona Trade or business schools Permitted (1/4) Dormitories, libraries, classrooms, offices, dining facilities, other public gathering facilities, stores open to the public, athletic and auditorium facilities and other college-related facilities Permitted -overlay district (1-1) Minneapolis School, vocational or business Permitted/Conditional (5/5)Permitted (3/3)Permitted (6/7) College or university Conditional (5/7) St. Paul College, university, seminary, etc.Permitted (7/7) Permitted/Conditional (3/5) Trade school, art school, dance school Permitted (7/7) Permitted/Conditional (3/5) Bloomington College or university Conditional (5/10) Permitted/Condition al (2/2)Conditional (7/9) Post-secondary institutions Conditional (1/10) Dr a f t 0 8 / 3 0 / 2 0 1 7 Name Type City Generalized Zoning District Zoning District Not Permitted/Conditional Use Minneapolis Business College For-profit Roseville Commercial Office/Business Park National American University For-profit Roseville Commercial Office/Business Park Normandale Community College Public Bloomington Residential R-1 Rassmussen For-profit Bloomington Commercial CS-1 Northwestern Health Sciences University Private Bloomington Residential R-1 North Hennepin Community College Public Brooklyn Park Public/Institutional/Educational Public Institution Hennepin Technical College Public Brooklyn Park Industrial General Industrial X Rasmussen For-profit Brooklyn Park Public/Institutional/Educational Public Institution Inver Hills Community College Public Inver Grove Heights Public/Institutional/Educational Institutional Dakota County Technical College Public Rosemount Public/Institutional/Educational Public and Institutional Hennepin Technical College Public Eden Prairie Agricultural Rural X Anoka Technical College Public Anoka Industrial Light Industrial Anoka-Ramsey Community College Public Coon Rapids Residential Low Density Residential 1 St. Cloud State University Public St. Cloud Residential Multifamily Residential St. Cloud Technical and Community College Public St. Cloud Residential Single Family Residential X Minnesota State University Mankato Public Mankato Residential Office Residential Bethany Lutheran College Private Mankato Residential Office Residential, Institutional Overlay Rasmussen For-profit Mankato Residential Office Residential Gustavus Adolphus College Private St. Peter Public/Institutional/Educational Educational/Institutional Martin Luther College Private New Ulm Residential Single Family Residential X Carleton College Private Northfield Public/Institutional/Educational College Development St. Olaf College Private Northfield Public/Institutional/Educational College Development Winona State University Public Winona Residential One to Four Family Residence, WSU Campus Overlay St. Mary's University Private Winona Residential Residential Suburban X Minnesota State College Southeast Public Winona Residential Residential Suburban, General Business University of Minnesota Public Minneapolis Various: Residential Institutional Office Residence X Industrial Light Industrial X Residential High Density Office Residence X Public/Institutional/Educational Community Activity Center X Commercial Neighborhood Commercial X Commercial Neighborhood Corridor Commercial X Augsburg Private Minneapolis Residential Institutional Office Residence Minneapolis Community and Technical College Public Minneapolis Residential Institutional Office Residence, Community Activity Center College of Art and Design Private Minneapolis Residential Institutional Office Residence Capella University For-profit Minneapolis Commercial Downtown Business Dunwoody For-profit Minneapolis Industrial Limited Industrial Art Institutes For-profit Minneapolis Commercial Downtown Service St. Thomas Private St. Paul Residential Single Family Residential St. Catherine Private St. Paul Residential Single Family Residential Macalester Private St. Paul Residential Single Family Residential Concordia Private St. Paul Residential Two Family Residential McNally Smith For-profit St. Paul Public/Institutional/Educational Capitol Area Jurisdiction X St. Paul College Public St. Paul Residential Multifamily Residential Institutions of Higher Education APPENDIX E Dr a f t 0 8 / 3 0 / 2 0 1 7 1  Purpose Statements  Residential Transition (NB & B‐1)  To be located at the edge of residential neighborhoods (NB) To provide a limited range of over‐the‐counter, convenience, retail and service uses to accommodate the needs of the adjacent residents (NB) To place limitations on the type, size and intensity of uses within this district, given its proximity to residential uses. (NB) To ensure adequate buffering is provided on these sites for the adjacent residential uses (NB) To provide a district which is related to and may reasonably adjoin high density or other residential districts (B‐1) To establish a business district in which there is limited contact with the public and no exterior display or  selling of merchandise to the general public (B‐1) Mixed Use District (B‐2)  To be a place in which people can live, work and play (B‐2) Pedestrian, Bicycle and Public Transport (NB & B‐2)  To place emphasis on convenience for pedestrian, bicycle and public transportation access to the use (NB) To create a compact, architecturally diverse, pedestrian‐ and bicycle‐friendly community1 with a distinct identity (B‐2) To provide a connected sidewalk system1 and places for people to gather and socialize (B‐2) Sense of Place (NB & B‐2)  To accommodate, where possible, a public commons giving residents a place to gather and interact with one another (NB) To require, where applicable, compliance with the City’s gateway requirements (NB) To provide a connected sidewalk system and places for people to gather and socialize1 (B‐2) Architectural/Identity Elements (B‐2, B‐3, B‐4 & GB)  To create a compact, architecturally diverse, pedestrian‐ and bicycle‐friendly community with a distinct identity1 (B‐2) To implement design standards to promote an attractive environment with lasting and sustainable value (B‐2) To establish a high standard of development and design that produces a positive visual image1 and minimizes the effects of traffic congestion, noise, odor and glare (B‐3) 1Bold denotes that the statement is repeated under two topics. The bolded text is the portion of the statement  that applies to the topic above.  APPENDIX F Dr a f t 0 8 / 3 0 / 2 0 1 7 2     To produce a positive visual image by establishing a high standard of design and development  (B‐4)   To allow only development that will create an attractive environment and a positive image for  this site, which is one of the most visible in the community and represents the City’s last major  development site (GB)   To promote high quality, unified, large‐scale development in a manner similar to a planned unit  development (GB)    Nuisances/Traffic (B‐2, B‐3, B‐4, GB & I‐FLEX)   To minimize the effects of traffic congestion, noise, odor, glare and similar safety problems (B‐2)   To establish a high standard of development and design that produces a positive visual image  and minimizes the effects of traffic congestion, noise, odor and glare1 (B‐3)   To ensure acceptable traffic operations on local streets (B‐3)   To alleviate potential traffic congestion on local streets by the design of the circulation pattern  and arrangement of uses (B‐4)    To allow development that will ensure reasonable traffic operation on the internal and  surrounding transportation systems (GB)   To permit only those uses that will have traffic generation characteristics that are compatible  with existing development in the district and that will ensure reasonable traffic operation on  streets in the vicinity (I‐FLEX)  Natural Resources/Environmental Elements (GB)   To protect the site’s natural resources (GB)  Implementation of City Plans (B‐2 & GB)   To implement the plan known as the “Guiding Plan for the B‐2 District,” which was adopted by  the City Council on October 27, 2008 (B‐2)   To implement that part of Arden Hills Comprehensive Development Plan known as the I‐694/I‐ 35W Plan (GB)   To take full advantage of the site’s location as documented and described in the NE I‐694/I‐35W  Plan (GB)    To promote flexibility in land uses and development standards to achieve the objectives of the I‐ 694/I‐35W Plan (GB)  Flexibility in Land Uses and Site Development Standards (B‐3 & I‐FLEX)   To promote flexibility in land uses and site development standards to achieve the purposes of  the district (B‐3)   To promote flexibility in land uses and site development standards to achieve the objectives of  the I‐FLEX District (I‐FLEX)  Dr a f t 0 8 / 3 0 / 2 0 1 7 3    Grouping/Critical Mass (B‐2, B‐3 & B‐4)   To group compatible retail and service business uses that tend to draw trade that is naturally  interchangeable and promotes business prosperity (B‐2)   To encourage grouping of compatible and mutually supportive business uses and services (B‐3)   To provide an integrated retail trade center that groups compatible retail uses in one or more  multiple‐occupancy buildings. Free standing, single‐occupancy buildings will be allowed if  planned and constructed as part of a unified development that contains a retail center or is  developed after such a retail center is developed (B‐4)   To encourage grouping of uses that are mutually supportive and have similar requirements for  vehicular and pedestrian accessibility and exposure (B‐4)  Business Prosperity (B‐3 & B‐4)   To promote business prosperity (B‐3)  To promote business prosperity by creating an attractive and functional retail center (B‐4)Compatibility  with Existing Development/Surrounding Uses (I‐1 & I‐2)   To allow only those types and intensities of industrial uses that do not detract from the  surrounding area (I‐1)   To present the least deleterious effect to adjacent, less intensive land uses (I‐2)  Maintain Existing Character (I‐FLEX)   To preserve, protect, enhance and perpetuate existing development in the district (I‐FLEX)   To attract new development that is compatible with existing development in the district in  terms of use, performance, character, quality and appearance of buildings and sites (I‐FLEX)   To encourage new site development that will be compatible with existing site development  standards of existing development in the district (I‐FLEX)   Redevelopment (B‐3 & B‐4)   To allow a transitional reuse of existing buildings until market conditions warrant  redevelopment (B‐3)   To enhance redevelopment potential by prohibiting uses that would impede redevelopment (B‐ 3)   To allow transitional uses that will allow an orderly phasing out of existing uses and  development that are not appropriate in a contemporary retail center and a phasing in of uses  and development as warranted by market conditions (B‐4)  Provides an Area for Commercial (office, retail) to Locate (B‐1, B‐2 & B‐3)   To establish areas for the location and development of administrative office buildings and  related office uses which are subject to more restrictive controls (B‐1)   Dr a f t 0 8 / 3 0 / 2 0 1 7 4     To provide an adequate supply of businesses and professional service areas to meet the needs  of the residents (B‐2)To provide locations for uses that may be incompatible with retail centers,  thereby keeping the retail centers compact and convenient (B‐3)  Provides an Area for Industrial to Locate (I‐1 & I‐2)   To maintain performance standards to keep the intensity of land utilization lower than in the  general Industrial District (I‐1)   To provide an area where more intensive light industrial land uses may locate (I‐2)   Surrounding Communities (B‐4)To meet retail shopping needs of the surrounding community by  providing a district that will accommodate a wide range of retail goods and services (B‐4)   Serving the Community and Motorists (B‐3)   To accommodate an adequate supply of businesses and services that serve the community and  motorists traveling through the community with a broad range of services and goods (B‐3)   To keep services in close proximity to arterial streets or highways in areas that are appropriately  designated on the Comprehensive Plan (B‐3)     Dr a f t 0 8 / 3 0 / 2 0 1 7 NA I S C  Cl a s s i f i c a t i o n S a l a r y / 1 , 0 0 0  Sq .  Ft . N A I S C  Cl a s s i f i c a t i o n S a l a r y / 1 , 0 0 0  Sq .  Ft . N A I S C  Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0   Sq .  Ft . NA I S C  Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0   Sq .  Ft . NA I S C  Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0   Sq .  Ft . NA I S C  Cl a s s i f i c a t i o n Sa l a r y / 1 , 0 0 0   Sq .  Ft . NAISC  Classification Salary/1,000  Sq. Ft.NAISC  Classification Salary/1,000  Sq. Ft.NAISC  Classification Salary/1,000  Sq. Ft. In f o r m a t i o n $5 2 4 , 9 9 2 In f o r m a t i o n $5 2 4 , 9 9 2 In f o r m a t i o n $ 5 2 4 , 9 9 2 I n f o r m a t i o n $ 5 2 4 , 9 9 2 I n f o r m a t i o n $ 5 2 4 , 9 9 2 NA NA NA NA NA NA NA NA Pr o f e s s i o n a l ,  Sc i e n t i f i c ,   an d  Te c h n i c a l  Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l ,  Sc i e n t i f i c ,   an d  Te c h n i c a l  Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l ,  Sc i e n t i f i c ,   an d  Te c h n i c a l  Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l ,  Sc i e n t i f i c ,   an d  Te c h n i c a l  Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l ,  Sc i e n t i f i c ,   an d  Te c h n i c a l  Se r v i c e s $3 0 4 , 7 6 2 Pr o f e s s i o n a l ,  Sc i e n t i f i c ,   an d  Te c h n i c a l  Se r v i c e s $3 0 4 , 7 6 2 Professional, Scientific, and  Technical  Services $304,762 Professional, Scientific, and  Technical  Services $304,762 Professional, Scientific, and  Technical  Services $304,762 Fi n a n c e  an d  In s u r a n c e $3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  an d  In s u r a n c e $ 3 0 3 , 6 8 0 F i n a n c e  and  Insurance $303,680 Finance  and  Insurance $303,680 Finance  and  Insurance $303,680 NA NA NA NA NA NA Re a l  Es t a t e  an d  Re n t a l   an d L e a s i n g $2 4 0 , 1 9 8 NA NA NA NA NA NA NA NA NA NA Ad m i n i s t r a t i v e  an d   Su p p o r t   $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e  an d   Su p p o r t   $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e  an d   Su p p o r t   $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e  an d   Su p p o r t   $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e  an d   Su p p o r t   $1 5 4 , 9 1 8 Ad m i n i s t r a t i v e  an d   Su p p o r t   $1 5 4 , 9 1 8 Administrative  and  Support  $154,918 Administrative  and  Support  $154,918 Administrative  and  Support  $154,918 Re t a i l  Tr a d e $1 5 2 , 6 2 0 NA NA Re t a i l  Tr a d e $ 1 5 2 , 6 2 0 R e t a i l  Tr a d e $ 1 5 2 , 6 2 0 R e t a i l  Tr a d e $ 1 5 2 , 6 2 0 R e t a i l  Tr a d e $ 1 5 2 , 6 2 0 R e t a i l  Trade $152,620 Retail  Trade $152,620 NA NA NA NA NA NA Ma n u f a c t u r i n g $ 1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Ma n u f a c t u r i n g $1 1 4 , 9 4 1 Manufacturing $114,941 Manufacturing $114,941 Manufacturing $114,941 He a l t h  Ca r e  an d  So c i a l   As s i s t a n c e $1 0 6 , 8 0 8 He a l t h  Ca r e  an d  So c i a l   As s i s t a n c e $1 0 6 , 8 0 8 He a l t h  Ca r e  an d  So c i a l   As s i s t a n c e $1 0 6 , 8 0 8 He a l t h  Ca r e  an d  So c i a l   As s i s t a n c e $1 0 6 , 8 0 8 He a l t h  Ca r e  an d  So c i a l   As s i s t a n c e $1 0 6 , 8 0 8 He a l t h  Ca r e  an d  So c i a l   As s i s t a n c e $1 0 6 , 8 0 8 Health  Care  and  Social  Assistance $106,808 Health  Care  and  Social  Assistance $106,808 Health  Care  and  Social  Assistance $106,808 NA NA NA NA NA NA NA NA NA NA Tr a n s p o r t a t i o n  an d   Wa r e h o u s i n g $6 1 , 5 5 5 Transportation  and  Warehousing $61,555 Transportation  and  Warehousing $61,555 Transportation  and  Warehousing $61,555 NA NA Ar t s ,  En t e r t a i n m e n t ,  an d   Re c r e a t i o n $8 5 , 7 6 3 Ar t s ,  En t e r t a i n m e n t ,  an d   Re c r e a t i o n $8 5 , 7 6 3 Ar t s ,  En t e r t a i n m e n t ,  an d   Re c r e a t i o n $8 5 , 7 6 3 Ar t s ,  En t e r t a i n m e n t ,   an d  Re c r e a t i o n $8 5 , 7 6 3 Ar t s ,  En t e r t a i n m e n t ,  an d   Re c r e a t i o n $8 5 , 7 6 3 Arts, Entertainment, and  Recreation $85,763 NA NA Arts, Entertainment, and  Recreation $85,763 Ot h e r  Se r v i c e s  (e x c e p t   Pu b l i c  Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r  Se r v i c e s  (e x c e p t   Pu b l i c  Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r  Se r v i c e s  (e x c e p t   Pu b l i c  Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r  Se r v i c e s  (e x c e p t   Pu b l i c  Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r  Se r v i c e s  (e x c e p t   Pu b l i c  Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 Ot h e r  Se r v i c e s  (e x c e p t   Pu b l i c  Ad m i n i s t r a t i o n ) $6 6 , 1 7 2 NA NA NA NA NA NA NA NA Ed u c a t i o n a l  Se r v i c e s $ 4 8 , 8 5 9 E d u c a t i o n a l  Se r v i c e s $ 4 8 , 8 5 9 E d u c a t i o n a l  Se r v i c e s $ 4 8 , 8 5 9 E d u c a t i o n a l  Se r v i c e s $ 4 8 , 8 5 9 NA NA NA NA NA NA NA NA Ac c o m m o d a t i o n  an d   Fo o d  Se r v i c e s $3 2 , 9 9 9 NA NA Ac c o m m o d a t i o n  an d   Fo o d  Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n  an d   Fo o d  Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n  an d   Fo o d  Se r v i c e s $3 2 , 9 9 9 Ac c o m m o d a t i o n  an d   Fo o d  Se r v i c e s $3 2 , 9 9 9 Accommodation  and  Food  Services $32,999 Accommodation  and  Food  Services $32,999 NA NA Bu s i n e s s  Zo n e s Industrial  Zones I ‐1I ‐2 3 Tr a n s i t i o n a l  Ne i g h b o r h o o d / B u s i n e s s  Zo n e s I ‐FLEX NB B ‐1B ‐2B ‐3 2 B ‐4G B Ca t e g o r y 1 A PPENDIX G Draft 08/30/2017 1320.05 Land Use Chart. (revised 11125113) Zoning Districts: Uses: R-1 R-2 R-3 R-4 NB B-1 B-2 B-3 B-4 CC GB 1-1 1-2 FLEX POS Antenna,Dish or Tower CA CA CA CA CA CA CA CA CA CA CA CA I CA CA CA CA Boarding house C C ! C C C m Brew pub C ` C C Business service A i P P P C P P P P Ginic,medical office P P P P P C P iij P ,. P P Club or lodge(non-profit) P P P C Club,sports&fitness A P P P C P P P Commercial recreation-indoor P P P P Daycare Facility,over 10 P P P P P P P P P Daycare,family- 10 or less A A A A A A Daycare,group farrily-14 or less CA I CA CA CA CA CA Dog kennel Dog run A A A Drive-up windows C C C A Dry cleaning&laundry,pick-up station C A A A Dry cleaning&laundry,self-service C C C NOMElaundry Dwelling: density zoning D D D D Dwelling: multiple family C C C C C C Dwelling: single-family attached C C D D Dwelling:single-farrily detached P P P P Dwelling: two-family C C P P C Dwelling:live-work unit Financial institution&service P P P P j P C P P P P Garage,truck C C - Home occupation: Class I A A A A A A Home occupation: Gass II CA CA CA CA CA C Hospital Hotel/motel C P C C C - C -- House of worship C C C j C C C C C j C C Manufactured home park C nufacturing&processing: Gass 1 A A ! A PMaP P P Manufacturing&processing: Gass II P Nicrobrewery C C C C C Nicrodistillery C C C C C Mortuary,funeral home P P C Multiple occupancy building C C C C C C C C C C Nursery C C C i C Nursing home and assisted living C C C C Em 9 186721v2 APPENDIX H Dr a f t 0 8 / 3 0 / 2 0 1 7 Zoning Districts:R-1 R-2 R-3 R-4 NBB 1 i B-2 B-3 B-4 CC GB 1-1 I-2 FLEX CD POSUses:Office p P P P P P P P ' P ` PParkFacilitiesMM-------- P Pawn shop Personal services C A P PP C I P -- A Public use C C C C C C C C C C I C C C C C C Research and development facility C P C C , C P P P P - Research animals C C C Residence Hall,dormitory C C D Residential facility,state licensed, P P serving 1-6 P P P P Residential facility,state licensed,serving 7 C C C C C C 16 Restaurant and restaurant-fast food C A P P P C P C C Retail sales&service P A P P P C A A A A School,general education C C C C C School, higher education p C C C C School,specialized education C C C - C C Service station C C C C C Storage,exterior CA Studio C C I P P P C Theater,indoor A C P C Utility distribution line p pl p p p p p p p P P }' P ; P A P Utility substation C ; C Utility transmission C C C C C C C C C C 3 C C j C C C Vehicle—motorized,leasing and rentals C Vehicle-motorized,service C C Warehousing A A A A C P P C P"=Permitted; "D"=Planned Unit, ""=Not Permitted; C"=Conditional Use Permit; "A"=Accessory; "CA"=Conditional Accessory Use Permit,"I"=Interim Use Permit 1320.06 District Requirements Chart (NEXT PAGE) (revised 11125113) 10 186721 Q Dr a f t 0 8 / 3 0 / 2 0 1 7 CD TRC-WI TRC-NR-2 TRC-FO TRC-NR-3 TRC-NR-4 R-2 R-2 R-2 R-2R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-2 R-4 I-1 R-4 B-1 B-1 B-1 B-1 B-1 B-1 B-2 B-2 B-2 B-2 B-3 B-3 B-3 B-4 G-B I-2 I-FLEX I-FLEX I-FLEX NB NB NB NB NB R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-3 R-4 RAIL RAIL RAIL RAIL I-1 I-1 R-1 B-1 NB CC CD POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS POS R-2 R-3 R-3 CC CC CD CD CD CD CD CD POS POS POS POS TRC-CC TRC-WI TRC-RMU TRC-RMU TRC-OMU TRC-FO TRC-CTRC-OS TRC-OS TRC-NR-2 TRC-NR-1 TRC-NR-1 TRC-NR-2 TRC-OS TRC-NR-3 TRC-NR-3 TRC-NR-4 TRC-TC-1TRC-TC-2 TRC-TC-3 The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information. Adopted: April 12, 1993 Printed: April 1, 2016 Zoning Map ¯0 1,750 3,500 Feet TRC CC- Campus Commercial TRC C- Civic TRC FO- Flex Office TRC RMU- Retail Mixed Use TRC NR-1- Residential TRC NR-2- Residential TRC NR-3- Residential TRC NR-4- Residential TRC OMU- Office Mixed Use TRC OS- Open Space TRC TC-1- Town Center TRC TC-2- Town Center TRC TC-3- Town Center TRC WI- Water Infrastructure R-1 - Single Family Residential District R-2 - Single & Two Family Residential District R-3 - Townhouse & Low Density Multiple Dwelling District R-4 - Multiple Dwelling District B-1 - Limited Business District B-2 - General Business District B-3 - Service Business District B-4 - Retail Center District NB - Neigborhood Business District CC - Civic Center District GB - Gateway Business I-1 - Limited Industrial District I-2 - General Industrial District I-FLEX District POS - Parks and Open Space District CD - Conservation District Railroad ROW WATER APPENDIX I Dr a f t 0 8 / 3 0 / 2 0 1 7 City of Arden Hills Chapter 13 - Zoning Code Section 1305 - Rules, Scope, Interpretation & Definitions Adopted: November 13, 2006 Page 1 of 1 Chapter 13 – Zoning Code 1305.04 Definitions. (revised 01/20/1109/25/2017)  Grading and Excavating. The act of excavation or filling or combination thereof to alter the contour of land for development purposes. (added 7/14/10)  Higher education, campus. The facilities for technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education. These facilities can include, but are not limited to, classrooms; laboratories; seminaries; dining and residence halls; athletic, wellness, and spiritual facilities; administrative offices; performance art centers; parking and transit structures; and child care facilities. (added 9/25/2017)  Higher education, classroom/office. The facilities of technical colleges, junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education that function in a similar way to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects. These facilities are limited to classrooms, laboratories integral to training necessary for completion of a degree certification, administrative offices, or similar uses. (added 9/25/2017)  Home occupation. The accessory or conditional accessory use of a residential structure for any gainful occupation or profession.  Schools, general education. Nursery, primary, elementary and secondary schools.  Schools, higher education. Junior colleges, colleges and universities approved by the Minnesota Higher Education Coordinating Board for the Minnesota Department of Education.  Schools, specialized education. Trade, vocational, business, barber, beauty, art, music, dancing, driving and other professional schools, with or without on-site housing. (revised 01/20/11) City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 1 of 7 Chapter 13 – Zoning Code Section 1320 – District Provisions 1320.02 Designation of Zoning Districts. For the purposes of this Code the City of Arden Hills is hereby divided into the following zoning districts: (updated 9/25/174/25/16) R-1 Single Family Residential District R-2 Single and Two-Family Residential District R-3 Townhouse and Low Density Multiple Dwelling District R-4 Multiple Dwelling District B-1 Limited Business District B-2 General Business District B-3 Service Business District B-4 Retail Center District NB NB District CC Civic Center District GB Gateway Business District I-1 Limited Industrial District I-2 General Industrial District I-Flex I-Flex District PUD Planned Unit Development Overlay District CD Conservation District POS Parks and Open Space District INST Institutional District 1320.03 Allowable Uses. Uses allowed in any district. Subd. 2 Conditional Uses (CS) - Those uses that are allowed only after issuance of a Conditional Use Permit as required in Section 1355. Conditional Uses may include those uses that are: A. Listed as conditional uses on the Land Use Chart (1320.05) B. Not listed on the Land Use Chart as either permitted or conditional uses, but which have been reviewed by the Planning Commission and designated by the City Council as conditional uses which are similar to those listed; C. Uses that are both accessory uses and conditional uses (CA); D. Multiple Operation Uses as defined herein, if at least one of the operations is classified as a conditional use. 1320.04 Purpose of Districts (Updated 4/25/169/25/17) Subd. 18 INST Institutional District (added 9/25/17) A. To establish areas for the post-secondary education of general public. B. To establish areas for the training of well-educated and talented workforce. City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 2 of 7 C. To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution. D. To provide the opportunity for athletic programs to be created for the post- secondary students while providing opportunities for the general public to experience these athletic programs.” City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 3 of 7 1320.05 Land Use Chart. (revised 9/25/174/25/16) CD POS INST Antenna, Dish or Tower CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA Boarding house C C C C ======C ==== Brewpub C C C Business service ========A P P P C P P P P Clinic, medical office ========P P P P P C P P P P Club or lodge (non‑profit)========P P P ==C ==== Club, sports & fitness ========A P P P C P P P Commercial recreation - indoor ========P P P ==P Daycare Facility, over 10 P P P P P P P P P Daycare, family - 10 or less A A A A A A Daycare, group family - 14 or less CA CA CA CA CA CA Dog kennel ========C C ====== Dog run A A A ============ Drive-up windows ========C C C A == Dry cleaning & laundry, pick-up station ========C A A ==A == Dry cleaning & laundry, self-service laundry C ==C C ====== Dwelling: density zoning D D D D ======== Dw elling: multiple family ====C C C C ====C C == Dwelling: single-family attached C C D D Dw elling: single‑family detached P P P P ========== Dw elling: tw o‑family C C P P C ========== Dwelling: live-work unit ========C Financial institution & service ========P P P P P C P P P P Garage, truck ================C C Higher Education, Campus C Higher Education, Classroom/Office C Home occupation: Class I A A A A A A Home occupation: Class II CA CA CA CA CA ======C ==== Hospital Hotel/motel ========C P C C C ==C House of worship C C C C C C C C C C Manufactured home park ====C ================ Manufacturing & processing: Class I A A A P P P P Manufacturing & processing: Class II ================P Microbrewery C C C C C Microdistillery C C C C C Mortuary, funeral home ========P P ==C ==== Multiple occupancy building ========C C C C C C C C C C I-2 I- FLEXUses: Zoning Districts: R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1 City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 4 of 7 Nursery C C C C ========== Nursing home and assisted living C C C C D C ======== Office ========P P P P P P P P P P Park Facilities P Pawn shop Personal services C A P P P C P A Public use C C C C C C C C C C C C C C C C Research and development facility C P C C C P P P P Research animals C C C Residence Hall, dormitory ======C C D ============== Residential facility, state licensed, serving 1-6 P P P P P P ========== Residential facility, state licensed, serving 7-16 C C C C C C Restaurant and restaurant-fast food ========C A P P P C P C C Retail sales & service ========P A P P P C A A A A School, general education C C C C ======C ==== School, higher education D ======C C ==C C ==== School, specialized education ========C C C C C ==== Service station ========C C ==C C C Storage, exterior ==================CA Studio ========C C P P P C ==== Theater, indoor ========A C P ==C ==== Utility distribution line P P P P P P P P P P P P P A P Utility substation ================C C Utility transmission C C C C C C C C C C C C C C C Vehicle – motorized, leasing and rentals ========C C ====== Vehicle - motorized, service ========C C ====== Warehousing ========A A A A C P P C INST “P” = Permitted; “D” = Planned Unit; “■” = Not Permitted; I- FLEX “C” = Conditional Use Permit; “A” = Accessory; “CA” = Conditional Accessory Use Permit, “I” = Interim Use Permit Uses: Zoning Districts: R‑1 R‑2 R‑3 R‑4 NB B‑1 B‑2 B‑3 B‑4 CC GB I‑1 I-2 CD POS 1320.06 District Requirements Chart (NEXT PAGE) (revised 9/25/20174/25/16) City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 5 of 7 R-1 R-2 R-3 R-4 NB B-1 B-2 *B-3 *B-4 CC *G-B I-1 I-2 I-FLEX CD POS INST 1. Minimum Lot Area (SF per Dwelling Unit) Single Family 14,000 11,000 11,000 11,000 ========================== Two Family 14,000 8,000 8,000 8,000 ========================== Multiple Family PUD ====5,450 3,630 ====2,178 ==================== 2. Minimum Lot Area (SF) Non-Residential Uses 14,000 11,000 11,000 11,000 13,000 13,000 13,000 13,000 ==20,000 5 AC 30,000 24,000 24,000 ====13,000 Mixed Use Project or == Multiple Occupancy Center ==========13,000 ==5 AC ==20 AC ======== Single Use Project or Free Standing Building ==========13,000 ==2 AC ==10 AC ============ 3. Minimum Lot Size (ft) Width/Depth Non-residential ========100/130 100/130 100/130 100/130 100/130 100/100 100/130 100/130 100/130 100/130 ====100/130 Single Family 95/130 85/120 85/120 85/120 ========================== Two Family 95/130 85/120 85/120 85/120 ========================== 4. Height (ft.)35 35 35 35 35 35 50 35 35 35 35 35 45 45 35 35 35 5. Floor Area Ratio (F.A.R.)0.3 0.3 0.3 0.3 0.7 0.7 0.8 0.8 0.3 0.8 ==0.6 0.8 0.8 0.3 0.3 0.7 6. Lot Covered by Structure 25%25%25%25%35%35%45%40%25%40%==30%40%40%25%25%35% 7. Min. Landscape Lot Area 65%65%65%65%35%25%20%25%25%20%35%35%25%25%65%65%25% 8. Minimum Building Setbacks (ft) Front yard 40 40 40 40 20 50 20 50 50 20 50 55 50 50 40 40 50 Rear Yard (Principle)30 30 30 30 20 20 20 20 20 20 20 20 20 20 30 30 20 Rear Yard (Accessory)10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 Side Yard Interior - Principal (Min/total both yards on lot)10/25 5/15 5/15 5/15 5/15 20/40 10-20 20/40 20/40 10-20 20/40 ** 20/40 20/40 20/40 10/20 10/20 20/40 Side Yard Interior - Accessory 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 Side Yard Corner 40 40 40 40 20 50 20 50 50 20 50 50 50 50 40 40 50 Other Setbacks Lakeshore - High Water Mark*** Abutting Residential Zoning District ========30 100 ==100 100 60 100 100 100 100 100 = = = = 100 20 12 ========== 9. PUD & SUP Maximum Dwelling Unit Density Per Net Acre 3 5.5 8 12 ====== ==== 20 ==== *See Sections 1320.07 – 1320.14 for further requirements. ** But in no case less than 1/2 Building Height. *** See Section 1330.03. **** Total housing units and building square footage will be determined based on the capacity of the adjacent roadways and intersections as determined by the required traffic City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 6 of 7 study and may be reduced. City of Arden Hills Chapter 13 Zoning Code Section 1320 – District Provisions Adopted: November 13, 2006 Page 7 of 7 1320.085 Special Requirements for the B-2 General Business District. The B-2 General Business District encompasses a primary gateway into the City. The aesthetic and transportation impacts from new developments and redevelopments must be evaluated to help ensure the long-term viability and success of the B-2 District. Accomplishing the purpose of the B-2 District requires particular concern for the design of buildings, site features (such as landscaping, lighting, and signage), site layout, building materials, site design, and other related design elements. To that end, new development and redevelopment shall conform to the standards in this and related zoning requirements. The “Guiding Plan for the B2 District” shall act as a guide for development but is not part of the Zoning Code. In reviewing and approving land use applications, the City Council shall make the final determination on the compatibility and consistency with all provisions in this and related sections of the Zoning Ordinance. (revised 12/3/089/25/17) Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria. In addition to meeting the requirements of Sections 1345 and 1355.04 Subd. 3, Higher Education, Classroom/Office uses shall conform to the following: A. No more than 25% of the total building area within the B-2 zoning district shall be occupied by Higher Education, Classroom/Office uses. B. Any Higher Education, Classroom/Office use shall provide benefits and have impacts to the B-2 district similar to a traditional business office use regarding traffic, trip generation, parking, hours of operation, noise, odors and other effects. C. The Higher Education, Classroom/Office use shall not generate any hazardous wastes and shall not result in any outdoor storage.” * - Almost all of our Adult Undergraduate, Graduate, and Seminary students are on campus 1 day per week or less, with an ever-increasing number of these studying entirely online. Only our Traditional Undergraduate student s are primarily “Full-Time Equivalent” in terms of having a full-time presence on campus. Matthew and Eric – Thank you again for spending time with us at Bethel on July 31. It was helpful to hear your comments, especially the context behind certain aspects of your recommendations. You suggested that Bethel provide you with corrections and written comments in response to the latest draft of the plan. The corrections and comments (below) are drafted with reference to the document titled “Commercial, Industrial, and Higher Education Study,” with a watermark on each page that reads “Draft 07/26/2017.” Corrections / suggested edits and comments:  Page 3: On the bottom of the page (Executive Summary section), your final bullet point correctly states that “both Universities expect a majority of student enrollment growth will be through continuing education programs for working professionals … Many of these programs will include significant online course work with physical classroom attendance of once a week or less.” We suggest you add “or entirely online” to the very end of this statement, as, indeed, many of Bethel’s programs are now, and will increasingly be, offered entirely online. This is an especially important point as the City considers the space and traffic implications of our enrollment growth. Online enrollment will not increase physical traffic or the space needs of the University.  Page 9: Here are corrected, fall 2016, enrollment numbers for Bethel: Post-Secondary 101 Traditional Undergraduate 2468 Adult Undergraduate* 417 Graduate* 1153 Seminary* 535 (with 173 of these at our campus in San Diego) Total 4674  Page 9: The text that corresponds to the corrected table will need to be adjusted accordingly. It should now read “Bethel has a total of 4,674 students, of which 1,688 are graduate level.” [Note, our seminary students are also graduate students.] Later in the same paragraph, it should now read, “Bethel plans on increasing its Adult Undergraduate and Graduate program enrollment to 4,000 students. Bethel anticipates that at least 50% of these students will be enrolled entirely online.”  The value of higher education: Throughout the document, a mostly negative light is cast upon the “economic value” that higher education brings to a city. Little to no mention is made of the role we play as good neighbors or partners with cities and their residents. In Bethel’s case, we are grateful for the many years of good relationship we have enjoyed with Arden Hills and its residents. Many Arden Hills residents include our 3900 Bethel Drive campus a part of their regular running or walking route. Others enjoy use of our tennis courts and our Sports and Recreation Center. More recently, we acquired the 2 Pine Tree Drive property, with its approximately 50 university-campus-like acres that include walking trails. City residents – from before Bethel’s acquisition of the property and continuing now – routinely walk those trails for recreation. We hope this will continue for years to come. In addition, we are contributing $800,000 over eight years to help the city build a trail that will run along Old Snelling to connect the city’s trails that are north and west of our 3900 campus property with County Road E. Bethel has been a good neighbor to the Arden Hills Community for over 50 years. We have every intention of continuing to be very good neighbors for decades to come. We would welcome some mention or acknowledgement of this longstanding positive relationship in the report.  We also believe a few economic specifics should be added to the report to more accurately reflect the monetary impact of higher education: o Attached you will find a report titled “Local Economic Activities of Minnesota’s Private Colleges.” This report can be found on the Minnesota Private College Council (MPCC) website (www.mnprivatecolleges.org). Here are a few highlights from that report, with corresponding Bethel University figures for FY16:  “Collective spending on capital construction expenditures … were $76 million.” – in FY16, Bethel invested $9.2 million in capital construction.  “Minnesota’s Private Colleges were the 13th largest employer in the state, with a combined 14,021 employees.” – in FY16, Bethel employed 1,155 workers.  “In fiscal year 2016, total institutional expenditures increased 3.5% to more [than] $1.54 billion [from FY14].” – Bethel’s expenditures in FY16 totaled $109M.  We encourage you to review the entire report for a more complete presentation of the economic benefit we believe Bethel, and all Minnesota private colleges and universities, add to the state and to the municipalities within which we reside. o The current report cites a research study of “The Impact of Student and Visitor Spending” by Brown University. The item highlighted from that study shows that students living on campus spend approximately $3,300 per year off-campus. However, that same research report includes some additional items worth noting:  Students that live off campus spend approximately $11,400 per year off- campus. Bethel has hundreds of full-time, traditional undergraduate students living off campus each year. In the fall of 2016, we had approximately 900 students living off-campus. Using the Brown study formula, that means Bethel’s off campus undergraduates contribute over $10 million to the local economy.  At the end of the study, Brown University estimates that “local spending by out- of-town visitors totaled approximately $15.2 million in fiscal year 2011. This spending directly supported 218 FTE jobs in Rhode Island; and an additional 64 FTE jobs and $8.4 million in economic output through the multiplier effect.” A very similar dynamic exists for Minnesota and Arden Hills thanks to Bethel. We estimate that approximately 55,000 guests visit our campus annually. This includes everything from attending concerts, theatre productions, and sporting events to major events like move-in week, commencement activities, and our Festival of Christmas concerts. Local restaurants, retailers, and convenience stores are the direct beneficiaries of these campus visitors. Area hotels are filled with guests coming to the area for Bethel-related events and activities. These are meaningful economic factors we believe should be incorporated into your report.  Bethel also makes its campus available for others to use. For example, several area high schools and smaller colleges hold their commencement exercises at Bethel. This drives significant, additional visitors to Arden Hills, including many overnight guests (extended family members) who are coming to attend these activities on our campus.  From the Roseville (MN) Visitors Association, we received the following:  “Our estimated economic impact formula we use for visitor spending is $150 per person per day.” Bethel brings a large number of overnight visitors to the area during fall move-in and spring commencement activities in particular, and scattered throughout the year based on various activities held on campus (e.g., football games, Festival of Christmas concerts).  “Studies have shown that tourism saves home owners an average of $1,192 in property taxes.” Based on the sheer volume of public and private events on our campus, Bethel is undoubtedly the single largest generator of visitors/tourism to the Arden Hills community. o Comments on the specific elements of your recommendation (pages 27 and 28 of your report): NEW INST ZONE  Bethel strongly endorses the recommendation to create a new “INST” zone for the City. This study, along with your broader effort to streamline zoning for Arden Hills, provides a great opportunity to align zones with the realities of how land use has historically evolved. As we discussed on July 31, the current zoning for our 3900 Bethel Drive property does not match the characteristics of our campus, which constitutes a vast majority of the B-1 zone. Changing the 3900 Bethel Drive property to INST makes great sense.  We also propose zoning Bethel’s 2 Pine Tree Drive property as INST. By taking that forward looking action now, the following positive results are achieved:  First, similar to our 3900 Bethel Drive property, it allows matching the current use/dynamic of that property with the most appropriate zone. The 2 Pine Tree Drive property has many of the same characteristics as our 3900 Bethel drive property – it includes many acres of wooded, somewhat secluded, “campus-like” land, largely invisible to the surrounding land users. It is a very unique parcel within the B-2 district (its current zone).  Second, making this change would provide the city with adequate capacity for placing a cap on the square footage allowable for higher education usage in the B-2 district. As your report indicates, placing a 25% higher education usage cap on the B-2 district would only allow about 20,000 additional SF of higher education usage as things stand today. Converting the 2 Pine Tree property to “INST” would bring the starting percentage to 0, thus allowing reasonable higher education expansion into that zone while still providing a cap.  Finally, zoning 2 Pine Tree Drive INST is consistent with the existing CUP between Bethel and the City which already provides that over time the entire property may be used for higher education use, including “administrative offices, general and specialized classrooms, meeting rooms, common spaces and related purposes.” (See CUP, page 1, Section 1.) Accordingly, it is highly appropriate to include that parcel in the newly proposed INST zone. HIGHER ED USE  The University prefers that no cap on higher education usage be placed on the B-2 zone, unless the 2 Pine Tree property is rezoned to INST. As stated above the proposed 25% cap would virtually eliminate any future higher ed usage in the B-2 zone since the remaining 20,000 SF available is not, in our opinion, large enough to allow meaningful higher ed use. Your report indicates that you could find no example where such a percentage cap is used in other municipalities. That may well be the case since, without a compelling public purpose, imposing a cap seems arbitrary, especially when your report lists 7 properties within the zone as vacant. If a cap is imposed however, one based on acreage would be better that one based on square-footage. We suggest this approach would get more to the heart of the matter than would one based on square-footage, as a given property owner has no control as to whether other property owners will invest in capital expansion on their properties, thus causing the square-footage cap to be almost immovable. But if a property owner wishes to invest in capital expansion or improvement on property they already own an acreage-based cap would allow for this possibility.  Specific to your recommendation to create a “Higher Education, Classroom/Office” conditional use component, we are concerned that the attempt to define this use by reference to mechanical or HVAC equipment is not workable. First, it would be quite difficult to clearly define what “typical mechanical or HVAC equipment” is for a traditional office building. Office buildings vary widely, with some requiring quite sophisticated HVAC capabilities for facilities like data rooms and computer servers. Many office buildings house kitchens and cafeterias, which require unique mechanical and HVAC capabilities for these purposes. Importantly, this HVAC element strikes us as self- contradictory. On page 10 you state that the Higher Education, Classroom/Office usage is “meant to allow classrooms with lab courses such as biology or medical that may draw blood but which would not require special air handling HVAC equipment … .” Our concern is that this restriction may unintentionally lead to problems when a higher education institution seeks to create a lab or medical program that for some reason requires HVAC equipment interpreted as “special.” The vagueness of the term “special” can, we fear, lead to just about anything being declared “special” or “unique,” thus defeating your intention to accommodate the creation of biology and health science laboratory programs. Our strong preference and recommendation is to eliminate this verbiage. We suggest the language on page 10 be stated as:  “This is meant to allow classrooms with lab courses such as biology or medical but which would not require the storage of large volumes of chemicals or generate large volumes of hazardous wastes that are common for commercial/industrial chemistry labs.” Matthew and Eric, thank you again for your time and our many conversations over the past several months. We hope you have experienced the genuine desire Bethel has to continue and enhance its mutually beneficial partnership with the City. Please do not hesitate to contact us with any questions you may have about what is contained in this letter, or regarding any other matter you may wish to discuss. You may share this correspondence in total with the Planning Commission and City Council. Best regards, _____________________________ __________________________ Jay Barnes, President Joe LaLuzerne, Senior Vice President Bethel University ` Bethel University August 12, 2017 Mr. Eric Zweber, AICP Senior Planner WSB & Associates, Inc. Mr. Matthew Bachler Senior Planner City of Arden Hills Gentlemen, In my humble opinion, the City of Arden Hills was caught flat-footed by a request from the University of Northwestern to acquire the vacated space of Smiths Medical for the purpose of installing a facility to operate its “STEM” off-campus post graduate program. Because Northwestern is a tax-except enterprise under Minnesota law, this application has been viewed by the City as an ominous indicator of not only a decline in its tax base but also a decline in its already limited supply of space for desirable future commercial development. As a result, a yearlong moratorium was imposed by the City Council in order to study the issue and determine what, if any, regulations may be in order to achieve tenable guidelines that both the City and its higher education institutions can operate within and achieve their respective goals. WSB & Associates submitted the results of its Higher Education Study to the Planning Commission for review and discussion at its August 9, 2017 meeting. There were not enough Commissioners present to establish a quorum for that meeting, notwithstanding the City Council directive that the Planning Commission provide feedback and analysis. As you recall, near the conclusion of the August 9 Planning Commission meeting, I offered to provide a document with additional remarks, questions and recommendations for future consideration as you prepare for the August 21st City Council work session. Accordingly, I hereby submit the attached for review and consideration. Thanks, Jim Jim Lambeth Arden Hills Planning Commission lambeth5@msn.com (612) 735-8132 [bus/mobile] Page 1 Planning Case #17-006: Commercial, Industrial and Higher Education Study I encourage officials with the City of Arden Hills to approach this process in the spirit of collaboration with Bethel University and the University of Northwestern, and avoid creating any appearance or hint of an adversarial nature in the implementation of our new standards for off-campus higher education uses. ******************************************************************************** According to the U.S. Census Bureau, Arden Hills currently has a total area of 9.65 square miles, of which 8.59 square miles is land and 1.06 square miles is water. Only Northfield and St. Peter are smaller in area. As of the census of 2000, there were 9,652 people in Arden Hills. As of the census of 2010 there were 9,552 people, a drop of 1% over that 10 year period. However, the Census Bureau has estimated that as of June, 2017 our population was approximately 10,324, an increase of 8% from 2010. Based on the June 2017 estimate, that’s approximately 1200 people per dry land acre. Nevertheless, given that both Bethel and Northwestern plan to increase their “non- traditional” student populations by a significant amount in the future, the city of Arden Hills should provide reasonable and appropriate regulatory means to properly manage this expansion…thus the current focus on amendments to our Zoning Codes and Comprehensive Plan. Definitions  I recommend adoption of the staff suggested definition of “Higher education, campus” as shown on Page 2 of 7 of the August 9, 2017 memorandum to the Planning Commissioners.  I recommend adoption of the staff suggested definition of “Higher education, classroom/office” as shown on Page 3 of 7 of the August 9, 2017 memorandum to the Planning Commissioners. Higher Education, Classroom/Office Use  I recommend adoption of the staff prepared draft language for “1320.085 Subd. 6 Higher Education, Classroom/Office Additional Conditional Use Criteria, Items A, B and C” as shown on Page 3 of 7 of the August 9, 2017 memorandum to the Planning Commissioners Page 2 INST – Institutional Zoning District  I recommend adoption of the staff prepared draft language for “1320.04 Purpose of Districts. Subd. 20 INST Institutional District, Items A, B, C and D, plus 1320.05 Land Use Chart and 1320.06 District Provisions Chart” as shown on Pages 4 and 5 of 7 of the August 9, 2017 memorandum to the Planning Commission. COMMERCIAL, INDUSTRIAL, AND HIGHER EDUCATION STUDY  The EXECUTIVE SUMMARY regarding “The regulation of Higher Education Uses within other communities” states on Page 4 of 30 that “Across the State, higher education uses are allowed in all types of zoning districts, including residential, commercial, industrial, institutional, and agricultural zoning districts.” Therefore, I recommend that Arden Hills take an aggressive approach toward permitting higher education uses in multiple zoning districts. Doing so creates maximum opportunity and flexibility for the universities to more effectively manage their “non-traditional” student programs. Property Taxes  While the Bethel / Northwestern plans for growth (including acquisition of off- campus facilities for non-traditional student programs) are commendable and worthwhile, I am of the opinion that off-campus expansion should not occur at the expense of the City of Arden Hills. Without proper controls and standards in place to manage this projected growth, Arden Hills’ tax revenue streams risk being diminished. One way to avoid this would be to require any acquisition of off-campus property within Arden Hills occur through a lease agreement with the property owner in lieu of a purchase agreement. At this time I am uncertain as to the legality of such a statute, but I would recommend that it be given serious consideration. Arden Hills’ property tax law requires owners of real property to pay taxes on its value. The Internal Revenue Codes contain provisions dealing with property leased to a tax-exempt entity. Therefore, I recommend the City of Arden Hills investigate the scenario and include this requirement if at all possible. Page 3 These comments and recommendations are hereby submitted for your review and consideration as we move ahead with this process. Please feel free to share this information as you see fit, and if you have any questions, please let me know. Thank you for the opportunity to submit this input. Keep up the good work! Jim Jim Lambeth Arden Hills Planning Commission lambeth5@msn.com (612) 735-8132 [bus/mobile] _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 1 of 15 Requested Action Hawkeye Hotels has requested a Master and Final Planned Unit Development (PUD) for the development of a 79,241 square foot Marriot Springhill Suites hotel at 3920 Northwoods Drive. Background The property at 3920 Northwoods Drive is currently occupied by a single story, 21,111 square foot office building and a parking lot with 98 stalls. The office building is vacant and the property owner has been marketing the site for lease or sale. The site was originally developed in 1988 for an American Family Insurance Claim Center (Planning Case #88-002). There have not been any significant modifications to the site since the original development was completed. 1. Overview of Request Hawkeye Hotels has requested a Master and Final PUD in order to demolish the existing office building and redevelop the property for a Marriot Springhill Suites hotel. The hotel would be five stories and have a total of 139 rooms. The site plan indicates the hotel would be situated towards the center of the property with 143 parking stalls located around the perimeter of the hotel and site boundaries. The existing access driveway on Northwoods Drive would be shifted to the south. No additional access driveways are proposed for the development. The first floor of the hotel would be approximately 16,578 square feet in area and would include an indoor pool, fitness center, meeting room, lounge area, and 15 guest rooms. The plans for the MEMORANDUM DATE: September 6, 2017 PC Agenda Item 4.A TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner SUBECT: Planning Case #17-023 – Public Hearing Required Applicant: Hawkeye Hotels Property Location: 3920 Northwoods Drive Request: Master and Final Planned Unit Development _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 2 of 15 second to fourth floors show a floor area of approximately 15,939 square feet and 31 guest rooms per floor. The fifth floor would be 15,667 square feet and include 31 guest rooms. Marriot Springhill Suites guestrooms provide slightly more space than other chain hotels and include separate areas for sleeping, working, and relaxing, as well as an in-suite microwave and refrigerator. In total, the building would have a gross floor area of 79,241 square feet. The overall height of the building would be approximately 58 feet. The exterior of the building would be comprised of a variety of building materials, including brick, stone, transparent glass, and EIFS. A porte chochere would constructed on the south side of the hotel in front of the entrance lobby. New wall signage would be added on each side of the building, and a new monument sign is proposed at the Northwoods Drive entrance. Hawkeye Hotels expected to begin construction in late 2017 and open the hotel in 2018. The applicant has provided a project narrative (Attachment A), civil plan set (Attachment D), and architectural plan set (Attachment E). 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, 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 PUD development process is often comprised of multiple steps. The first step is the Master PUD, which is a detailed concept plan for the entire development outlining the individual phases over a period of time. A Final PUD proposal is then submitted prior to the development of each phase of the project. In this case, The Master and Final PUD are being applied for concurrently for the proposed hotel. There are no future development phases proposed at this time. 3. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North Right-of-Way (Interstate 694) Right-of-Way (Interstate 694) Right-of-Way (Interstate 694) South Mixed Business B-3 – Service Business District Vacant East Commercial B-3 – Service Business District Vacant West Mixed Business I-Flex District Office, Medical Clinic _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 3 of 15 4. Site Data: Future Land Use Plan: Mixed Business Existing Land Use: Office Zoning: B-3 – Service Business District Lot Size: 2.04 acres Topography: Level Plan Evaluation 1. Chapter 13, Zoning Code Review Section 1320 – District Provisions A. Land Use – Meets Requirements The proposed use of the property would be classified as a hotel under Section 1305.04 of the Zoning Code. Hotels are a permitted use in the B-3 District. B. Lot Size, Building Coverage, and Landscaping – Flexibility Requested The minimum lot size in the B-3 District is 13,000 square feet. The existing property is 88,876 square feet in size. No more than 40 percent of the total lot area may be covered by structures. In this case, the hotel would have a footprint of 16,578 square feet, or approximately 18.65 percent of the total area. The Zoning Code requires properties in the B-3 District to maintain a minimum landscape lot area of 25 percent. Landscaping is defined as all plantings, including trees, grass, and shrubs. The proposed plans indicate a landscapes area of 16,598 square feet, or 18.68 percent of the lot area. The applicant has requested flexibility though the PUD process for the reduced landscape lot area. C. Height – Flexibility Requested The maximum building height in the B-3 District is 35 feet. The proposed hotel would be five stories and have a height of 57 feet – 11 ½ inches at the building roof line. A parapet along the Proposed Master PUD (Sq. Ft.) Proposed Master PUD (PCT) Permitted (B-3 District) Structure Coverage 16,578 sq. ft. 18.65% Max. of 40% Landscape Coverage 16,598 sq. ft. 18.68% Min. of 25% Total Lot Area: 88,876 square feet _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 4 of 15 entire perimeter of the roof would extend 2 feet – 8 inches above the roof line. Portions of the building would have parapets extending further above the roof line between 6 feet – 8 inches and 12 feet. These parapets would provide screening for roof-mounted mechanical equipment and architectural accenting. The Zoning Code allows for parapets to extend 4 feet above a building roof and for mechanical equipment and enclosures to extend 12 feet. The applicant has requested flexibility though the PUD process for the additional building and parapet height. The application narrative notes that the property abuts Interstate 694, a stormwater pond to the northwest, and two vacant properties to the south and east. The narrative also states the building would be centered on the site to minimize impacts on adjacent properties. D. Setbacks – Meets Requirements The minimum front yard setback for principal buildings in the B-3 District is 50 feet and the rear and side yard setback is 20 feet. The proposed hotel would meet all setback requirements. Northwoods Drive (Front) East Boundary (Rear) I-694 (Side) South Boundary (Side) Northwest Boundary (Side) Proposed Setback 76 feet 71 feet 57 feet Hotel: 81 feet Porte Cochere: 49 feet 65 feet B-3 District Requirement 50 Feet 20 Feet 20 Feet 20 Feet 20 Feet E. Floor Area Ratio – Flexibility Requested The floor area ratio (FAR) is calculated by dividing the sum of a building’s floor area by the lot area. The B-3 District permits a maximum FAR of 0.8. The proposed hotel would have a gross square footage of 79,241 square feet. Given the lot area of 88,876 square feet, the proposed FAR would be 0.89. The applicant has requested flexibility though the PUD process for the increased FAR for the site. The application narrative notes that the additional floor area is needed to provide the preferred number of guestrooms for the hotel. Section 1325 – General Regulations A. Accessory Structures – Section 1325.01 – Flexibility Requested A trash enclosure is proposed at the north end of the site adjacent to Interstate 694. The enclosure would be 18 feet by 18 feet for an overall area of 324 square feet. The enclosure would be constructed of brick to match the brick used on the hotel building. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 5 of 15 The Zoning Code requires that accessory structures in the B-3 District be setback 10 feet from all property lines. The trash enclosure would be setback approximately 5 feet from the northern property line along Interstate 694. B. Landscaping and Tree Preservation – Section 1325.05 Subd. 1 and 1325.055 Minimum Caliper Inches and Tree Ratio – Flexibility Requested The Zoning Code requires a minimum number of new tree plantings based on the gross square footage of the building. The minimum caliper inch requirement is determined by dividing the gross square footage by 320. Given the proposed square footage of 79,241 square feet, 247.6 caliper inches of tree plantings would be required. Additionally, the Tree Preservation Plan indicates that 192.8 caliper inches of significant trees will be removed. The mitigation requirement for the removal is 85.7 caliper inches. Between the new tree plantings and the mitigation requirements, a total of 333.3 caliper inches are required. The Landscape Plan shows 58 new trees totaling 141 caliper inches. The following table outlines these numbers. Caliper Inches Number of Trees Required Minimum Caliper Inches 247.6 -- Proposed Significant Tree Removal 192.8 17 Mitigation Requirement 85.7 -- Total New Tree Plantings 333.3 -- Proposed Tree Plantings 141 58 The Zoning Code requires that the minimum total caliper inches include a certain percentage of trees in various size ranges based on the building height in stories. The building is five-stories in height and 20 percent of the new trees would need to be 2.0” – 3.0” in size, 50 percent 3.5” – 4.0”, and 20 percent 4.5” – 6.0”. The landscape plan indicates that 8 trees would be 2.0” in size and 50 trees would be 2.5” in size. The applicant has requested flexibility though he PUD process for a reduction in the required minimum caliper inches of new tree plantings given the limited space to install new trees. The applicant has noted that they will seek larger sized trees at the time of planting to help address the caliper inch deficiency. Trees Along Street Frontage – Meets Requirements The Zoning Code requires that a minimum of one tree be planted along the right-of-way for every 40 feet of street frontage. The property has approximately 135 feet of frontage along Northwoods Drive and four trees would be required. The landscape plan shows four existing or new tree plantings along Northwoods Drive. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 6 of 15 Perennials and Shrubberies – Meets Requirements The Zoning Code requires that at least ten percent of the total landscaped area shall be covered with perennials and/or shrubbery. The landscape lot area is 16,598 square feet and the minimum perennial or shrubbery planting area would be 1,660 square feet. The applicant has noted that the final landscape plan submitted with the building permit application will meet the ten percent requirement. This will be verified by staff at the time of building permit review. Planting Islands – Flexibility Requested At least ten percent of a parking area must be occupied by planting islands that are at least 150 square feet in size and have at least one tree. The total area of the parking lot 49,862 square feet and the proposed planting island area is 4,857 square feet, or 9.74 percent of the lot area. The planting islands meet the dimension requirements and all include at least one tree. C. Lighting – Section 1325.05 Subd. 3 – Meets Requirements A Lighting and Photometric Plan is included in Attachment D. Exterior light fixtures would include 10 parking lot lights with a mounting height of 25 feet, and 7 decorative lights around the exterior of the hotel at a mounting height of 12 feet. The proposed light fixtures would be adequately shielded to direct light only to the intended area. The porte cochere would also include light fixtures underneath the canopy that would be recessed to be screened from view. Exterior lighting for a site cannot result in cast light that exceeds a footcandle measurement of more than 1.0 on adjacent public streets. The Photometric Plan indicates that the footcandle readings on Northwoods Drive would be less than 1.0. D. Screening – Section 1325.05 Subd. 4 – Meets Requirements Screening is required for mechanical equipment located on the ground or roof so that the equipment is completely screened from view of adjacent streets. The site plan indicates a transformer would be located on the west side of the building. The landscape plan shows tree plantings in the area of the transformer location that should provide sufficient screening from Northwoods Drive. All other mechanical equipment would be located on the roof. Given the height of the building and the proposed parapets along the roof perimeter, this equipment should be adequately screened from Northwoods Drive. E. Requirements for Parking, Loading, and Circulation – Section 1325.06 Location – Flexibility Requested The Zoning Code requires off-street parking spaces to be located a minimum of 20 feet from the right-of-way of any public street. The parking lot would include 8 parking stalls located 5 feet from the Northwoods Drive right-of-way line. As a condition of approval, staff is recommending that the developer provide evergreen shrubbery plantings along this parking area to provide screening from the adjacent street. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 7 of 15 Off-street parking stalls are required to be setback a minimum of 5 feet from all side and rear property lines. Parking stalls would be setback 5 feet from the Interstate 694 right-of-way line and the southern property line. Along the eastern and northwestern property lines, parking stalls would be setback 3 feet. Flexibility is requested through the PUD process to allow for the 2 foot encroachment into the parking lot setback from these two property lines. The property to the east is currently vacant and the property to the northwest is occupied by a regional stormater retention pond. Driveway – Meets Requirements The site is currently accessed by one driveway on Northwoods Drive. The development proposal would shift this driveway to the south. No additional driveways are proposed at this time. Commercial driveways on City streets must be between 22 and 32 feet in width. The proposed driveway width would be 27 feet. Off-Street Parking Spaces Required - Flexibility Requested Parking requirements are determined by the specific types of land uses proposed for a site. Hotels are required to provide one off-street parking stall per unit, plus one stall for each employee. The Marriot hotel would have 139 units and approximately 12 employees for a total of 151 required stalls. The project proposal is for 143 parking stalls. Number of Units/ Number of Employees Required Parking Stalls Hotel Units 139 units 139 stalls Hotel Employees 12 employees 12 stalls Total Parking Stalls Required 151 stalls Proposed Parking Stalls 143 stalls The applicant has requested flexibility through the PUD for the reduction in the number of off- street parking stalls. The application narrative notes that the proposed number of stalls is consistent with industry standards. 2. B-3 District Design Standards – Section 1325.05 Subd. 8 Building Materials – Flexibility Requested The Zoning Code requires that at least 75 percent of the exterior building materials be comprised of one or any combination of the following: brick or tile masonry, stone, decorative concrete plank, or transparent glass. The first two floors of the building would largely be comprised of brick, stone, and transparent glass. The upper floors include brick, EIFS, and transparent glass. In total, brick, stone, and transparent glass would make up 56.6 percent of the façade area. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 8 of 15 Permitted trim materials include the following: metal, wood, EIFS, split faced block, and stucco. The proposed hotel would use primarily EIFS as a secondary material, with some metal paneling. EIFS is required to be located at least 12 feet above the ground line. EIFS would be restricted to the third story of the building and above. Building Design – Flexibility Requested The building design section of the B-3 District design standards includes several provisions meant to ensure that the arrangement, massing, and colors of a building work to create a high quality development that is responsive to existing development in the district. At least 50 percent of the largest building on the site is required to be constructed at the 50-foot front yard setback line. The proposed hotel would be located 76 feet from the front property line. Since the lot narrows towards Northwoods Drive, placing the building at the front setback line would not be the optimal placement for the development. Façade treatment must be carried around all sides of the building. The proposed design includes similar building materials and architectural features on the four sides of the hotel. The façades are broken up at regular intervals using articulation and variation in building materials. Multi- level buildings are required to distinguish the ground level from upper floors. The proposal would accomplish this through the use of different building materials in the first two floors compared to the upper level floors. Commercial Façade Transparency – Flexibility Requested The design standards include façade transparency requirements for commercial buildings. These standards were developed with store front retail businesses in mind, and are not necessarily appropriate for hotels. At least 50 percent of the first level building façade that fronts a public street must be transparent, and at least 20 percent of the remaining sides that are reasonably visible from the public right-of-way must include window coverage. The hotel would include more extensive window coverage on the ground floor with consistent window coverage on floors two through five. Window coverage would comprise 11 percent of the total façade area. Building Color – Meets Requirements Buildings are required to use muted exterior colors, such as brown, gray, tan, beige, or dark green, blue or red. The proposed building colors are brown, gray, tan, and dark blue. Site Furnishing and Seating Areas – Meets Requirements Site furnishings are required to be provided based on the scale of the project. The proposal includes a sun deck and a patio area for hotel guests. Landscaping is proposed adjacent to the lobby entrance. Screening – Meets Requirements The Zoning Code requires that trash equipment and containers be fully enclosed and integrated into the architecture of the building. The trash enclosure for the building would be located at the _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 9 of 15 northern corner of the property and would be constructed with brick, consistent with the materials used on the principal building. Parking – Meets Requirements The design standards discourage the placement of parking between the street right-of-way and buildings and require that no more than 50 percent of parking be located in the side yards. Of the 143 stalls, only 26 stalls would be located between the building and right-of-way. For the remaining stalls, approximately half would be located in the side yards and half in the rear yard of the property. Planting areas are required to shade parking lots and provide screening from adjacent public streets. The landscape plan shows extensive tree plantings along the perimeter and within the parking lot that will provide sufficient shading. Four trees would be located along Northwoods Drive to provide screening. Pedestrian and Bicycle Circulation – Meets Requirements Sites must be designed to accommodate the safe mobility of pedestrians and bicyclists. The site plan shows a concrete sidewalk around the entire perimeter of the hotel that will provide a safe walkway for pedestrians from the parking lot to the hotel entrance. A new sidewalk at the southwest corner of the site in the Northwoods Drive right-of-way is also shown on the site plan. There is not an existing sidewalk on Northwoods Drive that this sidewalk segment would connect to, but as private development occurs within this area the sidewalk network will be expanded to the site. Bicycle Parking – Flexibility Requested For commercial properties, one bicycle parking space is required for every 20 automobile parking spaces. In this case, 8 bicycle parking spaces are required. The site plan does not indicate any bicycle parking would be provided. Considering the proposed hotel use is not likely to generate significant demand for bicycle parking, staff is recommending as a condition of approval that four bicycle parking spaces be provided. 3. Sign Code – Chapter 12 A. Freestanding Signage – Flexibility Requested The site is located in Sign District 7. Each property is allowed one freestanding sign measuring 25 square feet in area and not exceeding 8 feet in height. Since the property has frontage on two public roadways, an additional freestanding sign with an area of 12.5 square feet is permitted. There are two existing freestanding signs on the property: one on Northwoods Drive and the second along Interstate 694. The Northwoods Drive sign is 10 square feet in size and has a height _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 10 of 15 of 5 feet – 6 inches. The Interstate 694 sign is 102 square feet in size with a height of 35 feet. This sign was approved through the Sign Standard Adjustment process in Planning Case 11-002. The applicant is proposing to remove the existing Northwoods Drive monument sign and the Interstate 694 pole sign. One new monument sign would be constructed on Northwoods Drive. This monument sign would have an area of 41 square feet and a height of 6 feet – 7 inches. Permitted (District 7) Proposed Sign Copy Area 25 sq. ft. 41 sq. ft. Height 8 ft. 6 ft. – 7 in. B. Wall Signage – Flexibility Requested Properties in Sign District 7 are permitted 45 square feet of wall signage. The applicant has proposed four wall signs for the hotel, one on each side of the building. The wall sign on the south elevation would have an area of 457 square feet. The proposed signs on the remaining three elevations would each measure approximately 114 square feet in area. The total amount of wall signage proposed is 799.3 square feet. Permitted (District 7) Proposed Sign Copy Area 45 sq. ft. 799.3 sq. ft. C. 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 or PUD process if criteria number 1 or 2 is met and the required criteria number 3 is met. The criteria are as follows: 1. There are site conditions which require a sign adjustment to allow the sign to be reasonably visible from a street immediately adjacent to the site; or, 2. The sign adjustment will allow a sign of exceptional design or a style that will enhance the area or that is more consistent with the architecture and design of the site; and, 3. The sign adjustment will not result in a sign that is inconsistent with the purpose of the zoning district in which the property is located or the current land use. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 11 of 15 In the past, the City has granted flexibility for additional freestanding and wall signage for properties with frontage on Interstate 694 given visibility challenges. Additionally, the proposed hotel would have a larger overall façade area and greater building height than other buildings in the area, supporting the need for additional wall signage. The Sign Plan included in Attachment E indicates the wall signs are designed to be proportional to the building size. 4. Stormwater Management The existing office development utilizes the pond located on the adjacent property at 3928 Northwoods Drive for stormwater drainage purposes. This pond is located on property owned by Health Partners, but it was originally designed to serve multiple properties within the area. The proposed development would continue to use the pond for stormwater drainage. The applicant has submitted a Stormwater Management Plan and is working with the City Engineer and Rice Creek Watershed District (RCWD) to ensure that pond has adequate capacity for the proposed development. The City will require a copy of the approved RCWD permit for the project before issuing any City permits. 5. Traffic Impacts Section 1325.05 Subd. 8 of the Zoning Code states that a traffic study shall be completed for all redevelopment projects in the B-3 District unless waived by the City Council. The City Council reviewed a Concept Plan for the proposed redevelopment at their Work Session meeting on June 18, 2017, and determined that a traffic study would not be required. The City Council noted that the hotel use would have a similar traffic impact to the existing office use, and that peak traffic times for the hotel would likely not coincide with peak traffic times for the other office and light industrial businesses in the area. 6. Additional Review City Engineer The City Engineer has reviewed the submitted plans and does not have any additional comments at this time. A City Grading and Erosion Control Permit will be required for this project. Building Official The City Building Official has reviewed the submitted plans and does not have any additional comments at this time. Lake Johanna Fire Department The Lake Johanna Fire Marshal has reviewed the plans and noted that the Fire Department Connection (FDC) must be located within 150 feet of a hydrant and at the front of the building or in a visible riser room. Staff has included this requirement as a condition of approval. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 12 of 15 Rice Creek Watershed District The applicant has submitted a permit application with the RCWD. The RCWD Board is expected to take action on the application at their meeting on September 27, 2017. A copy of the approved RCWD permit will be required prior to the issuance of any development permits. Findings of Fact Staff offers the following ten (10) findings of fact for consideration: 1. The property at 3920 Northwoods Drive is located in the B-3 – Service Business District. 2. The subject property is improved with a 21,111 square foot office building and 98 off- street parking stalls. The property was developed through the Site Plan Review process in 1988 (Planning Case #88-002). 3. The applicant has submitted an application for a Master and Final Planned Unit Development (PUD) to redevelop the subject property for a 79,241 square foot hotel with associated improvements. 4. The hotel land use is a permitted use in the B-3 – Service Business District. 5. The purpose of the PUD process is to achieve a higher quality, better project than would otherwise be possible if the strict application of the zoning requirements were met. 6. The proposed PUD in substantial conformance with the requirements of the City Code. 7. Where the plan is not in conformance with the City Code, flexibility has been requested by the applicant and/or conditions have been placed on an approval that would mitigate the nonconformity. 8. The proposed PUD is in conformance with the Land Use chapter of the Arden Hills 2030 Comprehensive Plan. The subject property is guided for Mixed Business. The Mixed Business land use category is applied to areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, and retail. 9. The proposed PUD is in conformance with the Economic Development and Redevelopment chapter of the Arden Hills 2030 Comprehensive Plan, which includes the goal to, “promote the development, redevelopment, and maintenance of a viable, innovative, and diverse business environment serving Arden Hills and the metropolitan area.” 10. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. Recommendation Based on the submitted plans and findings of fact, staff recommends approval of Planning Case 17-023 for a Master and Final PUD at 3920 Northwoods Drive. If the Planning Commission _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 13 of 15 votes to recommend approval of Planning Case 17-023, staff is recommending the following fourteen (14) conditions of approval: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and the City Council. 2. The Developer shall obtain the required development permits within one year of the approval date 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. A Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Agreement shall be executed prior to the issuance of a Grading and Erosion Control Permit. 4. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of public infrastructure improvements including grading, utilities, and paving, prior to the issuance of a Grading and Erosion Control Permit. The financial surety shall be in the form of a letter of credit issued by a FDIC-insured bank, and be in a form acceptable to the City. The purpose of the letter of credit is to ensure that public infrastructure improvements are completed in the event that the developer defaults on the Development Agreement. 5. The Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of public infrastructure improvements including grading, utilities, and paving, prior to the issuance of a Grading and Erosion Control Permit. The escrow will be used for City costs related to review, approval, and inspection of public infrastructure improvements or any costs incurred by the City in the event of a developer default. 6. The Developer shall submit a financial surety in the amount of 125 percent of the estimated costs of landscaping prior to the issuance of a Grading and Erosion Control Permit. The financial surety shall be in the form of a letter of credit issued by a FDIC- insured bank. The purpose of the letter of credit is to ensure that landscaping is completed in the event that the developer defaults on the Development Agreement. The City will hold the letter of credit for two years after the installation of landscaping. The letter of credit should not expire during the two-year period. 7. The Developer shall provide the City with a copy of the Rice Creek Watershed District permit for the project prior to the issuance of a Grading and Erosion Control Permit. 8. The Developer shall obtain a Right-of-Way Permit from the City for any construction work required for the development within the Northwoods Drive right-of-way. 9. Final grading, drainage, utility, and site plans shall be subject to approval by the City Engineer, Building Official, City Planner, and Fire Marshall prior to the issuance of a Grading and Erosion Control Permit or other development permits. 10. All ground and roof-mounted mechanical equipment shall be screened from ground-level view of public streets. Wood screening shall not be permitted. _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 14 of 15 11. The Developer shall provide evergreen shrubbery plantings along Northwoods Drive to screen the adjacent parking lot. 12. The Developer shall provide a minimum of four (4) bicycle parking spaces on the site. 13. The Fire Department Connection (FDC) shall be located within 150 feet of a hydrant and at the front of the building or in a visible riser room. 14. The Developer shall provide a minimum of 1,660 square feet of perennial and/or shrubbery plantings. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 17-023 for a Master and Final Planned Unit Development at 3920 Northwoods Drive, based on the findings of fact and submitted plans, as amended by the fourteen (14) conditions in the September 6, 2017, Report to the Planning Commission. 2. Recommend Approval without Conditions: Motion to recommend approval of Planning Case 17-023 for a Master and Final Planned Unit Development at 3920 Northwoods Drive, based on the findings of fact and submitted plans in the September 6, 2017, Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of Planning Case 17-023 for a Master and Final Planned Unit Development at 3920 Northwoods Drive based on the following findings of fact: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case Planning Case 17-023 for a Master and Final Planned Unit Development at 3920 Northwoods Drive for the following reasons: a specific reason and/or information request should be included with a motion to table. Notice and Public Comments Notice was published in the Arden Hills-Shoreview Bulletin on August 16, 2017. Notice was prepared by the City and mailed to property owners within 1,000 feet of the subject property. 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 August 28, 2017. Pursuant to Minnesota State Statute, the City must act on this request by October 27, 2017 (60 _____________________________________________________________________________________________ City of Arden Hills Planning Commission Meeting for September 6, 2017 P:\Planning\Planning Cases\2017\PC 17-023 - Master and Final PUD - Marriot Springhill Suites - 3920 Northwoods Drive\Memos_Reports_17-023 Page 15 of 15 days), unless the City provides the petitioner with written reasons for an additional 60 day review period. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. Attachments A. Land Use Application and Narrative B. Site and Aerial Maps C. Existing Conditions Photographs D. Civil Plan Set (Survey, Demolition Plan, Site Plan, Fire Truck Turning Movement, Grading Plan, Erosion Control Plan, Utility Plan, Landscape Plan, Lighting Plan) E. Architectural Plan Set (Building Rendering, Floor Plans, Building Elevations, Sign Plan) F. Exterior Light Specifications Arden Hills Marriott Springhill Suites Master/ Final Planned Unit Development (PUD) Applications August 7, 2017 Project Narrative Hawkeye Hotels requests favorable consideration and approval of applications for a Master Planned Unit Development and a Final Planned Unit Development for the Arden Hills Marriott Springhill Suites project at 3120 Northwoods Drive, Arden Hills, MN. The proposed hotel is a permitted use in the existing B-3 zoning. The proposed hotel will have five stories and a total of approximately 79,241 square feet, with 139 rooms on a ±2.04 acre site. The project is proposed to begin construction in 2017 and be operational in 2018. Applicant: Hawkeye Hotels, Jay Bhakta, Managing Partner, 612-310-9799 2706 James Street Coralville, IA 52241 Engineer: Sambatek, Inc. Michele Caron, PE, LEED AP, 763-746-1645 12800 Whitewater Drive Minnetonka, MN 55343 Architect: Base 4 Rob Baker, 816-210-8962 9858 Glades Road, #237 Boca Raton, FL 33434 The proposed hotel will provide much needed hotel accommodations for the businesses in the vicinity and residents of Arden Hills and surrounding cities. The property currently includes a vacant office building and parking lot. Requests for Flexibility of Code Requirements The proposed Planned Unit Development includes a number of requests for flexibility from the B-3 zoning district requirements as follows: 1. The maximum height for the zoning district is 35 feet. The tallest parapet for this project is planned to be approximately 57 feet to 58 feet high. The additional height does not negatively impact the properties in the vicinity. The property backs up on Interstate 694, abuts a stormpond on the northwest and is adjacent to vacant properties on the south and east. The building is proposed to be centered on the site which will minimize impacts to the adjacent properties. 2. Maximum Floor to Area Ratio (FAR) is 0.8. The project proposes a FAR of 0.9 which is required to provide a facility with the preferred number of rooms that will result in a successful and efficient operation. Arden Hills Marriott Springhill Suites Master PUD/ Final PUD Applications August 7, 2017 Page 2 3. Number of parking stalls required for a hotel is 1 per room (139) plus 1 per employee (12) for a total of 151 stalls required. The project proposes 143 parking spaces, which is acceptable to the hotel management and will allow appropriate operation of the facility. 4. Minimum parking lot island area is 10% of the parking area. The site plan provides ±8%, which is the result of providing the 143 parking stalls that will allow the hotel to operate appropriately and provide much needed accommodations in the area and is in the public interest. 5. Parking setback for the district is 5’. The site plan provides 5’ setback along the west, north and south property lines. The proposed setback along the northwest property line along the open space and pond is 3’. The proposed setback along the east property line is also 3’. 6. Required green space for the site is 25%. The site plan provides ±15% green space. When considering the pond property adjacent to the northwest property line, the overall green space intent of the Zoning Ordinance is provided. 7. Landscaping requirements include ±60 trees based on the caliper calculations in the code. Due to the available green space area, the site plan includes 50 trees, which is the optimum number that may be planted in a manner that is healthy for the trees. Additional shrubs may be planted in lieu of the total required trees. The developer may also plant a portion of the tree requirements on the adjacent city pond site and in the street right of way, if desired by the city. 8. Exterior Building Materials: Code requires that 75% of the exterior materials be stone, brick or glazing. Flexibility to allow a minimum 55% has been requested for this project. The current design of the project provides 57% of exterior materials that are high quality stone, brick and glazing. Site Information and Infrastructure Requirements The site has direct access to Northwoods Drive. A trip generation or traffic study is not provided for this project. The proposed use will result in peak trips that are opposite the traffic peaks of the previous office use on the property and of the adjacent office buildings and other businesses. The hotel patrons will leave the site in the AM period before the occupants of the office buildings are arriving to work; the hotel patrons will return to the hotel after the majority of the other buildings’ occupants leave the area during the PM time frames. There will also be hotel patrons who will be working in the adjacent office buildings and will walk to and from the hotel. Overall, there will be a reduction in traffic peaks due to the change to hotel use. There are no wetlands, shoreland or floodplain areas within the site. Utility services will be provided from existing water and sewer services currently providing utilities to the existing office building. Utility plans will be prepared that will meet city requirements for permit. Gas, electric and communications are also available in the vicinity. Arden Hills Marriott Springhill Suites Master PUD/ Final PUD Applications August 7, 2017 Page 3 Stormwater treatment and volume control are provided in the adjacent regional pond. The proposed stormwater management system will be submitted for permit to the Rice Creek Watershed District. The proposed system will discharge via an existing storm pipe and flared end section (FES) to the regional pond on the adjacent site, avoiding the need to disturb the pond slope with the new project construction. Included with this Application Form and Project Narrative are the following documents: 5 full size sets and 30 sets of 11” by 17” copies: Preliminary Engineering and Landscaping Plans Certified Survey (ALTA) Building Floor Plans Building Elevations Photometric Plan and Lighting Plan Signage Plan 2 copies – Preliminary Stormwater Management Report 1 jump drive with the project application documents Check for review fees 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 1,333.3 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet1,333.30666.67 Notes Enter Map Description Legend3920 Northwoods Drive City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Streets (<=16K) Other Local Road Interstate US or MN Highway Ramp County Road Local Street Local Park Road Frontage Raod Privately Maintained Pulbic Road Transit Way Alleyway Airports Parks (8-64K) State Park Regional Parks, Preserves, and Open Spaces County Park Local Parks Golf Course Special Use Facility Rec Center 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 200.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet200.00100.00 Notes Enter Map Description Legend3920 Northwoods Drive City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries Streets (<=16K) Other Local Road Interstate US or MN Highway Ramp County Road Local Street Local Park Road Frontage Raod Privately Maintained Pulbic Road Transit Way Alleyway Airports 3920 Northwoods Drive – Existing Conditions Existing office building and parking lot looking south and west Existing office building looking north and west Existing parking lot and sign looking north towards I-694 Existing pond and medical clinic on adjacent property S C A L E I N F E E T 0 6 0 3 0 P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E L C C R M B 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 1 . T h i s s u r v e y w a s p r e p a r e d u t i l i z i n g t h e F i r s t A m e r i c a n T i t l e I n s u r a n c e C o m p a n y T i t l e C o m m i t m e n t N o . N C S - 8 6 0 0 4 8 - M P L S , b e a r i n g a n e f f e c t i v e d a t e o f J u l y 1 8 , 2 0 1 7 . 2 . T h e b e a r i n g s y s t e m i s b a s e d o n t h e R a m s e y C o u n t y c o o r d i n a t e s y s t e m , N A D 8 3 ( 1 9 8 6 A d j u s t ) . W i t h a n a s s u m e d b e a r i n g o f S 8 9 ° 3 9 ' 2 7 " W f o r t h e s o u t h l i n e o f T r a c t A , R . L . S . N o . 4 8 1 . 3 . T h e v e r t i c a l d a t u m i s b a s e d o n N A V D 8 8 : B E N C H M A R K # 1 T o p n u t o f h y d r a n t E l e v . = 9 3 9 . 9 8 F e e t B E N C H M A R K # 2 T o p n u t o f h y d r a n t E l e v . = 9 4 0 . 0 3 F e e t S U R V E Y N O T E S 1 . M o n u m e n t s h a v e b e e n p l a c e d a t a l l m a j o r c o r n e r s o f t h e b o u n d a r y o f t h e p r o p e r t y u n l e s s a l r e a d y m a r k e d . 2 . T h e a d d r e s s o f t h e s u b j e c t p r o p e r t y i s 3 9 2 0 N o r t h w o o d s D r . , A r d e n H i l l s , M N . 3 . T h e s u b j e c t p r o p e r t y l i e s w i t h i n Z o n e " X " ( A r e a s d e t e r m i n e d t o b e o u t s i d e t h e 0 . 2 % a n n u a l c h a n c e f l o o d p l a i n ) p e r F E M A , F I R M M a p N o . 2 7 1 2 3 C 0 0 2 0 G d a t e d 0 6 / 0 4 / 2 0 1 0 . 4 . T h e g r o s s l a n d a r e a o f t h e s u b j e c t p r o p e r t y i s 2 . 0 4 0 A c r e s o r 8 8 , 8 7 6 S q u a r e F e e t . 5 . T h e v e r t i c a l r e l i e f i s s h o w n o n t h e g r a p h i c a l p o r t i o n o f t h e s u r v e y . C o n t o u r s s h o w n h e r e o n a r e p e r f i e l d o b s e r v a t i o n a n d g r o u n d s u r v e y p e r f o r m e d o n J u l y 2 4 , 2 0 1 7 . 7 a . T h e b u i l d i n g a n d e x t e r i o r d i m e n s i o n s o f t h e o u t s i d e w a l l a t g r o u n d l e v e l a r e s h o w n o n t h e s u r v e y , w h i c h m a y o r m a y n o t b e t h e f o u n d a t i o n w a l l . 8 . V i s i b l e s u b s t a n t i a l f e a t u r e s o b s e r v e d i n t h e p r o c e s s o f c o n d u c t i n g t h e f i e l d w o r k a r e s h o w n h e r e o n . 1 1 . A G o p h e r S t a t e O n e C a l l ( G S O C ) r e q u e s t w a s p l a c e d o n 0 7 / 1 8 / 2 0 1 7 f o r u t i l i t y l o c a t e s o n t h i s s i t e a n d a s s i g n e d G S O C T i c k e t N o . 1 7 1 9 9 2 3 0 5 . T h e s u r v e y o r m a k e s n o g u a r a n t e e s t h a t t h e u n d e r g r o u n d u t i l i t i e s s h o w n h e r e o n c o m p r i s e a l l s u c h u t i l i t i e s i n t h e a r e a , e i t h e r i n s e r v i c e o r a b a n d o n e d . U t i l i t y s u p p l i e r s o f t e n d o n o t r e s p o n d t o t h e s e r e q u e s t s i n t h e f i e l d b u t m a y p r o v i d e m a p s , p l a n s , a n d d r a w i n g s i n l i e u o f p h y s i c a l l o c a t i o n . U t i l i t y i n f o r m a t i o n s h o w n h e r e o n i s a c o m p i l a t i o n o f t h e p r o v i d e d m a p i n f o r m a t i o n a n d t h o s e v i s i b l e u t i l i t i e s a n d m a r k e d u t i l i t i e s w h i c h w e r e l o c a t e d d u r i n g t h e s u r v e y f i e l d w o r k . T h e s u r v e y o r f u r t h e r d o e s n o t w a r r a n t t h a t t h e u n d e r g r o u n d u t i l i t i e s s h o w n h e r e o n a r e i n t h e e x a c t l o c a t i o n a s i n d i c a t e d , a l t h o u g h t h e y a r e l o c a t e d a s a c c u r a t e l y a s p o s s i b l e f r o m t h e a v a i l a b l e i n f o r m a t i o n . T h e s u r v e y o r h a s n o t p h y s i c a l l y l o c a t e d t h e u n d e r g r o u n d u t i l i t i e s . P u r s u a n t t o M S 2 1 6 . D c o n t a c t G o p h e r S t a t e O n e C a l l a t ( 6 5 1 - 4 5 4 - 0 0 0 2 ) p r i o r t o a n y e x c a v a t i o n . 1 3 . T h e n a m e s o f a d j o i n i n g o w n e r s a r e s h o w n o n t h e s u r v e y a s i n d i c a t e d b y t h e R a m s e y C o u n t y G . I . S . P r o p e r t y V i e w e r w e b s i t e . 1 7 . N o c h a n g e s i n s t r e e t r i g h t o f w a y s a r e p r o p o s e d p e r C i t y o f A r d e n H i l l s . T h e r e i s n o o b s e r v a b l e e v i d e n c e o f r e c e n t s t r e e t o r s i d e w a l k c o n s t r u c t i o n r e p a i r . 1 8 . T h e r e w e r e n o w e t l a n d d e l i n e a t i o n m a r k e r s o b s e r v e d i n t h e p r o c e s s o f c o n d u c t i n g t h e f i e l d w o r k a t t h e t i m e o f t h i s s u r v e y . " T A B L E A " N O T E S S U B J E C T P R O P E R T Y T o H a w k e y e H o t e l s , I n c . , N o r t h w o o d s D r i v e , L L C , a M i n n e s o t a l i m i t e d l i a b i l i t y c o m p a n y a n d F i r s t A m e r i c a n T i t l e I n s u r a n c e C o m p a n y : T h i s i s t o c e r t i f y t h a t t h i s m a p o r p l a t a n d t h e s u r v e y o n w h i c h i t i s b a s e d w e r e m a d e i n a c c o r d a n c e w i t h t h e 2 0 1 6 M i n i m u m S t a n d a r d D e t a i l R e q u i r e m e n t s f o r A L T A / N S P S L a n d T i t l e S u r v e y s , j o i n t l y e s t a b l i s h e d a n d a d o p t e d b y A L T A a n d N S P S , a n d i n c l u d e s I t e m s 1 , 2 , 3 , 4 , 5 , 7 ( a ) 8 , 1 1 , 1 3 , 1 7 a n d 1 8 o f T a b l e A t h e r e o f . T h e f i e l d w o r k w a s c o m p l e t e d o n J u l y 2 4 , 2 0 1 7 . D a t e d t h i s 2 6 d a y o f J u l y 2 8 , 2 0 1 7 . S a m b a t e k , I n c . M a r k R . S a l o , L S M i n n e s o t a L i c e n s e N o . 4 3 9 3 3 m s a l o @ s a m b a t e k . c o m C E R T I F I C A T I O N R E S T R I C T E D A C C E S S L E G E N D F O U N D M O N U M E N T E L E C T R I C T R A N S F O R M E R E L E C T R I C P A N E L C A T C H B A S I N S T O R M M A N H O L E P O S T T E L E P H O N E P O S T R I G H T O F W A Y C O N C R E T E C U R B B I T U M I N O U S S U R F A C E W A T E R M A I N S T O R M S E W E R H Y D R A N T S A N I T A R Y M A N H O L E G A T E V A L V E T E L E P H O N E P E D E S T A L S A N I T A R Y S E R V I C E G A S S I G N S A N I T A R Y S E W E R C A B L E B O X F L A R E D E N D S E C T I O N S P O T E L E V A T I O N E L E V A T I O N C O N T O U R VICI N I T Y M A P SNELLING AVE. S I T E * D e s c r i p t i o n f r o m t i t l e c o m m i t m e n t : T r a c t A , R E G I S T E R E D L A N D S U R V E Y N O . 4 8 1 , f i l e s o f t h e R e g i s t r a r o f T i t l e s , R a m s e y C o u n t y , M i n n e s o t a . T o r r e n s P r o p e r t y - C e r t i f i c a t e o f T i t l e N o . 5 6 5 7 8 0 9 . L a c k o f a c c e s s t o I n t e r s t a t e H i g h w a y 6 9 4 a s c o n t a i n e d i n t h e f o l l o w i n g : ( a ) F i n a l C e r t i f i c a t e r e c o r d e d A p r i l 2 , 1 9 5 5 a s D o c . N o . 3 4 6 1 2 4 ; ( b ) F i n a l C e r t i f i c a t e r e c o r d e d S e p t e m b e r 1 3 , 1 9 6 3 a s D o c . N o . 4 6 1 2 0 4 ; a n d ( c ) P l a t o f N o r t h w o o d s , r e c o r d e d J u n e 5 , 1 9 8 6 a s D o c . N o . 8 0 4 1 7 2 . N O T E : T h e s n o w f e n c e e a s e m e n t s a c q u i r e d b y t h e S t a t e o f M i n n e s o t a w e r e r e l e a s e d b y t h e Q u i t C l a i m D e e d r e c o r d e d M a r c h 3 , 1 9 8 7 a s D o c . N o . 8 2 7 5 3 6 . S a i d L a c k o f A c c e s s t o 6 9 4 i s d e p i c t e d o n S u r v e y . 1 0 . U t i l i t y a n d d r a i n a g e e a s e m e n t s a s s h o w n o n t h e p l a t o f N o r t h w o o d s . T h e r e a r e n o u t i l i t y a n d d r a i n a g e e a s e m e n t s p e r s a i d p l a t t h a t a f f e c t s u b j e c t p r o p e r t y . 1 1 . T e r m s a n d c o n d i t i o n s o f t h e D e v e l o p m e n t A g r e e m e n t b e t w e e n t h e C i t y o f A r d e n H i l l s , O p u s C o r p o r a t i o n , a n d G e o r g e J . R e i l i n g a n d M a r y J a n e R e i l l n g , d a t e d M a r c h 2 6 , 1 9 8 6 , r e c o r d e d J u n e 6 , 1 9 8 6 a s D o c . N o . 8 0 4 2 7 9 . A f f e c t s s u b j e c t p r o p e r t y . T h e r e a r e n o s u r v e y r e l a t e d i t e m s t o s h o w o n s u r v e y . " S C H E D U L E B I T E M S " T h e f o l l o w i n g n o t e s c o r r e s p o n d t o t h e r e f e r e n c e n u m b e r s l i s t e d i n S c h e d u l e B , S e c t i o n 2 o f t h e t i t l e c o m m i t m e n t . LEXINGTON AVE. DUNLAP ST. G R E Y F O X R D . R E D F O X R D . I N T . 4 9 4 N O R T H W O O D S D R . S O I L B O R I N G D E C I D U O U S T R E E U N D E R G R O U N D E L E C T R I C C O N C R E T E S U R F A C E Aug 28, 2017 - 2:56pm - User:wdelaney L:\PROJECTS\20820\CAD\Survey\Sheets\20820-ALTA.dwg C 2 . 0 1 A L T A / A C S M L A N D T I T L E S U R V E Y S C A L E I N F E E T 0 6 0 3 0 Aug 28, 2017 - 2:57pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C2-EXCND.dwg C 2 . 0 2 E X I S T I N G C O N D I T I O N S - D E M O L I T I O N P L A N P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l 1 . S U B J E C T P R O P E R T I E S A D D R E S S I S 3 9 2 0 N O R T H W O O D S D R . , A R D E N H I L L S , M N . 2 . T H E G R O S S A R E A O F T H E S U B J E C T P R O P E R T Y I S 2 . 0 4 0 A C R E S O R 8 8 , 8 7 6 S Q U A R E F E E T . 3 . T H E S U B J E C T P R O P E R T Y I S Z O N E D B - 3 . 4 . T H E B U I L D I N G ( S ) A N D E X T E R I O R D I M E N S I O N S O F T H E O U T S I D E W A L L A T G R O U N D L E V E L A R E S H O W N O N T H E S U R V E Y . I T M A Y N O T B E T H E F O U N D A T I O N W A L L . T R A C T A , R E G I S T E R E D L A N D S U R V E Y N O . 4 8 1 , F I L E S O F T H E R E G I S T R A R O F T I T L E S , R A M S E Y C O U N T Y , M I N N E S O T A . T O R R E N S P R O P E R T Y - C E R T I F I C A T E O F T I T L E N O . 5 6 5 7 8 0 1 . T H E B E A R I N G S Y S T E M I S B A S E D O N T H E R A M S E Y C O U N T Y C O O R D I N A T E S Y S T E M , N A D 8 3 ( 1 9 8 6 A D J U S T ) . W I T H A N A S S U M E D B E A R I N G O F 8 9 ° 3 9 ' 2 7 " F O R T H E S O U T H L I N E O F T R A C T A , R . L . S . N O . 4 8 1 . 2 . F I E L D W O R K W A S C O M P L E T E D O N 0 7 / 2 4 / 2 0 1 7 . F O U N D M O N U M E N T S E T M O N U M E N T M A R K E D L S 4 7 4 8 1 E L E C T R I C M E T E R L I G H T S A N I T A R Y S E W E R S T O R M S E W E R W A T E R M A I N F L A R E D E N D S E C T I O N E L E C T R I C T R A N S F O R M E R A I R C O N D I T I O N E R G U Y A N C H O R H A N D I C A P S T A L L U T I L I T Y P O L E P O S T S I G N T E L E P H O N E P E D E S T A L G A S M E T E R E A S E M E N T L I N E S E T B A C K L I N E R E S T R I C T E D A C C E S S B U I L D I N G L I N E B U I L D I N G C A N O P Y C O N C R E T E C U R B B I T U M I N O U S S U R F A C E C O N C R E T E S U R F A C E L A N D S C A P E S U R F A C E D E C I D U O U S T R E E C O N I F E R O U S T R E E O V E R H E A D W I R E C H A I N L I N K F E N C E I R O N F E N C E W I R E F E N C E W O O D F E N C E 1 . T H E V E R T I C A L D A T U M I S B A S E D O N N A V D 8 8 . B E N C H M A R K # 1 T O P N U T O F H Y D R A N T . E L E V . = 9 3 9 . 9 8 B E N C H M A R K # 2 T O P N U T O F H Y D R A N T . E L E V . = 9 4 0 . 0 3 L E G E N D D E S C R I P T I O N P R O P E R T Y S U M M A R Y B E N C H M A R K S DEMOLITION NOTES1. DEMOLITION NOTES ARE NOT COMPREHENSIVE. CONTR A C T O R S H A L L V I S I T T H E S I T E PRIOR TO CONSTRUCTION TO OBTAIN A CLEAR UNDERSTA N D I N G O F T H E I N T E N D E D S C O P E OF WORK.2. THE DESIGN SHOWN IS BASED ON ENGINEER'S UNDERST A N D I N G O F E X I S T I N G CONDITIONS. THE EXISTING CONDITIONS SHOWN ON THI S P L A N A R E B A S E D U P O N A L T A AND TOPOGRAPHIC MAPPING PREPARED BY XXXX DATED X X - X X - X X X X . I F C O N T R A C T O R DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN O N T H E P L A N S W I T H O U T EXCEPTION, CONTRACTOR SHALL HAVE MADE, AT OWN E X P E N S E , A T O P O G R A P H I C SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT I T T O T H E O W N E R F O R R E V I E W . 3. THE CONTRACTOR IS RESPONSIBLE FOR DEMOLITION, R E M O V A L , A N D D I S P O S I N G I N A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES A N D I N A C C O R D A N C E W I T H APPLICABLE CODES, OF ALL STRUCTURES, PADS, WALLS, F L U M E S , F O U N D A T I O N S , PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC . , S U C H T H A T T H E IMPROVEMENTS SHOWN ON THE PLANS CAN BE CONSTR U C T E D . A L L F A C I L I T I E S T O B E REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL A N D B R O U G H T T O G R A D E W I T H SUITABLE COMPACTED FILL MATERIAL PER THE GEOTECH N I C A L R E P O R T A N D / O R GEOTECHNICAL ENGINEER.4. CLEARING AND GRUBBING: CONTRACTOR IS RESPONSIBL E F O R R E M O V I N G A L L D E B R I S FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL M A N N E R . C O N T R A C T O R I S RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FO R D E M O L I T I O N A N D D I S P O S A L . 6. CONTRACTOR IS RESPONSIBLE FOR THE DISCONNECTION O F U T I L I T Y S E R V I C E S T O E X I S T I N G BUILDINGS PRIOR TO DEMOLITION OF THE BUILDINGS. 7 . C O N T R A C T O R S H A L L C O O R D I N A T E W I T H R E S P E C T I V E U T I L I T Y C O M P A N I E S P R I O R T O R E M O V A L A N D / O R R E L O C A T I O N O F U T I L I T I E S . C O N T R A C T O R S H A L L C O O R D I N A T E W I T H U T I L I T Y C O M P A N I E S C O N C E R N I N G P O R T I O N S O F W O R K W H I C H M A Y B E P E R F O R M E D B Y T H E U T I L I T Y C O M P A N I E S ' F O R C E S A N D A N Y F E E S W H I C H A R E T O B E P A I D T O U T I L I T Y C O M P A N I E S F O R S E R V I C E S . C O N T R A C T O R I S R E S P O N S I B L E F O R P A Y I N G A L L F E E S A N D C H A R G E S . 8 . C O N T R A C T O R I S S P E C I F I C A L L Y C A U T I O N E D T H A T L O C A T I O N S O F E X I S T I N G U T I L I T I E S S H O W N O N T H I S P L A N H A V E B E E N D E T E R M I N E D F R O M I N F O R M A T I O N A V A I L A B L E . E N G I N E E R A S S U M E S N O R E S P O N S I B I L I T Y F O R T H E U T I L I T Y M A P P I N G A C C U R A C Y . P R I O R T O S T A R T O F A N Y D E M O L I T I O N A C T I V I T Y , T H E C O N T R A C T O R S H A L L N O T I F Y U T I L I T Y C O M P A N I E S 4 8 H O U R S P R I O R T O A N Y E X C A V A T I O N F O R O N - S I T E L O C A T I O N S O F E X I S T I N G U T I L I T I E S . T H E L O C A T I O N S O F U T I L I T I E S S H A L L B E O B T A I N E D B Y T H E C O N T R A C T O R B Y C A L L I N G M I N N E S O T A G O P H E R S T A T E O N E C A L L A T 8 0 0 - 2 5 2 - 1 1 6 6 O R 6 5 1 - 4 5 4 - 0 0 0 2 . 9 . T H E M A P P I N G L O C A T I O N O F A L L E X I S T I N G S E W E R S , P I P I N G , A N D U T I L I T I E S S H O W N A R E N O T T O B E I N T E R P R E T E D A S T H E E X A C T L O C A T I O N , O R A S T H E O N L Y O B S T A C L E S T H A T M A Y O C C U R O N T H E S I T E . V E R I F Y E X I S T I N G C O N D I T I O N S A N D P R O C E E D W I T H C A U T I O N A R O U N D A N Y A N T I C I P A T E D F E A T U R E S . G I V E N O T I C E T O A L L U T I L I T Y C O M P A N I E S R E G A R D I N G D E S T R U C T I O N A N D R E M O V A L O F A L L S E R V I C E L I N E S A N D C A P A L L L I N E S B E F O R E P R O C E E D I N G W I T H W O R K . U T I L I T I E S D E T E R M I N E D T O B E A B A N D O N E D S H A L L B E R E M O V E D I F U N D E R T H E B U I L D I N G I N C L U D I N G 1 0 ' B E Y O N D F O U N D A T I O N S . 1 0 . E L E C T R I C A L , T E L E P H O N E , C A B L E , W A T E R , F I B E R O P T I C C A B L E A N D / O R G A S L I N E S N E E D I N G T O B E R E M O V E D O R R E L O C A T E D S H A L L B E C O O R D I N A T E D W I T H T H E A F F E C T E D U T I L I T Y C O M P A N Y . A D E Q U A T E T I M E S H A L L B E P R O V I D E D F O R R E L O C A T I O N A N D C L O S E C O O R D I N A T I O N W I T H T H E U T I L I T Y C O M P A N Y I S N E C E S S A R Y T O P R O V I D E A S M O O T H T R A N S I T I O N I N U T I L I T Y S E R V I C E . C O N T R A C T O R S H A L L P A Y C L O S E A T T E N T I O N T O E X I S T I N G U T I L I T I E S W I T H I N T H E R O A D R I G H T O F W A Y D U R I N G C O N S T R U C T I O N . 1 1 . C O N T R A C T O R M U S T P R O T E C T T H E P U B L I C A T A L L T I M E S W I T H F E N C I N G , B A R R I C A D E S , E N C L O S U R E S , E T C . , T O T H E B E S T P R A C T I C E S . 1 2 . C O N T I N U O U S A C C E S S S H A L L B E M A I N T A I N E D F O R T H E S U R R O U N D I N G P R O P E R T I E S A T A L L T I M E S D U R I N G D E M O L I T I O N O F T H E E X I S T I N G F A C I L I T I E S . 1 3 . P R I O R T O D E M O L I T I O N O C C U R R I N G , A L L E R O S I O N C O N T R O L D E V I C E S A R E T O B E I N S T A L L E D A N D A P P R O V E D B Y T H E L O C A L A U T H O R I T Y . 1 4 . C O N T R A C T O R S H A L L L I M I T S A W - C U T & P A V E M E N T R E M O V A L T O O N L Y T H O S E A R E A S W H E R E I T I S R E Q U I R E D A S S H O W N O N T H E S E C O N S T R U C T I O N P L A N S B U T I F A N Y D A M A G E I S I N C U R R E D O N A N Y O F T H E S U R R O U N D I N G P A V E M E N T , E T C . T H E C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R I T S R E M O V A L A N D R E P A I R . 1 5 . C O N T R A C T O R T O P R O T E C T E X I S T I N G F E A T U R E S W H I C H A R E T O R E M A I N . D A M A G E T O A N Y E X I S T I N G C O N D I T I O N S T O R E M A I N W I L L B E R E P L A C E D A T C O N T R A C T O R ' S E X P E N S E . 1 6 . A B A N D O N O R R E M O V E A L L S A N I T A R Y , W A T E R A N D S T O R M S E R V I C E S P E R C I T Y S T A N D A R D S . C O O R D I N A T E A L L W O R K W I T H C I T Y . A L L S T R E E T R E S T O R A T I O N S H A L L B E C O M P L E T E D I N C O M P L I A N C E W I T H L O C A L S T A N D A R D S . 1 7 . C O N T R A C T O R S H A L L P R E P A R E A N D S U B M I T T O T H E G O V E R N I N G A U T H O R I T Y A T R A F F I C A N D / O R P E D E S T R I A N T R A F F I C P L A N P E R C I T Y / C O U N T Y / S T A T E S T A N D A R D S T O B E A P P R O V E D B Y T H E L O C A L G O V E R N I N G A U T H O R I T Y . THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINEDACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTINGSUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTINGUTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THECONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BYHIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS. S U R V E Y N O T E S R E M O V E E X I S T I N G R E M O V E E X I S T I N G T R E E R E M O V E E X I S T I N G B U I L D I N G R E M O V E E X I S T I N G C O N C R E T E P A V E M E N T R E M O V E E X I S T I N G B I T U M I N O U S P A V E M E N T S A W C U T E X I S T B I T U M I N O U S P A V E M E N T R E M O V E E X I S T C O N C R E T E C U R B R E M O V E E X I S T I N G U T I L I T Y L I N E R E M O V E E X I S T I N G L A N D S C A P I N G S C A L E I N F E E T 0 6 0 3 0 Aug 28, 2017 - 2:57pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C3-SITE.dwg C 3 . 0 1 S I T E P L A N A R E A G R O S S S I T E A R E A B U I L D I N G F O O T P R I N T A R E A P A V E M E N T A R E A S I D E W A L K S / P A T I O A R E A P A R K I N G L O T I S L A N D A R E A S E T B A C K S F R O N T Y A R D R E A R Y A R D S I D E Y A R D P A R K I N G Z O N I N G E X I S T I N G Z O N I N G P R O P O S E D Z O N I N G B U I L D I N G R E Q U I R E M E N T S M I N I M U M F L O O R A R E A R A T I O M A X I M U M B U I L D I N G H E I G H T 1 . A L L D I M E N S I O N S A R E R O U N D E D T O T H E N E A R E S T T E N T H F O O T . 2 . A L L D I M E N S I O N S S H O W N A R E T O T H E F A C E O F C U R B T O F A C E O F C U R B U N L E S S O T H E R W I S E N O T E D . 3 . C O N T R A C T O R S H A L L R E V I E W P A V E M E N T G R A D I E N T A N D C O N S T R U C T “ G U T T E R O U T ” W H E R E W A T E R D R A I N S A W A Y F R O M C U R B . A L L O T H E R A R E A S S H A L L B E C O N S T R U C T E D A S “ G U T T E R I N ” C U R B . C O O R D I N A T E W I T H G R A D I N G C O N T R A C T O R . 4 . A L L A R E A S A R E R O U N D E D T O T H E N E A R E S T S Q U A R E F O O T . 5 . A L L P A R K I N G S T A L L S T O B E 9 ' I N W I D T H A N D 1 8 ' I N L E N G T H U N L E S S O T H E R W I S E I N D I C A T E D . 6 . C O N T R A C T O R S H A L L R E F E R T O A R C H I T E C T U R A L P L A N S F O R E X A C T L O C A T I O N S A N D D I M E N S I O N S O F E X I T P O R C H E S , R A M P S , P R E C I S E B U I L D I N G D I M E N S I O N S A N D E X A C T B U I L D I N G U T I L I T Y E N T R A N C E L O C A T I O N S . 7 . S E E A R C H I T E C T U R A L P L A N S F O R M O N U M E N T S I G N D E T A I L S 8 . S E E A R C H I T E C T U R A L P L A N S F O R L I G H T P O L E F O U N D A T I O N D E T A I L A N D F O R E X A C T L O C A T I O N S O F L I G H T P O L E . 9 . R E F E R T O A L T A / A C S M L A N D T I T L E S U R V E Y F O R L O T B O U N D A R I E S , L O T N U M B E R S , L O T A R E A S , A N D L O T D I M E N S I O N S . 1 0 . A L L G R A D I E N T S O N S I D E W A L K S A L O N G T H E A D A R O U T E S H A L L H A V E A M A X I M U M L O N G I T U D I N A L S L O P E O F 5 % ( 1 : 2 0 ) , E X C E P T A T C U R B R A M P S ( 1 : 1 2 ) , A N D A M A X I M U M C R O S S S L O P E O F 2 . 0 8 % ( 1 : 4 8 ) . T H E M A X I M U M S L O P E I N A N Y D I R E C T I O N O N A N A D A P A R K I N G S T A L L O R A C C E S S I S L E S H A L L B E 2 . 0 8 % ( 1 : 4 8 ) . T H E C O N T R A C T O R S H A L L R E V I E W A N D V E R I F Y T H E G R A D I E N T I N T H E F I E L D A L O N G T H E A D A R O U T E S P R I O R T O P L A C I N G C O N C R E T E O R B I T U M I N O U S P A V E M E N T . T H E C O N T R A C T O R S H A L L N O T I F Y T H E E N G I N E E R I M M E D I A T E L Y I F T H E R E I S A D I S C R E P A N C Y B E T W E E N T H E G R A D I E N T I N T H E F I E L D V E R S U S T H E D E S I G N G R A D I E N T A N D C O O R D I N A T E W I T H G R A D I N G C O N T R A C T O R . 1 1 . " N O P A R K I N G " S I G N S S H A L L B E P L A C E D A L O N G A L L D R I V E W A Y S A S R E Q U I R E D B Y C I T Y . 1 2 . T R A S H E N C L O S U R E M A T E R I A L W I L L B E N R I C K T O M A T C H T H E F I R S T F L O O R B A S E B U I L D I N G C O L O R . L E G E N D E A S E M E N T C U R B & G U T T E R B U I L D I N G R E T A I N I N G W A L L S A W C U T L I N E N U M B E R O F P A R K I N G S T A L L S P E R R O W S I G N P I P E B O L L A R D S T A N D A R D D U T Y A S P H A L T P A V I N G H E A V Y D U T Y A S P H A L T P A V I N G C O N C R E T E P A V I N G P R O P E R T Y L I M I T E X I S T I N G P R O P O S E D K E Y N O T E D E V E L O P M E N T S U M M A R Y D E V E L O P M E N T N O T E S K E Y N O T E S W E T L A N D L I M I T S T R E E L I N E A . B U I L D I N G , S T O O P S , S T A I R S S E E A R C H I T E C T U R A L P L A N S B . B - 6 1 2 C O N C R E T E C U R B A N D G U T T E R C . B - 6 1 8 C O N C R E T E C U R B A N D G U T T E R D . C O N C R E T E A P R O N D R I V E W A Y E . F L A T C U R B S E C T I O N F . T R A N S I T I O N C U R B T O M A T C H G . M O N U M E N T S I G N ( 4 ' - 7 " T A L L ) H . A C C E S S I B L E R A M P I . A C C E S S I B L E P A R K I N G S I G N J . A C C E S S I B L E S T A L L S T R I P I N G K . T R A N S F O R M E R L . C O N C R E T E S I D E W A L K 8 8 , 8 7 6 S F 2 . 0 4 A C 1 6 , 5 7 8 S F 0 . 3 8 A C 4 9 , 8 6 2 S F 1 . 1 4 A C 5 , 8 3 8 S F 0 . 1 3 A C 4 , 8 5 7 S F 0 . 1 1 A C 5 0 F E E T 2 0 F E E T 2 0 F E E T 5 F E E T B - 3 B - 3 0 . 8 3 5 F E E T THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINEDACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTINGSUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTINGUTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THECONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BYHIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS. C O N C R E T E S I D E W A L K P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l L I G H T P O L E S C A L E I N F E E T 0 6 0 3 0 Aug 28, 2017 - 2:57pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C3-SITE.dwg C 3 . 0 2 T R U C K T U R N I N G M O V E M E N T L E G E N D E A S E M E N T C U R B & G U T T E R B U I L D I N G R E T A I N I N G W A L L S A W C U T L I N E N U M B E R O F P A R K I N G S T A L L S P E R R O W S I G N P I P E B O L L A R D S T A N D A R D D U T Y A S P H A L T P A V I N G H E A V Y D U T Y A S P H A L T P A V I N G C O N C R E T E P A V I N G P R O P E R T Y L I M I T E X I S T I N G P R O P O S E D K E Y N O T E D E V E L O P M E N T N O T E S F I R E T R U C K D E T A I L W E T L A N D L I M I T S T R E E L I N E THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINEDACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTINGSUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTINGUTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THECONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BYHIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS. C O N C R E T E S I D E W A L K P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l 1 . A L L D I M E N S I O N S A R E R O U N D E D T O T H E N E A R E S T T E N T H F O O T . 2 . A L L D I M E N S I O N S S H O W N A R E T O T H E F A C E O F C U R B T O F A C E O F C U R B U N L E S S O T H E R W I S E N O T E D . 3 . C O N T R A C T O R S H A L L R E V I E W P A V E M E N T G R A D I E N T A N D C O N S T R U C T “ G U T T E R O U T ” W H E R E W A T E R D R A I N S A W A Y F R O M C U R B . A L L O T H E R A R E A S S H A L L B E C O N S T R U C T E D A S “ G U T T E R I N ” C U R B . C O O R D I N A T E W I T H G R A D I N G C O N T R A C T O R . 4 . A L L A R E A S A R E R O U N D E D T O T H E N E A R E S T S Q U A R E F O O T . 5 . A L L P A R K I N G S T A L L S T O B E 9 ' I N W I D T H A N D 1 8 ' I N L E N G T H U N L E S S O T H E R W I S E I N D I C A T E D . 6 . C O N T R A C T O R S H A L L R E F E R T O A R C H I T E C T U R A L P L A N S F O R E X A C T L O C A T I O N S A N D D I M E N S I O N S O F E X I T P O R C H E S , R A M P S , P R E C I S E B U I L D I N G D I M E N S I O N S A N D E X A C T B U I L D I N G U T I L I T Y E N T R A N C E L O C A T I O N S . 7 . S E E A R C H I T E C T U R A L P L A N S F O R M O N U M E N T S I G N D E T A I L S 8 . S E E A R C H I T E C T U R A L P L A N S F O R L I G H T P O L E F O U N D A T I O N D E T A I L A N D F O R E X A C T L O C A T I O N S O F L I G H T P O L E . 9 . R E F E R T O A L T A / A C S M L A N D T I T L E S U R V E Y F O R L O T B O U N D A R I E S , L O T N U M B E R S , L O T A R E A S , A N D L O T D I M E N S I O N S . 1 0 . A L L G R A D I E N T S O N S I D E W A L K S A L O N G T H E A D A R O U T E S H A L L H A V E A M A X I M U M L O N G I T U D I N A L S L O P E O F 5 % ( 1 : 2 0 ) , E X C E P T A T C U R B R A M P S ( 1 : 1 2 ) , A N D A M A X I M U M C R O S S S L O P E O F 2 . 0 8 % ( 1 : 4 8 ) . T H E M A X I M U M S L O P E I N A N Y D I R E C T I O N O N A N A D A P A R K I N G S T A L L O R A C C E S S I S L E S H A L L B E 2 . 0 8 % ( 1 : 4 8 ) . T H E C O N T R A C T O R S H A L L R E V I E W A N D V E R I F Y T H E G R A D I E N T I N T H E F I E L D A L O N G T H E A D A R O U T E S P R I O R T O P L A C I N G C O N C R E T E O R B I T U M I N O U S P A V E M E N T . T H E C O N T R A C T O R S H A L L N O T I F Y T H E E N G I N E E R I M M E D I A T E L Y I F T H E R E I S A D I S C R E P A N C Y B E T W E E N T H E G R A D I E N T I N T H E F I E L D V E R S U S T H E D E S I G N G R A D I E N T A N D C O O R D I N A T E W I T H G R A D I N G C O N T R A C T O R . 1 1 . " N O P A R K I N G " S I G N S S H A L L B E P L A C E D A L O N G A L L D R I V E W A Y S A S R E Q U I R E D B Y C I T Y . S C A L E I N F E E T 0 6 0 3 0 Aug 28, 2017 - 2:57pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C4-GRADE.dwg C 4 . 0 1 G R A D I N G P L A N P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l 1 . P R O P O S E D C O N T O U R S A R E T O F I N I S H E D S U R F A C E E L E V A T I O N . S P O T E L E V A T I O N S A L O N G P R O P O S E D C U R B D E N O T E G U T T E R G R A D E . 2 . C O N T R A C T O R S H A L L R E V I E W P A V E M E N T G R A D I E N T A N D C O N S T R U C T “ G U T T E R O U T ” W H E R E W A T E R D R A I N S A W A Y F R O M C U R B . A L L O T H E R A R E A S S H A L L B E C O N S T R U C T E D A S “ G U T T E R I N ” C U R B . 3 . A L L G R A D I E N T O N S I D E W A L K S A L O N G T H E A D A R O U T E S H A L L H A V E A M A X I M U M L O N G I T U D I N A L S L O P E O F 5 % ( 1 : 2 0 ) , E X C E P T A T C U R B R A M P S ( 1 : 1 2 ) , A N D A M A X I M U M C R O S S S L O P E O F 2 . 0 8 % ( 1 : 4 8 ) . M A X I M U M S L O P E I N A N Y D I R E C T I O N O N A N A D A P A R K I N G S T A L L O R A C C E S S A I S L E S H A L L B E I N 2 . 0 8 % ( 1 : 4 8 ) . C O N T R A C T O R S H A L L R E V I E W A N D V E R I F Y T H E G R A D I E N T I N T H E F I E L D A L O N G T H E A D A R O U T E S P R I O R T O P L A C I N G C O N C R E T E O R B I T U M I N O U S . C O N T R A C T O R S H A L L N O T I F Y T H E E N G I N E E R I M M E D I A T E L Y I F T H E R E I S A D I S C R E P A N C Y B E T W E E N T H E G R A D I E N T I N T H E F I E L D V E R S U S T H E D E S I G N G R A D I E N T . C O O R D I N A T E A L L W O R K W I T H P A V I N G C O N T R A C T O R . 4 . C O N T R A C T O R S H A L L T A K E A L L P R E C A U T I O N S N E C E S S A R Y T O A V O I D P R O P E R T Y D A M A G E T O A D J A C E N T P R O P E R T I E S D U R I N G T H E C O N S T R U C T I O N P H A S E S O F T H I S P R O J E C T . C O N T R A C T O R W I L L B E H E L D S O L E L Y R E S P O N S I B L E F O R A N Y D A M A G E S T O T H E A D J A C E N T P R O P E R T I E S O C C U R R I N G D U R I N G T H E C O N S T R U C T I O N P H A S E S O F T H I S P R O J E C T . 5 . S A F E T Y N O T I C E T O C O N T R A C T O R S : I N A C C O R D A N C E W I T H G E N E R A L L Y A C C E P T E D C O N S T R U C T I O N P R A C T I C E S , C O N T R A C T O R W I L L B E S O L E L Y A N D C O M P L E T E L Y R E S P O N S I B L E F O R C O N D I T I O N S O N T H E J O B S I T E , I N C L U D I N G S A F E T Y O F A L L P E R S O N S A N D P R O P E R T Y D U R I N G P E R F O R M A N C E O F T H E W O R K . T H I S R E Q U I R E M E N T W I L L A P P L Y C O N T I N U O U S L Y A N D N O T B E L I M I T E D T O N O R M A L W O R K I N G H O U R S . T H E D U T Y O F T H E E N G I N E E R O R T H E D E V E L O P E R T O C O N D U C T C O N S T R U C T I O N R E V I E W O F T H E C O N T R A C T O R ' S P E R F O R M A N C E I S N O T I N T E N D E D T O I N C L U D E R E V I E W O F T H E A D E Q U A C Y O F T H E C O N T R A C T O R ' S S A F E T Y M E A S U R E S I N , O N O R N E A R T H E C O N S T R U C T I O N S I T E . 6 . C O N T R A C T O R S H A L L C O M P L E T E T H E S I T E G R A D I N G C O N S T R U C T I O N I N A C C O R D A N C E W I T H T H E R E Q U I R E M E N T S O F T H E O W N E R ' S S O I L S E N G I N E E R . A L L S O I L T E S T I N G S H A L L B E C O M P L E T E D B Y T H E O W N E R ' S S O I L S E N G I N E E R . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R C O O R D I N A T I N G A L L R E Q U I R E D S O I L T E S T S A N D I N S P E C T I O N S W I T H T H E S O I L S E N G I N E E R . A G E O T E C H N I C A L E N G I N E E R I N G R E P O R T H A S B E E N C O M P L E T E D B Y : C O M P A N Y : T E R R A C O N A D D R E S S : 1 3 4 0 0 1 5 T H A V E N , P L Y M O U T H , M N 5 5 4 4 1 P H O N E : 8 0 9 - 8 2 9 - 8 2 1 2 D A T E D : 0 7 / 2 1 / 2 0 1 7 C O N T R A C T O R S H A L L O B T A I N A C O P Y O F T H E S O I L S R E P O R T . 7 . C O N T R A C T O R S H A L L C O M P L E T E D E W A T E R I N G A S R E Q U I R E D T O C O M P L E T E T H E S I T E G R A D I N G C O N S T R U C T I O N . 8 . P R I O R T O P L A C E M E N T O F T H E A G G R E G A T E B A S E , A T E S T R O L L S H A L L B E P E R F O R M E D O N T H E S T R E E T A N D P A R K I N G A R E A S U B G R A D E . C O N T R A C T O R S H A L L P R O V I D E A L O A D E D T A N D E M A X L E T R U C K W I T H A G R O S S W E I G H T O F 2 5 T O N S . T H E T E S T R O L L I N G S H A L L B E A T T H E D I R E C T I O N O F T H E S O I L S E N G I N E E R A N D S H A L L B E C O M P L E T E D I N A R E A S A S D I R E C T E D B Y T H E S O I L S E N G I N E E R . C O R R E C T I O N O F T H E S U B G R A D E S O I L S S H A L L B E C O M P L E T E D I N A C C O R D A N C E W I T H T H E R E Q U I R E M E N T S O F T H E S O I L S E N G I N E E R . 9 . R E P L A C E A L L S U B G R A D E S O I L D I S T U R B E D D U R I N G T H E C O N S T R U C T I O N T H A T H A V E B E C O M E U N S U I T A B L E A N D W I L L N O T P A S S A T E S T R O L L . R E M O V E U N S U I T A B L E S O I L F R O M T H E S I T E A N D I M P O R T S U I T A B L E S O I L A T N O A D D I T I O N A L C O S T T O T H E O W N E R . 1 0 . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R P R O V I D I N G A N D M A I N T A I N I N G V E H I C U L A R A N D P E D E S T R I A N T R A F F I C C O N T R O L D E V I C E S S U C H A S B A R R I C A D E S , W A R N I N G S I G N S , D I R E C T I O N A L S I G N S , F L A G M E N A N D L I G H T S T O C O N T R O L T H E M O V E M E N T O F T R A F F I C W H E R E N E C E S S A R Y . T R A F F I C C O N T R O L D E V I C E S S H A L L C O N F O R M T O A P P R O P R I A T E M I N N E S O T A D E P A R T M E N T O F T R A N S P O R T A T I O N S T A N D A R D S . 1 1 . E X I S T I N G T R E E S A N D O T H E R N A T U R A L V E G E T A T I O N W I T H I N T H E P R O J E C T A N D / O R A D J A C E N T T O T H E P R O J E C T A R E O F P R I M E C O N C E R N T O T H E C O N T R A C T O R ' S O P E R A T I O N S A N D S H A L L B E A R E S T R I C T E D A R E A . C O N T R A C T O R S H A L L P R O T E C T T R E E S T O R E M A I N A T A L L T I M E S . E Q U I P M E N T S H A L L N O T N E E D L E S S L Y B E O P E R A T E D U N D E R N E A R B Y T R E E S A N D E X T R E M E C A U T I O N S H A L L B E E X E R C I S E D W H E N W O R K I N G A D J A C E N T T O T R E E S . S H O U L D A N Y P O R T I O N O F T H E T R E E B R A N C H E S R E Q U I R E R E M O V A L T O P E R M I T O P E R A T I O N O F T H E C O N T R A C T O R ' S E Q U I P M E N T , C O N T R A C T O R S H A L L O B T A I N T H E S E R V I C E S O F A P R O F E S S I O N A L T R E E T R I M M I N G S E R V I C E T O T R I M T H E T R E E S P R I O R T O T H E B E G I N N I N G O F O P E R A T I O N . S H O U L D C O N T R A C T O R ' S O P E R A T I O N S R E S U L T I N T H E B R E A K I N G O F A N Y L I M B S , T H E B R O K E N L I M B S S H O U L D B E R E M O V E D I M M E D I A T E L Y A N D C U T S S H A L L B E P R O P E R L Y P R O T E C T E D T O M I N I M I Z E A N Y L A S T I N G D A M A G E T O T H E T R E E . N O T R E E S S H A L L B E R E M O V E D W I T H O U T A U T H O R I Z A T I O N B Y T H E E N G I N E E R . C O S T S F O R T R I M M I N G S E R V I C E S S H A L L B E C O N S I D E R E D I N C I D E N T A L T O T H E G R A D I N G C O N S T R U C T I O N A N D N O S P E C I A L P A Y M E N T W I L L B E M A D E . 1 1 . a . R E S T R I C T E D A R E A S S H A L L I N C L U D E A L L D E S I G N A T E D T R E E D A R E A S O U T S I D E O F T H E D E S I G N A T E D C O N S T R U C T I O N Z O N E . A L L V E G E T A T I O N W I T H I N T H E R E S T R I C T E D A R E A S S H A L L R E M A I N . 1 1 . b . C O N T R A C T O R S H A L L R E S T R I C T A L L G R A D I N G A N D C O N S T R U C T I O N A C T I V I T I E S T O A R E A S D E S I G N A T E D O N T H E P L A N S . A C T I V I T I E S W I T H I N T H E C O N S T R U C T I O N M A Y B E R E S T R I C T E D T O A N A R R O W E R W I D T H I N T H E F I E L D T O S A V E A D D I T I O N A L T R E E S A S D I R E C T E D B Y T H E O W N E R . 1 1 . c . A C T I V I T I E S P R O H I B I T E D O U T S I D E O F T H E C O N S T R U C T I O N B O U N D A R I E S W O U L D I N C L U D E , B U T N O T B E L I M I T E D T O : S O I L A N D O T H E R M A T E R I A L S T O C K P I L I N G , E Q U I P M E N T O R M A C H I N E R Y S T O R A G E , D R I V I N G O F A N Y V E H I C L E , L E A K A G E O R S P I L L A G E O F A N Y “ W A S H O U T ” O R O T H E R T O X I C M A T E R I A L . T H E C O L L E C T I O N O F O T H E R D E B R I S A N D S O I L S T O C K P I L I N G W I L L B E I N A N A R E A D E T E R M I N E D O N - S I T E B Y T H E E N G I N E E R . 1 1 . d . A L L R E S T R I C T E D A R E A S S H A L L B E F E N C E D O F F W I T H B R I G H T O R A N G E P O L Y E T H Y L E N E S A F E T Y N E T T I N G A N D S T E E L S T A K E S A S S H O W N O N T H E T R E E P R O T E C T I O N D E T A I L . A T N O T I M E S H A L L T H I S F E N C I N G B E R E M O V E D O R A C T I V I T Y O F A N Y K I N D T A K E P L A C E W I T H I N I T . F I N A L P L A C E M E N T O F A L L P R O T E C T I V E F E N C I N G S H A L L B E C O M P L E T E B E F O R E A N Y W O R K C O M M E N C E S O N - S I T E . 1 1 . e . B E F O R E C O M M E N C I N G W I T H A N Y E X C A V A T I O N C O N T R A C T O R S H A L L C O M P L E T E A L L P R E P A R A T O R Y W O R K R E G A R D I N G T R E E R E M O V A L , R O O T P R U N I N G , T R E E P R U N I N G A N D S T U M P R E M O V A L T O T H E S A T I S F A C T I O N O F T H E O W N E R . 1 1 . f . P R E P A R A T O R Y W O R K S H A L L I N C L U D E T H E F O L L O W I N G A N D S H A L L B E C O M P L E T E D U N D E R T H E D I R E C T S U P E R V I S I O N O F T H E O W N E R ' S R E P R E S E N T A T I V E : 1 1 . f . a . T R E E R E M O V A L : C O N T R A C T O R S H A L L F E L L T H E T R E E S . A T N O T I M E S H A L L T R E E S B E B U L L D O Z E D O U T , B U T S H A L L B E C U T D O W N A N D S T U M P S R E M O V E D S E P A R A T E L Y . P R I O R T O T H E F E L L I N G O F A L L T R E E S , P R O P E R R E M O V A L O F A P O R T I O N O R A L L O F T H E C A N O P Y S H A L L B E C O M P L E T E D S O T H A T T R E E S I N T H E R E S T R I C T E D A R E A S S H A L L N O T B E I N J U R E D I N T H E P R O C E S S . 1 1 . f . b . R O O T P R U N I N G : B E F O R E A N Y S T U M P S A R E T O B E R E M O V E D , A L L R O O T S S H A L L B E S E V E R E D F R O M R O O T S I N T H E R E S T R I C T E D A R E A S B Y S A W C U T T I N G W I T H A V E R M E E R D E S I G N E D F O R R O O T P R U N I N G , B Y H A N D , O R W I T H A C H A I N S A W . T R E E R O O T S P R O J E C T I N G I N T O T H E C O N S T R U C T I O N Z O N E S H A L L B E E X P O S E D P R I O R T O R O O T P R U N I N G W I T H S M A L L M A C H I N E R Y , I . E . . . , B O B C A T . 1 1 . f . c . S T U M P R E M O V A L : A T S U C H T I M E T H A T R O O T S H A V E B E E N P R O P E R L Y S E V E R E D , S T U M P S M A Y B E R E M O V E D . W H E R E R E M O V A L O F C E R T A I N S T U M P S C O U L D C A U S E D A M A G E T O E X I S T I N G P R O T E C T E D T R E E S , T R E E S T U M P S S H A L L B E G R O U N D O U T . A L L S T U M P R E M O V A L S H A L L B E U N D E R T H E D I R E C T S U P E R V I S I O N O F T H E O W N E R ' S R E P R E S E N T A T I V E . 1 1 . f . d . T R E E P R U N I N G : P R O P E R P R U N I N G O F T R E E S I N T H E R E S T R I C T E D Z O N E S H A L L B E D I R E C T E D B Y A N D S U P E R V I S I O N A T A L L T I M E S B Y T H E O W N E R ' S R E P R E S E N T A T I V E . 1 1 . g . A N O W N E R ' S R E P R E S E N T A T I V E W I L L B E A V A I L A B L E A T A L L T I M E S D U R I N G T H E P R E P A R A T O R Y A N D C O N S T R U C T I O N P E R I O D . 1 1 . h . M U L C H R A T H E R T H A N S E E D O R S O D W I L L B E U S E D A T T H E B A S E O F Q U A L I T Y T R E E S T O A P E R I M E T E R D E T E R M I N E D B Y T H E O W N E R ' S R E P R E S E N T A T I V E . A R E A S T O B E S E E D E D F O R E R O S I O N C O N T R O L P U R P O S E S W I T H I N T H E C O N S T R U C T I O N Z O N E A R E T O B E D E T E R M I N E D B Y T H E O W N E R ' S R E P R E S E N T A T I V E . N A T U R A L G R O U N D C O V E R W I L L B E M A I N T A I N E D W H E R E V E R P O S S I B L E . 1 1 . i . T H E U S E O F R E T A I N I N G W A L L S N E A R T R E E S , I N A D D I T I O N T O T H O S E R E Q U I R E D O N T H E P L A N S S H A L L B E D E T E R M I N E D I N T H E F I E L D , B A S E D O N T R E E L O C A T I O N S A N D T O P O G R A P H Y . 1 2 . E X C A V A T E T O P S O I L F R O M A R E A S T O B E F U R T H E R E X C A V A T E D O R R E G R A D E D A N D S T O C K P I L E I N A R E A S D E S I G N A T E D O N T H E S I T E . C O N T R A C T O R S H A L L S A L V A G E E N O U G H T O P S O I L F O R R E S P R E A D I N G O N T H E S I T E A S S P E C I F I E D . E X C E S S T O P S O I L S H A L L B E P L A C E D I N E M B A N K M E N T A R E A S , O U T S I D E O F B U I L D I N G P A D S , R O A D W A Y S A N D P A R K I N G A R E A S . C O N T R A C T O R S H A L L S U B C U T C U T A R E A S , W H E R E T U R F I S T O B E E S T A B L I S H E D , T O A D E P T H O F 6 I N C H E S . R E S P R E A D T O P S O I L I N A R E A S W H E R E T U R F I S T O B E E S T A B L I S H E D T O A M I N I M U M D E P T H O F 6 I N C H E S . 1 3 . T R E N C H B O R R O W C O N S T R U C T I O N : I F A L L O W E D B Y T H E O W N E R , C O N T R A C T O R S H A L L C O M P L E T E “ T R E N C H B O R R O W ” E X C A V A T I O N I N A R E A S D I R E C T E D B Y T H E E N G I N E E R I N O R D E R T O O B T A I N S T R U C T U R A L M A T E R I A L . T R E E S S H A L L N O T B E R E M O V E D O R D A M A G E D A S A R E S U L T O F T H E E X C A V A T I O N , U N L E S S A P P R O V E D B Y T H E E N G I N E E R . T H E E X C A V A T I O N S H A L L C O M M E N C E A M I N I M U M O F 1 0 F E E T F R O M T H E L I M I T O F T H E B U I L D I N G P A D . T H E E X C A V A T I O N F R O M T H I S L I M I T S H A L L E X T E N D A T A M I N I M U M S L O P E O F 1 F O O T H O R I Z O N T A L T O 1 F O O T V E R T I C A L ( 1 : 1 ) D O W N W A R D A N D O U T W A R D F R O M T H E F I N I S H E D S U R F A C E G R A D E E L E V A T I O N . T H E T R E N C H B O R R O W E X C A V A T I O N S H A L L B E B A C K F I L L E D T O T H E P R O P O S E D F I N I S H E D G R A D E E L E V A T I O N , A N D S H A L L B E C O M P A C T E D I N A C C O R D A N C E W I T H R E Q U I R E M E N T S O F T H E Q U A L I T Y C O M P A C T I O N M E T H O D A S O U T L I N E D I N M N / D O T S P E C I F I C A T I O N 2 1 0 5 . 3 F 2 . S N O W F E N C E S H A L L B E F U R N I S H E D A N D P L A C E D A L O N G T H E P E R I M E T E R O F T H E T R E N C H B O R R O W A R E A W H E R E T H E S L O P E S E X C E E D 2 F O O T H O R I Z O N T A L T O 1 F O O T V E R T I C A L ( 2 : 1 ) . 1 4 . F I N I S H E D G R A D I N G S H A L L B E C O M P L E T E D , C O N T R A C T O R S H A L L U N I F O R M L Y G R A D E A R E A S W I T H I N L I M I T S O F G R A D I N G , I N C L U D I N G A D J A C E N T T R A N S I T I O N A R E A S . P R O V I D E A S M O O T H F I N I S H E D S U R F A C E W I T H I N S P E C I F I E D T O L E R A N C E S , W I T H U N I F O R M L E V E L S O R S L O P E S B E T W E E N P O I N T S W H E R E E L E V A T I O N S A R E S H O W N , O R B E T W E E N S U C H P O I N T S A N D E X I S T I N G G R A D E S . A R E A S T H A T H A V E B E E N F I N I S H E D G R A D E D S H A L L B E P R O T E C T E D F R O M S U B S E Q U E N T C O N S T R U C T I O N O P E R A T I O N S , T R A F F I C A N D E R O S I O N . R E P A I R A L L A R E A S T H A T H A V E B E C O M E R U T T E D , E R O D E D O R H A S S E T T L E D B E L O W T H E C O R R E C T G R A D E . A L L A R E A S D I S T U R B E D B Y T H E C O N T R A C T O R ' S O P E R A T I O N S S H A L L B E R E S T O R E D T O E Q U A L O R B E T T E R T H A N O R I G I N A L C O N D I T I O N O R T O T H E R E Q U I R E M E N T S O F T H E N E W W O R K . 1 5 . T O L E R A N C E S 1 5 . a . T H E C O M M E R C I A L B U I L D I N G S U B G R A D E F I N I S H E D S U R F A C E E L E V A T I O N S H A L L N O T V A R Y B Y M O R E T H A N 0 . 1 0 F O O T A B O V E , O R 0 . 1 0 F O O T B E L O W , T H E P R E S C R I B E D E L E V A T I O N A T A N Y P O I N T W H E R E M E A S U R E M E N T I S M A D E . 1 5 . b . T H E P A R K I N G A R E A S U B G R A D E F I N I S H E D S U R F A C E E L E V A T I O N S H A L L N O T V A R Y B Y M O R E T H A N 0 . 0 5 F O O T A B O V E , O R 0 . 1 0 F O O T B E L O W , T H E P R E S C R I B E D E L E V A T I O N O F A N Y P O I N T W H E R E M E A S U R E M E N T I S M A D E . 1 5 . c . A R E A S W H I C H A R E T O R E C E I V E T O P S O I L S H A L L B E G R A D E D T O W I T H I N 0 . 3 0 F O O T A B O V E O R B E L O W T H E R E Q U I R E D E L E V A T I O N , U N L E S S D I R E C T E D O T H E R W I S E B Y T H E E N G I N E E R . 1 5 . d . T O P S O I L S H A L L B E G R A D E D T O P L U S O R M I N U S 1 / 2 I N C H O F T H E S P E C I F I E D T H I C K N E S S . 1 6 . A F T E R T H E S I T E G R A D I N G I S C O M P L E T E D , I F E X C E S S O R S H O R T A G E O F S O I L M A T E R I A L E X I S T S , C O N T R A C T O R S H A L L T R A N S P O R T A L L E X C E S S S O I L M A T E R I A L O F F T H E S I T E T O A N A R E A S E L E C T E D B Y T H E C O N T R A C T O R , O R I M P O R T S U I T A B L E M A T E R I A L T O T H E S I T E . 1 7 . C O N T R A C T O R S H A L L D E T E R M I N E T H E L O C A T I O N O F A N Y H A U L R O A D S T H A T M A Y B E R E Q U I R E D T O C O M P L E T E T H E S I T E G R A D I N G C O N S T R U C T I O N A N D S H A L L I N D I C A T E H A U L R O A D S O N E R O S I O N A N D S E D I M E N T C O N T R O L “ S I T E M A P ” . C O N T R A C T O R S H A L L C O M P L Y W I T H T H E R E Q U I R E M E N T S O F T H E G O V E R N I N G A U T H O R I T Y O F E A C H R O A D W A Y . C O N T R A C T O R S H A L L P O S T W H A T E V E R S E C U R I T Y , A N D C O M P L Y W I T H A L L C O N D I T I O N S W H I C H A R E R E Q U I R E D B Y E A C H G O V E R N I N G A U T H O R I T Y O F E A C H R O A D W A Y . 1 8 . F I L L P L A C E D W I T H I N T H E B U I L D I N G P A D A R E A S S H A L L B E I N C O N F O R M A N C E W I T H H U D / F H A P R O C E D U R E S A N D D A T A S H E E T 7 9 G . 1 9 . R E T A I N I N G W A L L ( S ) S H A L L B E C O N S T R U C T E D O F _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ( M O D U L A R B L O C K , T R E A T E D T I M B E R , B O U L D E R , E T C . ) M A T E R I A L . C O N T R A C T O R S H A L L S U B M I T T O T H E E N G I N E E R A N D L O C A L A U T H O R I T Y C E R T I F I E D E N G I N E E R I N G D R A W I N G S , D E S I G N C A L C U L A T I O N S A N D S O I L B O R I N G S . T H E C E R T I F I E D E N G I N E E R F O R T H E R E T A I N I N G W A L L ( S ) S H A L L P R O V I D E C O N S T R U C T I O N O B S E R V A T I O N S O F T H E R E T A I N I N G W A L L I M P R O V E M E N T , A N D A L E T T E R C E R T I F Y I N G T H E I N S T A L L A T I O N O F T H E W A L L ( S ) W A S C O N S T R U C T E D I N C O N F O R M A N C E W I T H T H E P L A N S A N D S P E C I F I C A T I O N S . 9 0 2 . 5 X 9 0 2 S P O T E L E V A T I O N C O N T O U R R I P R A P O V E R F L O W E L E V . C U R B & G U T T E R B U I L D I N G R E T A I N I N G W A L L P R O P E R T Y L I M I T E X I S T I N G P R O P O S E D L E G E N D W E T L A N D L I M I T S T R E E L I N E S T O R M S E W E R S O I L B O R I N G S G R A D I N G N O T E S D R A I N T I L E E O F 9 0 2 . 5 D THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINEDACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTINGSUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTINGUTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THECONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BYHIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS. S C A L E I N F E E T 0 6 0 3 0 Aug 28, 2017 - 2:58pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C5-EROS.dwg C 5 . 0 1 P H A S E I E R O S I O N C O N T R O L P L A N P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l T E M P O R A R Y S T A B I L I Z A T I O N M E A S U R E S ( S E E D , M U L C H , M A T S O R B L A N K E T S A S O U T L I N E D I N T H E S W P P P ) T E M P O R A R Y S T O R A G E A N D P A R K I N G A R E A D I R E C T I O N O F O V E R L A N D F L O W T E M P O R A R Y D I V E R S I O N D I T C H L I M I T S O F D R A I N A G E S U B - B A S I N I N L E T P R O T E C T I O N D E V I C E 1 I N L E T P R O T E C T I O N D E V I C E 2 T E M P O R A R Y S T O N E C O N S T R U C T I O N E N T R A N C E T E M P O R A R Y S E D I M E N T B A S I N L I M I T S O F D I S T U R B A N C E O V E R F L O W E L E V . C O N T O U R R I P R A P C H E C K D A M S I L T F E N C E S O I L B O R I N G S E X I S T I N G P R O P O S E D S T O R M S E W E R C U R B & G U T T E R D R A I N T I L E S O I L E R O S I O N / S E D I M E N T A T I O N C O N T R O L O P E R A T I O N T I M E S C H E D U L E C O N S T R U C T I O N S E Q U E N C E J A N F E B M A R A P R M A Y J U N J U L A U G S E P O C T N O V D E C J A N F E B M A R A P R M A Y J U N T E M P O R A R Y C O N T R O L M E A S U R E S S T R I P & S T O C K P I L E T O P S O I L R O U G H G R A D E / S E D I M E N T C O N T R O L T E M P O R A R Y C O N S T R U C T I O N R O A D S F O U N D A T I O N / B U I L D I N G C O N S T R U C T I O N S I T E C O N S T R U C T I O N P E R M A N E N T C O N T R O L S T R U C T U R E S F I N I S H G R A D I N G L A N D S C A P I N G / S E E D / F I N A L S T A B I L I Z A T I O N S T O R M F A C I L I T I E S N O T E : C O N T R A C T O R O R G E N E R A L C O N T R A C T O R T O C O M P L E T E T A B L E W I T H T H E I R S P E C I F I C P R O J E C T S C H E D U L E T H E E R O S I O N C O N T R O L P L A N S H E E T S A L O N G W I T H T H E R E S T O F T H E S W P P P M U S T B E K E P T O N S I T E U N T I L T H E N O T I C E O F T E R M I N A T I O N I S F I L E D W I T H T H E M P C A , T H E C O N T R A C T O R M U S T U P D A T E T H E S W P P P , I N C L U D I N G T H E E R O S I O N C O N T R O L P L A N S H E E T S A S N E C E S S A R Y T O I N C L U D E A D D I T I O N A L R E Q U I R E M E N T S , S U C H A S A D D I T I O N A L O R M O D I F I E D B M P S D E S I G N E D T O C O R R E C T P R O B L E M S I D E N T I F I E D . A F T E R F I L I N G T H E N O T I C E O F T E R M I N A T I O N , T H E S W P P P , I N C L U D I N G T H E E R O S I O N C O N T R O L P L A N S H E E T S , A N D A L L R E V I S I O N S T O I T M U S T B E S U B M I T T E D T O T H E O W N E R , T O B E K E P T O N F I L E I N A C C O R D A N C E W I T H T H E R E C O R D R E T E N T I O N R E Q U I R E M E N T S D E S C R I B E D I N T H E S W P P P N A R R A T I V E . T S M T S S B E R O S I O N C O N T R O L M A T E R I A L S Q U A N T I T I E S I T E M U N I T Q U A N T I T Y S I L T F E N C E L I N E A R F E E T 1 2 0 0 S I L T D I K E L I N E A R F E E T 0 B I O - R O L L L I N E A R F E E T 0 C O N S T R U C T I O N E N T R A N C E U N I T 1 I N L E T P R O T E C T I O N D E V I C E ( I P - 1 ) U N I T 0 I N L E T P R O T E C T I O N D E V I C E ( I P - 2 ) U N I T 5 S I L T D I K E B I O - R O L L L E G E N D N O T E T O C O N T R A C T O R I P - 1 E O F 9 0 2 . 5 D THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINEDACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTINGSUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTINGUTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THECONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BYHIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS. 9 0 2 * R E F E R T O S H E E T C 5 . 0 3 F O R G E N E R A L N O T E S , M A I N T E N A N C E N O T E S , L O C A T I O N M A P S , A N D S T A N D A R D D E T A I L S S C A L E I N F E E T 0 6 0 3 0 Aug 28, 2017 - 2:58pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C5-EROS.dwg C 5 . 0 2 P H A S E I I E R O S I O N C O N T R O L P L A N P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l T E M P O R A R Y S T A B I L I Z A T I O N M E A S U R E S ( S E E D , M U L C H , M A T S O R B L A N K E T S A S O U T L I N E D I N T H E S W P P P ) T E M P O R A R Y S T O R A G E A N D P A R K I N G A R E A D I R E C T I O N O F O V E R L A N D F L O W T E M P O R A R Y D I V E R S I O N D I T C H L I M I T S O F D R A I N A G E S U B - B A S I N I N L E T P R O T E C T I O N D E V I C E 1 I N L E T P R O T E C T I O N D E V I C E 2 T E M P O R A R Y S T O N E C O N S T R U C T I O N E N T R A N C E T E M P O R A R Y S E D I M E N T B A S I N L I M I T S O F D I S T U R B A N C E O V E R F L O W E L E V . C O N T O U R R I P R A P C H E C K D A M S I L T F E N C E S O I L B O R I N G S E X I S T I N G P R O P O S E D S T O R M S E W E R C U R B & G U T T E R D R A I N T I L E S O I L E R O S I O N / S E D I M E N T A T I O N C O N T R O L O P E R A T I O N T I M E S C H E D U L E C O N S T R U C T I O N S E Q U E N C E J A N F E B M A R A P R M A Y J U N J U L A U G S E P O C T N O V D E C J A N F E B M A R A P R M A Y J U N T E M P O R A R Y C O N T R O L M E A S U R E S S T R I P & S T O C K P I L E T O P S O I L R O U G H G R A D E / S E D I M E N T C O N T R O L T E M P O R A R Y C O N S T R U C T I O N R O A D S F O U N D A T I O N / B U I L D I N G C O N S T R U C T I O N S I T E C O N S T R U C T I O N P E R M A N E N T C O N T R O L S T R U C T U R E S F I N I S H G R A D I N G L A N D S C A P I N G / S E E D / F I N A L S T A B I L I Z A T I O N S T O R M F A C I L I T I E S N O T E : C O N T R A C T O R O R G E N E R A L C O N T R A C T O R T O C O M P L E T E T A B L E W I T H T H E I R S P E C I F I C P R O J E C T S C H E D U L E T H E E R O S I O N C O N T R O L P L A N S H E E T S A L O N G W I T H T H E R E S T O F T H E S W P P P M U S T B E K E P T O N S I T E U N T I L T H E N O T I C E O F T E R M I N A T I O N I S F I L E D W I T H T H E M P C A , T H E C O N T R A C T O R M U S T U P D A T E T H E S W P P P , I N C L U D I N G T H E E R O S I O N C O N T R O L P L A N S H E E T S A S N E C E S S A R Y T O I N C L U D E A D D I T I O N A L R E Q U I R E M E N T S , S U C H A S A D D I T I O N A L O R M O D I F I E D B M P S D E S I G N E D T O C O R R E C T P R O B L E M S I D E N T I F I E D . A F T E R F I L I N G T H E N O T I C E O F T E R M I N A T I O N , T H E S W P P P , I N C L U D I N G T H E E R O S I O N C O N T R O L P L A N S H E E T S , A N D A L L R E V I S I O N S T O I T M U S T B E S U B M I T T E D T O T H E O W N E R , T O B E K E P T O N F I L E I N A C C O R D A N C E W I T H T H E R E C O R D R E T E N T I O N R E Q U I R E M E N T S D E S C R I B E D I N T H E S W P P P N A R R A T I V E . T S M T S S B E R O S I O N C O N T R O L M A T E R I A L S Q U A N T I T I E S I T E M U N I T Q U A N T I T Y S I L T F E N C E L I N E A R F E E T 1 2 0 0 S I L T D I K E L I N E A R F E E T 0 B I O - R O L L L I N E A R F E E T 0 C O N S T R U C T I O N E N T R A N C E U N I T 1 I N L E T P R O T E C T I O N D E V I C E ( I P - 1 ) U N I T 1 I N L E T P R O T E C T I O N D E V I C E ( I P - 2 ) U N I T 7 S I L T D I K E B I O - R O L L L E G E N D N O T E T O C O N T R A C T O R I P - 1 E O F 9 0 2 . 5 D THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINEDACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTINGSUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTINGUTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THECONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BYHIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS. 9 0 2 * R E F E R T O S H E E T C 5 . 0 3 F O R G E N E R A L N O T E S , M A I N T E N A N C E N O T E S , L O C A T I O N M A P S , A N D S T A N D A R D D E T A I L S 934.55 Aug 28, 2017 - 2:58pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C5-EROS.dwg C 5 . 0 3 E R O S I O N C O N T R O L N O T E S & D E T A I L S P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l A L L M E A S U R E S S T A T E D O N T H I S E R O S I O N A N D S E D I M E N T C O N T R O L P L A N , A N D I N T H E 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 S H A L L B E M A I N T A I N E D I N F U L L Y F U N C T I O N A L C O N D I T I O N U N T I L N O L O N G E R R E Q U I R E D F O R A C O M P L E T E D P H A S E O F W O R K O R F I N A L S T A B I L I Z A T I O N O F T H E S I T E . T H E D E S I G N A T E D C O N T A C T P E R S O N N O T E D O N T H I S P L A N M U S T R O U T I N E L Y I N S P E C T T H E C O N S T R U C T I O N O N S I T E O N C E E V E R Y S E V E N D A Y S D U R I N G A C T I V E C O N S T R U C T I O N A N D W I T H I N 2 4 H O U R S A F T E R A R A I N F A L L E V E N T G R E A T E R T H A N 0 . 5 I N C H E S I N 2 4 H O U R S . A L L E R O S I O N A N D S E D I M E N T A T I O N C O N T R O L M E A S U R E S S H A L L B E C L E A N E D A N D R E P A I R E D I N A C C O R D A N C E W I T H T H E F O L L O W I N G : 1 . A L L S I L T F E N C E S M U S T B E R E P A I R E D , R E P L A C E D , O R S U P P L E M E N T E D W H E N T H E Y B E C O M E N O N F U N C T I O N A L O R T H E S E D I M E N T R E A C H E S 1 / 3 O F T H E H E I G H T O F T H E F E N C E . T H E S E R E P A I R S M U S T B E M A D E W I T H I N 2 4 H O U R S O F D I S C O V E R Y , O R A S S O O N A S F I E L D C O N D I T I O N S A L L O W A C C E S S . 2 . T E M P O R A R Y A N D P E R M A N E N T S E D I M E N T A T I O N B A S I N S M U S T B E D R A I N E D A N D T H E S E D I M E N T R E M O V E D W H E N T H E D E P T H O F S E D I M E N T C O L L E C T E D I N T H E B A S I N R E A C H E S 1 / 2 T H E S T O R A G E V O L U M E . D R A I N A G E A N D R E M O V A L M U S T B E C O M P L E T E D W I T H I N 7 2 H O U R S O F D I S C O V E R Y , O R A S S O O N A S F I E L D C O N D I T I O N S A L L O W A C C E S S ( S E E P A R T I V . D . O F T H E G E N E R A L P E R M I T ) . 3 . S U R F A C E W A T E R S , I N C L U D I N G D R A I N A G E D I T C H E S A N D C O N V E Y A N C E S Y S T E M S , M U S T B E I N S P E C T E D F O R E V I D E N C E O F S E D I M E N T B E I N G D E P O S I T E D B Y E R O S I O N . C O N T R A C T O R M U S T R E M O V E A L L D E L T A S A N D S E D I M E N T D E P O S I T E D I N S U R F A C E W A T E R S , I N C L U D I N G D R A I N A G E W A Y S , C A T C H B A S I N S , A N D O T H E R D R A I N A G E S Y S T E M S , A N D R E S T A B I L I Z E T H E A R E A S W H E R E S E D I M E N T R E M O V A L R E S U L T S I N E X P O S E D S O I L . T H E R E M O V A L A N D S T A B I L I Z A T I O N M U S T T A K E P L A C E W I T H I N S E V E N ( 7 ) D A Y S O F D I S C O V E R Y U N L E S S P R E C L U D E D B Y L E G A L , R E G U L A T O R Y , O R P H Y S I C A L A C C E S S C O N S T R A I N T S . C O N T R A C T O R S H A L L U S E A L L R E A S O N A B L E E F F O R T S T O O B T A I N A C C E S S . I F P R E C L U D E D , R E M O V A L A N D S T A B I L I Z A T I O N M U S T T A K E P L A C E W I T H I N S E V E N ( 7 ) C A L E N D A R D A Y S O F O B T A I N I N G A C C E S S . C O N T R A C T O R I S R E S P O N S I B L E F O R C O N T A C T I N G A L L L O C A L , R E G I O N A L , S T A T E A N D F E D E R A L A U T H O R I T I E S A N D R E C E I V I N G A N Y A P P L I C A B L E P E R M I T S , P R I O R T O C O N D U C T I N G A N Y W O R K . 4 . C O N S T R U C T I O N S I T E V E H I C L E E X I T L O C A T I O N S M U S T B E I N S P E C T E D F O R E V I D E N C E O F O F F - S I T E S E D I M E N T T R A C K I N G O N T O P A V E D S U R F A C E S . T R A C K E D S E D I M E N T M U S T B E R E M O V E D F R O M A L L O F F - S I T E P A V E D S U R F A C E S , W I T H I N 2 4 H O U R S O F D I S C O V E R Y , O R I F A P P L I C A B L E , W I T H I N A S H O R T E R T I M E T O C O M P L Y W I T H P A R T I V . C . 6 O F T H E G E N E R A L P E R M I T . 5 . C O 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 H E O P E R A T I O N A N D M A I N T E N A N C E O F T E M P O R A R Y A N D P E R M A N E N T W A T E R Q U A L I T Y M A N A G E M E N T B M P S , A S W E L L A S A L L E R O S I O N P R E V E N T I O N A N D S E D I M E N T C O N T R O L B M P S , F O R T H E D U R A T I O N O F T H E C O N S T R U C T I O N W O R K A T T H E S I T E . T H E P E R M I T T E E ( S ) A R E R E S P O N S I B L E U N T I L A N O T H E R P E R M I T T E E H A S A S S U M E D C O N T R O L ( A C C O R D I N G T O P A R T I I . B . 5 O F T H E M P C A G E N E R A L P E R M I T ) O V E R A L L A R E A S O F T H E S I T E T H A T H A V E N O T B E E N F I N A L L Y S T A B I L I Z E D O R T H E S I T E H A S U N D E R G O N E F I N A L S T A B I L I Z A T I O N , A N D A ( N . O . T . ) H A S B E E N S U B M I T T E D T O T H E M P C A . 6 . I F S E D I M E N T E S C A P E S T H E C O N S T R U C T I O N S I T E , O F F - S I T E A C C U M U L A T I O N S O F S E D I M E N T M U S T B E R E M O V E D I N A M A N N E R A N D A T A F R E Q U E N C Y S U F F I C I E N T T O M I N I M I Z E O F F - S I T E I M P A C T S ( E . G . , F U G I T I V E S E D I M E N T I N S T R E E T S C O U L D B E W A S H E D I N T O S T O R M S E W E R S B Y T H E N E X T R A I N A N D / O R P O S E A S A F E T Y H A Z A R D T O U S E R S O F P U B L I C S T R E E T S ) . 7 . A L L I N F I L T R A T I O N A R E A S M U S T B E I N S P E C T E D T O E N S U R E T H A T N O S E D I M E N T F R O M O N G O I N G C O N S T R U C T I O N A C T I V I T I E S I S R E A C H I N G T H E I N F I L T R A T I O N A R E A A N D T H E S E A R E A S A R E P R O T E C T E D F R O M C O M P A C T I O N D U E T O C O N S T R U C T I O N E Q U I P M E N T D R I V I N G A C R O S S T H E I N F I L T R A T I O N A R E A . 1 . C O N S T R U C T I O N S H A L L C O M P L Y W I T H A L L A P P L I C A B L E G O V E R N I N G C O D E S A N D B E C O N S T R U C T E D T O S A M E . W H E R E A C O N F L I C T E X I S T S B E T W E E N L O C A L J U R I S D I C T I O N A L S T A N D A R D S P E C I F I C A T I O N S A N D S A M B A T E K S T A N D A R D S P E C I F I C A T I O N S , T H E M O R E S T R I N G E N T S P E C I F I C A T I O N S H A L L A P P L Y . 2 . T H E 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 ( S W P P P ) I S C O M P R I S E D O F T H I S D R A W I N G ( E R O S I O N & S E D I M E N T A T I O N C O N T R O L P L A N - E S C P L A N ) , T H E S T A N D A R D D E T A I L S , T H E P L A N N A R R A T I V E , A N D I T S A P P E N D I C E S , P L U S T H E P E R M I T A N D A L L S U B S E Q U E N T R E P O R T S A N D R E L A T E D D O C U M E N T S . 3 . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R C O M P L E T I N G & S U B M I T T I N G T H E A P P L I C A T I O N F O R T H E M P C A G E N E R A L S T O R M W A T E R P E R M I T F O R C O N S T R U C T I O N A C T I V I T Y . A L L C O N T R A C T O R S A N D S U B C O N T R A C T O R S I N V O L V E D W I T H 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 S H A L L O B T A I N A C O P Y O F T H E S W P P P A N D T H E S T A T E O F M I N N E S O T A N A T I O N A L P O L L U T A N T D I S C H A R G E E L I M I N A T I O N S Y S T E M G E N E R A L P E R M I T ( N P D E S P E R M I T ) A N D B E C O M E F A M I L I A R W I T H T H E C O N T E N T S . T H E S W P P P A N D A L L O T H E R R E L A T E D D O C U M E N T S M U S T B E K E P T A T T H E S I T E D U R I N G C O N S T R U C T I O N . ( N O T E T O T H E P R E P A R E R : E D I T A P P L I C A T I O N P R O C E S S P E R P R O J E C T R E Q U I R E M E N T S ) 4 . C O N T R A C T O R S H A L L I M P L E M E N T B E S T M A N A G E M E N T P R A C T I C E S ( B M P ' S ) A S R E Q U I R E D B Y T H E S W P P P & P E R M I T S . C O N T R A C T O R S H A L L O V E R S E E T H E I N S P E C T I O N & M A I N T E N A N C E O F T H E B M P ' S A N D E R O S I O N P R E V E N T I O N F R O M B E G I N N I N G O F C O N S T R U C T I O N A N D U N T I L C O N S T R U C T I O N I S C O M P L E T E D , I S A P P R O V E D B Y A L L A U T H O R I T I E S , A N D T H E N O T I C E O F T E R M I N A T I O N ( N O T ) H A S B E E N F I L E D W I T H T H E M P C A B Y E I T H E R T H E O W N E R O R O P E R A T O R A S A P P R O V E D O N P E R M I T . A D D I T I O N A L B M P ' S S H A L L B E I M P L E M E N T E D A S D I C T A T E D B Y C O N D I T I O N S A T N O A D D I T I O N A L C O S T T O O W N E R T H R O U G H O U T A L L P H A S E S O F C O N S T R U C T I O N . ( N O T E T O T H E P R E P A R E R : R E V I S E I N S P E C T I O N R E S P O N S I B I L I T Y P E R O P T I O N S I N S W P P P N A R R A T I V E ( S E C T I O N 0 2 3 7 0 ) ) 5 . C O N T R A C T O R S H A L L C O M P L Y W I T H T R A I N I N G R E Q U I R E M E N T S I N P A R T I I I . A . 2 O F T H E G E N E R A L P E R M I T . 6 . B M P ' S A N D C O N T R O L S S H A L L C O N F O R M T O F E D E R A L , S T A T E , O R L O C A L R E Q U I R E M E N T S O R M A N U A L O F P R A C T I C E , A S A P P L I C A B L E . C O N T R A C T O R S H A L L I M P L E M E N T A D D I T I O N A L C O N T R O L S A S D I R E C T E D B Y P E R M I T T I N G A G E N C Y O R O W N E R . 7 . E S C P L A N M U S T C L E A R L Y D E L I N E A T E A L L S T A T E W A T E R S . P E R M I T S F O R A N Y C O N S T R U C T I O N A C T I V I T Y I M P A C T I N G S T A T E W A T E R S O R R E G U L A T E D W E T L A N D S M U S T B E M A I N T A I N E D O N S I T E A T A L L T I M E S . 8 . C O N T R A C T O R S H A L L M I N I M I Z E C L E A R I N G T O T H E M A X I M U M E X T E N T P R A C T I C A L O R A S R E Q U I R E D B Y T H E G E N E R A L P E R M I T . T H E B O U N D A R I E S O F T H E C L E A R I N G L I M I T S S H O W N O N T H E E S C P L A N S S H A L L B E C L E A R L Y D E L I N E A T E D ( E . G . W I T H F L A G S , S T A K E S , S I G N S , S I L T F E N C E , E T C . ) O N T H E D E V E L O P M E N T S I T E B E F O R E W O R K B E G I N S . G R O U N D D I S T U R B I N G A C T I V I T I E S M U S T N O T O C C U R O U T S I D E T H E L I M I T S O F D I S T U R B A N C E . 9 . G E N E R A L C O N T R A C T O R S H A L L D E N O T E O N P L A N T H E T E M P O R A R Y P A R K I N G A N D S T O R A G E A R E A W H I C H S H A L L A L S O B E U S E D A S T H E E Q U I P M E N T M A I N T E N A N C E A N D C L E A N I N G A R E A , E M P L O Y E E P A R K I N G A R E A , A N D A R E A F O R L O C A T I N G P O R T A B L E F A C I L I T I E S , O F F I C E T R A I L E R S , A N D T O I L E T F A C I L I T I E S . 1 0 . A L L W A S H W A T E R ( C O N C R E T E T R U C K S , V E H I C L E C L E A N I N G , E Q U I P M E N T C L E A N I N G , E T C . ) M U S T B E L I M I T E D T O A D E F I N E D A R E A O F T H E S I T E A N D S H A L L B E C O N T A I N E D A N D P R O P E R L Y T R E A T E D O R D I S P O S E D . N O E N G I N E D E G R E A S I N G I S A L L O W E D O N S I T E . 1 1 . A L L L I Q U I D A N D S O L I D W A S T E S G E N E R A T E D B Y C O N C R E T E W A S H O U T O P E R A T I O N S M U S T B E C O N T A I N E D I N A L E A K - P R O O F C O N T A I N M E N T F A C I L I T Y O R I M P E R M E A B L E L I N E R . A C O M P A C T E D C L A Y L I N E R I S N O T A C C E P T A B L E . T H E L I Q U I D A N D S O L I D W A S T E S M U S T N O T C O N T A C T T H E G R O U N D , A N D T H E R E M U S T N O T B E R U N O F F F R O M T H E C O N C R E T E W A S H O U T O P E R A T I O N S O R A R E A S . L I Q U I D A N D S O L I D W A S T E S M U S T B E D I S P O S E D O F P R O P E R L Y A N D I N C O M P L I A N C E W I T H M P C A R E G U L A T I O N S . A S I G N M U S T B E I N S T A L L E D A D J A C E N T T O E A C H W A S H O U T F A C I L I T Y T O I N F O R M C O N C R E T E E Q U I P M E N T O P E R A T O R S T O U T I L I Z E T H E P R O P E R F A C I L I T I E S . S E L F - C O N T A I N E D C O N C R E T E W A S H O U T S O N C O N C R E T E D E L I V E R Y T R U C K S A R E A L L O W E D . 1 2 . S U F F I C I E N T O I L A N D G R E A S E A B S O R B I N G M A T E R I A L S A N D F L O T A T I O N B O O M S S H A L L B E M A I N T A I N E D O N S I T E O R R E A D I L Y A V A I L A B L E T O C O N T A I N A N D C L E A N - U P F U E L O R C H E M I C A L S P I L L S A N D L E A K S . 1 3 . D U S T O N T H E S I T E S H A L L B E C O N T R O L L E D . T H E U S E O F M O T O R O I L S A N D O T H E R P E T R O L E U M B A S E D O R T O X I C L I Q U I D S F O R D U S T S U P P R E S S I O N O P E R A T I O N S I S P R O H I B I T E D . 1 4 . S O L I D W A S T E : C O L L E C T E D S E D I M E N T , A S P H A L T & C O N C R E T E M I L L I N G S , F L O A T I N G D E B R I S , P A P E R , P L A S T I C , F A B R I C , C O N S T R U C T I O N & D E M O L I T I O N D E B R I S & O T H E R W A S T E S M U S T B E D I S P O S E D O F P R O P E R L Y & M U S T C O M P L Y W I T H M P C A D I S P O S A L R E Q U I R E M E N T S . 1 5 . H A Z A R D O U S M A T E R I A L S : O I L , G A S O L I N E , P A I N T & A N Y H A Z A R D O U S S U B S T A N C E S M U S T B E P R O P E R L Y S T O R E D , I N C L U D I N G S E C O N D A R Y C O N T A I N M E N T , T O P R E V E N T S P I L L S , L E A K S O R O T H E R D I S C H A R G E . R E S T R I C T E D A C C E S S T O S T O R A G E A R E A S M U S T B E P R O V I D E D T O P R E V E N T V A N D A L I S M . S T O R A G E & D I S P O S A L O F H A Z A R D O U S W A S T E M U S T B E I N C O M P L I A N C E W I T H M P C A R E G U L A T I O N S . 1 6 . A L L 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 M E A S U R E S P R E S E N T E D O N T H I S P L A N , A N D I N T H E S W P P P , S H A L L B E I N I T I A T E D A S S O O N A S P R A C T I C A B L E A N D P R I O R T O S O I L D I S T U R B I N G A C T I V I T I E S U P S L O P E . 1 7 . D I S T U R B E D P O R T I O N S O F T H E S I T E W H E R E C O N S T R U C T I O N A C T I V I T Y H A S S T O P P E D S H A L L B E T E M P O R A R I L Y S E E D E D , W I T H I N 7 D A Y S O F I N A C T I V I T Y . S E E D I N G S H A L L B E I N A C C O R D A N C E W I T H M N / D O T S E E D M I X T U R E N U M B E R 2 1 - 1 1 1 O R 2 1 - 1 1 2 D E P E N D I N G O N T H E S E A S O N O F P L A N T I N G ( S E E M N / D O T S P E C I F I C A T I O N S E C T I O N 2 5 7 5 . 3 ) S E E D I N G M E T H O D A N D A P P L I C A T I O N R A T E S H A L L C O N F O R M T O M N / D O T S P E C I F I C A T I O N S E C T I O N 2 5 7 5 . 3 . T E M P O R A R Y M U L C H S H A L L B E A P P L I E D I N A C C O R D A N C E W I T H M N / D O T S P E C I F I C A T I O N S E C T I O N 2 5 7 5 . 3 F 1 A N D 2 5 7 5 . 3 G . A L T E R N A T I V E L Y , H Y D R A U L I C S O I L S T A B I L I Z E R I N A C C O R D A N C E W I T H M N / D O T S P E C I F I C A T I O N S E C T I O N 2 5 7 5 . 3 H M A Y B E U S E D I N P L A C E O F T E M P O R A R Y M U L C H . 1 8 . D I S T U R B E D P O R T I O N S O F T H E S I T E W H E R E C O N S T R U C T I O N A C T I V I T Y H A S P E R M A N E N T L Y S T O P P E D S H A L L B E P E R M A N E N T L Y S T A B I L I Z E D . T H E S E A R E A S S H A L L B E S T A B I L I Z E D I N A C C O R D A N C E W I T H T H E T I M E T A B L E D E S C R I B E D A B O V E . R E F E R T O T H E G R A D I N G P L A N A N D / O R L A N D S C A P E P L A N F O R V E G E T A T I V E C O V E R . 1 9 . C O N T R A C T O R S O R S U B C O N T R A C T O R S W I L L B E R E S P O N S I B L E F O R R E M O V I N G S E D I M E N T F R O M C O N V E Y A N C E S & F R O M T E M P O R A R Y S E D I M E N T A T I O N B A S I N S T H A T A R E T O B E U S E D A S P E R M A N E N T W A T E R Q U A L I T Y M A N A G E M E N T B A S I N S . S E D I M E N T M U S T B E S T A B I L I Z E D T O P R E V E N T I T F R O M B E I N G W A S H E D B A C K I N T O T H E B A S I N , C O N V E Y A N C E S , O R D R A I N A G E W A Y S D I S C H A R G I N G O F F - S I T E O R T O S U R F A C E W A T E R S . T H E C L E A N O U T O F P E R M A N E N T B A S I N S M U S T B E S U F F I C I E N T T O R E T U R N T H E B A S I N T O D E S I G N C A P A C I T Y . 2 0 . O N - S I T E & O F F - S I T E S O I L S T O C K P I L E A N D B O R R O W A R E A S S H A L L B E P R O T E C T E D F R O M E R O S I O N A N D S E D I M E N T A T I O N T H R O U G H I M P L E M E N T A T I O N O F B M P ' S . S T O C K P I L E A N D B O R R O W A R E A L O C A T I O N S S H A L L B E N O T E D O N T H E S I T E M A P A N D P E R M I T T E D I N A C C O R D A N C E W I T H G E N E R A L P E R M I T R E Q U I R E M E N T S . 2 1 . T E M P O R A R Y S O I L S T O C K P I L E S M U S T H A V E S I L T F E N C E O R O T H E R E F F E C T I V E S E D I M E N T C O N T R O L S & C A N N O T B E P L A C E D I N S U R F A C E W A T E R S , I N C L U D I N G S T O R M W A T E R C O N V E Y A N C E S S U C H A S C U R B & G U T T E R S Y S T E M S O R C O N D U I T S & D I T C H E S . 2 2 . S L O P E S S H A L L B E L E F T I N A R O U G H E N E D C O N D I T I O N D U R I N G T H E G R A D I N G P H A S E T O R E D U C E R U N O F F V E L O C I T I E S A N D E R O S I O N . 2 3 . D U E T O T H E G R A D E C H A N G E S D U R I N G T H E D E V E L O P M E N T O F T H E P R O J E C T , C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R A D J U S T I N G T H E E R O S I O N C O N T R O L M E A S U R E S ( S I L T F E N C E S , C H E C K D A M S , I N L E T P R O T E C T I O N D E V I C E S , E T C . ) T O P R E V E N T E R O S I O N . 2 4 . A L L C O N S T R U C T I O N S H A L L B E S T A B I L I Z E D A T T H E E N D O F E A C H W O R K I N G D A Y , T H I S I N C L U D E S B A C K F I L L I N G O F T R E N C H E S F O R U T I L I T Y C O N S T R U C T I O N A N D P L A C E M E N T O F G R A V E L O R B I T U M I N O U S P A V I N G F O R R O A D C O N S T R U C T I O N . DEVELOPER/OWNER:HAWKEYE HOTELS2706 JAMES STREETCORALVILLE, IA 52241612-310-9799SITE OPERATOR / GENERAL CONTRACTORSUPERINTENDENT:CROSS BRACEMIN.15" 18"MAX.2" X 4" STAKE 3' MIN.DROP INLETWITH GRATE 2" X 4" WOOD (TYP.)5' MIN.SECURELY FASTEN OV E R L A P P I N G ENDS OF SILT FENCE M A T E R I A L TO ADJACENT STAKES W I T H THREE WIRE TIES OR O T H E R FASTENERS ATTACH THE WOVEN WIREFENCE TO EACH POST WITHTHREE WIRE TIES OR OTHERFASTENERS (SEE NOTE 1)1. ATTACH THE WOVEN WIRE FENCE TO EACH POST AND THE GEOTEXTILE TO THE WOVEN WIRE FENCE(SPACED EVERY 30") WITH THREE WIRE TIES OR OTHER FASTENERS, ALL SPACED WITHIN THE TOP 8" OFTHE FABRIC. ATTACH EACH TIE DIAGONALLY 45 DEGREES THROUGH THE FABRIC, WITH EACH PUNCTUREAT LEAST 1" VERTICALLY APART.2. WHEN TWO SECTIONS OF SILT FENCE MATERIAL ADJOIN EACH OTHER, THEY SHALL BE OVERLAPPEDACROSS TWO POSTS.3. MAINTENANCE SHALL BE PERFORMED AS NOTED IN THE SWPPP. DEPTH OF ACCUMULATED SEDIMENTSMAY NOT EXCEED ONE-HALF THE HEIGHT OF THE FABRIC. MAINTENANCE CLEANOUT MUST BECONDUCTED REGULARLY TO PREVENT ACCUMULATED SEDIMENTS FROM REACHING ONE-HALF THEHEIGHT OF THE SILT FENCE MATERIAL ABOVE GRADE.4. ALL SILT FENCE INLETS SHALL INCLUDE WIRE SUPPORT.OVERLAP5' MIN.SILT FENCE MATERIA L T O B E FASTENED SECURELY T O W O V E N WIRE FENCE WITH T H R E E T I E S SPACED AT 30" ON C E N T E R ( S E E NOTE 1) D E F L E C T O R P L A T E O V E R F L O W 2 - T O P O F C U R B B O X O V E R F L O W 1 - C E N T E R O F F I L T E R A S S E M B L Y 1 0 " F I L T E R A S S E M B L Y C U R B C G 3 0 6 7 H I G H - F L O W F A B R I C M I R A F I F F 1 0 1 R O A D D R A I N C A S T I N G A P P L I C A B I L T Y • N E E N A H R - 3 0 6 7 • N E E N A H R - 3 5 1 2 NOT TO SCALE50' MIN.ROAD6" MIN.CONSTRUCT 2' HIGH BERM WITHMAXIMUM SIDE SLOPE OF 4:12" TO 3" GRAVELNOTE: ROCK EXITS SHALL BE INSTALLED PRIOR TO THESTART OF ANY SITE WORK. ROCK EXITS SHALL BEINSPECTED FOLLOWING EACH RAINFALL.MAINTENANCE OF ROCK EXITS SHALL INCLUDE A TOPDRESSING OF NEW GRAVEL, OR REMOVAL ANDREPLACEMENT OF THE GRAVEL AS NEEDED, TO KEEPTHE EXITS FREE FROM COLLECTED MUD.ASREQUIRED MIN 0.5% GRADE 8' X 8' MIN OR ASREQUIRED TOCONTAIN WASTECONCRETE SIGN TO INDICATE THE LOCATION OFTHE CONCRETE WASHOUT AREA2'-0" MIN BERM AROUND PERIMETER G R O U N D S U R F A C E 1 2 " M I N 12" MINCOMPACTED EMBANKMENTMATERIAL (TYP.) 3 : 1 O R F L A T T E R S I D E S L O P E S NOTES:1. CONCRETE WASHOUT AREA SHALL BE INSTALLED PR I O R T O A N Y C O N C R E T E P L A C E M E N T ON SITE.2. CONCRETE WASHOUT AREA SHALL BE LINED WITH M I N I M U M 1 0 M I L T H I C K P L A S T I C LINER.3. VEHICLE TRACKING CONTROL IS REQUIRED IF ACCES S T O C O N C R E T E W A S H O U T A R E A I S OFF PAVEMENT.4. SIGNS SHALL BE PLACED AT THE CONSTRUCTION EN T R A N C E , A T T H E W A S H O U T A R E A , AND ELSEWHERE AS NECESSARY TO CLEARLY INDICA T E T H E L O C A T I O N O F T H E CONCRETE WASHOUT AREA TO OPERATORS OF CON C R E T E T R U C K S A N D P U M P R I G S . 5. THE CONCRETE WASHOUT AREA SHALL BE REPAIRED A N D E N L A R G E D O R C L E A N E D O U T AS NECESSARY TO MAINTAIN CAPACITY FOR WASTED C O N C R E T E . 6. AT THE END OF CONSTRUCTION, ALL CONCRETE SH A L L B E R E M O V E D F R O M T H E S I T E AND DISPOSED OF AT AN ACCEPTED WASTE SITE.7. WHEN THE CONCRETE WASHOUT AREA IS REMOVED , T H E D I S T U R B E D A R E A S H A L L B E SEEDED AND MULCHED OR OTHERWISE STABILIZED I N A M A N N E R A C C E P T E D B Y T H E CITY.WOVEN WIREFENCE WITH SILTFENCE MATERIALCOVEREXTEND WIRE FENCEA MIN. OF 3" INTOGROUNDEXTEND SILT FENCEMATERIAL A MIN. OF1'-0" INTO GROUND EROSION & SEDIMENTATION CONTROL NOTES & DETAILS / "SITE MAP"SITE LOCATION MAPNOT TO SCALE USGS MAP G E N E R A L E R O S I O N N O T E S : NOT TO SCALE ROCK EXIT DRIVENOT TO SCALE CONCRETE WASHOUT AREA R O A D D R A I N I N L E T P R O T E C T I O N ( I P - 2 ) SILT FENCE INLET PROTECTION (IP-1)NOT TO SCALE POSTS: 2 X 4 WOODEN STAKE FENCE:WOVEN WIRE, 14-1/2 GA., 6" MAX. MESHOPENING FABRIC: IN ACCORDANCE WITHASTM D 6461 LATEST EDITION. N O T T O S C A L E P H A S E I : 1 . I N S T A L L S T A B I L I Z E D C O N S T R U C T I O N E N T R A N C E S . 2 . P R E P A R E T E M P O R A R Y P A R K I N G A N D S T O R A G E A R E A . 3 . C O N S T R U C T T H E S I L T F E N C E S O N T H E S I T E . 4 . C O N S T R U C T T H E S E D I M E N T A T I O N A N D S E D I M E N T T R A P B A S I N S . 5 . H A L T A L L A C T I V I T I E S A N D C O N T A C T T H E C I V I L E N G I N E E R I N G C O N S U L T A N T T O P E R F O R M I N S P E C T I O N O F B M P s . G E N E R A L C O N T R A C T O R S H A L L S C H E D U L E A N D C O N D U C T S T O R M W A T E R P R E - C O N S T R U C T I O N M E E T I N G W I T H E N G I N E E R A N D A L L G R O U N D D I S T U R B I N G C O N T R A C T O R S B E F O R E P R O C E E D I N G W I T H C O N S T R U C T I O N . 6 . C L E A R A N D G R U B T H E S I T E . 7 . B E G I N G R A D I N G T H E S I T E . 8 . S T A R T C O N S T R U C T I O N O F B U I L D I N G P A D A N D S T R U C T U R E S . P H A S E I I : 1 . T E M P O R A R I L Y S E E D D E N U D E D A R E A S . 2 . I N S T A L L U T I L I T I E S , U N D E R D R A I N S , S T O R M S E W E R S , C U R B S A N D G U T T E R S . 3 . I N S T A L L R I P R A P A R O U N D O U T L E T S T R U C T U R E S . 4 . I N S T A L L I N L E T P R O T E C T I O N A R O U N D A L L S T O R M S E W E R S T R U C T U R E S . 5 . P R E P A R E S I T E F O R P A V I N G . 6 . P A V E S I T E . 7 . I N S T A L L I N L E T P R O T E C T I O N D E V I C E S . 8 . C O M P L E T E G R A D I N G A N D I N S T A L L P E R M A N E N T S E E D I N G A N D P L A N T I N G . 9 . R E M O V E A L L T E M P O R A R Y E R O S I O N A N D S E D I M E N T C O N T R O L D E V I C E S ( O N L Y I F S I T E I S S T A B I L I Z E D ) , I F R E Q U I R E D B Y T H E C O N T R A C T A R E A S U M M A R Y I N A C R E S P A V E M E N T A R E A 1 . 1 4 A C ± B U I L D I N G A R E A 0 . 3 8 A C ± S E E D E D A R E A 0 . 3 5 A C ± T O T A L D I S T U R B E D 2 . 1 2 A C ± P R E - C O N S T R U C T I O N I M P E R V I O U S 1 . 4 4 A C ± P O S T - C O N S T R U C T I O N I M P E R V I O U S 1 . 6 6 A C ± FRAME M A I N T E N A N C E N O T E S : S E Q U E N C E O F C O N S T R U C T I O N SITE 10NORTHWOODS69451DRIVERED FOX ROADLEXINGTON AVE N GRAMISE ROADSNELLING AVEGREY FOX ROAD DUNLAP STREET N CHATSWORTH ST N COUNTY ROAD F WESTHAMLINE AVE694 S I T E S C A L E I N F E E T 0 6 0 3 0 Aug 28, 2017 - 2:58pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C6-UTIL.dwg C 6 . 0 1 U T I L I T Y P L A N P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l T E L E P H O N E E L E C T R I C G A S L I N E F O R C E M A I N ( S A N . ) E A S E M E N T W A T E R M A I N S A N I T A R Y S E W E R E X I S T I N G P R O P O S E D S T O R M S E W E R C U R B & G U T T E R D R A I N T I L E D S S S L S L E G E N D U T I L I T Y C O N S T R U C T I O N N O T E S S T O R M S E W E R S T R U C T U R E S C H E D U L E N U M B E R T Y P E C A S T I N G * * I N D I C A T E S N E E N A H F O U N D R Y C A S T I N G N O . , O R A P P R O V E D E Q U A L N O T E : C O N T R A C T O R A N D T H E I R S U P P L I E R S H A L L D E T E R M I N E T H E M I N I M U M D I A M E T E R R E Q U I R E D F O R E A C H S T O R M S E W E R S T R U C T U R E . THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL XX. THIS QUALITY LEVEL WAS DETERMINEDACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTINGSUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTINGUTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THECONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BYHIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD).IF THE CONTRACTOR ENCOUNTERS ANY DRAIN TILE WITHIN THE SITE, HE OR SHE SHALL NOTIFY THE ENGINEER WITH THE LOCATION, SIZE,INVERT AND IF THE TILE LINE IS ACTIVE. NO DRAIN TILE SHALL BE BACKFILLED WITHOUT APPROVAL FROM THE PROJECT ENGINEER.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSEDIMPROVEMENTS SHOWN ON THE PLANS. 1 . T H E U T I L I T Y I M P R O V E M E N T S F O R T H I S P R O J E C T S H A L L B E C O N S T R U C T E D I N A C C O R D A N C E W I T H T H E " S T A N D A R D U T I L I T I E S S P E C I F I C A T I O N S " A S P U B L I S H E D B Y T H E C I T Y E N G I N E E R S A S S O C I A T I O N O F M I N N E S O T A ( C E A M ) , E X C E P T A S M O D I F I E D H E R E I N . C O N T R A C T O R S H A L L O B T A I N A C O P Y O F T H E S E S P E C I F I C A T I O N S . 1 . 1 . A L L U T I L I T I E S S H A L L B E C O N S T R U C T E D I N A C C O R D A N C E W I T H C I T Y R E Q U I R E M E N T S . 1 . 2 . C O N T R A C T O R S H A L L N O T O P E N , T U R N O F F , I N T E R F E R E W I T H , O R A T T A C H A N Y P I P E O R H O S E T O O R T A P W A T E R M A I N B E L O N G I N G T O T H E C I T Y U N L E S S D U L Y A U T H O R I Z E D T O D O S O B Y T H E C I T Y . A N Y A D V E R S E C O N S E Q U E N C E S O F A N Y S C H E D U L E D O R U N S C H E D U L E D D I S R U P T I O N S O F S E R V I C E T O T H E P U B L I C A R E T H E L I A B I L I T Y O F C O N T R A C T O R . 1 . 3 . A M I N I M U M V E R T I C A L S E P A R A T I O N O F 1 8 I N C H E S A N D H O R I Z O N T A L S E P A R A T I O N O F 1 0 - F E E T B E T W E E N O U T S I D E P I P E D I A M E T E R S I S R E Q U I R E D A T A L L W A T E R M A I N A N D S E W E R M A I N ( B U I L D I N G , S T O R M A N D S A N I T A R Y ) C R O S S I N G S . 2 . A L L M A T E R I A L S S H A L L B E A S S P E C I F I E D I N C E A M S P E C I F I C A T I O N S E X C E P T A S M O D I F I E D H E R E I N . 2 . 1 . A L L M A T E R I A L S S H A L L C O M P L Y W I T H T H E R E Q U I R E M E N T S O F T H E C I T Y . 2 . 2 . A L L S A N I T A R Y S E W E R T O B E P V C S D R - 3 5 , U N L E S S N O T E D O T H E R W I S E . 2 . 2 . 1 . A L L S A N I T A R Y S E W E R S E R V I C E S T O B U I L D I N G S H A L L B E P V C S C H 4 0 C O N F O R M I N G T O A S T M D 2 6 6 5 . 2 . 3 . A L L W A T E R M A I N T O B E D U C T I L E I R O N - C L A S S 5 2 , U N L E S S N O T E D O T H E R W I S E . 2 . 3 . 1 . A L L W A T E R M A I N T O H A V E 7 . 5 - F E E T O F C O V E R O V E R T O P O F W A T E R M A I N . 2 . 3 . 2 . P R O V I D E T H R U S T B L O C K I N G A N D M E C H A N I C A L J O I N T R E S T R A I N T S O N A L L W A T E R M A I N J O I N T S P E R C I T Y S T A N D A R D S . 2 . 4 . A L L S T O R M S E W E R P I P E T O B E S M O O T H I N T E R I O R D U A L W A L L H D P E P I P E W I T H W A T E R T I G H T G A S K E T S , U N L E S S N O T E D O T H E R W I S E . 2 . 4 . 1 . A L L S T O R M S E W E R P I P E F O R R O O F D R A I N S E R V I C E S T O B U I L D I N G S H A L L B E P V C S C H 4 0 C O N F O R M I N G T O A S T M D 2 6 6 5 . 2 . 5 . R I P R A P S H A L L B E M n / D O T C L A S S 3 . 3 . C O O R D I N A T E A L L B U I L D I N G S E R V I C E C O N N E C T I O N L O C A T I O N S A N D I N V E R T E L E V A T I O N S W I T H M E C H A N I C A L C O N T R A C T O R P R I O R T O C O N S T R U C T I O N . 4 . A L L B U I L D I N G S E R V I C E C O N N E C T I O N S ( S T O R M , S A N I T A R Y , W A T E R ) W I T H F I V E F E E T O R L E S S C O V E R A R E T O B E I N S U L A T E D F R O M B U I L D I N G T O P O I N T W H E R E 5 - F E E T O F C O V E R I S A C H I E V E D . 5 . C O N T R A C T O R S H A L L T A K E A L L P R E C A U T I O N S N E C E S S A R Y T O A V O I D P R O P E R T Y D A M A G E T O A D J A C E N T P R O P E R T I E S D U R I N G T H E C O N S T R U C T I O N P H A S E S O F T H I S P R O J E C T . C O N T R A C T O R W I L L B E H E L D S O L E L Y R E S P O N S I B L E F O R A N Y D A M A G E S T O T H E A D J A C E N T P R O P E R T I E S O C C U R R I N G D U R I N G T H E C O N S T R U C T I O N P H A S E S O F T H I S P R O J E C T . 6 . S A F E T Y N O T I C E T O C O N T R A C T O R S : I N A C C O R D A N C E W I T H G E N E R A L L Y A C C E P T E D C O N S T R U C T I O N P R A C T I C E S , C O N T R A C T O R W I L L B E S O L E L Y A N D C O M P L E T E L Y R E S P O N S I B L E F O R C O N D I T I O N S O N T H E J O B S I T E , I N C L U D I N G S A F E T Y O F A L L P E R S O N S A N D P R O P E R T Y D U R I N G P E R F O R M A N C E O F T H E W O R K . T H I S R E Q U I R E M E N T W I L L A P P L Y C O N T I N U O U S L Y A N D N O T B E L I M I T E D T O N O R M A L W O R K I N G H O U R S . T H E D U T Y O F T H E E N G I N E E R O R T H E D E V E L O P E R T O C O N D U C T C O N S T R U C T I O N R E V I E W O F C O N T R A C T O R ' S P E R F O R M A N C E I S N O T I N T E N D E D T O I N C L U D E R E V I E W O F T H E A D E Q U A C Y O F C O N T R A C T O R ' S S A F E T Y M E A S U R E S I N , O N O R N E A R T H E C O N S T R U C T I O N S I T E . 7 . A L L A R E A S O U T S I D E T H E P R O P E R T Y B O U N D A R I E S T H A T A R E D I S T U R B E D B Y U T I L I T Y C O N S T R U C T I O N S H A L L B E R E S T O R E D I N K I N D . S O D D E D A R E A S S H A L L B E R E S T O R E D W I T H 6 I N C H E S O F T O P S O I L P L A C E D B E N E A T H T H E S O D . 8 . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R P R O V I D I N G A N D M A I N T A I N I N G T R A F F I C C O N T R O L D E V I C E S S U C H A S B A R R I C A D E S , W A R N I N G S I G N S , D I R E C T I O N A L S I G N S , F L A G M E N A N D L I G H T S T O C O N T R O L T H E M O V E M E N T O F T R A F F I C W H E R E N E C E S S A R Y . T R A F F I C C O N T R O L D E V I C E S S H A L L C O N F O R M T O A P P R O P R I A T E M I N N E S O T A D E P A R T M E N T O F T R A N S P O R T A T I O N S T A N D A R D S . 9 . A L L S O I L S T E S T I N G S H A L L B E C O M P L E T E D B Y A N I N D E P E N D E N T S O I L S E N G I N E E R . E X C A V A T I O N F O R T H E P U R P O S E O F R E M O V I N G U N S T A B L E O R U N S U I T A B L E S O I L S S H A L L B E C O M P L E T E D A S R E Q U I R E D B Y T H E S O I L S E N G I N E E R . T H E U T I L I T Y B A C K F I L L C O N S T R U C T I O N S H A L L C O M P L Y W I T H T H E R E Q U I R E M E N T S O F T H E S O I L S E N G I N E E R . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R C O O R D I N A T I N G A L L R E Q U I R E D S O I L S T E S T S A N D S O I L I N S P E C T I O N S W I T H T H E S O I L S E N G I N E E R . A G E O T E C H N I C A L E N G I N E E R I N G R E P O R T H A S B E E N C O M P L E T E D B Y : C O M P A N Y : T E R R A C O N A D D R E S S : 1 3 4 0 0 1 5 T H A V E N , P L Y M O U T H , M N 5 5 4 4 1 P H O N E : 8 0 9 - 8 2 9 - 8 2 1 2 D A T E D : 0 7 / 2 1 / 2 0 1 7 C O N T R A C T O R S H A L L O B T A I N A C O P Y O F T H I S S O I L S R E P O R T . 1 0 . C O N T R A C T O R S H A L L S U B M I T 2 C O P I E S O F S H O P D R A W I N G S F O R M A N H O L E A N D C A T C H B A S I N S T R U C T U R E S T O _ _ _ _ _ _ _ _ _ _ _ _ _ _ . C O N T R A C T O R S H A L L A L L O W 5 W O R K I N G D A Y S F O R S H O P D R A W I N G R E V I E W . 1 1 . C O N T R A C T O R A N D M A T E R I A L S U P P L I E R S H A L L D E T E R M I N E T H E M I N I M U M D I A M E T E R R E Q U I R E D F O R E A C H S T O R M S E W E R S T R U C T U R E . Aug 28, 2017 - 2:58pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C9-DETL.dwg C 9 . 0 1 D E T A I L S P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l N.T.S.SLOPE 3/4" PER FT.13MODIFIED B612 CONC. CURB &GUTTER (ALONG SIDEWALK)13-1/2"6"6"6"8"12"3" R7"2"2"2"1/2" R1/2" R2 - #4 REINFORCING RODS AT CATCH BASINS20 FEET IN LENGTH, CENTERED ON THE STRUCTURE8"12"4"6"1313-1/2"6"6"3" R1/2" R7"TIP OUTSLOPE 1/4" PER FT.CLASS 5 BASESUBGRADE01B612 CONCRETE CURB & GUTTER R E S I D E N T I A L 3 F T 5 F T " B " PL EXISTING DRIVEWAY ANOTE:SPACE CONTROL JOINTS SUCHTHAT NO PANEL IS GREATERTHAN 100 SQUARE FEET. C O N C R E T E S L A B 6 " M I N . T H I C K N E S S F O R R E S I D E N T I A L S E C T I O N , 8 " M I N . T H I C K N E S S F O R C O M M E R C I A L S E C T I O N . B O T H S E C T I O N S T O B E R E I N F O R C E D W I T H 6 x 6 1 0 / 1 0 S T E E L M E S H A N D H A V E 6 " O F C O M P A C T E D G R A N U L A R S U B B A S E . ( S E E S P E C I F I C A T I O N S ) SECTION A-A V A R I A B L E ( 5 ' M I N ) VARIABL E ( 5 ' M I N ) 1 2 ' M I N " B " "B""B" A C O M M E R C I A L N.T.S.02CONCRETE DRI V E W A Y A P R O N X X " ( D I P O R P V C ) W Y E 4 5 ° L O N G R A D I U S B E N D C O N C R E T E 6 " D . I . P . C L E A N O U T S T A C K F E M A L E A D A P T O R D U C T I L E I R O N T H R E A D E D P L U G P L A C E C A S T I N G R - 1 9 7 6 O R A P P R O V E D E Q U A L O N C L E A N O U T S I N P A V E D A R E A S F I N I S H E D G R A D E N . T . S . 0 3 T Y P I C A L C L E A N O U T 4 ' D I A . M . H . - 9 " I N F R O M B A C K O F C U R B 6 ' D I A . M . H . - 3 " B E H I N D B A C K O F C U R B 8 ' D I A . M . H . - 1 5 " B E H I N D B A C K O F C U R B D I M E N S I O N F R O M B A C K O F C U R B T O C E N T E R O F P I P E . F O R A 2 4 " G R A T E O P E N I N G . 2 4 " X 3 6 " S L A B O P E N I N G P R O V I D E 2 7 " D I A M E T E R O P E N I N G I F R O U N D C A S T I N G T O B E P R O V I D E D . S E E S T O R M S E W E R S T R U C T U R E S C H E D U L E F O R D I M E N S I O N S F R O M B A C K O F C U R B T O C E N T E R O F S T R U C T U R E . N O T E : S E E S T O R M S E W E R S T R U C T U R E S C H E D U L E F O R C A S T I N G T Y P E . A L L J O I N T S I N M A N H O L E T O H A V E " O " R I N G R U B B E R G A S K E T S . D O G H O U S E S S H A L L B E G R O U T E D O N B O T H T H E O U T S I D E A N D T H E I N S I D E . P I P E D I A M E T E R VARIABLE6" 6 " V A R I A B L E 5 " 1'-4" 9 " N . T . S . 0 4 C A T C H B A S I N M A N H O L E CATCH BASIN CASTING ASSEMBLY(SEE STORM SEWER SCHEDULE FOR CASTING TYPE)DIRECTION OF MAJORFLOW (TYPE DL GRATE)GASKETED, FLEXIBLE, WATERTIGHTCONNECTION AT ALL PIPE CONNECTIONSUNLESS GROUTED CONNECTION ISAPPROVED BY THE ENGINEER FULL BED OF MORTARBETWEEN THE RINGSAND MORTAR THEOUTSIDE. 6"CONCRETE COLLARPLACED AROUNDOUTSIDE OF RINGS.2" ADJUSTING RINGS,MIN. 2, MAX. 46" PRECAST REINFORCEDCONCRETE (CRETEX TYPE477-1 INLET)N.T.S.0524"x36" CATCH BASIN CONCRETE GRANULAR BASE PAVING O N E W R A P O F # 3 0 R O O F I N G F E L T 6 " Ø S C H . 4 0 S T E E L P I P E - F I L L W I T H C O N C . 4 " x 4 " S T E E L T U B E ( S E E S I G N D E T A I L S T H I S S H E E T ) S T A N D A R D M N D O T S I G N N O . R 7 . 8 A 1 . 5 ' PROVIDE VANACCESSIBLE SIGN ATRIGHT HANDDISCHARGE PARKINGSPACESN.T.S.06ACCESSIBLE PA R K I N G S I G N N . T . S . V A N A C C E S S I B L E 9 0 ° P A R K I N G * S T D . 8 . 0 ' V A N A C C E S S I B L E ( 1 6 . 0 ' M I N ) XX.X (TYP) XX.X'XX.X' (TYP) ( 9 . 0 ' T Y P ) S T D . V A N A C C E S S I B L E ( 1 6 . 0 ' T Y P ) 8 . 0 ' 8 . 0 ' 8 . 0 ' ( T Y P ) ( T Y P ) ( T Y P ) 1 2 " 6 " V A N A C C E S S I B L E / S T D . H A N D I C A P / S T A N D A R D ( 9 . 0 ' T Y P ) ( 1 6 . 0 ' T Y P . ) V A N A C C E S S I B L E T Y P . 8 . 0 ' T Y P . 8 . 0 ' ( 1 6 . 0 ' T Y P . ) S T D . H D C P . " V A N - A C C C E S S I B L E " S I G N A G E . I N S T A L L A T D E S I G N A T E D V A N H A N D I C A P S P A C E S , S I G N A G E S H A L L B E B L U E B A C K G R O U N D W I T H W H I T E C H A R A C T E R S , 3 " H I G H , U P P E R C A S E H E L V E T I C A . 9 0 ° P A R K I N G T Y P . 8 . 0 ' 8 . 0 ' ( T Y P ) NO PARKING NO PARKING NO PARKING S I G N T O B E A D D E D T O " A C C E S S I B L E P A R K I N G S I G N " 1 C / 1 D H A N D I C A P S I G N S T R I P I N G - 4 " T R A F F I C W H I T E S T R I P I N G - 4 " T R A F F I C W H I T E S T R I P I N G - 4 " T R A F F I C W H I T E S T R I P I N G - 4 " T R A F F I C W H I T E H A N D I C A P S I G N S 0 7 S T A N D A R D S T A L L A D A S T A L L A C C E S S I S L E A D A S T A L L S T A N D A R D S T A L L 6 " 2 ' P L A N V I E W O F A D A P A R K I N G S E C T I O N A - A S E C T I O N B - B B B A A N . T . S . NO PARKING 0 8 Aug 28, 2017 - 2:59pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-C9-DETL.dwg C 9 . 0 2 D E T A I L S P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s p l a n , s p e c i f i c a t i o n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y l i c e n s e d p r o f e s s i o n a l E N G I N E E R u n d e r t h e l a w s o f t h e s t a t e o f M i n n e s o t a . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s p l a n w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k ' s , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 2 6 2 5 4 M i c h e l e J . C a r o n 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l S C A L E I N F E E T 0 6 0 3 0 Aug 28, 2017 - 2:59pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-L1-LAND.dwg L 1 . 0 1 L A N D S C A P E P L A N P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s s u r v e y , p l a n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y L i c e n s e d L A N D S C A P E A R C H I T E C T u n d e r t h e l a w s o f t h e S t a t e o f M i n n e s o t a . T h i s c e r t i f i c a t i o n i s n o t v a l i d u n l e s s w e t s i g n e d i n b l u e i n k . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s s u r v e y w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 4 0 2 5 2 W i l l i a m L . D e l a n e y 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l R E Q U I R E D P L A N T I N G S : B U I L D I N G S F = 7 9 2 4 1 3 2 0 = 2 4 7 C A L I P E R I N C H E S R E Q U I R E D P E R 5 - S T O R Y B U I L D I N G R E Q U I R E M E N T 2 0 % T O B E 2 " - 3 " 5 0 % T O B E 3 . 5 " - 4 " 2 0 % T O B E 4 . 5 " - 6 " 1 0 % O F L A N D S C A P E D A R E A T O B E S H R U B O R P E R E N N I A L B E D S C I T Y L A N D S C A P E C O D E T R E E S C O D E B O T A N I C A L N A M E / C O M M O N N A M E C O N T C A L S I Z E Q T Y S G A c e r f r e e m a n i i ` S i e n n a G l e n ` / S i e n n a G l e n M a p l e B & B 2 . 5 " C a l 3 H B C e l t i s o c c i d e n t a l i s / C o m m o n H a c k b e r r y B & B 2 . 5 " C a l 6 H L G l e d i t s i a t r i a c a n t h o s ` S k y l i n e ` / S k y l i n e H o n e y L o c u s t B & B 2 . 5 " C a l 4 K C G y m n o c l a d u s d i o i c a ` E s p r e s s o ` / K e n t u c k y C o f f e e t r e e B & B 2 . 5 " C a l 6 S O Q u e r c u s b i c o l o r / S w a m p W h i t e O a k B & B 2 . 5 " C a l 7 R P Q u e r c u s r o b u r x b i c o l o r ` L o n g ` / R e g a l P r i n c e O a k B & B 2 . 5 " C a l 4 B L T i l i a a m e r i c a n a ` B o u l e v a r d ` / B o u l e v a r d L i n d e n B & B 2 . 5 " C a l 1 0 P E U l m u s a m e r i c a n a ` P r i n c e t o n ` / A m e r i c a n E l m B & B 2 . 5 " C a l 7 C O N I F E R S C O D E B O T A N I C A L N A M E / C O M M O N N A M E C O N T C A L S I Z E Q T Y N S P i c e a a b i e s / N o r w a y S p r u c e B & B 6 ` 3 O R N . T R E E S C O D E B O T A N I C A L N A M E / C O M M O N N A M E C O N T C A L S I Z E Q T Y S S M a l u s x ` S p r i n g S n o w ` / S p r i n g S n o w C r a b A p p l e B & B 2 " C a l 3 J L S y r i n g a r e t i c u l a t a / J a p a n e s e T r e e L i l a c B & B 2 " C a l 5 P L A N T S C H E D U L E T r e e T a g L i s t T r e e N u m b e r S i z e T r e e N a m e 2 4 1 6 . 0 0 2 . 0 0 A p p l e ( M a l u s s p p . ) 2 4 1 7 . 0 0 2 . 0 0 A p p l e ( M a l u s s p p . ) 2 4 1 8 . 0 0 1 4 " A s h - G r e e n ( F r a x i n u s p e n n s y l v a n i c a ) 2 4 1 9 . 0 0 1 3 " B i r c h - R i v e r ( B e t u l a n i g r a ) 2 4 2 0 . 0 0 1 3 " B i r c h - R i v e r ( B e t u l a n i g r a ) 2 4 2 1 . 0 0 1 5 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 2 2 . 0 0 1 5 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 2 3 . 0 0 2 0 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 2 4 . 0 0 2 0 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 2 5 . 0 0 8 " A s h - G r e e n ( F r a x i n u s p e n n s y l v a n i c a ) 2 4 2 6 . 0 0 3 0 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 2 7 . 0 0 3 0 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 2 8 . 0 0 3 0 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 2 9 . 0 0 1 0 " A s h - G r e e n ( F r a x i n u s p e n n s y l v a n i c a ) 2 4 3 0 . 0 0 1 5 " A s h - G r e e n ( F r a x i n u s p e n n s y l v a n i c a ) 2 4 3 1 . 0 0 9 " M a p l e - B l a c k ( A c e r n i g r u m ) 2 4 3 2 . 0 0 1 3 " A s h - G r e e n ( F r a x i n u s p e n n s y l v a n i c a ) 2 4 3 3 . 0 0 1 9 " A s h - G r e e n ( F r a x i n u s p e n n s y l v a n i c a ) 2 4 3 4 . 0 0 1 1 " M a p l e - B l a c k ( A c e r n i g r u m ) 2 4 3 5 . 0 0 4 0 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 3 6 . 0 0 3 5 ' S p r u c e - C o l o r a d o ( P i c e a p u n g e n s ) 2 4 3 7 . 0 0 1 8 " M a p l e - B l a c k ( A c e r n i g r u m ) 2 4 3 8 . 0 0 1 0 " M a p l e - B l a c k ( A c e r n i g r u m ) 2 4 3 9 . 0 0 1 8 " B a s s w o o d ( T i l i a a m e r i c a n a ) 2 4 4 0 . 0 0 1 1 " B a s s w o o d ( T i l i a a m e r i c a n a ) P R E S E R V E D 2 4 4 1 . 0 0 1 2 " M a p l e - B l a c k ( A c e r n i g r u m ) 2 4 4 2 . 0 0 1 1 " B a s s w o o d ( T i l i a a m e r i c a n a ) P R E S E R V E D T R E E S S A V E D : 2 4 4 0 2 4 4 2 T R E E S S A V E D N O T E D O N T H I S S H E E T T R E E S R E M O V E D : S E E T A B L E A B O V E S E E E X I S T I N G C O N D I T I O N S P L A N F O R L A B E L E D / L O C A T E D T R E E S T O B E R E M O V E D T R E E P R E S E R V A T I O N N O T E S Aug 28, 2017 - 2:59pm - User:wdelaney L:\PROJECTS\20820\CAD\Civil\Sheets\20820-L1-LAND.dwg L 1 . 0 2 L A N D S C A P E D E T A I L S - N O T E S P r o j e c t L o c a t i o n D a t e S u b m i t t a l / R e v i s i o n N o . C e r t i f i c a t i o n S h e e t T i t l e S u m m a r y R e v i s i o n H i s t o r y S h e e t N o . R e v i s i o n P r o j e c t N o . B y D e s i g n e d : D r a w n : A p p r o v e d : B o o k / P a g e : P h a s e : I n i t i a l I s s u e : C l i e n t H A W K E Y E H O T E L S 2 7 0 6 J A M E S S T R E E T C O R A L V I L L E , I A M A R R I O T S P R I N G H I L L S U I T E S H O T E L A R D E N H I L L S , M N 3 9 2 0 N O R T H W O O D S D R I V E B L B L / J M W M J C P R E L I M I N A R Y 0 8 / 0 7 / 2 0 1 7 2 0 8 2 0 R e g i s t r a t i o n N o . D a t e : I h e r e b y c e r t i f y t h a t t h i s s u r v e y , p l a n o r r e p o r t w a s p r e p a r e d b y m e o r u n d e r m y d i r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y L i c e n s e d L A N D S C A P E A R C H I T E C T u n d e r t h e l a w s o f t h e S t a t e o f M i n n e s o t a . T h i s c e r t i f i c a t i o n i s n o t v a l i d u n l e s s w e t s i g n e d i n b l u e i n k . I f a p p l i c a b l e , c o n t a c t u s f o r a w e t s i g n e d c o p y o f t h i s s u r v e y w h i c h i s a v a i l a b l e u p o n r e q u e s t a t S a m b a t e k , M i n n e t o n k a , M N o f f i c e . 0 8 / 0 7 / 2 0 1 7 4 0 2 5 2 W i l l i a m L . D e l a n e y 0 8 / 0 7 / 1 7 B L P U D C i t y S u b m i t t a l 0 8 / 1 8 / 1 7 B L R C W D S u b m i t t a l 0 8 / 2 8 / 1 7 B L P U D C i t y C o m m e n t R e s p o n s e S u b m i t t a l G E N E R A L N O T E S : 1 . T H E C O N T R A C T O R S H A L L I N S P E C T T H E S I T E A N D B E C O M E F A M I L I A R W I T H T H E E X I S T I N G C O N D I T I O N S R E L A T I N G T O T H E N A T U R E A N D S C O P E O F T H E W O R K . 2 . T H E C O N T R A C T O R S H A L L V E R I F Y P L A N L A Y O U T A N D B R I N G T O T H E A T T E N T I O N O F T H E L A N D S C A P E A R C H I T E C T D I S C R E P A N C I E S W H I C H M A Y C O M P R O M I S E T H E D E S I G N O R I N T E N T O F T H E L A Y O U T . 3 . T H E C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R C O M P L Y I N G W I T H A L L A P P L I C A B L E C O D E S , R E G U L A T I O N S , A N D P E R M I T S G O V E R N I N G T H E W O R K . 4 . T H E C O N T R A C T O R S H A L L P R O T E C T E X I S T I N G R O A D S , C U R B S / G U T T E R S , T R A I L S , T R E E S , L A W N S A N D S I T E E L E M E N T S D U R I N G C O N S T R U C T I O N . D A M A G E T O S A M E S H A L L B E R E P A I R E D A N D / O R R E P L A C E D A T N O A D D I T I O N A L C O S T T O T H E O W N E R . 5 . L O C A T E A N D V E R I F Y A L L U T I L I T I E S , I N C L U D I N G I R R I G A T I O N L I N E S , W I T H T H E O W N E R F O R P R O P R I E T A R Y U T I L I T I E S A N D G O P H E R S T A T E O N E C A L L 4 8 H O U R S B E F O R E D I G G I N G . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R T H E P R O T E C T I O N A N D R E P A I R O F A N Y D A M A G E S T O S A M E . N O T I F Y T H E L A N D S C A P E A R C H I T E C T O F A N Y C O N F L I C T S T O F A C I L I T A T E P L A N T R E L O C A T I O N . 6 . T H E L A N D S C A P E C O N T R A C T O R S H A L L C O O R D I N A T E T H E P H A S E S O F C O N S T R U C T I O N A N D P L A N T I N G I N S T A L L A T I O N W I T H O T H E R C O N T R A C T O R S W O R K I N G O N S I T E . 7 . T H E C O N T R A C T O R S H A L L R E V I E W T H E S I T E F O R D E F I C I E N C I E S I N S I T E C O N D I T I O N S W H I C H M I G H T N E G A T I V E L Y A F F E C T P L A N T E S T A B L I S H M E N T , S U R V I V A L O R W A R R A N T Y . U N D E S I R A B L E S I T E C O N D I T I O N S S H A L L B E B R O U G H T T O T H E A T T E N T I O N O F T H E L A N D S C A P E A R C H I T E C T P R I O R T O B E G I N N I N G O F W O R K . 8 . T H E P L A N T A K E S P R E C E D E N C E O V E R T H E L A N D S C A P E L E G E N D I F D I S C R E P A N C I E S E X I S T . Q U A N T I T I E S S H O W N I N T H E P L A N T I N G S C H E D U L E A R E F O R T H E C O N T R A C T O R ' S C O N V E N I E N C E . C O N T R A C T O R T O V E R I F Y Q U A N T I T I E S S H O W N O N T H E P L A N . 9 . T H E S P E C I F I C A T I O N S T A K E P R E C E D E N C E O V E R T H E P L A N T I N G N O T E S A N D G E N E R A L N O T E S . 1 0 . E X I S T I N G T R E E S A N D S H R U B S T O R E M A I N S H A L L B E P R O T E C T E D T O T H E D R I P L I N E F R O M A L L C O N S T R U C T I O N T R A F F I C , S T O R A G E O F M A T E R I A L S E T C . W I T H 4 ' H T . O R A N G E P L A S T I C S A F E T Y F E N C I N G A D E Q U A T E L Y S U P P O R T E D B Y S T E E L F E N C E P O S T S 6 ' O . C . M A X I M U M S P A C I N G . 1 1 . L O N G - T E R M S T O R A G E O F M A T E R I A L S O R S U P P L I E S O N - S I T E W I L L N O T B E A L L O W E D . 1 2 . C O N T R A C T O R S H A L L R E Q U E S T I N W R I T I N G , A F I N A L A C C E P T A N C E I N S P E C T I O N . P L A N T I N G N O T E S : 1 . N O P L A N T S S H A L L B E I N S T A L L E D U N T I L F I N A L G R A D I N G A N D C O N S T R U C T I O N H A S B E E N C O M P L E T E D I N T H E I M M E D I A T E A R E A . 2 . A G R A N U L A R P R E - E M E R G E N T H E R B I C I D E S H A L L B E A P P L I E D T O A L L P L A N T B E D S A T T H E M A N U F A C T U R E R S R E C O M M E N D E D R A T E P R I O R T O P L A N T I N S T A L L A T I O N . 3 . A L L P L A N T I N G S T O C K S H A L L C O N F O R M T O T H E " A M E R I C A N S T A N D A R D F O R N U R S E R Y S T O C K , " A N S I - Z 6 0 , L A T E S T E D I T I O N , O F T H E A M E R I C A N A S S O C I A T I O N O F N U R S E R Y M E N , I N C . A N D S H A L L C O N S T I T U T E M I N I M U M Q U A L I T Y R E Q U I R E M E N T S F O R P L A N T M A T E R I A L S . 4 . O V E R S T O R Y T R E E S S H A L L B E G I N B R A N C H I N G N O L O W E R T H A N 6 ' A B O V E P A V E D S U R F A C E S . 5 . A L L P L A N T S M U S T B E H E A L T H Y , V I G O R O U S M A T E R I A L , F R E E O F P E S T S A N D D I S E A S E A N D B E C O N T A I N E R G R O W N O R B A L L E D A N D B U R L A P P E D A S I N D I C A T E D I N T H E L A N D S C A P E L E G E N D . 6 . P L A N T M A T E R I A L S T O B E I N S T A L L E D P E R P L A N T I N G D E T A I L S . 7 . A L L T R E E S M U S T B E S T R A I G H T T R U N K E D A N D F U L L H E A D E D A N D M E E T A L L R E Q U I R E M E N T S S P E C I F I E D . 8 . T H E L A N D S C A P E A R C H I T E C T R E S E R V E S T H E R I G H T T O R E J E C T A N Y P L A N T S W H I C H A R E D E E M E D U N S A T I S F A C T O R Y B E F O R E , D U R I N G , O R A F T E R I N S T A L L A T I O N . 9 . N O S U B S T I T U T I O N S O F P L A N T M A T E R I A L S H A L L B E A C C E P T E D U N L E S S A P P R O V E D I N W R I T I N G B Y T H E L A N D S C A P E A R C H I T E C T . 1 0 . A L L P L A N T M A T E R I A L Q U A N T I T I E S , S H A P E S O F B E D S A N D L O C A T I O N S S H O W N A R E A P P R O X I M A T E . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R C O M P L E T E C O V E R A G E O F A L L P L A N T I N G B E D S A T S P A C I N G S H O W N A N D A D J U S T E D T O C O N F O R M T O T H E E X A C T C O N D I T I O N S O F T H E S I T E . T H E L A N D S C A P E A R C H I T E C T S H A L L A P P R O V E T H E S T A K I N G L O C A T I O N O F A L L P L A N T M A T E R I A L S P R I O R T O I N S T A L L A T I O N . 1 1 . A L L P L A N T I N G A R E A S M U S T B E C O M P L E T E L Y M U L C H E D A S S P E C I F I E D . 1 2 . M U L C H : S H R E D D E D H A R D W O O D M U L C H , C L E A N A N D F R E E O F N O X I O U S W E E D S O R O T H E R D E L E T E R I O U S M A T E R I A L , I N A L L M A S S P L A N T I N G B E D S A N D F O R T R E E S , U N L E S S I N D I C A T E D A S R O C K M U L C H O N D R A W I N G S . S U B M I T S A M P L E T O L A N D S C A P E A R C H I T E C T P R I O R T O D E L I V E R Y O N - S I T E F O R A P P R O V A L . D E L I V E R M U L C H O N D A Y O F I N S T A L L A T I O N . U S E 4 " F O R S H R U B B E D S , A N D 3 " F O R P E R E N N I A L / G R O U N D C O V E R B E D S , U N L E S S O T H E R W I S E D I R E C T E D . 1 3 . T H E C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R A L L M U L C H E S A N D P L A N T I N G S O I L Q U A N T I T I E S T O C O M P L E T E T H E W O R K S H O W N O N T H E P L A N . 1 4 . U S E A N T I - D E S I C C A N T ( W I L T P R U F O R A P P R O V E D E Q U A L ) O N D E C I D U O U S P L A N T S M O V E D I N L E A F A N D F O R E V E R G R E E N S M O V E D A N Y T I M E . A P P L Y A S P E R M A N U F A C T U R E R ' S I N S T R U C T I O N . A L L E V E R G R E E N S S H A L L B E S P R A Y E D I N T H E L A T E F A L L F O R W I N T E R P R O T E C T I O N D U R I N G W A R R A N T Y P E R I O D . 1 4 . P L A N T I N G S O I L F O R T R E E S , S H R U B S A N D G R O U N D C O V E R S : F E R T I L E F R I A B L E L O A M C O N T A I N I N G A L I B E R A L A M O U N T ( 4 % M I N . ) O F H U M U S A N D C A P A B L E O F S U S T A I N I N G V I G O R O U S P L A N T G R O W T H . I T S H A L L C O M P L Y W I T H M N D O T S P E C I F I C A T I O N 3 8 7 7 T Y P E B S E L E C T T O P S O I L . M I X T U R E S H A L L B E F R E E F R O M H A R D P A C K S U B S O I L , S T O N E S , C H E M I C A L S , N O X I O U S W E E D S , E T C . S O I L M I X T U R E S H A L L H A V E A P H B E T W E E N 6 . 1 A N D 7 . 5 A N D 1 0 - 0 - 1 0 F E R T I L I Z E R A T T H E R A T E O F 3 P O U N D S P E R C U B I C Y A R D . I N P L A N T I N G B E D S I N C O R P O R A T E T H I S M I X T U R E T H R O U G H O U T T H E E N T I R E B E D I N A 6 " L A Y E R A N D R O T O - T I L L I N G I T I N T O T H E T O P 1 2 " O F S O I L A T A 1 : 1 R A T I O . A N Y P L A N T S T O C K N O T P L A N T E D O N D A Y O F D E L I V E R Y S H A L L B E H E E L E D I N A N D W A T E R E D U N T I L I N S T A L L A T I O N . P L A N T S N O T M A I N T A I N E D I N T H I S M A N N E R W I L L B E R E J E C T E D . 1 5 . A L L P L A N T S S H A L L B E G U A R A N T E E D F O R T W O C O M P L E T E G R O W I N G S E A S O N S ( A P R I L 1 - N O V E M B E R 1 ) , U N L E S S O T H E R W I S E S P E C I F I E D . T H E G U A R A N T E E S H A L L C O V E R T H E F U L L C O S T O F R E P L A C E M E N T I N C L U D I N G L A B O R A N D P L A N T S . 1 6 . C O N T R A C T O R S H A L L N O T I F Y T H E L A N D S C A P E A R C H I T E C T A T L E A S T 3 D A Y S P R I O R T O P L A N N E D D E L I V E R Y . T H E C O N T R A C T O R S H A L L N O T I F Y T H E L A N D S C A P E A R C H I T E C T A T L E A S T 2 4 H O U R S I N A D V A N C E O F B E G I N N I N G P L A N T I N S T A L L A T I O N . 1 7 . S E A S O N S / T I M E O F P L A N T I N G A N D S E E D I N G : N O T E : T H E C O N T R A C T O R M A Y E L E C T T O P L A N T I N O F F - S E A S O N S E N T I R E L Y A T H I S / H E R R I S K . D E C I D U O U S 1 7 . 1 . P O T T E D P L A N T S : 4 / 1 - 6 / 1 ; 9 / 2 1 - 1 1 / 1 1 7 . 2 . D E C I D U O U S / B & B : 4 / 1 - 6 / 1 ; 9 / 2 1 - 1 1 / 1 1 7 . 3 . E V E R G R E E N P O T T E D P L A N T S : 4 / 1 - 6 / 1 ; 9 / 2 1 - 1 1 / 1 1 7 . 4 . E V E R G R E E N B & B : 4 / 1 - 5 / 1 ; 9 / 2 1 - 1 1 / 1 1 7 . 5 . T U R F / L A W N S E E D I N G : 4 / 1 - 6 / 1 ; 7 / 2 0 - 9 / 2 0 1 7 . 6 . N A T I V E M I X S E E D I N G : 4 / 1 - 7 / 2 0 ; 9 / 2 0 - 1 0 / 2 0 1 8 . M A I N T E N A N C E S H A L L B E G I N I M M E D I A T E L Y A F T E R E A C H P O R T I O N O F T H E W O R K I S I N P L A C E . P L A N T M A T E R I A L S H A L L B E P R O T E C T E D A N D M A I N T A I N E D U N T I L T H E I N S T A L L A T I O N O F T H E P L A N T S I S C O M P L E T E , I N S P E C T I O N H A S B E E N M A D E , A N D P L A N T I N G S A R E A C C E P T E D E X C L U S I V E O F T H E G U A R A N T E E . M A I N T E N A N C E S H A L L I N C L U D E W A T E R I N G , C U L T I V A T I N G , M U L C H I N G , R E M O V A L O F D E A D M A T E R I A L S , R E - S E T T I N G P L A N T S T O P R O P E R G R A D E A N D K E E P I N G P L A N T S I N A P L U M B P O S I T I O N . A F T E R A C C E P T A N C E , T H E O W N E R S H A L L A S S U M E M A I N T E N A N C E R E S P O N S I B I L I T I E S . H O W E V E R , T H E C O N T R A C T O R S H A L L C O N T I N U E T O B E R E S P O N S I B L E F O R K E E P I N G T H E T R E E S P L U M B T H R O U G H O U T T H E G U A R A N T E E P E R I O D . 1 9 . A N Y P L A N T M A T E R I A L W H I C H D I E S , T U R N S B R O W N , O R D E F O L I A T E S ( P R I O R T O T O T A L A C C E P T A N C E O F T H E W O R K ) S H A L L B E P R O M P T L Y R E M O V E D F R O M T H E S I T E A N D R E P L A C E D W I T H M A T E R I A L O F T H E S A M E S P E C I E S , Q U A N T I T Y , A N D S I Z E A N D M E E T I N G A L L L A N D S C A P E L E G E N D S P E C I F I C A T I O N S . 2 0 . W A T E R I N G : M A I N T A I N A W A T E R I N G S C H E D U L E W H I C H W I L L T H O R O U G H L Y W A T E R A L L P L A N T S O N C E A W E E K . I N E X T R E M E L Y H O T , D R Y W E A T H E R , W A T E R M O R E O F T E N A S R E Q U I R E D B Y I N D I C A T I O N S O F H E A T S T R E S S S U C H A S W I L T I N G L E A V E S . C H E C K M O I S T U R E U N D E R M U L C H P R I O R T O W A T E R I N G T O D E T E R M I N E N E E D . C O N T R A C T O R S H A L L M A K E T H E N E C E S S A R Y A R R A N G E M E N T S F O R W A T E R . T U R F N O T E S : T U R F E S T A B L I S H M E N T S H A L L B E A C C O M P L I S H E D I N A C C O R D A N C E W I T H T H E P R O V I S I O N S O F T H E M N / D O T 2 1 0 5 A N D 2 5 7 5 E X C E P T A S M O D I F I E D B E L O W : 1 . A L L A R E A S T O R E C E I V E S O D S H A L L A L S O R E C E I V E 4 " O F T O P S O I L P R I O R T O I N S T A L L I N G S O D . T O P S O I L S H A L L B E F R E E O F T R E E R O O T S , S T U M P S , B U I L D I N G M A T E R I A L , A N D T R A S H , A N D S H A L L B E F R E E O F S T O N E S L A R G E R T H A N 1 1 2 " I N C H E S I N A N Y D I M E N S I O N . 2 . W H E R E S O D A B U T S P A V E D S U R F A C E S , F I N I S H E D G R A D E O F S O D / S E E D S H A L L B E H E L D 1 " B E L O W S U R F A C E E L E V A T I O N O F T R A I L , S L A B , C U R B , E T C . 3 . S O D S H A L L B E L A I D P A R A L L E L T O T H E C O N T O U R S A N D S H A L L H A V E S T A G G E R E D J O I N T S . O N S L O P E S S T E E P E R T H A N 3 : 1 O R I N D R A I N A G E S W A L E S , S O D S H A L L B E S T A K E D S E C U R E L Y . 4 . T U R F O N A L L O T H E R A R E A S D I S T U R B E D B Y C O N S T R U C T I O N S H A L L B E R E S T O R E D B Y S E E D I N G , M U L C H I N G A N D F E R T I L I Z I N G . S E E D M I X T U R E N O . 2 5 - 1 2 1 ( F O R M E R L Y M n D O T 2 4 0 ) W I L L B E P L A C E D A T T H E R A T E O F 7 0 P O U N D S P E R A C R E . 5 . A L L D I S T U R B E D A R E A S T O B E T U R F S E E D E D , A R E T O R E C E I V E 4 " T O P S O I L , S E E D , M U L C H , A N D W A T E R U N T I L A H E A L T H Y S T A N D O F G R A S S I S O B T A I N E D . F O R S L O P E S S T E E P E R T H A N 3 : 1 O R I N D R A I N A G E S W A L E S I N S T A L L E R O S I O N C O N T R O L B L A N K E T . 6 . A L L D I S T U R B E D A R E A S T O R E C E I V E N A T I V E S E E D , A R E T O R E C E I V E P L A N T I N G S O I L , S E E D , M U L C H , A N D W A T E R U N T I L A H E A L T H Y S T A N D O F G R A S S I S O B T A I N E D . F O R S L O P E S S T E E P E R T H A N 3 : 1 O R I N D R A I N A G E S W A L E S I N S T A L L E R O S I O N C O N T R O L B L A N K E T . I R R I G A T I O N N O T E S : 1 . I R R I G A T I O N S Y S T E M T O B E D E S I G N / B U I L D . C O N T R A C T O R T O S U B M I T S H O P D R A W I N G S F O R A P P R O V A L O F S Y S T E M L A Y O U T P R I O R T O I N S T A L L A T I O N . 2 . A L L S O D T O R E C E I V E S P R A Y O R R O T O R I R R I G A T I O N H E A D S W I T H M I N I M U M D E S I G N O F 1 " I R R I G A T I O N P E R W E E K . 3 . A L L P L A N T B E D S T O R E C E I V E D R I P L I N E I R R I G A T I O N , W I T H A M I N I M U M D E S I G N O F . 2 5 " I R R I G A T I O N P E R W E E K . 4 . C O N T R A C T O R T O I N S T A L L A T O T A L O F 4 Q U I C K C O U P L E R S A T T H E C O R N E R S O F T H E P R O P E R T Y . A 2 . 5 " T Y P E K S O U R C E P I P E I S P R O V I D E D B Y M E C H A N I C A L . N O T E S TREE PLANTING DETAIL N T S PROVIDE & INSTALL RODENT PR O T E C T I O N 1/2" HARDWIRE CLOTH, MESH C Y L I N D E R , 8 " D I A O R GREATER X 36" HT.. STAKE IN PL A C E INSTALL TREE WITH ROOT FLAR E V I S I B L E A T T O P O F THE ROOT BALL. REMOVE SOIL I N L E V E L M A N N E R F R O M TOP OF ROOT BALL TO EXPOSE 1 S T 1 / 2 " O R L A R G E R M A I N ORDER ROOT IF NEEDED. SET R O O T B A L L W I T H M A I N ORDER ROOT 1" ABOVE ADJACE N T G R A D E . D O N O T COVER TOP OF ROOT BALL WIT H S O I L . PLACE NO MULCH IN CONTACT W I T H T R E E T R U N K REMOVE BURLAP, TWINE, ROPE A N D W I R E F R O M TOP HALF OF ROOT BALLBUILD 4" HIGH EARTH SAUCER B E Y O N D E D G E O F ROOT BALLEDGE CONDITION VARIESPLACE ROOT BALL ON UNDI S T U R B E D O R COMPACTED SOILSCARIFY SIDES OF TREE PIT W I T H S P A D E B Y H A N D TO BIND WITH PREPARED SOI L PLANTING SOIL, REFER TO SP E C I F I C A T I O N S , C O M P A C T T O 8 5 % OF MAX. DRY UNIT WEIGHT A C C O R D I N G T O A S T M D 6 9 8 TAMP SOIL AROUND ROOT BALL BASE F I R M L Y W I T H F O O T PRESSURE SO THAT ROOT BALL DOES N O T S H I F T DIG PLANTING PIT 4" TO 6"DEEPER THAN ROOT BALL UNDISTURBEDSUBGRADE NOTE:CONTRACTOR SHALL MAINTAI N T R E E S I N A P L U M B POSITION THROUGHOUT THE W A R R A N T Y P E R I O D . I F STAKING IS REQUIRED BY SIT E C O N D I T I O N S , CONTRACTOR TO USE 2 OR 3 S T A K E M E T H O D W I T H 1 " WEBBING AROUND TRUNK OF T H R E E ( N O W I R E O R CABLING TO BE USED)WRAP TREE TRUNKS ONLY U P O N A P P R O V A L B Y LANDSCAPE ARCHITECT111SHRUB PLANTING DETAIL2 N T S INSTALL 2" LAYER OF MULCH , D O N O T P L A C E I N CONTACT W/ SHRUB STEMAPPLY PRE-EMERGENT HER B I C I D E EDGE CONDITION VARIESEDGER, REFER TO PLAN AND S P E C I F I C A T I O N LOOSEN ROOTS OF CONTAI N E R G R O W N P L A N T S EXCAVATE PLANT BED MIN. 4 " D E E P E R T H A N ROOT BALL HT.SCARIFY SIDES AND BOTTO M O F P L A N T I N G B E D WITH SPADEUNDISTURBED SUBGRADE2PERENNIAL PLANTING DETAIL N T S INSTALL 1" LAYER OF SHREDDED H A R D W O O D M U L C H O R 2 " LAYER OF FINELY SHREDDED HA R D W O O D M U L C H . D O N O T PLACE IN CONTACT WITH PLANTEDGE CONDITION VARIESEDGER, REFER TO PLAN AND SP E C I F I C A T I O N LOOSEN ROOTS OF CONTAINER G R O W N P L A N T S PLANTING SOILSCARIFY SIDES AND BOTTOM OF P L A N T I N G B E D W I T H S P A D E UNDISTURBED SUBGRADE NOTE:REFER TO EXTERIOR PLANTING S P E C I F I C A T I O N 3 L U M I N A I R E S C H E D U L E W P = G R O U N D F A U L T C I R C U I T I N T E R R U P T E R A C = M O U N T E D 4 " A B O V E C O U N T E R X X I G = I S O L A T E D G R O U N D G F = G R O U N D F A U L T C I R C U I T I N T E R R U P T E R N E M A 5 - 2 0 R D U P L E X R E C E P T A C L E M O U N T E D A T 1 5 " A F F O N C E N T E R , U N O . L E G E N D S L T G L T S M C B M C C M D P M H M L O N N E C N F N F P A N L P P B P H P N L P V C P W R R C P T R G S S F S H S P D S P D T S P S T S R A I C S W S W B T E L E T T B U G U P S U O N V W W P X F M R GENERAL NO T E S A A F C A I C A F F A D A A T A T S A W G B R K R C C B C K T C L G C O C P T D T T S E C E F E L E C E M F A F A C P F L O O R ? G , G N D G E N G F , G F C I H H H I D H O A H P H W H I G I N C A N J B K C M K V A K W K W H L I G H T I N G L I G H T S M A I N C I R C U I T B R E A K E R M O T O R C O N T R O L C E N T E R M A I N D I S T R I B U T I O N P A N E L M E T A L H A L I D E O R M A N H O L E - A S A P P L I C A B L E M A I N L U G O N L Y N E U T R A L N A T I O N A L E L E C T R I C A L C O D E N O N F U S E D N A T I O N A L F I R E P R O T E C T I O N A S S O C I A T I O N N I G H T L I G H T ( U N S W I T C H E D C K T . ) P O L E P U L L B O X P H A S E P A N E L P O L Y V I N Y L C H L O R I D E P O W E R R E C E P T A C L E R I G I D G A L V A N I Z E D S T E E L S U P P L Y F A N S H I E L D E D S U R G E P R O T E C T I V E D E V I C E S I N G L E P O L E , D O U B L E T H R O W S I N G L E P O L E , S I N G L E T H R O W S E R I E S R A T E D A M P E R E S I N T E R R U P T I N G C A P A C I T Y S W I T C H S T R U C T U R E D W I R I N G B O X T E L E P H O N E T E L E P H O N E T E R M I N A L B O A R D U N D E R G R O U N D U N I N T E R R U P T A B L E P O W E R S U P P L Y U N L E S S O T H E R W I S E N O T E D V O L T W A T T S W E A T H E R P R O O F T R A N S F O R M E R A M P A V A I L A B L E F A U L T C U R R E N T A M P E R E S I N T E R R U P T I N G C A P A C I T Y A B O V E F I N I S H E D F L O O R A M E R I C A N D I S A B I L I T I E S A C T A M P T R I P A U T O M A T I C T R A N S F E R S W I T C H A M E R I C A N W I R E G A U G E B R E A K E R C O N D U I T O R C O N D U C T O R - A S A P P L I C A B L E C I R C U I T B R E A K E R C I R C U I T C E I L I N G C O N D U I T O N L Y C O N T R O L P O W E R T R A N S F O R M E R D O U B L E T H R O W T R A N S F E R S W I T C H E M P T Y C O N D U I T E X H A U S T F A N E L E C T R I C A L / E L E C T R I C E M E R G E N C Y F I R E A L A R M F I R E A L A R M C O N T R O L P A N E L F L U O R E S C E N T G R O U N D G E N E R A T O R G R O U N D F A U L T ( C I R C U I T ) I N T E R R U P T E R H A N D H O L E ? H I G H I N T E N S I T Y D I S C H A R G E H A N D / O F F / A U T O H O R S E P O W E R H O T W A T E R H E A T E R I S O L A T E D G R O U N D I N C A N D E S C E N T J U N C T I O N B O X T H O U S A N D C I R C U L A R M I L E S K I L O V O L T - A M P E R E K I L O W A T T K I L O W A T T H O U R A B B R E V I A T I O N S C O M M U N I C A T I O N S C O N D U I T P A N N E L G E N E R A T O R T R A N S F O R M E R J COORDINATION: ALL ELECTRICAL WORK SHALL BE COORDINATE THROUGH THEDESIGN/BUILD CONTRACTOR.2.1.CODE COMPLIANCE: ALL ELECTRICAL WORK SHALL COMPLY WITH OR SURPASS THEREQUIREMENTS OF THE NATIONAL ELECTRICAL CODE, NFPA 70, AND THE LATESTEDITION OF NESC. ALL WORK SHALL COMPLY WITH ALL APPLICABLE SERVING POWERAND COMMUNICATION UTILITIES' CODES, ORDINANCES, RULES AND REGULATION.MEET ALL REQUIREMENTS: ALL WORK SHALL MEET THE REQUIREMENTS OF THE AFOREMENTIONED CODES AND ALL CODES AND STANDARDS REFERENCED IN THESPECIFICATION. ALTHOUGH THE DETAILS OF SUCH WORK MAY NOT BE SHOWN ON THEDRAWINGS OR REFERENCED IN THE SPECIFICATIONS.3.CONFLICTS: CONFLICTS BETWEEN THE APPLICABLE CODES, STANDARDS AND THEPLANS AND SPECIFICATION MUST BE BROUGHT TO THE ATTENTION OF THEDESIGN/BUILD CONTRACTOR, PRIOR TO PROCEEDING WITH THE WORK IN QUESTION.4.CONFLICTING STANDARDS: IN THE CASE OF CONFLICT BETWEEN THE CONTRACTORDOCUMENTS AND A GOVERNING CODE OR ORDINANCE, THE MORE STRINGENTSTANDARD SHALL APPLY.5.ACCEPTANCE OF CONDITIONS: INTIATING WORK CONSTITUTES SUBCONTRACTORACCEPTANCE OF THE EXISTING CONDITION ASSOCIATED WITH THE WORK IN QUESTION.6.TRADE LICENSE: THE ELECTRICAL SUBCONTRACTOR SHALL BE CURRENTLY LICENSEDTO PERFORM THIS WORK WITHIN THE JURISDICTION HAVING AUTHORITY. ALL REQUIREDLICENSING SHALL BE MAINTAINED THROUGHOUT THE DURATION OF THE WORK.7.SAFE: THE ELECTRICAL SUBCONTRACTOR IS RESPONSIBLE FOR OVERSEEING THE SAFEOPERATION OF ALL EQUIPMENT IN HIS USE. THE ELECTRICAL SUBCONTRACTOR ISRESPONSIBLE FOR MAINTAINING ALL OF THE EQUIPMENT IN HIS USE IN A SAFECONDITION. KEEP DEAD FRONT EQUIPMENT IN PLACE WHEN EQUIPMENT IS ENERGIZED.CONDUCT ALL CONSTRUCTION OPERATION IN A SAFE MANNER FOR EMPLOYEES. ASWELL AS OTHER WORK PERSONS OR ANYONE VISITING THE JOB SITE. PROVIDEBARRIERS, FLAGS, TAPE, ETC.. AS REQUIRED FOR SAFETY. ALL ELECTRICIANS MUST PERFORM THIER WORK IN ACCORDANCE TO THE GUIDELINESSET FORTH BY THE NFPA 70E.8.PROFESSIONALISM AND APPEARANCE OF WORK: WORKMANSHIP OF ALL INSTALLATIONSHALL BE IN ACCORDANCE WITH ACCEPTED PRACTICES OF THIS TRADE. INSTALLATIONMETHODS SHALL CONFORM TO MANUFACTURERS SPECIFICATION. THESUBCONTRACTOR TRADE FOR THE DURATION OF THE JOB WITH QUALIFIEDJOURNEYMEN AND EMPLOYEES IN THIS TO COMMUNICATE WITH AND KEEP THEDESIGN/BUILD CONTRACTOR APPRAISED OF CHANGES OR CLARIFICATIONS.9.WORKMANSHIP: ALL ELECTRICAL EQUIPMENT SHALL BE INSTALLED IN A NEAT, DURABLE ,AND WORKMANLIKE MANNER.10.STORAGE AND EQUIPMENT ,STORAGE OF EQUIPMENT FOR THE JOB IS THERESPONSIBILITY OF THE ELECTRICAL SUBCONTRACTOR AND SHALL BE SCHEDULED FORDELIVERY TO THE SITE AS THE EQUIPMENT IS REQUIRED. DAMAGE TO THE EQUIPMENTDELIVERED TO THE SITE OR IN TRANSPORT TO THE JOB SHALL BE THE RESPONSIBILITYTHE ELECTRICAL SUBCONTRACTOR.UTILITY COORDINATION : ELECTRICAL SUBCONTRACTOR SHALL CONTACT ALL UTILITIESAND VERIFY ALL UTILITY REQUIREMENTS PRIOR TO COMMENCING OR ORDERING ANYMATERIALS WHATSOEVER. CONFLICTS BETWEEN UTILITY REQUIREMENTS AND THEPLANS OR SPECIFICATIONS SHALL BE BROUGHT TO THE ATTENTION OF OF THEDESIGN/BUILD CONTRACTOR PRIOR TO COMMENCING CONSTRUCTION OR ORDERINGANY MATERIALS WHATSOEVER, SUBCONTRACTOR SHALL CALL FOR APRE-CONSTRUCTION FACE-TO-FACE MEETING WITH THE UTILITY COMPANIES TO REVIEWREQUIREMENTS AND PLANS.METHODS OF CONSTRUCTION: UNLESS OTHERWISE NOTED OR SHOWN , THESEDRAWINGS AND SPECIFICATIONS DO NOT INDICATE METHODS OF CONSTRUCTION . THESUBCONTRACTOR SHALL SUPERVISE AND DIRECT THE WORK, AND BE SOLELYRESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES,PROCEDURES AND SAFE WORK PRACTICES.THE EXACT LOCATION AND THE ARRANGEMENTS OF ALL PARTS SHALL BE DETERMINEDAS THE WORK PROGRESSES. THE SUBCONTRACTOR SHALL BE RESPONSIBLE FORPROVIDING A COMPLETE AND FUNCTIONAL ELECTRICAL SYSTEM.INCIDENTAL ITEMS: INCIDENTAL ITEMS NOT INDICATED ON DRAWINGS, NOT MENTIONEDIN THE SPECIFICATIONS THAT CAN BE LEGITIMATELY AND REASONABLY INFERRED TOBELONG TO THE WORK DESCRIBED OR NECESSARY IN GOOD PRACTICE TO PROVIDE ACOMPLETE SYSTEM, SHALL BE FURNISHED AND INSTALLED AS TOUGH ITEMIZED HERE INEVERY DETAIL.DAMAGE RESPONSIBILITY : THE SUBCONTRACTOR SHALL BE RESPONSIBLE FOR ANYLOSS OR DAMAGE CAUSED BY HIM OR HIS WORKMEN TO THE FACILITY DURING THECOURSE OF CONSTRUCTION, AND SHALL BE FULLY RESPONSIBLE FOR REPAIRING ORREPLACING AS REQUIRED TO INSURE RESTORATION TO ORIGINAL CONDITION.COMPLETE AND FUNCTIONAL SYSTEM: SUBCONTRACTOR SHALL FURNISH MATERIALS,TOOLS, SERVICES, LABOR, ETC. FOR A COMPLETE AND FULLY FUNCTIONAL ELECTRICALINSTALLATION UNLESS OTHERWISE NOTED ON PLANS.COORDINATION WITH OTHER TRADES: THE SUBCONTRACTOR SHALL BE RESPONSIBLEFOR COORDINATING ALL ELECTRICAL INSTALLATION WITH ALL OTHER TRADES TO AVOIDANY CONFLICTS.SUBCONTRACTOR SHALL DETERMINE EXACT LOCATION IN THE FIELD. FEEDERS SHALLNOT BE INCREASED IN LENGTHS SHOWN WITHOUT ENGINEERING APPROVAL.EQUIPMENT OUTDOOR RATINGS: ALL ELECTRICAL EQUIPMENT EXPOSED OR INSTALLEDOUTDOORS SHALL BE NEMA 3R (WEATHER PROOF) OR NEMA 4 (WET LOCATION) RATED.20.19.18.17.16.15.14.13.12.11.D I G G I N G P E R M I T S A N D O U T A G E R E Q U E S T S : A L L D I G G I N G P E R M I T S A N D O U T A G E R E Q U E S T S A R E T H E R E S P O N S I B I L I T Y O F T H E S U B C O N T R A C T O R . C O P I E S S H A L L B E P R O V I D E D T O T H E D / B C O N T R A C T O R B E F O R E C O N S T R U C T I O N B E G I N S . A T T R A C T I V E N U I S A N C E S : O P E N T R E N C H E S , E L E C T R I C A L E Q U I P M E N T A N D D E V I C E S S H A L L N O T P R E S E N T A N A T T R A C T I V E N U I S A N C E T O C H I L D R E N . A L L E L E C T R I C A L E Q U I P M E N T S H A L L B E T O T A L L Y I N A C C E S S I B L E , D E A D F R O N T A N D L O C K A B L E . R O U T I N G A N D L O C A T I O N : T H E R O U T I N G O F T H E N E W U N D E R G R O U N D F E E D E R S S H A L L B E A P P R O V E D B Y A N D C O O R D I N A T E D W I T H T H E D E S I G N / B U I L D C O N T R A C T O R . E X C E P T F O R C R O S S I N G S , E L E C T R I C A L A N D C O M M U N I C A T I O N S U T I L I T I E S S H A L L N O T B E L O C A T E D U N D E R S T R E E T S . U P O N C O M P L E T I O N O F W O R K T H E S U B C O N T R A C T O R S H A L L P R O V I D E T H E D / B C O N T R A C T O R W I T H O N E ( 1 ) S P A R E S E T O F F U S E S O F E A C H S I Z E A N D T Y P E I N S T A L L E D I N T H E P R O J E C T . T H E S U B C O N T R A C T O R I S R E S P O N S I B L E T O C O O R D I N A T E W I T H T H E D E S I G N / B U I L D C O N T R A C T O R F O R R E M O V I N G , L O C A T I N G , C A P P I N G A N D O R R E L O C A T I O N O F A N Y E L E C T R I C F A C I L I T I E S W H I C H A R E N O T T O R E M A I N I N S E R V I C E A N D T O I N S T A L L F A C I L I T I E S A S R E Q U I R E D T O M A I N T A I N C O N T I N U O U S S E R V I C E T O D W E L L I N G U N I T S O R B U I L D I N G S T R U C T U R E S T H A T W I L L R E M A I N , N O N - M E T A L L I C W E A T H E R P R O O F E N C L O S U R E S S H A L L B E C O N S T R U C T E D O F G L A S S F I B E R R E I N F O R C E D P O L Y E S T E R R E S I N , W I T H P I G M E N T E D H E A T R E S I S T A N T H I G H G L O S S S U R F A C I N G S E A L E R O N T H E I N T E R I O R , W I T H P I G M E N T E D , U L T R A V I O L E T L I G H T S T A B I L I Z E D W E A T H E R R E S I S T A N T S U R F A C E C O A T O N T H E E X T E R I O R . E A C H S E C T I O N S H A L L B E M O L D E D I N O N E P I E C E , S E C T I O N A L C O M P O N E N T S J O I N E D B Y B O L T I N G R I V E T I N G O R U S E O F A D H E S I V E S A R E N O T A C C E P T A B L E . A L L H A R D W A R E S H A L L C O N S I S T O F T Y P E 3 0 4 S T A I N L E S S S T E E L A N D S H A L L I N C L U D E P E N T A G O N A L B O L T S A N D P R O V I S I O N S F O R P A D L O C K I N G . D I M E N S I O N S O F E N C L O S U R E S S H A L L B E A S R E Q U I R E D T O A C C O M M O D A T E E Q U I P M E N T A N D / O R F U N C T I O N S S P E C I F I E D , B U T I N N O C L A S S S M A L L E R T H A N I N D I C A T E D . P R O V I D E L O C K S A T A L L E L E C T R I C A L E N C L O S U R E S S U C H A S T R A N S F O R M E R S , F U S E A N D S P L I C E C A B I N E T S . L O C K S A R E T O B E C O M P A T I B L E W I T H E X I S T I N G L O C K S U S E D B Y B A S E E L E C T R I C A L . P R O V I D E E N G R A V E D P L A S T I C N A M E P L A T E S F O R S W I T C H B O A R D S , P A N E L S , T E R M I N A L C A B I N E T S , A N D A N Y O T H E R M A J O R E L E C T R I C A L I T E M . S C R E W - O N A T T A C H M E N T O N L Y - N O A D H E S I V E . E Q U I P M E N T L O C A T I O N S A R E A P P R O X I M A T E . E X A C T R O U T I N G A N D E Q U I P M E N T L O C A T I O N I S T O B E C O O R D I N A T E D W I T H O T H E R T R A D E S A N D A P P R O V E D B Y T H E D / B C O N T R A C T O R W H E R E S H O W N E Q U I P M E N T I S T O B E C L U S T E R E D . C O O R D I N A T E C L U S T E R E D L O C A T I O N S W I T H L A N D S C A P E C O N T R A C T O R F O R S H I E L D I N G . M A I N T A I N W O R K I N G C L E A R A N C E S . A M I N I M U M D I S T A N C E O F 4 ' I S R E Q U I R E D B E T W E E N P R I M A R Y E L E C T R I C A L L I N E S A N D W E T U T I L I T I E S . T R E N C H I N G I S T O A V O I D D R I P L I N E S O N T R E E S A S S H O W N O N P L A N S . A L L T R E N C H I N G W I T H I N D R I P L I N E S T O B E A P P R O V E D B Y T H E D / B C O N T R A C T O R . S T A K I N G O F E L E C T R I C A L E Q U I P M E N T P A D S : A L L E L E C T R I C A L E Q U I P M E N T , I N C L U D I N G T R A N S F O R M E R S , S W I T C H E S , M E T E R S , J U N C T I O N C A B I N E T S , L I G H T I N G P O L E B A S E S , E T C . A R E T O B E S T A K E D B Y T H E A S S I G N E D P R O J E C T S U R V E Y O R S F O R F I N A L E L E V A T I O N A N D L O C A T I O N O F P A D S O R A N C H O R S . E L E V A T I O N S A R E T O B E D E T E R M I N E D B Y T H E S I T E C I V I L D E S I G N E N G I N E E R . I N C O N S I S T E N C I E S A N D I N T E R F E R E N C E S A R E T O B E R E P O R T E D T O T H E D / B C O N T R A C T O R . T H E E L E C T R I C A L S U B C O N T R A C T O R I S T O V E R I F Y T H A T E Q U I P M E N T P A D E L E V A T I O N S A R E A S S T A K E D . S T A K I N G O F E L E C T R I C A L T R E N C H E S : A F T E R E L E C T R I C A L T R E N C H E S A R E M A R K E D F O R R O U T I N G B Y T H E E L E C T R I C A L S U B C O N T R A C T O R , A R R A N G E M E N T S A R E T O B E M A D E F O R T H E A S S I G N E D P R O J E C T S U R V E Y O R S T O L O C A T E T H E M A R K E D R O U T E A N D T R A N S F E R T H I S I N F O R M A T I O N T O T H E S I T E C I V I L D E S I G N E N G I N E E R T O A S S I G N F I N I S H G R A D E S . T H E S E F I N I S H G R A D E S S H A L L B E T R A N S F E R R E D B A C K T O T H E A S S I G N E D P R O J E C T S U R V E Y O R T O P R O V I D E T R E N C H S T A K I N G I N D I C A T I N G F I N A L G R A D E T O I N S U R E T H A T M I N I M U M B U R I A L D E P T H S A R E M A I N T A I N E D . T H E E L E C T R I C A L S U B C O N T R A C T O R I S T O V E R I F Y T H A T T R E N C H D E P T H S R E L A T I V E T O F I N I S H G R A D E A R E A S S T A K E D . A L L S P A R E / E M P T Y C O N D U I T S S H A L L B E P R O V I D E D W I T H A P U L L L I N E . 30.31.32.33.34.35.36.37.38.39.40.41.42.WORKING SPACE :WORKING SPACE SHALL MEET OR EXCEED THE NEC REQUIREMENTFOR ALL ELECTRICAL EQUIPMENT .( SEE NFPA 70-2005, SEC 110-26)E Q U I P M E N T P R O T E C T I O N : A F T E R I N S T A L L A T I O N , E L E C T R I C A L E Q U I P M E N T S H A L L B E P R O T E C T E D T O P R E V E N T D A M A G E D U R I N G T H E C O N S T R U C T I O N P E R I O D . O P E N I N G S I N C O N D U I T S A N B O X E S S H A L L B E C L O S E D T O P R E V E N T T H E E N T R A N C E O F F O R E I G N M A T E R I A L S . A S B U I L D R E C O R D D R A W I N G S : P R O V I D E R E C O R D D R A W I N G T O T H E D / B C O N T R A C T I N G O F F I C E R W I T H A L L C H A N G E S N O T E D T H E R E O N A T T H E C O M P L E T I O N O F T H E P R O J E C T . R E C O R D D R A W I N G S S H A L L B E S I G N A N D D A T E D B Y S U B C O N T R A C T O R . S H O P D R A W I N G S : S U B M I T S H O P D R A W I N G S A N D M A T E R I A L S L I S T F O R R E V I E W P R I O R T O C O M M E N C I N G A N Y W O R K . A L L E Q U I P M E N T T O B E A R U . L . L A B E L O R T H A T O F A N O T H E R A C C E P T A B L E T E S T I N G L A B O R A T O R Y , W H E N S U C H L I S T I N G S E X I S T F O R C O M P A R A B L E E Q U I P M E N T . S H O P D R A W I N G M U S T B E S T A M P E D B Y T H E S U B C O N T R A C T O R F O R C O N F O R M A N C E P R I O R T O S U B M I T T A L . D I G G I N G P E R M I T S A N D O U T A G E R E Q U E S T S : A L L D I G G I N G P E R M I T S A N D O U T A G E R E Q U E S T S A R E T H E R E S P O N S I B I L I T Y O F T H E S U B C O N T R A C T O R . C O P I E S S H A L L B E P R O V I D E D T O T H E D / B C O N T R A C T O R B E F O R E C O N S T R U C T I O N B E G I N S . I N S T A L L A T I O N G U I D E L I N E S S H A L L C O N F I R M T O C U R R E N T N F P A 7 0 N E C . 43. A L L E Q U I P M E N T I N C L U D I N G P O L E R I S E R S , P A D M O U N T E D G E A R , L I G H T P O L E S A N D I S C . E Q U I P M E N T S S H A L L B E G R O U N D E D . 44.E Q U I P M E N T G R O U N D I N G : O N E 3 / 4 I N C H B Y 1 0 F O O T C O P P E R C L A D G R O U N D R O D S H A L L B E I N S T A L L E D I N A C O N D U I T W I N D O W O F E A C H E Q U I P M E N T P A D ( W H E R E T R A N S F O R M E R P A D S H A V E M O R E T H A N O N E C O N D U I T W I N D O W . T H E G R O U N D R O D S S H A L L B E I N S T A L L E D I N S E C O N D A R Y / L O W V O L T A G E W I N D O W ) . A L L U N D E R G R O U N D G R O U N D I N G C O N N E C T I O N S S H A L L B E E X O T H E R M I C T Y P E C O N N E C T I O N S . 45. C O N D U I T F O R P O W E R C O N D U I T F O R B U I L D I N G S I G N A G E INDICATED LOCATION OF EQUIPMENT :LOCATION OF EQUIPMENT ,CONDUIT, ANDDEVICES SHOWN ON THE DRAWINGS ARE APPROXIMATE AND SHALL BE COORDINATEDWITH THE CIVIL AND ARCHITECTURAL DRAWINGS.NRTL LISTING: ALL ELECTRICAL EQUIPMENT SHALL BE NEW ,IN FIRST CLASS CONDITIONAND LISTED BY NATIONALLY RECOGNIZED TESTING LABORATORY ,(NRTL)SUCH AS U.L.IF SUCH A LISTING EXIST FOR COMPARABLE EQUIPMENT.GENERAL SUBCONTRACTOR WORK: ELECTRICAL SUBCONTRACTOR IS RESPONSIBLEFOR WORK OF A GENERAL CONTRACTING NATURE SPECIFIED ON ELECTRICAL PLANSINCLUDING ,BUT NOT NECESSARILY LIMITED TO THE FOLLOWING .A. CONCRETE FOOTINGS INCLUDING REBAR AND MOUNTING BOLTS FORPLACEMENTS OF LIGHTS FIXTURE POLES.B. TRENCHING AND BACKFILLING OF TRENCHES.C. SUPPLY AND INSTALLATION OF ALL EQUIPMENT PADS AND SPLICE BOXES UNLESSNOTED OTHERWISE.EQUIPMENT ACCECIBILITY :IT SHALL BE THE RESPONSIBILITY OF SUBCONTRACTOR TOSEE THAT ALL THE ELECTRICAL EQUIPMENT SHALL BE MADE ACCESSIBLE ,SUCH ASJUNCTION BOXES ,PULL BOXES PANELBOARDS ,SWITCHES ,CONTROLS AND SUCHOTHER APPARATUS AS MAY REQUIRE MAINTENANCE AND OPERATION FROM TIME TOTIME .SUBMITTAL /SHOP DRAWINGS : ALL SUBMITTAL /SHOP DRAWINGS SHALL CONTAINCOMPLETE INFORMATION NECESSARY TO DETERMINE THAT THE ITEM IS APPROPRIATEFOR THE PURPOSE INTENDED. ALL/SUBMITTA /SHOP DRAWINGS SHALL CONTAIN THEMANUFACTURES CONTACT PERSON AND CURRENT TELEPHONE NUMBER .22.23.24.25.26.27.28.29.30.21. J U N C T I O N B O X M S B N O T E : M O U N T I N G H E I G H T S A R E M E N T I O N E D N E A R F I X T U R E S I N T H E D R A W I N G U S I N G A B B R , M H : X X . X . E G . M H : 2 5 I N D I C A T E S A M O U N T I N G H E I G H T O F 2 5 F E E T . 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 F i l e n a m e A r m L u m . W a t t s L u m . L u m e n s 1 1 P - 1 S I N G L E 0 . 9 0 0 A R E - E H O - 4 M B - x x - 1 2 - E - U L - x x - 1 0 0 0 - 4 0 K A R E - E H O - 4 M B - - 1 2 - E - U L - 1 0 0 0 - 4 0 K . I E S 2 4 2 6 . 2 2 5 1 1 3 7 M - 1 S I N G L E 0 . 9 0 0 M S A - E 0 2 - L E D - E 1 - T 2 M S A - E 0 2 - L E D - E 1 - T 2 . i e s 0 5 2 . 1 4 9 2 0 K R 6 - 4 0 L - 2 7 K - x x x V - x x x R e c e s s e d K R 6 - 4 0 L w i t h K R 6 T - S S G C . I E S 7 H - 1 S I N G L E 0 . 9 0 0 0 4 4 . 1 9 3 1 4 1 S I T E L I G H T I N G G E N E R A L N O T E S A N D A B B R E V I A T I O N S S L 0 0 1 B A S E 4 2 9 0 1 C L I N T M O O R E R O A D , # 1 1 4 B O C A R A T O N , F L O R I D A 3 3 4 9 6 S e a l D R A W I N G N O . S H E E T N A M E D A T E D R A W N B Y C H E C K E D B Y S C A L E P R O J E C T N O . 2 0 1 7 . 0 8 . 2 3 A S N O T E D O w n e r : B 4 - 1 3 3 - 1 7 0 5 w w w . b a s e - 4 . c o m SPRINGHILL SUITES ARDEN HILLS, MN J R H O S P I T A L I T Y w w w . j r h o s p i t a l i t y . c o m ( 6 1 2 ) 3 8 4 - 6 4 8 2 A V V N o . I S S U E D A T E P R O J E C T S T A T U S G W V SPACER6" MIN RPMSEE COVERNOTE 2 NOT TO SCALE4 1NOT TO SCALE TYPICAL ELECTRICAL SERVICE TRENCH 2 N O T T O S C A L E 3 N O T T O S C A L E N O T T O S C A L E 5 NOT TO SCALE PAD-MOUNTED TRANSFORMER T Y P I C A L E L E C T R I C A L P R I M A R Y T R E N C H T Y P I C A L C O M M U N I C A T I O N T R E N C H TYPICAL JOINT PRIMARY TRENCH R I S E R B E N D I N S T A L L A T I O N A T W A L L O R P A D 2 4 " X 2 4 " K N O C K O U T S ( 1 E A . W A L L . 4 T O T A L ) 2 " D I A . G R O U N D R O D H O L E S ( 1 E A . C O R N E R , 4 T O T A L ) 6 0 " L O N G U N I S T R U T C A S T I N ( 2 E A . W A L L , 8 T O T A L ) 3 6 " D I A . A C C E S S O P E N I N G 3 6 4 8 G R A D E R I N G 6 " O R 1 2 " H I G H D E E T E R F O U N D R Y 1 1 9 6 3 0 " C L E A R O P E N I N G C A S T I R O N R I N G A N D C O V E R C A N I N S T A L L 3 X 3 G A L V . S T E E L H A T C H I N S T E A D O F F R A M E A N D C O V E R E L E C T R I C A L B O X 6 ' - 0 " X 6 ' - 0 " X 6 ' - 0 " I . D . 5 ' - 0 " X 5 ' - 0 " X 5 ' - 0 " I . D . A S A L T E R N A T E P U L L I N G I R O N 4 T O T A L 1 2 " S U M P W / P L A S T I C L I D FULL ENCASEMENTBASE SPACER REQUIRED @ 10' INTERVAL S E M I E N C A S E M E N T S E M I E N C A S E M E N T SEMI ENCASEMENT TYPICALJOINT PRIMARY TRENCHNOTE :PAD MOUNT TRANSFORMERNON-DOOR SIDES : 3' CLEARANCE,MEASURED FROM EDGE OF PAD, ISREQUIREDFINISHED GRADE3" BELOW TOP OF PAD3/4" CRUSHED ROCKFOOTING5/8'' X 8' COPPERCLAD STEELGROUND ROD (2 REQ'D.)GROUND WIRE TO BE 2" ABOVECONCRETE FOOTINGCONTINUOUS LENGTH OF 2/0 MIN. B.C.GROUND WIRE SECURED TO RODS WITHEDISON APPROVED GROUND CLAMPS.WIRE TO BE AGAINST END WALL.OUTER DIMENSION S OF BOX : 5' X 8'DOOR SIDE : 8' CLEARANCE, M E A S U R E D FROM BACK OF ACCESS OPE N I N G , I S REQUIRED M I N I M U M D I M E N S I O N F O R R I S E R B E N D S C O N D U C T S I Z E R A D I U S E A R T H C O V E R 4 " - 5 " 4 8 " 5 9 " P L A C E P I P E C A P A F T E R R E M O V I N G T E M P O R A R Y C O N D U C T A L I G N R I S E R W I T H A T E M P O R A R Y L E N G T H O F C O N D U C T , R E M O V E T H I S L E N G T H W H E N R I S E R I S S E T . B U I L D I N G W A L L E N D O F C U R V E T O B E F L U S H W I T H O R B E L O W F I N A L G R A D E F I B E R G L A S S , S C H E D U L E 8 0 P V C O R H D G . P V C I S S U B J E C T T O R E Q U I R E M E N T S O F L O C A L O R D I N A N C E S . H D G M U S T B E G R O U N D E D C O U P L I N G O R A D A P T E R 6 " ( M I N ) 2 4 " ( M A X ) E L E C T R I C A L REFER TO LIGHTING LEGEND FOR MOUNTING HEIGHT N O T T O S C A L E E L E C T R I C A L P O L E D E T A I L S 8 ALL EQUIPMENT, MATERIALS, ANDMETHODS OF DESIGN ANDINSTALLATION ARE TO COMPLY WITHLOCAL AHJ STANDARDS AS REQUIRED.INSPECTION REQUIREMENTS BY LOCALAHJ MUST BE CONFIRMED PRIOR TOCONSTRUCTION AND ADHERED TOTHROUGHOUT CONSTRUCTION. N O T E : P O L E B A S E A T P O O L S H A L L B E F L U S H W I T H B A S E 31'-0" T Y P I C A L S I T E L I G H T I N G F I X T U R E R O U N D T A P E R E D A L U M I N U M P O L E # 1 2 C O N D U C T O R S U P T O F I X T U R E ( S ) I N - L I N E F U S E 4 B O L T C I R C L E P E R G R O U T F I L L 1 " C H A M F E R E D E D G E A N C H O R B O L T S P E R M A N U F A C T U R E R S C H . 8 0 P V C C O N D U I T . R E F E R T O S I T E O F C O N D U I T S E L E C T R I C A L P L A N F O R S I Z E A N D N U M B E R R O U N D P O L E B A S E 4 , 5 0 0 P S I C O N C R E T E 8 E A . # 6 V E R T I C A L B A R S W / # 3 H O R I Z O N T A L T I E B A R S 1 2 " O . C . 3 / 4 " x 1 0 ' ( 1 9 X 3 0 5 0 ) C O P P E R C L A D S T E E L G R O U N D I N G R O D G R A D E F I N I S H R E I N F O R C E D H A N D H O L E A L L S I T E L I G H T I N G P O L E S S H A L L B E W I N D S P E E D R A T E D F O R 8 0 M P H . M I N . 2 ' - 0 " B R A C K E T M O U N T I N G A R M . 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N O N - T A P E R E D S Q U A R E A L U M I N U M O R S T E E L P O L E R E I N F O R C E D H A N D H O L E W / G R O U N D I N G L U G O P P O S I T E H A N D H O L E B A S E C O V E R F I N I S H E D G R A D E A N C H O R B O L T S A S R E Q U I R E D C O N C R E T E B A S E E X T E N S I O N ( L I G H T P O L E I N P A V I N G O N L Y ) C O L O R T O M A T C H B U I L D I N G P A R K I N G S U R F A C E R E I N F O R C E D C O N C R E T E T O B E P O U R E D A G A I N S T U N D I S T U R B E D E A R T H C O N D U I T S 6 - # 6 V E R T I C A L R E B A R S # 3 T I E S @ 1 2 " C . C ( M A X ) T Y P I C A L P O L E B A S E D E T A I L N O T T O S C A L E P O L E B A S E D E T A I L W H E R E F O U N D A T I O N F L U S H W I T H G R A D E N O T T O S C A L E 7 N O T T O S C A L E C O M M U N I C A T I O N V A U L T 1 . P A D O V E R H A N G T O R E S T O N U N D I S T U R B E D E A R T H O R W E L L - C O M P A C T E D B A C K F I L L T O P R E V E N T F U T U R E S U B S I D E N C E 2 . T H E S L A B 3 0 " X 4 8 " C L E A R O P E N I N G S H A L L B E C O V E R E D W I T H A 2 ' - 6 " X 4 ' R P M C O V E R . 6 1 2 " S T A I N L E S S S T E E L B O L T S W I T H S T A I N L E S S S T E E L C A P T I V E W A S H E R W I L L B E S U P P L I E D F O R C O V E R B O L T D O W N . 3 . S L A B R P M C O V E R R E C E S S S H A L L B E C O N C R E T E ( N O N M E T A L F R A M E D ) , A N D P R O V I D E D W I T H 6 1 2 " T H R E A D E D I N S E R T S , E A C H W I T H C L E A N O U T H O L E S 4 . A N 8 " M I N I M U M C L E A R A N C E I S R E Q U I R E D O N D O O R S I D E O F T R A N S F O R M E R F O R O P E R A T I O N . 5 . G R O U N D R O D S , C L A M P S , A N D W I R E W I L L B E F U R N I S H E D A N D I N S T A L L E D B Y S U B - C O N T R A C T O R G R O U N D W I R E T O B E A M I N I M U M O F 2 / 0 B A R E C O P P E R . 6 . M A S T I C S E A L A N T I S R E Q U I R E D A T J O I N T S N O T E S : S I T E L I G H T I N G D E T A I L S S L 1 0 1 B A S E 4 2 9 0 1 C L I N T M O O R E R O A D , # 1 1 4 B O C A R A T O N , F L O R I D A 3 3 4 9 6 S e a l D R A W I N G N O . S H E E T N A M E D A T E D R A W N B Y C H E C K E D B Y S C A L E P R O J E C T N O . 2 0 1 7 . 0 8 . 2 3 A S N O T E D O w n e r : B 4 - 1 3 3 - 1 7 0 5 w w w . b a s e - 4 . c o m SPRINGHILL SUITES ARDEN HILLS, MN J R H O S P I T A L I T Y w w w . j r h o s p i t a l i t y . c o m ( 6 1 2 ) 3 8 4 - 6 4 8 2 A V V N o . I S S U E D A T E P R O J E C T S T A T U S G W V M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 0.00.0 0.0 0.0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0.0 0.0 0.0 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0.0 0.0 0.0 0. 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 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0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 3 0 . 3 0 . 1 0 . 2 0 . 1 0 . 0 0 . 0 0.0 0.0 0.0 0. 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 3 0 . 3 0 . 1 0 . 2 0 . 1 0 . 0 0 . 0 0.0 0.0 0.0 0. 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 2 0 . 1 0 . 2 0 . 1 0 . 0 0 . 0 0.0 0.0 0.0 0. 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 1 0 . 2 0 . 1 0 . 1 0 . 0 0.0 0.0 0.0 0. 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 4 0 . 2 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0.0 0.0 0.0 0. 0 0 . 1 0 . 1 0 . 1 0 . 2 0 . 1 0 . 2 0 . 3 0 . 1 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0.0 0.0 0.0 0. 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 1 0 . 1 0 . 2 0 . 1 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0.0 0.0 0.0 0. 0 0 . 1 0 . 1 0 . 2 0 . 4 0 . 1 0 . 1 0 . 1 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0.0 0.0 0.0 0. 0 0 . 1 0 . 1 0 . 3 0 . 1 0 . 1 0 . 1 0 . 1 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0.0 0.0 0.0 0. 1 0 . 1 0 . 2 0 . 3 0 . 1 0 . 1 0 . 1 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0.0 0.0 0.0 0. 1 0 . 1 0 . 2 0 . 3 0 . 1 0 . 1 0 . 1 0 . 3 0 . 2 0 . 1 0 . 1 0 . 1 0.0 0.0 0.0 0. 1 0 . 1 0 . 2 0 . 4 0 . 1 0 . 1 0 . 3 0 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. 0 0 . 0 0 . 1 0 . 2 0 . 1 0 . 4 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 2 0 . 4 0 . 3 0 . 2 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 3 0 . 1 0 . 1 0 . 2 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 3 0 . 4 0 . 1 0 . 1 0 . 4 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 3 0 . 4 0 . 1 0 . 3 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 2 0 . 1 0 . 4 0 . 1 0 . 3 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 1 0 . 1 0 . 3 0 . 2 0 . 1 0 . 3 0 . 2 0 . 1 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 1 0 . 1 0 . 2 0 . 2 0 . 1 0 . 3 0 . 2 0 . 2 0 . 1 0 . 1 0 . 0 0 . 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 . 1 0 . 2 0 . 3 0 . 2 0 . 2 0 . 1 0 . 3 0 . 2 0 . 2 0 . 2 0 . 1 0 . 1 0 . 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 . 1 0 . 2 0 . 2 0 . 1 0 . 1 0 . 3 0 . 1 0 . 1 0 . 1 0 . 1 0 . 1 0 . 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 . 1 0 . 1 0 . 2 0 . 3 0 . 1 0 . 4 0 . 2 0 . 1 0 . 1 0 . 1 0 . 1 0 . 0 0 . 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 . 1 0 . 1 0 . 2 0 . 1 0 . 4 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 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 . 2 0 . 3 0 . 2 0 . 1 0 . 1 0 . 0 0 . 0 0 . 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 . 1 0 . 1 0 . 1 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 0 0 . 3 0 . 2 0 . 3 0 . 2 0 . 2 0 . 2 0 . 4 0 . 1 0 . 3 0 . 1 0 . 2 0 . 3 0 . 2 1 . 8 3 . 9 3 . 7 4 . 5 3 . 6 3 . 7 4 . 4 3 . 8 4 . 0 2 . 2 2 . 2 3 . 9 3 . 9 4 . 5 3 . 9 3 . 7 4 . 7 3 . 8 4 . 2 2 . 3 2 . 1 3 . 7 4 . 1 4 . 3 3 . 9 3 . 5 4 . 5 1 . 8 3 . 9 4 . 9 6 . 8 5 . 8 5 . 9 6 . 8 4 . 9 3 . 9 2 . 2 2 . 2 3 . 8 5 . 0 6 . 6 5 . 9 5 . 8 6 . 8 5 . 0 4 . 1 2 . 3 2 . 1 3 . 6 5 . 0 6 . 6 5 . 9 5 . 6 6 . 9 1 . 8 3 . 7 5 . 5 4 . 8 4 . 8 4 . 8 5 . 0 5 . 5 3 . 5 1 . 9 1 . 9 3 . 4 5 . 3 4 . 8 4 . 5 4 . 6 4 . 6 5 . 4 3 . 7 2 . 0 1 . 8 3 . 3 5 . 3 5 . 0 4 . 6 4 . 8 4 . 7 5 . 6 3 . 8 1 . 0 2 . 0 3 . 5 4 . 0 3 . 2 3 . 5 3 . 5 3 . 5 5 . 4 4 . 2 3 . 0 3 . 2 3 . 5 3 . 9 2 . 9 3 . 2 3 . 3 2 . 9 3 . 7 3 . 2 1 . 9 1 . 8 2 . 9 4 . 0 3 . 1 3 . 3 3 . 4 3 . 0 3 . 8 3 . 3 1 . 3 2 . 3 3 . 2 3 . 3 3 . 1 3 . 1 3 . 1 7 . 3 2 . 7 2 . 6 2 . 7 2 . 7 2 . 5 2 . 4 2 . 2 1 . 7 1 . 6 2 . 2 2 . 7 2 . 6 2 . 8 2 . 8 2 . 6 2 . 6 2 . 4 2 . 7 3 . 6 3 . 3 3 . 1 2 . 9 2 . 6 8 . 8 2 . 7 3 . 1 2 . 8 2 . 0 1 . 6 1 . 4 1 . 4 1 . 3 1 . 3 1 . 6 1 . 9 2 . 2 2 . 3 2 . 2 2 . 0 1 . 7 1 . 6 1 . 2 1 . 9 3 . 0 4 . 6 5 . 1 4 . 6 4 . 0 2 . 6 1 0 . 8 4 . 1 3 . 6 4 . 1 4 . 1 2 . 3 1 . 8 1 . 6 2 . 6 2 . 8 2 . 6 2 . 4 2 . 2 1 . 7 1 . 2 1 . 5 2 . 4 2 . 8 4 . 4 6 . 2 5 . 2 4 . 5 4 . 7 4 . 4 3 . 9 3 . 0 1 . 8 1 . 0 1 . 1 1 . 9 2 . 8 3 . 4 4 . 4 6 . 7 6 . 1 3 . 7 4 . 8 6 . 0 4 . 5 3 . 0 1 . 7 1 . 2 2 . 2 2 . 9 3 . 9 5 . 6 5 . 6 5 . 3 3 . 7 6 . 9 5 . 4 3 . 6 2 . 6 1 . 9 1 . 1 1 . 4 2 . 6 3 . 3 4 . 5 6 . 0 5 . 7 2 . 9 5 . 2 5 . 7 3 . 9 2 . 8 2 . 1 1 . 1 1 . 1 2 . 0 3 . 6 5 . 2 6 . 3 6 . 5 5 . 5 3 . 2 5 . 6 5 . 5 3 . 7 2 . 7 2 . 0 1 . 1 1 . 4 2 . 5 3 . 9 4 . 8 5 . 3 5 . 6 3 . 4 5 . 9 6 . 1 3 . 9 2 . 6 1 . 8 1 . 0 3 . 3 4 . 8 4 . 2 4 . 1 4 . 6 3 . 8 4 . 7 5 . 5 4 . 7 3 . 1 1 . 7 5 . 0 5 . 7 3 . 7 3 . 5 3 . 7 3 . 0 3 . 4 3 . 7 3 . 3 3 . 0 2 . 6 1 . 8 1 . 1 4 . 5 4 . 9 6 . 3 4 . 3 3 . 8 3 . 2 2 . 6 1 . 8 2 . 2 2 . 2 2 . 1 2 . 1 2 . 0 1 . 6 4 . 7 6 . 1 5 . 9 4 . 2 3 . 2 2 . 7 2 . 0 1 . 6 1 . 2 1 . 7 2 . 5 2 . 8 2 . 9 3 . 3 3 . 1 3 . 7 5 . 7 5 . 3 4 . 9 4 . 0 2 . 8 2 . 0 1 . 7 1 . 7 3 . 0 4 . 5 5 . 3 4 . 9 4 . 2 5 . 3 5 . 9 5 . 7 4 . 0 2 . 8 2 . 4 2 . 3 2 . 3 1 . 0 1 . 7 2 . 6 3 . 9 6 . 2 5 . 6 3 . 5 3 . 0 4 . 4 4 . 6 3 . 0 2 . 7 3 . 3 3 . 5 4 . 0 5 . 7 5 . 1 5 . 5 4 . 2 5 . 1 4 . 6 5 . 1 1 . 1 2 . 0 2 . 7 3 . 6 5 . 2 6 . 1 3 . 5 4 . 1 3 . 4 3 . 1 3 . 7 4 . 8 4 . 2 4 . 8 6 . 5 6 . 6 7 . 6 5 . 8 6 . 6 6 . 2 5 . 0 2 . 9 1 . 2 2 . 1 2 . 9 3 . 9 5 . 7 4 . 9 2 . 8 2 . 9 4 . 1 5 . 3 6 . 2 4 . 7 4 . 8 7 . 1 7 . 7 5 . 8 5 . 9 5 . 1 6 . 0 5 . 2 2 . 6 1 . 3 2 . 1 2 . 9 3 . 8 5 . 3 7 . 0 3 . 6 4 . 5 4 . 6 6 . 9 5 . 4 5 . 7 6 . 7 6 . 0 4 . 8 4 . 6 3 . 9 3 . 8 4 . 4 2 . 5 1 . 4 2 . 2 3 . 4 4 . 6 6 . 0 4 . 9 3 . 3 4 . 1 6 . 1 6 . 7 6 . 3 5 . 9 5 . 5 5 . 1 4 . 5 3 . 8 3 . 1 3 . 0 2 . 2 4 . 0 4 . 6 4 . 8 4 . 7 4 . 1 3 . 4 5 . 9 7 . 5 7 . 2 6 . 2 5 . 2 4 . 3 3 . 4 2 . 5 2 . 2 2 . 3 3 . 8 3 . 8 2 . 9 2 . 5 2 . 6 2 . 3 4 . 8 5 . 7 6 . 2 5 . 3 4 . 4 4 . 2 3 . 3 2 . 3 2 . 2 3 . 3 3 . 6 3 . 2 3 . 2 4 . 6 4 . 1 2 . 4 1 . 6 1 . 3 1 . 0 4 . 8 5 . 5 4 . 6 4 . 8 5 . 1 3 . 5 2 . 7 2 . 3 2 . 7 5 . 6 5 . 5 4 . 5 4 . 1 4 . 2 4 . 3 6 . 1 5 . 0 2 . 7 1 . 4 4 . 7 5 . 4 6 . 1 5 . 8 3 . 4 3 . 0 1 . 9 1 . 8 2 . 4 3 . 5 5 . 0 5 . 5 4 . 8 6 . 0 6 . 1 6 . 2 4 . 6 3 . 5 1 . 6 4 . 8 5 . 8 6 . 0 4 . 3 3 . 6 2 . 8 2 . 3 1 . 6 1 . 5 2 . 4 4 . 5 5 . 7 7 . 1 5 . 3 4 . 7 4 . 5 3 . 4 5 . 2 5 . 9 6 . 0 4 . 1 3 . 0 2 . 8 2 . 1 1 . 7 2 . 2 4 . 0 4 . 3 4 . 3 3 . 4 3 . 7 6 . 0 5 . 8 5 . 1 4 . 1 2 . 5 1 . 7 1 . 8 4 . 9 5 . 1 5 . 1 3 . 1 1 . 7 2 . 8 1 . 8 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 9 . 6 1 1 . 4 1 1 . 9 1 2 . 3 1 1 . 9 1 1 . 2 1 1 . 0 1 1 . 3 1 1 . 1 1 0 . 7 1 0 . 2 1 1 . 1 1 3 . 1 1 3 . 8 1 4 . 6 1 4 . 3 1 3 . 5 1 3 . 5 1 4 . 1 1 3 . 8 1 3 . 1 1 2 . 2 1 2 . 6 1 5 . 5 1 6 . 1 1 6 . 1 1 6 . 0 1 6 . 1 1 6 . 0 1 5 . 9 1 5 . 8 1 5 . 8 1 4 . 7 1 2 . 4 1 5 . 3 1 5 . 9 1 5 . 9 1 6 . 0 1 6 . 2 1 6 . 1 1 6 . 0 1 6 . 0 1 5 . 9 1 4 . 8 1 1 . 4 1 3 . 9 1 4 . 5 1 5 . 0 1 5 . 0 1 4 . 8 1 4 . 9 1 5 . 4 1 5 . 4 1 5 . 2 1 4 . 3 1 2 . 1 1 5 . 1 1 5 . 6 1 5 . 7 1 5 . 7 1 6 . 0 1 6 . 0 1 6 . 1 1 6 . 2 1 6 . 7 1 6 . 1 1 2 . 0 1 4 . 9 1 5 . 4 1 5 . 5 1 5 . 5 1 5 . 7 1 5 . 6 1 5 . 8 1 6 . 0 1 6 . 5 1 6 . 0 1 0 . 8 1 2 . 7 1 3 . 3 1 4 . 2 1 3 . 9 1 3 . 1 1 3 . 1 1 3 . 9 1 3 . 8 1 3 . 3 1 3 . 0 9 . 4 1 1 . 1 1 2 . 1 1 2 . 5 1 1 . 8 1 1 . 5 1 1 . 2 1 1 . 3 1 1 . 1 1 0 . 8 1 0 . 5 4 . 1 3 . 8 3 . 5 3 . 3 3 . 1 3 . 0 2 . 8 2 . 7 2 . 6 2 . 6 2 . 6 2 . 5 2 . 5 2 . 4 2 . 4 2 . 5 2 . 5 2 . 5 2 . 5 2 . 5 2 . 3 2 . 2 2 . 1 2 . 1 2 . 0 1 . 9 1 . 7 1 . 7 4 . 5 4 . 5 4 . 3 4 . 0 3 . 9 3 . 7 3 . 6 3 . 3 3 . 1 3 . 2 3 . 3 3 . 3 3 . 1 2 . 9 2 . 7 2 . 6 2 . 6 2 . 8 3 . 0 3 . 1 3 . 1 2 . 9 2 . 6 2 . 4 2 . 5 2 . 4 2 . 2 2 . 0 1 . 9 1 . 8 3 . 7 4 . 4 4 . 7 4 . 7 4 . 6 4 . 5 4 . 4 4 . 1 3 . 6 3 . 5 3 . 7 3 . 9 3 . 9 3 . 6 3 . 2 2 . 7 2 . 6 2 . 6 2 . 9 3 . 4 3 . 7 3 . 8 3 . 4 3 . 1 2 . 8 2 . 9 3 . 0 2 . 8 2 . 5 2 . 3 2 . 2 2 . 1 3 . 4 3 . 7 4 . 3 4 . 7 4 . 7 4 . 6 4 . 7 4 . 7 4 . 3 3 . 8 3 . 6 3 . 9 4 . 1 4 . 1 3 . 8 3 . 2 2 . 6 2 . 5 2 . 5 2 . 9 3 . 5 3 . 9 4 . 0 3 . 7 3 . 2 3 . 0 3 . 2 3 . 4 3 . 2 2 . 8 2 . 4 2 . 3 2 . 3 2 . 3 3 . 1 3 . 3 3 . 2 2 . 9 3 . 0 3 . 3 3 . 7 3 . 9 3 . 6 3 . 1 2 . 7 2 . 4 2 . 5 3 . 0 3 . 5 4 . 0 4 . 1 3 . 9 3 . 6 3 . 5 3 . 9 4 . 4 4 . 6 2 . 5 2 . 3 2 . 3 2 . 5 5 . 5 5 . 6 5 . 3 4 . 9 4 . 3 3 . 7 3 . 3 3 . 2 3 . 1 3 . 1 3 . 0 2 . 8 2 . 9 3 . 1 3 . 1 2 . 8 2 . 9 3 . 3 3 . 6 3 . 7 3 . 5 3 . 1 2 . 6 2 . 4 2 . 5 2 . 9 3 . 5 3 . 9 4 . 0 3 . 8 3 . 6 3 . 5 3 . 9 4 . 3 2 . 3 2 . 4 2 . 5 2 . 9 5 . 6 5 . 6 5 . 5 5 . 2 4 . 6 3 . 8 3 . 5 3 . 4 3 . 6 3 . 7 3 . 6 3 . 1 2 . 2 2 . 3 2 . 4 2 . 3 2 . 4 2 . 8 3 . 1 3 . 2 3 . 1 2 . 8 2 . 5 2 . 4 2 . 4 2 . 7 3 . 1 3 . 4 3 . 5 3 . 4 3 . 2 3 . 2 3 . 5 3 . 7 2 . 3 2 . 3 2 . 6 2 . 9 3 . 4 5 . 6 5 . 5 5 . 4 5 . 2 4 . 6 3 . 8 3 . 4 3 . 6 4 . 0 4 . 0 3 . 8 3 . 1 2 . 6 2 . 4 2 . 4 1 . 4 1 . 5 1 . 5 1 . 7 1 . 8 1 . 9 1 . 9 2 . 0 2 . 1 2 . 3 2 . 4 2 . 4 2 . 3 2 . 3 2 . 2 2 . 3 2 . 4 2 . 4 2 . 6 2 . 7 2 . 6 2 . 6 2 . 6 2 . 8 1 . 9 2 . 3 2 . 7 3 . 2 5 . 6 5 . 5 5 . 4 5 . 2 1 . 3 1 . 2 1 . 2 1 . 3 1 . 3 1 . 4 1 . 5 1 . 5 1 . 6 1 . 7 1 . 7 1 . 7 1 . 7 1 . 8 1 . 8 1 . 9 1 . 9 1 . 9 1 . 9 1 . 9 2 . 0 2 . 0 2 . 1 2 . 3 2 . 8 3 . 4 5 . 7 5 . 5 5 . 3 5 . 0 2 . 0 2 . 5 3 . 1 5 . 8 5 . 7 5 . 5 5 . 3 5 . 0 1 . 7 2 . 4 3 . 0 5 . 9 5 . 5 5 . 2 4 . 8 1 . 4 2 . 1 2 . 9 5 . 8 5 . 4 4 . 8 4 . 4 1 . 0 1 . 8 2 . 7 5 . 8 5 . 7 5 . 0 4 . 3 0 . 9 1 . 5 2 . 6 5 . 6 5 . 3 4 . 6 4 . 0 0 . 7 1 . 3 2 . 4 5 . 3 5 . 3 4 . 9 4 . 1 3 . 7 0 . 6 1 . 2 2 . 3 5 . 0 4 . 9 4 . 5 3 . 8 0 . 6 1 . 1 2 . 1 4 . 8 4 . 4 4 . 1 3 . 6 0 . 5 1 . 0 2 . 0 4 . 7 4 . 4 3 . 9 3 . 5 3 . 2 0 . 5 0 . 8 1 . 8 4 . 6 4 . 1 3 . 7 3 . 2 0 . 5 0 . 8 1 . 6 4 . 8 4 . 8 4 . 3 3 . 8 3 . 4 0 . 5 0 . 7 1 . 4 5 . 1 5 . 0 4 . 5 4 . 1 0 . 5 0 . 7 1 . 3 5 . 2 4 . 9 4 . 5 4 . 2 0 . 4 0 . 7 1 . 4 5 . 5 5 . 2 4 . 7 4 . 2 4 . 0 0 . 4 0 . 7 1 . 5 5 . 4 5 . 0 4 . 3 3 . 7 0 . 4 0 . 7 1 . 6 5 . 3 4 . 7 3 . 7 3 . 0 0 . 4 0 . 8 1 . 7 5 . 2 5 . 0 4 . 2 3 . 3 0 . 4 0 . 8 1 . 9 4 . 9 4 . 8 4 . 1 3 . 2 0 . 4 1 . 0 2 . 1 4 . 8 4 . 8 4 . 7 4 . 2 3 . 4 0 . 5 1 . 2 2 . 2 4 . 8 4 . 7 4 . 7 4 . 5 0 . 7 1 . 2 2 . 3 4 . 8 4 . 7 4 . 7 4 . 7 0 . 7 1 . 4 2 . 4 5 . 1 4 . 9 4 . 7 4 . 7 0 . 8 1 . 6 2 . 5 5 . 5 5 . 0 4 . 7 4 . 6 1 . 0 1 . 7 2 . 5 5 . 0 4 . 7 4 . 4 4 . 2 1 . 1 1 . 8 2 . 5 4 . 6 4 . 3 4 . 0 3 . 4 1 . 4 2 . 0 2 . 7 4 . 4 4 . 3 4 . 1 3 . 4 2 . 9 1 . 6 2 . 3 3 . 0 4 . 4 4 . 3 3 . 8 3 . 4 3 . 7 1 . 8 2 . 5 3 . 3 4 . 1 3 . 9 3 . 8 4 . 1 4 . 0 1 . 9 2 . 6 3 . 4 3 . 7 3 . 8 3 . 9 3 . 8 3 . 4 1 . 9 2 . 5 3 . 3 3 . 4 3 . 4 3 . 3 3 . 1 1 . 8 2 . 4 3 . 1 3 . 1 3 . 0 2 . 9 2 . 8 1 . 6 2 . 2 2 . 7 2 . 7 2 . 6 2 . 5 2 . 4 1 . 5 2 . 0 2 . 4 2 . 5 2 . 3 2 . 2 2 . 1 1 . 4 1 . 7 2 . 1 2 . 2 2 . 1 2 . 0 2 . 0 1 . 2 1 . 6 1 . 9 2 . 0 1 . 9 1 . 8 1 . 8 1 . 8 1 . 7 1 . 8 2 . 1 2 . 8 1 . 1 1 . 4 1 . 7 1 . 9 1 . 8 1 . 7 1 . 7 1 . 6 1 . 6 1 . 7 2 . 0 2 . 5 3 . 2 1 . 0 1 . 3 1 . 5 1 . 7 1 . 6 1 . 6 1 . 5 1 . 5 1 . 6 2 . 0 2 . 4 2 . 8 3 . 1 1 . 0 1 . 2 1 . 4 1 . 5 1 . 5 1 . 5 1 . 5 1 . 6 1 . 8 2 . 2 2 . 5 2 . 8 3 . 1 0 . 9 1 . 1 1 . 3 2 . 0 2 . 3 2 . 7 3 . 1 3 . 7 0 . 8 1 . 0 1 . 2 2 . 1 2 . 5 3 . 1 3 . 7 4 . 0 0 . 8 0 . 9 1 . 1 2 . 3 2 . 8 3 . 4 3 . 8 3 . 8 0 . 8 0 . 9 1 . 0 2 . 5 2 . 9 3 . 3 3 . 3 3 . 0 0 . 7 0 . 8 0 . 9 2 . 5 2 . 8 2 . 9 2 . 8 2 . 6 0 . 7 0 . 8 0 . 9 2 . 6 2 . 7 2 . 7 2 . 7 2 . 8 0 . 7 0 . 8 0 . 9 2 . 5 2 . 7 2 . 9 3 . 1 3 . 5 0 . 6 0 . 7 0 . 8 2 . 6 2 . 9 3 . 4 3 . 8 4 . 1 0 . 6 0 . 7 0 . 8 2 . 7 3 . 1 3 . 7 4 . 0 3 . 9 0 . 7 0 . 7 0 . 8 2 . 9 3 . 2 3 . 6 3 . 7 3 . 4 0 . 7 0 . 7 0 . 8 3 . 1 3 . 3 3 . 2 3 . 2 3 . 2 0 . 7 0 . 8 0 . 8 3 . 3 3 . 4 3 . 5 3 . 7 3 . 7 3 . 8 3 . 8 3 . 8 3 . 4 3 . 1 2 . 9 2 . 8 2 . 8 2 . 9 3 . 1 3 . 3 3 . 5 3 . 3 2 . 9 3 . 0 3 . 4 3 . 7 3 . 9 3 . 6 3 . 1 2 . 7 2 . 5 2 . 6 3 . 2 4 . 0 4 . 6 4 . 7 0 . 7 0 . 8 0 . 9 3 . 6 3 . 8 3 . 9 4 . 1 4 . 3 4 . 0 3 . 8 3 . 6 3 . 5 3 . 1 2 . 9 2 . 7 2 . 8 2 . 8 3 . 0 3 . 3 3 . 5 3 . 4 3 . 0 3 . 1 3 . 4 3 . 8 4 . 0 4 . 0 3 . 5 3 . 1 3 . 1 3 . 3 3 . 9 4 . 6 5 . 2 5 . 3 5 . 0 0 . 7 0 . 8 0 . 9 4 . 2 4 . 2 4 . 2 4 . 5 4 . 4 4 . 1 3 . 9 3 . 6 3 . 5 3 . 2 2 . 9 2 . 8 2 . 8 2 . 8 2 . 9 3 . 0 3 . 1 3 . 0 3 . 1 3 . 5 4 . 0 4 . 2 4 . 2 4 . 1 3 . 9 4 . 0 4 . 1 4 . 4 4 . 9 5 . 4 5 . 5 5 . 3 4 . 8 0 . 7 0 . 8 0 . 9 4 . 6 4 . 5 4 . 5 4 . 7 4 . 6 4 . 4 4 . 3 4 . 1 3 . 9 3 . 6 3 . 3 3 . 2 3 . 1 3 . 2 3 . 2 3 . 4 3 . 5 3 . 7 4 . 0 4 . 4 4 . 6 4 . 7 4 . 7 4 . 6 4 . 6 4 . 6 4 . 7 5 . 0 5 . 4 5 . 6 5 . 4 4 . 9 4 . 4 0 . 8 0 . 8 0 . 9 5 . 5 5 . 4 4 . 9 4 . 4 3 . 9 0 . 8 0 . 8 0 . 9 5 . 2 4 . 7 4 . 2 3 . 7 3 . 2 0 . 8 0 . 9 1 . 0 4 . 5 4 . 0 3 . 5 3 . 0 2 . 6 0 . 8 0 . 9 1 . 0 3 . 9 3 . 4 2 . 9 2 . 4 2 . 1 0 . 8 0 . 9 1 . 0 3 . 2 2 . 8 2 . 4 2 . 0 1 . 7 0 . 8 0 . 9 1 . 0 2 . 7 2 . 3 2 . 0 1 . 7 1 . 4 0 . 9 0 . 9 1 . 0 2 . 3 1 . 9 1 . 6 1 . 4 1 . 2 0 . 9 1 . 0 1 . 0 1 . 9 1 . 6 1 . 4 1 . 2 1 . 0 0 . 9 1 . 0 1 . 1 1 . 6 1 . 4 1 . 2 1 . 0 0 . 9 1 . 0 1 . 1 1 . 6 1 . 3 1 . 2 1 . 0 0 . 9 1 . 0 1 . 1 1 . 5 1 . 3 1 . 1 1 . 0 1 . 0 1 . 0 1 . 1 1 . 5 1 . 3 1 . 1 1 . 0 1 . 0 1 . 1 1 . 1 1 . 5 1 . 2 1 . 1 1 . 0 1 . 0 1 . 1 1 . 2 1 . 5 1 . 3 1 . 1 0 . 9 1 . 0 1 . 1 1 . 2 1 . 5 1 . 3 1 . 1 1 . 0 1 . 1 1 . 1 1 . 2 1 . 5 1 . 3 1 . 1 1 . 0 1 . 1 1 . 2 1 . 3 1 . 5 1 . 3 1 . 1 1 . 0 1 . 2 1 . 2 1 . 3 1 . 5 1 . 3 1 . 2 1 . 0 1 . 2 1 . 3 1 . 3 1 . 5 1 . 3 1 . 2 1 . 0 1 . 3 1 . 3 1 . 4 1 . 5 1 . 3 1 . 2 1 . 1 1 . 3 1 . 4 1 . 5 1 . 5 1 . 4 1 . 2 1 . 1 1 . 4 1 . 5 1 . 6 1 . 5 1 . 4 1 . 3 1 . 1 1 . 5 1 . 6 1 . 7 1 . 6 1 . 4 1 . 3 1 . 2 1 . 7 1 . 8 1 . 8 1 . 7 1 . 5 1 . 4 1 . 3 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 4 1 . 4 1 . 5 1 . 5 1 . 6 1 . 6 1 . 7 1 . 8 1 . 8 1 . 9 2 . 0 1 . 8 1 . 7 1 . 6 1 . 5 1 . 4 1 . 4 1 . 5 1 . 5 1 . 5 1 . 5 1 . 6 1 . 6 1 . 7 1 . 8 1 . 8 1 . 9 1 . 9 2 . 0 2 . 1 2 . 2 2 . 0 2 . 0 1 . 9 1 . 8 1 . 7 1 . 7 1 . 7 1 . 9 2 . 0 2 . 0 2 . 1 2 . 2 2 . 2 2 . 3 2 . 4 2 . 3 2 . 3 2 . 3 2 . 2 2 . 1 2 . 2 2 . 2 2 . 1 2 . 1 2 . 1 2 . 7 2 . 7 2 . 7 2 . 7 2 . 6 2 . 7 2 . 7 2 . 7 2 . 6 2 . 5 3 . 2 3 . 2 3 . 1 3 . 3 3 . 5 3 . 7 3 . 7 3 . 5 3 . 3 3 . 1 3 . 1 3 . 2 3 . 4 3 . 6 3 . 7 3 . 6 3 . 4 3 . 2 3 . 2 3 . 3 3 . 8 3 . 6 3 . 5 3 . 8 4 . 1 4 . 4 4 . 4 4 . 1 3 . 6 3 . 3 3 . 3 3 . 5 3 . 9 4 . 3 4 . 5 4 . 4 4 . 1 3 . 8 3 . 8 4 . 1 4 . 2 3 . 9 3 . 8 4 . 1 4 . 5 4 . 8 4 . 7 4 . 3 3 . 7 3 . 3 3 . 3 3 . 6 4 . 1 4 . 7 4 . 9 4 . 8 4 . 5 4 . 2 4 . 2 4 . 6 C a l c u l a t i o n S u m m a r y L a b e l C a l c T y p e 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 a r k i n g I l l u m i n a n c e F c 3 . 8 0 1 0 . 8 1 . 0 3 . 8 0 1 0 . 8 0 P o r t e C o c h e r e I l l u m i n a n c e F c 1 3 . 9 3 1 6 . 7 9 . 4 1 . 4 8 1 . 7 8 P r o p e r t y L i n e I l l u m i n a n c e F c 0 . 1 6 2 . 2 0 . 0 N . A . N . A . S i d e w a l k I l l u m i n a n c e F c 2 . 9 1 1 1 . 1 0 . 4 7 . 2 8 2 7 . 7 5 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 F i l e n a m e A r m L u m . W a t t s L u m . L u m e n s 1 1 P - 1 S I N G L E 0 . 9 0 0 A R E - E H O - 4 M B - x x - 1 2 - E - U L - x x - 1 0 0 0 - 4 0 K A R E - E H O - 4 M B - - 1 2 - E - U L - 1 0 0 0 - 4 0 K . I E S 2 4 2 6 . 2 2 5 1 1 3 7 M - 1 S I N G L E 0 . 9 0 0 M S A - E 0 2 - L E D - E 1 - T 2 M S A - E 0 2 - L E D - E 1 - T 2 . i e s 0 5 2 . 1 4 9 2 0 K R 6 - 4 0 L - 2 7 K - x x x V - x x x R e c e s s e d K R 6 - 4 0 L w i t h K R 6 T - S S G C . I E S 7 H - 1 S I N G L E 0 . 9 0 0 0 4 4 . 1 9 3 1 4 1 S I T E P H O T O M E T R I C P L A N S L 2 0 0 A B A S E 4 2 9 0 1 C L I N T M O O R E R O A D , # 1 1 4 B O C A R A T O N , F L O R I D A 3 3 4 9 6 S e a l D R A W I N G N O . S H E E T N A M E D A T E D R A W N B Y C H E C K E D B Y S C A L E P R O J E C T N O . 2 0 1 7 . 0 8 . 2 3 A S N O T E D O w n e r : B 4 - 1 3 3 - 1 7 0 5 w w w . b a s e - 4 . c o m SPRINGHILL SUITES ARDEN HILLS, MN J R H O S P I T A L I T Y w w w . j r h o s p i t a l i t y . c o m ( 6 1 2 ) 3 8 4 - 6 4 8 2 A V V N o . I S S U E D A T E P R O J E C T S T A T U S G W V S I T E P H O T O M E T R I C P L A N 0 1 S C A L E : 1 / 3 2 " = 1 " - 0 " M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 M - 1 M H : 1 2 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P - 1 M H : 2 5 P-1MH: 25 P - 1 M H : 2 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 H - 1 M H : 1 5 S I T E L I G H T I N G P L A N S L 2 0 0 B B A S E 4 2 9 0 1 C L I N T M O O R E R O A D , # 1 1 4 B O C A R A T O N , F L O R I D A 3 3 4 9 6 S e a l D R A W I N G N O . S H E E T N A M E D A T E D R A W N B Y C H E C K E D B Y S C A L E P R O J E C T N O . 2 0 1 7 . 0 8 . 2 3 A S N O T E D O w n e r : B 4 - 1 3 3 - 1 7 0 5 w w w . b a s e - 4 . c o m SPRINGHILL SUITES ARDEN HILLS, MN J R H O S P I T A L I T Y w w w . j r h o s p i t a l i t y . c o m ( 6 1 2 ) 3 8 4 - 6 4 8 2 A V V N o . I S S U E D A T E P R O J E C T S T A T U S G W V S I T E L I G H T I N G P L A N 0 1 S C A L E : 1 / 3 2 " = 1 " - 0 " Catalog Number:Project No. Project Name Notes: Type: Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Product Specifications CREE TRUEWHITE® TECHNOLOGY A revolutionary way to generate high-quality white light, Cree TrueWhite® Technology is a patented approach that delivers an exclusive combination of 90+ CRI, beautiful light characteristics and lifelong color consistency, all while maintaining high luminous efficacy – a true no compromise solution. CONSTRUCTION & MATERIALS • Slim, low profile, minimizing wind load • Luminaire sides are rugged die cast aluminum with integral, weathertight LED driver compartments and high performance heat sinks • Adjustable arm that mounts to a horizontal or vertical 2" (51mm) IP, 2.375-2.50" (60-64mm) O.D. steel tenon. Tenon length must be a minimum of 3.75" (95mm) • Surface-mount directly to a vertical or horizontal surface with direct mount bracket (refer to Tenons and Brackets table on page 12) • Luminaire may be field adjusted for use in uplight position. Please refer to installation instructions for details • Extruded aluminum adjustable mounting shaft • Luminaire is adjustable from horizontal 90˚ towards pole and 120˚ away from pole • Exclusive Colorfast DeltaGuard® finish features an E-Coat epoxy primer with an ultra-durable powder topcoat, providing excellent resistance to corrosion, ultraviolet degradation and abrasion. Silver, bronze, black, and white are available • Weight: See weight charts on pages 1 and 13 ELECTRICAL SYSTEM • Input Voltage : 120-277V or 347-480V, 50/60Hz, Class 1 drivers • Power Factor : > 0.9 at full load • Total Harmonic Distortion : < 20% at full load • Integral 10kV surge suppression protection standard • To address inrush current, slow blow fuse or type C/D breaker should be used • Maximum 10V Source Current: 120 LED: 0.40mA; 240 LED: 0.80mA REGULATORY & VOLUNTARY QUALIFICATIONS • cULus Listed • Suitable for wet locations • Consult factory for CE Certified products • 10kV surge suppression protection tested in accordance with IEEE/ANSI C62.41.2 • Meets FCC Part 15, Subpart B, Class A standards for conducted and radiated emissions • Certified to ANSI C136.31-2001, 3G bridge and overpass vibration standards • DLC qualified. Exceptions apply when ordered with backlight control, 5000K CCT with 1000mA drive current, or 5000K CCT with 700mA drive current and 2M, 3M or 70 optics. Please refer to www.designlights.org/QPL for most current information • Luminaire and finish endurance tested to withstand 5,000 hours of elevated ambient salt fog conditions as defined in ASTM Standard B 117 • Meets Buy American requirements within ARRA • Dark Sky Friendly, IDA Approved. Please refer to www.darksky.org/ for most current information • RoHS compliant. Consult factory for additional details Recommended Cree® Edge High Output Series Lumen Maintenance Factors (LMF)1 Ambient Initial LMF 25K hr Projected2 LMF 50K hr Projected2 LMF 75K hr Calculated3 LMF 100K hr Calculated3 LMF 5˚C (41˚F)1.04 0.99 0.97 0.95 0.93 10˚C (50˚F)1.03 0.98 0.96 0.94 0.92 15˚C (59˚F)1.02 0.97 0.95 0.93 0.91 20˚C (68˚F)1.01 0.96 0.94 0.92 0.90 25˚C (77˚F)1.00 0.95 0.93 0.91 0.89 1 Lumen maintenance values at 25˚C are calculated per TM-21 based on LM-80 data and in-situ luminaire testing 2 In accordance with IESNA TM-21-11, Projected Values represent interpolated value based on time durations that are within six times (6X) the IESNA LM-80-08 total test duration (in hours) for the device under testing ((DUT) i.e. the packaged LED chip) 3 In accordance with IESNA TM-21-11, Calculated Values represent time durations that exceed six times (6X) the IESNA LM-80-08 total test duration (in hours) for the device under testing ((DUT) i.e. the packaged LED chip) Electrical Data* LED Count (x10) System Watts 120-480V Total Current 120V 208V 240V 277V 347V 480V 700mA 12 267 2.24 1.29 1.12 0.99 0.80 0.58 24 533 4.49 2.57 2.24 1.97 1.62 1.16 1000mA 12 421 3.61 2.06 1.80 1.61 1.25 0.90 24 831 7.16 4.04 3.54 3.14 2.50 1.81 Cree Edge™ LED High Output Area/Flood Luminaire * Electrical data at 25˚C (77˚F). Actual wattage may differ by +/- 10% when operating between 120-480V +/- 10% Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Photometry All published luminaire photometric testing performed to IESNA LM-79-08 standards by a NVLAP accredited laboratory. To obtain an IES file specific to your project consult: www.cree.com/Lighting/Tools-and-Support/Exterior-IES-Configuration-Tool Cree Edge™ LED High Output Area/Flood Luminaire * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt 2M ITL Test Report #: 78643 ARE-EHO-2M-**-12-E-UL-1000-40K Initial Delivered Lumens: 32,284 150˚ 120˚120˚ 60˚ 90˚90˚ 60˚ 30˚ 150˚ Candlepower Trace: Vertical plane through horizontal angle of maximum candlepower. 5654 16961 22615 11308 ARE-EHO-2M-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 61,352 Initial FC at grade 75.5˚ 80'80' 20' 20' 40' 0m 6.1 6.1 12.2 12.2 40'40'60'60'20'20'0' 12.218.36.1 0m 6.112.218.324.424.4 0' CURB LINE 40' 30.530.5 30.5 30.536.636.642.7 42.7 100'100'100' 100' 120'120'140'140' 18.3 18.3 60' 24.4 24.4 80' 80' 60' Position of vertical planeof maximum candlepower. 521.5.2.1 Type II Medium Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 22,829 B3 U1 G3 18,088 B3 U1 G3 23,707 B3 U1 G3 24 45,687 B5 U1 G4 36,199 B4 U1 G4 47,445 B5 U1 G4 1000mA 12 30,656 B4 U1 G4 24,289 B3 U1 G3 31,835 B4 U1 G4 24 61,352 B5 U1 G5 48,609 B5 U1 G4 63,711 B5 U1 G5 * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt 2MB ITL Test Report #: 78683 ARE-EHO-2MB-**-12-E-UL-1000-40K Initial Delivered Lumens: 24,579 120˚120˚ 90˚90˚ 60˚60˚ 30˚ 150˚150˚ 5620 16859 22479 Candlepower Trace: Vertical plane through horizontal angle of maximum candlepower. 11240 ARE-EHO-2MB-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 46,213 Initial FC at grade 80' 80' 20' 20' 40' 6.1 0m 6.1 12.2 40'60'20'0'20'40'60' 12.218.36.1 0m 6.1 12.218.3 80' 24.4 24.4 24.4 24.4 0' 40'12.2 30.5 30.5 30.5 36.6 42.742.748.8 48.836.6 100'100'120'120'140'160'140'160' 18.3 18.360' 60' 80' 100' Position of vertical plane of maximum candlepower. 51 CURB LINE 2.2.1 .5 76˚Type II Medium w/BLS Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 17,196 B2 U1 G2 13,625 B2 U1 G2 17,857 B2 U1 G2 24 34,414 B3 U1 G4 27,266 B3 U1 G3 35,738 B3 U1 G4 1000mA 12 23,092 B2 U1 G3 18,296 B2 U1 G2 23,980 B2 U1 G3 24 46,213 B3 U1 G4 36,615 B3 U1 G4 47,990 B3 U1 G5 Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Photometry All published luminaire photometric testing performed to IESNA LM-79-08 standards by a NVLAP accredited laboratory. To obtain an IES file specific to your project consult: www.cree.com/Lighting/Tools-and-Support/Exterior-IES-Configuration-Tool Cree Edge™ LED High Output Area/Flood Luminaire * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt 3M ITL Test Report #: 78638 ARE-EHO-3M-**-12-E-UL-1000-40K Initial Delivered Lumens: 30,916 150˚ 120˚120˚ 60˚ 90˚90˚ 60˚ 30˚ 150˚ Candlepower Trace: Vertical plane throughhorizontal angle of maximum candlepower. 3786 7572 11357 15143 ARE-EHO-3M-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 58,165 Initial FC at grade 59˚ 20' 20' 20'20' 40' 40'40' 6.1 6.16.1 0m 0m 6.1 12.2 24.4 30.5 36.6 42.7 30.5 30.530.5 36.6 36.636.6 42.742.742.7 24.4 24.424.4 0' 0' 40'12.2 12.212.2 100' 18.3 18.318.3 18.360' 60'60' 80' 80' 100' 120' 120' 140' 140'140'140'80'80'100'100'120'120' 60' Position of vertical planeof maximum candlepower. 521.5.2.1 CURB LINE Type III Medium Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 21,643 B3 U1 G3 17,148 B3 U1 G3 22,476 B4 U1 G4 24 43,314 B4 U1 G4 34,318 B4 U1 G4 44,980 B5 U1 G5 1000mA 12 29,064 B4 U1 G4 23,028 B3 U1 G3 30,182 B4 U1 G4 24 58,165 B5 U1 G5 46,084 B5 U1 G5 60,402 B5 U1 G5 * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt 3MB ITL Test Report #: 78733 ARE-EHO-3MB-**-12-E-UL-1000 Initial Delivered Lumens: 23,622 120˚120˚ 90˚90˚ 60˚60˚ 30˚ 150˚150˚ 3880 11640 15520 Candlepower Trace: Vertical plane through horizontal angle of maximum candlepower. 7760 ARE-EHO-3MB-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 43,026 Initial FC at grade 20'20' 20' 40' 40' 40' 40' 6.1 0m 6.1 12.2 0m 6.16.1 12.212.2 18.318.3 24.424.4 0' 0' 12.2 18.3 18.3 24.4 60'60'80'100'100'100'120'140'140'120'80' Position of vertical plane of maximum candlepower. 30.5 36.636.6 42.742.7 30.5 30.5 60' 80' 80' 60' 52.2 1.1 57˚ CURB LINE .5 Type III Medium w/BLS Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 16,010 B2 U1 G3 12,685 B1 U1 G3 16,626 B2 U1 G3 24 32,041 B3 U1 G4 25,386 B2 U1 G4 33,273 B3 U1 G4 1000mA 12 21,499 B2 U1 G4 17,034 B2 U1 G3 22,326 B2 U1 G4 24 43,026 B3 U1 G5 34,090 B3 U1 G4 44,681 B3 U1 G5 Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Cree Edge™ LED High Output Area/Flood Luminaire Photometry All published luminaire photometric testing performed to IESNA LM-79-08 standards by a NVLAP accredited laboratory. To obtain an IES file specific to your project consult: www.cree.com/Lighting/Tools-and-Support/Exterior-IES-Configuration-Tool * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt 4M ITL Test Report #: 77685 ARE-EHO-4M-**-12--E-UL-700-50K Initial Delivered Lumens: 19,507 3073 6145 9218 12290150˚ 120˚120˚ 60˚60˚ 30˚ 150˚ Candlepower Trace: Vertical plane through horizontal angle of maximum candlepower. 90˚90˚ ARE-EHO-4M-**-24--E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 61,352 Initial FC at grade 20' 20' 20'20' 40' 40'40' 6.1 0m 6.1 12.2 12.218.36.1 0m 6.112.218.324.430.5 30.530.524.4 24.4 24.4 0' 0' 40'12.2 30.5 36.6 100' 80' 100' 18.3 18.360' 60'60' 80' 80'80'100'100'120' 60' Position of vertical planeof maximum candlepower. 5.1 21.2 .5 CURB LINE 41˚Type IV Medium Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 22,829 B3 U1 G3 18,088 B3 U1 G3 23,707 B3 U1 G3 24 45,687 B5 U1 G4 36,199 B4 U1 G4 47,445 B5 U1 G4 1000mA 12 30,656 B4 U1 G4 24,289 B3 U1 G3 31,835 B4 U1 G4 24 61,352 B5 U1 G5 48,609 B5 U1 G5 63,711 B5 U1 G5 * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt 4MB ITL Test Report #: 78734 ARE-EHO-4MB-**-12-E-UL-1000-40K Initial Delivered Lumens: 25,113 120˚120˚ 90˚90˚ 60˚60˚ 30˚ 150˚150˚ 5463 16390 21853 Candlepower Trace: Vertical plane through horizontal angle of maximum candlepower. 10927 ARE-EHO-4MB-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 46,213 Initial FC at grade 20'20' 20' 20' 40' 40' 40' 40' 6.1 0m 6.1 12.2 0m 6.16.112.212.218.3 18.318.324.4 24.4 24.430.5 30.5 30.5 36.6 36.6 36.6 42.7 0' 0' 12.2 18.3 60' 60' 60' 60'80'100'100'120'120' 80' 100' 120' 140'80' Position of vertical plane of maximum candlepower. CURB LINE 1 2 5.1.2 .5 48˚Type IV Medium w/BLS Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 17,196 B2 U1 G3 13,625 B1 U1 G2 17,857 B2 U1 G3 24 34,414 B2 U1 G4 27,266 B2 U1 G4 35,738 B3 U1 G4 1000mA 12 23,092 B2 U1 G3 18,296 B2 U1 G3 23,980 B2 U1 G4 24 46,213 B3 U1 G5 36,615 B3 U1 G4 47,990 B3 U1 G5 Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Cree Edge™ LED High Output Area/Flood Luminaire Photometry All published luminaire photometric testing performed to IESNA LM-79-08 standards by a NVLAP accredited laboratory. To obtain an IES file specific to your project consult: www.cree.com/Lighting/Tools-and-Support/Exterior-IES-Configuration-Tool * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt 5M ITL Test Report #: 78580 ARE-EHO-5M-**-12-E-UL-1000-40K Initial Delivered Lumens: 32,328 2795 5590 8384 11179 120˚120˚ 90˚90˚ 60˚60˚ 30˚30º 150˚150˚ Candlepower Trace: Vertical plane through horizontal angle of maximum candlepower. ARE-EHO-5M-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 64,539 Initial FC at grade 5˚ 20' 20' 20'20' 40' 40'40' 6.1 6.16.1 0m 0m 6.1 12.2 24.4 30.5 36.6 42.7 30.5 30.530.5 36.6 36.636.6 42.742.742.7 24.4 24.424.4 0' 0' 40'12.2 12.212.2 100' 18.3 18.318.3 18.360' 60'60' 80' 80' 100' 120' 120' 140' 140'140'140'80'80'100'100'120'120' 60' Position of vertical planeof maximum candlepower. 521.5.2.1 CURB LINE Type V Medium Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 24,015 B5 U1 G3 19,027 B4 U1 G2 24,939 B5 U1 G3 24 48,061 B5 U1 G4 38,079 B5 U1 G4 49,909 B5 U1 G4 1000mA 12 32,249 B5 U1 G4 25,551 B5 U1 G3 33,489 B5 U1 G4 24 64,539 B5 U1 G5 51,135 B5 U1 G5 67,021 B5 U1 G5 * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt 5S ITL Test Report #: 78687 ARE-EHO-5S-**-12-E-UL-1000-40K Initial Delivered Lumens: 37,329 3709 7417 11126 14834 Candlepower Trace: Vertical plane through horizontal angle of maximum candlepower.30˚ 60˚60˚ 90˚ 120˚ 150˚150˚ 120˚ 90˚ ARE-EHO-5S-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 71,710 Initial FC at grade .1 .2 .5 1 25 CURB LINE 45˚ 20' 20' 20'20' 40' 40'40' 6.1 0m 6.1 12.2 12.218.3 6.1 0m 6.112.218.324.4 24.4 24.4 24.4 0' 0' 40'12.2 30.5 36.6 36.6 36.6 36.630.530.5 100' 100' 80' 100' 18.3 18.360' 60'60' 80' 80'80'100'120'120'120' 120' 60' 30.5 Position of vertical plane of maximum candlepower. Type V Short Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 26,684 B4 U0 G2 21,142 B4 U1 G2 27,710 B5 U0 G3 24 53,401 B5 U0 G4 42,310 B5 U1 G4 55,455 B5 U0 G4 1000mA 12 35,832 B5 U0 G3 28,390 B5 U1 G3 37,210 B5 U0 G3 24 71,710 B5 U0 G5 56,816 B5 U1 G4 74,468 B5 U0 G5 Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Cree Edge™ LED High Output Area/Flood Luminaire Photometry All published luminaire photometric testing performed to IESNA LM-79-08 standards by a NVLAP accredited laboratory. To obtain an IES file specific to your project consult: www.cree.com/Lighting/Tools-and-Support/Exterior-IES-Configuration-Tool * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens ** For more information on the IES BUG (Backlight-Uplight-Glare) Rating visit: www.ies.org/PDF/Erratas/TM-15-11BugRatingsAddendum.pdf. Valid with no tilt AF ITL Test Report #: 78579 ARE-EHO-AF-**-12-E-UL-1000-40K Initial Delivered Lumens: 36,341 Candlepower Trace: Vertical plane throughhorizontal angle of maximum candlepower. 150° 120˚120˚ 60˚ 90˚90˚ 60˚ 30˚ 27474 6869 20606 13737 150˚ 30˚ ARE-EHO-AF-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. Initial Delivered Lumens: 69,319 Initial FC at grade Position of vertical plane of maximum candlepower. 20'20'0' 0'0m 0m 6.1 6.1 6.16.1 12.2 12.2 12.212.2 18.3 18.3 18.318.3 23.4 23.4 23.423.4 30.530.5 30.5 20' 20' 40' 40' 40' 40'60' 60' 60' 60'80' 80' 80' 80'100'100'100' 68˚ 5 2 1 .5 .2 .1 CURB LINE Automotive FrontlineOptic™ Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 Initial Delivered Lumens* BUG Ratings** Per TM- 15-11 700mA 12 25,794 B3 U0 G2 20,437 B3 U0 G1 26,786 B3 U0 G2 24 51,621 B4 U0 G2 40,900 B4 U0 G2 53,606 B4 U0 G2 1000mA 12 34,638 B4 U0 G2 27,444 B3 U0 G2 35,970 B4 U0 G2 24 69,319 B5 U0 G3 54,922 B4 U0 G2 71,986 B5 U0 G3 * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens 15˚ ITL Test Report #: 78519 FLD-EHO-15-**-12-E-UL-1000-40K Initial Delivered Lumens: 38,859 72294 144589 216883 289177 120˚120˚ 90˚90˚ 60˚60˚ 30˚30˚ 150˚150˚ Candlepower Trace: Vertical plane throughhorizontal angle of maximum candlepower. FLD-EHO-15-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. - 60˚ tilt Initial Delivered Lumens: 73,303 Initial FC at grade .1.2.5125 0' 0m 0m 6.1 6.1 6.1 12.2 12.2 12.2 18.3 18.3 18.3 24.4 24.4 24.4 30.5 30.5 30.5 36.6 42.7 48.8 54.9 61.0 67.1 73.2 0' 20' 20' 20' 40' 40' 40' 60' 60' 60' 80'100' 80' 80' 120' 100' 100' 140'160'200'220'240'180'20' 6.1 15˚ Flood Optic Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* Initial Delivered Lumens* Initial Delivered Lumens* 700mA 12 27,276 21,611 28,326 24 54,588 43,250 56,687 1000mA 12 36,628 29,021 38,037 24 73,303 58,079 76,123 Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Cree Edge™ LED High Output Area/Flood Luminaire Photometry All published luminaire photometric testing performed to IESNA LM-79-08 standards by a NVLAP accredited laboratory. To obtain an IES file specific to your project consult: www.cree.com/Lighting/Tools-and-Support/Exterior-IES-Configuration-Tool * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens 40˚ ITL Test Report #: 78521 FLD-EHO-40-**-12-E-UL-1000-40K Initial Delivered Lumens: 36,476 12691 25382 38072 50763 120˚120˚ 90˚90˚ 60˚60˚ 30˚ 150˚150˚ Candlepower Trace: Vertical plane throughhorizontal angle of maximum candlepower. 30˚ FLD-EHO-40-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. - 60˚ tilt Initial Delivered Lumens: 71,710 Initial FC at grade 5 2 1 .5 .2 .1 0'20'40'60'80'100'120'140'160'200'220'240'180'20' 0m 6.1 6.1 12.2 12.2 18.3 18.3 24.4 24.4 30.5 30.5 0' 20' 20' 40' 40' 60' 60' 80' 80' 100' 100' 0m 6.112.218.324.430.536.642.748.854.961.067.173.26.1 40˚ Flood Optic Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* Initial Delivered Lumens* Initial Delivered Lumens* 700mA 12 26,684 21,142 27,710 24 53,401 42,310 55,455 1000mA 12 35,832 28,390 37,210 24 71,710 56,816 74,468 * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens 25˚ ITL Test Report #: 78520 FLD-EHO-25-**-12-E-UL-1000-40K Initial Delivered Lumens: 38,828 27032 54064 81096 108128 120˚120˚ 90˚90˚ 60˚60˚ 30˚ 150˚150˚ Candlepower Trace: Vertical plane throughhorizontal angle of maximum candlepower. 30˚ FLD-EHO-25-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. - 60˚ tilt Initial Delivered Lumens: 73,303 Initial FC at grade 5 2 1 2 .5 .2 0'20'40'60'80'100'120'140'160'200'220'240'180'20' 0' 20' 20' 40' 40' 60' 60' 80' 80' 100' 100' 0m 6.1 6.1 12.2 12.2 18.3 18.3 24.4 24.4 30.5 30.5 0m 6.112.218.324.430.536.642.748.854.961.067.173.26.1 25˚ Flood Optic Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* Initial Delivered Lumens* Initial Delivered Lumens* 700mA 12 27,276 21,611 28,326 24 54,588 43,250 56,687 1000mA 12 36,628 29,021 38,037 24 73,303 58,079 76,123 Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Cree Edge™ LED High Output Area/Flood Luminaire Photometry All published luminaire photometric testing performed to IESNA LM-79-08 standards by a NVLAP accredited laboratory. To obtain an IES file specific to your project consult: www.cree.com/Lighting/Tools-and-Support/Exterior-IES-Configuration-Tool * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens 70˚ ITL Test Report #: 78522 FLD-EHO-70-**-12-E-UL-1000-40K Initial Delivered Lumens: 33,030 7318 14636 21954 29272 120˚120˚ 90˚90˚ 60˚60˚ 30˚ 150˚150˚ Candlepower Trace: Vertical plane throughhorizontal angle of maximum candlepower. 30˚ FLD-EHO-70-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. - 60˚ tilt Initial Delivered Lumens: 65,336 Initial FC at grade 5 2 1 .5 .2 .1 0'20'40'60'80'100'120'140'160'200'220'240'180'20' 0m 6.1 6.1 12.2 12.2 18.3 18.3 24.4 24.4 30.5 30.5 0m 6.112.218.324.430.536.642.748.854.961.067.173.26.1 0' 20' 20' 40' 40' 60' 60' 80' 80' 100' 100' 70˚ Flood Optic Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* Initial Delivered Lumens* Initial Delivered Lumens* 700mA 12 24,312 19,262 25,247 24 48,654 38,549 50,525 1000mA 12 32,647 25,867 33,903 24 65,336 51,766 67,849 * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens SN ITL Test Report #: 78563 FLD-EHO-SN-**-12-E-UL-1000-40K Initial Delivered Lumens: 34,961 16457 32914 49370 65827 120˚120˚ 90˚90˚ 60˚60˚ 30˚ 150˚150˚ Candlepower Trace: Vertical plane throughhorizontal angle of maximum candlepower. 30˚ FLD-EHO-SN-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. - 60˚ tilt Initial Delivered Lumens: 66,132 Initial FC at grade .1.2 .51250' 20' 20' 40' 40' 60' 60' 80' 80' 100' 100' 120' 140' 140' 120' 0'20'40'60'80'100'120'140'160'200'220'240'180'20'260' 0m 6.112.218.324.430.536.642.748.854.961.067.173.26.179.2 0m 6.1 6.1 12.2 12.2 18.3 18.3 24.4 24.4 30.5 30.5 36.6 42.7 36.6 42.7 Sign Optic Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* Initial Delivered Lumens* Initial Delivered Lumens* 700mA 12 24,608 19,497 25,555 24 49,248 39,019 51,142 1000mA 12 33,045 26,182 34,316 24 66,132 52,397 68,676 Catalog Number:Project No. Project Name Type: T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Photometry All published luminaire photometric testing performed to IESNA LM-79-08 standards by a NVLAP accredited laboratory. To obtain an IES file specific to your project consult: www.cree.com/Lighting/Tools-and-Support/Exterior-IES-Configuration-Tool Cree Edge™ LED High Output Area/Flood Luminaire * Initial delivered lumens at 25˚C (77˚F). Actual production yield may vary between -10 and +10% of initial delivered lumens N6 ITL Test Report #: 78562 FLD-EHO-N6-**-12-E-UL-1000-40K Initial Delivered Lumens: 38,110 3962 7924 11886 15848 120˚120˚ 90˚90˚ 60˚60˚ 30˚ 150˚150˚ Candlepower Trace: Vertical plane throughhorizontal angle of maximum candlepower. 30˚ FLD-EHO-N6-**-24-E-UL-1000-40K Mounting Height: 25' (7.6m) A.F.G. - 60˚ tilt Initial Delivered Lumens: 73,303 Initial FC at grade 5 2 1 .5 .2 .1 0'20'40'60'80'100'120'140'160'200'220'240'180'20' 0m 6.1 6.1 12.2 12.2 18.3 18.3 24.4 24.4 30.5 30.5 36.6 42.7 36.6 42.7 0m 6.112.218.324.430.536.642.748.854.961.067.173.26.1 0' 20' 20' 40' 40' 60' 60' 80' 80' 100' 100' 120' 140' 140' 120' 12.2 40' NEMA 6 Distribution LED Count (x10) 4000K 5000K 5700K Initial Delivered Lumens* Initial Delivered Lumens* Initial Delivered Lumens* 700mA 12 27,276 21,611 28,326 24 54,588 43,250 56,687 1000mA 12 36,628 29,021 38,037 24 73,303 58,079 76,123 Catalog Number:Project No. Project Name Type: © 2016 Cree, Inc. and/or one of its subsidiaries. All rights reserved. For informational purposes only. Content is subject to change. Patent www.cree.com/patents. Cree®, NanoOptic®, TrueWhite®, Cree TrueWhite®, and Colorfast DeltaGuard® are registered trademarks, and the Cree logo, Cree Edge™, the Cree TrueWhite Technology logo, and Automotive FrontlineOptic™ are trademarks of Cree, Inc. The UL logo is a registered trademark of UL LLC. NEMA® is a registered trademark of the National Electrical Manufacturers Association. The DLC QPL is a registered trademark of Northeast Energy Efficiency Partnerships, Inc. T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Cree Edge™ LED High Output Area/Flood Luminaire LED Count (x10)Weight 12 45.3 lbs. (20.5kg) 24 80.5 lbs. (36.5kg) NEMA® Photocell Receptacle location (ordered as an option)45.5"(1156mm) 16.5"(419mm) 120 LED 45.5"(1156mm) 30.0"(762mm) 240 LED Direct Mount Bracket (accessory sold separately) 5.5"(140mm) LED Count (x10)Weight 12 45.3 lbs. (20.5kg) 24 80.5 lbs. (36.5kg) 16.5"(419mm) 33.6"(853mm) 120 LED 30.0"(762mm) 33.6"(853mm) 240 LED HV Mount (shown in vertical position) 15.3"(389mm) 15.29 Catalog Number:Project No. Project Name Type: D R I L L E D M O U N T O P T I O N S T E N O N M O U N T O P T I O N S 1 1 2 2 3 3 4 4 A A B B C C D D M. H A R V A L A 2/ 1 3 / 2 0 1 5 C 30 1 - 5 9 1 1 - 2 5 SH E E T 1 OF 1 DR A W N : CH E C K E D RE V I S I O N : AP P R O V E D : QU O T E : S. O . # RE F : SC A L E : N O N E DA T E : TI T L E : CA T A L O G : DW G N O : SI Z E 90 ° 18 0 ° 27 0 ° 0° HA N D H O L E SO M E G E O G R A P H I C A L A R E A S H A V E S P E C I A L W I N D C O N D I T I O N S T H A T C A N C R E A T E W I N D I N D U C E D VI B R A T I O N S C A U S I N G A F A T I G U E P R O B L E M . N O M E T H O D H A S Y E T B E E N F O U N D F O R P R E D I C T I N G DE S T R U C T I V E L I G H T I N G P O L E V I B R A T I O N . T H E S E C O N D I T I O N S A R E U N I Q U E A N D C A N N O T B E G U A R A N T E E D AG A I N S T , A N D A R E T H E R E S P O N S I B I L I T Y O F A L O C A L S I T E E N G I N E E R . PO L E D E T A I L 10 . 0 0 X 1 0 . 0 0 X . 7 5 T H K . 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( I N . ) 8. 0 0 - 1 0 . 0 0 10 . 0 0 S Q 1. 0 0 .7 5 AN C H O R B O L T D I M E N S I O N S AN C H O R B O L T D I A . ( I N . ) AN C H O R B O L T L E N G T H ( I N . ) .7 5 28 . 0 0 AL L O W A B L E W I N D L O A D I N G ( S Q . F T . ) WI N D * 80 M P H 90 M P H 10 0 M P H 12 0 M P H EP A 9 . 4 7 . 6 6 . 2 4 . 4 *W I T H 1 . 3 G U S T F A C T O R PO L E HE I G H T 14 . 0 0 3. 0 0 X 5 . 0 0 HA N D H O L E W/ C O V E R RE M O V A B L E AB S C O V E R 10 . 0 0 S Q . Ø8 . 0 0 - Ø 1 0 . 0 0 BO L T C I R C L E NO . PO L E S H A F T S P E C I F I C A T I O N S 1. SH A F T S A R E F A B R I C A T E D F R O M A W E L D A B L E G R A D E , H O T R O L L E D C O M M E R C I A L QU A L I T Y C A R B O N S T E E L ( A S T M A 5 9 5 G R . A ) W I T H A G U A R A N T E E D M I N I M U M Y I E L D ST R E N G T H O F 5 5 , 0 0 0 P S I A F T E R F A B R I C A T I O N . I T I S A O N E - P I E C E C O N S T R U C T I O N W I T H A F U L L - L E N G T H , L O N G I T U D I N A L W E L D . T H E P O L E T A P E R S A T A R A T E O F 0 . 1 4 " P E R F T . 2. BA S E P L A T E S A R E C O N S T R U C T E D O F A S T R U C T U R A L Q U A L I T Y H O T R O L L E D C A R B O N ST E E L P L A T E ( A S T M A 3 6 ) W I T H A G U A R A N T E E D M I N I M U M Y I E L D S T R E N G T H O F 3 6 , 0 0 0 P. S . I . 3. AN C H O R B O L T S A R E F A B R I C A T E D F R O M A S T M F 1 5 5 4 G R . 5 5 A N D A R E " L " F O R M E D B A R S HA V I N G A M I N I M U M Y I E L D S T R E N G T H O F 5 5 , 0 0 0 P . S . I . T H E B O L T S A R E P A R T I A L L Y GA L V A N I Z E D P E R A S T M A 1 5 3 S P E C I F I C A T I O N S A N D F U R N I S H E D C O M P L E T E W I T H 2 H E X NU T S A N D 2 F L A T W A S H E R S . 4. P O L E S S H A L L H A V E A P O L Y E S T E R P O W D E R C O A T F I N I S H I N A S T A N D A R D C O L O R . Catalog Number:Project No. Project Name Type: MSA MESA LED 1-6 LightBARs Solid State LED DECORATIVE LUMINAIRE Invue SPECIFICATION FEATURES Construction HOUSING: Die-cast aluminum main housing and spider mount base maintain a minimum 0.125 wall thickness. Integral aluminum heat sink provides superior thermal heat transfer in +40°C ambient environments. DOOR ASSEMBLY: Top mounted, heavy wall, die- cast aluminum door maintains a nominal 0.125 thickness. Door includes a self-retaining interior hinge. GASKET: Continuous silicone gasket provided to seal housing door assembly and optic tray. LENS: Downlight lens is LED board integrated acrylic over- optics, each individually sealed for IP66 rating. HARDWARE: Four iinset fasteners on underside of housing provide access to luminaire interior. Concealed, stainless steel four bar hinge lock allows door to lock in the open position. Optics Choice of twelve patented, high- efficiency AccuLED Optic™ technology manufactured from injection-molded acrylic. Optics are precisely designed to shape the light output, maximizing efficiency and application spacing. AccuLED Optic technology, creates consistent distributions with the scalability to meet customized application requirements. Offered Standard in 4000K (+/- 275K) CCT and minimum 70 CRI. Optional 3000K CCT and 5000K CCT. For the ultimate level of spill light control, an optional house-side shield accessory can be field or factory installed. The house-side shield is designed to seamlessly integrate with the SL2, SL3 or SL4 optics. LightBAR optic tray is removable and able to rotate 360° in 90° increments for specific placement of the distribution relative to fixture. Electrical LED drivers mount to die-cast aluminum back housing for optimal heat sinking, operation efficacy, and prolonged life. Standard drivers feature electronic universal voltage (120-277V 50/60Hz), 347V 60Hz or 480V 60Hz operation, greater than 0.9 power factor, less that 20% harmonic distortion, and is suitable for operation in -40°C to 40°C ambient environments. All fixtures are shipped standard with 10kV/10kA common – and differential – mode surge protection. LightBARs feature and IP66 enclosure rating and maintain greater than 95% lumen maintenance at 60,000 hours per IESNA TM-21. Occupancy sensor and dimming options available. Mounting Fitter assembly mounts over 3” O.D. tenon and is secured via three concealed stainless steel set screws. Design of fitter provides seamless transition to 4” round poles. Additional mounting accessories include a dual fixture post top mounting arm and wall mount arm. Finish Housing is finished in five-stage super TGIC polyester powder coat paint, 2.5 mil nominal thickness for superior protection against fade and wear. LightBAR™ cover plates are standard white and may be specified to match finish of luminaire housing. Standard colors include black, bronze, grey, white, dark platinum and graphite metallic. RAL and custom color matches available. Consult Outdoor Architectural Colors brochure for a complete selection. Warranty Five-year warranty. TD516001EN 2017-04-26 08:16:45 The geometric form of MESA LED luminaire allows it to adapt to either contemporary or traditional architectural settings. Available in single or twin pole mount configurations with optional wall mounting capability, the MESA LED luminaire's mounting options allow for harmonized site design whether at the entryway or in the parking lot. UL/cUL listed for use in wet locations. DESCRIPTION S Y S T EM S C ERTI F I E D CERTIFICATION DATA UL/cUL Listed ISO 9001 IP66 LightBARs LM79 / LM80 Compliant 2G Vibration Tested ENERGY DATA Electronic LED Driver >0.9 Power Factor <20% Total Harmonic Distortion 120-277V/50 & 60Hz, 347V/60Hz, 480V/60Hz -40°C Minimum Temperature 40°C Ambient Temperature Rating EPA Effective Projected Area: (Sq. Ft.) Single Mount 1.1 SHIPPING DATA Approximate Net Weight: 50 lbs. (22.7 kgs.) 28-1/4" [717mm] 21-1/2"[647mm] 6-1/4"[157mm] DIMENSIONS WALL MOUNT ARM DUAL MOUNT ARM (EPA 1.36) 3" [76mm] 19" [482mm] 38" [965mm] (2) 4" [101mm] 3" [76mm] (2) 8-3/16"[207mm] 4"[101mm] 8-3/16" [207mm] 3" [76mm] MOUNTING ACCESSORIES Catalog # Type Date Project Comments Prepared by Catalog Number:Project No. Project Name Type: Specifications and dimensions subject to change without notice. Eaton 1121 Highway 74 South Peachtree City, GA 30269 P: 770-486-4800 www.eaton.com/lighting MSA MESA LED Ambient Temperature 25,000 Hours* 50,000 Hours* 60,000 Hours* 100,000 Hours Theoretical L70 (Hours) 25ºC > 99% > 97% > 96% > 93% > 450,000 40ºC > 98% > 97% > 96% > 92% > 425,000 50ºC > 97% > 96% > 95% > 91% > 400,000 * Per IESNA TM-21 data. LUMEN MAINTENANCE Ambient Temperature Lumen Multiplier 10ºC 1.02 15ºC 1.01 25ºC 1.00 40ºC 0.99 50ºC 0.96 LUMEN MULTIPLIER Number of LightBARs E01 E02 E03 E04 E05 E06 Drive Current 350mA Drive Current Power (Watts)25W 52W 75W 97W 127W 150W Current @ 120V (A)0.22 0.44 0.63 0.82 1.07 1.26 Current @ 277V (A)0.10 0.20 0.28 0.36 0.48 0.56 Power (Watts)31W 58W 82W 99W 132W 159W Current @ 347V (A)0.11 0.19 0.28 0.29 0.39 0.48 Current @ 480V (A)0.09 0.15 0.20 0.21 0.30 0.36 T2 Lumens 2,460 4,920 7,379 9,839 12,299 14,759 BUG Rating B1-U0-G1B2-U0-G2B2-U0-G2B3-U0-G3B3-U0-G3B3-U0-G3 T3 Lumens 2,485 4,970 7,456 9,941 12,426 14,911 BUG Rating B1-U0-G1B2-U0-G2B2-U0-G2B3-U0-G3B3-U0-G3B3-U0-G3 T4 Lumens 2,423 4,845 7,268 9,690 12,113 14,535 BUG Rating B1-U0-G1B1-U0-G2B1-U0-G2B2-U0-G2B2-U0-G3B2-U0-G3 5MQ Lumens 2,615 5,230 7,844 10,459 13,074 15,689 BUG Rating B2-U0-G1B3-U0-G1B3-U0-G1B3-U0-G2B4-U0-G2B4-U0-G2 5WQ Lumens 2,604 5,207 7,811 10,415 13,018 15,622 BUG Rating B2-U0-G1B3-U0-G1B3-U0-G2B4-U0-G2B4-U0-G2B4-U0-G2 5XQ Lumens 2,603 5,206 7,809 10,412 13,015 15,618 BUG Rating B2-U0-G1B3-U0-G2B3-U0-G2B4-U0-G3B4-U0-G3B4-U0-G3 SL2 Lumens 2,445 4,891 7,336 9,781 12,226 14,672 BUG Rating B1-U0-G1B1-U0-G1B2-U0-G2B2-U0-G2B2-U0-G2B3-U0-G3 SL3 Lumens 2,461 4,921 7,382 9,842 12,303 14,763 BUG Rating B1-U0-G1B1-U0-G2B2-U0-G2B2-U0-G2B2-U0-G2B3-U0-G3 SL4 Lumens 2,376 4,752 7,128 9,504 11,880 14,256 BUG Rating B1-U0-G1B1-U0-G2B1-U0-G2B2-U0-G2B2-U0-G3B2-U0-G3 RW Lumens 2,398 4,796 7,194 9,591 11,989 14,387 BUG Rating B1-U0-G1B2-U0-G2B3-U0-G3B3-U0-G3B3-U0-G3B4-U0-G4 SLL/SLR Lumens 2,227 4,453 6,680 8,906 11,133 13,360 BUG Rating B1-U1-G1B1-U1-G2B1-U1-G3B1-U1-G3B2-U2-G3B2-U2-G4 POWER AND LUMENS BY BAR COUNT (21 LED LIGHTBARS) TD516001EN 2017-04-26 08:16:45 101 01020304 05060708090100 10 0 99 98 97 96 95 94 93 92 91 90 Hours (Thousands) Lu m e n M a i n t e n a n c e ( P e r c e n t ) 25°C 40°C 50°C Catalog Number:Project No. Project Name Type: Specifications and dimensions subject to change without notice. Eaton 1121 Highway 74 South Peachtree City, GA 30269 P: 770-486-4800 www.eaton.com/lighting MSA MESA LED TD516001EN 2017-04-26 08:16:45 101 01020304 05060708090100 10 0 99 98 97 96 95 94 93 92 91 90 Hours (Thousands) Lu m e n M a i n t e n a n c e ( P e r c e n t ) 25°C 40°C 50°C Number of LightBARs F01 F02 F03 F04 F05 F06 Drive Current 1A Drive Current Power (Watts)26W 55W 78W 102W 133W 157W Current @ 120V (A)0.22 0.46 0.66 0.86 1.12 1.31 Current @ 277V (A)0.10 0.21 0.29 0.37 0.50 0.58 Power (Watts)32W 60W 85W 105W 137W 164W Current @ 347V (A)0.11 0.19 0.28 0.30 0.41 0.49 Current @ 480V (A)0.09 0.15 0.21 0.22 0.31 0.37 T2 Lumens 2,031 4,061 6,092 8,122 10,153 12,184 BUG Rating B1-U0-G1B1-U0-G1B2-U0-G2B2-U0-G2B3-U0-G3B3-U0-G3 T3 Lumens 2,052 4,103 6,155 8,206 10,258 12,310 BUG Rating B1-U0-G1B2-U0-G2B2-U0-G2B3-U0-G3B3-U0-G3B3-U0-G3 T4 Lumens 2,000 4,000 6,000 7,999 9,999 11,999 BUG Rating B1-U0-G1B1-U0-G1B1-U0-G2B1-U0-G2B2-U0-G2B2-U0-G3 5MQ Lumens 2,159 4,317 6,476 8,634 10,793 12,951 BUG Rating B1-U0-G1B2-U0-G1B3-U0-G1B3-U0-G2B3-U0-G2B4-U0-G2 5WQ Lumens 2,149 4,299 6,448 8,597 10,747 12,896 BUG Rating B2-U0-G1B3-U0-G1B3-U0-G2B3-U0-G2B4-U0-G2B4-U0-G2 5XQ Lumens 2,149 4,298 6,446 8,595 10,744 12,893 BUG Rating B2-U0-G1B3-U0-G2B3-U0-G2B3-U0-G3B4-U0-G3B4-U0-G3 SL2 Lumens 2,019 4,037 6,056 8,075 10,093 12,112 BUG Rating B1-U0-G1B1-U0-G1B1-U0-G2B2-U0-G2B2-U0-G2B2-U0-G2 SL3 Lumens 2,031 4,062 6,094 8,125 10,156 12,187 BUG Rating B1-U0-G1B1-U0-G1B1-U0-G2B2-U0-G2B2-U0-G2B2-U0-G2 SL4 Lumens 1,961 3,923 5,884 7,846 9,807 11,769 BUG Rating B1-U0-G1B1-U0-G1B1-U0-G2B1-U0-G2B2-U0-G2B2-U0-G3 RW Lumens 1,980 3,959 5,939 7,918 9,898 11,877 BUG Rating B1-U0-G1B2-U0-G2B3-U0-G3B3-U0-G3B3-U0-G3B3-U0-G3 SLL/SLR Lumens 1,838 3,676 5,514 7,352 9,191 11,029 BUG Rating B0-U1-G1B1-U1-G2B1-U1-G2B1-U1-G3B1-U1-G3B2-U2-G3 POWER AND LUMENS BY BAR COUNT (7 LED LIGHTBARS) Ambient Temperature 25,000 Hours* 50,000 Hours* 60,000 Hours* 100,000 Hours Theoretical L70 (Hours) 25ºC > 99% > 97% > 96% > 93% > 450,000 40ºC > 98% > 97% > 96% > 92% > 425,000 50ºC > 97% > 96% > 95% > 91% > 400,000 * Per IESNA TM-21 data. LUMEN MAINTENANCE Ambient Temperature Lumen Multiplier 10ºC 1.02 15ºC 1.01 25ºC 1.00 40ºC 0.99 50ºC 0.96 LUMEN MULTIPLIER Catalog Number:Project No. Project Name Type: Specifications and dimensions subject to change without notice. Eaton 1121 Highway 74 South Peachtree City, GA 30269 P: 770-486-4800 www.eaton.com/lighting MSA MESA LED TD516001EN 2017-04-26 08:16:45 0-10V (DIM) This fixture is offered standard with 0-10V dimming driver(s). The DIM option provides 0-10V dimming wire leads for use with a lighting control panel or other control method. Photocontrol (PC, PER and PER7) Optional button-type photocontrol (PC) and photocontrol receptacles (PER and PER7) provide a flexible solution to enable “d usk-to-dawn” lighting by sensing light levels. Advanced control systems compatible with NEMA 7-pin standards can be utilized with the PER7 receptacle. Dimming Occupancy Sensor (MS/DIM-LXX, MS/X-LXX and MS-LXX) These sensors are factory installed in the luminaire housing. When the MS/DIM-LXX sensor option is selected, the occupancy sensor is connected to a dimming driver and the entire luminaire dims when there is no activity detected. When activity is detected, the luminaire returns to full light output. The MS/DIM sensor is factor y preset to dim down to approximately 50 percent power with a time delay of five minutes. The MS-LXX sensor is factor y preset to turn the luminaire off af ter five minutes of no activity. The MS/X-LXX is also preset for five minutes and only controls the specified number of light engines to maintain steady output from the remaining light engines. These occupancy sensors includes an integral photocell that can be activated with the FSIR-100 accessory for “dusk-to-dawn” control or daylight harvesting - the factor y preset is OFF. The FSIR-100 is a wireless tool utilized for changing the dimming level, time delay, sensitivity and other parameters. A variety of sensor lens are available to optimize the coverage pattern for mounting heights from 8’-40’. LumaWatt Pro Wireless Control and Monitoring System (LWR-LW and LWR-LN) The LumaWatt Pro system is a peer-to-peer wireless network of luminaire-integral sensors for any sized project. Each sensor is capable of motion and photo sensing, metering power consumption and wireless communication. The end-user can securely create and manage sensor profiles with browser-based management software. The software will automatically broadcast to the sensors via wireless gateways for zone-based and individual luminaire control. The LumaWatt Pro software provides smart building solutions by utilizing the sensor to provide easy-to-use dashboard and analytic capabilities such as improved energy savings, traffic flow analysis, building management software integration and more. For additional details, refer to the LumaWatt Pro product guides. For mounting heights up to 20' (-L20) 20 15 10 5 0 20 18 15 12 96 63912 15 1830 20 Coverage Side Area (Feet) 0 0 20 30 4016248180 Coverage Side Area (Feet) For mounting heights from 8' to 16' (LWR-LW)For mounting heights from 16' to 40' (LWR-LN) Coverage Side Area (Feet) 0102030401020 30 4081824 0 12 8 36 70 Coverage Side Area (Feet) For mounting heights up to 8' (-L08 - Cutoff 8' to 24') 7361824551824 0 40 27 15 50 30 0 Coverage Side Area (Feet) For mounting heights up to 40' (-L40W) 30 50401020102040 CONTROL OPTIONS Catalog Number:Project No. Project Name Type: ® T (800) 236-6800 F (262) 504-5415US: www.cree.com/lighting T (800) 473-1234 F (800) 890-7507Canada: www.cree.com/canada Rev. Date: V2 09/02/2015 Product Description The KR6™ LED specification downlight features Cree TrueWhite® Technology and delivers beautiful, high-quality light with efficacy up to 76 lumens per watt. Designed for new construction applications, the KR Series is available in a variety of color temperatures, round and square trims with high-quality anodized aluminum reflector finishes, and a sloped ceiling adaptor accessory. Performance Summary Utilizes Cree TrueWhite® Technology Initial Delivered Lumens: 700-5,300 lumens; Delivered lumen output is typical when using a SSGC type reflector Input Power : 13-87 watts Emergency Performance : Up to 1,210 Lumens; 10W; Minimum 90 Minutes CRI: 90 CCT : 2700K , 3000K , 3500K, 4000K, 5000K Controls : Cree SmartCast® Technology Limited Warranty†: 5 years on KR6™ luminaire with Cree SmartCast® Technology/1 year on emergency battery pack † See www.cree.com/lighting/products/warranty for warranty terms Housing (Reflector must be ordered separately) KR6 10R Series Size Reflector Initial Delivered Lumens Optic CCT Voltage Controls Options KR 6 6 inch Blank Round 9L 13W, 700 Lumens – 54 LPW 13L 18W, 1,100 Lumens – 61 LPW 20L 30W, 1,700 Lumens – 57 LPW 30L 39W, 2,550 Lumens – 65 LPW 40L 44W, 3,350 Lumens – 76 LPW Blank 70˚ Beam Angle 27K 2700K 30K 3000K 35K 3500K 40K 4000K 50K 5000K - Available on 40L only 120V 120 Volts 277V 277 Volts 10R Cree SmartCast® Technology - Includes control module and motion and ambient sensors EB7 Emergency Backup - Minimum 90 minutes - 120V, 277V only - Minimum operating temperature: 0°C (32°F) KR Series with SmartCast® Techology KR6™ LED Specification Downlight – Round 6" Ordering Information Fully assembled luminaire is composed of two components that must be ordered separately: Example: Housing: KR6-20L-35K-120V-10R + Reflector: KR6T-SSGC-FF Reflector (Housing must be ordered separately) KR6T Series Reflector Finish Flange Finish Options KR6T SSGC Soft Satin Glow, Clear FF Matches Reflector WF White Paint WW Wall Wash 13.0" (331mm) 14.4" (365mm) 7.3" (185mm) 7.0" (178mm) Emergency Backup and Cree SmartCast® Technology 19.7" (499mm) 18.4" (467mm) 7.4" (187mm) 7.0" (178mm) Accessories Field-Installed Sloped Ceiling Adaptor KXKS6**WW ** 0-35 (order in 5 degree increments) C-Channel Hanger Bars RBH30C - Pair of 30" (762mm) rigid 3/4" x 1/2" (19mm x 13mm) C-Channel bars RBH24C-1 - Pair of 24" (610mm) x 1-1/2" (38mm) x 1/2" (13mm) standard C-Channel bars T-Bar Clips RARC7 - Set of four - For use with RBH24C-1 hanger bars Trim Ring KR6TA - White Cree SmartCast® Technology Configuration Tool CCT-CWC-1 - One required per project when CMA control is selected Cree SmartCast® Technology Face Plates CFP-1-WH - Matching Cree face plate, 1-gang, white CFP-2-WH - Matching Cree face plate, 2-gang, white CFP-3-WH - Matching Cree face plate, 3-gang, white Cree SmartCast® Technology Wireless Dimmer CWD-CWC-WH Cree SmartCast® Technology Wireless Switch CWS-CWC-WH NOTE: Price adder may apply depending on configuration Catalog Number:Project No. Project Name Type: Catalog Number:Project No. Project Name Type: City of Arden Hills Planning Commission Meeting for September 6, 2017 Page 1 of 1 MEMORANDUM DATE: September 6, 2017 PC Agenda Item 5.A TO: Planning Commission Chair Thompson and Commissioners FROM: Matthew Bachler, Senior Planner SUBJECT: Report from the City Council August 21, 2017 City Council Work Session The City Council reviewed a Concept Plan Review from Pulte Group for a 59 unit townhome development on the site comprised of 1718, 1720, and 1722 Parkshore Drive and 4177 Old Highway 10, which is located north of Interstate 694 and south of Round Lake, just to the west of Old Highway 10. The proposal would require a Comprehensive Plan Amendment, Rezoning of the properties to R-3 – Townhouse and Low-Density Multiple Dwelling District, Preliminary and Final Plat, and Master and Final Planned Unit Development. The City Council also reviewed a Concept Plan Review from Heartland Gun Club and Range for an indoor gun range. Heartland presented three different properties in the City they were considering for the business. The proposal would require a City Code amendment to allow for the use of firearms at a commercial gun range, a Zoning Code amendment to create a new land use category for this activity, and a Conditional Use Permit. The City Council reviewed and discussed the draft Land Use and Housing chapters for the 2040 Comprehensive Plan Update. These chapters were previously reviewed by the Planning Commission at their meeting on June 7, 2017.