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HomeMy WebLinkAbout07-06-22 PC Agenda PacketAPPROVAL OF THE AGENDA APPROVAL OF MINUTES June 8, 2022 PC Minutes DRAFT 06 -08 -22 MINUTES.PDF PLANNING CASES Planning Case 22 -012 –3737 Lexington Avenue N. And 1133 Grey Fox Road – Launch Properties –Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, And Site Plan Review (Public Hearing Required) MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Paul Vijums Commissioners: Jonathan Wicklund Marcie Jefferys Kurt Weber Arlene Mitchell Joshua Collins Shelley Blilie Clayton Zimmerman (Alt) Steven Jones (Alt) Council Liaison: Fran Holmes Planning Commission July 6, 2022 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. This meeting will be streamed live on local Cable Channel 16 and available for playback on our website Agenda CALL TO ORDER 1. 2. 2.A. Documents: 3. 3.A. Documents: 4. 5. 5.A. 5.B. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESJune 8, 2022 PC MinutesDRAFT 06 -08 -22 MINUTES.PDFPLANNING CASESPlanning Case 22 -012 –3737 Lexington Avenue N. And 1133 Grey Fox Road –Launch Properties –Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, And Site Plan Review (Public Hearing Required)MEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF ATTACHMENT J.PDF ATTACHMENT K.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council Planning Commission Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Paul VijumsCommissioners:Jonathan WicklundMarcie JefferysKurt WeberArlene MitchellJoshua CollinsShelley BlilieClayton Zimmerman (Alt)Steven Jones (Alt)Council Liaison:Fran Holmes Planning Commission July 6, 2022 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 desirableCity in which to live, work, and play.This meeting will be streamed live on local Cable Channel 16 and available for playback on our website AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Documents: 4. 5. 5.A. 5.B. 6. Approved: July 6, 2022 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, JUNE 8, 2022 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Paul Vijums called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Paul Vijums, Commissioners Shelley Blilie, Joshua Collins, Arlene Mitchell, Kurt Weber, and Jonathan Wicklund. Absent: Commissioners Marcie Jefferys, Steven Jones and Clayton Zimmerman. Also present were: City Planner Jessica Jagoe and Councilmember Fran Holmes. APPROVAL OF AGENDA – JUNE 8, 2022 Commissioner Mitchell moved, seconded by Commissioner Wicklund, to approve the June 8, 2022, agenda as presented. The motion carried unanimously (6-0). APPROVAL OF MINUTES May 4, 2022 – Planning Commission Regular Meeting Commissioner Wicklund moved, seconded by Commissioner Weber, to approve the May 4, 2022, Planning Commission Regular Meeting as presented. The motion carried unanimously (6-0). PLANNING CASES A.Planning Case 22-008; 4073 Valentine Court - Variance – Public Hearing Not Required City Planner Jagoe stated Robert Kunze (“Applicant”) has requested a variance to construct a garage addition on the property located at 4073 Valentine Court (“Subject Property”). The Applicant has requested a variance to decrease the required side yard setback from 40 feet to 7.82 feet from the northwest side yard property line. ARDEN HILLS PLANNING COMMISSION – June 8, 2022 2 City Planner Jagoe reviewed the surrounding area, Site Data, and the Plan Evaluation. It was noted the Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. The Planning Commission members should state their rationale prior to the vote on the requested variance. A recommended motion by the Planning Commission should include the direction that Staff and the City Attorney prepare proposed findings of fact for City Council consideration. City Planner Jagoe 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 Vijums opened the floor to Commissioner comments. Commissioner Mitchell explained she was struggling with this request. She noted she was uncomfortable with how small the setback would become. However, after visiting the site, she understood this was a narrow corner lot and she would be offering her support for the variance request. Commissioner Weber indicated this was the second time this applicant has requested a variance from the Commission. He stated he supported the first request and he supports this request as well. He noted the City had a great deal of right-of-way on this lot and no intention of using it. He believed the plans before the Commission were the best use of the property. Commissioner Collins questioned how this request differed from the first time the variance request came before the Planning Commission. City Planner Jagoe explained this was the same as the variance request that was reviewed in 2021. Chair Vijums indicated he reviewed this request a year ago, and he supported the variance at that time. He discussed what the setbacks were when the home was built and noted the variance would be less than three feet. He asked if the addition siding would match the existing home. City Planner Jagoe reported it was her understanding the addition would have consistent building materials with what was already on the home. Robert Kunze, 4073 Valentine Court, explained the home was resided in the last five years. He indicated the siding and roofing materials were still readily available. Chair Vijums moved and Commissioner Weber seconded a motion to recommend approval of Planning Case 22-008 for a Variance at 4073 Valentine Court directing staff and the City Attorney to prepare proposed findings of fact based on the following: ARDEN HILLS PLANNING COMMISSION – June 8, 2022 3 1. The odd and unusual shape of the lot and topography ar e unique characteristics of the Subject Property, and those factors restrict alternative options for increased accessory storage. 2. There is limited ability to extend the existing driveway to a detached structure in another location, and single family residential properties are limited to one driveway access per property so a second driveway access would not be permitted off of Valentine Avenue. 3. The garage addition will not impede sight lines or obstruct the clear vision area from the roadways. 4. This is a legal nonconforming lot that was developed in 1953 at which time City Code allowed a 10 foot side yard setback. The scope or scale of the variance request is to locate the proposed garage at a 7.82 foot setback. and based on the submitted plans, as amended by the two (2) conditions in the June 8, 2022, report to the Planning Commission. The motion carried unanimously (6-0). B. Planning Case 22-009; 1700 Highway 96 W – Comprehensive Plan Amendment – Public Hearing City Planner Jagoe stated Trident Development has submitted an application for two amendments to Chapter 6, Land Use of the Arden Hills 2040 Comprehensive Plan. The proposed amendments would change the future land use designation in the northwest corner of 1700 Highway 96 West (“Subject Property”) from P/I, Public and Institutional to be guided as HDR, High Density Residential as well as modify existing language in Section 6.4.10 to include the entire Subject Property to allow an increase in the maximum density through the use of a Planned Unit Development. City Planner Jagoe reported Minnesota state law requires that all communities within the Minneapolis-St. Paul metropolitan area update their Comprehensive Plans every ten years. The purpose of the Comprehensive Plan is to establish the policies that guide the future physical and community development of Arden Hills. It is also a reference document for the Planning Commission and City Council when evaluating private development projects. City Planner Jagoe explained based on the future land uses, the City can plan for improvements, anticipate infrastructure needs, and create appropriate land use regulations. The City’s Zoning Code identifies specific zoning districts through which the land uses and goals in the Comprehensive Plan can be implemented. The zoning cannot conflict with the future land use designation. When there is a conflict between the Comprehensive Plan and the Zoning Code, the City is required to amend the Zoning Code to comply with the Comprehensive Plan. City Planner Jagoe stated the Comprehensive Plan and all its amendments must reflect the adopted regional policies in the Metropolitan Council’s system and policy plans. Local planning efforts are linked to the larger regional infrastructure of parks and trails, road networks, and wastewater infrastructure, and the City’s plan must conform to the regional vision. An amendment to the Comprehensive Plan requires a recommendation from the Planning Commission following a public hearing, and adoption of a resolution by the City Council. Adjacent communities must be given up to 60 days to review and comment on the proposed amendment before it can be reviewed and approved by the Metropolitan Council. The Metropolitan Council has the final determination as to whether to allow a CPA or not, though ARDEN HILLS PLANNING COMMISSION – June 8, 2022 4 they provide great deference to the City as long as the proposed land use change does not have a negative impact on a regional system (i.e. transportation, sanitary sewer, and regional parks). City Planner Jagoe reviewed the surrounding area, the Plan Evaluation and provided the Findings of Fact for review: 1. The Arden Hills 2040 Comprehensive Plan designates the future land use for the Subject Property as P/I, Public and Institutional. 2. The Applicant has requested a Comprehensive Plan Map Amendment to change the future land use designation of approximately 10.75 acres in the northwest corner of the Subject Property to HDR, High Density Residential. 3. The 30 +/- acres of developed land on the Subject Property would remain guided as P/I, Public and Institutional. 4. The Applicant has requested a Comprehensive Plan Text Amendment to modify the boundaries described in existing language of Chapter 6 to include the Subject Property. 5. The proposed text amendment incorporates a defined area of land west of Snelling Avenue North to existing Comprehensive Plan language that allows an increase in the maximum density as part of a Planned Unit Development. 6. The application is not anticipated to create a negative impact on the immediate area or the community as a whole. 7. The purpose of the Comprehensive Plan is to establish the policies that guide the future physical and community development of Arden Hills. 8. The Metropolitan Council has previously approved similar amendments adding language supporting increasing the densities above the maximum permitted in a specific land use district. 9. The proposed map and text amendments have been discussed with the Metropolitan Council. City Planner Jagoe reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Amendments 2. Recommend Approval as Submitted 3. Recommend Denial 4. Table Chair Vijums opened the floor to Commissioner comments. Commissioner Blilie commented on how a high density building would impact this corner. City Planner Jagoe discussed the concept plans that were presented to the City Council noting access to the building was shown to be from Highway 96. She explained more detailed plans would be brought to the City with the future land use application for the project if the Comprehensive Plan Amendment was approved. Commissioner Collins requested further information regarding the wetland easement. City Planner Jagoe reported the wetland impacts would be further understood as part of the future project review. ARDEN HILLS PLANNING COMMISSION – June 8, 2022 5 Commissioner Collins stated it looks like this development would share parking and access with the North Heights Church. City Planner Jagoe commented this was the case as shown during the concept review, noting a shared parking and access agreement would be drafted and recorded with the property as part of the development approvals. Commissioner Collins questioned if there were plans for a high density senior housing development within TCAAP. City Planner Jagoe stated she could not confirm specifics within TCAAP, but she understood there were plans for multi-family dwellings within the TCAAP site. Councilmember Holmes explained the TCAAP site has gone through many iterations. She commented at one time a senior, multi-family dwelling was included but at this time, there was nothing specifically designated for seniors, however, this did not mean there won’t be. She discussed how the developer for this project wants to get the Comprehensive Plan Amendments in place prior to moving forward with their development plans. Commissioner Collins indicated the TCAAP community will be much different than the community that resides south of Highway 96. He stated he had concerns with building a unicorn on the corner of this lot that does not relate to the rest of the neighborhood. He anticipated the proposed senior housing development would fit better on the TCAAP site. Commissioner Weber stated he would be impacted by the proposed project as he lived directly across the street from the North Heights Church. He agreed with the concerns that have been raised about how this development would not fit in with the surrounding neighborhood. He believed a high density building did not fit in with the low density neighborhood. He discussed how the Comprehensive Plan guides this property to Public and Institutional and explained he did not support a change to the Comprehensive Plan. He indicated he was seriously concerned about the proposed change. He noted he was also concerned about including the entire North Heights Lutheran Church property in the high density zoning district. He explained he would not be allowed to put up a large building on his property and therefore he did not support North Heights Church being allowed to do this. He discussed how the large building would reflect sound to neighboring properties which would compound problems for the neighboring residents. He was of the opinion if this project were to move forward, property values would be adversely impacted. He reported this property was classified for an institutional use and should remain as such. Commissioner Wicklund asked if there were any links between making these Comprehensive Plan Amendments with the proposed traffic light that would be installed with TCAAP. City Planner Jagoe stated this could be reviewed and discussed with a future development plan. Commissioner Wicklund reported the TRC for TCAAP does allow for senior independent living, assisted living and memory care within the Town Center portion of the development. ARDEN HILLS PLANNING COMMISSION – June 8, 2022 6 Commissioner Mitchell commented her initial reaction to this project was that this was a good corner for the proposed development because it was separated from the surrounding neighborhood by the church property. She understood there would be a loss of trees but she understood the City had tree replacement requirements. She stated she drove the site and she appreciated the concerns that were raised by Commissioner Weber. She suggested a sound wall or green buffer be required in order to address the noise concerns that would be created by the proposed senior apartment complex. She understood the Twin Cities needed more housing and she believed there were some upsides to developing this corner into senior housing. Chair Vijums stated he has many concerns with this development site. He understood the North Heights Church has elected to sell of this corner for financial reasons. He indicated this allows a developer to come in but noted this was not a high density area. He reported this property was zoned low density. He believed it would be horrible for the people that live adjacent to the proposed senior building to have to look at this from their single-family home. He commented on how difficult it would be for seniors to enter and exit the proposed property. He did not see anything good about locating this senior housing project on this parcel. He spoke about the senior housing project that was being constructed at the corner of Hamline and Snelling Avenue. He noted this was a more suitable corner for such a structure. He reiterated that he did not believe the proposed corner was the right fit for a senior housing project. He feared the City would be opening a big can of worms if this project were to move forward. Commissioner Weber stated it takes 100 feet of trees in order to reduce 10 decibels of sound. He indicated there was not enough space on the North Heights Church property to plant enough trees to assist with addressing the noise concerns. He commented further on how this portion of Highway 10 was in the top 10 for being the loudest roadways in the State of Minnesota. He discussed how the proposed apartment building would compound the noise concerns. Commissioner Blilie reported she does not live in this area of Arden Hills and was not familiar with the noise concerns. She explained she opposed making a Comprehensive Plan Amendment, given the lack of sensible ways to access this property. She did not support this project moving forward due to the lack of access in and out of this site. Chair Vijums opened the public hearing at 7:35 p.m. Chair Vijums invited anyone for or against the application to come forward and make comment. Denise Sayer, 4482 North Snelling, stated she lived directly across the street from North Heights. She discussed how the rezoning or reguiding of this property would adversely impact the surrounding neighborhood. She explained when she purchased her home in the 1990’s she understood North Heights would be located on this corner with a great deal of greenspace. She discussed how the events at the church has evolved over time. She stated since Highway 10 was redone, she can no longer open her windows because of the traffic noise. She feared that the proposed senior housing complex compound the noise concerns. She made the Planning Commission aware of the fact there was a petition going around from the neighbors stating they did not support the project. Ryan Jenner, 1555 McClung, stated he lived across the corner from the park. He thanked the Commissioners for their comments on this project. He encouraged the Commission to really hear ARDEN HILLS PLANNING COMMISSION – June 8, 2022 7 the voices of those that would be directly impacted by this project. He discussed how his roads were crumbling and the paths to the parks were failing. He feared how his neighborhood would be impacted if the density were suddenly tripled. He agreed the property had access issues and recommended the amendments not move forward at this time. Roger Fink, Trident Development representative, thanked the Commission and public for sharing their comments. He reported Trident Development has always prided itself on fitting in with the community and for bringing a product to the community that was needed. He stated the comments that were raised this evening were no different from the concerns that were raised at the community meeting. He explained these concerns would be taken into account when plans are drawn up. He indicated he was proposing a 124 unit three story pitched roof building with underground parking. He understood there has been a strong resistance from the neighborhood and Planning Commission to the proposed use. He commented it was critical that he has support for the use before he moves forward and creates final project plans. He stated he wants to be a good neighbor, however, if this project was not well received, he would rather look for another location to bring this product to the community. Commissioner Weber thanked Mr. Fink for being straight forward and for hearing the concerns of the neighbors. Chair Vijums thanked Mr. Fink for sharing his comments with the Commission. He believed Trident Development was a great development company, but he was of the opinion the proposed project would not fit on this corner. John Olfield, North Heights Lutheran Church, stated the decision to sell this land was not only financial. He explained there was a need for senior housing and as the population of Arden Hills continues to age, these residents would like to remain within the community. There being no additional comment Chair Vijums closed the public hearing at 7:47 p.m. Commissioner Mitchell questioned what portion of land was being proposed to be re-guided. City Planner Jagoe reviewed the portion of land that was being proposed under the amendment was the northwest corner of the site from Public and Institutional to High Density Residential. The church 30+ acres would stay under the current land use designation. Commissioner Wicklund discussed the concerns that were voiced by the Commission and neighbors. He stated it was his opinion that adding 124 units on this corner doesn’t significantly add to the current sound issues that were being generated by Highway 10. Also, he believed putting high density housing was fitting for this site because it was adjacent to Highway 10 and County Road 96. Commissioner Weber indicated he would not support the request due to the harm it would cause to the existing neighborhood both with sound and traffic. Commissioner Collins stated he would be supporting denial of the request. Commissioner Blilie explained she would also be recommending denial of the request. ARDEN HILLS PLANNING COMMISSION – June 8, 2022 8 Commissioner Mitchell stated she would support denial of the request as well due to the noise concerns. She reported she also had concerns with how this development would impact traffic, especially given the fact this area already had traffic concerns. Commissioner Weber indicated a sound wall was 10+ years out for this portion of roadway. Commissioner Wicklund commented he looked differently at this project. He understood the Planning Commission did not support high density on this corner property but noted he would be voting differently for this project. He reported the issue before the Commission was a reguiding for this property to high density. He stated solving the traffic concerns would be addressed down the road if and when a proposal comes before the City for this property. Commissioner Weber stated he did not believe the Commission was saying we don’t ever want high density on this corner, but rather the Commission was saying right now, this project does not fit the character of the neighborhood. Chair Vijums moved and Commissioner Weber seconded a motion to recommend denial of Planning Case 22-009 for a Future Land Use Map and Chapter 6 Text Amendments to the 2040 Comprehensive Plan at 1700 Highway 96 West based on the findings of fact and the submitted plans in the June 8, 2022, report to the Planning Commission, noting the Commission had concerns with traffic, access, noise, neighborhood character, and the potential for additional high density units in this neighborhood. The motion carried 5-1 (Commissioner Wicklund opposed). C. Planning Case 22-011; City of Arden Hills – Zoning Code Amendments – Chapter 13, Special Regulations for Drive-Up Windows and Drive Lanes – Public Hearing City Planner Jagoe stated at their April 18th work session, the City Council discussed possible topics that could be considered for holding a Joint Meeting with the Planning Commission. Reviewing potential topics in advance would allow planning staff an opportunity to research content and flexibility for scheduling the joint meeting at a later date based on planning case submissions. From this discussion, the Council decided that fences, drive-thru commercial districts, and home occupation deliveries would be worked on by staff. Topics for a future joint meeting would be signage and infill items. City Planner Jagoe explained staff was directed to bring forward the proposed ordinance to the Planning Commission for the first review and to hold a public hearing. Following the public hearing, the draft ordinance language with recommendation of the Planning Commission would be brought to the City Council for subsequent discussion and adoption. City Planner Jagoe commented on the Overview of the Ordinance Amendments and provided the Findings of Fact for review: 1. The City of Arden Hills is proposing to amend ordinance language to allow the City Council to add conditions of approval for uses with drive-up windows and drive lanes through a Planned Unit Development. ARDEN HILLS PLANNING COMMISSION – June 8, 2022 9 2. The proposed ordinance will include amendments to the language of Chapter 13 – Zoning Code of the City Code. 3. Amendments to the Zoning Code regulations require a public hearing prior to action by the City Council. City Planner Jagoe 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 Vijums opened the floor to Commissioner comments. Commissioner Weber discussed how modern building design was leading to the City losing 20% to 40% of taxability per lot. He explained he would be supporting the proposed language changes, but commented on how the additional drive-ups would reduce the City’s tax base over time. Commissioner Collins questioned why a 1,300 feet requirement was put in place originally. City Planner Jagoe stated she was not sure of the specific reason and that this provision has been in the code for a number of years, but it may have been designed to keep a measurable distance and space between drive-thru establishments. Councilmember Holmes understood part of the reason for the 1,300 foot requirement was to limit the number of drive-thru establishments in the community. Chair Vijums reported this change would allow drive-thrus to become more discretionary. City Planner Jagoe stated this was correct, as the City would be looking at site suitability for future drive-thrus. Chair Vijums opened the public hearing at 8:12 p.m. Chair Vijums invited anyone for or against the application to come forward and make comment. There being no comment Chair Vijums closed the public hearing at 8:12 p.m. Commissioner Mitchell moved and Commissioner Wicklund seconded a motion to recommend approval of Planning Case 22-011 for Zoning Code Amendments to Chapter 13 in Section 1320.085 - Subd. 3, Section 1320.09 - Subd. 3, Section 1320.10 - Subd. 4 and Section 1325.04 - Subd. 1.B of the Arden Hills City Code to strike lang uage requiring a distance of separation between drive-up businesses and add language for review through a Planned Unit Development as presented in the June 8, 2022 Report to the Planning Commission. The motion carried unanimously (6-0). ARDEN HILLS PLANNING COMMISSION – June 8, 2022 10 UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Councilmember Holmes provided the Commission with an update from the City Council. She reported the City Council approved the Saltbox and variance requests at their last meeting. She explained the Council recently offered municipal consent for a roundabout at County Road E and Old Snelling at Linde’s. She noted the City would be paying for one-fourth of this roundabout and the County would be paying for the remainder of the project. It was noted this project would be completed in 2023. She stated on June 27 the City Council would be holding a public hearing on reducing the speed limit for Arden Hills streets to 25 miles per hour. She invited the Commission members to attend the upcoming picnic and thanked them for their service to the City of Arden Hills. She stated on May 9 the City Council approved the TCAAP development agreement between the City and Alatus. She noted the County has yet to get back to the City on this and explained the next step would be for the County to sell the property to Alatus. B. Planning Commission Comments and Requests None. ADJOURN Chair Vijums moved, seconded by Commissioner Wicklund, to adjourn the June 8, 2022, Planning Commission Meeting at 8:20 p.m. The motion carried unanimously (6-0). Page 1 of 20 PC AGENDA ITEM – 3A MEMORANDUM DATE: July 6, 2022 TO: Planning Commission Chair and Commissioners FROM: Jessica Jagoe, City Planner SUBJECT: Planning Case #22-012 – Public Hearing Required Applicant: Launch Properties Property Location: 3737 Lexington Avenue N. & 1133 Grey Fox Road Request: Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit and Site Plan Review Requested Action Launch Properties (“The Applicant”) is requesting a Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review for a proposed project on 3737 Lexington Avenue N. and 1133 Grey Fox Road (“Subject Property”). The subject property is currently two lots with one building developed over both lots. The proposal includes a lot reconfiguration that would shift the existing lot line towards the west. This development includes the demolition of the existing vacant industrial building and redevelop the parcels with two separate one-story buildings, one approximate 4,900 square foot drive- through car wash and one 8,950 square foot multi-tenant retail building. Background 1. Overview of Request The Applicant has submitted a land use application for Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review, proposing to redevelop a 2.48-acre site located at 3737 Lexington Avenue N. and 1133 Grey Fox Road. The site is currently developed with a vacant industrial building and associated parking lot. The applicant is proposing to demolish the existing building and redevelop the site. Lot 1 would be for a new +/- 4,900 square foot drive-through car wash for Rocket Car Wash. Lot 2 would be a multi-tenant building with a +/- 8,950 square foot building developed for Panera (~3,500 square feet), Pacific Dental (~3,000 square feet), and Bank of America (~2,200 square feet). The Subject Property would remain two lots and function as a single entity with shared site operations such as parking, access, snow removal, etc. as part of the Planned Unit Development (PUD). Page 2 of 20 The Property is currently owned by STORE Master Funding III, LLC. The site is currently developed as a vacant industrial building with an associated parking lot. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway. This area is used by a number of small and large businesses for a variety of retail, manufacturing, distribution, warehousing, and office uses. This area was largely developed between the 1950s and 1970s, though the retail area along Lexington Avenue has had some new development and redevelopment in the last 15 years. This area is marked as an area of possible redevelopment in 2040. At their April 18, 2022 meeting, the City Council reviewed the concept plan from Launch Properties for the proposed car wash and multi-tenant development on the Subject Property. Since that review, the Applicant has switched the actual car wash occupant from Mister Car Wash to Rocket Car Wash. With this occupant change, the Applicant has modified the building design, building materials, and signage for the car wash site from what was presented during the concept review. This tenant change has resulted in additional requests for flexibility under the PUD as part of this application. 2. History of the Planning Case The Applicant previously applied for redevelopment of this site to construct an Aldi and two- tenant retail building on August 19, 2021 (PC 21-019). At their meeting on September 8, 2021, the Planning Commission held a public hearing and voted to recommend approval of Planning Case 21-019 with conditions at the Subject Property for a Preliminary Plat, Final Plat, Master Planned Unit Development, and Site Plan Review. At their October 11, 2021 meeting, the City Council voted to deny Planning Case 21-019. Approvals 1. Planned Unit Development A Planned Unit Development (PUD) is required for all new development and redevelopment in the B-3 District. In addition, a PUD would allow for performance standard flexibility. This proposal involves both the initial Master Plan PUD and the Final PUD. Page 3 of 20 2. Conditional Use Permit In the B-3 District, a Conditional Use Permit (CUP) is required for Vehicle – Motorized Service which includes a car wash as a principal use since it provides “maintenance services” for motorized vehicles. Typical factors to consider in evaluation of the CUP request may be hours of operation, noise from equipment (washers, blowers and vacuums), lights from vehicles, and queuing of vehicles waiting for service. The car wash is a drive-through style that will not feature the option for towel dry or interior vacuuming services to customers. Customers will be able to utilize one of the nine (9) self-service vacuums located adjacent to the building upon exiting the car wash. The vacuum stations to top of the hose are approximately 11 ft. tall. City Code Section 1355.04 Subd. 3 of the Arden Hills Zoning Code lists the criteria for evaluating a Conditional Use Permit. The Planning Commission and City Council should consider the effect of the proposed use upon the health, safety, convenience and general welfare of the owners and occupants of the surrounding land and the community, in general, including but not limited to the following factors: 1. Existing and anticipated traffic and parking conditions; 2. Noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics; 3. Drainage; 4. Population density; 5. Visual and land use compatibility with uses and structures on surrounding land; 6. Adjoining land values; 7. Park dedications where applicable; 8. Orderly development of the neighborhood and the City within the general purpose and intent of the Zoning Code and the Comprehensive Development Plan for the City. Plan Evaluation Chapter 11, Subdivisions 1. Preliminary and Final Plat A. Lot Line Adjustment and Planned Unit Development The Applicant is proposing to plat the Subject Property to adjust the lot lines between the two parcels as shown in the image below. The redevelopment of the site will consist of two buildings that function under shared parking, access, maintenance, and other items. In the B-3 zoning district, proposals for new construction, redevelopment of a site, and significant modifications to existing sites shall use the Planned Unit Development (PUD) process. A PUD promotes the development of land in a unified manner by treating the entire development as a single entity. The purpose of the PUD process is to achieve a higher quality and better project than would otherwise be possible if the strict application of the zoning and subdivision requirements were met. The platting process is required to create new parcels of land or to adjust the boundary between two parcels unless otherwise exempted under the ordinance. This application did not meet all of the requirements to be exempt from platting due to their request for flexibility on storefront setbacks. A Final Plat is the final map, drawing or chart indicating the final layout for City approval. The Final Plat includes the detailed survey description for each lot in the plat plus notes and dedication, recording and approval statements. The Final Plat is the “recorded document” submitted to the county register and must conform to all state laws. Page 4 of 20 The Applicant has submitted a project narrative explaining the proposed project in further detail and where flexibility is being requested. A complete plan set has been submitted for the Preliminary Plat, Final Plat, Master PUD, Final PUD, Conditional Use Permit, and Site Plan Review for both lots. Existing Lot Configuration: Proposed Final Plat: The lot area requirements for the B-3 Zoning District are a minimum lot size of 13,000 square feet and 100 feet of lot width and 130 feet of lot depth. The proposed subdivision meets all dimensional requirements. Proposed Lots Lot Square Footage Lot Width Lot Depth Lot 1 37,882 or 0.87 acre 151 feet 250 feet Adjusted Lot Line Page 5 of 20 It should be noted that the preliminary plat submitted has under the property summary table the lot acreage reversed for the corresponding lots. The above table is correct based on the configuration as presented. This summary table is not shown on the Final Plat so there is no issue with proceeding in the preliminary plat review as submitted. There can be instances in a subdivision review where a preliminary plat layout may be adjusted for lot size or count, as an example, prior to approval of the final plat. Lot 2 is a corner lot with road frontage along Lexington Avenue and Grey Fox Road. A corner lot shall maintain front yard requirements for each street frontage (i.e. on Lexington Avenue and Grey Fox Road). On a corner lot, the shortest street lot line shall be the front lot line (i.e. Grey Fox Road). On a corner lot, the longest street lot line shall be a side lot line (i.e. Lexington Avenue). Setback requirements will be reviewed later in this report. B. Park Dedication Section 1130.08 of the Subdivision Code (Public Use Dedications) states that the City may require as a condition of approval for a Planned Unit Development the dedication of land, or payment in lieu, and park improvement fees if it is determined the project will result in an increased demand for park land or improvements. In establishing the amount required the City is to take into consideration previous payments or dedications for park purposes. The two lots have been previously developed. The Planning Commission may make a recommendation as to whether or not the proposed development will create an additional demand on park land. Chapter 13, Zoning Regulations Review 1. District Provisions (B-3 Service Business District) – Section 1320 Under the 2040 Comprehensive Plan, this site is guided as Commercial (COM) on the land use plan and is zoned B-3. Direction 2040 Comp. Plan Land Use Zoning Existing Land Uses North COM - Commercial B-3 Service Business District Retail/Fast Food Restaurant South COM - Commercial B-3 Service Business District Retail/Grocery Store West CMU - Community Mixed Use B-4 Retail Center District Retail and Other Commercial The Future Land Use designation is for a broad range of retail, shopping, and services to meet the needs of the community and region. Compatible uses such as office buildings are also intended for this area. Retail sales and service are a permitted use within this district. The proposed site plan is attached as Attachment G. The table below provides the performance standards for the B-3 District and the preliminary analysis for the proposed development: Lot 2 70,418 or 1.62 acre 230 feet – Lexington Avenue 224 feet – Grey Fox Road 224 to 284 feet – Lexington Avenue 230 to 250 feet – Grey Fox Road Page 6 of 20 Ordinance Requirements B-3 District Standards Proposed Development Maximum Floor Area Ratio (FAR) 0.8 Approx. 0.12 Maximum Structure Coverage 40% 12% Minimum Landscape Lot Area 25% 24% Minimum Front Yard Setback 50 ft. Multi-Tenant: +/- 58 ft. – Lexington Avenue and +/- 128 ft. Grey Fox Road Car Wash: 50 ft. – Grey Fox Road Minimum Rear Yard Setback 20 ft. Multi-Tenant: 45 ft. (north) Car Wash: 57 ft. Minimum Side Yard Setback 20 ft. (min)/ 40 ft. (total) Multi-Tenant: 90 ft. (min) / N/A corner lot (total) Car Wash: 40 ft. (east) and 63 ft. (west) Minimum Lot Area 13,000 sq. ft. Lot 1 – 37,882 sq. ft. or 0.87 acre Lot 2 - 70,418 sq. ft. or 1.62 acre Maximum Building Height 35 ft. Multi-Tenant – 22 ft. 4 in. Car Wash – 35 ft. The proposed development seeks flexibility under the Planned Unit Development from the general district provision requirements for minimum landscape lot area. There are additional flexibilities that will be reviewed later in this report. It should be noted that Planning Staff has measured setbacks from the civil plans provided as part of this application on Plan Sheet 300. The Applicant has included in their narrative an illustration that was created as a conceptual site plan which references different distances. For verification of district dimensional standards, Planning Staff evaluated the civil plan set submitted with this land use application. 2. Design Standards - Section 1325.05 and 1325.055 A. Building Positioning – Flexibility Requested Section 1325.05 Subd. 8, E of the Arden Hills City Code states “at least fifty percent (50%) of the largest building on each site shall be constructed at the front setback line.” The Applicant is requesting flexibility on this requirement. The front setback in the B-3 District is 50 feet from the property line. The proposed multi-tenant building will be +/- 58 feet from the property line abutting Lexington Avenue and +/- 128 feet from the property line abutting Grey Fox Road. The car wash building does comply with this requirement. As shown in the above table, the Applicant is seeking flexibility for the multi-tenant building on the setback requirements in the B-3 District for building positioning. Page 7 of 20 B. Exterior Materials – Flexibility Requested At least seventy-five (75) percent of the exterior building materials should be made of brick masonry, tile masonry, natural stone or its synthetic equivalent, decorative concrete plank, transparent glass or any combination thereof. Trim and other accent or decorative features may be metal, wood, split faced block, EIFS, or stucco. Metals shall have a matte finish and have visible corner moldings and trim when used on exterior walls. Undesirable materials include simulated brick, vinyl or aluminum siding, sheet or corrugated metal siding, plain concrete blocks or panels, brightly colored metal roofing or canopies, pre-cast tilt-up walls, and mirrored or reflective glass. Building colors shall be muted. Recommended colors include browns, grays, tans, beiges, and dark or muted green, blues, and reds. Bright or brilliant colors and sharply contrasting colors may be used for only accent purposes occupying a maximum of five percent (5%) of building façades. The Applicant is proposing to construct the two buildings of similar materials with distinct design features which is intended to harmonize the development and maintain the City’s focus on high quality and timeless materials. The Planning Commission should evaluate the architectural style and building character based on the quality of its design and on its relationship to its surroundings. Site characteristics to be evaluated for this purpose include, but are not limited to, building and landscaping materials, colors, textures, shapes, massing, building components, height, roof-line, and setback. Multi-Tenant Building – Meets Requirements The proposed building elevations consist of brick masonry, cedar fiber cement panels, transparent glass, and metal panels. The Applicant has met the 75% threshold with desired materials on all four elevations between the use of the brick masonry and fiber cement panels. The metal panels have been calculated separately as “other accent or decorative” materials. The Applicant should confirm if the metal panels for both buildings will have a matte finish. Transparent glass is proposed on three elevations with opaque glass only on the north elevation. The multi-tenant building design has a variation in rooflines as an identifier to the individual storefronts with awnings above the entry as well as the front façade facing Grey Fox Road has modulation with the stepping back of each tenant space in the design. The following table shows the breakdown of materials for the multi-tenant building: Required Preferred Materials Proposed Preferred Materials Other Materials Required Transparency Proposed Transparency North Façade 75% 82% 18% N/A 28% (opaque) East Façade 75% 81% 19% 50% 51% South Façade 75% 83% 17% 50% 65% West Façade 75% 83% 17% N/A 33% The transparency requirements for businesses within the B-3 District have been considered in the development and the proposal will use a combination of clear and opaque windows in the building design. Section 1325.05, Subd. 8, F. states that fifty percent (50%) of all first level building façades that front a public street shall be comprised of transparent windows or doors in order to allow views of interior uses and activities. If the building is a one story design and the first floor elevation exceeds 12 feet, then only the first 12 feet shall be included in calculating the façade area. The Applicant has met this requirement on the east side facing Lexington Avenue and on the south side facing Grey Fox Road as shown in the table above. Rendering of North and South Elevations Page 8 of 20 Under Section 1325.05, Subd. 8.J there are requirements for restaurant outdoor seating areas. The Applicant had indicated during the concept review that the fast food restaurant (i.e. Panera) will include an outdoor seating area. The Applicant intends to comply with these requirements. Car Wash Building – Flexibility Requested The proposed building elevations consist of brick masonry, transparent glass, polycarbonate panels, and metal panels. The Planning Commission should review the architectural design of the car wash building and transparency requirements. The Applicant is seeking flexibility on the car wash building with regards to the 75% threshold with desired materials on the north and south elevations and the transparency requirements on the south elevation facing Grey Fox Road. The following table shows the breakdown of materials for the multi-tenant building: Required Preferred Materials Proposed Preferred Materials Other Materials Required Transparency Proposed Transparency North Façade 75% 70% 30% N/A 0% East Façade 75% 91% 9% N/A 19% South Façade 75% 72% 28% 50% 15% West Façade 75% 85% 15% N/A 44% Section 1325.05, Subd. 8, D.1 states that at least 75% percent of the exterior building materials should be made of brick masonry, tile masonry, natural stone or its synthetic equivalent, decorative concrete plank, transparent glass or any combination thereof. The Planning Commission should provide comment on whether or not the use of a clear polycarbonate material would be considered acceptable in meeting the 75% threshold with desired materials to satisfy “transparent glass” and to satisfy commercial façade transparency requirements. The Applicant on the building elevation plan sheet for the car wash has shown the north elevation will be constructed with 30% clear polycarbonate and the south elevation is a combination of glass and clear polycarbonate at 45.4%. The Applicant has shown the glass and polycarbonate materials as “Primary” in order to satisfy the building materials and transparency code requirements. Page 9 of 20 Planning Staff has identified the use of clear polycarbonate as a request for flexibility under the PUD for building materials and transparency requirements. In the above table, Planning Staff has separated out the percentage of glass versus polycarbonate materials on the south façade. The square footage of polycarbonate material for the garage door on the south elevation would be the same size as the north elevation so Planning Staff was able to calculate these separately. For this report, the use of clear polycarbonate has been factored under “other materials” and has not been included in the proposed transparency percentage shown in the above table. Under Section 1325.05, Subd. 8, F.1, the City may consider a proportional reduction in the transparent window and door requirement on the public street façade if additional transparent glass is used on the remaining sides. The table above identifies the percentage of transparency only as the proposed square footage of glass. Rendering of West and East Elevations Rendering of South and North Elevations Page 10 of 20 A full plan set of building elevations for both buildings is included as Attachment F. The image below identifies the proposed building materials. C. Lighting – Meets Requirements The Zoning Code requires exterior lighting to be consistent in type, design, scale, and color to create unity in the Districts. Exterior lighting for parking lots and buildings shall not be excessive and shall be directed at their intended purposes. The proposed plan includes wall mounted lights around the building, and area lights on 25’ poles in the parking lot and drive aisles. The proposed lighting is consistent with the use and the surrounding area. The Applicant has submitted a photometric plan that identifies the types of light fixtures and quantities. As shown on the photometric plan the lumen levels exceed 0.4 foot candles as measured at the property lines. The subject parcel is not adjacent to a residential property. As a condition of approval, all lighting shall be downward directed shoebox style with flush lenses. Details about the proposed lighting are found in Attachment I. Planning Staff will add that the Applicant had presented for review the option for a red pinstripe of exterior tube lighting around the building and illumination of the car wash tunnel that would be visible to the roadway. The Applicant did indicate that these have been removed from the final building design. These forms of illumination were not included on the photometric plan or as part of the building elevation review. These forms of lighting and building design have not been included in this review and would be approved under this application. D. Screening and Fencing – Meets Requirements Screens and fencing help minimize adverse impacts of public nuisances, such as noise. There are two trash enclosures proposed for the Subject Property. The first is located on the northwest corner of the multi-tenant site and will be shared between the two buildings. The second enclosure is located on the north side of the car wash building and houses the mechanical components for the vacuum waste. Both enclosures are proposed to be constructed on three sides using brick with cedar or composite boards for the gates to match materials used on the building. Page 11 of 20 The Applicant has included as part of this submission a sightline study to illustrate the screening of the rooftop mechanical equipment on the multi-tenant building. For the car wash, the elevation plans show the parapet will screen rooftop equipment on the south elevation. Staff recommends including a requirement screening of any rooftop equipment be constructed and located so as to completely screen them from view of adjacent streets as a condition of approval. E. Landscaping – Flexibility Requested Section 1320.06 – District Requirements Chart of the City Code requires a minimum landscape lot area of 25 percent or 27,075 square feet for the Subject Property in the B-3 District. The Applicant is proposing a landscape lot area of 24 percent or 26,125 square feet. The Applicant states that there is virtually no green space on the property as it exists today. The Applicant is also proposing the addition of 25 trees throughout the site. The City Code requires a minimum of one tree be provided along the right-of-way of every 40 feet of public street frontage. The proposed development would be required to plant 16 trees along the Lexington Avenue and Grey Fox Road right-of-way’s. The landscaping plan as submitted complies with the ROW tree planting requirements. Also under Section 1325.04, Subd, 2, the City has width requirements for landscaping on lots used for drive-up windows which have been met with the proposed site plan. A landscape plan is included as Attachment G. F. Snow Storage Adequate area should be designed for snow storage such that clear visibility shall be afforded from the property to any public street. The Applicant has identified in their civil plans a site plan for snow storage. They are proposing to store snow around the north, south, and west perimeters of the site. During the previous discussions, adequate snow storage and/or removal of snow was a concern with the proposed development. The Applicant had indicated that the upkeep of landscaping, parking lot maintenance, and snow removal would be shared services between the two properties. G. Parking Setbacks – Meets Requirements The City Code requires off-street parking spaces to be located a minimum of 20 feet from the right- of-way of any public street. The Applicant has satisfied this requirement and has a 20 foot setback from the ROW along Lexington Avenue and Grey Fox Road. H. Number of Parking Stalls – Recommendation Requested Per City Code 1325.06, there are general categories that determine the number of parking spaces that would need to be provided. The following provisions would apply based on the proposed uses:  Fast Food Restaurant - 15 stacking spaces for each customer pickup window plus 1 for each 2 seats  Business & Professional Offices - 1 parking space for each 250 sq. ft. of gross floor area.  Clinics – 1 for each doctor or dentist plus 1 for each nurse, technician, or professional and 1 for each 200 sq. ft. of gross floor area  Uses Not Specifically Noted – As Determined by the City Council after recommendation by Planning Commission (below are similar land use categories for reference) o Other Business and Industry – 1 for each employee on major shift plus 1 for each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area, whichever is greater o Service Station – 3 for each enclosed bay and 1 for each employee The proposed plan would consist of a one-story 4,900 square foot drive-through car wash, and a multi-tenant building with a 3,500 square foot fast food restaurant, a 3,000 square foot dental clinic Page 12 of 20 and a 2,200 square foot bank. The Applicant is proposing 77 parking spaces total for the development. The following table breaks down the off-street parking requirements based on the proposed uses: Land Use Proposed Square Footage Required Stalls Number of Stalls Provided Fast Food Restaurant - 15 stacking spaces for each customer pickup window plus 1 for each 2 seats 60 spaces 30 30 Bank – 1 space per 250 SF of gross floor area 2,210 9 15 Dental Office – 1 space per dentist & technician, and 1 space per 200 SF of gross floor area 3,069* 15 21 Uses Not Specifically Noted – As Determined by the City Council after recommendation by Planning Commission 10 *The parking count for the dental clinic is based upon building square footage and has no allocation towards staffing requirements for the dental clinic. That minimum number may need to be increased based on actual tenant staffing. During the concept review, the Applicant indicated that the car wash will not include the option for customers to exit their vehicle for interior cleaning as part of the services offered. Customers are to remain inside the vehicle through the car wash tunnel and have the option to use the exterior self-service vacuum stations. The floor plan submitted for the car wash has the majority of the square footage dedicated to the equipment area and car wash tunnel. Other spaces identified are one employee office, breakroom, and a 275 square foot space marked as “Member Room”. No additional description on this space was provided in the Applicant’s narrative. The Applicant has stated that since the car wash will not offer the full interior cleaning services, they will have fewer employees onsite and will likely not generate much of a demand for customer parking. They’ve allocated 10 parking spaces for the car wash land use. The Applicant is requesting consideration from the Planning Commission to provide a recommendation to the City Council for approval of the parking plan as presented. Additionally, the Applicant has stated there will be an agreement for shared management and maintenance of the site access, parking areas, maintenance, etc. Planning Staff has included as a recommended condition of approval that the agreement is reviewed by the City Attorney and approved by the City Council prior to the approval of the Master and Final PUD Development Agreement. I. Pedestrian and Bicycle Circulation – Meets Requirements Section 1325.05 Subd. 8, P states new building construction shall include construction of a minimum of six (6) foot concrete sidewalk adjacent to or in all right-of-way. The Applicant has indicated they will comply with this requirements and are proposing a six (6) foot concrete sidewalk along Grey Fox Road. The Applicant is not proposing a sidewalk along Lexington Avenue but notes that one is planned as part of the Lexington Avenue Public Improvement Project. The Applicant is proposing a bicycle rack on the south side of the multi-tenant building. The proposed bike rack conforms to zoning requirements in Section 1325.05 Subd, 8, Q. Page 13 of 20 J. Freestanding Signs – Flexibility Requested Properties in Sign District 5 are allowed one freestanding sign measuring up to 100 square feet in area and not exceeding 16 feet in height. Freestanding signs shall be located at least five (5) feet from any property line. The Applicant is proposing a shared monument sign in the SE corner of the site as shown on the site plan in compliance with setbacks requirements. On-premise signage is defined as “A sign whose message is related to the property or the activity and use occurring on the property on which the sign is located. On-premise signs include multi-tenant identification signs that may advertise tenants on different property provided such tenants are within the same approved PUD and parking is shared between properties.” The Applicant would like to utilize this requirement as part of the Master and Final PUD approval. The proposed internally illuminated freestanding sign is 16 feet in height and has a total sign copy area of 98 square feet allocated between the four tenants as illustrated below. The sign plans are shown in Attachment H. In addition, the Applicant is requesting a freestanding sign for Rocket Car Wash along Grey Fox Road. The master sign plan has identified this as directional signage. The city code defines an auxiliary sign as “a sign that provides direction for internal circulation, parking or entry, restrictions on parking, security warnings, or other similar primarily noncommercial signs that are directed at people that are entering, exiting, or on a particular property. Auxiliary signs do not include outdoor advertising signs.” The sign ordinance does not specify the size limitations for an auxiliary sign. The proposed sign is under eight (8) square feet. The Applicant is seeking consideration to allow the second freestanding sign along the roadway of Grey Fox Road. This same freestanding sign will also be installed in two other locations on the north end of the lot. Illustration of Non-Illuminated Monument at Grey Fox Road Sign materials are noted to be consistent with building materials and will consist of fiber cement board and brick. Page 14 of 20 Lastly in evaluating freestanding signs, a fast food restaurant under the city sign code Section 1240.04 is allowed menu board signage. The menu board sign shall be no taller than eight (8) feet, a maximum of 40 square feet, up to two (2) signs are permitted per drive-through lane, and the total surface area of the two signs shall not exceed 40 square feet. The Applicant in their sign plan has two (2) freestanding menu board signs for Panera restaurant. The combined sign area for both is approximately 50 square feet. The Applicant intends to comply with all other requirements of Section 1240.04. Illustration of Digital Menu Board and Digital Preview Board Additionally, the car wash site plan has identified “smart signage” on the point of sale island layout enlarged plan. Planning Staff requested additional detail from the Applicant on this signage. It was indicated that there would up to four digital displays within the drive-through area. Dynamic displays are prohibited except as allowed in Section 1240.04, Menu Board Signs for Fast Food Restaurant uses. The sign code also has a provide for an Applicant to seek a Sign Standard Adjustment through the PUD process, but this provision specifically states it shall not be used to permit dynamic display signage. Planning Staff has communicated a digital menu board would not be allowed for the car wash use under the sign ordinance. The Applicant and Rocket Car Wash have indicated that they are not seeking review of digital signage/digital display at this time for the car wash use. Planning Staff did request an updated site plan and information on how the point of sale transactions will function for the car wash, but that information was not yet been provided. Planning Staff has made the Applicant aware that there are several conflicting statements in their narrative and Master Sign Plan versus the supplemental illustrations of proposed signage that was submitted with this application. The Applicant has requested to proceed with the application review as submitted. Based on the illustrations and sign dimensions identified, Planning Staff has identified that the Applicant is seeking flexibility for freestanding signs. K. Wall Signs – Flexibility Requested Properties in Sign District 5 are allowed wall signs up to 80 square feet. On the multi-tenant building, the Applicant has shown each tenant will have one wall sign on the south (facing Grey Fox Road) and the corner tenant will also have one wall sign on the east (facing Lexington Avenue) elevation. All of the proposed square footages are under 80 square feet and comply with the district requirements. For the car wash, the Applicant is requesting flexibility for additional wall signs and an increase in square footage allowed. The following is a breakdown of proposed wall signage visible from the ROW: Page 15 of 20  East Elevation: o Rocket Car Wash - 139 sq. ft. o Member Room – 25 sq. ft. o Free Vacuums – 25 sq. ft.  South Elevation: o Rocket Car Wash – 139 sq. ft. o Entrance – 14 sq. ft. Planning Staff did not include in the above summary Signs 8-10 within the drive-through lanes under the canopy because the text is only shown on one side facing north to be visible to approaching customers. Also, on the north elevation this is a wall sign to identify the “exit” of the car wash measuring up to six (6) square feet. The Applicant is requesting signage on the west and north elevations to be allowed as auxiliary signs. All signage for both buildings is noted to be internally lit or non-illuminated. Buildings will be allowed to utilize raceways or individually mounted letters as part of their sign plan. The signage plans are shown in Attachment H. L. Drive-Thru Facilities – Flexibility Requested Section 1325.04 of the Zoning Code lists additional requirements for review of drive-up facilities and automobile service stations. The nearest drive-up facility is the Arby’s, located directly north of the Subject Property. The Applicant is proposing a drive-up window as part of the multi-tenant building and a drive-thru component as part of the car wash. The Planning Commission as part of the land use application review shall require the following conditions to be met in determining site suitability for a drive-up windows and automobile service stations: A. The operation consists of one or more drive-up windows and is an integral part of a building containing one or more other allowed uses, or the operation is part of an architecturally unified complex containing two or more businesses using drive-up windows. B. Shared access drives and shared parking are utilized by all such businesses using drive-up windows in said building or complex. C. Only one building or architecturally unified complex containing two or more businesses using drive-up windows will be allowed in addition to one freestanding business using a drive-up window. D. The architecture and the site, grading, circulation, landscaping, screening and signage plans shall unify the appearance and function of the complex or building. E. An architecturally unified complex may consist of one or more buildings on one or more parcels if the intent of providing a unified appearance and function is not compromised. F. The applicant shall submit a circulation plan that demonstrates that the use will not interfere or reduce the safety of non-motorized movements, specifically pedestrian and bicyclists. The Applicant’s proposal includes a drive-up window for the fast food restaurant on the west side of the multi-tenant building. Customers will circulate along the east side (i.e. Lexington Avenue) in two drive-through lanes to accommodate 28 vehicles. With the proposed site layout, the multi- tenant building will feature a dual drive-thru lane running along the east and north sides of the building. These lanes will merge to one lane on the west side of the building where the pickup window will be located. The outermost drive-thru lane will be designated for “pre-order” pickup and the interior lane will be for the traditional menu board ordering. Customers enter the car wash on the north end and wrap around to the west side of the property splitting into three (3) point of sale (POS) lanes before entering the car wash tunnel. Customers Page 16 of 20 leaving the car wash tunnel are exiting on the north side in a circular traffic pattern. It is stated that the car wash will not have a towel dry service. As customers exit out on the northern end, they are immediately wrapping around to the parking spaces to utilize the self-service vacuum stalls that face the car wash. City code states “electronic devices such as loudspeakers or devices, and similar instruments, shall not be located within 50 feet of any adjacent lot regardless of use or zoning district.” In the Applicant’s narrative, they’ve provided an illustration that shows the locations of the proposed menu boards. For Panera, the electronic menu board is shown on the north side of the building. Again, the multi-tenant building is setback 45 feet from the north property line. This need for flexibility was discussed with the Applicant during the concept review. The schematics for Rocket Car Wash include an illustration for the point of sale canopy and island layout which is approximately 25 feet from the west property line. No additional information was included in the submittal on amplification or display features of the automated pay stations for the car wash. As noted above, the Applicant has reference to “smart signage” shown on the point of sale island layout, but has stated that will not be part of this review. Planning Staff did request an updated site plan and operational logistics (i.e. menu board, attendant, pay terminal, loud speakers, etc.) for how the point of sale transactions will function for the car wash. That information was not provided by the time of writing this report. Based on the site plans submitted, the Applicant is seeking flexibility from the requirement for placement of electronic devices. 3. Traffic Study and Site Circulation The site currently has four access points to the Subject Property. The access closest to Lexington Avenue and the westerly access onto the adjacent property are being discounted entirely as part of the proposal. The Applicant intends to utilize two accesses for the proposed development. Access 1 will be located on the north side of Grey Fox Road, approximately 240 feet west of Lexington Avenue, with one egress lanes and one ingress lane. Access 1 will be aligned with the existing grocery access to the south to minimize conflict areas. Access 2 will also be located on Grey Fox Road, approximately 360 feet west of Lexington Avenue, with one egress lane and one ingress lane. A traffic study has been prepared (see Attachment J for summary section of report). Lastly during the previous reviews, the Applicant was asked to demonstrate how semitrailer traffic would maneuver around the Subject Property. The Applicant did not provide as part of their submission a plan illustrating vehicle movements. The Public Works Director/City Engineer has requested this information. Additional information will be necessary to evaluate turning radius and may provide additional comment on site functionality once received. The pedestrian routes were identified as part of the civil plan exhibits. 4. 1355.04 Procedural Requirements for Specific Applications A public hearing for a CUP and PUD request is required before the request can be brought before the City Council. The applicant or its representative shall be given the opportunity to appear before the Planning Commission to answer questions or give explanations regarding the proposal. Upon completion of the public hearing and its study and consideration of the application, the Planning Commission shall submit its written report, containing its findings, conclusions, and recommendations as to the application, to the City Council. Plan Evaluation Summary The table below provides the performance standards for the B-3 District and the preliminary analysis for the proposed development: Page 17 of 20 Ordinance Requirements B-3 District Standards Proposed Development Maximum Floor Area Ratio (FAR) 0.8 0.12 Maximum Building Height 35 feet Multi-Tenant – 22 ft. 4 in. Car Wash – 35 ft. Maximum Structure Coverage 40% 12% Minimum Landscape Lot Area 25% 24.0% Minimum Front Yard Setback 50 feet Multi-Tenant: +/- 58 ft. – Lexington Avenue and +/- 128 ft. Grey Fox Road Car Wash: 50 ft. – Grey Fox Road Minimum Rear Yard Setback 20 feet Multi-Tenant: 45 ft. (north) Car Wash: 57 ft. Minimum Side Yard Setback 20 feet (min)/ 40 feet (total) Multi-Tenant: 90 ft. (min) / N/A corner lot (total) Car Wash: 40 ft. (east) and 63 ft. (west) Building Positioning At Front Setback = 50 feet Multi-Tenant: +/- 58 ft. – Lexington Minimum Parking Requirements Multi-Tenant – 54 spaces Car Wash - Recommendation from PC 77 total stalls Off-Street Parking Setbacks 20 feet from ROW 20 feet Building Façade Transparency 50% transparency at front Seeking flexibility on single-tenant car wash – south facade Building Materials 75% brick, tile, natural stone, decorative concrete, transparent glass or any combination thereof Seeking flexibility on single-tenant car wash – north and south facades Pedestrian and Bicycle Circulation 6 foot sidewalk & Bike Rack None along Lexington Avenue – Defers to project 6 foot sidewalk – Grey Fox Road Bike Rack – Multi-tenant Freestanding Sign Copy Area 100 square feet 98 square feet Fast Food Menu Board Signage 40 square feet Approx. 50 square feet Wall Signage Sign District 5 Flexibility Requested Drive-Through Facilities Electronic Devices – 50 feet Multi-Tenant – approx. 45 feet Car Wash – approx. 25 feet Additional Review Building Official The Building Official has reviewed the plans and has no additional comments at this time. A Building Permit will be required prior to any construction taking place. Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the plans and has provided the Applicant with a comment letter (Attachment K) and all comments shall be adopted herein by reference as a condition of approval. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: Page 18 of 20 1. The property located at 3737 Lexington Avenue N. and 1133 Grey Fox Road is designated for Commercial uses on the 2040 Comprehensive Plan. 2. New building construction or site modification identified requires the submittal of a Site Plan Review application prior to construction. 3. For proposals for new construction, redevelopment of a site, and significant modifications to existing sites a PUD is required. 4. The PUD process allows for flexibility within the City’s regulations through a negotiated process with a Developer. 5. The Applicant has proposed a Master and Final Planned Unit Development in order to develop the property with shared access, parking, and maintenance between the two parcels. 6. The Master and Final Planned Unit Development generally conforms to the requirements of the City Zoning Code and design standards. 7. Where the plan is not in conformance with the City Code, flexibility has been requested by the Applicant. 8. Flexibility through the PUD process has been requested in the following areas: landscaping, building positioning, building materials, transparency, drive-through facilities, and signage. 9. A public hearing for a Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, and Conditional Use Permit request is required before the request can be brought before the City Council. Options and Motion Language Staff has provided the following options and motion language for this case. The Planning Commission should consider providing additional findings of fact as part of the motion to support their recommendation for approval or denial.  Recommend Approval with Conditions: Motion to recommend approval of Planning Case 22-012 for a Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3737 Lexington Avenue N. and 1133 Grey Fox Road, based on the findings of fact and the submitted plans, as amended by the conditions in the July 6, 2022 Report to the Planning Commission: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The Master and Final Planned Unit Development approval shall expire one year from the date of City Council approval unless a building permit has been requested or a time extension has been granted by the City Council. The City Council may extend the expiration date of such approval upon written application by the person to whom the approval was granted. 3. A violation of any condition set forth in the permit shall be a violation of this Code, and shall be cause for revocation of the permit. 4. A Master and Final PUD Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Master and Final PUD Development Agreement shall be fully executed prior to the issuance of building permits. 5. The applicant shall file the Final Plat with Ramsey County within 180 days of the approval from the City. Page 19 of 20 6. Prior to the issuance of a building permit, a landscape financial security equal to 125% of the cost of the landscaping to be installed on the site shall be submitted. The Applicant must submit a detailed cost estimate for the landscaping so staff can determine the final amount. Landscape financial security shall be held for two full growing seasons. For any landscaping that is not in accordance with the approved landscaping plan at the end of two growing seasons, the Developer shall replace the material to the satisfaction of the City before the guarantee is released. Where this is not done, the City, at its sole discretion, may use the proceeds of the performance guarantee to accomplish performance. 7. A Grading and Erosion permit shall be obtained from the city’s Engineering Division prior to commencing any grading, land disturbance or utility activities. The Applicant shall be responsible for obtaining any permits necessary from other agencies, including but not limited to, MPCA, Rice Creek Watershed District, MnDOT and Ramsey County prior to the start of any site activities. 8. Prior to the issuance of a grading permit, all items identified in the June 20, 2022 Engineering Division memo shall be addressed. All comments shall be adopted herein by reference. 9. The final plans shall be subject to approval by the City Engineer, Building Official, and Fire Marshal prior to the issuance of a grading and erosion control permit. 10. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit or other development permits. 11. Upon completion of grading and utility work on the site, a grading as-built and utility as- built shall be provided to the City for review. 12. Heavy duty silt fence and adequate erosion control around the entire construction site shall be required and maintained by the Developer during construction to ensure that sediment and storm water does not leave the project site. 13. The Applicant shall be responsible for protecting the proposed on-site storm sewer infrastructure and components and any existing storm sewer from exposure to any and all stormwater runoff, sediments and debris during all construction activities. Temporary stormwater facilities shall be installed to protect the quality aspect of the proposed and existing stormwater facilities prior to and during construction activities. Maintenance of any and all temporary stormwater facilities shall be the responsibility of the Applicant. 14. A right-of-way permit shall be required for work performed within the City right-of- way. 15. All light poles, including base, shall be a maximum of 25 feet in height and shall be shoebox style, downward directed, with high-pressure sodium lamps or LED and flush lenses. 16. All rooftop or ground mounted mechanical equipment shall be hidden from view with the same materials used on the building in accordance with City Code requirements. 17. A separate sign permit shall be required for all signs on the site. 18. Any future trash enclosures shall utilize wooden gates and be constructed on three sides using the same materials and patterns used on the building. Locations shall be approved by the Planning Department. 19. The Applicant shall be financially responsible for all applicable water and sanitary charges. Rates applied shall be memorialized in the Development Agreement. 20. All disturbed boulevards shall be restored with sod. All areas of the site, where practical, shall be sodded or seeded and maintained. The property owner shall mow and maintain all site boulevards to the curb line of the public streets. 21. The Applicant shall provide an agreement for shared management and maintenance of the site access, parking areas, landscaping, snow removal and common areas for the City Page 20 of 20 Attorney to review and for the City Council’s approval prior to the approval of the Master and Final PUD Development Agreement. 22. The proposed structures shall conform to all other regulations in the City Code. 23. The Applicant shall provide a copy of the Stormwater Management Report and verification of Rice Creek Watershed approval prior to the approval of Development Agreement.  Recommend Approval as Submitted: Motion to recommend approval of Planning Case 22- 012 for a Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3737 Lexington Avenue N. and 1133 Grey Fox Road, based on the findings of fact and the submitted plans in the July 6, 2022 Report to the Planning Commission.  Recommend Denial: Motion to recommend denial of Planning Case 22-012 for a Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3737 Lexington Avenue N. and 1133 Grey Fox Road, based on the following findings: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated.  Table: Motion to table of Planning Case 22-012 for a Preliminary Plat, Final Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review at 3737 Lexington Avenue N. and 1133 Grey Fox Road: a specific reason and information request should be included with a motion to table. Public Comments Notice was published in the Pioneer Press on June 24, 2022. Notice was prepared by the City and mailed to property owners within 1,000 feet of the subject property. The City has not received any public comments regarding this case. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on June 21, 2022. Pursuant to Minnesota State Statute, the City must act on this request by August 19, 2022 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. With consent of the applicant, the City may extend the review period beyond the initial 120 days. Attachments A. Land Use Application B. Location Map C. Narrative D. Preliminary Plat E. Final Plat F. Building Elevations G. Civil and Landscape Plans H. Signage Plan I. Photometric Plan J. Traffic Study K. Engineering Comment Letter Attachment A       HcLii]iZ:kgh]]kigTT€]iZLuT€ˆo]PLccˆ[TcRki€[TV]v€KTRiTRLˆLV€Tu€[TV]u€EkiRLˆkVTLP[gki€[L€ 04+#HE €[kZ[ocTLTPki€LP€:]€ˆ?Lcc€k„Tv]Vˆ€[TgTT€]iZRL€TLiR€]gT:]€ˆ:kiP]cgTT€]iZLuT[TcR €ˆo^PLefˆ€[TcL€EkiRLˆkV€[TLhTgki€[L€15##HEETT€]iZLvT[TcR]i€[T:liP]c:[LgNTvL€€[T:]€ˆ kV9uRTi?]cc %)-/KT€?]Z[‡Lˆ309uRTi?]ccE]iiTk€L//&&) icTk€[T|]T€L€TRJ[TP[TRcT NTck‡LuT VkwuTVTvTiPTouokT kicˆ HukbTP€‡]ccik€NTP[TRcTRVkuLiˆgTT€]iZi€]c€[TLooc]PL€]ki Ng]€€Lc]VkiR€kNTPkhocT€TNˆ€[T:]€ˆHcLiiTu                                     >TiTvLccˆ[TcRki€[T>TiTuLccˆ[TcRki€[T    V]v€KTRiTRLˆLX€Tu€[TV]u€Vku€[EkiRLˆL€16##og   EkiRL‰‹L€07h  CLiLuˆ/CLiLuŠ)-;TPThNTv&)#)&  =TNuLu…3=TNuL})2CLiL~+ ELuP[3ELvP[)2=TNvLv…& 9ou]c09pu]c)/ELuP[& EL‰-EL‰)+9mu]c' CiT2CiT)1EL‰) Cc‰0Cc‰)/CiT& 9n€+9n€))Cc‰& ITq€TgNTu1ITo€ThNTu)09s€& GP€kNTu/GP€kNTu)-ITr€TgNTu& Fk„ThNTu3Fk„TgNTu)2GP€kNTv+ <TPThNTu1CLiLuŠ3)#)+ Fk„TgNTu& DMj‚Mx….*$*,DMjƒMy…*,*$*, <UQUgNUz(        @[TuTNˆLoocˆVku€[TLNk„TPki]RTuL€]kiLiRRTPcLuT€[L€€[T]iVkugL€]kiLiRgL€Tu]LcNh]€€TS‡]€[€[] Looc]PL€]kiLuTPkgocT€TLiRLPPuL€ToTuP]€ˆPkRTLiRkuR]iLiPTuTt]vTgTi€AVccˆiRTu€LiR€[L€ALg vToki]OcTVkuLccPk€]iPuuTRNˆ€[T:]€ˆvTcL€TR€k€[ToukPT]iZkV€[]Looc]PL€]ki  <L€TŒ 9ooc_8Y€I]Z{"L€uTBVR]XVTuTi€€[Li€[ToukoTz€ˆk‡iTu;L€T HcTLTPki€LP€€[T:]€ˆHcLiiTvL€0/&13)12## `Wˆk[L†TLiˆtT€]kivTZLuR`iZ€\`LoodaPL€]ki!  ,$"6 $&+6$6/+6&& -$"6$(!6(61 6$"6-6-4+62 +,6232 .5$) " +%*# 0+'' /%"+6  9ooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooooocoocococococococococcocococcoccocoococococococococcococoooccocoococccooccoocoooocoooocoooocccoooooooooooooooooooooooo__________________________________________8Y€I]Z{{{{{{{{{{"L€uTBVR]XVTuT 6/1/2022 /RFDWLRQ0DS 7D[3DUFHOVB4XHU\UHVXOW 3HUVRQDO3URSHUW\ 7D[3DUFHOV &LWLHV &RXQW\2IILFHV 30    PL    NP  5DPVH\&RXQW\ 5DPVH\&RXQW\01 $WWDFKPHQW% Narrative Proposed Redevelopment NWC Grey Fox Road & Lexington Ave. 2.50 acres: Guided Commercial 2040 Land Use Plan Developed by: Launch Properties, LLC. (“Master Developer”) Introduction Launch Properties, Inc. is excited to bring forward a revised retail redevelopment proposal for consideration for the current industrial-use property at the NWC corner of Grey Fox Road and Lexington Avenue. Historical Background and Setting The Subject Property consists of two parcels totaling 2.5 acres of land with parcel identification numbers 273023410001 (3737 Lexington Avenue North, 1.49 acres) and 273023410004 (1133 Grey Fox Road, 1.01 acres). The owner of both parcels is Store Master Funding III. The current tenant is Pace Industries. The Subject Property is developed with one 67,750-square foot, two story manufacturing building and is surrounded by asphalt parking and drive areas. The Subject Property was vacant prior to its development in 1964. Currently, the site is adjacent to retail uses on its north and south sides. Arby’s (adjacent to the north) and Cub Foods (adjacent to the south). The property is rectangular with the short side fronting Lexington Avenue (approximately 250 feet) while the length of the property faces Grey Fox Road (approximately 435 feet). Attachment C 2040 Land Use The 2040 Land Use plan guides the site to Commercial. Purpose The purpose of the redevelopment is to provide convenient goods, services, and food for a wide range of Arden Hills’ residents, visitors, and workers in the area. Launch Properties views the current industrial use as an outlier in this strong retail trade area that fronts Lexington Avenue. The Site Plan The newly proposed site plan contemplates two new lots and two new buildings. Lot One (the western lot) would include a full service, national car wash provider (Rocket Car Wash). Lot Two would contain a three-tenant building comprised of a (i) national, fast-casual, bread, sandwich, salad restaurant (Panera), (ii) a national dental provider with local operating partner (Pacific Dental), and (iii) a national bank (Bank of America). Please Note: The new site plan accommodates the new expansion of Lexington Avenue road improvements. Orientation and Setting The shape and setting of this property are unique in that the property essentially has two “front yards.” The length of the property plays to Grey Fox Road, while the short side of the property fronts busy and active Lexington Avenue. This site plan design “plays to” and “activates” both Grey Fox Road and Lexington Avenue. First, the multi-tenant building is designed to show glass to Lexington by “stepping back” the southern elevation with glass “reveals.” The car wash sits close to Grey Fox Road, providing the car wash a view corridor to Lexington Avenue. Now the site welcomes both those on Grey Fox Road and Lexington Avenue. Both streets feel they have frontage. The Elevations The proposed design of the multi-tenant building combines Class A materials with classic modern articulation, movement, and interest. Parking The site plan hits the mark on parking. Additionally, the two lots will have cross-parking and cross-access provided by a recorded Declaration. Restaurant 30 Required Dentist 21 Required Bank 15 Required TOTAL REQUIRED 66 TOTAL PROVIDED 67 Setbacks The Arden Hills City Code states “at least fifty percent (50%) of the largest building on each site shall be constructed at the front setback line.” The proposed site plan does not meet this code and seeks flexibility in setback design and orientation to meet the below setbacks. By placing the multi-tenant building on the northern portion of the site, it conceals the less appealing back-of-house, but still has active glass on Grey Fox and Lexington Avenue. Walkability Plan Master Sign Plan The development will have a Master Sign Plan with shared monument sign of 96 square feet, which meets code. Each building within each lot shall follow City of Arden Hills sign codes and sign policies. Access and Drive-Thrus Access: The redevelopment proposes an access point for each lot off Grey Fox Road. However, the development will be governed by a private, recorded Reciprocal Easement Operation and Access Agreement (REOA) between the two lots. Customers will be able to freely access each lot from either access point, and park on either lot with the REOA. Even though you can use either access point, the positioning of the access points logically funnels customers to their respective destinations. The multi-tenant access point lines up with the Cub Foods access point on Grey Fox Road. The Panera Drive-Thru: The Panera restaurant has two drive aisles (see Exhibit below). The outside lane is for pre-order pick-up only. The popularity of phone apps and online ordering over the past few years has restaurants seeing a big increase in pre-orders. The inside lane has a more traditional drive-up menu ordering system for customers who were not able to pre-order. The menu and order board are located on the north side of the building hidden from view in the vicinity of the Arby’s menu board. See exhibit below for stacking. The wrap around design accommodates 28 vehicles. The design also features an escape route. The Rocket Car Wash Drive-Thru: Rocket Car Wash has a wrap-around drive-thru that contains all stacking on the property. Customers enter from Grey Fox Road, head north and wrap around to the west elevation to pay for their wash at automated pay stations. They will then head north into the one-way tunnel entrance and exit out the northern end. Upon exit, the customers immediately wrap around to the parking field to utilize the self-vacuum stalls that face the car wash, or they will exit the property on to Grey Fox Road. Narrative Conclusion Launch Properties is excited to bring forth this new concept with committed tenants that are ready to operate in Arden Hills. We seek your feedback and ultimate support. We seek two areas of flexibility to City Code with this submittal: • Flexibility for the drive-thrus to be within 1,320 feet of another drive-thru (Arby’s) • Storefront setback flexibility as it relates to the Front Yard. # # # PROPOSEDRETAIL BUILDING±8,950 SFLOT 21.49 ACNOPARKINGNOPARKING20' BUILDING SETBACK10' PARKING SETBACKPROPOSEDCAR WASHLOT 10.87 ACDDDD9319319329319329329329329319319319319309309299299309309309309309309319319319329309309309309309319319319329319329932932This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\Preliminary Plat\Preliminary Plat.dwg June 01, 2022 - 12:43pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORPRELIMINARYPLATC100ARDEN HILLSREDEVELOPMENTLAUNCHPROPERTIESARDEN HILLS MINNESOTANORTHLEGENDPROPERTY LINEEXISTING LEGAL DESCRIPTIONPARCEL A:THAT CERTAIN TRACT OF LAND IN THE EAST 12 OF THE SOUTHEAST 14 OF SECTION 27, TOWNSHIP 30, RANGE 23,DESCRIBED AS FOLLOWS: BEGINNING AT THE EAST 14 CORNER OF SAID SECTION 27; THENCE RUN SOUTHERLYON THE EAST LINE OF SAID SECTION 27 FOR 1297.1 FEET; THENCE RUN WESTERLY AT RIGHT ANGLES TO SAIDLINE FOR 90 FEET TO THE PLACE OF BEGINNING; THENCE NORTHERLY AND PARALLEL TO SAID LINE A DISTANCEOF 250 FEET; THENCE RUN WESTERLY AT RIGHT ANGLES TO SAID LINE A DISTANCE OF 435.6 FEET; THENCE RUNSOUTHERLY AT RIGHT ANGLES AND PARALLEL TO SAID LINE A DISTANCE OF 250 FEET; THENCE EASTERLY ATRIGHT ANGLES A DISTANCE OF 435.6 FEET, MORE OR LESS, TO THE POINT OF BEGINNING.(ABSTRACT PROPERTY)PARCEL B:A NON-EXCLUSIVE EASEMENT FOR PARKING AND OTHER PURPOSES OVER PART OF THE NORTHEAST QUARTEROF THE SOUTHEAST QUARTER OF SECTION 27, TOWNSHIP 30, RANGE 23, AS CONTAINED IN THE DECLARATIONDATED DECEMBER 5, 1986, RECORDED MARCH 13, 1987 IN THE OFFICE OF THE RAMSEY COUNTY RECORDER ASDOCUMENT NO. 2367028.OWNER/SUBDIVIDER:STORE MASTER FUNDING III481 SHILOH DR.FAYATTEVILLE AR. 72704ENGINEER:KIMLEY-HORN AND ASSOCIATES, INC.PREPARED BY: BRIAN WURDEMAN, PE #53113767 EUSTIS STREET, SUITE 100ST. PAUL, MN 55114TELEPHONE (651) 645-4197SURVEYOR:EGAN, FIELD & NOWAK, INC.1229 TYLER STREET NE, SUITE 100MINNEAPOLIS, MN 55413ERIC ROESERTELEPHONE (612) 466-3300PROPERTY SUMMARYACRESLOT 1 1.62 ACLOT 2 0.87 ACROW DEDICATION 0.01 ACEXISTING CONTOUREXISTING EASEMENTPROPOSED LEGAL DESCRIPTIONLOT 1, BLOCK 1 DD SKITTLES FIRST ADDITIONLOT 2, BLOCK 1 DD SKITTLES FIRST ADDITION Attachment D $WWDFKPHQW(   (4(4$$$ 35(&$673$5$3(7&$3%/$&.0$6215<&('$5%2$5'6),1,6+('720$7&+:22'/22.3$1(/,1*2108/7,7(1$17%8,/',1*    6,*1$*(%<7(1$176 64)7 ,17(51$//</,*+7('&$%,1(7:,7+$&5</,&6,*1)$&(:22'/22.),%(5&(0(17%2$5'%/$&.%5,&.1$6215<     *UH\)R[5RDGDQG/H[LQJWRQ$YH1'DWH,VVXHG$UGHQ+LOOV0XOWLWHQDQW5HWDLO'HYHORSPHQW  $75$6+(1&/2685(3/$1  $75$6+(1&/2685(%$&.  $75$6+(1&/2685(6,'(  $75$6+(1&/2685()5217  $02180(176,*1)5217  $02180(176,*1%$&.  $02180(176,*16,'(9,(:2)6,7()520/(;,1*721$9(19,(:2)75$6+(1&/2685( Attachment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'(6&5,37,21 0(&+$1,&$/6&5((1 &2/257(;785(0$7(5,$/&+$1*( /('675,3/,*+7,1* 29(5+($'6(&7,21$/'225 9$&880(1&/2685(Rocket Carwash - Arden HillsExterior Material AnalysisMaterial Catergory SF %EAST ELEVATION0DVRQU\ 3ULPDU\  *OD]LQJ 3ULPDU\  0HWDO3DQHO 6HFRQGDU\  3ULPDU\7RWDO  Total WEST ELEVATION 0DVRQU\ 3ULPDU\  *OD]LQJ 3ULPDU\  0HWDO3DQHO 6HFRQGDU\  3ULPDU\7RWDO  Total NORTH ELEVATION0DVRQU\ 3ULPDU\  3RO\FDUERQDWH 3ULPDU\  3ULPDU\7RWDO  Total SOUTH ELEVATION0DVRQU\ 3ULPDU\  *OD]LQJ3RO\FDUERQDWH 3ULPDU\  0HWDO3DQHO 6HFRQGDU\  3ULPDU\7RWDO  Total ALL ELEVATIONS0DVRQU\ 3ULPDU\  *OD]LQJ3RO\FDUERQDWH 3ULPDU\  0HWDO3DQHO 6HFRQGDU\  3ULPDU\7RWDO  Total MAS-1 MAS-2 MAS-3 MWP-1/2 MWP-3GL-3 7'-4"134'-0"22'-4 7/8"18'-3 1/8"4'-8"39'-0"36'-0"57'-8"8'-8"45'-4"141'-4"2,846 SFWash Tunnel100263 SFOffice107101 SFConference10673 SFStaff RR105131 SFLaundry1041,139 SFEquipment Room101275 SFMembers Room10287 SFRestroom10302020403040403010204040524'-4"16'-4"4'-8"45'-4"5RFNHW&DUZDVK$UGHQ+LOOVSchematic Floor PlanA11/8" 1'-0"$11F/225 3/$1F/225 3/$1 127(S0$5. '(S&5,37,21019$&880 S7$7,2102&$123< 29(5+($'03%8,/',1* 2FFS(7 *5($7(5 7+$1 4'-0" ,1 '(37+04&2/25/0$7(5,$/ &+$1*(05727$/ %8,/',1* S4F7 5640 VTIW1 6" THICK CIP CONC EQUIPMENT PAD7'-0" TALL TREX GATES8'-8"14'-8"SLOPE SLAB TOWARD GATE TO DRAIN1'-4"MAS-16" BOLLARD6" BOLLARD25548'-8"8'-0"PRECAST CAPMAS-1MAS-1PRECAST CAP6" STEEL PIPE. FILL WITH CONC.TYP - BOTH SIDES2" SQ TUBE STEEL FRAME1 1/2" X 1/4" STEEL BAR WELDED TO FRAMENOTE: ALL METAL COMPONENTS SHALL BEPRIMED & PAINTED BLACK.5" WELD-ON BARREL HINGE 600LB CAPACITY -10FT GATE ITEM 3HIB5 CENTRAL STEEL SUPPLY QUANTITY OF 3 EACH SIDE1X6 TREX BOARDS, E9ENLY SPACED # 6" O.C., IN GATE LEAF COLOR WINCHESTER GREY ATTACHED TO FRAME WITH 3/8" DIA. CARRIAGE BOLTSCANE BOLT DOWELLEDINTO CONCRETEHEA9Y DUTY SAFETY CHAINS WELDED TO TOP OF GATE BACK TO GATE POST1-1/2" [ 1-1/2" WELDED IRON ANGLES8'-0"7'-6"4 1/2"14'-8"3'-6"EQEQ3'-0"6'-0"6'-0"2'-4"3'-8"3'-0"CL OF GATECL OF CARPICSCL OF ATTENDANT AREACL OF OTTCL OF SMART SIGNAGECL OF BOLLARDCL OF BOLLARDCL OF FAST-ID POLEEQEQ12'-0"29'-1"1'-6"24'-0"25'-0"PAINT STRIPING, COOR. W/ CI9ILSMART SIGNAGE3"ATTENDANTAREAOTTFAST-PASSKEEP OUT AREAGATE2'-6"STEEL COLUMN, SEE STRCTSTEEL COLUMN, SEE STRCT4'-5 3/4"1'-6 1/4"20'-1"6" STL COLUMN PAINTED. COLOR  BLACK18" STL BEAM PAINTED. COLOR  BLACK14'-0"41'-10"POINT OF SALE EQUIPMENT14'-0"31'-0"POINT OF SALE EQUIPMENT6" STL COLUMN PAINTED. COLOR  BLACK18" STL BEAM PAINTED. COLOR  BLACKSchematic Site DetailsA23/8" 1'-0"A219ACUUM / TRASH / RECYCLING ENCLOSURE - PLAN3/8" 1'-0"A239ACUUM TRASH / RECYCLING ENCLOSURE - SIDE3/8" 1'-0"A229ACUUM TRASH / RECYCLING ENCLOSURE - ELE9ATION - FRONT1/2" 1'-0"A24ENLARGED PLAN - POINT OF SALE ISLAND LAYOUTN.T.SCUSTOMER 9ACUUM STATION1/4" 1'-0"A26POINT OF SALE CANOPY - ELE9ATION - NORTH1/4" 1'-0"A27POINT OF SALE CANOPY - ELE9ATION - EAST5RFNHW&DUZDVK$UGHQ+LOOV2122 This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C0-COVER SHEET.dwg June 01, 2022 - 5:20pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORCOVER SHEETC000LAUNCH RETAIL -ARDEN HILLSLAUNCHPROPERTIESARDEN HILLSMNNORTHVICINITYN.T.S.SITEARDEN HILLS, RAMSEY COUNTY, MN1. CONTRACTOR SHALL CONFIRM THAT THE EXISTING CONDITIONS FOR THE SITE MATCHWHAT IS SHOWN ON THE DRAWINGS INCLUDED PRIOR TO CONSTRUCTION.2. IF REPRODUCED, THE SCALES SHOWN ON THESE PLANS ARE BASED ON A ANSI full bleed D(34.00 x 22.00 Inches) SHEET.3. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/ORUTILITY SERVICES COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDINGPOSSESSION AND THE FINAL CONNECTION OF SERVICES.4. ALL GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINAL UTILITIES,AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS.NOTES:PROJECT TEAM:SURVEYOREGAN, FIELD, AND NOWAK, INC.ERIC ROESER1229 TYLER ST. N.E.MINNEAPOLIS, MN 55413TELEPHONE: (612) 466-3300ENGINEERKIMLEY-HORN AND ASSOCIATES, INC.PREPARED BY: BRIAN M. WURDEMAN,P.E.767 EUSTIS STREET, SUITE 100ST. PAUL, MN 55114TELEPHONE: (651) 645-4197OWNER / DEVELOPERLAUNCH PROPERTIESDAN REGAN800 LASALLE AVE, SUITE 1610MINNEAPOLIS, MN 55402TELEPHONE: (612) 564-4060LAUNCH RETAIL - ARDEN HILLSSECTION 27, TOWNSHIP 30N, RANGE 23WFORSITE DEVELOPMENT PLANSARCHITECT10K ARCHITECTURECHAD HALLER525 A5TH AVE S, #7826HOPKINS , MN 55343(952) 594-31433LANDSCAPE ARCHITECTKIMLEY-HORN AND ASSOCIATES, INC.RYAN HYLLESTED, P.L.A.767 EUSTIS STREET, SUITE 100ST. PAUL, MN 55114TELEPHONE: (651) 645-4197Sheet List TableSheet Number Sheet TitleC000 COVER SHEETC001 GENERAL NOTESC100 DEMO PLANC200 EROSION AND SEDIMENT CONTROL PLAN - PHASE 1C201 EROSION AND SEDIMENT CONTROL PLAN - PHASE 2C300 SITE PLANC301 SITE DETAILSC400 GRADING PLANC401 GRADING DETAILSC500UTILITY PLAN$WWDFKPHQW* This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C1-GENERAL NOTES.dwg June 01, 2022 - 5:21pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORGENERAL NOTESC001LAUNCH RETAIL -ARDEN HILLSLAUNCHPROPERTIESARDEN HILLSMNGENERAL CONSTRUCTION NOTES1. THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE MN DEPARTMENT OFTRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" (LATEST EDITION) AND BECOMEFAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK, AND, UNLESS OTHERWISE NOTED, ALLWORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS.2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR FURNISHING ALL MATERIAL AND LABOR TO CONSTRUCTTHE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS IN ACCORDANCE WITH THEAPPROPRIATE APPROVING AUTHORITIES, SPECIFICATIONS AND REQUIREMENTS. CONTRACTOR SHALLCLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES, STUMPS, ROOTS, MUCK,EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL.3. THE EXISTING SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS QUALITY LEVEL "D" UNLESS OTHERWISENOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ACSE 38/02,ENTITLED STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF SUBSURFACE QUALITY DATABY THE FHA. EXISTING UTILITIES SHOWN ARE LOCATED ACCORDING TO THE INFORMATION AVAILABLE TOTHE ENGINEER AT THE TIME OF THE TOPOGRAPHIC SURVEY AND HAVE NOT BEEN INDEPENDENTLYVERIFIED BY THE OWNER OR THE ENGINEER. GUARANTEE IS NOT MADE THAT ALL EXISTINGUNDERGROUND UTILITIES ARE SHOWN OR THAT THE LOCATION OF THOSE SHOWN ARE ENTIRELYACCURATE. FINDING THE ACTUAL LOCATION OF ANY EXISTING UTILITIES IS THE CONTRACTOR'SRESPONSIBILITY AND SHALL BE DONE BEFORE COMMENCING ANY WORK IN THE VICINITY. FURTHERMORE,THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES DUE TO THECONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.THE OWNER OR ENGINEER WILL ASSUME NO LIABILITY FOR ANY DAMAGES SUSTAINED OR COST INCURREDBECAUSE OF THE OPERATIONS IN THE VICINITY OF EXISTING UTILITIES OR STRUCTURES, NOR FORTEMPORARY BRACING AND SHORING OF SAME. IF IT IS NECESSARY TO SHORE, BRACE, SWING ORRELOCATE A UTILITY, THE UTILITY COMPANY OR DEPARTMENT AFFECTED SHALL BE CONTACTED ANDTHEIR PERMISSION OBTAINED REGARDING THE METHOD TO USE FOR SUCH WORK.4. IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE VARIOUS UTILITY COMPANIES WHICH MAYHAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE COMMENCINGWORK. THE CONTRACTOR SHALL PROVIDE 48 HOURS MINIMUM NOTICE TO ALL UTILITY COMPANIESPRIOR TO BEGINNING CONSTRUCTION.5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS ANDBONDS IF REQUIRED PRIOR TO CONSTRUCTION.6. THE CONTRACTOR SHALL HAVE AVAILABLE AT THE JOB SITE AT ALL TIMES ONE COPY OF THECONSTRUCTION DOCUMENTS INCLUDING PLANS, SPECIFICATIONS, GEOTECHNICAL REPORT AND SPECIALCONDITIONS AND COPIES OF ANY REQUIRED CONSTRUCTION PERMITS.7. ANY DISCREPANCIES ON THE DRAWINGS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THEOWNER AND ENGINEER BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS FROM DESIGNARE TO BE MADE WITHOUT PRIOR APPROVAL OF THE OWNER AND NOTIFICATION TO THE ENGINEER.8. ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THEOWNER DIRECTLY FROM THE TESTING AGENCY.9. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING AND MAINTAINING AS-BUILT INFORMATIONWHICH SHALL BE RECORDED AS CONSTRUCTION PROGRESSES OR AT THE COMPLETION OF APPROPRIATECONSTRUCTION INTERVALS AND SHALL BE RESPONSIBLE FOR PROVIDING AS-BUILT DRAWINGS TO THEOWNER FOR THE PURPOSE OF CERTIFICATION TO JURISDICTIONAL AGENCIES AS REQUIRED. ALL AS-BUILTDATA SHALL BE COLLECTED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR WHOSE SERVICES AREENGAGED BY THE CONTRACTOR.10. ANY WELLS DISCOVERED ON SITE THAT WILL HAVE NO USE MUST BE PLUGGED BY A LICENSED WELLDRILLING CONTRACTOR IN A MANNER APPROVED BY ALL JURISDICTIONAL AGENCIES. CONTRACTOR SHALLBE RESPONSIBLE FOR OBTAINING ANY WELL ABANDONMENT PERMITS REQUIRED.11. ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THEAPPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE.12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THAT THE PROPOSED IMPROVEMENTS SHOWNON THE PLANS DO NOT CONFLICT WITH ANY KNOWN EXISTING OR OTHER PROPOSED IMPROVEMENTS. IFANY CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATIONOF ANY PORTION OF THE SITE WORK THAT WOULD BE AFFECTED. FAILURE TO NOTIFY OWNER OF ANIDENTIFIABLE CONFLICT PRIOR TO PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANYOBLIGATION TO PAY FOR A RELATED CHANGE ORDER.13. SHOULD CONTRACTOR ENCOUNTER ANY DEBRIS LADEN SOIL, STRUCTURES NOT IDENTIFIED IN THEDOCUMENTS, OR OTHER SOURCE OF POTENTIAL CONTAMINATION, THEY SHALL IMMEDIATELY CONTACTTHE ENGINEER AND OWNER.TYPICAL OWNER/ENGINEER OBSERVATIONSCONTRACTOR SHALL NOTIFY OWNER AND/OR ENGINEER 48 HOURS IN ADVANCE OF THEFOLLOWING ACTIVITIES:- PRE-CONSTRUCTION MEETING, SUBGRADE PREPARATION, BASE INSTALLATIONASPHALT INSTALLATION, UNDERGROUND PIPING AND UTILITIES INSTALLATION,INSTALLATION OF STRUCTURES, CHECK VALVES, HYDRANTS, METERS, ETC., SIDEWALKINSTALLATION, CONNECTIONS TO WATER AND SEWER MAINS, TESTS OF UTILITIES3RD PARTY TEST REPORTS REQ'DTEST REPORTS REQUIRED FOR CLOSE OUT INCLUDE, BUT ARE NOT LIMITED TO:- DENSITY TEST REPORTS- BACTERIOLOGICAL TESTS OF WATER SYSTEM- PRESSURE TEST OF WATER/SEWER- LEAK TESTS ON SEWER SYSTEM AND GREASE TRAPS- ANY OTHER TESTING REQUIRED BY THE AGENCY/MUNICIPALITYWATER STORM SEWER & SANITARY SEWER NOTES1. THE CONTRACTOR SHALL CONSTRUCT GRAVITY SEWER LATERALS, MANHOLES, GRAVITY SEWER LINES,AND DOMESTIC WATER AND FIRE PROTECTION SYSTEM AS SHOWN ON THESE PLANS. THE CONTRACTORSHALL FURNISH ALL NECESSARY MATERIALS, EQUIPMENT, MACHINERY, TOOLS, MEANS OFTRANSPORTATION AND LABOR NECESSARY TO COMPLETE THE WORK IN FULL AND COMPLETEACCORDANCE WITH THE SHOWN, DESCRIBED AND REASONABLY INTENDED REQUIREMENTS OF THECONTRACT DOCUMENTS AND JURISDICTIONAL AGENCY REQUIREMENTS. IN THE EVENT THAT THECONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THEMOST STRINGENT SHALL GOVERN.2. ALL EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. THE CONTRACTOR SHALLCOMPLY WITH ALL REQUIREMENTS FOR UTILITY LOCATION AND COORDINATION IN ACCORDANCE WITH THENOTES CONTAINED IN THE GENERAL CONSTRUCTION SECTION OF THIS SHEET.3. THE CONTRACTOR SHALL RESTORE ALL DISTURBED VEGETATION IN KIND, UNLESS SHOWN OTHERWISE.4. DEFLECTION OF PIPE JOINTS AND CURVATURE OF PIPE SHALL NOT EXCEED THE MANUFACTURER'SSPECIFICATIONS. SECURELY CLOSE ALL OPEN ENDS OF PIPE AND FITTINGS WITH A WATERTIGHT PLUGWHEN WORK IS NOT IN PROGRESS. THE INTERIOR OF ALL PIPES SHALL BE CLEAN AND JOINT SURFACESWIPED CLEAN AND DRY AFTER THE PIPE HAS BEEN LOWERED INTO THE TRENCH. VALVES SHALL BEPLUMB AND LOCATED ACCORDING TO THE PLANS.5. ALL PIPE AND FITTINGS SHALL BE CAREFULLY STORED FOLLOWING MANUFACTURER'SRECOMMENDATIONS. CARE SHALL BE TAKEN TO AVOID DAMAGE TO THE COATING OR LINING IN ANY D.I.PIPE FITTINGS. ANY PIPE OR FITTING WHICH IS DAMAGED OR WHICH HAS FLAWS OR IMPERFECTIONSWHICH, IN THE OPINION OF THE ENGINEER OR OWNER, RENDERS IT UNFIT FOR USE, SHALL NOT BE USED.ANY PIPE NOT SATISFACTORY FOR USE SHALL BE CLEARLY MARKED AND IMMEDIATELY REMOVED FROMTHE JOB SITE, AND SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE.6. WATER FOR FIRE FIGHTING SHALL BE MADE AVAILABLE FOR USE BY THE CONTRACTOR PRIOR TOCOMBUSTIBLES BEING BROUGHT ON SITE.7. ALL UTILITY AND STORM DRAIN TRENCHES LOCATED UNDER AREAS TO RECEIVE PAVING SHALL BECOMPLETELY BACK FILLED IN ACCORDANCE WITH THE GOVERNING JURISDICTIONAL AGENCY'SSPECIFICATIONS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCYREQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN.8. UNDERGROUND LINES SHALL BE SURVEYED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR PRIORTO BACK FILLING.9. CONTRACTOR SHALL PERFORM, AT HIS OWN EXPENSE, ANY AND ALL TESTS REQUIRED BY THESPECIFICATIONS AND/OR ANY AGENCY HAVING JURISDICTION. THESE TESTS MAY INCLUDE, BUT MAY NOTBE LIMITED TO, INFILTRATION AND EXFILTRATION, TELEVISION INSPECTION AND A MANDREL TEST ONGRAVITY SEWER. A COPY OF THE TEST RESULTS SHALL BE PROVIDED TO THE UTILITY PROVIDER, OWNERAND JURISDICTIONAL AGENCY AS REQUIRED.10. CONTRACTOR SHALL PROVIDE FOR A MINIMUM HORIZONTAL CLEARANCE OF 10' AND A VERTICALCLEARANCE OF 18" BETWEEN WATER AND SANITARY SEWER MANHOLES AND LINES.11. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THECONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARYTO RETURN IT TO EXISTING CONDITIONS OR BETTER.12. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE ISWATERTIGHT UNLESS OTHERWISE STATED BY CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS.13. UNLESS OTHERWISE STATED IN CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS, ALL STORMSEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFICBEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALLBE LABELED "STORM SEWER". EXISTING CASTINGS AND STRUCTURES WITHIN PROJECT LIMITS SHALL BEADJUSTED TO MEET THESE CONDITIONS AND THE PROPOSED FINISHED GRADE.14. TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IF THECONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUTEXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY AREGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW.15. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TOSAME.16. ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR FROM INVERT IN TO INVERTOUT.17. ROOF DRAINS SHALL BE CONNECTED TO STORM SEWER BY PREFABRICATED WYES OR AT STORMSTRUCTURES. ROOF DRAINS AND TRUCK WELL DRAIN SHALL RUN AT A MINIMUM 1% SLOPE, UNLESSNOTED OTHERWISE, AND TIE IN AT THE CENTERLINE OF THE STORM MAIN.18. ALL ROOF AND SANITARY SEWER DRAINS SHALL BE INSULATED IF 7' OF COVER CANNOT BE PROVIDED.19. THE CONTRACTOR SHALL PROTECT EXISTING UNDERGROUND UTILITIES AND APPURTENANCES THAT ARETO REMAIN FROM DAMAGE DURING CONSTRUCTION OPERATIONS.20. THE LOCATION OF EXISTING UTILITIES, STORM DRAINAGE STRUCTURES AND OTHER ABOVE ANDBELOW-GRADE IMPROVEMENTS ARE APPROXIMATE AS SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITYTO DETERMINE THE EXACT LOCATION, SIZE AND INVERT ELEVATIONS OF EACH PRIOR TO THE START OFCONSTRUCTION.21. A MINIMUM OF 5' SEPARATION IS REQUIRED BETWEEN UTILITIES AND TREES UNLESS A ROOT BARRIER ISUTILIZED.22. GAS, PHONE AND ELECTRIC SERVICES SHOWN FOR INFORMATIONAL PURPOSES ONLY. DRY UTILITYCOMPANIES MAY ALTER THE DESIGN LAYOUT DURING THEIR REVIEW. CONTRACTOR TO COORDINATEFINAL DESIGN AND INSTALLATION WITH UTILITY COMPANIES.23. COORDINATE UTILITY INSTALLATION WITH IRRIGATION DESIGN AND INSTALLATION.24. ALL DIMENSIONS ARE TO FLOW LINE OF CURB UNLESS OTHERWISE NOTED. PERIMETER WALL DIMENSIONSARE TO INSIDE WALL FACE. REFERENCE ARCHITECTURAL PLANS FOR EXACT WALL WIDTH ANDSPECIFICATIONS.25. REFERENCE ARCHITECTURAL PLANS (BY OTHERS). FOR EXACT BUILDING DIMENSIONS, AND MATERIALSSPECIFICATIONS.26. REFERENCE M.E.P. PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND SPECIFICATIONS.27. CONTRACTOR SHALL REFERENCE STRUCTURAL PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENTDIMENSIONS AND PAD PREPARATION SPECIFICATIONS.28. CONTRACTOR SHALL REFERENCE M.E.P PLANS (BY OTHERS) FOR LIGHT POLE WIRING.GRADING AND DRAINAGE NOTES1. GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL VERIFY THE SUITABILITY OF ALL EXISTING ANDPROPOSED SITE CONDITIONS INCLUDING GRADES AND DIMENSIONS BEFORE START OF CONSTRUCTION.THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES.2. THE CONTRACTOR SHALL GRADE THE SITE TO THE ELEVATIONS INDICATED AND SHALL ADJUST BMP'S ASNECESSARY AND REGRADE WASHOUTS WHERE THEY OCCUR AFTER EVERY RAINFALL UNTIL A GRASSSTAND IS WELL ESTABLISHED OR ADEQUATE STABILIZATION OCCURS.3. CONTRACTOR SHALL ENSURE THERE IS POSITIVE DRAINAGE FROM THE PROPOSED BUILDINGS SO THATSURFACE RUNOFF WILL DRAIN BY GRAVITY TO NEW OR EXISTING DRAINAGE OUTLETS. CONTRACTORSHALL ENSURE NO PONDING OCCURS IN PAVED AREAS AND SHALL NOTIFY ENGINEER IF ANY GRADINGDISCREPANCIES ARE FOUND IN THE EXISTING AND PROPOSED GRADES PRIOR TO PLACEMENT OFPAVEMENT OR UTILITIES.4. CONTRACTOR SHALL PROTECT ALL MANHOLE COVERS, VALVE COVERS, VAULT LIDS, FIRE HYDRANTS,POWER POLES, GUY WIRES, AND TELEPHONE BOXES THAT ARE TO REMAIN IN PLACE AND UNDISTURBEDDURING CONSTRUCTION. EXISTING CASTINGS AND STRUCTURES TO REMAIN SHALL BE ADJUSTED TOMATCH THE PROPOSED FINISHED GRADES.5. BACKFILL FOR UTILITY LINES SHALL BE PLACED PER DETAILS, STANDARDS, AND SPECIFICATIONS SO THATTHE UTILITY WILL BE STABLE. WHERE UTILITY LINES CROSS THE PARKING LOT, THE TOP 6 INCHES SHALLBE COMPACTED SIMILARLY TO THE REMAINDER OF THE LOT. UTILITY DITCHES SHALL BE VISUALLYINSPECTED DURING THE EXCAVATION PROCESS TO ENSURE THAT UNDESIRABLE FILL IS NOT USED.6. CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF 4" OF TOPSOIL AT COMPLETIONOF WORK. ALL UNPAVED AREAS IN EXISTING RIGHTS-OF-WAY DISTURBED BY CONSTRUCTION SHALL BEREGRADED AND SODDED.7. AFTER PLACEMENT OF SUBGRADE AND PRIOR TO PLACEMENT OF PAVEMENT, CONTRACTOR SHALL TESTAND OBSERVE PAVEMENT AREAS FOR EVIDENCE OF PONDING. ALL AREAS SHALL ADEQUATELY DRAINTOWARDS THE INTENDED STRUCTURE TO CONVEY STORM RUNOFF. CONTRACTOR SHALL IMMEDIATELYNOTIFY OWNER AND ENGINEER IF ANY DISCREPANCIES ARE DISCOVERED.8. WHERE EXISTING PAVEMENT IS INDICATED TO BE REMOVED AND REPLACED, THE CONTRACTOR SHALLSAW CUT FULL DEPTH FOR A SMOOTH AND STRAIGHT JOINT AND REPLACE THE PAVEMENT WITH THE SAMETYPE AND DEPTH OF MATERIAL AS EXISTING OR AS INDICATED.9. THE CONTRACTOR SHALL INSTALL PROTECTION OVER ALL DRAINAGE STRUCTURES FOR THE DURATION OFCONSTRUCTION AND UNTIL ACCEPTANCE OF THE PROJECT BY THE OWNER. ALL DRAINAGE STRUCTURESSHALL BE CLEANED OF DEBRIS AS REQUIRED DURING AND AT THE END OF CONSTRUCTION TO PROVIDEPOSITIVE DRAINAGE FLOWS.10. IF DEWATERING IS REQUIRED, THE CONTRACTOR SHALL OBTAIN ANY APPLICABLE REQUIRED PERMITS.THE CONTRACTOR IS TO COORDINATE WITH THE OWNER AND THE DESIGN ENGINEER PRIOR TO ANYEXCAVATION.11. FIELD DENSITY TESTS SHALL BE TAKEN AT INTERVALS IN ACCORDANCE WITH THE LOCAL JURISDICTIONALAGENCY OR TO MN/DOT STANDARDS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THEJURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALLGOVERN.12. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED AS PER PLANS. THE AREASSHALL THEN BE SODDED OR SEEDED AS SPECIFIED IN THE PLANS, FERTILIZED, MULCHED, WATERED ANDMAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY AREAS DISTURBED FORANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THE CONTRACTOR ATNO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED OR SEEDED AND MULCHEDAS SHOWN ON THE LANDSCAPING PLAN.13. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND DIRT RISING ANDSCATTERING IN THE AIR DURING CONSTRUCTION AND SHALL PROVIDE WATER SPRINKLING OR OTHERSUITABLE METHODS OF CONTROL. THE CONTRACTOR SHALL COMPLY WITH ALL GOVERNINGREGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION.14. SOD, WHERE CALLED FOR, MUST BE INSTALLED AND MAINTAINED ON EXPOSED SLOPES WITHIN 48 HOURSOF COMPLETING FINAL GRADING, AND AT ANY OTHER TIME AS NECESSARY, TO PREVENT EROSION,SEDIMENTATION OR TURBID DISCHARGES.15. THE CONTRACTOR SHALL ENSURE THAT LANDSCAPE ISLAND PLANTING AREAS AND OTHER PLANTINGAREAS ARE NOT COMPACTED AND DO NOT CONTAIN ROAD BASE MATERIALS. THE CONTRACTOR SHALLALSO EXCAVATE AND REMOVE ALL UNDESIRABLE MATERIAL FROM ALL AREAS ON THE SITE TO BE PLANTEDAND PROPERLY DISPOSED OF IN A LEGAL MANNER.16. THE CONTRACTOR SHALL INSTALL ALL UNDERGROUND STORM WATER PIPING PER MANUFACTURER'SRECOMMENDATIONS AND MN/DOT SPECIFICATION.17. ALL CONCRETE/ASPHALT SHALL BE INSTALLED PER GEOTECH REPORT, CITY OF ARDEN HILLS AND MN/DOTSPECIFICATIONS.18. SPOT ELEVATIONS ARE TO FLOWLINE OF CURB UNLESS OTHERWISE NOTED.19. LIMITS OF CONSTRUCTION ARE TO THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED ON THE PLAN.20. IMMEDIATELY REPORT TO THE OWNER ANY DISCREPANCIES FOUND BETWEEN ACTUAL FIELD CONDITIONSAND CONSTRUCTION DOCUMENTS.21. THE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING EXISTING UTILITIES, AND SHALLREPAIR ALL DAMAGE TO EXISTING UTILITIES THAT OCCUR DURING CONSTRUCTION WITHOUTCOMPENSATION.22. BLEND NEW EARTHWORK SMOOTHLY TO TRANSITION BACK TO EXISTING GRADE.23. ALL PROPOSED GRADES ONSITE SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE INDICATED ON THE PLANS.ANY SLOPES STEEPER THAN 4:1 REQUIRE EROSION AND SEDIMENT CONTROL BLANKET.24. ADHERE TO ALL TERMS AND CONDITIONS AS NECESSARY IN THE GENERAL N.P.D.E.S. PERMIT ANDSTORMWATER POLLUTION PREVENTION PLAN FOR STORMWATER DISCHARGE ASSOCIATED WITHCONSTRUCTION ACTIVITIES.25. ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUSGRADE.26. CONTRACTOR SHALL ENSURE MINIMUM GRADES ARE MET WITHIN PAVED AREAS, 1.2% FOR ASPHALTPAVING AND 0.6% FOR CONCRETE PAVING.EROSION CONTROL NOTES1. THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROLPLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONSOF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS.2. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTIONSHALL OBTAIN A COPY OF THE STORM WATER POLLUTION PREVENTION PLAN AND THE STATE OF MNNATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOMEFAMILIAR WITH THEIR CONTENTS.3. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCALREQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENTADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY OR OWNER.4. SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT THETRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC ROADWAYS. ALL SEDIMENT SPILLED, DROPPED,WASHED, OR TRACKED ON A PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. WHEN WASHING ISREQUIRED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE INAN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ALLFINES IMPOSED FOR DISCHARGING SEDIMENT ONTO PUBLIC AREAS SHALL BE PAID BY THE CONTRACTOR.5. TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALL BE INITIATED WITHIN 7DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THE SITE.6. THE CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BYTHE GENERAL PERMIT.7. CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALLALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, ANDAREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES.8. ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BEDETAINED AND PROPERLY TREATED OR DISPOSED.9. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ONSITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS.10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS ANDOTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED.11. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALEDCONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OFWIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE.12. ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THE PLAN SHALL BE INITIATED ASSOON AS IS PRACTICABLE.13. ALL STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED SUCH THAT THEY WILL NOTADVERSELY AFFECT STORM WATER QUALITY. OTHERWISE, COVERING OR ENCIRCLING THESE AREAS WITHSOME PROTECTIVE MEASURE WILL BE NECESSARY.14. CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSION CONTROL DEVICE WHICHTHEY DISTURB. EACH CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DEFICIENCIESIN THE ESTABLISHED EROSION CONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE ORSTORM WATER POLLUTION, SEDIMENTATION, OR OTHER POLLUTANTS. UNAUTHORIZED POLLUTANTSINCLUDE (BUT ARE NOT LIMITED TO) EXCESS CONCRETE DUMPING OR CONCRETE RESIDUE, PAINTS,SOLVENTS, GREASES, FUEL AND LUBRICANT OIL, PESTICIDES, AND ANY SOLID WASTE MATERIALS.15. EROSION CONTROL DEVICES SHOWN ON THESE PLANS SHALL BE INSTALLED PRIOR TO THE START OFLAND-DISTURBING ACTIVITIES ON THE PROJECT.16. ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS ANDSPECIFICATIONS FOR THIS PROJECT. CHANGES ARE TO BE APPROVED BEFORE CONSTRUCTION BY THEDESIGN ENGINEER AND THE CITY OF ARDEN HILLS ENGINEERING DIVISION.17. IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITESEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL PLAN WILL HAVE TO BE REVISED AND/ORADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON SITE. ANY REVISIONS TO THE EROSIONCONTROL PLAN MADE BY THE CONTRACTOR MUST BE APPROVED BY THE ENGINEER.EROSION CONTROL MAINTENANCEALL MEASURES STATED ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATERPOLLUTION PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION AS REQUIRED BY ALLJURISDICTIONS UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OFTHE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A CERTIFIEDPERSON AT LEAST ONCE EVERY 7 CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF A 0.5" RAINFALLEVENT, AND CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING:INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OFUNDERMINING, OR DETERIORATION.1. ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREASSHOULD BE FERTILIZED, WATERED AND RESEEDED AS NEEDED. FOR MAINTENANCE REQUIREMENTSREFER TO THE STANDARD SPECIFICATIONS.2. SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BEREMOVED FROM THE SILT FENCES WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE SILT FENCE.3. THE CONSTRUCTION ENTRANCE(S) SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENTTRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSINGOF THE CONSTRUCTION ENTRANCES AS CONDITIONS DEMAND.4. THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FORPARKING AND STORAGE). THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE TEMPORARY PARKING ASCONDITIONS DEMAND.5. ALL MAINTENANCE OPERATIONS SHALL BE DONE IN A TIMELY MANNER BUT IN NO CASE LATER THAN 2CALENDAR DAYS FOLLOWING THE INSPECTION.PAVING AND STRIPING NOTES1. ALL PAVING, CONSTRUCTION, MATERIALS, AND WORKMANSHIP WITHIN JURISDICTION'S RIGHT-OF-WAYSHALL BE IN ACCORDANCE WITH LOCAL OR COUNTY SPECIFICATIONS AND STANDARDS (LATEST EDITION)OR MN/DOT SPECIFICATIONS AND STANDARDS (LATEST EDITION) IF NOT COVERED BY LOCAL OR COUNTYREGULATIONS.2. ALL SIGNS, PAVEMENT MARKINGS, AND OTHER TRAFFIC CONTROL DEVICES SHALL CONFORM TO MANUALON UNIFORM TRAFFIC CONTROL DEVICES (M.U.T.C.D) AND CITY STANDARDS.3. CONTRACTOR SHALL FURNISH ALL PAVEMENT MARKINGS FOR FIRE LANES, ROADWAY LANES, PARKINGSTALLS, ACCESSIBLE PARKING SYMBOLS, ACCESS AISLES, STOP BARS AND SIGNS, AND MISCELLANEOUSSTRIPING WITHIN THE PARKING LOT AS SHOWN ON THE PLANS.4. ALL EXPANSION JOINTS SHALL EXTEND THROUGH THE CURB.5. THE MINIMUM LENGTH OF OFFSET JOINTS AT RADIUS POINTS SHALL BE 2 FEET.6. ALL JOINTS, INCLUDING EXPANSION JOINTS WITH REMOVABLE TACK STRIPS, SHALL BE SEALED WITH JOINTSEALANT.7. THE MATERIALS AND PROPERTIES OF ALL CONCRETE SHALL MEET THE APPLICABLE REQUIREMENTS INTHE A.C.I. (AMERICAN CONCRETE INSTITUTE) MANUAL OF CONCRETE PRACTICE.8. CONTRACTOR SHALL APPLY A SECOND COATING OVER ALL PAVEMENT MARKINGS PRIOR TO ACCEPTANCEBY OWNER FOLLOWED BY A COAT OF GLASS BEADS AS APPLICABLE PER THE PROJECT DOCUMENTS.9. ANY EXISTING PAVEMENT, CURBS AND/OR SIDEWALKS DAMAGED OR REMOVED WILL BE REPAIRED BY THECONTRACTOR AT HIS EXPENSE TO THE SATISFACTION OF THE ENGINEER AND OWNER.10. BEFORE PLACING PAVEMENT, CONTRACTOR SHALL VERIFY SUITABLE ACCESSIBLE ROUTES (PER A.D.A).GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALLCONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPESEXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NOCASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKINGSTALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNALBUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEERIMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTORCHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES.11. MAXIMUM JOINT SPACING IS TWICE THE DEPTH OF THE CONCRETE PAVEMENT IN FEET. 930930930930 930928928929931931931931931931932932932932932932933933933934933933930931931931931931931932932932932932932932932932932933933930929931932This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg June 01, 2022 - 5:22pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORDEMO PLANC100LAUNCH RETAIL -ARDEN HILLSLAUNCHPROPERTIESARDEN HILLSMN1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATIONAPPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS,PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANSCAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL ANDBROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS.2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRISIN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FORDEMOLITION AND DISPOSAL. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OFDISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE.3. THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITYSERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER ANDCOORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY.4. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVALAND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANYCONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES ANDANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR ISRESPONSIBLE FOR PAYING ALL FEES AND CHARGES.5. THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BESTINFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEERASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY,THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OF EXISTING UTILITIES WITHINALL AREAS OF PROPOSED WORK.6. ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACTLOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS ANDPROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIESREGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PRECEDINGWITH THE WORK.7. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED ORRELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BEPROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TOPROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TOEXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION.8. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC.(AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTIONMANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH ARDENHILLS, <COUNTY> COUNTY AND MN/DOT.9. CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ADJACENT PROPERTIES DURING CONSTRUCTION, ANDSHALL NOTIFY ALL PROPERTIES IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURINGCONSTRUCTION.10. PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED.11. CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT ISREQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THESURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR.12. THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY WATERDEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION ISCONSTANTLY AVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES OFCONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATERMAIN SHUT OFFS WITH THE CITY OF ARDEN HILLS DURING CONSTRUCTION. ANY COSTS ASSOCIATED WITHWATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRACOMPENSATION WILL BE PROVIDED.13. REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS.14. ALL UTILITIES SHOWN ARE EXISTING UTILITIES.15. IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNERIMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH ALLSTATE OF MN REQUIREMENTS.16. IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALLCONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BEDISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS.17. CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE. NOACTIVE DRAINTILE SHALL BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER.DEMOLITION PLAN NOTESNORTHLIMITS OF CONSTRUCTIONREMOVE BITUMINOUS SURFACEREMOVE CONCRETE SURFACEREMOVE BUILDINGREMOVE TREEREMOVE CONCRETE CURB & GUTTERREMOVE UTILITY LINESPROPERTY LINEEXISTING OVERHEAD POWER LINEEXISTING CHAINLINK FENCEEXISTING J-BARRIEREXISTING RETAINING WALLEXISTING SANITARY SEWEREXISTING STORM SEWEREXISTING WATERMAINEXISTING GAS MAINEXISTING UNDERGROUND TELEPHONEEXISTING UNDERGROUND CABLEEXISTING CONTOUREXISTING SIGNEXISTING FLARED END SECTIONEXISTING STORM MANHOLEEXISTING STORM CATCHBASINEXISTING GAS METEREXISTING POST INDICATOR VALVEEXISTING WELLEXISTING AUTOMATIC SPRINKLEREXISTING ROOF DRAINEXISTING GATE VALVEEXISTING HYDRANTEXISTING METAL COVEREXISTING ELECTRICAL METEREXISTING AIR CONDITIONEREXISTING TELEPHONE MANHOLEEXISTING CABLE BOXEXISTING GUY WIREEXISTING POWER POLEEXISTING LIGHT POLEEXISTING TREECLEARING & GRUBBINGFILL & ABANDON UTILITY LINESEXISTING TREE LINEEXISTING CURB & GUTTERLEGENDFULL DEPTH SAWCUTLIMITS OF DISTURBANCE(OFFSET FOR CLARITY)REMOVE EXISTING SANITARYREMOVE CONNECTION TO BUILDINGAND POWER POLECOORDINATE WITH ELETRICAL COMPANYREMOVE EXISTING ASPHALTREMOVE EXISTING ASPHALTREMOVE EXISTING ASPHALTREMOVE EXISTING CURBREMOVE EXISTING CONCRETEREMOVE EXISTING CURBREMOVE EXISTING CONCRETEREMOVE EXISTING CONCRETEREMOVE EXISTING CONCRETEREMOVE EXISTING CONCRETEREMOVE EXISTING BUILDINGREMOVE EXISTING ASPHALTPROTECT EXISTING ASPHALTPROTECT EXISTING UTILITIESREMOVE EXISTING TREE(TYP.)REMOVE EXISTING TREE(TYP.)REMOVE EXISTING TREE(TYP.)REMOVE EXISTING TREE(TYP.)REMOVE ASPHALT FOR WATER CONNECTIONREMOVE ASPHALT FOR STORM SEWER CONNECTIONREMOVE CONNECTION TO BUILDINGCOORDINATE WITH ELETRICAL COMPANYREMOVE EXISTING WOOD FENCEREMOVE EXISTING WOOD FENCEREMOVE EXISTING WOOD FENCE PROPOSEDRETAIL BUILDING±8,950 SFLOT 21.62 ACNOPARKINGNOPARKING20' BUILDING SETBACK10' PARKING SETBACKPROPOSEDCAR WASHLOT 10.87 ACR15.0'R15.0'R8.0'R8.0'R30.0'R30.0'R25.0'R15.0'R15.0'R5.0'R5.0'R8.0'R8.0'R6.0'R8.0'R1.5'R1.5'R15.0'R1.5'R1.5'R15.0'R8.0'PREPARED FORSITE PLANC300LAUNCH RETAIL -ARDEN HILLSLAUNCHPROPERTIESARDEN HILLSMNBUILDING DATA SUMMARYAREASPROPOSED PROPERTY108,900 SF (2.50 AC)BUILDING AREA8,950 SF (8.22% OF TOTALPROPERTY AREA)PARKINGPROPOSED MULTI-TENANT PARKING 67 SPACESMULTI-TENANT ADA STALLS REQ'D /PROVIDED3 STALLS / 3 STALLSPROPOSED CAR WASH PARKING 10 SPACESCAR WASH ADA STALLS REQ'D /PROVIDED1 STALLS / 1 STALLSPROPERTY SUMMARYLAUNCH RETAIL - ARDEN HILLSTOTAL PROPERTY AREA108,300 SF (2.49 AC)RIGHT OF WAY DEDICATION600 SF (0.01 AC)NET PROPERTY AREA108,900 SF (2.50 AC)PROPOSED IMPERVIOUS AREA96,268 SF (2.21 AC)PROPOSED PERVIOUS AREA34,412 SF (0.79 AC)TOTAL DISTURBED AREA130,680 SF (3.00 AC)ZONING SUMMARYEXISTING ZONINGB-3 - SERVICE BUSINESSDISTRICTPARKING SETBACKSSIDE/REAR = 20'ROAD = 50'BUILDING SETBACKSFRONT = 50'SIDE = 20'REAR = 20'PROPOSED CURB AND GUTTERPROPERTY LINESETBACK LINEPROPOSED STANDARD DUTY ASPHALTPROPOSED STORMWATER MANAGEMENT AREAPROPOSED CONCRETE SIDEWALKLEGENDKEYNOTE LEGENDCONCRETE SIDEWALKPATCH EXISTING GREY FOX ROAD - FOLLOW CITY OF ARDEN HILLSSTANDARD SPECIFICATIONS AND DETAILSMATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTERACCESSIBLE CURB RAMPACCESSIBLE PARKING SIGNACCESSIBLE PARKINGAREA STRIPED WITH 4" SYSL @ 45° 2' O.C.STANDARD DUTY ASPHALT PAVEMENTLANDSCAPE AREA - SEE LANDSCAPE PLANSBIKE RACKMONUMENT SIGNB612 CURB & GUTTER (TYP.)TRANSITION CURBFLAT CURBVEHICLE CHARGING STATIONABCDEFGHIJKLMNOThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg June 01, 2022 - 5:24pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONSITE PLAN NOTES1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A.STANDARDS.2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFVESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS ANDEXACT BUILDING UTILITY ENTRANCE LOCATIONS.3. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISE NOTED.STRIPED RADII ARE TO BE 5'.4. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.5. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED ASNECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID.6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS)INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. ASREQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS ANDPROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED INBASE BID.7. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A SURVEY BY ENF, DATED05/28/2021.KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINED THEREIN.8. TOTAL LAND AREA IS 2.50 ACRES.9. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL &INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIRED PERMITSNECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN.10. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.11. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES, OROTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTS AND RIGHTSOF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE.12. REFERENCE ARCHITECTURAL PLANS FOR DUMPSTER ENCLOSURE DETAILS.13. REFER TO FINAL PLAT OR ALTA SURVEY FOR EXACT LOT AND PROPERTY BOUNDARY DIMENSIONS.14. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.15. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.16. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.AAAAACCDDDDDDAGGFFGGGHHHHHHHLLLLLLMMNBEGREY FOX RD.CONTRACTOR SHALL REMOVE ANDREPLACE PAVEMENT PER CITY OFARDEN HILLS STANDARDS. MATCHEXISTING PAVEMENT SECTION.CONTRACTOR SHALL REMOVE ANDREPLACE PAVEMENT PER CITY OFARDEN HILLS STANDARDS. MATCHEXISTING PAVEMENT SECTION.DDDDCURB & GUTTER FROM OTHERSCURB & GUTTER FROM OTHERSNORTHOJREFER TO LEXINGTON AVENUEIMPROVEMENT PLANS BY OTHERSFOR LEXINGTON AVENUEIMPROVEMENTSK PROPOSEDRETAIL BUILDING±8,950 SFLOT 21.62 ACNOPARKINGNOPARKING20' BUILDING SETBACK10' PARKING SETBACKPROPOSEDCAR WASHLOT 10.87 AC1.30%1.43%ST-10RE:930.98IE:924.61 WIE:924.61 SEST-14RE:930.98IE:925.52 SIE:925.52 EST-6RE:930.47IE:921.17 NIE:921.17 WST-11RE:930.98IE:922.98 NWIE:922.98 SST-5RE:930.46IE:920.48 WST-1RE:929.30IE:921.97 WST-2RE:929.30IE:921.93 EIE:921.93 SST-3RE:932.64IE:921.12 NIE:931.12 WIE:921.12 SWIE:921.12 EST-4RE:928.42IE:921.08 WIE:921.08 EST-7RE:930.03IE:921.13 N4 LF - 18" HDPE @ 1.00%81 LF - 18" HDPE @ 1.00%4 LF - 18" HDPE @ 1.00%60 LF - 18" HDPE @ 1.00%35 LF - 18" HDPE @ 2.00%13 LF - 18" HDPE @ 5.00%93 LF - 18" HDPE @ 0.14%82 LF - 18" HDPE @ 2.00%90 LF - 18" HDPE @ 2.00%91 LF - 18" HDPE @ 1.00%2.67%3.91%3.09%2.45%2.44%2.32%3.56%6.12%5.00%5.75%3.78%4.92%4.83%5.19%5.81%3.75%1.62%2.60%3.30%4.62%2.09%1.54%4.57%2.66%4.98%2.18%1.20%1.79%2.44%2.06%0.49% 4.80% 1.89%1.40%1.40%2.42%930931932930931931930929930931931931 9319329329309309309319319319299319309319319309319329329329319329319329323934933931932931932933931931932933931932931932931932DDDST-17RE:930.09IE:920.48 SOCS-1RE:931.61IE:918.43 EST-15RE:931.57IE:920.48 E93193193193193193093093093193293193193293193193293193293093193293193293193393393493393293293293193293193393293193193293293293193093193292973 LF - 12" PVC@ 5.00%75 LF - 12" HDPE@ 1.00%ST-20RE:930.27IE:921.87 WIE:921.87 NEST-19RE:929.38IE:922.81 NIE:922.81 E93 LF - 12" HDPE@ 1.00%187 LF - 12" HDPE@ 1.00%ST-21RE:929.63IE:924.67 SHP:930.16ME:930.00G:930.04ME:929.92HP:930.16G:929.54G:929.41G:929.13LP:928.43G:930.04HP:930.10HP:930.10G:930.04G:929.83LP:929.31G:929.83G:930.04G:930.10G:930.19HP:930.35HP:930.35G:930.19G:930.10G:930.04G:929.83LP:929.31G:929.83G:930.04HP:930.10HP:930.10G:930.04LP:928.43G:929.31G:929.61G:929.81G:929.95G:930.66HP:931.00G:930.78ME:930.21G:931.07G:930.89G:930.64HP:930.75G:930.67G:930.54G:930.82G:930.58G:930.58LP:930.46G:931.70G:932.04G:932.27G:931.99G:931.85G:931.94G:932.27G:932.27G:931.99G:931.06G:931.06G:931.25G:931.24G:931.12G:931.12G:931.12G:931.12G:932.09G:931.31G:931.34G:931.76G:931.83G:932.04G:931.21G:930.99G:930.99G:931.43G:931.52G:931.52G:932.09FFE = 932.1ME:930.54G:930.78HP:931.01G:930.66LP:929.53G:930.88G:931.16G:931.68G:932.02LP:930.47LP:931.43LP:930.98G:931.01HP:931.03G:931.01HP:931.48HP:931.45LP:930.98G:931.74HP:932.27931.80931.79931.78931.77G:932.04G:932.04G:932.04G:932.04G:930.55G:929.83G:929.83G:931.33HP:931.81HP:931.93HP:931.44HP:931.56G:931.48LP:930.98HP:931.58HP:931.45FFE = 931.6G:931.42G:931.08G:931.15G:931.10G:931.03G:931.02G:930.88G:930.37G:929.38G:930.60G:930.62G:929.67G:929.65This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg June 01, 2022 - 5:26pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORGRADING PLANC400LAUNCH RETAIL -ARDEN HILLSLAUNCHPROPERTIESARDEN HILLSMNNORTHGRADING PLAN NOTES1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF ARDEN HILLS,SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS.2. CONTRACTOR TO CALL GOPHER STATE CALL ONE @ <1-800-252-1166> AT LEAST TWOWORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS.3. STORM SEWER PIPE SHALL BE AS FOLLOWS:RCP PER ASTM C-76HDPE: 0" - 10" PER AASHTO M-252HDPE: 12" OR GREATER PER ASTM F-2306PVC SCH. 40 PER ASTM D-1785STORM SEWER FITTINGS SHALL BE AS FOLLOWS:RCP PER ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443HDPE PER ASTM 3212PVC PER ASTM D-3034, JOINTS PER ASTM D-32124. CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTINGUTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THECONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANYDISCREPANCIES OR VARIATIONS.5. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TOHELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES.WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THEEXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTINGPAVEMENT.6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL.7. CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORMSEWER ALIGNMENTS.8. GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TOSUBGRADE ELEVATION AND LEAVE STREET READY FOR SUBBASE.9. ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONEDUTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OFTHE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE.10. REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICELAYOUT AND ELEVATIONS AND CASTING / STRUCTURE NOTATION.11. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB ANDGUTTER WITH SMOOTH UNIFORM SLOPES TO PROVIDE POSITIVE DRAINAGE.12. INSTALL A MINIMUM OF <4" CLASS 5> AGGREGATE BASE UNDER CURB AND GUTTER ANDCONCRETE SIDEWALKS.13. UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALLSTREETS AND DISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BERE-VEGETATED WITH A MINIMUM OF <4" OF TOPSOIL>.14. ALL SPOT ELEVATIONS/CONTOURS ARE TO GUTTER / FLOW LINE UNLESS OTHERWISENOTED.15. GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSINGDRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NOCASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NOCASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINALSIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS ORAISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNALBUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFYENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TOPAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCEISSUES.16. MAINTAIN A MINIMUM OF 0.5% GUTTER SLOPE TOWARDS LOW POINTS.17. CONTRACTOR TO PROVIDE 3" INSULATION BY 5' WIDE CENTERED ON STORM PIPE IFLESS THAN 4' OF COVER IN PAVEMENT AREAS AND LESS THAN 3' OF COVER INLANDSCAPE AREAS.18. ROOF DRAIN INVERT CONNECTIONS AT THE BUILDING SHALL BE AT ELEVATION <XXX.XX>OR LOWER UNLESS NOTED OTHERWISE. REFERENCE MEP PLANS FOR ROOF DRAINCONNECTION.19. ALL STORM SEWER CONNECTIONS SHALL BE GASKETED AND WATER TIGHT INCLUDINGMANHOLE CONNECTIONS.20. ALL STORM SEWER PIPE SHALL BE AIR TESTED IN ACCORDANCE WITH THE CURRENTPLUMBING CODE.21. MAINTAIN A MINIMUM OF 1.25% SLOPE IN BITUMINOUS PAVEMENT AREAS, 0.5% SLOPE INCONCRETE PAVEMENT AREAS.22. CONTRACTOR SHALL REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL CURB"WHERE PAVEMENT DRAINS TOWARD GUTTER, AND "OUTFALL" CURB WHERE PAVEMENTDRAINS AWAY FROM GUTTER.PROPOSED STORM SEWERPROPERTY LINEEXISTING CONTOURPROPOSED CONTOUR925LEGENDPROPOSED HIGH POINT ELEVATION HP:0.0PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION LP:0.0G:0.000.0%PROPOSED DRAINAGE DIRECTION 0.00%PROPOSED ADA SLOPE ME:0.0MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING)PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)D1. GRADING OF THE FILTRATION BASINS SHALL BE ACCOMPLISHED USINGLOW-IMPACT, EARTH-MOVING EQUIPMENT TO PREVENT COMPACTION OF THEUNDERLYING SOILS. A BACKHOE WITH TOOTHED BUCKET SHALL BE USED FOREXCAVATION OF FILTRATION BASINS TO PREVENT COMPACTION OR SMEARINGOF SOILS. THE CONTRACTOR SHALL SCARIFY THE UNDERLYING SOILS TO AMINIMUM 18" DEPTH TO REMOVE COMPACTION. THE FIRST LIFT OF ENGINEEREDSOIL SHALL BE MIXED WITH THE UNDERLYING SOILS. LEVELING AND FINALGRADING WITHIN THE CELL MUST BE DONE BY HAND.2. FILTRATION BASINS EXCAVATION SHALL BE HELD 1' ABOVE THE BOTTOM OFTHE BASIN UNTIL THE CONTRIBUTING DRAINAGE AREAS WITH EXPOSED SOILSHAVE BEEN FULLY STABILIZED AND BITUMINOUS BASE COURSE INSTALLED ONTHE CONTRIBUTING AREAS.3. DIVERT UPLAND DRAINAGE AREAS TO PREVENT RUNOFF FROM ENTERING THEEXCAVATED CELL OR INTO THE WORK AREA.4. CARE MUST BE TAKEN TO AVOID CONTAMINATION OF ENGINEERED SOILS WITHSEDIMENT, IN-SITU, OR TOPSOIL DURING AND AFTER INSTALLATION. MATERIALSMUST BE SEGREGATED.5. INSTALLATION WITH DRY SOIL CONDITIONS IS CRITICAL TO PREVENT SMEARINGAND COMPACTION. SCHEDULE WORK FOR PERIODS OF DRY WEATHER.6. DO NOT LEAVE FILTRATION AREAS AND/OR PERIMETER SLOPE EXPOSEDOVERNIGHT. SECURE THE AREA FROM RISK OF PRECIPITATION DAMAGES ATTHE END OF EVERY WORK DAY. IN THE EVENT OF RAIN, TAKE ACTION TODIVERT STORMWATER AWAY FROM WORK AREA AND TEMPORARILY COVER ALLEXPOSED SOILS WITH FILTER FABRIC OR IMPERMEABLE SHEETING.7. IN THE EVENT THAT THE SEDIMENT IS INTRODUCED INTO THE BMP DURING ORIMMEDIATELY FOLLOWING EXCAVATION, REMOVE SEDIMENT PRIOR TOINITIATING THE NEXT STEP IN THE FILTRATION BASIN CONSTRUCTIONPROCESS.8. EXCAVATE SEDIMENT BUILT UP DURING CONSTRUCTION AFTER STABILIZATIONOF UPSTREAM AREAS AND BEFORE PLACEMENT OF HYDRAULIC SOILSTABILIZER TYPE SPECIAL.9. STOCKPILING OF MATERIAL SHALL NOT BE ALLOWED IN PROPOSED FILTRATIONBASINS.10. NO CONSTRUCTION EQUIPMENT SHALL BE ALLOWED IN THE FILTRATION AREABEFORE OR AFTER IT IS CONSTRUCTED. ONLY SPECIFIED EQUIPMENT WILL BEALLOWED INSIDE OF ORANGE CONSTRUCTION FENCE FOR THE SOLE PURPOSEOF CONSTRUCTION THE FILTRATION BASIN.11. ALL FILTRATION BASIN CONSTRUCTION ACTIVITIES SHALL BE COMPLETEDDURING DRY SOIL CONDITIONS.12. ALL FILTRATION AREAS SHALL BE PROTECTED DURING CONSTRUCTIONOPERATIONS.13. NOTIFY NICOLE SODERHOLM, RAMSEY-WASHINGTON METRO WATERSHEDDISTRICT, AT 651-792-7976 AT LEAST 48 HOURS PRIOR TO THE CONSTRUCTION OF ANY VOLUME REDUCTION BMPS.STORMWATER MANAGEMENT NOTESUNDERGROUND FILTRATION BASIN WITH24" SAND FILTRATION AND 6" DRAIN TILEPRINSCO HYDROSTOR (HS180) OR APPROVED EQUAL8 ROWS WITH 18 CHAMBERS PER ROWSEE DETAIL ON SHEET C401DRAINTILE IE: 918.48'CHAMBER IE: 920.48'TOP OF CHAMBER: 924.27'TOP OF ROCK: 925.27'100-YR HWL: 925.31'WQV PROVIDED: 17,894 CFTOTAL VOLUME PROVIDED: 27,169 CFCURB & GUTTER BY OTHERSCURB & GUTTER BY OTHERSGREY FOX RD. This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C5-GRADING DETAILS.dwg June 01, 2022 - 5:28pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORGRADING DETAILSC401LAUNCH RETAIL -ARDEN HILLSLAUNCHPROPERTIESARDEN HILLSMN(OCS-1) OUTLETCONTROL STRUCTURE18" OUTLET PIPEIE: 918.43END CAP PER MANUFACTURERTOP CHAMBER: 924.27TOP STONE : 925.27CHAMBER IE : 920.48SAND/DRAINTILE IE: 919.23CONNECT 6" DRAINTILE TOOCS ON DOWNSTREAM SIDEOF WEIR WALL, IE: 918.48TYPICAL SECTION - PRINSCO HYDROSTOR HS18024" DEPTH SAND SHALL MEET MNDOTSPECIFICATION FOR FINE FILTERAGGREGATE PER 3149.J.26" PVC SCHEDULE 40DRAINTILE, SEE DRAINTILEBEDDING DETAILPROVIDE GEOTEXTILE FABRIC AROUND PERIMETER OFSTONE AND SAND PER MANUFACTURER REQUIREMENTSPROVIDE GEOTEXTILE FABRICAROUND PERIMETER OF STONEAND SAND PER MANUFACTURERREQUIREMENTSSAND TO MEET MANUFACTURER RECOMMENDATIONS, NO LIMESTONE (ORRECYCLED CONCRETE) MATERIAL IS ALLOWED, BENEATH, BETWEEN ORIMMEDIATELY ON TOP OF THE CHAMBER SYSTEMPRECAST WEIRWALL, TOP WALLEL: 923.68WATER QUALITY VOLUME DEPTH IE: 923.68WQV PROVIDED BELOW 17,894 CF PROPOSEDRETAIL BUILDING±8,950 SFLOT 21.62 ACNOPARKINGNOPARKING20' BUILDING SETBACK10' PARKING SETBACKPROPOSEDCAR WASHLOT 10.87 ACCOCOSTR -4RE:932.01IE:927.54 NIE:927.44 WSTR -8RE:930.97IE:927.56 ESTR -9RE:930.73IE:927.05 EIE:926.95 SSTR -6RE:930.60IE:926.72 NIE:926.72 WIE:926.62 SSTR -7RE:930.55IE:925.60 NIE:925.20 NEIE:925.10 WIE:925.60 S39 LF - 8" PVC @ 1.00%23 LF - 8" PVC @ 1.00%102 LF - 8" PVC @ 1.00%84 LF - 8" PVC @ 1.00%6 LF - 8" PVC @ 1.00%This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C6-UTILITY PLAN.dwg June 01, 2022 - 5:29pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORUTILITY PLANC500LAUNCH RETAIL -ARDEN HILLSLAUNCHPROPERTIESARDEN HILLSMNUTILITY PLAN NOTES1. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OFPROPOSED UTILITIES.2. SANITARY SEWER PIPE SHALL BE AS FOLLOWS:8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP6" PVC SCHEDULE 40 PER ASTM D-1785DUCTILE IRON PIPE PER AWWA C1503. WATER LINES SHALL BE AS FOLLOWS:6" AND LARGER, PVC C-900 PER ASTM D 2241CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 1504" AND LARGER DUCTILE IRON PIPE PER AWWA C150SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PERANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241.4. MINIMUM TRENCH WIDTH SHALL BE 2 FEET.5. ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUSTBLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THECITY SPECIFICATIONS AND PROJECT DOCUMENTS.6. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18"VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE ORSTRUCTURE).7. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES.N THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES,STORM LINES AND GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THESANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEETON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVEMECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDE AMINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 ORANSI 21.11 (AWWA C-151) (CLASS 50).9. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFOREBACKFILLING.10. TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSEDPAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, INGREEN AREAS, WITH WATERTIGHT LIDS.11. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSIONSTRENGTH AT 3000 P.S.I.12. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEWLINES.13. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.14. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITYOF ARDEN HILLS AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATIONOF THE WATER AND SEWER LINES.15. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATIONOF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THEVARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THEFIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THECONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURSBEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALLBE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIESWHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.16. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/ORCERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES.17. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATIONREQUIREMENTS AND SPECIFICATIONS.18. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING ANDELECTRICAL PLAN.19. BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THEINTERIOR OF THE BUILDING. REF. ARCH / MEP PLANS.20. ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELY OWNED ANDMAINTAINED.21. ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTIONBLOCKING.NORTHSANITARY SEWER MANHOLESTORM SEWERSANITARY SEWERWATERMAINGATE VALVEHYDRANTTEEREDUCERUNDERGROUND ELECTRICTELEPHONEGAS MAINSTORM SEWERLEGENDCOSANITARY CLEANOUTCOEXISTING PROPOSEDHYDRANT TYP.8"x8" TEE90° BEND90° BEND8" WATER SERVICECONNECT TO EXISTING SANITARY MHGREASE TRAPREFERENCE PLANS BY OTHERS8" SANITARY SERVICESANITARY CROSSINGSANITARY INVERT: 927.06'STORM CROWN: 923.10'WATER CROSSINGWATER CROWN: 919.63'STORM INVERT: 921.13'WATER CROSSINGWATER CROWN: 919.10'STORM INVERT: 920.60'SANITARY CROSSINGSANITARY INVERT: 926.26'STORM CROWN: 922.47'GREY FOX RD.CURB & GUTTER BY OTHERSCURB & GUTTER BY OTHERS LANDSCAPE LEGENDEXISTING DECIDUOUS TREE (TYP.)EXISTING CONIFEROUS TREE (TYP.)ALANDSCAPE KEYNOTESEDGER (TYP.)DOUBLE SHREDDED HARDWOOD MULCH (TYP.)ROCK MULCH (TYP.)SOD (TYP.)MAINTENANCE STRIP (TYP.)ANNUALS BY OWNER (TYP.)ABCDEFPROPOSEDRETAIL BUILDING±8,950 SFLOT 21.62 ACNOPARKINGNOPARKING20' BUILDING SETBACK10' PARKING SETBACKPROPOSEDCAR WASHLOT 10.87 ACAAAAAAAABBBBBBBBBBBBDDDDDDDDDDDBDDEXISTING SHRUB (TYP.)EDGER (TYP.)APPROXIMATE LIMITS OF SOD / IRRIGATION,SOD ALL DISTURBED AREAS (TYP.)This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.DWG June 01, 2022 - 8:19pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORLANDSCAPE PLANL100LAUNCH RETAIL -ARDEN HILLSLAUNCHPROPERTIESARDEN HILLSMNLANDSCAPE REQUIREMENTSMINIMUM CALIPER INCHES REQUIRED: 47 IN.= (14,849 BUILDING GROSS SQUARE FOOTAGE) / 320MINIMUM CALIPER INCHES PROVIDED: 71 IN.MINIMUM LANDSCAPE LOT AREA REQUIRED: 38,115 SF = 108,900 SF LOT AREA *0.35MINIMUM LANDSCAPE LOT AREA PROVIDED: 26,125 SFTREE RATIO (BUILDING STORIES: 1)CALIPER INCH: (2-3") (3.5-4") (4.5-6")REQUIRED: 23.5"/ 50% 14.1"/ 30% 9.4"/ 20%PROPOSED: 37.5" 24.5" 9"PERENNIALS/SHRUBS REQUIRED: 2,613 SF = 26,125 SF LANDSCAPE AREA * 0.1PERENNIAL/SHRUBS PROVIDED: 7,381 SFREQUIRED PLANTING ISLANDS: 1,374 SF = 13,734 SF PARKING AREA *0.1PROVIDED PLANTING ISLANDS: 2,281 SF(MINIMUM 150 SF)REQUIRED PLANTING ISLAND TREES: 9 TREES = 9 PLANTING ISLANDS x 1 TREEPROVIDED PLANTING ISLANDS: 9 TREESR.O.W. TREE PLANTING REQUIRED (LEXINGTON): 7 TREES = 1 TREE / 40 LF = 250 L.F. / 40R.O.W. TREE PLANTING PROVIDED (LEXINGTON): 7 TREESR.O.W. TREE PLANTING REQUIRED (GREY FOX): 9 TREES = 1 TREE / 40 LF = 326 L.F. / 40R.O.W. TREE PLANTING PROVIDED (GREY FOX): 9 TREESDIVERSE SELECTION REQUIRED: FULL COMPLIMENT OF OVERSTORY, ORNAMENTAL, AND EVERGREEN TREES, SHRUBBERY,AND GROUND COVERS PROVIDING YEAR-ROUND COLOR AND INTERESTSCREENING REQUIRED - LOAD SERVICE: MAY INCLUDE A COMBINATION OF THE FOLLOWING - BERMS, SHRUBS TREES AT AHEIGHT AND DEPTH CONSISTENT WITH THE HEIGHT AND SIZE OF THE AREA TO BE SCREENED. NATURAL MATERIALS TOACHIEVE 60% OPACITY YEAR ROUND AT MATURITY.SCREENING PROVIDED - LOAD SERVICE: SEE PLANNORTH PROPOSEDRETAIL BUILDING±8,950 SFLOT 21.62 ACNOPARKINGNOPARKING20' BUILDING SETBACK10' PARKING SETBACKPROPOSEDCAR WASHLOT 10.87 ACR15.0'R15.0'R8.0'R8.0'R30.0'R30.0'R25.0'R15.0'R15.0'R5.0'R5.0'R8.0'R8.0'R6.0'R8.0'R1.5'R1.5'R15.0'R1.5'R1.5'R15.0'R8.0'PREPARED FORSITE PLANC300RETAIL - ARDENHILLSLAUNCHPROPERTIESARDEN HILLSMNBUILDING DATA SUMMARYAREASPROPOSED PROPERTY108,900 SF (2.50 AC)BUILDING AREA8,950 SF (8.22% OF TOTALPROPERTY AREA)PARKINGPROPOSED MULTI-TENANT PARKING 67 SPACESMULTI-TENANT ADA STALLS REQ'D /PROVIDED3 STALLS / 3 STALLSPROPOSED CAR WASH PARKING 10 SPACESCAR WASH ADA STALLS REQ'D /PROVIDED1 STALLS / 1 STALLSPROPERTY SUMMARYRETAIL - ARDEN HILLSTOTAL PROPERTY AREA108,300 SF (2.49 AC)RIGHT OF WAY DEDICATION600 SF (0.01 AC)NET PROPERTY AREA108,900 SF (2.50 AC)PROPOSED IMPERVIOUS AREA96,268 SF (2.21 AC)PROPOSED PERVIOUS AREA34,412 SF (0.79 AC)TOTAL DISTURBED AREA130,680 SF (3.00 AC)ZONING SUMMARYEXISTING ZONINGB-3 - SERVICE BUSINESSDISTRICTPARKING SETBACKSSIDE/REAR = 20'ROAD = 50'BUILDING SETBACKSFRONT = 50'SIDE = 20'REAR = 20'PROPOSED CURB AND GUTTERPROPERTY LINESETBACK LINEPROPOSED STANDARD DUTY ASPHALTPROPOSED STORMWATER MANAGEMENT AREAPROPOSED CONCRETE SIDEWALKLEGENDKEYNOTE LEGENDCONCRETE SIDEWALKPATCH EXISTING GREY FOX ROAD - FOLLOW CITY OF ARDEN HILLSSTANDARD SPECIFICATIONS AND DETAILSMATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTERACCESSIBLE CURB RAMPACCESSIBLE PARKING SIGNACCESSIBLE PARKINGAREA STRIPED WITH 4" SYSL @ 45° 2' O.C.STANDARD DUTY ASPHALT PAVEMENTLANDSCAPE AREA - SEE LANDSCAPE PLANSBIKE RACKMONUMENT SIGNB612 CURB & GUTTER (TYP.)TRANSITION CURBFLAT CURBVEHICLE CHARGING STATIONABCDEFGHIJKLMNOThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg June 01, 2022 - 2:38pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONSITE PLAN NOTES1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A.STANDARDS.2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFVESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS ANDEXACT BUILDING UTILITY ENTRANCE LOCATIONS.3. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISE NOTED.STRIPED RADII ARE TO BE 5'.4. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.5. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED ASNECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID.6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS)INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. ASREQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS ANDPROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED INBASE BID.7. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A SURVEY BY ENF, DATED05/28/2021.KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINED THEREIN.8. TOTAL LAND AREA IS 2.50 ACRES.9. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL &INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIRED PERMITSNECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN.10. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.11. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES, OROTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTS AND RIGHTSOF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE.12. REFERENCE ARCHITECTURAL PLANS FOR DUMPSTER ENCLOSURE DETAILS.13. REFER TO FINAL PLAT OR ALTA SURVEY FOR EXACT LOT AND PROPERTY BOUNDARY DIMENSIONS.14. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.15. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.16. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.AAAAACCDDDDDDAGGFFGGGHHHHHHHLLLLLLMMNBEGREY FOX RD.CONTRACTOR SHALL REMOVE ANDREPLACE PAVEMENT PER CITY OFARDEN HILLS STANDARDS. MATCHEXISTING PAVEMENT SECTION.CONTRACTOR SHALL REMOVE ANDREPLACE PAVEMENT PER CITY OFARDEN HILLS STANDARDS. MATCHEXISTING PAVEMENT SECTION.DDDDCURB & GUTTER FROM OTHERSCURB & GUTTER FROM OTHERSNORTHOJREFER TO LEXINGTON AVENUEIMPROVEMENT PLANS BY OTHERSFOR LEXINGTON AVENUEIMPROVEMENTSKPedestrianAccessRoutes PROPOSEDRETAIL BUILDING±8,950 SFLOT 21.62 ACNOPARKINGNOPARKING20' BUILDING SETBACK10' PARKING SETBACKPROPOSEDCAR WASHLOT 10.87 ACR15.0'R15.0'R8.0'R8.0'R30.0'R30.0'R25.0'R15.0'R15.0'R5.0'R5.0'R8.0'R8.0'R6.0'R8.0'R1.5'R1.5'R15.0'R1.5'R1.5'R15.0'R8.0'PREPARED FORSITE PLANC300RETAIL - ARDENHILLSLAUNCHPROPERTIESARDEN HILLSMNBUILDING DATA SUMMARYAREASPROPOSED PROPERTY108,900 SF (2.50 AC)BUILDING AREA8,950 SF (8.22% OF TOTALPROPERTY AREA)PARKINGPROPOSED MULTI-TENANT PARKING 67 SPACESMULTI-TENANT ADA STALLS REQ'D /PROVIDED3 STALLS / 3 STALLSPROPOSED CAR WASH PARKING 10 SPACESCAR WASH ADA STALLS REQ'D /PROVIDED1 STALLS / 1 STALLSPROPERTY SUMMARYRETAIL - ARDEN HILLSTOTAL PROPERTY AREA108,300 SF (2.49 AC)RIGHT OF WAY DEDICATION600 SF (0.01 AC)NET PROPERTY AREA108,900 SF (2.50 AC)PROPOSED IMPERVIOUS AREA96,268 SF (2.21 AC)PROPOSED PERVIOUS AREA34,412 SF (0.79 AC)TOTAL DISTURBED AREA130,680 SF (3.00 AC)ZONING SUMMARYEXISTING ZONINGB-3 - SERVICE BUSINESSDISTRICTPARKING SETBACKSSIDE/REAR = 20'ROAD = 50'BUILDING SETBACKSFRONT = 50'SIDE = 20'REAR = 20'PROPOSED CURB AND GUTTERPROPERTY LINESETBACK LINEPROPOSED STANDARD DUTY ASPHALTPROPOSED STORMWATER MANAGEMENT AREAPROPOSED CONCRETE SIDEWALKLEGENDKEYNOTE LEGENDCONCRETE SIDEWALKPATCH EXISTING GREY FOX ROAD - FOLLOW CITY OF ARDEN HILLSSTANDARD SPECIFICATIONS AND DETAILSMATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTERACCESSIBLE CURB RAMPACCESSIBLE PARKING SIGNACCESSIBLE PARKINGAREA STRIPED WITH 4" SYSL @ 45° 2' O.C.STANDARD DUTY ASPHALT PAVEMENTLANDSCAPE AREA - SEE LANDSCAPE PLANSBIKE RACKMONUMENT SIGNB612 CURB & GUTTER (TYP.)TRANSITION CURBFLAT CURBVEHICLE CHARGING STATIONABCDEFGHIJKLMNOThis document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.SHEET NUMBER 2022 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\LAUNCH PROPERTIES\ARDEN HILLS\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg June 01, 2022 - 2:38pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONSITE PLAN NOTES1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A.STANDARDS.2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OFVESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS ANDEXACT BUILDING UTILITY ENTRANCE LOCATIONS.3. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISE NOTED.STRIPED RADII ARE TO BE 5'.4. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED.5. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED ASNECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID.6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS)INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. ASREQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS ANDPROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED INBASE BID.7. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A SURVEY BY ENF, DATED05/28/2021.KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINED THEREIN.8. TOTAL LAND AREA IS 2.50 ACRES.9. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL &INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIRED PERMITSNECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN.10. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN.11. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES, OROTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTS AND RIGHTSOF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE.12. REFERENCE ARCHITECTURAL PLANS FOR DUMPSTER ENCLOSURE DETAILS.13. REFER TO FINAL PLAT OR ALTA SURVEY FOR EXACT LOT AND PROPERTY BOUNDARY DIMENSIONS.14. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT.15. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT.16. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18' IN LENGTH UNLESS OTHERWISE INDICATED.AAAAACCDDDDDDAGGFFGGGHHHHHHHLLLLLLMMNBEGREY FOX RD.CONTRACTOR SHALL REMOVE ANDREPLACE PAVEMENT PER CITY OFARDEN HILLS STANDARDS. MATCHEXISTING PAVEMENT SECTION.CONTRACTOR SHALL REMOVE ANDREPLACE PAVEMENT PER CITY OFARDEN HILLS STANDARDS. MATCHEXISTING PAVEMENT SECTION.DDDDCURB & GUTTER FROM OTHERSCURB & GUTTER FROM OTHERSNORTHOJREFER TO LEXINGTON AVENUEIMPROVEMENT PLANS BY OTHERSFOR LEXINGTON AVENUEIMPROVEMENTSKShow Storage AreaShow Storage Area Master Sign PlanProposed RedevelopmentNWC Grey Fox Road & Lexington Ave.+/- 2.50 acres: Guided Commercial 2040 Land Use PlanDeveloped by: Launch Properties, Inc. (“Master Developer”)Concept renderingAttachment H Master Sign Plan & Policy Monument Sign The development shall have one monument sign to be shared by a private agreement between the Master Developer and Tenants. The Tenants shall be allowed space in the sign panel area of the Monument sign. The monument shall be strategically placed per a municipally approved Landscape Plan in an approximate location shown attached on (Exhibit A) on the northwest corner of Lexington Avenue and Grey Fox Road. The monument sign may be smaller based on economic conditions and demand at the sole discretion of the Master Developer but, may not be larger. In the event the monument sign is smaller than shown on Exhibit B, it shall retain a similar style and structure. Building Signs All building signs must meet Municipal Code except that all signs must be LED-lit. Buildings may utilize raceways or attach individually lit letters directly to the building in their sign area. Buildings may use logos as part of their signs, so long as their signs conform to Municipal Code. Buildings may use any color for their signs. Signs may not emit noise, nor shall they flash or change color. All banners and temporary signs must meet and follow Municipal Code. Directional Signs Each individual lot may use directional signs per Municipal Code, except that all signs must be LED-lit and remain within each individual lot for which they are intended. Contact: Dan Regan, principal: Launch Properties 612-987-9966 dregan@launchproperties.com EXHIBIT AExhibit A page 1 of 2Lexington AveGrey Fox Road EXHIBIT BExhibit Bpage 1 of 1 Exhibit A page 2 of 2 3,069 SFDENTAL3,508 SFRESTAURANT2,210 SFBANKMONUMENT SIGNGREY FOX ROADLEXINGTON AVE. N.LOT 1 = ±1.63 AC15' PARKING SETBACK20' PARKING SETBACK50' BUILDING SETBACK20' BUILDING SETBACK20' PARKING SETBACK50' BUILDING SETBACK20' BUILDING SETBACK10' PARKING SETBACKEXISTING BACK OF CURBPROPOSED CURBPATIOLOT 2 = ±0.87 ACCARWASH130' TUNNEL10171610168250.0' 180.0'365.6'435.6'115.9'90.4'58.8'64.9'46.0'60.5'58.8' 23.5' 23.0'18.9'16.5' 12.0'16.5'9.0'12.0' 12.0'28.0'24.0'18.0'13.0'30.0'18.0'13.0'28.0'8.5'8.4'11.5'11.5'11.0'18.0'38.0'18.0'SHEET NO.DRAWNBY:DATE:NORTHCONCEPTUALSITE PLANLAUNCH - ARDEN HILLSPREPARED FOR: LAUNCH PROPERTIESACL4/18/2022EX-138.0'338 0'380338838883838383038 000038 00388088 7UR\3DQDJLRWLVϭϮϴϵϯϵͲϮ6KHUL&KLPHOWKDQG6WRQH\EURRN2PDKD1(6):$//6,*1',63/$<6&$/(µ ·µ¶´¶ó´¶ò´¶ô´´¶ó´´´%/$&. 35(),1,6+(' ,1&+/(77(5&2,/:+,7( 35(),1,6+(' $/80,180 $/80 :+,7( µ -(:(/,7( µ%/$&. +$1/(<:+,7(/('·V/(77(56 $5( 72 %( 02817(' 72 )$6&,$ 86,1* 3523(5+$5':$5( $1')$67(1(56 121&25526,9( 5(78516%$&.6)$&(675,0&$3,//80,1$7,21,167$//$7,21/(77(563(&,),&$7,216%/$&. 35(),1,6+(' ,1&+/(77(5&2,/:+,7( 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0.3 0.2 0.1 0.0 0.00.0 0.0 0.0 0.0 0.1 0.1 0.4 1.2 1.6 1.61.10.4 0.4 0.4 0.3 0.3 0.5 0.7 0.91.1 1.11.21.5 1.5 1.41.21.11.0 1.0 0.9 0.7 0.6 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.3 0.3 0.6 0.9 1.0 0.9 0.8 0.6 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.1 0.3 0.9 1.3 1.3 0.9 0.3 0.2 0.2 0.2 0.2 0.3 0.4 0.5 0.5 0.5 0.5 0.6 0.6 0.6 0.5 0.4 0.4 0.5 0.5 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.5 0.6 0.6 0.5 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.1 0.2 0.81.1 1.10.8 0.3 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.1 0.2 0.6 0.8 0.8 0.6 0.4 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.1 0.3 0.5 0.5 0.4 0.3 0.1 0.1 0.0 0.1 0.1 0.1 0.0 0.1 0.0 0.0 0.0 0.0 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 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.2 0.2 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 0.0BUILDING LIGHTING NOT INCLUDEDBY ARCHITECT IF NEEDEDPLEASE PROVIDE DETAILED ELEVATIONSBUILDING ARCHITECTURAL LIGHTING NOT INCLUDEDBY ARCHITECT IF NEEDEDPLEASE PROVIDE DETAILED ELEVATIONSRECOMMENDED PARALLEL TO WALL MIN. PARALLEL TO WALLRECOMMENDED PERP TO WALL MIN . PERP TO WAL LMIN. BETWEEN RACKS RECOMMENDED BETWEEN RACKS HARDS CA PE NO PARKINGNO PARKINGRECOMMENDED PARALLEL TO WALL MIN. PARALLEL TO WALLRECOMMENDED PERP TO WALL MIN . PERP TO WAL LMIN. BETWEEN RACKS RECOMMENDED BETWEEN RACKS HARDS CA PE 0.00000000000.0000000000000.000000000000.00000000.00000000000000000000.00000000.10101010.3330333033303330.500500500005505050.50505050.40404040.303030333333333330.100011001010101010.1001011100010101010.00000000000000000000100.101111111100111110101010.1111111110101011010.11101010101000.00000000000000000.10101010101010101010.00000000000000000000.0000000000000.000000000000000000.00000000000000000.10101010.00000000.0000000000000.00000000.00000000.000000000.000000000.00000000.00000000000.00000000000.00000000.0.00.00.0.0..00000.0000..00...0.0.00.00.000.0.0.0000000000000000000000000.00.10.1110.22220.0.00.2020..0.20000000.220.00.220220.20...0..0.20.20.222220.1010.100.10..10.10.1000.10010.10..0.0.1100.1.1.10.10.000.10.0.10.11...0...00.00.000000000...0.0.000.0000.0000000000.......00.0.00.000.000.0000.000000.000.000.00000.0.00000.00.000000000000.000.0.00.0.00.000.00.0000.0000.0.0000.000.000000.0.0000000000.000.0.0000.0000000.00.00.00.00.00.00000..00.00000.0.0.000.00000.00000.0..000000.0.000000.00000.00..0.00.0.0.00.0.00.0.0.000000.00.000.0.0000.000..0000.00000.00000.0.0.0.0..0.0.000.00.000000..0....00000.0.0.000000.000.00.000.0.00.000.00000000.0000000.000.0.0.000.0000000.0000.0.00.0.0.0.0.00.000000.0.00.0000000000.000000.00000000000000000.0000000.00.0.0.0.0000000000000.000000.0.00.000000.00....0.00000000000000.000.0000000000000.000000.00000000000.0.00.00.0.00.0.0000.0.00.0.0000000.000.000.00000.00.00000.00.00..00.0....0000.00.00.00.00.00.000.00.0.0..00000.00.0.0..000.00000.0000.0...0..0000.00.0...000.000.0.00.0.0.0.00000000.00.00.000.0000.00..000.0..00.00.00.00000000000000000.00.00000000000000000000000.00.00000000000000000000000000000000000000000000.00.00.00.00.00.10.0.3330.3300900.909099099900090090999090090.9111.311111111111111111.31.3.30.90.90.30.30.20000000000000000.0.20.0.20.0.22222222222200.0.30.30.4000000000000000000.0.5..550.5..0.50.50.5555555555555555550.50.50.5066060.60666006666666666066060600666660.60.60.60.000000000000.000000.00.0.00.0.000.00.0.00.0..0000.000.0..0.000000000.0000.00.00000.00000..00.0.0.00.000.00....0000.000000.00000000.0000.000.00.000.0..00.0000000.0000000.00.000000000000000000000000.0000000000.1010101010.220220220220220.80808080888.888880.00.800.8....881.11111111.111111....1.1111111110.8080808080.3030303030.10101010100000.1010101010.1010101010.200.20020020022222.20.2020202020.20.202020.2000.200.222000000.2.22000.2220000..2220.2..020202020.2020202020.20202020.20020.20.2200.....220.2220.2....222000....2220.2020202020.20.202020.20000.2.2.2222000....222222..22222..22220.2020202020.00.0000000.00.0.0.00000.0.0..000.0000..0.00...000..000.00....00000.00.00.00.00.10.220.600.60.....6.66.60.0.0......00..00....0.80.80.60.40.100100.1011.10.10.10.10.10100.1.1.0111000.100011111.100.1111111111.111.0.10.10.11111.1111111111.1.1.1111.1111.111...1.11.1..10.10.10.00.1.1.1.10.0.1000.0.0.10.1.1.10.110010.10.100.10.1101.11.1.1...11100.0..0...0.1..0.10.10.101010.1.11.111.1.1.1.110.10.1.1.1.10.1.10.10000..1110.1.000.100.00000000...0.1000.10.0.1000.1010.10.10100.10.10.110000011110.1100..1.11.10100.100...11110110.1..000.1000000000000Attachment I Due to the changes of constant improvement in LED technology, all details are subject to change without notice. Consult factory for up to date information. www.iuseelite.com REFLECTOR COLORS FLANGE COLORS EMERGENCY LUMENS DIMMING CCT & DYNAMIC PLATFORMS COLOR QUALITY CRI LIFETIME DISTRIBUTIONS TRIM OPTIONS PHOTOMETRIC TESTS * Only Available on 85+ CRI ND: NarrowMD: MediumWD: Wide Candlepower Distribution Curve Candlepower Distribution Curve Candlepower Distribution Curve Based on 4000K, 90+CRI with semi-specular chrome reflector. Actual wattage may vary +/-5% Reference IES files for additional distribution curve information. RS190627/NS190711/ BB190711 900, 1200, 1500, 2000, 3000* 1 (Custom lumen packages available) CL (Semi-Specular Chrome), SHZ (Low Iridescent Satin Haze), WT (Wheat), W (White), MB (Black)#; #SPO[F Self-Flanged WH (White), SCH (Semi-Specular Chrome), SHZ (Low Iridescent Satin Haze), BK (Black) #; #SPO[F 10W - Up to 1000L Output 20W - Up to 2000L Output &.(-&%(84%54FMG%JBHOPTUJD $POTVMU'BDUPSZ 0-10V Flicker Free 1% Dimming Standard (DIM10), LUTH, LUTFTB, LUT2W, ELDO10.1, ELDODMX.1, ELDODALI.1, DIMTR , 27K, 30K, 35K, 40K, 50K, Tunable White, Dims to Warm, RGB + White 2 Step MacAdam Ellipse 90+ Standard, 98+ Optional L70 at 102,000 Hours WD (Wide Distribution), MD (Medium Distribution) and ND (Narrow Distribution) Downlight, Wall Wash, Double Wall Wash, Wet Location In Accordance with IES LM79-08, LM80 and TM-30, TM-21 FEATURES A highly sustainable and ultra-efficient architectural LED downlight that provides even, glare-free illumination. Available in a range of finishes, distributions, and lumen packages, it is ideally suited for use in corporate office space, hospitality, healthcare, commercial, academic, churches and retail. OPTICS AND REFLECTOR The reflector has a 45o visual cutoff, and is shipped standard with a Solite lens in a smooth frosted finish. Spun from 0.05” thick aluminum, with a 1-step anodized finish, and available in different colors or custom RAL finishes. Reflector flange options include self-flanged and white painted flange. Various distribution options are available, and all optics are field changeable. By Elite Lighting 4” Architectural High Lumen LED DownlightHH4-LED 4” NOMINAL LUMENS DELIVERED LUMENS WATTAGE 3000 3394 32W 2000 2144 26W 1500 1699 20W 1200 1341 16W 900 995 12W A: Height = 5-3/4” B: Trim Aperture = 4” C: Cut-Out = 4-1/2” D: Trim Outside Dia = 5-3/8” E: Width = 16” F: Length = 12-1/2” F E HH4-TL-45016TKONGUU&QYPNKIJV HH4-TL-45076TKONGUU9CNN9CUJHH4-4501(NCPIGF&QYPNKIJV HH4-4507(NCPIGF9CNN9CUJ HH4-4577(NCPIGF&QWDNG9CNN9CUJ 1 3000 Lumens is not ENERGY STAR certified HH4-45:+2QN[ECTDQPCVG CL-WH WT-WH W-WHBZ-BK BZ-BZ WT-WT MB-WH REFLECTOR/FLANGE COLORSCL-SCH CL-BK SHZ-WH CL-BZ SHZ WH SHZ-BK SHZ-SHZ MB-BK Due to the changes of constant improvement in LED technology, all details are subject to change without notice. Consult factory for up to date information. www.iuseelite.com LED DYNAMIC PLATFORM OPTIONSTunable White with Smart White Technology utilizing the Lumenetix Platform allows you to color tune the luminaire via various controls. Create the perfect environment for the desired use of the space, while maintaining a CRI of 90+ across the tunable range of 8000 to 1650K. (Click here for more details)Dims to Warm with Smart Dimming Technology. At 100% full brightness the luminaire is at 3000K. When dimmed to 1%, the light transitions to 1800K, creating a warm ambiance within the space. (Click here for more details) RGB+White with Smart Hue Technology provides full color mixing of RGB and white colors. Utilizing the Lumenetix Platform allows you to choose from unlimited RGB color options, via various controls. Ideal for Circadian Rhythm applications or to create the perfect human centric environment. (Click here for more details) WARRANTY Five-year warranty for parts and components. (Labor not included) LISTINGS c-UL-us - Listed for Wet Location if used with HH4-4501 Trim. c-UL-us - Listed for Feed Through Wiring. U.S Patent No. - D685,118S CP-City of Chicago Environmental Air (CCEA) marking for plenum applications. Energy Star and California Title 24 compliant Optional Black color trim is not ENERGYSTAR certified and won’t meet the requirement. THERMAL MANAGEMENT SYSTEMPassive cooling Diecast Aluminum Heat Sink, LED light engine and driver are replaceable, upgradeable, and can be accessed from below the ceiling. The consistency in the quality of light is delivered with precision performance by the use of a unique locking mechanism that aligns the reflector with the light engine. MOUNTING FRAME & BRACKETSThe downlight mounting frame is a fabricated assembly constructed of 16-gauge steel, with C-channel mounting brackets, included. The versatility of the mounting brackets allow for an adjustability of up to 28” horizontally, and 2-3/4” vertically, locking into place. With the added die-formed construction of the mounting frame, it provides maximum heat dissipation and rust protection. DRIVER ELECTRICAL INFORMATION The LED driver is rated for 50 to 60Hz at 120V/277V, also available in 347V input, produces less than 20%THD, has a power factor between 90% and 100%, and is thermally protected for additional safety. Junction box and Driver can be accessed from below the ceiling and above the ceiling. Junction Box is Listed for through branch circuit wiring. DIMMING & DRIVER INFORMATION DIM10 - 0-10V dimming on either MVOLT 120, 277 or 347V. Dimmable down to 1% of initial lumens, standard. DIMTR - Triac & Electronic low voltage dimming. Available in 120V, and up to 3000 lumens only. LUT2W - Lutron LTEA2W Hi-Lume 1%. 2-wire LED Driver Forward Phase Control, 1% dimming in 120V only. LUTH - Lutron LDE1 Hi-Lume Eco System. 1% dimming with Soft in Fade to Black dimming technology. LUTFB - Lutron PEQ0 Hi-Lume Premier Eco System. 0.1% dimming with Soft in Fade to Black dimming technology. Available on all luminaires up to 20 watts. ELDO10.1 - EldoLED SoloDrive 0-10V. Dimming down to 0.1%. DALI - DALI DT6, DT8 dimming down to 1%. ELDODMX - EldoLED PowerDrive dimming down to 0.1%. Please see EldoLED website for wiring diagrams and a list of compatible DMX and DALI control systems. By Elite Lighting HH4-LED4” Architectural High Lumen LED Downlight 4” Example: HH4-LED-2000L-DIM10-MVOLT-MD-40K-90-HH4-4501-CL-WH SERIES LUMENS DRIVER VOLTAGE CCT EMERGENCY TRIM TYPE REFLECTOR/FLANGE COLORS HH4-LED R 900L R 1200L R 1500L R 2000L R 3000L* 5 R DIM10 R DIMTR 1 R LUTH 2 R LUT2W 1 R LUTFTB 6 R ELDO10-.1 2 R ELDODALI-.1 2 R ELDODMX-.1 2 R 120 R 277 R MVOLT R 347 (DIM10 only) R 22K R 27K R 30K R 35K R 40K R 50K 3 R HH4-4501 Flanged Downlight R HH4-4507 Flanged Wall Wash R HH4-4577 Flanged Double Wall Wash R 4 Polycarbonate “Dead Front” Trim with Tempered Albalite Lens R CL-WH R CL-SCH R CL-BK R CL-BZ R SHZ-WH R SHZ-SHZ R SHZ-BK R WT-WH R WT-WT R CL R MB R SHZ R WH R W-WH R MB-WH* R MB-BK* R BZ-BK R BZ-BZ * Black color trim is not ENERGYSTAR certified R WH R SCH R BKRBZ R SHZOPTICS CRI OPTIONS R WD R MD R ND R 90+ R 98+4 R CP (Chicago Plenum) TRIMLESS R HH4-TL-4501 Trimless Downlight R HH4-TL-4507 Trimless Wall Wash 1 DIMTR and LUT2W are available in 120V only 2 LUTH, ELDO10-.1, ELDODALI-.1, and ELDODMX-.1 are available in 120V and 277V 3 50K series are available with 85+ CRI only 4 98+ CRI is available in 27K, 30K and 40K only 5 3000 Lumens is not energy Star certified 6 LUTFTB Available for luminaires up to 1500L * Only Available on 85+ CRI -Reference last page for Control Options Typical lumen output of the luminaire is up to 1000L with EMG-LED-10W option & 2000L with EMG-LED-20W option in emergency mode. Contact the factory for details. Remote mounted installation *Consult Factory for Self Diagnostic R EMG-LED-10W R EMG-LED-20W R R R EMG-LED-G2-10W-SDT* TRIMLESS FINISH FLANGE COLORS Due to the changes of constant improvement in LED technology, all details are subject to change without notice. Consult factory for up to date information. www.iuseelite.com By Elite Lighting 4”4” Architectural High Lumen LED DownlightHH4-LEDHH4-LED-3000L-DIM10-MVOLT-ND-40K-80-HH4-4501-CL-WH TEST NO.: EL011931INPUT WATTS: 32.5 LUMENS: 3394 CRI: 80 EFFICACY: 104 CCT: 4000K SPACING CRITERIA: 0.68Candle Power Distribution (Candelas) RC - Ceiling Cavity Reflectance RW - Wall ReflectanceROOM CAVITY RATIOCoefficients of Utilization - Zonal Cavity Method Effective Floor Cavity Reflectance 0.20 Zonal Lumens Summary 0Candela TabulationLumens Per ZoneZoneLumens0-10 556.5210-20 1145.4220-30 967.2630-40 443.6840-50 204.1350-60 54.3560-70 16.6770-80 4.2680-90 1.98Luminance (Average candela/M2)Anglein Degrees Average0ºAverage45ºAverage90º45 36201 40313 59400557212 13319 15011652565 3279 7949751244 1870 239585519 3765 4487 0 6170.9056260.87154115.63252139.0835507.5445203.595532.90658.62752.56850.36 90 0.11 RC 80% 70% 50% 30% 10% 0% RW 70% 50% 30% 10% 70% 50% 30% 10% 50% 30% 10% 50% 30% 10% 50% 30% 10% 0% 0 119 119 119 119 116 116 116 116 111 111 111 106 106 106 102 102 102 100 1 114 111 109 107 111 109 107 105 105 103 102 101 100 99 98 97 96 94 2 109 104 100 97 106 102 99 96 99 96 94 96 94 92 93 92 90 88 3 104 98 93 89 102 96 92 89 94 90 87 91 88 86 89 87 85 83 4 999287 83 979186 82 8985 81 8783 80 8582 80 78 5 948781 77 938681 77 8480 76 8279 76 8178 75 74 6 908277 73 898176 72 8075 72 7874 71 7774 71 70 7 867872 68 857772 68 7671 68 7571 67 7470 67 66 8 837468 65 827368 65 7268 64 7167 64 7067 64 62 9 797065 61 787065 61 6964 61 6864 61 6763 61 59 10 76 67 62 58 75 67 62 58 66 61 58 65 61 58 65 61 58 57 Zone Lumens %Lamp %Fixt0-20 1701.94 50.10 50.100-30 2669.2 78.60 78.600-40 3112.88 91.70 91.700-60 3371.36 99.30 99.300-80 3392.3 99.90 99.900-90 3394.27 100.00 100.00157031394709 6279 90º 80º 70º 60º 50º 40º 30º 20º 10º Cone of Light BEAM DIA. MEASURED AT 50% OF NADIR F.C. (FT.)Distance to Plane (FC.) Initial Footcandle at Nadir (FT.) Beam Vert. Spread (FT.) Beam Horiz. Spread 2 1543 1.4 1.4 4 386 2.8 2.7 6 171 4.2 4.1 8 96.4 5.6 5.5 10 61.7 7 6.8 12 42.9 8.5 8.2 HH4-LED-3000L-DIM10-MVOLT-MD-40K-80-HH4-4501-CL-WH TEST NO.: EL011930 INPUT WATTS: 32.5 LUMENS: 3219 CRI: 80 EFFICACY: 99 CCT: 4000K SPACING CRITERIA: 0.80 Candle Power Distribution (Candelas) RC - Ceiling Cavity Reflectance RW - Wall ReflectanceROOM CAVITY RATIOCoefficients of Utilization - Zonal Cavity Method Effective Floor Cavity Reflectance 0.20 Zonal Lumens Summary 0 Candela TabulationLumens Per Zone Zone Lumens 0-10 381.93 10-20 943.57 20-30 972.99 30-40 574.56 40-50 260.76 50-60 61.61 60-70 17.62 70-80 4.23 80-90 1.87 Luminance (Average candela/M2) Angle in Degrees Average 0º Average 45º Average 90º 45 43102 49739 69914 55 7569 15134 16416 65 2562 3323 8571 75 1248 1861 2322 85 519 3433 4068 0 4152.88 5 4102.36 15 3431.97 25 2073.84 35 760.44 45 242.40 55 34.53 65 8.61 75 2.57 85 0.36 90 0.12 RC 80% 70% 50% 30% 10% 0% RW 70% 50% 30% 10% 70% 50% 30% 10% 50% 30% 10% 50% 30% 10% 50% 30% 10% 0% 0 119 119 119 119 116 116 116 116 111 111 111 106 106 106 102 102 102 100 1 113 111 108 106 111 109 106 104 105 103 101 101 99 98 97 96 95 93 2 108 103 99 96 106 101 98 94 98 95 92 95 93 90 92 90 89 87 3 102 96 91 87 100 95 90 86 92 88 85 90 86 84 87 85 82 81 4 979084 80 958983 79 8682 79 8481 78 8379 77 75 5 928478 74 918378 74 8177 73 8076 72 7875 72 70 6 887973 69 867873 68 7772 68 7571 68 7470 67 66 7 847468 64 827468 64 7267 64 7167 63 7066 63 62 8 807064 60 787064 60 6863 60 6763 59 6662 59 58 9 766660 56 756660 56 6560 56 6459 56 6359 56 54 10 72 63 57 53 71 62 57 53 62 57 53 61 56 53 60 56 53 51 Zone Lumens %Lamp %Fixt 0-20 1325.49 41.20 41.20 0-30 2298.48 71.40 71.40 0-40 2873.04 89.20 89.20 0-60 3195.41 99.30 99.30 0-80 3217.25 99.90 99.90 0-90 3219.12 100.00 100.00 1038 2076 3115 4153 90º 80º 70º 60º 50º 40º 30º 20º 10º Cone of Light BEAM DIA. MEASURED AT 50% OF NADIR F.C. (FT.)Distance to Plane (FC.) Initial Footcandle at Nadir (FT.) Beam Vert. Spread (FT.) Beam Horiz. Spread 2 1038 1.9 1.9 4 260 3.9 3.8 6 115 5.8 5.7 8 64.9 7.7 7.6 10 41.5 9.6 9.5 12 28.8 11.6 11.4 HH4-LED-3000L-DIM10-MVOLT-WD-40K-80-HH4-4501-CL-WH TEST NO.: EL011929 INPUT WATTS: 32.6 LUMENS: 2945 CRI: 80 EFFICACY: 90 CCT: 4000K SPACING CRITERIA: 1.04 Candle Power Distribution (Candelas) RC - Ceiling Cavity Reflectance RW - Wall ReflectanceROOM CAVITY RATIOCoefficients of Utilization - Zonal Cavity Method Effective Floor Cavity Reflectance 0.20 Zonal Lumens Summary 0 Candela TabulationLumens Per Zone Zone Lumens 0-10 216.98 10-20 631.22 20-30 875.76 30-40 746.78 40-50 365.81 50-60 81.17 60-70 21.33 70-80 4.50 80-90 1.80 Luminance (Average candela/M2) Angle in Degrees Average 0º Average 45º Average 90º 45 62264 77268 86719 55 9027 20993 21528 65 2782 3695 10901 75 1307 1880 2303 85 548 3073 3607 0 2266.06 5 2267.18 15 2253.87 25 1927.37 35 1137.92 45 350.17 55 41.18 65 9.35 75 2.69 85 0.38 90 0.14 RC 80% 70% 50% 30% 10% 0% RW 70% 50% 30% 10% 70% 50% 30% 10% 50% 30% 10% 50% 30% 10% 50% 30% 10% 0% 0 119 119 119 119 116 116 116 116 111 111 111 106 106 106 102 102 102 100 1 113 110 107 105 110 108 105 103 104 102 100 100 98 97 96 95 94 92 2 107 101 97 93 104 100 96 92 96 93 90 93 91 88 90 88 86 85 3 101 93 88 84 98 92 87 83 89 85 82 87 83 80 85 82 79 77 4 958680 76 938580 75 8378 74 8177 73 7975 72 71 5 898074 69 877973 68 7772 68 7571 67 7470 67 65 6 847468 63 827367 63 7266 62 7066 62 6965 61 60 7 796962 58 786862 58 6761 57 6661 57 6560 57 55 8 756458 53 746458 53 6357 53 6256 53 6156 53 51 9 716054 49 706054 49 5953 49 5853 49 5752 49 47 10 67 57 50 46 66 56 50 46 55 50 46 54 49 46 54 49 45 44 Zone Lumens %Lamp %Fixt 0-20 848.20 28.80 28.80 0-30 1723.95 58.50 58.50 0-40 2470.74 83.90 83.90 0-60 2917.72 99.10 99.10 0-80 2943.56 99.90 99.90 0-90 2945.36 100.00 100.00 575 1150 1725 2300 90º 80º 70º 60º 50º 40º 30º 20º 10º Cone of Light BEAM DIA. MEASURED AT 50% OF NADIR F.C. (FT.)Distance to Plane (FC.) Initial Footcandle at Nadir (FT.) Beam Vert. Spread (FT.) Beam Horiz. Spread 2 567 2.7 2.9 4 142 5.4 5.9 6 62.9 8.1 8.8 8 35.4 10.7 11.7 10 22.7 13.4 14.6 12 15.7 16.1 17.6 Due to the changes of constant improvement in LED technology, all details are subject to change without notice. Consult factory for up to date information. www.iuseelite.com 1- Luminaire will be shipped with Powerpacks pre-installed, ready to be integrated to designated contol systems2- Luminaire will be shipped with Sensors installed on the luminaire, allowing for individual luminaire control. Luminaires will be ready to be integrated withdesignated control systems3- Luminaire will be shipped with Sensors to be remotely installed on the ceiling. Luminaires will be ready to be integrated with designated control systemsBRAND CONTROL UNIT R LEDRULED Relay Zone Controller 0-10V 1 R FCJS-010Lutron Vive 0-10V Individual Pow Pak (Luminare is shipped Vive Enabled) 1 4 R CU-4E-FMH Fixture Mount Control Unit 1 5 R ZL027 –N0WIntellect Power Control Module 1 6 R EN-WCM2-ZB-DRWireless Control Module 1 7 R SBR -BS Xitanium SR Bridge 1 8 R LMFC-011ON/OFF/0-10V dimming fixture controller 1 9 R EN- ALC-ZB-BK-DR Wireless Area Lighting Control Module 1 7 R LEDDU LED Zone Controller 0-10V 1 R FCJS-ECO Lutron Vive Eco-system Pow Pak (Luminare is shipped Vive Enabled) 1 4 R ZL027 –N0W Intellect Power Control Module 1 6 R ZBHA-CLM-DIM-ENC Connected Lighting Module DIM 1 7 INTEGRAT SENSOR N/A N/A N/A N/A N/A N/A N/A *WIRELESS OCCUPANCY SENSOR R EOSCU-W-EO Occupancy Sensor - Ceiling Mounted (Must be specified with LEDRU or LEDDU control unit) 3 N/A N/A N/A N/A N/A R LMDC-100 Dual technology PIR Ceiling Mount Occupancy Sensor 3 *WIRELESS DAYLIGHT SENSOR R ELLSU-W-EO Light Level Sensor - Ceiling Mounted (Must be specified with LEDRU or LEDDU control unit) 3 N/A N/A N/A N/A N/A R LMLS-400 Single zone switching and dimming digital photosensor 3 *WIRELESS OCCUPANCY & DAYLIGHT SENSOR N/A N/A R SU-5E-IoT IoT Node Micro Sensor 3 R SU-5E-CL Connected Lighting Micro Sensor 3 R SU-5E-IL Independent Lighting / Enlighted One Micro Sensor 3 R SU-5S-H-(IoT/CL/IL) Surface Mount Sensor 3 (Must be specified with CU- 4E-FMH Control Unit) R ZL00J -T0W Intellect Intelligent Fixture Control System 3 (Must be specified with ZL027 –N0W Control Unit) R EN-CLM-PIR-DD-ZB SensiLUM™ Wireless Integrated Sensor R EN-SCPPH-1500-ZB Wireless Passive Infrared Occupancy and Photo Sensors 3 (Must be specified with EN-WCM2-ZB-DR or EN- ALC-ZB-BK-DR Control Unit) R SNS200- CMP SNS200 for grouping 3 N/A ACCESORIES N/A N/A R TMC-SU-5E Tile Mount Carrier R CBL-5E-CU4-30N 30 inch Sensor Cable for CU-4 and IoT ReadyTM drivers R CBL-5E-CU4-7F 7 foot Sensor Cable for CU-4 and IoT ReadyTM drivers N/A N/A N/A N/A NOTES N/A 4- Luminaire will be compatible with Lutron LRF2-OCR2B-P-WH Ceiling mount360° occupancy/va- cancy sensor & LRF2-DCRB- WH Ceiling-mount daylight sensor. Sensors must be ordered through Lutron. 5- Luminaire will be compatible with ENLIGHTED SU-5E-IoT, SU-5E-CL, SU-5E-IL, SU- 5S-H, Sensors. 6-Luminaire will be compatible with Leviton Intellect App & Keypad Room Controller 7-Luminaire will be compatible with EN-SCPPH-1500-ZB Wireless Passive Infrared Occupancy and Photo Sensors 8-Luminaire will be compatible with Philips ͤHOGDQG wireless switch. 9-Luminaire will be compatiable with DLM Room control system LMPB-100. DLM control system must be orderd through Legrand. 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Date License No. 56767 3 Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 TABLE OF CONTENTS INTRODUCTION ............................................................................................................................................ 4 EXISTING ROADWAY CONDITIONS ................................................................................................................. 4 Existing Roadways ................................................................................................................................. 4 Existing Traffic Volumes ........................................................................................................................ 4 Background Growth and Committed Traffic........................................................................................... 5 Pedestrians And Bicycles ...................................................................................................................... 5 PROPOSED DEVELOPMENT ........................................................................................................................... 5 Site Trip Generation ............................................................................................................................... 5 Site Trip Distribution ............................................................................................................................... 6 Site Accesses and Assignment ............................................................................................................. 6 CAPACITY ANALYSIS .................................................................................................................................... 7 Opening Year (2023) No-Build Conditions ............................................................................................ 8 Opening Year (2023) Build Conditions .................................................................................................. 8 Design Year (2040) No-Build Conditions ............................................................................................... 9 Design Year (2040) Build Conditions ................................................................................................... 10 CONCLUSIONS AND RECOMMENDATIONS ..................................................................................................... 12 APPENDIX .................................................................................................................................................. 12 APPENDIX A. Exhibits B. Turning Movement Counts C. Site Layout Exhibit D. SimTraffic Analysis Results Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 4 INTRODUCTION Launch Properties is proposing a 3,070-square foot medical-dental office building, a one tunnel car wash, a 2,210-square foot walk-in bank, and a 3,510-square foot restaurant with a drive through on the northwest corner of the intersection of Lexington Avenue & Grey Fox Road in Arden Hills, MN. The existing site is an approximately 56,000-square foot, industrial use building. Exhibit 1 shows the proposed project location. All exhibits are included in Appendix A. EXISTING ROADWAY CONDITIONS The proposed development is located on the northwest corner of Lexington Avenue & Grey Fox Road in Arden Hills, Minnesota. The following existing intersections will be included in the traffic capacity analysis: x Lexington Avenue and Grey Fox Road x Grey Fox Road and Site Access 1 The study intersections listed above are shown in Exhibit 1. EXISTING ROADWAYS Access to the development will be on Grey Fox Road. The following provides a detailed description of the surrounding roadways. Lexington Avenue (CSAH 51) is currently a north-south five-lane undivided County State Aid Highway (CSAH) with two lanes in each direction and a two way left turn lane, however in spring of 2022 construction is planned to convert the roadway to a four-lane divided roadway. These geometric changes will be incorporated into the Opening Year (2023) and Design Year (2040) models. The MnDOT Functional Classification System Map classifies Lexington Avenue as a Minor Arterial Roadway. The MnDOT Traffic Mapping Application reports an annual average daily traffic (AADT) of 21,300 vehicles per day (vpd) in 2019 on Lexington Avenue. The posted speed limit on Lexington Avenue is 40 miles per hour (mph). Grey Fox Road is a two-lane east-west roadway with one lane in each direction. Grey Fox Road is classified as a Local Road according to the MnDOT Functional Classification System Map. The MnDOT Traffic Mapping Application reports the AADT on Grey Fox Road as 3,450 vpd in 2017. The current posted speed limit on Grey Fox Road is 30 mph. Exhibit 2 provides the future intersection geometry and intersection control for the study intersections. EXISTING TRAFFIC VOLUMES To analyze the traffic operations at the study intersection, weekday peak period turning movement counts were collected on Thursday, June 17, 2021. Exhibit 3 provides a summary of the weekday AM and PM peak hour turning traffic volumes. The turning movement count data is provided in Appendix B. The network AM peak hour was determined to be 8:00 AM to 9:00 AM and the network PM peak hour was determined to be 4:15 PM to 5:15 PM. The 2021 turning movement counts were compared to historic AADT on Lexington Avenue and Grey Fox Road and 2018 turning movement counts in the area to determine if there are still variations in traffic 5 Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 volumes due to COVID-19. Overall, the 2021 turning movement counts were greater than historic AADT and the peak hour volumes were similar to the 2018 turning movement counts so an adjustment factor was not applied to the turning movement counts. BACKGROUND GROWTH AND COMMITTED TRAFFIC Historical AADT data provided by MnDOT’s Interactive Traffic Mapping Application and the Lexington Station Phase 3 Traffic Study conducted by SRF in February 2021 were reviewed to develop a background growth rate to forecast peak hour volumes at the study intersections for Opening Year (2023) and Design Year (2040). Based on historic growth rates and prior traffic study, a 0.5% annual growth rate was applied to the Existing (2021) traffic volumes to develop the Opening Year (2023) and Design Year (2040) turning movement volumes. In addition to background growth, the trips generated by the Phase 3 of the Lexington Station Development were added to study intersections, these trips were assigned as documented in the Lexington Station Phase 3 Traffic Study for all analysis scenarios. With the reconstruction of Lexington Avenue, the access approximately 500 feet south of the Lexington Avenue & Grey Fox Road, that serves Cub Foods and the strip mall to the south will be converted to a ¾ access. This would result in the eastbound left turning traffic destined to the north at the access to reroute to the Grey Fox Road & Lexington Avenue signal. The redistributed exiting volumes were taken from the Lexington Avenue Reconstruction (I-694 to CR E) Traffic Study completed in April 2019 by Alliant Engineering; these redistributed trips were included at the study area intersections for all analysis scenarios. Exhibit 4 shows the Opening Year No-Build (2023) turning movement volumes and Exhibit 5 shows the Horizon Year No-Build (2040) turning movement volumes. PEDESTRIANS AND BICYCLES There is an existing trail on the east side of Lexington Avenue, on the west side of Lexington Avenue there is a sidewalk south of Grey Fox Road. There are marked crosswalks and pedestrian push-buttons on all approaches of Lexington Avenue & Grey Fox Road. There are no sidewalks adjacent to the site on Grey Fox Road. With the Lexington Avenue Reconstruction Project that is scheduled to be constructed in 2022, pedestrian facilities will be improved. Additionally, the sidewalk west of Lexington Avenue will be extended to the north to Red Fox Road, providing pedestrian facilities on both sides of Lexington Avenue. An east-west sidewalk is proposed running east-west along the southern boundary of the proposed site (i.e. on the north side of Grey Fox Road) that would provide a pedestrian facility along Grey Fox Road. PROPOSED DEVELOPMENT SITE TRIP GENERATION The trip-generating potential of the proposed development was calculated using the Institute of Transportation Engineers (ITE) Trip Generation Manual, Eleventh Edition. Generally, standard ITE trip rates were used to develop the anticipated total trips generated by the site. However, due to the lack of trip generation data during the AM peak hour of the adjacent street traffic for the Walk-in bank, trip generation data for the bank is from the peak hour of the generator. Additionally, due to a lack of AM peak hour data Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 6 for the Automated Car Wash land use, the PM peak hour data was used for the AM peak hour. Both trip generation approximations are anticipated to be conservative assumptions. Trip generation data was based on ITE Land Use Code (LUC 720) (Medical-Dental Office Building), ITE (LUC 911) (Walk-in Bank), and ITE (LUC 934) (Fast Food Restaurant with Drive Through), and ITE (LUC 948) (Automated car Wash) were used to calculate the trip generation potential of the site. Table 1 provides a summary of the number of trips anticipated to be generated during the weekday AM and PM peak hours. As shown, the site is anticipated to generate 295 new trips during the AM peak hour (153 entering, 142 exiting) and 264 new trips during the PM peak hour (132 entering, 132 exiting). Table 1 – Site Trip Generation For this analysis, it was assumed that all site trips will be vehicle trips. To be conservative, it was assumed that all site trips would be new trips and no mode split reductions for trips via transit, bike or walking were used. SITE TRIP DISTRIBUTION The site trips were distributed to the adjacent roadways based on the current traffic patterns in the area and a general assessment of the major regional roadways surrounding the study area. In general, the following global trip distribution was assumed for the development: x 50% to/from the north on Lexington Avenue x 40% to/from the south on Lexington Avenue x 10% to/from the west on Grey Fox Road The trip distribution for the site-generated traffic is shown in Exhibit 6. SITE ACCESSES AND ASSIGNMENT The site will include two (2) accesses. Access 1 will be located on the north side of Grey Fox Road, approximately 240 feet west of Lexington Avenue, with one egress lanes and one ingress lane. Access 1 will be aligned with the existing grocery access to the south to minimize conflict areas. Access 2 will also be located on Grey Fox Road, approximately 360 feet west of Lexington Avenue, with one egress lane and one ingress lane. Land Use Description Intensity AM Peak Hour PM Peak Hour In Out Total In Out Total Medical-Dental Office Building (LUC 720) 3,070 S.F. 8 2 10 4 8 12 Walk-in Bank (LUC 911) 2,210 S.F. 26 24 50 29 29 58 Fast Food Restaurant with Drive Through (LUC 934) 3,510 S.F. 80 77 157 60 56 116 Automated Car Wash (LUC 948) 1 Car Wash Tunnel 39 39 78 39 39 78 Total Site Generated Trips 153 142 295 132 132 264 7 Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 Additionally, all three of the existing accesses are proposed to be removed, including the access located approximately 60 feet west of Lexington Avenue. The proposed site plan is included in Appendix C. The site trips were assigned to the study intersections as shown in Exhibit 7. CAPACITY ANALYSIS A capacity analysis was performed to quantify the delay and level of service at the study intersections during the weekday AM and PM peak hours. The capacity analysis was performed using Synchro/SimTraffic. Existing signal timings used in the analysis were provided by Ramsey County. The capacity of an intersection quantifies its ability to accommodate traffic volumes and is measured in average delay per vehicle. It is expressed in terms of level of service (LOS) which ranges from A to F, with LOS A as the highest (best traffic flow and least delay), LOS E as saturated or at-capacity conditions, and LOS F as the lowest (oversaturated conditions). The LOS grades shown below, which are provided in the Transportation Research Board’s Highway Capacity Manual (HCM), quantify and categorize the driver’s discomfort, frustration, fuel consumption, and travel times experienced as a result of intersection control and the resulting traffic queuing. A detailed description of each LOS rating can be found in Table 2. The range of control delay for each rating (as detailed in the HCM) is also shown in Table 2. Because signalized intersections are expected to carry a larger volume of vehicles and stopping is required during red time, higher delays are tolerated for the corresponding LOS ratings. Table 2 – Level of Service Information Level of Service Average Control Delay (seconds/vehicle) Description A 0-10 (Unsignalized); 0-10 (Signalized) Minimal control delay; traffic operates at primarily free-flow conditions; unimpeded movement within traffic stream. B >10-15 (Unsignalized); >10-20 (Signalized) Minor control delay at signalized intersections; traffic operates at a fairly unimpeded level with slightly restricted movement within traffic stream. C >15-25 (Unsignalized); >20-35 (Signalized) Moderate control delay; movement within traffic stream more restricted than at LOS B; formation of queues contributes to lower average travel speeds. D >25-35 (Unsignalized); >35-55 (Signalized) Considerable control delay that may be substantially increased by small increases in flow; average travel speeds continue to decrease. E >35-50 (Unsignalized); >55-80 (Signalized) High control delay; average travel speed no more than 33 percent of free flow speed. F >50 (Unsignalized); >80 (Signalized) Extremely high control delay; extensive queuing and high volumes create exceedingly restricted traffic flow. Traffic models for each scenario were developed using Synchro/SimTraffic, and the delay and queueing were evaluated for each scenario. Due to the scheduled reconstruction of Lexington Avenue in 2022, the existing conditions were not analyzed. The scenarios that were analyzed are as follows: x Opening Year (2023) No-Build x Opening Year (2023) Build x Design Year (2040) No-Build Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 8 x Design Year (2040) Build OPENING YEAR (2023) NO-BUILD CONDITIONS A capacity analysis was performed for Opening Year (2023) No-Build conditions in order to develop baseline operating conditions for the opening year. The analysis was performed using Synchro/SimTraffic. The existing study intersections were modeled with the existing geometry and intersection control. The intersection of Lexington Avenue & Grey Fox Road used the geometry and intersection control from the Lexington Avenue Reconstruction (I-694 to CR E) project. The traffic volumes are provided in Exhibit 4. The results of the analysis are provided in Table 3. Table 3 – Opening Year (2023) No-Build Intersection Analysis Intersection Control Approach Operations by Movement Overall Intersection Left Through Right Delay (sec/veh) LOS Delay (sec/veh) LOS Delay (sec/veh) LOS Delay (sec/veh) LOS AM Peak Hour Lexington Avenue & Grey Fox Road Signal EB 41.6 D 33.2 C 6.4 A 6.3 A WB 42.0 D 38.6 D 6.6 A NB 6.0 A 3.3 A 0.8 A SB 5.8 A 3.1 A 0.8 A Grey Fox Road & Site Access 1 (East) Side Street Stop EB 0.9 A 0.7 A 0.1 A 6.3 A WB 1.0 A 0.5 A 0.5 A NB 4.3 A - - 2.9 A SB 5.5 A 6.3 A 2.8 A PM Peak Hour Lexington Avenue & Grey Fox Road Signal EB 38.2 D 26.6 C 8.9 A 10.6 B WB 35.4 D 35.0 C 7.5 A NB 13.3 B 8.4 A 1.5 A SB 14.0 B 6.9 A 1.3 A Grey Fox Road & Site Access 1 (East) Side Street Stop EB 1.1 A 1.4 A 0.1 A 6.8 A WB 1.3 A 0.5 A 0.4 A NB 5.7 A 5.6 A 5.6 A SB 2.3 A 6.8 A 3.3 A For Side Street Stop intersections, the worst individual movement was reported for the overall intersection LOS Based on the Opening Year (2023) No-Build capacity analysis, the study intersections are anticipated to operate at LOS B or better in the AM peak hour and in the PM peak hour. Additionally, all individual movements are anticipated to operate at a LOS D or better. The SimTraffic reports are provided in Appendix D. All 95th percentile queues are anticipated to remain within their respective storage bays. OPENING YEAR (2023) BUILD CONDITIONS Opening Year (2023) Build conditions were analyzed to determine any traffic impacts from the addition of the site traffic to the study intersections. The site accesses were modeled as side street stop control. Opening Year (2023) Build turning movement volumes were developed by adding the site trips in Exhibit 7 to the Opening Year (2023) No-Build turning movement volumes in Exhibit 4. The Opening Year (2023) Build turning movement volumes are shown in Exhibit 8. The results of the analysis are provided in Table 4. 9 Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 Table 4 – Opening Year (2023) Build Intersection Analysis Intersection Control Approach Operations by Movement Overall Intersection Left Through Right Delay (sec/veh) LOS Delay (sec/veh) LOS Delay (sec/veh) LOS Delay (sec/veh) LOS AM Peak Hour Lexington Avenue & Grey Fox Road Signal EB 37.8 D 25.6 C 6.5 A 9.2 A WB 38.3 D 31.0 C 5.5 A NB 10.1 B 5.0 A 1.2 A SB 7.1 A 6.3 A 1.6 A Grey Fox Road & Site Access 1 (East) Side Street Stop EB 2.4 A 0.3 A 0.0 A 5.7 A WB 2.2 A 1.2 A 0.6 A NB 4.6 A - - 3.6 A SB 5.7 A - - 4.5 A Grey Fox Road & Site Access 2 (West) Side Street Stop EB 2.4 A 0.4 A - - 2.8 A WB - - 0.3 A - - NB - - - - - - SB - - - - 2.8 A PM Peak Hour Lexington Avenue & Grey Fox Road Signal EB 33.5 C 27.6 C 9.4 A 13.7 B WB 31.2 C 62.1 E 8.1 A NB 16.2 B 11.3 B 1.9 A SB 15.5 B 12.6 B 2.4 A Grey Fox Road & Site Access 1 (East) Side Street Stop EB 1.5 A 1.3 A 0.1 A 9.9 A WB 2.2 A 1.1 A 0.6 A NB 8.9 A 9.5 A 7.5 A SB 9.9 A - - 5.7 A Grey Fox Road & Site Access 2 (West) Side Street Stop EB 2.1 A 0.5 A - - 2.6 A WB - - 0.5 A - - NB - - - - - - SB - - - - 2.6 A For Side Street Stop intersections, the worst individual movement was reported for the overall intersection LOS Based on the Opening Year (2023) Build capacity analysis, the study intersections are anticipated to operate at LOS A in the AM Peak Hour and LOS B or better in the PM Peak Hour. Additionally, all individual movements are anticipated to operate at a LOS D or better, except for the westbound through movement at the intersection of Lexington Avenue and Grey Fox Road in the PM peak hour, which operates at LOS E. The westbound through movement only has two vehicles in the PM peak hour and is therefore, not anticipated to have a significant impact on other turning movements. In the simulation, delay can fluctuate significantly based on when those two vehicles arrive within the signal timing due to the modeling nature of SimTraffic. The SimTraffic reports are provided in Appendix D. All 95th percentile queues are anticipated to remain within their respective storage bays. The eastbound approach at Lexington Avenue & Grey Fox Road should be monitored, going forward. SimTraffic is reporting a 95th percentile queue of approximately 220 feet, which has the potential to impact operations at site access 1, however SimTraffic Shows minimal delay at the site access. DESIGN YEAR (2040) NO-BUILD CONDITIONS A capacity analysis was performed for Design Year (2040) No-Build conditions in order to develop baseline operating conditions for the design year. The existing intersections were modeled with the existing geometry Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 10 and intersection control. The traffic volumes are provided in Exhibit 5. The results of the analysis are provided in Table 5. Table 5 – Design Year (2040) No-Build Intersection Analysis Intersection Control Approach Operations by Movement Overall Intersection Left Through Right Delay (sec/veh) LOS Delay (sec/veh) LOS Delay (sec/veh) LOS Delay (sec/veh) LOS AM Peak Hour Lexington Avenue & Grey Fox Road Signal EB 43.2 D 26.5 C 4.6 A 6.9 A WB 45.0 D 40.1 D 6.5 A NB 7.6 A 3.7 A 0.7 A SB 6.1 A 3.4 A 0.8 A Grey Fox Road & Site Access 1 (East) Side Street Stop EB 0.5 A 0.2 A 0.0 A 5.5 A WB 1.2 A 0.6 A 0.4 A NB 5.5 A - - 3.0 A SB 2.1 A 4.1 A 2.4 A PM Peak Hour Lexington Avenue & Grey Fox Road Signal EB 37.8 D 27.2 C 10.4 B 10.7 B WB 35.6 D 28.0 C 7.7 A NB 14.8 B 8.6 A 1.5 A SB 15.2 B 7.4 A 1.5 A Grey Fox Road & Site Access 1 (East) Side Street Stop EB 2.8 A 1.7 A 1.3 A 14.5 B WB 1.7 A 0.7 A 0.2 A NB 5.0 A 14.5 B 6.5 A SB - - 5.9 A 4.0 A For Side Street Stop intersections, the worst individual movement was reported for the overall intersection LOS Based on the Horizon Year (2040) No-Build capacity analysis, the study intersections are anticipated to operate at LOS B or better in the AM & PM peak hours. Additionally, all individual movements are anticipated to operate at a LOS D or better. The SimTraffic reports are provided in Appendix D. All 95th percentile queues are anticipated to remain within their respective storage bays. DESIGN YEAR (2040) BUILD CONDITIONS The Design Year (2040) Build traffic volumes were developed from the addition of the Design Year (2040) No-Build volumes in Exhibit 5 and the Site Trips in Exhibit 7. Exhibit 9 shows the Design Year (2040) Build turning movement volumes. The site accesses were modeled as side street stop control. The results of the analysis are provided in Table 6. 11 Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 Table 6 – Design Year (2040) Build Intersection Analysis Intersection Control Approach Operations by Movement Overall Intersection Left Through Right Delay (sec/veh) LOS Delay (sec/veh) LOS Delay (sec/veh) LOS Delay (sec/veh) LOS AM Peak Hour Lexington Avenue & Grey Fox Road Signal EB 39.2 D 21.6 C 6.1 A 9.4 A WB 37.7 D 36.5 D 5.4 A NB 9.2 A 5.4 A 1.0 A SB 7.6 A 6.5 A 1.5 A Grey Fox Road & Site Access 1 (East) Side Street Stop EB 2.0 A 0.4 A 0.0 A 5.8 A WB 2.0 A 1.1 A 0.6 A NB 4.1 A - - 3.8 A SB 5.8 A - - 3.4 A Grey Fox Road & Site Access 2 (West) Side Street Stop EB 1.8 A 0.4 A - - 2.7 A WB - - 0.3 A - - NB - - - - - - SB - - - - 2.7 A PM Peak Hour Lexington Avenue & Grey Fox Road Signal EB 33.3 C 26.1 C 10.6 B 14.5 B WB 29.3 C 21.0 C 7.6 A NB 19.3 B 12.3 B 2.1 A SB 17.2 B 13.8 B 2.7 A Grey Fox Road & Site Access 1 (East) Side Street Stop EB 1.4 A 2.2 A 0.3 A 13.8 B WB 2.2 A 1.2 A 0.7 A NB 7.2 A 8.4 A 11.7 B SB 13.8 B - - 7.7 A Grey Fox Road & Site Access 2 (West) Side Street Stop EB 3.0 A 0.7 A - - 3.0 A WB - - 0.5 A - - NB - - - - - - SB - - - - 2.5 A Based on the Design Year (2040) Build capacity analysis, the study intersections are anticipated to operate at LOS B or better in the AM and PM peak hours. The SimTraffic reports are provided in Appendix D . All 95th percentile queues are anticipated to remain within their respective storage bays. The eastbound approach at Lexington Avenue & Grey Fox Road should be monitored, going forward. SimTraffic is reporting a 95th percentile queue of approximately 225 feet, which has the potential to impact operations at site access 1, however SimTraffic Shows minimal delay at the access. Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 12 CONCLUSIONS AND RECOMMENDATIONS Launch Properties is proposing a 3,070-square foot medical-dental office building, a one tunnel car wash, a 2,210-square foot walk-in bank, and a 3,510-square foot restaurant with a drive through on the northwest corner of the intersection of Lexington Avenue & Grey Fox Road in Arden Hills, MN. The site is anticipated to generate 295 new trips during the AM peak hour (153 entering, 142 exiting) and 264 new trips during the PM peak hour (132 entering, 132 exiting). Site access is proposed to include two (2) full accesses, one of the proposed accesses will be located on Grey Fox Road 240 feet west of Lexington Avenue and access 2 will be located on Grey Fox Road approximately 360 feet west of Lexington Avenue. A capacity analysis was performed for Opening Year (2023) No-Build, Opening Year (2023) Build, Design Year (2040) No-Build, and Design Year (2040) Build. In all four scenarios, the study intersections are anticipated to operate at LOS B or better in the AM and PM peak hours. Additionally, all individual movements are anticipated to operate at LOS D or better, except the westbound through movement at Lexington Avenue & Grey Fox Road which operates at LOS E in the Opening Year (2023) Build conditions. This movement has 2 vehicles in the PM peak and can fluctuate significantly depending on the SimTraffic random seeding. The eastbound approach as Lexington Avenue & Grey Fox Road should be monitored to determine the extent of the impacts of the queue on site access 1. All other 95th percentiles queues have adequate storage capacity. It is recommended to install side street stop control at the site access. No other geometric changes are recommended as a result of the development. APPENDIX A. Exhibits B. Turning Movement Counts C. Site Layout Exhibit D. SimTraffic Analysis Results 13 Grey Fox Road Redevelopment – Arden Hills Traffic Impact Analysis │ June 2022 A. Exhibits NOT TO SCALE51COUNTYEXHIBIT 1PROJECT SITE LOCATION AND STUDY AREAARDEN HILLS, MNLEGENDProposed Site LocationStudy IntersectionsProposed Site Driveways/Study Intersections NOT TO SCALE51COUNTYEXHIBIT 2FUTURE GEOMETRY AND INTERSECTION CONTROLARDEN HILLS, MNLEGENDProject Site LocationStudy IntersectionsExisting Signal ControlExisting Stop Control NOT TO SCALE51COUNTYEXHIBIT 3EXISTING (2021) PEAK HOUR TRAFFIC VOLUMESARDEN HILLS, MNLEGENDProposed Site LocationAM (PM) Peak Hour VolumesXX (XX) NOT TO SCALE51COUNTYEXHIBIT 4OPENING YEAR (2023) NO-BUILD PEAK HOUR TRAFFIC VOLUMESARDEN HILLS, MNLEGENDProposed Site LocationAM (PM) Peak Hour VolumesXX (XX) NOT TO SCALE51COUNTYEXHIBIT 5DESIGN YEAR (2040) NO-BUILD PEAK HOUR TRAFFIC VOLUMESARDEN HILLS, MNLEGENDProposed Site LocationAM (PM) Peak Hour VolumesXX (XX) NOT TO SCALE51COUNTYEXHIBIT 6SITE TRIP DISTRIBUTIONARDEN HILLS, MNLEGENDProposed Site LocationSite Traffic DistributionInbound Site TrafficOutbound Site Traffic NOT TO SCALE51COUNTYEXHIBIT 7PROJECT TRAFFICARDEN HILLS, MNLEGENDProposed Site LocationAM (PM) Peak Hour VolumesXX (XX) NOT TO SCALE51COUNTYEXHIBIT 8OPENING YEAR (2023) BUILD PEAK HOUR TRAFFIC VOLUMESARDEN HILLS, MNLEGENDProposed Site LocationAM (PM) Peak Hour VolumesXX (XX) NOT TO SCALE51COUNTYEXHIBIT 9DESIGN YEAR (2040) BUILD PEAK HOUR VOLUMESARDEN HILLS, MNLEGENDProposed Site LocationAM (PM) Peak Hour VolumesXX (XX) Z 2550 University Avenue West | Suite 400N | St. Paul, MN 55114 Main 651.644.4389 + Fax 651.644.9446 ZHRGREEN.COM June 20, 2022 David Swearingen, PE, Public Works Director/City Engineer Arden Hills City Hall 1245 W Highway 96 Arden Hills, MN 55112 Re: Preliminary Plan Review Comments for Launch Retail – Arden Hills Development Dear David, A preliminary engineering plan review is completed on the plan sheets and reports for the Launch Retail – Arden Hills submittal (plan set dated – June 01, 2022). The submittal did not contain stormwater system information or details, so the stormwater system will need additional information to be submitted for a more thorough review. In addition, the storm water report could not be reviewed against the storm system confirm capacities, elevations, details, etc. A summary of the preliminary review comments are as follows: General Plan Review Comments 1. Additional information on the proposed storm system needs to be submitted for further review. 2. Additional storm and utility details need to be submitted for further review. 3. The stormwater report indicates a geotechnical analysis will be conducted at a later date. It also identifies the site and most likely have a very slow infiltration rate and a high runoff potential. What is the time frame for the geotech report? C000 – COVER SHEET 4. Erosion Control sheets C200 and C201 are identified in the legend but were not included in the submittal set. 5. Sheet C301-Site Details Sheet was not included in the submittal set. C001 – GENERAL NOTES 6. Erosion control plans not submitted. Need to be submitted for further erosion control notes and plan review. 7. Underground storm water system manufacturer information not submitted. Needs to be submitted for further review. 8. Geotech report not submitted. Needs to be submitted for further review. 9. Change all “his” and similar pronouns to neutral (ie. their). Attachment K David Swearingen June 20, 2022 2 C100 – DEMO PLAN 10. Remove existing fence is located outside of property limits and parking easement limits. Obtain and provide written property owner authorization to work offsite. 11. Confirm removals have been coordinated with proposed Ramsey County Lexington Ave improvements. 12. Show hydrants and utility poles on removal sheets and notes to protect. 13. Add remove existing concrete note to eastern existing driveway. 14. Extend curb removal to the entire length of the driveway removal. 15. Add sawcut or remove to next joint note for curb removals. 16. Add sawcut note for asphalt removal for water connection. 17. Add removal note to western driveway removal area. 18. Add sawcut note to the end of the curb removal locations. Curb should be removed at a joint location. C200 and C201 - EROSION AND SEDIMENT CONTROL PLANS – PHASE 1 and 2 19. Sheets missing C300 – SITE PLAN 20. 10’ parking setback line extends along north property line, but it scales at 15 ft. Confirm or correct. 21. Show traffic patterns north of proposed carwash. Is that two-way traffic? 22. Confirm apparent trash enclosure north of proposed car wash. If trash enclosure, provide truck access/turning movements to confirm they are adequate. 23. Identify the large “X” on the north end of the island between lots 1 and 2. 24. Need striping information/detail for island north of proposed retail building. 25. Dimension drive widths past island. 26. Show traffic patterns at NE corner of retail building. Is this for a drive thru? 27. Does proposed retail building have a trash enclosure? 28. Confirm sidewalk connection to Lexington matches Ramsey County proposed improvements. 29. Proposed retail building has ADA access ramps and landing in front of handicapped parking. How does landing area adequately transition to access the door to the middle retail building? 30. ADA access and pedestrian access shown from proposed retail building to parking median island. An accessible curb cut should be provided through the 3’ median. 31. Confirm the ADA landing in the center parking island is adequate. 32. Confirm standard duty asphalt is adequate cover for storm system. 33. Provide striping information and details for ADA and crosswalk striping areas. 34. Is striping needed at southern parking bump-out at car wash? Looks like striping is proposed. 35. Show traffic patterns to enter car wash. How/where do cars queue? 36. Curb section L ends at the throat of the western driveway. What is the curbing to the west, outside of the carwash area? Is a transition curb needed? 37. Provide information on what the proposed sidewalk on west end is tying into. 38. An existing utility pole is shown in the western sidewalk. Pole or sidewalk needs to be relocated. 39. 15-foot curb radii are proposed at driveways. Show truck turning movements to confirm adequate access into and out of the site with no conflicts 40. Is eastern driveway for two-way access? David Swearingen June 20, 2022 3 41. An existing utility pole conflict is shown with the proposed sidewalk at the eastern end of Grey Fox Road. Who is installing that sidewalk, Developer or County? Pole needs to be relocated. 42. Site Plan note 5 – Any structures within ROW no longer being used should not be abandoned. 43. Site Plan note 10 – provide referenced ARCH/MEP plans for lighting and site electrical review. 44. Site Plan note 12 – provide architectural plans for dumpster enclosure location and review. 45. Site Plan note 16 – ADA parking stalls are shown different sizes. Confirm requirements and provide details. C400 – GRADING PLAN 46. Only a Stormwater Management Area is noted on the plans. Need additional stormwater system information, details, structures, manufacturer information, etc. to be able to perform stormwater system review. 47. Confirm how car wash exit area will drain. Only a 0.10’ fall in about 90-feet. 48. Show flow lines in car wash driveway areas. 49. A fall od 0.02’ is shown along gutter line on curb to the west of car wash area. Add flow lines to confirm drainage. 50. Show elevations at entrance of car wash 51. Confirm what the PVC connection to car wash area is. Is it gutter, or car wash water? 52. Is car wash a self-contained unit, or how is wash area collected, treated and drained? 53. Car wash ADA parking area does not show an accessible ramp. 54. Low spot shown on western driveway at ADA ramp. No CB is shown. 55. Stormwater from driveway within property limits is draining off-site. 56. Storm system from OCS-1 is connecting to system in Lexington. Confirm this is consistent with Ramsey County plans and construction schedule or provide alternative stormwater system connection. 57. Is developer or Ramsey County constructing sidewalk and boulevard improvements along Lexington? Confirm plans are coordinated. 58. Provide pipe information for connection to proposed retail building. 59. General Grading Plan note 3 – only HDPE and PVC pipes are shown. 60. General Grading Plan note 18 – provide elevation. 61. General Grading Plan note 21 – Site has areas with less than minimum grades. 62. Stormwater Management Notes note 1 – Filtration basins are noted. Is filtration being provided? Need more information, details, calcs, etc. C401 – GRADING DETAILS 63. Only a typical section is provided for the PRINSCO HRDROSTOR HS180. Additional manufacturer and stormwater information, structure and pipe details need to be provided to complete the stormwater review. 64. Storm system appears to be a “bottomless” system. Additional manufacturer and geotechnical information and reports need to be provided to complete stormwater review. C500 – UTILITY PLAN 65. Where does water connect to carwash? David Swearingen June 20, 2022 4 66. A 10’ separation is required between water and sanitary. Only a 5’ separation is shown. Provide adequate separation. 67. Detail elevations for water connection in Grey Fox Rd. for possible conflicts. 68. No valves are shown in the water system. 69. Provide details on sanitary connection. 70. Utility Plan Notes note 18 – ARCH/MEP plans not provided for site lighting and electrical review. L100 – LANDSCAPE PLAN 71. Grey Fox Rd frontage has landscaping in driveway removal areas. Identify and subbase abatement/removals for those areas. 72. Sod areas (D) are also snow removal stockpile areas. Confirm sod is adequate or identify any specific sod requirements needed for this. STORMWATER MANAGEMENT PLAN REPORT 73. Not enough information provided for a thorough stormwater management plan report review. 74. Provide stormwater system information to review against report results. 75. Page 3 of 50, Section 2.0 states assumed soils are Group D. Group D soils have very slow infiltration rates and a high runoff potential. 76. A geotechnical analysis and report need to be provided to confirm site soils, drainage and filtration assumptions, parameters and design are adequate. NMC GREY FOX LEX LAUNCH PROPERTIES NARRATIVE 77. Page 12 of 13 - Show traffic patterns and directions on plans 78. Page 12 of 13 - Is a joint access easement needed for shared access? ALTA SURVEY 79. Existing asphalt shown outside the parking easement. PEDESTRIAN ROUTE EXHIBIT 80. No apparent adequate access for ADA parking stall for car wash 81. Where does pedestrian route go to from the center parking median island ADA ramp? 82. Provide ADA access through drive through median for pedestrian route access. SNOW STORAGE EXHIBIT 83. Snow storage is shown outside north property line. Is parking easement being utilized for snow storage? If so, does parking easement allow for snow storage? 84. Confirm manhole cap design load is adequate for anticipated vehicle use. TRAFFIC STUDY 85. Confirm ITE Trip Gen Land uses are adequate with limited AM Peak Hour data. 86. Are any additional ITE studies, local studies, etc. available to refer too? 87. Confirm 120-ft driveway separation is adequate for operations and access. 88. Provide vehicle turn analysis to confirm access in and around site. David Swearingen June 20, 2022 5 FINAL PLAT 89. Is existing parking easement remaining or being abandoned? 90. Is a joint access easement required for shared access between two separate lots? Thank you for the opportunity to perform the engineering review on the Grey Fox Rd Launch Properties development plans. If you have any questions, or need any additional information, please contact John Morast at jmorast@hrgreen.com or 763.710.1514. Sincerely, HR GREEN, INC John W. Morast, PE Regional Director