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Home My WebLink About12-06-23 PC AgendaAPPROVAL OF THE AGENDA APPROVAL OF MINUTES November 8, 2023 PC Minutes 11 -08 -23 PC MINUTES.PDF PLANNING CASES Planning Case 23 -020 –3737 Lexington Avenue N. And 1133 Grey Fox Road – Crew Carwash –Preliminary 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 Planning Case 23 -021 –Rezoning Flex Office To Neighborhood Residential For TCAAP, Zoning Code Amendment To Chapter 13, Section 1380 TCAAP Redevelopment Code And Comprehensive Plan Amendment (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 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 Kurt Weber Arlene Mitchell Joshua Collins Shelley Blilie Brad Bjorklund Steven Jones (Alt) Steve Erler (Alt) Council Liaison: Emily Rousseau Planning Commission December 6, 2023 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 can be accessed remotely by joining via Zoom To join the Zoom meeting, click this link (or copy and paste it into a new browser): https://us02web.zoom.us/j/89062262451 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: 3.B. Documents: 4. 5. 5.A. 5.B. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESNovember 8, 2023 PC Minutes11-08 -23 PC MINUTES.PDFPLANNING CASESPlanning Case 23 -020 –3737 Lexington Avenue N. And 1133 Grey Fox Road –Crew Carwash –Preliminary 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 Planning Case 23 -021 –Rezoning Flex Office To Neighborhood Residential For TCAAP, Zoning Code Amendment To Chapter 13, Section 1380 TCAAP Redevelopment Code And Comprehensive Plan Amendment (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 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 WicklundKurt WeberArlene MitchellJoshua CollinsShelley BlilieBrad BjorklundSteven Jones (Alt)Steve Erler (Alt)Council Liaison:Emily Rousseau Planning Commission December 6, 2023 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 can be accessed remotely by joining via ZoomTo join the Zoom meeting, click this link (or copy and paste it into a new browser): https://us02web.zoom.us/j/89062262451This 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: 3.B. Documents: 4. 5. 5.A. 5.B. 6. Approved: December 6, 2023 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, NOVEMBER 8, 2023 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 Brad Bjorklund (attending remotely, arrived at 6:40), Shelley Blilie, Arlene Mitchell, Kurtis Weber, and Jonathan Wicklund. Absent: Commissioner Joshua Collins. Also present were: Community Development Director Jessica Jagoe, Senior Planner Elena Fransen and Councilmember Emily Rousseau. APPROVAL OF AGENDA – NOVEMBER 8, 2023 Chair Vijums moved, seconded by Commissioner Wicklund, to approve the November 8, 2023, agenda as presented. The motion carried unanimously (5-0, Commissioner Bjorklund arrived after the motion carried). APPROVAL OF MINUTES October 4, 2023 – Planning Commission Regular Meeting Chair Vijums moved, seconded by Commissioner Weber, to approve the October 4, 2023, Planning Commission Regular Meeting as presented. The motion carried unanimously (5- 0, Commissioner Bjorklund arrived after the motion carried). PLANNING CASES A.Planning Case 23-018; Zoning Code Amendment to Chapter 13 to Allow Solar Energy Systems in Residential Districts – Public Hearing Senior Planner Fransen stated Donald Wahlberg, (“Applicant”) is proposing an amendment to the language of Chapter 13 – Zoning Code of the Arden Hills City Code to allow for the ARDEN HILLS PLANNING COMMISSION – November 8, 2023 2 accessory use of ground-mounted solar energy systems within the R-1, R-2, and R-3 residential districts in City Code Sections 1320.05 – Land Use Chart and 1325.02 – Accessory Uses. The proposed ordinance amendment would also modify Section 1380 – TCAAP Redevelopment Code (“TRC”) to allow ground-mounted solar energy systems as an accessory use with criteria within the Neighborhood 1 (“NR-1”), Neighborhood 2 (“NR-2”), and Neighborhood 3 (“NR-3”) residential districts. Senior Planner Fransen explained in September 2023, the Applicant submitted a land use application for a Zoning Code Amendment to add language to the Zoning Code for residential zoning districts that states “Ground mounted solar panels are not allowed unless their view is blocked to all parties concerned.” At the October 4, 2023 meeting of the Planning Commission, staff presented drafted language that would allow for the accessory use of ground-mounted solar energy systems through an administrative process in R-1, R-2, and R-3 zoning districts. The language also established provisions for both roof- and ground-mounted solar energy systems. The Planning Commission approved a motion to table the planning case with direction for staff to provide language for the aesthetics, visibility, and screening of ground-mounted solar energy systems, incorporate the residential districts that fall under the TRC, and consider the comments provided by All Energy Solar during the October 4, 2023 public hearing. Senior Planner Fransen reviewed the Plan Evaluation and provided the Findings of Fact for review: General Findings: 1. Donald Wahlberg, The Applicant, is proposing amendments to the language of Chapter 13 – Zoning Code of the City Code. 2. Under the City’s Zoning Code Section 1320.05, a Solar Energy System is considered a prohibited land use in the Residential Districts. 3. The Applicant is proposing an amendment to alter the Land Use Chart in Sections 1320.05 and 1325.02 of the Zoning Code to allow a Solar Energy System as an Accessory Use in the R-1, R-2, and R-3 Residential Districts. 4. The City is proposing to add special provisions for Solar Energy Systems to Section 1325.02 – Accessory Uses. 5. The City is proposing an amendment to alter the Schedule of Permitted Uses Chart in Section 1380 5.0 and 5.2 of the TCAAP Redevelopment Code to allow a Solar Energy System as an Accessory Use with Criteria in the NR-1, NR-2, and NR-3 Residential Districts. 6. The City is proposing to amend Section 1380 6.1 – General to All Zoning Districts to state that solar energy systems in NR-1, NR-2, and NR-3 are not exempt from height limitations regulated by zoning district. 7. Of 17 local communities surveyed, a majority allow for ground-mounted solar energy systems as a use in residential districts which can be approved administratively. 8. In Chapter 10 of the 2040 Comprehensive Plan – Protected Resources, “City encourages development of distributed solar energy systems that are in keeping with the community’s character and use community solar resources” is listed as an implementation strategy. 9. In Chapter 12 of the 2040 Comprehensive Plan – Resilience and Sustainability, “Encourage the use of renewable energy and work to protect access to direct sunlight for solar energy systems” is listed as an implementation strategy. ARDEN HILLS PLANNING COMMISSION – November 8, 2023 3 10. Amendments to the Zoning Code regulations require a public hearing prior to action by the City Council. 11. If the zoning amendments were approved, an Applicant would be required to apply for administrative review and approval for a Solar Energy System within the R-1, R-2, and R-3 Residential Districts and the NR-1, NR-2, and NR-3 Residential Districts. 12. The Planning Commission considered this land use application on October 4, 2023 and tabled the application with direction for staff to revise the drafted ordinance language. Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 23-018 for a Zoning Code Amendment to Chapter 13 of the Arden Hills City Code to allow Solar Energy System as an Accessory Use in the R-1, R-2, and R-3 Residential Districts and NR-1, NR-2, and NR-3 Residential Districts: 1. Recommend Approval 2. Recommend Approval with Amendments 3. Recommend Denial 4. Table Chair Vijums opened the floor to Commissioner comments. Commissioner Weber asked if the lack of screening within an application would require a variance. Senior Planner Fransen reported this would be based on the design of the solar array and if it would be visible from the right of way or adjacent residential properties. Chair Vijums commented on the screening language, stating he believes the language was sufficient in that it accounted for those who are not choosing to install a solar energy system but are affected by their visual presence. Commissioner Weber commented that the statement “to the extent that doing so does not affect the cost or efficacy of the system” could provide an out from screening. Chair Vijums stated that options are given for different types of screening so an applicant could select a cheaper method. While he understood the screening requirements would cost applicants more money, in the end, the applicant would be saving money on their electrical bills. Community Development Director Jagoe added that the language as drafted addresses the design, placement, or location impact on the cost of a proposed solar energy system, not the cost of screening that might be required for the proposed system to be in compliance with the code. Commissioner Bjorklund thanked staff for their efforts on this Planning Case. He explained he reviewed the proposed code amendments and he supported them fully. He recommended Attachments F, G and H be referred to in the proposed code amendment. Commissioner Mitchell questioned if corner lots would require additional screening. ARDEN HILLS PLANNING COMMISSION – November 8, 2023 4 Senior Planner Fransen explained applicants with corner lots would have to consider the visibility from both frontages when it comes to screening. Commissioner Mitchell asked for confirmation that the visibility screening provisions apply to street frontage right of way and not to trail frontage. Senior Planner Fransen confirmed that the drafted language is specific to street frontage right of way and offered that the Planning Commission could suggest language to make the visibility provision applicable to trail frontages as well. Commissioner Mitchell inquired if applicants would have to keep the ground under a rear yard mounted solar array mowed. Senior Planner Fransen stated the same maintenance would be required under a solar array as is required for the rest of the rear yard. Commissioner Blilie thanked staff for providing the Commission with information on how other communities regulate ground mounted solar. She asked if staff had any feedback on if these other communities had any ground mounted solar arrays. Senior Planner Fransen understood that these other communities do have ground mounted solar arrays, noting Roseville had one ground mounted system in place. Commissioner Wicklund stated he would be recusing himself from voting on Planning Case 23-018 because it deals with the TRC, noting he serves as the JDA Chair. Chair Vijums opened the public hearing at 7:04 p.m. Chair Vijums invited anyone for or against the application to come forward and make comment. Kathryn Nelson, 3475 Siems Court, noted she has been a resident of Arden Hills for the past 38 years. She explained if this zoning code amendment were approved, she would have look at a ground mounted solar array from all three levels of her home in her neighbor’s back yard. She indicated her neighbor would be taking down trees in order to make room for the solar panels. She recommended solar arrays remain on roofs and not be allowed in rear yards. She expressed concern with the screening language, noting the code says screening was desired. She feared that this code amendment would open a can of worms that would adversely impact residential property values because neighbors do not want to look at solar arrays in rear yards. She stated erosion could be a concern if grass were allowed to die under a solar panel. Chair Vijums read the screening language within the code amendment noting ground mounted solar energy systems that are visible from the street frontage right of way or immediately adjacent residential properties shall be screened and screening may include walls, fencing and landscaping. Grass can also continue to grow beneath ground-mounted systems. Don Wahlberg, 1451 Arden Place, stated solar panels on roofs are currently allowed, but not ground mounted. He believed this was a shame because ground mounted panels have many advantages. He spoke to the numerous advantages, noting not all yards are suited for solar panels, ARDEN HILLS PLANNING COMMISSION – November 8, 2023 5 but some could be with proper screening. He requested there be a place for ground mounted solar in some Arden Hills residential districts. He commented on the privacy screen he has established in his rear yard and noted the majority of his neighbors were supportive of his solar panels. He discussed that some people see solar panels and think that the person who installed them cares about clean energy and is concerned about the future of the environment. Lynn Diaz, 1143 Ingerson Road, commented she did not have a position regarding ground mounted solar. However, she recommended the screening language be further reviewed. She feared that if the screening were to affect the efficiency of the panels, it will always be eliminated, which will adversely impact neighboring properties. There being no additional comment Chair Vijums closed the public hearing at 7:13 p.m. Chair Vijums questioned if there was anything that would determine screening was not needed, within the proposed code amendment. Senior Planner Fransen reviewed the proposed screening language within the code amendment, that systems shall be designed to minimize visibility and are subject to the screening provisions, and explained the Planning Commission could provide further comment if the language was unclear. Chair Vijums stated he wanted to be assured that screening was required, and if it costs more to put it up, it was still required. Senior Planner Fransen confirmed that the drafted language states that ground mounted solar shall be screened to the extent possible without reducing efficiency. She reported the intent of the drafted language is to require arrays that would be visible to street frontage right of way and adjacent residential properties to be screened with the screening being reviewed by staff. Chair Vijums shared that he liked the language as written as it establishes screening as a requirement. His concern is for potential loopholes with the screening requirement and the associated cost. Commissioner Weber indicated the cost of the solar system was separate from the cost of the screening. He reported that not affecting the cost or efficacy does not apply to screening, but rather to the solar system, which means the system has to be screened, regardless. His understanding is that the cost of screening would not be a viable loophole to get out of required screening. Chair Vijums reported this screening would include walls, fences or landscaping. Commissioner Bjorklund commented on how every property owner has a right to the sun. He did not want the City to be reducing this right. Chair Vijums moved and Commissioner Weber seconded a motion to recommend approval of Planning Case 23-018 for a Zoning Code Amendment to Chapter 13 of the Arden Hills City Code to allow Solar Energy System as an Accessory Use in the R-1, R-2, and R-3 Residential Districts and NR-1, NR-2, and NR-3 Residential Districts, based on the findings ARDEN HILLS PLANNING COMMISSION – November 8, 2023 6 of fact and the submitted materials. The motion carried unanimously (5-0, Commissioner Wicklund abstained). B. Planning Case 23-019; Zoning Code Amendment to Chapter 13 and City Code Amendment Chapter 15 to Standardize the Permitting Regulations for Filling and Excavation – Public Hearing Senior Planner Fransen stated at the April 17, 2023 City Council work session, it was identified that Section 1325.08 Filling and Excavation in the Zoning Code contained language that was inconsistent with Section 1510.01 Erosion and Sediment Control. Council directed staff to update inconsistent language in the ordinance on the amount of land disturbance and fill that can occur on a property triggering a permit. Staff were directed to work with the Public Works Director/City Engineer to review the Filling and Excavation section of the Zoning Code as the section is similar to the Erosion and Sediment Control standards of the City Code. Senior Planner Fransen reviewed the Plan Evaluation and provided the Findings of Fact for review: General Findings: 1. The City of Arden Hills is proposing to amend ordinance language to make filling and excavation quantities, activities, and permitting processes consistent across the City Code. 2. The proposed ordinance will include amendments to the language of Chapter 13 – Zoning Code, Sections 1305.04 – Definitions and 1325.8 – Filling and Excavation and Chapter 15 – Grading and Erosion Control, Section 1510.01 – Definitions and 1530.03 – Escrow Requirements. 3. The proposed ordinance amendments were reviewed and supported by the Public Works Director/City Engineer. 4. The proposed ordinance amendments will align with Grading and Erosion Control industry best management practices. 5. Amendments to the Zoning Code regulations require a public hearing prior to action by the City Council. Senior Planner Fransen reviewed the options available to the Planning Commission for Planning Case 23-019 for a Zoning Code Amendment to Chapter 13 and Chapter 15 of the Arden Hills City Code to standardize the permitting requirements for filling and excavation as well as the types of activity that shall be allowed: 1. Recommend Approval 2. Recommend Approval with Amendments 3. Recommend Denial 4. Table Chair Vijums opened the floor to Commissioner comments. Commissioner Bjorklund questioned how often people move around 40 cubic yards or 100 cubic yards of material. ARDEN HILLS PLANNING COMMISSION – November 8, 2023 7 Senior Planner Fransen stated this was a pretty regular occurrence depending on the work going on in the City. Commissioner Bjorklund asked how many times a year this much materials was moved. Community Development Director Jagoe reported she did not have a quantitative number for the number of grading and erosion control permits that were issued by the Public Works Department on a yearly basis. She shared that to date the City has not issued any CUPs for Land Reclamation over 400 cubic yards. She noted she could speak with Public Works and could follow up with the Planning Commission. Commissioner Bjorklund recommended further language be provided regarding what a periodic operation is. In addition, he wanted to know if the City had approved periodic operations in the City. Senior Planner Fransen stated periodic operation implies the same location where there is consistent movement over an extended period of time. She commented she could direct this question to the Public Works Department in order to gain further information on the type of periodic operations that were occurring in the community. Chair Vijums asked for the reasoning as to why performance timeline was removed from the code language. Senior Planner Fransen shared that this was discussed with the Public Works Director/City Engineer. The provision established that permits would need to be reissued after 120 days though in practice some projects extend beyond 120 days. Removing this provision would allow permits to remain open longer than 120 days without being rereviewed and reissued. Commissioner Weber explained he has worked in permitting for county government before and noted it was quite common to move 40 cubic yards of dirt, but typically moving more than this approaches the one acre limit, which would involve State agency approvals. Chair Vijums opened the public hearing at 7:37 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 7:37 p.m. Chair Vijums moved and Commissioner Wicklund seconded a motion to recommend approval of Planning Case 23-019 for a Zoning Code Amendment to Chapter 13 and Chapter 15 of the Arden Hills City Code to standardize the permitting requirements for filling and excavation as well as the types of activity that shall be allowed, based on the findings of fact and as presented in the November 8, 2023 Report to the Planning Commission. Commissioner Bjorklund stated he would like to make a friendly amendment to the zoning code amendment requiring staff to provide a definition for periodic operations. ARDEN HILLS PLANNING COMMISSION – November 8, 2023 8 Commissioner Weber discussed State requirements when it comes to periodic operations noting these requirements would supersede City ordinance. Commissioner Bjorklund thanked Commissioner Weber for providing him with this information. The motion carried unanimously (6-0). UNFINISHED AND NEW BUSINESS None. REPORTS A. Report from the City Council Councilmember Rousseau provided the Commission with an update from the City Council. She explained the bidding on the Primer Tracer property closed on November 3. She thanked the Planning Commission for engaging and attending the Open House event for Rice Creek Commons. She indicated the Planning Commission would be reviewing TRC amendments to allow for a proposed up to 1,960 units for Rice Creek Commons and hold a Public Hearing on December 6. She discussed the Planning Commission Chair and Vice Chair roles and asked for the Commission to discuss roles for the coming year. Commissioner Wicklund shared that he will serve in a role that the Planning Commission would ask of him if that is something that helps out. Further discussion ensued regarding information that would be sent to Arden Hills residents regarding the future development of Rice Creek Commons and preparation for the next Planning Commission meeting. B. Planning Commission Comments and Requests None. ADJOURN Chair Vijums moved, seconded by Commissioner Wicklund, to adjourn the November 8, 2023, Planning Commission Meeting at 7:55 p.m. The motion carried unanimously (6-0). Page 1 of 19 PC AGENDA ITEM – 3A MEMORANDUM DATE: December 6, 2023 TO: Planning Commission Chair and Commissioners FROM: Jessica Jagoe, Community Development Director SUBJECT: Planning Case #23-020 – Public Hearing Required Applicant: Crew Carwash Property Location: 3737 Lexington Avenue N. & 1133 Grey Fox Road Request: Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit and Site Plan Review Requested Action Crew Carwash (“The Applicant”) is requesting a Preliminary 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 the demolition of the existing vacant industrial building along with a request to combine the two parcels in order to allow for the site to be redeveloped with two separate one- story carwash tunnel buildings, one approximate 5,800 square foot exterior drive-through carwash and one approximate 5,300 square foot interior drive-through carwash. Background 1. Overview of Request The Applicant has submitted a land use application for Preliminary 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 Subject Property is currently owned by STORE Master Funding III, LLC. 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. The Subject Property would be combined and function as a single entity with shared site operations as part of the Planned Unit Development (PUD) with the phased development of the buildings. The Applicant is proposing two separate one-story carwash tunnel buildings. The first building would be an approximate 5,800 square foot exterior drive-through carwash to be constructed upon approval. The second building is an approximate 5,300 square foot interior drive-through carwash that the Applicant plans to construct three (3) to five (5) years after their customer base is established. Page 2 of 19 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. 2. History of the Subject Property In 2021, the City reviewed a request from Launch Properties 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. The following year on July 25, 2022, City Council reviewed a second application from Launch Properties and approved 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. The project scope included redevelopment of the parcels with two separate one-story buildings, one approximate 4,900 square foot drive-through for a carwash and one 8,950 square foot multi-tenant retail building. On January 9, 2023, the City granted a 180-day extension to Launch Properties to record the Final Plat with Ramsey County. Launch Properties did not record the Final Plat and has not acted on any of the Conditions for Approval of the Master Planned Unit Development, Final Planned Unit Development, Conditional Use Permit, and Site Plan Review. Therefore, Planning Case 22-012 has expired since one year has lapsed from the approval. 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 for Phase I for the Exterior Carwash. Under the PUD Master Plan, the Applicant should provide details for each stage of development, but would be required to seek the PUD Final Plan approval of Phase II at the time of future development for the Interior Carwash. The Applicant has included an “Interim Site Plan” for improvements to be installed upon approval of the Master and Final PUD for Phase I which are part of the civil plans as Attachment D. Phase I – Interim Site Plan Page 3 of 19 2. Conditional Use Permit In the B-3 District, a Conditional Use Permit (CUP) is required for Vehicle – Motorized Service which includes a carwash 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. Both carwash buildings are a drive-through style. Additionally, customers will be able to utilize one of the 10 self-service vacuums located on the west side of the property, approximately 75 feet from the western properly line. The Applicant states this location was considered to reduce off-site noise. The vacuum stations to top of the hose are approximately 10 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 Plat A. Lot Combination and Planned Unit Development The Applicant is proposing to plat the Subject Property as one lot with the two buildings as part of a Master PUD. The redevelopment of the site will consist of two buildings that will be constructed in staged development. 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 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, Master PUD, Final PUD, Conditional Use Permit, and Site Plan Review. Page 4 of 19 Existing Lot Configuration: Proposed Preliminary 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 by combining the two lots will meet all of the B-3 dimensional requirements. The parcel 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. Lexington Avenue). On a corner lot, the longest street lot line shall be a side lot line (i.e. Grey Fox Road). Setback requirements will be reviewed later in this report. For this application, the Applicant has applied only for the Preliminary Plat review at this stage. Upon approval, the Applicant would be required to file for Final Plat review no later than three Page 5 of 19 (3) months after the date of approval of the preliminary plan. Planning Staff has included this requirement as a draft condition for Planning Commission consideration. 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 – Flexibility Requested 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 D. The table below provides the performance standards for the B-3 District and the preliminary analysis for the proposed development: Ordinance Requirements B-3 District Standards Proposed Development Maximum Floor Area Ratio (FAR) 0.8 Approx. 0.10 Maximum Structure Coverage 40% 10% Minimum Landscape Lot Area 25% 45% Minimum Front Yard Setback 50 feet/corner lot both frontages Lexington Avenue (both buildings) – 50 feet Grey Fox Road – 25 feet to canopy Minimum Rear Yard Setback 20 feet North Property Line – 20 feet West Property Line – 183 feet Minimum Side Yard Setback 20 feet (min)/ 40 feet (total) N/A corner lot Minimum Lot Area 13,000 square feet 2.49 acres/108,900 square feet Maximum Building Height 35 feet Exterior Carwash – 35 feet Interior Carwash – 20 feet The proposed development seeks flexibility under the Planned Unit Development from the general district provision requirements for the canopy over the four entry lanes to the exterior carwash building along Grey Fox Road. The Applicant has stated in their narrative that this will allow customers and staff to interact in a covered environment. The Applicant notes flexibility under the PUD allows for a substantial investment in environmental remediation and redevelopment of Page 6 of 19 the Property and further supports the City’s Comp Plan vision for the “Red Fox/Grey Fox/Lexington Avenue Business Area” by reducing traffic congestion, combining access points, and investing in redevelopment of a functionally obsolete site. There are additional flexibilities that will be reviewed later in this report. 2. Design Standards - Section 1325.05 and 1325.055 A. Building Positioning – Meets Requirements 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 proposing a staged development with two separate one-story carwash tunnel buildings, one approximate 5,800 square foot exterior drive-through carwash and one approximate 5,300 square foot interior drive-through carwash. On a corner lot, the shortest street lot line shall be the front lot line (i.e. Lexington Avenue). On a corner lot, the longest street lot line shall be a side lot line (i.e. Grey Fox Road). The Applicant has shown that both buildings would be constructed at the front setback line. Proposed Site Plan (Phase I and Phase II) 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. Page 7 of 19 The Applicant is proposing to construct the two buildings of similar 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. A full plan set of building elevations for both buildings is included as Attachment E. Planning Staff has provided the review below on building materials for both buildings as shared by the Applicant in order for the Planning Commission to garner a better understanding of the full scope of their project design. Building Materials – Flexibility Requested The proposed building elevations consist of brick masonry, limestone, transparent glass, spandrel glass, and metal panels and trim. The Applicant has not met the 75% threshold with desired materials on all four elevations between calculating the use of the brick masonry and transparent glass. The metal panels and spandrel (i.e. opaque) glass have been calculated separately as “other accent or decorative” materials. Planning Staff has identified the use of spandrel glass since it is not transparent as a request for flexibility under the PUD for building materials and transparency requirements. The Applicant provided a material board as part of their submission. The Applicant should confirm if the stainless steel metal panels will have a matte finish. The other two metal accent materials were provided in a matte finish. A combination of transparent and opaque glass is proposed on three elevations. Then opaque glass only would be featured on the north elevation of the exterior carwash building as well as the east elevation of the interior carwash building. Both buildings have a variation in rooflines as viewed from the side elevations (i.e. north and south). The exterior carwash building includes a detached canopy and tower in the building design. The tower is positioned to be prominent on the east elevation facing Lexington Avenue and then the detached canopy is positioned off of the south elevation towards Grey Fox Road. The following table shows the breakdown of materials for each building: Exterior Carwash Required Preferred Materials Proposed Preferred Materials Other Materials Required Transparency Proposed Transparency North Façade 75% 65% 35% N/A 16% (opaque) East Façade 75% 61% 39% 50% 4% (clear) South Façade 75% 66% 34% 50% 4% (clear) 9% (opaque) West Façade 75% 72% 28% N/A 3% (clear) 7% (opaque) Interior Carwash Required Preferred Materials Proposed Preferred Materials Other Materials Required Transparency Proposed Transparency North Façade 75% 90% 10% N/A 9% (clear) East Façade 75% 89% 11% 50% 0% South Façade 75% 84% 16% N/A 25% (clear) West Façade 75% 73% 27% N/A 3% (clear) 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 Page 8 of 19 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 not met this requirement on the east side facing Lexington Avenue for both buildings and on the south façade of the exterior carwash building facing Grey Fox Road as shown in the table above. It should be noted that the proposed transparency percentages reflected in the above table mirror the figures provided on the architectural plans. The Applicant included a second table on these same plan sheets to calculate transparency based on the first 12 feet of the building façade since the proposed building façade is 20 feet. However, the square footage and percentage totals do not align with the subtotals shown. Flexibility from transparency requirements would be required for this application using either figures, but the Applicant should confirm transparency percentages as part of this review. Rendering of South and North Elevations – Exterior Carwash The Planning Commission should provide comment on whether or not the use of spandrel glass would be considered acceptable in satisfying “transparent glass” which would bring the Rendering of East and West Elevations – Exterior Carwash Page 9 of 19 application closer to complying with the 75% threshold of desired materials. The Applicant would still need to seek flexibility from this requirement for the east elevation of the exterior carwash and west elevation of the interior carwash. Flexibility would also still be required to satisfy commercial façade transparency requirements. 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. Rendering of North and South Elevations – Interior Carwash C. Lighting – Flexibility Requested 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. Any light or combination of lights shall not cast light that exceeds a meter reading of one foot candle on the travel lanes of adjoining public streets or 0.4 foot candles on adjoining residential property. The proposed plan includes under-mounted lighting on the canopy adjacent to the exterior carwash building and freestanding lights of varying heights up to 22’ poles throughout the site. Thelighting plan does not refer to wall-mounted lights for either building, but the architectural plans show Rendering of West and East Elevations – Interior Carwash Page 10 of 19 decorative wall sconces. 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. The Subject Property is not adjacent to a residential property. However as shown on the photometric plan, the lumen levels along the north property line do exceed 0.4 foot candles in a few instances. Additionally at the access entrance along Grey Fox Road, the lumen levels range from 1.7 to 2.5 foot candles on the travel lane. 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 F. Planning Staff will add that the Applicant has not requested any type of accent pinstripe of exterior tube lighting around the building or illumination of the carwash tunnel that would be visible to the roadway. 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 not be approved under this application. D. Screening and Fencing – Flexibility Requested Screens and fencing help minimize adverse impacts of public nuisances, such as noise. There is one trash enclosure/storage enclosure proposed for the Subject Property along the north property line. This fully enclosure building will be constructed of materials consistent with the building design (i.e. brick and limestone) on all four elevations and meets setback requirements. Half of the building will be the trash enclosure and the second half will include an exterior storage area. That outdoor storage area is intended to be a secure location for lawn maintenance equipment, snow removal equipment, salt storage, and materials for upkeep of the exterior vacuums. The north elevation of the enclosure will feature a metal trash enclosure gate and a metal door for accessing the storage area. The Applicant has shown on the architectural plans that the carwash buildings will have screening of the rooftop mechanical equipment. 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. Under Section 1325.04, Subd, 2 applicable to drive-thru facilities, the City requires a suitable screening fence shall be erected along all property lines except those which are also public right- of-way lines. Said fence shall be of a type and design approved by the Council. Planting of a type approved by the Council may also be required in addition to or in lieu of fencing. The Applicant as part of this application is not proposing any fencing along the west or north property lines. The Planning Commission should comment as part of the landscaping review if the proposed plantings are sufficient. E. Landscaping – Flexibility Requested Section 1320.06 – District Requirements Chart of the City Code requires a minimum landscape lot area of 25 percent or 27,225 square feet for the Subject Property in the B-3 District. The Applicant is proposing a landscape lot area of approximately 15% percent or 15,913 square feet. Additionally, at least 10% or 2,726 square feet of the total landscaped area (i.e. 27,255 square feet) shall be covered with perennials and/or shrubbery. The Applicant is proposing perennial and/or shrubbery of approximately 17% or 4,680 square feet. Lastly, planting islands shall occupy 10% or 996 square feet of the parking area and the landscaping plan as present complies with 1,024 square feet. The Applicant states that there is virtually no green space on the property as it exists today. Page 11 of 19 The Applicant is also proposing the addition of 10 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 Applicant is proposing eight (8) trees along Lexington and none along Grey Fox Road due to conflicts with utilities. The other two (2) would be located within the parking lot islands as required by code. Also under Section 1325.04, Subd, 2, the City has depth requirements as measured from the property line for landscaping on lots used for drive-thru which have been met. A landscape plan is included as Attachment D. 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 narrative and on the site plan that snow storage would be located on the west side of the property. If the snow accumulation exceeds capacity available for on-site storage, the Applicant intends to have snow hauled off-site with a snow removal vendor. 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, but a carwash as a principal use is not specifically identified. Therefore, the following provision would apply based on the proposed use: x Uses Not Specifically Noted – As Determined by the City Council after recommendation by Planning Commission (below is a similar land use category for reference) o Service Station – 3 for each enclosed bay and 1 for each employee The proposed plan would consist of two separate one-story carwash tunnel buildings, one approximate 5,800 square foot exterior drive-through carwash and one approximate 5,300 square foot interior drive-through carwash. The Applicant is proposing 18 parking spaces located on the north side of the exterior carwash building, and 10 vacuum stalls for the development. Their narrative states that parking is primarily for Crew Carwash employees, as customers remain in their vehicle while in the exterior wash tunnel, and only briefly exit their vehicle when it is inside the interior clean tunnel or when using the self-service vacuums. Typical staffing levels will require between two (2) and four (4) employees for the exterior wash service, and up to eight (8) employees for the interior cleaning service. 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. I. Pedestrian and Bicycle Circulation – Flexibility Requested 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 requirement. There is an existing sidewalk along Lexington Avenue from the Lexington Avenue Public Road Improvement Project that the Applicant intends to connect with and for this section they are proposing a six (6) foot concrete sidewalk along Grey Fox Road. Page 12 of 19 The Applicant is not proposing a bicycle rack/bicycle parking as part of this development. City Code Section 1325.05 Subd, 8, Q does require one (1) space for every 20 parking spaces. Commercial developments are required to have a minimum of two (2) bicycle parking spaces. J. Freestanding Signs – Flexibility Requested Properties in Sign District 5 are allowed one (1) 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 monument sign along Lexington Avenue as shown on the site plan in compliance with setbacks requirements. The proposed internally illuminated freestanding sign is 10.25 feet in height and has a total sign copy area of 54 square feet. Also, the total area of a freestanding sign shall also not exceed 1.5 times the permitted sign copy area of a freestanding sign which would be 81 square feet for this application. The proposed freestanding sign has a total area of 149.45 square feet. Sign materials are noted to be consistent with building materials and base materials will be brick. The sign plans are shown in Attachment G. The master sign plan submitted by the Applicant includes two (2) freestanding signs along Grey Fox Road at the access which are identified 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 specifies that an auxiliary sign shall not be larger than eight (8) square feet and that more than two (2) signs per site requires Planning Commission review and City Council approval. The proposed signs are approximately 7 square feet with internal illumination. Auxiliary signs under the sign code may not be illuminated. Master Sign Plan Site Plan Page 13 of 19 The “enter/open” sign as proposed along Grey Fox Road is also shown internal on the site on the parking island located after the point of sale stations (i.e. three (3) total). On this parking island, the Applicant has another freestanding internally illuminated referred to as “unlimited monument” that has a sign copy area of 17.81 square feet and a total sign area of 28.88 square feet. The base material for this monument sign is noted to be painted aluminum. Other auxiliary signage the Applicant is asking the Planning Commission to consider is located on the canopy above the point of sale islands as well as signage located on the point of sale islands and arm gates. These signs are all noted to be nonilluminated and under eight (8) square feet. The master sign plan shows there would a quantity of eight (8) signs located around the point of sale queing lanes. It should be noted that the Applicant did not include illustrations of signage to be located on the arm gates, but those were shown in the photos provided by the Applicant of a typical point of sale terminal. Lastly, the master sign plan includes four (4) signs on plan sheet 6 that are not identified on the site plan. These are shown in the photos under the canopy as part of the point of sale island, but the Appiclicant should confirm. Staff has not included the signs on plan sheet 6 or arm gates in the above reference to eight (8) proposed auxiliary signs. The Applicant should confirm all of their intended auxiliary signage for this site. K. Wall Signs – Flexibility Requested Properties in Sign District 5 are allowed wall signs up to 80 square feet. On the exterior carwash building, the Applicant is proposing an internally illuminated 79 square foot wall sign to be located on the tower on both the south and east elevations. As part of Phase II, the Applicant has included that the future interior carwash building would also have a 79 square foot wall sign on the east elevation. Although the Applicant would be required to submit for the Final PUD for Phase II at a later date, Staff has noted this in the current signage review as a request for flexibility due to the Lexington Avenue road frontage would only be allowed a cumulative of 80 square feet of wall signage as a single parcel, not per building. The signage plans are shown in Attachment G. L. Drive-Thru Facilities – Requirements to be Reviewed Section 1325.04 of the Zoning Code lists additional requirements for the review of drive-up facilities and automobile service stations. The nearest drive-up facility is the vacant former Arby’s, located directly north of the Subject Property. The Applicant is proposing a drive-thru component as part of the carwash design. 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. Page 14 of 19 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. Customers enter the carwash on the south side of the property splitting into four (4) point of sale islands before entering the carwash tunnel. Customers leaving the carwash tunnel are exiting on the west side towards the option of using one of the self-service vacuum stations or to exit the Subject Property. As previously noted, the Applicant is seeking flexibility for the canopy above the point of sale islands. 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.” The Applicant as part of this application review is not seeking approval of any electronic devices as part of their drive-thru point of sale island design. Photos were provided in their application of point of sale islands, gate arms, and unlimited membership scanners included as Attachment H. 3. Traffic Study and Site Circulation – Flexibility Requested The site currently has four access points to the Subject Property. Three of the access points are being discounted entirely as part of the proposal. Those accesses are the two closest to Lexington Avenue and the westerly access onto the adjacent property. The Applicant intends to utilize the one westerly access along Grey Fox Road for the proposed development. Under Section 1325.04, Subd. 2 for additional requirements for Drive-Thru Facilities, the city code requires access shall be to public streets from at least two (2) points on the subject premises. A divided entry with a center island may meet the requirements of this provision. Also, there will be 4 queueing lanes that can accommodate up to 7 cars each as part of Phase I development for the exterior carwash. A traffic study has been prepared (see Attachment J for summary section of report). The traffic report compares the current carwash proposal to the traffic analysis completed in 2022 for the former Launch Properties redevelopment plan for this site. The memo dated November 15, 2023 prepared by Kimley Horn notes that the redevelopment of the site to Crew Carwash will generate less trips in the AM and PM peak hours than what was analyzed in the previous traffic impact analysis. With the development anticipated to generate fewer trips than what was previously analyzed, it is recommended that the site access point should be stop-controlled and that no other mitigations are necessary for the proposed development. Lastly, the Applicant was asked to demonstrate how larger trucks would maneuver internally and that pedestrian routes should be identified on the Subject Property. The Applicant did provide as part of their submission a plan illustrating vehicle and pedestrian movements. This plan sheet is included in the civil plans within Attachment D. The Public Works Director/City Engineer and Fire Marshal are still reviewing this application and have yet to provide formal comments. Planning Staff will note that the Fire Marshal did identify that the proposed site plan does not include a bypass lane from the queuing areas and will be reviewing this further. This may also be an item that PW/Engineering comment on. 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. Page 15 of 19 Plan Evaluation Summary The table below provides the performance standards for the B-3 District and the preliminary analysis for the proposed development: Ordinance Requirements B-3 District Standards Proposed Development Maximum Floor Area Ratio (FAR) 0.8 0.10 Maximum Building Height 35 feet Tower Exterior Carwash – 35 feet Building Exterior and Interior Carwash – 20 feet Maximum Structure Coverage 40% 10% Minimum Landscape Lot Area 25% 15% Minimum Front Yard Setback 50 feet Lexington Avenue (both buildings) – 50 feet Grey Fox Road – 25 feet to canopy Minimum Rear Yard Setback 20 feet North Property Line – 20 feet West Property Line – 183 feet Minimum Side Yard Setback 20 feet (min)/ 40 feet (total) N/A corner lot Building Positioning At Front Setback = 50 feet Exterior Carwash – 50 feet Interior Carwash – 50feet Minimum Parking Requirements Carwash - Recommendation from PC 18 parking spaces 10 vacuum stalls Off-Street Parking Setbacks 20 feet from ROW 20 feet Building Façade Transparency 50% transparency at front Seeking flexibility on both buildings. Building Materials 75% brick, tile, natural stone, decorative concrete, transparent glass or any combination thereof Seeking flexibility on both buildings. Screening/Fencing Fencing/Planting west and north property lines Planning Commission to review proposed landscaping in lieu of fencing. Landscaping Perennial/Shrubs/Planting Islands Meets Requirements Landscaping Boulevard Trees - 16 and Island Trees - 2 Boulevard Trees – 8 and Island Trees - 2 Pedestrian and Bicycle Circulation 6 foot sidewalk & Bike Rack None along Lexington Avenue – Defers to existing 6 foot sidewalk – Grey Fox Road Bike Rack – 0 Drive-Thru Access Requirement Access to public streets from 2 points 1 access Freestanding Sign – Total Sign Area 81 square feet 149 square feet Auxiliary Signs Nonilluminated Max. 8 square feet Illuminated Up to 28 square feet Wall Signage Sign District 5 Flexibility Requested – East Elevation 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. Page 16 of 19 Public Works Director/City Engineer The Public Works Director/City Engineer is currently reviewing the plans. Draft conditions at a minimum have been included on standard PW/Engineering permit requirements. Fire Marshal The Fire Marshal is currently reviewing the plans. Initial comments were that hydrant locations need to be reviewed as well as site circulation since the site plan does not include a bypass lane from queuing areas. No additional conditions have been included at this time. Ramsey County Ramsey County is currently reviewing the plans. No additional conditions have been included at this time. 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: 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 for a phased development consisting of two separate one-story carwash tunnel buildings, one approximate 5,800 square foot exterior drive-through carwash and one approximate 5,300 square foot interior drive-through carwash that will function as a single entity on the Subject Property. 6. The Applicant has proposed a phased development plan with Phase I referred to as the Exterior Carwash to be constructed following the land use approvals herein and Phase II referred to as the Interior Carwash to be constructed approximately three (3) to (5) years later. 7. The Master and Final Planned Unit Development generally conforms to the requirements of the City Zoning Code and design standards. 8. Where the plan is not in conformance with the City Code, flexibility has been requested by the Applicant. 9. Flexibility through the PUD process has been requested in the following areas: landscaping, setbacks, building materials, transparency, lighting, pedestrian and bicycle circulation, drive-through facilities, and signage. 10. A public hearing for a Preliminary 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. Page 17 of 19 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. x Recommend Approval with Conditions: Motion to recommend approval of Planning Case 23-020 for a Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development Phase I, 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 December 6, 2023 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 for Phase I 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 for Phase I of the Development for the exterior carwash. The Master and Final PUD Development Agreement shall be fully executed prior to the issuance of building permits. 5. The Applicant will be required to submit for PUD Final Plan approval of Phase II at the time of future development prior to the issuance of permits associated to construction of the interior carwash building. 6. The Applicant shall apply to the City for Final Plat review and approval within three (3) months of City Council approval of Preliminary Plat. 7. 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. 8. 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. 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. Page 18 of 19 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 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 proposed structures shall conform to all other regulations in the City Code. 22. 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. x Recommend Approval as Submitted: Motion to recommend approval of Planning Case 23- 020 for a Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development Phase I, 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 December 6, 2023 Report to the Planning Commission. x Recommend Denial: Motion to recommend denial of Planning Case 23-020 for a Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development Phase I, 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. x Table: Motion to table of Planning Case 23-023 for a Preliminary Plat, Master Planned Unit Development, Final Planned Unit Development Phase I, 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. Page 19 of 19 Public Comments Notice was published in the Pioneer Press on November 24, 2023. 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 November 16, 2023. Pursuant to Minnesota State Statute, the City must act on this request by January 14, 2023 (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. Civil and Landscape Plans E. Architectural Plans F. Lighting Plan G. Signage Plan H. Point of Sale Photos I. Vacuum Station Photos J. 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.DWKHULQH5D\QHU&UHZ&DUZDVK -DUHG-RQHV.LPOH\+RUQ Y CITY COMMENTS11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C0-COVER SHEET.dwg November 16, 2023 - 3:08pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONNORTHVICINITYN.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 24x36 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 & NOWAK, INC.475 OLD HIGHWAY 8 NW, SUITE 200NEW BRIGHTON, MINNESOTA 55112TELEPHONE: (612) 466-3300CONTACT: CHRISTOPHER A. TERWEDOENGINEERKIMLEY-HORN AND ASSOCIATES, INC.PREPARED BY: JARED F. JONES , P.E. RYAN A. HYLLESTED, PLA767 EUSTIS STREET, SUITE 100ST. PAUL, MN 55114TELEPHONE (651) 645-4197OWNER / DEVELOPERCREW CAR WASH11700 EXIT 5 PARKWAYFISHERS, INDIANA 46037TELEPHONE: (317) 572-9250CREW CAR WASH ARDEN HILLS1133 GREY FOX ROAD & 3737 LEXINGTON AVENUE NORTHFORSITE DEVELOPMENT PLANSGREY FOX ROADARCHITECTCRIPE9339 PRIORITY WAY WEST DRIVE, SUITE100 INDIANAPOLIS, IN 46240TELEPHONE: (317) 706-6336CONTACT: BRIAN BEAMANDRAWING INDEXSHEET NO. SHEET TITLEC000 COVER SHEETC100 GENERAL NOTESC101 ALTA TOPOGRAPHIC SURVEYC102 PRELIMINARY PLATC200 SITE DEMOLITION PLANC300 EROSION AND SEDIMENT CONTROL PLAN - PHASE 1C301 EROSION AND SEDIMENT CONTROL PLAN - PHASE 2C302 EROSION AND SEDIMENT CONTROL DETAILSC400 SITE PLANC401 INTERIM SITE PLANC402 TURNING AND PEDESTRIAN ACCESS PLANC500 GRADING AND DRAINAGE PLANC600UTILITY PLANL100LANDSCAPE PLANL101LANDSCAPE DETAILSPREPARED FORCOVER SHEETC000CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNLEXINGTON AVENUE NORTH Attachment D CITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C1-GENERAL NOTES.dwg November 16, 2023 - 3:08pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONGENERAL CONSTRUCTION NOTES1. THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE LATEST EDITION OF THESTANDARD SPECIFICATIONS OF THE LOCAL JURISDICTION AND STATE DEPARTMENT OF TRANSPORTATIONAND BECOME FAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK. UNLESS OTHERWISE NOTED,ALL WORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS.3. PERFORM ALL WORK IN COMPLIANCE WITH APPLICABLE CITY REGULATIONS, STATE CODES, AND O.S.H.A.STANDARDS. THE CONTRACTOR IS RESPONSIBLE FOR FURNISHING THE NECESSARY MATERIALS & LABORTO CONSTRUCT THE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS, AND INACCORDANCE WITH THE SPECIFICATIONS AND REQUIREMENTS OF THE APPROPRIATE APPROVINGAUTHORITIES.4. CONTRACTOR SHALL CLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES,STUMPS, ROOTS, MUCK, EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL.5. 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.6. 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.7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS ANDBONDS IF REQUIRED PRIOR TO CONSTRUCTION.8. 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.9. 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.10. ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THEOWNER DIRECTLY FROM THE TESTING AGENCY.11. 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 PROFESSIONAL LAND SURVEYOR WHOSE SERVICES AREENGAGED BY THE CONTRACTOR.12. 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.13. ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THEAPPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE.14. 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.15. 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.16. CONTRACTOR SHALL NOTIFY OWNER AND/OR ENGINEER 48 HOURS IN ADVANCE OF THE FOLLOWINGACTIVITIES: PRE-CONSTRUCTION MEETING, SUBGRADE PREPARATION, BASE INSTALLATION, ASPHALTINSTALLATION, UNDERGROUND PIPING AND UTILITIES INSTALLATION, INSTALLATION OF STRUCTURES,CHECK VALVES, HYDRANTS, METERS, ETC., SIDEWALK INSTALLATION, CONNECTIONS TO WATER ANDSEWER MAINS, TESTS OF UTILITIES.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 NATIONALPOLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOME FAMILIARWITH 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. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR COMPLYING WITH THE REQUIREMENTS OF THEAUTHORITIES HAVING JURISDICTION, AND SHALL MAINTAIN COMPLIANCE WITH APPLICABLE LAWS ANDREGULATIONS FOR THE DURATION OF CONSTRUCTION.5. THE CONTRACTOR SHALL FIELD ADJUST AND/OR PROVIDE ADDITIONAL EROSION CONTROL BMP'S ASNEEDED TO PREVENT EROSION AND OFF-SITE SEDIMENT DISCHARGE FROM THE CONSTRUCTION SITE. LOGAND RECORD ANY ADJUSTMENTS AND DEVIATIONS FROM THE APPROVED EROSION CONTROL PLANSWITHIN THE SWPPP DOCUMENTS STORED IN THE JOB SITE TRAILER.6. BMPS SHOWN ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTIONPREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION AS REQUIRED BY ALLJURISDICTIONS UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINALSTABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKEDBY A CERTIFIED PERSON AT LEAST ONCE EVERY 7 CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OFA 0.5-INCH OR GREATER RAINFALL EVENT.7. EROSION & SEDIMENT CONTROL BMPS SHALL BE MAINTAINED IN ACCORDANCE WITH THE FOLLOWING:7.1. INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNSOF UNDERMINING OR DETERIORATION.7.2. ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO VERIFY THAT A HEALTHY STAND OFVEGETATION IS MAINTAINED. SEEDED AREAS SHOULD BE FERTILIZED, WATERED AND RE-SEEDED ASNEEDED. REFER TO THE LANDSCAPE PLAN AND PROJECT SPECIFICATIONS.7.3. 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.7.4. THE ROCK CONSTRUCTION ENTRANCE(S) SHALL BE MAINTAINED IN A CONDITION WHICH WILLPREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODICADDITIONS OF ROCK TOP DRESSING AS CONDITIONS DEMAND.7.5. THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FORPARKING AND STORAGE). THIS MAY REQUIRE PERIODIC ADDITIONS OF TOP DRESSING IF THETEMPORARY PARKING CONDITIONS DEMAND.7.6. PERFORM ALL MAINTENANCE OPERATIONS 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 THE LATEST EDITION OF THE LOCAL CITY OR COUNTY SPECIFICATIONSAND STANDARDS, OR THE STATE DOT SPECIFICATIONS AND STANDARDS IF NOT COVERED BY LOCAL CITYOR COUNTY REGULATIONS.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.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 STATE 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 GROWTH IS ESTABLISHED TO MINIMUM COVERAGE OF 70% IN ALL AREAS. ANY AREASDISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THECONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED ORSEEDED AND MULCHED AS 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 STATE DOT SPECIFICATIONS.17. PAVEMENTS SHALL BE INSTALLED IN ACCORDANCE WITH THE RECOMMENDATION OF THE SITE SPECIFICGEOTECHNICAL EVALUATION REPORT AND CITY & STATE DOT SPECIFICATIONS.18. SPOT ELEVATIONS REPRESENT THE FINISHED SURFACE GRADE OR FLOWLINE OF CURB UNLESSOTHERWISE 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 (SWPPP) FOR STORMWATER DISCHARGE ASSOCIATED WITHCONSTRUCTION ACTIVITIES.25. ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUSGRADE.WATER 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 UTILITY LINES SHALL BE SURVEYED BY A STATE LICENSED PROFESSIONAL LANDSURVEYOR PRIOR TO BACK FILLING.9. CONTRACTOR SHALL PERFORM, AT THEIR 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. BETWEEN WATER AND SEWER MANHOLES AND PIPES, CONTRACTOR SHALL PROVIDE FOR A MINIMUMHORIZONTAL CLEARANCE OF 10-FEET AND A MINIMUM VERTICAL SEPARATION OF 18-INCHES.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 GASKETED AND/OR GROUTED TO ASSURECONNECTION AT STRUCTURE IS WATERTIGHT UNLESS OTHERWISE STATED BY CITY AND STATE DESIGNSTANDARDS 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 2.0% SLOPE, UNLESSNOTED OTHERWISE, AND TIE IN AT THE CENTERLINE OF THE STORM MAIN.18. PROVIDE INSULATION OF UNDERGROUND ROOF DRAINS AND SANITARY SEWER SERVICES IF ADEQUATEFROST DEPTH 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 SEPARATION OF 5-FEET IS REQUIRED BETWEEN UNDERGROUND UTILITIES AND TREES UNLESSA ROOT BARRIER IS UTILIZED.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, MATERIALSSPECIFICATIONS.26. REFERENCE M.E.P. PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND SPECIFICATIONS.27. CONTRACTOR SHALL REFERENCE STRUCTURAL PLANS (BY OTHERS) FOR FOOTING AND FOUNDATION PADPREPARATION SPECIFICATIONS.28. CONTRACTOR SHALL REFERENCE M.E.P PLANS (BY OTHERS) FOR ROUTING OF PROPOSED ELECTRICAL &COMMUNICATIONS SERVICES AND SITE LIGHTING LAYOUT.PREPARED FORGENERAL NOTESC100CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMN ±5,800 S.F.FFE= 933.00EXTERIOR WASH BUILDINGPARKING SETBACKBUILDING SETBACKBUILDING SETBACKPARKING SETBACKINTERIOR WASH BUILDING±5,300 S.F.FFE= 933.00RIGHT-OF-WAYDEDICATIONPROPOSEDSIDEWALK EASEMENT12.0' 12.0' 12.0' 20.0' 50.0'20.0'50.0'20.0' 10.0'10.0'20.0'CITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C1-PRELIM PLAT.dwg November 16, 2023 - 3:09pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONRNORTHPREPARED FORPRELIMINARYPLATC102CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNLEGENDPROPERTY LINEEXISTING LEGAL DESCRIPTIONPARCEL A:THAT CERTAIN TRACT OF LAND IN THE EAST 12 OF THE SOUTHEAST 14 OF SECTION 27, TOWNSHIP 30, RANGE 23, DESCRIBEDAS FOLLOWS: BEGINNING AT THE EAST 14 CORNER OF SAID SECTION 27; THENCE RUN SOUTHERLY ON THE EAST LINE OFSAID SECTION 27 FOR 1297.1 FEET; THENCE RUN WESTERLY AT RIGHT ANGLES TO SAID LINE FOR 90 FEET TO THE PLACEOF BEGINNING; THENCE NORTHERLY AND PARALLEL TO SAID LINE A DISTANCE OF 250 FEET; THENCE RUN WESTERLY ATRIGHT ANGLES TO SAID LINE A DISTANCE OF 435.6 FEET; THENCE RUN SOUTHERLY AT RIGHT ANGLES AND PARALLEL TOSAID LINE A DISTANCE OF 250 FEET; THENCE EASTERLY AT RIGHT ANGLES A DISTANCE OF 435.6 FEET, MORE OR LESS, TOTHE POINT OF BEGINNING.(ABSTRACT PROPERTY)PARCEL B:A NON-EXCLUSIVE EASEMENT FOR PARKING AND OTHER PURPOSES OVER PART OF THE NORTHEAST QUARTER OF THESOUTHEAST QUARTER OF SECTION 27, TOWNSHIP 30, RANGE 23, AS CONTAINED IN THE DECLARATION DATED DECEMBER5, 1986, RECORDED MARCH 13, 1987 IN THE OFFICE OF THE RAMSEY COUNTY RECORDER AS DOCUMENT NO. 2367028.PROPERTY SUMMARYLOT 12.49 AC / 108,300 SFROW DEDICATION 0.01 AC / 600 SFTOTAL PROPERTY AREA2.50 AC / 108,900 SFPARKING SETBACK LINEEASEMENTPROPOSED LEGAL DESCRIPTIONLOT 1 BLOCK 1 CREW CARWASH ADDITIONEXISTING PROPERTY LINEBUILDING SETBACK LINE GREY FOX ROADLEXINGTON AVENUEBDDDERGIIKKHKKIMMMNNNPOOOOOPPOPPPPPOLLFFIOPQOQCCDADJ930930930928928929929929929929931931931932932932932932932932932932933933933933933933CITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C2-DEMO PLAN.dwg November 16, 2023 - 3:09pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONLIMITS OF CONSTRUCTIONREMOVE BITUMINOUS SURFACEREMOVE CONCRETE SURFACEREMOVE BUILDINGREMOVE CONCRETE CURB & GUTTERREMOVE UTILITY LINESPROPERTY LINEEXISTING OVERHEAD POWER LINEEXISTING CHAINLINK FENCEEXISTING 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 POLEFILL & ABANDON UTILITY LINESEXISTING CURB & GUTTERLEGENDFULL DEPTH SAWCUT1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES)OF ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THEIMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TOGRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS.2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING OF THE DEBRIS IN A LAWFUL MANNER AND INACCORDANCE WITH LOCAL AND STATE REGULATIONS. THE CONTRACTOR SHALL OBTAIN ANY REQUIRED PERMITS FOR DEMOLITION AND DISPOSALFROM THE APPROPRIATE LOCAL AND STATE AGENCIES. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OF DISPOSAL OFMATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE, INCLUDING THE TYPE OF DEBRIS AND LOCATION WHERE IT WAS DISPOSED.3. THE CONTRACTOR SHALL MAINTAIN UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICES SHALL NOT BE INTERRUPTEDWITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY.4. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THECONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITYCOMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLEFOR PAYING ALL FEES AND CHARGES.5. THE LOCATIONS OF EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BEST INFORMATION AVAILABLE AND ARE GIVENFOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANYDEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE AFFECTED UTILITY COMPANIES TO PROVIDE LOCATIONS OF EXISTING UTILITIES WITHINPROPOSED WORK AREA.6. EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE BASED ON AVAILABLE RECORD PLAN DATA AND/OR FIELD UTILITY MARKINGS AND ARE NOT TOBE INTERPRETED AS THE EXACT LOCATION. ADDITIONAL UNMARKED OBSTACLES MAY EXIST ON THE SITE. VERIFY EXISTING CONDITIONS ANDPROCEED WITH CAUTION AROUND ANY ANTICIPATED UNDERGROUND FEATURES. GIVE NOTICE TO AFFECTED UTILITY COMPANIES REGARDINGREMOVAL OF SERVICE LINES AND CAP ANY ABANDONED LINES BEFORE PRECEDING WITH THE PROPOSED WORK.7. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITHTHE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANYIS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHINANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION.8. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BESTMANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED INACCORDANCE WITH THE CITY, COUNTY, AND STATE DOT AS NECESSARY.9. CONTRACTOR SHALL MAINTAIN ACCESS TO ADJACENT PROPERTIES DURING CONSTRUCTION, AND SHALL NOTIFY ADJACENT PROPERTY OWNERS IFACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURING CONSTRUCTION.10. PRIOR TO THE START OF DEMOLITION, INSTALL EROSION CONTROL BMP'S IN ACCORDANCE WITH THE EROSION & SEDIMENT CONTROL PLANS /SWPPP.11. CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTIONPLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT OR CURB, THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITSREMOVAL AND REPAIR.12. THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE CITY WATER AND FIRE DEPARTMENTS TO ENSURE ADEQUATE FIREPROTECTION IS CONSTANTLY AVAILABLE TO THE SITE AND SURROUNDING PROPERTIES THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTORWILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITH THE CITY. ANY COSTS ASSOCIATED WITH WATERMAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED.13. IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNER IMMEDIATELY. ALL WELLS SHALL BE SEALED BY ALICENSED WELL CONTRACTOR IN ACCORDANCE WITH STATE REQUIREMENTS.14. IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE OWNER AND/OR OWNERSREPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS.15. CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE; ACTIVE DRAINTILE SHALL NOT BE REMOVEDWITHOUT APPROVAL FROM THE ENGINEER.16. IF CONTAMINATED MATERIAL IS ENCOUNTERED ON THE PROJECT SITE, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE OWNER ANDENGINEER IMMEDIATELY.DEMOLITION PLAN NOTESKEYNOTE LEGENDSAWCUT EXISTING PAVEMENTREMOVE EXISTING CURBREMOVE EXISTING BOLLARDREMOVE EXISTING PAVEMENTREMOVE EXISTING FENCEREMOVE EXISTING BUILDING / STRUCTUREREMOVE EXISTING SIGNREMOVE AND RELOCATE EXISTING POWER POLEREMOVE EXISTING WATER LINE / HYDRANT / VALVEREMOVE EXISTING SEWER LINE / STRUCTUREREMOVE EXISTING ELECTRICAL LINE / EQUIPMENTPROTECT EXISTING TREEPROTECT EXISTING WATER LINE / HYDRANT / VALVEPROTECT EXISTING SEWER LINE / STRUCTUREPROTECT EXISTING UTILITY LINE / STRUCTUREPROTECT EXISTING UTILITY POLE & GUY WIRESPROTECT EXISTING SIGNPROTECT EXISTING FENCEABCDEFGHIJKLMNOPQRPREPARED FORSITE DEMOLITIONPLANC200CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNNORTHEXISTING TREE GREY FOX ROADLEXINGTON AVENUE9309309309289289299299299299299319319319329329329329329329329329329339339339339339331.41%0.36%2.04%1.32%1.75%1.40%0.34%2.06%1.40%4.80%4.22%3.29%5.01%50.0'25.0'CITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C3-EROS PH1 PLAN.dwg November 16, 2023 - 3:09pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTION1. INSTALL PERIMETER EROSION CONTROL (I.E. SILT FENCE) AND INLET PROTECTION ATEXISTING STORMWATER INLETS.2. CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE AND CONCRETE WASHOUT3. PREPARE TEMPORARY PARKING AND STORAGE AREA.4. CONSTRUCT AND STABILIZE DIVERSIONS AND TEMPORARY SEDIMENT BASINS.5. CLEAR AND GRUB THE SITE.6. BEGIN MASS SITE GRADING AND ROUGH GRADE SITE SUFFICIENTLY TO ESTABLISHPROPOSED DRAINAGE PATTERNS.7. START CONSTRUCTION OF THE BUILDING PAD AND STRUCTURES.8. TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DISTURBED AREAS THAT WILL BEINACTIVE FOR 14 DAYS OR MORE OR AS REQUIRED BY THE NPDES AND/OR CITYGRADING PERMIT(S).NOTE: THE SEQUENCE OF CONSTRUCTION IS INTENDED TO CONVEY THE GENERAL CONCEPTSOF THE EROSION CONTROL DESIGN AND SHOULD NOT BE RELIED UPON FOR CONSTRUCTIONPURPOSES. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR DETAILED PHASING ANDCONSTRUCTION SEQUENCING NECESSARY TO CONSTRUCT THE PROPOSED IMPROVEMENTS.THE CONTRACTOR SHALL NOTIFY THE ENGINEER IN WRITING IMMEDIATELY, PRIOR TO AND/ORDURING CONSTRUCTION IF ANY ADDITIONAL INFORMATION ON THE CONSTRUCTION SEQUENCEIS NECESSARY.PHASE 1 SEQUENCE OF CONSTRUCTIONROCK ENTRANCEINLET PROTECTIONSILT FENCELIMITS OF DISTURBANCELEGEND1. THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OFTHE EROSION CONTROL PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE,ATTACHMENTS INCLUDED IN THE SPECIFICATIONS OF THE SWPPP, PLUS THEPERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS.2. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH LAND DISTURBINGACTIVITIES SHALL OBTAIN A COPY OF THE SWPPP AND NATIONAL POLLUTANTDISCHARGE ELIMINATION SYSTEM (NPDES) GENERAL PERMIT, AND BECOMEFAMILIAR WITH THEIR CONTENTS.3. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TOFEDERAL, STATE AND LOCAL REQUIREMENTS, AS APPLICABLE. THE CONTRACTORSHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTINGAGENCY, ENGINEER OR OWNER.4. SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THATWILL PREVENT THE TRACKING OR FLOWING OF SEDIMENT ONTO PUBLICROADWAYS. SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ONTO APUBLIC ROADWAY FROM THE CONSTRUCTION SITE MUST BE REMOVED AS SOONAS PRACTICABLE. WHEN WASHING IS REQUIRED TO REMOVE SEDIMENT PRIOR TOENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE IN AN AREA STABILIZEDWITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ANYFINES IMPOSED FOR DISCHARGING SEDIMENT ONTO A PUBLIC RIGHT OF WAYSHALL BE PAID BY THE CONTRACTOR.5. TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALLBE INITIATED WITHIN 7 DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THESITE.6. THE CONTRACTOR SHALL MINIMIZE LAND DISTURBANCE AND CLEARING TO THEMAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT.7. CONTRACTOR SHALL DENOTE ON THE PLAN THE TEMPORARY PARKING ANDSTORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCEAND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATINGPORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES.8. ALL WASH WATER FROM THE CONSTRUCTION SITE (CONCRETE TRUCKS, VEHICLECLEANING, EQUIPMENT CLEANING, ETC.) SHALL BE DETAINED AND PROPERLYTREATED BEFORE DISPOSAL.9. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMSSHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN ANDCLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS.10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USEOF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUSTSUPPRESSION OPERATIONS IS PROHIBITED.11. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BEDEPOSITED INTO SEALED CONTAINERS. MATERIALS SHALL BE PREVENTED FROMLEAVING THE PREMISES THROUGH THE ACTION OF WIND OR STORM WATERDISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE.12. STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED OUTSIDE OFDRAINAGE WAYS SUCH THAT STORM WATER RUNOFF WILL NOT BE ADVERSELYAFFECTED. PROVIDE STABILIZATION MEASURES SUCH AS PERIMETER EROSIONCONTROL BMP'S, SEEDING, OR OTHER COVERING AS NECESSARY TO PREVENTEROSION.13. CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSIONCONTROL BMP DISTURBED DURING CONSTRUCTION OPERATIONS. NOTIFY THEOWNER'S REPRESENTATIVE OF ANY DEFICIENCIES IN THE ESTABLISHED EROSIONCONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE OF STORMWATER POLLUTANTS. UNAUTHORIZED POLLUTANTS INCLUDE (BUT ARE NOTLIMITED TO) EXCESS CONCRETE DUMPING, CONCRETE RESIDUE, PAINTS,SOLVENTS, GREASES, FUELS, LUBRICANT OILS, PESTICIDES, AND SOLID WASTEMATERIALS.14. EROSION CONTROL BMP'S SHOWN ON THESE PLANS SHALL BE INSTALLED PRIORTO THE START OF LAND-DISTURBING ACTIVITIES ON THE PROJECT, AND INITIATEDAS SOON AS PRACTICABLE.15. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR COMPLYING WITH THEREQUIREMENTS OF THE AUTHORITIES HAVING JURISDICTION, AND SHALLMAINTAIN COMPLIANCE WITH APPLICABLE LAWS AND REGULATIONS FOR THEDURATION OF CONSTRUCTION.16. THE CONTRACTOR SHALL FIELD ADJUST AND/OR PROVIDE ADDITIONAL EROSIONCONTROL BMP'S AS NEEDED TO PREVENT EROSION AND OFF-SITE SEDIMENTDISCHARGE FROM THE CONSTRUCTION SITE. LOG AND RECORD ANYADJUSTMENTS AND DEVIATIONS FROM THE APPROVED EROSION CONTROL PLANSWITHIN THE SWPPP DOCUMENTS STORED IN THE JOB SITE TRAILER.EROSION CONTROL PLAN NOTESTHE CONTRACTOR MUST UPDATE THE SWPPP BY NOTING ON THE SITE MAPS IN THE JOB SITEBINDER TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES AND GENERAL CHANGESTO THE PROJECT SITE FOR THE DURATION OF LAND DISTURBING ACTIVITIES. AT A MINIMUM,UPDATES SHALL BE MADE DAILY TO TRACK CONSTRUCTION PROGRESS DESCRIBED IN THESEQUENCE OF CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR NOTING THELOCATION OF THE JOB SITE TRAILER, TEMPORARY PARKING & LAYDOWN AREAS, PORTA-POTTY,WHEEL WASH, CONCRETE WASHOUT, FUEL & MATERIAL STORAGE, SOLID WASTE CONTAINERS,AND OTHER CONSTRUCTION RELATED FACILITIES THAT MAY IMPACT STORMWATER RUNOFF.SWPPP UPDATES & AMENDMENTSPREPARED FOREROSION ANDSEDIMENTCONTROL PLAN -PHASE 1C300CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNNORTHPHASE I BMP QUANTITIESSILT FENCE±1,321 LFINLET PROTECTION 7 EAROCK CONSTRUCTION ENTRANCE 1 EAAREA SUMMARYTOTAL PROPERTY AREA2.50 AC / 108,900 SFDISTURBED AREA2.71 AC / 118,389 SFEXISTING IMPERVIOUS AREA2.48 AC / 108,233 SFEXISTING PERVIOUS AREA 0.02 AC / 667 SFPROPOSED IMPERVIOUS AREA1.36 AC / 59,522 SFPROPOSED PERVIOUS AREA1.14 AC / 49,378 SF GREY FOX ROADLEXINGTON AVENUE±5,800 S.F.FFE= 933.00EXTERIOR WASH BUILDINGINTERIOR WASH BUILDING±5,300 S.F.FFE= 933.009309309309289289299299299299299319319319329329329329329329329329329339339339339339339329339339339339349349349349329329329339339319329309319324.44%3.14%1.79%2.45%2.02%1.40%1.42%3.19%1.53%1.40%1.09%1.79%0.65%1.18%1.21%0.92%1.06%0.85%0.94%1.73%1.22%1.80%15.63%15.04%4.09%7.09%6.46%6.36%6.01%3.34%4.25%7.92%0.96%50.0'25.0'1. TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DENUDED AREAS THAT WILL BEINACTIVE FOR 14 DAYS OR MORE.2. CONSTRUCT UNDERGROUND SITE UTILITIES AND STORM SEWER, INCLUDINGUNDERGROUND STORMWATER MANAGEMENT SYSTEM.3. INSTALL APPROPRIATE INLET PROTECTION AT ANY NEW STORM SEWER STRUCTURESAS EACH STRUCTURE IS CONSTRUCTED.4. COMPLETE SITE GRADING AND PERMANENTLY STABILIZE AREAS TO BE VEGETATED ASTHEY ARE BROUGHT TO FINAL GRADE.5. PLACE PAVEMENT BASE MATERIAL AND INSTALL SUBDRAINAGE SYSTEM.6. CONSTRUCT PAVEMENTS, CURB & GUTTER, AND SIDEWALKS.7. AS APPROPRIATE, REPLACE & MAINTAIN INLET PROTECTION DEVICES WITHIN PAVEDAREAS AS WORK PROGRESSES.8. COMPLETE FINAL GRADING AND INSTALL OF PERMANENT STABILIZATION (SEEDING,SODDING, ETC.) WITHIN LANDSCAPED AREAS.9. WHEN THE SITE HAS ACHIEVED FINAL STABILIZATION AS DEFINED BY THE APPLICABLEEROSION CONTROL PERMITS, REMOVE ALL REMAINING TEMPORARY EROSION &SEDIMENT CONTROL BMP'S AND RE-STABILIZE ANY AREAS DISTURBED BY THE REMOVAL.NOTE: THE SEQUENCE OF CONSTRUCTION IS INTENDED TO CONVEY THE GENERAL CONCEPTSOF THE EROSION CONTROL DESIGN AND SHOULD NOT BE RELIED UPON FOR CONSTRUCTIONPURPOSES. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR DETAILED PHASING ANDCONSTRUCTION SEQUENCING NECESSARY TO CONSTRUCT THE PROPOSED IMPROVEMENTS.THE CONTRACTOR SHALL NOTIFY THE ENGINEER IN WRITING IMMEDIATELY, PRIOR TO AND/ORDURING CONSTRUCTION IF ANY ADDITIONAL INFORMATION ON THE CONSTRUCTION SEQUENCEIS NECESSARY.PHASE 2 SEQUENCE OF CONSTRUCTIONCITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C3-EROS PH2 PLAN.dwg November 16, 2023 - 3:10pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FOREROSION ANDSEDIMENTCONTROL PLAN -PHASE 2C301CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNROCK ENTRANCEINLET PROTECTIONSILT FENCELIMITS OF DISTURBANCESAFETY FENCEBIOROLLLEGENDEROSION CONTROL BLANKET1. THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OFTHE EROSION CONTROL PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE,ATTACHMENTS INCLUDED IN THE SPECIFICATIONS OF THE SWPPP, PLUS THEPERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS.2. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH LAND DISTURBINGACTIVITIES SHALL OBTAIN A COPY OF THE SWPPP AND NATIONAL POLLUTANTDISCHARGE ELIMINATION SYSTEM (NPDES) GENERAL PERMIT, AND BECOMEFAMILIAR WITH THEIR CONTENTS.3. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TOFEDERAL, STATE AND LOCAL REQUIREMENTS, AS APPLICABLE. THE CONTRACTORSHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTINGAGENCY, ENGINEER OR OWNER.4. SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THATWILL PREVENT THE TRACKING OR FLOWING OF SEDIMENT ONTO PUBLICROADWAYS. SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ONTO APUBLIC ROADWAY FROM THE CONSTRUCTION SITE MUST BE REMOVED AS SOONAS PRACTICABLE. WHEN WASHING IS REQUIRED TO REMOVE SEDIMENT PRIOR TOENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE IN AN AREA STABILIZEDWITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ANYFINES IMPOSED FOR DISCHARGING SEDIMENT ONTO A PUBLIC RIGHT OF WAYSHALL BE PAID BY THE CONTRACTOR.5. TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALLBE INITIATED WITHIN 7 DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THESITE.6. THE CONTRACTOR SHALL MINIMIZE LAND DISTURBANCE AND CLEARING TO THEMAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT.7. CONTRACTOR SHALL DENOTE ON THE PLAN THE TEMPORARY PARKING ANDSTORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCEAND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATINGPORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES.8. ALL WASH WATER FROM THE CONSTRUCTION SITE (CONCRETE TRUCKS, VEHICLECLEANING, EQUIPMENT CLEANING, ETC.) SHALL BE DETAINED AND PROPERLYTREATED BEFORE DISPOSAL.9. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMSSHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN ANDCLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS.10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USEOF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUSTSUPPRESSION OPERATIONS IS PROHIBITED.11. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BEDEPOSITED INTO SEALED CONTAINERS. MATERIALS SHALL BE PREVENTED FROMLEAVING THE PREMISES THROUGH THE ACTION OF WIND OR STORM WATERDISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE.12. STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED OUTSIDE OFDRAINAGE WAYS SUCH THAT STORM WATER RUNOFF WILL NOT BE ADVERSELYAFFECTED. PROVIDE STABILIZATION MEASURES SUCH AS PERIMETER EROSIONCONTROL BMP'S, SEEDING, OR OTHER COVERING AS NECESSARY TO PREVENTEROSION.13. CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSIONCONTROL BMP DISTURBED DURING CONSTRUCTION OPERATIONS. NOTIFY THEOWNER'S REPRESENTATIVE OF ANY DEFICIENCIES IN THE ESTABLISHED EROSIONCONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE OF STORMWATER POLLUTANTS. UNAUTHORIZED POLLUTANTS INCLUDE (BUT ARE NOTLIMITED TO) EXCESS CONCRETE DUMPING, CONCRETE RESIDUE, PAINTS,SOLVENTS, GREASES, FUELS, LUBRICANT OILS, PESTICIDES, AND SOLID WASTEMATERIALS.14. EROSION CONTROL BMP'S SHOWN ON THESE PLANS SHALL BE INSTALLED PRIORTO THE START OF LAND-DISTURBING ACTIVITIES ON THE PROJECT, AND INITIATEDAS SOON AS PRACTICABLE.15. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR COMPLYING WITH THEREQUIREMENTS OF THE AUTHORITIES HAVING JURISDICTION, AND SHALLMAINTAIN COMPLIANCE WITH APPLICABLE LAWS AND REGULATIONS FOR THEDURATION OF CONSTRUCTION.16. THE CONTRACTOR SHALL FIELD ADJUST AND/OR PROVIDE ADDITIONAL EROSIONCONTROL BMP'S AS NEEDED TO PREVENT EROSION AND OFF-SITE SEDIMENTDISCHARGE FROM THE CONSTRUCTION SITE. LOG AND RECORD ANYADJUSTMENTS AND DEVIATIONS FROM THE APPROVED EROSION CONTROL PLANSWITHIN THE SWPPP DOCUMENTS STORED IN THE JOB SITE TRAILER.PHASE I BMP QUANTITIESSILT FENCE±1,134 LFINLET PROTECTION15 EAROCK CONSTRUCTION ENTRANCE 1 EATHE CONTRACTOR MUST UPDATE THE SWPPP BY NOTING ON THE SITE MAPS IN THE JOB SITEBINDER TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES AND GENERAL CHANGESTO THE PROJECT SITE FOR THE DURATION OF LAND DISTURBING ACTIVITIES. AT A MINIMUM,UPDATES SHALL BE MADE DAILY TO TRACK CONSTRUCTION PROGRESS DESCRIBED IN THESEQUENCE OF CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR NOTING THELOCATION OF THE JOB SITE TRAILER, TEMPORARY PARKING & LAYDOWN AREAS, PORTA-POTTY,WHEEL WASH, CONCRETE WASHOUT, FUEL & MATERIAL STORAGE, SOLID WASTE CONTAINERS,AND OTHER CONSTRUCTION RELATED FACILITIES THAT MAY IMPACT STORMWATER RUNOFF.SWPPP UPDATES & AMENDMENTSNORTHAREA SUMMARYTOTAL PROPERTY AREA2.50 AC / 108,900 SFDISTURBED AREA2.71 AC / 118,389 SFEXISTING IMPERVIOUS AREA2.48 AC / 108,233 SFEXISTING PERVIOUS AREA 0.02 AC / 667 SFPROPOSED IMPERVIOUS AREA1.36 AC / 59,522 SFPROPOSED PERVIOUS AREA1.14 AC / 49,378 SF CITY COMMENTS 11/16/2023 JFJThis 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 NUMBER2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C3-EROS DETAILS.dwg November 16, 2023 - 3:10pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FOREROSION ANDSEDIMENTCONTROL DETAILSC302CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMN GREY FOX ROADLEXINGTON AVENUE±5,800 S.F.FFE= 933.00EXTERIOR WASH BUILDINGPARKING SETBACKBUILDING SETBACKBUILDING SETBACKPARKING SETBACKINTERIOR WASH BUILDING±5,300 S.F.FFE= 933.004'12'50'202'40'20'50' 20'30'24' 17' 11'140'39'36'20'13' 18'29'4.3' 18.0'24.0'9.0'R20.0'R20.0'R5.0'R20.0'R20.0'R10.0'R15.0'R5.0'R5.0'R10.0'R10.0'R5.0'R5.0'R10.0'R10.0'R5.0'R10.0'R15.0'R8.5'R25.0'50.0'50.0'50.0'26.6' 20.0' 20.0' 20.0'110.5'59.5'30.6'15.6'5.0'5.0'183.3'35.0' 51.9' 76.5' 20.6' 6.0' 6.0'5.0'5.0'6.2'12'12'12' 11' 12'20'50'C1C1C1C1C1C1C4C4C1F1F4P1P2P4P4P4P4S2S3S5R1R1R1R1R1R4R5R6P3P3S6S4R8R2R3R3R3R3R3R3R3R3R3R3R3S6R345'64'25.0 75' 4'4.6'C4C46.5'F2F3SNOW STORAGE AREA25.0'R7CITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C4-SITE PLAN.dwg November 20, 2023 - 4:42pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONRNORTHSITE PLAN NOTES1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONSOF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDINGDIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSEDLIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT.2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTINGEASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY &PARCEL INFORMATION.3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISENOTED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREASARE ROUNDED TO THE NEAREST SQUARE FOOT.4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FORRELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSEDWORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES,ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITHGOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORKSPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID.5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 20-FEET INLENGTH UNLESS OTHERWISE INDICATED.6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARESHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TOVERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER.PROPERTY SUMMARYTOTAL PROPERTY AREA2.50 AC / 108,900 SFPROPOSED LOT 12.49 AC / 108,300 SFPROPOSED ROW DEDICATION 0.01 AC / 600 SFDISTURBED AREA2.71 AC / 118,381 SFEXISTING IMPERVIOUS AREA2.48 AC / 108,233 SF / 99.38%EXISTING PERVIOUS AREA0.02 AC / 667 SF / 0.62%PROPOSED IMPERVIOUS AREA1.36 AC / 59,522 SF / 54.65%PROPOSED PERVIOUS AREA1.14 AC / 49,378 SF / 45.35%NET DECREASE IN IMPERVIOUS AREA1.11 AC / 48,711 SFSITE DATAEXISTING ZONING B-3 SERVICE BUSINESSPROPOSED ZONING B-3 SERVICE BUSINESSPARKING SETBACKSSIDE/REAR = 10'RIGHT OF WAY = 20'BUILDING SETBACKSSIDE/BACK = 20'RIGHT OF WAY = 50'BUILDING DATAINTERIOR WASH BUILDING5,300 SFEXTERIOR WASH BUILDING5,800 SFTOTAL BUILDING AREA11,100 SFPERCENT OF TOTAL PROPERTY AREA 10.19%PARKING SUMMARYTOTAL PROPOSED PARKING 28 SPACESSTAFF PARKING 18 SPACESVACUUM PARKING 10 SPACESLEGENDPROPOSED CURB AND GUTTERPROPERTY LINESETBACK LINEEASEMENTSTANDARD DUTY ASPHALT PAVMENTSEE DETAILS FOR SECTIONHEAVY DUTY CONCRETE PAVEMENTSEE DETAILS FOR SECTIONCONCRETE SIDEWALKSEE DETAILS FOR SECTIONPREPARED FORSITE PLANC400CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNKEYNOTE LEGENDCURB AND PAVING6" CONCRETE CURB & GUTTER (TYP.) (SEE DETAIL)CURB TRANSITION FROM 6" TO FLUSH (SEE GRADING PLAN)FLUSH CURB AND WALK (SEE DETAIL)MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER2-FT WIDE CURB CUTSITE FURNITUREBUG GATE (BY OWNER)BIKE RACKVACUUM ASSEMBLYFLAG POLE W/ UPLIGHTING (BY OWNER)PAVEMENT MARKINGSACCESSIBLE PARKING SYMBOLWHITE PAINTED CROSS-HATCH AREA4" WIDE PAINTED WHITE SOLID LINE, TYP.PAINTED DIRECTIONAL ARROWSIGNAGEENTER/OPEN DIRECTIONAL SIGN (REFER TO SIGNAGE PLANS)EXISTING TRAFFIC SIGNADA PARKING SIGN (TYP)INTERIOR CLEAN DIRECTIONAL SIGN (REFER TO SIGNAGE PLANS)MENU BOARD SIGN (REFER TO SIGNAGE PLANS)REFERENCE NOTESAT-GRADE BUILDING ENTRY & STOOP(REFER TO ARCH & STRUCTURAL PLANS)PROPOSED MONUMENT SIGN (REFER TO ARCH PLANS)LIGHT POLES (REFER TO ELECTRICAL SITE PLAN)CONCRETE BLOCK TRASH ENCLOSURE (REFER TO ARCH PLANS)CONCRETE ISLAND & GATE ARMS (BY OWNER)TRANSFORMER PAD (REFER TO ELECTRICAL / STRUCTURAL)OVERHEAD CANOPY (REFER TO ARCH PLANS)MODULAR BLOCK OUTDOOR STORAGE (REFER TO ARCH PLANS)C1C2C3C4C5F1F2F3F4P1P2P3P4S1S2S3S4S5R1R2R3R4R5R6R7R8SNOW STORAGE AREA GREY FOX ROADLEXINGTON AVENUE±5,800 S.F.FFE= 933.00EXTERIOR WASH BUILDINGPARKING SETBACKBUILDING SETBACKBUILDING SETBACKPARKING SETBACK12'12'12'12'20'50'R20.0'R20.0'R5.0'R20.0'R20.0'R10.0'R15.0'R5.0'R5.0'R10.0'R10.0'R5.0'R5.0'R5.0'R10.0'64'25.0 4.6'6.5'4'12'50'202'40'20'50' 20'30'24'36'20'13' 18'29'18.0'24.0'9.0'C1C1C1C1C1C1C4C4C1F1F4P1P2P4P4P4S2S3S5R1R1R1R1R4R5R5R6P3P3S6S4R8R2R3R3R3R3R3R3R3R3R3R3S6R351.3'50.0'20.0'110.5'30.6'15.6'5.0'5.0'183.3'35.0' 51.9' 76.5' 20.6' 6.0' 6.0'5.0'C4C45.0'6.2'F2F3C1CONCRETE EDGESNOW STORAGE AREACITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C401 INTERIM SITE PLAN.dwg November 16, 2023 - 3:11pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONRNORTHPREPARED FORINTERIM SITE PLANC401CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNKEYNOTE LEGENDCURB AND PAVING6" CONCRETE CURB & GUTTER (TYP.) (SEE DETAIL)CURB TRANSITION FROM 6" TO FLUSH (SEE GRADING PLAN)FLUSH CURB AND WALK (SEE DETAIL)MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER2-FT WIDE CURB CUTSITE FURNITUREBUG GATE (BY OWNER)BIKE RACKVACUUM ASSEMBLYFLAG POLE W/ UPLIGHTING (BY OWNER)PAVEMENT MARKINGSACCESSIBLE PARKING SYMBOLWHITE PAINTED CROSS-HATCH AREA4" WIDE PAINTED WHITE SOLID LINE, TYP.PAINTED DIRECTIONAL ARROWSIGNAGEENTER/OPEN DIRECTIONAL SIGN (REFER TO SIGNAGE PLANS)EXISTING TRAFFIC SIGNADA PARKING SIGN (TYP)INTERIOR CLEAN DIRECTIONAL SIGN (REFER TO SIGNAGE PLANS)MENU BOARD SIGN (REFER TO SIGNAGE PLANS)REFERENCE NOTESAT-GRADE BUILDING ENTRY & STOOP(REFER TO ARCH & STRUCTURAL PLANS)PROPOSED MONUMENT SIGN (REFER TO ARCH PLANS)LIGHT POLES (REFER TO ELECTRICAL SITE PLAN)CONCRETE BLOCK TRASH ENCLOSURE (REFER TO ARCH PLANS)CONCRETE ISLAND & GATE ARMS (BY OWNER)TRANSFORMER PAD (REFER TO ELECTRICAL / STRUCTURAL)OVERHEAD CANOPY (REFER TO ARCH PLANS)MODULAR BLOCK OUTDOOR STORAGE (REFER TO ARCH PLANS)C1C2C3C4C5F1F2F3F4P1P2P3P4S1S2S3S4S5R1R2R3R4R5R6R7R8LEGENDPROPOSED CURB AND GUTTERPROPERTY LINESETBACK LINEEASEMENTSTANDARD DUTY ASPHALT PAVMENTSEE DETAILS FOR SECTIONHEAVY DUTY CONCRETE PAVEMENTSEE DETAILS FOR SECTIONCONCRETE SIDEWALKSEE DETAILS FOR SECTIONSNOW STORAGE AREA GREY FOX ROADLEXINGTON AVENUE±5,800 S.F.FFE= 933.00EXTERIOR WASH BUILDINGINTERIOR WASH BUILDING±5,300 S.F.FFE= 933.00ESCAPE PATH THROUGHOVERHEAD DOOR ONNORTH SIDE OF BUILDINGBICYCLE PARKINGADA PARKINGEMPLOYEE PARKINGSIDEWALK FOR EMPLOYEE TRAVELBETWEEN BUILDINGS AND PARKINGSIDEWALK CONNECTIONS TOPUBLIC SIDEWALKS FOR EMPLOYEEACCESS TO SITEMAIN STAFFENTRANCEMAIN STAFFENTRANCETRASH ENCLOSURELEXINGTON AVESIDEWALKPROPOSED PUBLIC SIDEWALKALONG GREY FOX ROADCITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C402 TURNING AND PEDESTRIAN ACCESS PLAN.dwg November 16, 2023 - 3:11pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONRNORTHLEGENDPROPOSED CURB AND GUTTERPROPERTY LINEPROPOSED FENCESETBACK LINERETAINING WALLDRAINAGE AND UTILITY EASEMENTSTANDARD DUTY ASPHALT PAVMENTSEE DETAILS FOR SECTIONHEAVY DUTY CONCRETE PAVEMENTSEE DETAILS FOR SECTIONCONCRETE SIDEWALKSEE DETAILS FOR SECTIONSTORM WATER AREASEE GRADING PLAN FOR DETAILSPREPARED FORTURNING ANDPEDESTRIANACCESS PLANC402CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMN ±5,800 S.F.FFE= 933.00EXTERIOR WASH BUILDINGINTERIOR WASH BUILDING±5,300 S.F.FFE= 933.00GREY FOX ROADLEXINGTON AVENUE930930930928928929929929929929931931931932932932932932932932932932933933933933933933932933933933933934934934934932932932933933931932G:932.15G:932.23G:932.27G:932.38G:932.38G:932.64G:932.75G:932.87G:932.73G:932.70G:932.50G:932.50G:932.50G:932.48G:932.45G:932.51G:931.50G:931.27HP:931.58G:931.27G:931.37G:931.13G:931.48G:931.35G:932.15G:932.01G:931.75G:932.24G:932.50G:932.45G:932.56G:932.62G:932.85G:932.50HP:934.31G:933.83G:933.48G:933.11G:932.80G:933.06HP:933.20G:933.05G:933.44G:933.90G:932.98G:933.28FFE = 932.9FFE = 933.0FFE = 933.0FFE = 933.0FFE = 933.0ME:929.06ME:929.14ME:929.08ME:930.37ME:929.20G:931.10G:930.88G:931.28G:932.15G:931.68G:932.32G:931.82931.901.62%0.95%1.76%1.94%1.67%3.44%3.04%1.82%3.00%2.07%1.30%1.04%1.45%1.26%0.80%1.17%0.78%0.46%0.94%1.81%1.16%1.86%1.40%929.31ME:929.25ME:929.66ME:930.94ME:???G:932.37G:932.30932.41932.481.06%0.50%0.78%0.80%0.59%0.93%0.57%1.17%1.07%931932932933FFE = 932.8FFE = 933.0FFE = 933.0FFE = 933.0CITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C5-GRADING PLAN.dwg November 16, 2023 - 3:11pm©BYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONGRADING PLAN NOTES1. PERFORM GRADING WORK IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONSAND BUILDING PERMIT REQUIREMENTS.2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWOWORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS.3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL.4. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES ANDTOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES.NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTINGTHE PROPOSED DESIGN OF THE PROJECT.5. IN PAVED AREAS, ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE THE SITE READYFOR SUB-BASE.6. 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.7. ELEVATIONS SHOWN REPRESENT FINISHED SURFACE GRADES. SPOT ELEVATIONSALONG CURB & GUTTER REPRESENT THE FLOW LINE UNLESS OTHERWISE NOTED8. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITYITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THECONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE.9. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB ANDGUTTER WITH SMOOTH UNIFORM SLOPES THAT PROVIDE POSITIVE DRAINAGE TOCOLLECTION POINTS. MAINTAIN A MINIMUM SLOPE OF 1.25% IN ASPHALT PAVEMENTAREAS AND A MINIMUM SLOPE OF 0.50% IN CONCRETE PAVEMENT AREAS.10. MAINTAIN A MINIMUM SLOPE OF 0.50% ALONG CURB & GUTTER. REVIEW PAVEMENTGRADIENT AND CONSTRUCT "INFALL" CURB WHERE PAVEMENT DRAINS TOWARD THEGUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM THE GUTTER.11. INSTALL A MINIMUM OF 4-INCHES OF AGGREGATE BASE MATERIAL UNDER PROPOSEDCONCRETE CURB & GUTTER, SIDEWALKS, AND TRAILS UNLESS OTHERWISE DETAILED.12. GRADING FOR SIDEWALKS AND ACCESSIBLE ROUTES, INCLUDING CROSSINGDRIVEWAYS, SHALL CONFORM TO CURRENT STATE & NATIONAL ADA STANDARDS:ACCESSIBLE RAMP SLOPES SHALL NOT EXCEED 8.3% (1:12).SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0%.LONGITUDINAL SIDEWALK SLOPES SHALL NOT EXCEED 5.0%.ACCESSIBLE PARKING STALLS AND ACCESS AISLES SHALL NOT EXCEED 2.0% IN ANYDIRECTION. A MAXIMUM SLOPE OF 1.50% IS PREFERRED.SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADACOMPLIANT. NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANYLOCATION PRIOR TO PAVEMENT INSTALLATION. CHANGE ORDERS WILL NOT BEACCEPTED FOR ADA COMPLIANCE ISSUES.13. UPON COMPLETION OF LAND DISTURBING ACTIVITIES, RESTORE ADJACENT OFFSITEAREAS DISTURBED BY CONSTRUCTION TO MATCH OR EXCEED THE ORIGINALCONDITION. LANDSCAPE AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4-INCHESOF TOPSOIL.14. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS.REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARYSEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS.PROPOSED STORM SEWERPROPERTY LINEEXISTING CONTOURPROPOSED CONTOUR925PROPOSED SPOT ELEVATION100.00LEGENDPROPOSED HIGH POINT ELEVATION HP:0.0PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0G:0.00T:0.00PROPOSED EMERGENCY OVERFLOW ELEVATIONT/G:0.0EOF:0.00.0%PROPOSED DRAINAGE DIRECTION ME:0.0MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING)PROPOSED STORM MANHOLE (ROUND INLET CASTING)PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING)PROPOSED STORM SEWER CLENOUTPROPOSED RIPRAPPROPOSED FLARED END SECTIONCODPROPOSED RIDGE LINEPROPOSED SWALEPROPOSED TOP/BOTTOM OF WALL ELEVATION TW:0.0BW:0.0INFILTRATION BMP NOTES1. TO THE EXTENT PRACTICABLE, LIMIT USE OF HEAVY CONSTRUCTION EQUIPMENT WITHINTHE BOUNDARIES OF THE PROPOSED INFILTRATION BMP. UTILIZE AN EXCAVATOR WITHA TOOTHED BUCKET TO AVOID COMPACTING OR SMEARING OF SOILS.2. AFTER INITIAL EXCAVATION AND ROUGH GRADING, PROVIDE A MINIMUM OF TWO (2)DOUBLE RING INFILTROMETER TESTS WITHIN THE INFILTRATION AREA AT THEELEVATION OF THE BASIN BOTTOM. PROVIDE THE RESULTS TO THE ENGINEER OFRECORD FOR REVIEW AND APPROVAL PRIOR TO COMPLETING INSTALLATION OF THEBASIN OR UNDERGROUND SYSTEM.3. IF CLAY SOILS ARE ENCOUNTERED, OVER-EXCAVATE AS NECESSARY TO REACH NATIVESANDY/SILTY SOIL. BACKFILL THE ADDITIONAL EXCAVATION WITH SUITABLEENGINEERED FILL MATERIAL.4. IF NATIVE SUBGRADE SOILS AT THE BOTTOM OF THE PROPOSED INFILTRATION AREAARE DETERMINED TO NOT BE CONDUCIVE TO THE DESIGN INFILTRATIONREQUIREMENTS, REMOVE AND REPLACE THE POORLY INFILTRATION SOILS TO A DEPTHWHERE THE EXISTING NATIVE SUBGRADE SOILS MEET OR EXCEED THE DESIGNINFILTRATION REQUIREMENTS AS REVIEWED BY THE ENGINEER.5. FINAL EXCAVATION OF THE INFILTRATION AREA AND INSTALLATION OF ANY ENGINEEREDSOIL MUST OCCUR IN DRY CONDITIONS TO PREVENT SMEARING AND COMPACTION.6. REMOVE ANY EXCESS SOILS THAT ENTER THE INFILTRATION BASIN PRIOR TO FINALSTABILIZATION.7. UPON COMPLETION OF THE INFILTRATION/FILTRATION SYSTEM INSTALLATION AND FINALSTABILIZATION OF THE TRIBUTARY AREA, PROVIDE DOCUMENTATION THAT THE BMPDRAINS DOWN WITHIN 48 HOURS.PREPARED FORGRADING ANDDRAINAGE PLANC500CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNRNORTH GREY FOX ROADLEXINGTON AVENUE±5,800 S.F.FFE= 933.00EXTERIOR WASH BUILDINGBUILDING SETBACKBUILDING SETBACKINTERIOR WASH BUILDING±5,300 S.F.FFE= 933.0079 LF - 6" PVC@ 2.00%118 LF - 6" PVC@ 2.00%43 LF - 6" PVC@ 2.00%29 LF - 6" PVC@ 2.00%137 LF - 6" PVC@ 2.00%4 LF - 15" HDPE@ 0.50% (0.00)136 LF - 15" HDPE@ 0.49% (0.00)80 LF - 15" HDPE@ 0.51% (0.00)178 LF - 15" HDPE@ 0.50% (0.00)59 LF - 15" HDPE@ 0.50% (0.00)87 LF - 15" HDPE@ 0.50% (0.00)5 LF - 15" HDPE@ 4.81% (0.00)46 LF - 15" HDPE@ 1.10% (0.00)5 LF - 15" HDPE@ 4.67% (0.00)6 LF - 15" HDPE@ 18.17% (0.00)41 LF - 15" HDPE@ 0.50% (0.00)STR -13RE:932.23IE:928.59 NIE:928.49 WSTR -9RE:931.65IE:928.22 NEIE:928.12 SSTR -10RE:930.94IE:925.76 NIE:925.76 EIE:925.66 SSTR -11CONSTRUCT OVER EXISTING 6" SERVICEFIELD VERIFY INVERT AND LOCATION OF PIPERE:930.75IE:924.80 NSANITARY SERVICE CONNECTIONIE:929.80 SWSANITARY SERVICE CONNECTIONIE:929.17 SCBMH 4RE:931.90IE:923.20 NEIE:923.10 WCB 1RE:932.04IE:923.98 SCB 8RE:932.32IE:924.61 NIE:924.51 WCB 2RE:931.68IE:923.96 NIE:923.86 SWCB 9RE:931.82IE:923.62 EIE:923.52 WCB 14RE:931.28IE:925.64 WCB 6RE:930.88IE:922.69 EIE:922.69 SEIE:925.64 WCB 11RE:931.10IE:923.22 EIE:923.12 NWCONNECTION FROM UNDERGROUNDDETENTION SYSTEM TO FILTERIE:923.70 NCATCH BASIN CONNECTION TOUNDERGROUND DETENTION SYSTEMIE:925.40 ECATCH BASIN CONNECTION TOUNDERGROUND DETENTION SYSTEMIE:925.40 ECONNECTION FROM FILTERTO STORMWATER PIPEIE:921.90 S6" COMBINED WATERSERVICE CONNECTION6" VALVE AND HYDRANTTRANSFORMER6" COMBINED WATERSERVICE CONNECTION45° BEND45° BENDCONNECT TO EXISTING 12"WATERMAIN WITH 12" X 6"WET TAP & 6" GATE VALVE45° BENDMAINTAIN 18" OF VERTICALSEPARATION& INSULATEDWATERMAIN AS NEEDEDPIPE CROSSINGSANITARY IE: 925.20STORM IE: 924.69CLEARANCE: 0.51'PIPE CROSSINGSANITARY IE: 927.02STORM IE: 924.30CLEARANCE: 2.73'PROPOSED STORMWATER MANHOLEIE:921.40 NWASH WATERRECLAMATIONSYSTEM - REFERTO PLUMBINGPLANSCB 26RE:932.84IE:924.82 SPROPOSED BAYFILTER UNDERGROUND FILTERCHAMBER CAPABLE OF FILTERING 11,800 CFOF STORMWATER WITHIN 48 HOURS OF STORMEVENT, OR APPROVED EQUIVALENT STORMTECH SC-740 STORMWATERMANAGEMENT SYSTEM (175 CHAMBERS,13,660 CF STORAGE MINIMUM), ORAPPROVED EQUIVALENTCONNECTION FROM UNDERGROUNDDETENTION SYSTEM TO FILTERIE:924.80 S6" GATE VALVE6" GATE VALVECITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\C6-UTILITY PLAN.dwg November 16, 2023 - 3:12pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONSANITARY SEWER MANHOLESANITARY SEWERWATERMAINGATE VALVEHYDRANTTEEREDUCERUNDERGROUND ELECTRICTELEPHONEGAS MAINSTORM SEWERLEGENDCOSANITARY CLEANOUTCOEXISTING PROPOSEDUTILITY PLAN NOTES1. INSTALL UTILITIES IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS, STATEPLUMBING CODE, AND BUILDING PERMIT REQUIREMENTS.2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWOWORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS.3. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL.4. SANITARY SEWER PIPE SHALL BE:PVC: ASTM D-2729, D-3034PVC SCH 40: ASTM D-1785, F-714, F-894SANITARY SEWER FITTINGS SHALL BE:PVC: ASTM D-2729, D-3034PVC SCH40: ASTM D-2665, F-2794, F-18665. WATER MAIN PIPE SHALL BE:PVC: ASTM D-1785, D-2241, AWWA C-900DUCTILE IRON: AWWA C115WATER MAIN FITTINGS SHALL BE:PVC: ASTM D-2464, D-2466, D-2467, F-1970, AWWA C-907DUCTILE IRON: AWWA C-153, C-110, ASME 316.45. STORM SEWER PIPE SHALL BE:RCP: ASTM C-76HDPE: ASTM F-714, F-894PVC: ASTM D-2729PVC SCH40: ASTM D-1785, D-2665, F-794DRAIN TILE SHALL BE:PE: ASTM F-6667PVC: ASTM D-2729STORM SEWER FITTINGS SHALL BE:RCP: ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443HDPE: ASTM D-3212PVC: ASTM D-2729, JOINTS PER ASTM D-3212PVC SCH40: ASTM D-2665, F-794, F-18666. WHEN CONNECTING TO AN EXISTING UTILITY LINE, FIELD VERIFY THE LOCATION, DEPTH,AND SIZE OF THE EXISTING PIPE(S) PRIOR TO INSTALLATION OF THE NEW LINES. NOTIFYTHE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THEPROPOSED DESIGN OF THE PROJECT.7. PLACE AND COMPACT ALL FILL MATERIAL PRIOR TO INSTALLATION OF PROPOSEDUNDERGROUND UTILITIES. MINIMUM TRENCH WIDTH SHALL BE 2 FEET.8. MAINTAIN A MINIMUM OF 7'-6" COVER ON ALL WATER LINES.9. FOR WATER LINES AND STUB-OUTS UTILIZE MECHANICAL JOINTS WITH RESTRAINTSSUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR ASINDICATED IN THE CITY SPECIFICATIONS AND PROJECT DOCUMENTS.10. MAINTAIN 18-INCH MINIMUM VERTICAL SEPARATION WHERE SEWER PIPE CROSSESWATER LINES (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE).PROVIDE 10-FOOT HORIZONTAL SEPARATION BETWEEN SEWER PIPE AND WATER LINES. N THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES,STORM LINES AND GAS LINES (OR ANY OBSTRUCTION EXISTING AND PROPOSED), THESANITARY PIPE MATERIAL SHALL BE PVC SCHEDULE 40 OR PVC C900 AND HAVEMECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THECROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATEFASTENERS AS REQUIRED TO PROVIDE A MINIMUM OF 18-INCH VERTICAL SEPARATIONMEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50).12. ALL PVC & HDPE SEWER AND WATER PIPE SHALL HAVE A TRACER WIRE INSTALLED INTHE TRENCH AND TERMINATED PER THE DETAILS.13. UNDERGROUND UTILITY LINES SHALL BE INSTALLED, INSPECTED AND APPROVED PRIORTO PLACING BACKFILL.14. IN PAVEMENT AREAS, RAISE MANHOLE CASTINGS TO BE FLUSH WITH PROPOSEDFINISHED SURFACE GRADE. IN GREEN AREAS, RAISE MANHOLE CASTINGS TO BE ONEFOOT ABOVE FINISHED GROUND ELEVATION & INSTALL A WATERTIGHT LID.15. REFER TO PLUMBING PLANS FOR LOCATION, SIZE AND ELEVATION OF UTILITY SERVICECONNECTIONS AND ROOF DRAINS TO THE INTERIOR BUILDING SYSTEMS. BACKFLOWDEVICES (DDCV AND PRZ ASSEMBLIES) & METERS ARE LOCATED INSIDE THE BUILDING.16. CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OFEXISTING 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.17. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/ORCERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES.COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS ANDSPECIFICATIONS.18. REFER TO THE SITE ELECTRICAL PLANS FOR SPECIFICATIONS OF THE PROPOSED SITELIGHTING AND ELECTRICAL EQUIPMENT.19. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS.REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARYSEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. REFER TOTHE GRADING PLAN FOR DETAILED SURFACE ELEVATIONS.20. EXCESS MATERIAL, ABANDONED UTILITY ITEMS, AND OTHER UNUSABLE MATERIALSSHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFFTHE CONSTRUCTION SITE.21. COORDINATE WITH THE PLUMBING PLANS FOR THE LOCATION, SIZE AND ELEVATION OFTHE PROPOSED UNDERGROUND ROOF DRAIN CONNECTIONS.22. WHERE STORM SEWER ROOF DRAINS HAVE LESS THAN 4-FEET OF COVER IN PAVEDAREAS OR 3-FEET OF COVER IN LANDSCAPE AREAS, PROVIDE 3-INCH THICK INSULATIONA MINIMUM OF 5-FEET IN WIDTH, CENTERED ON THE PIPE.23. ALL STORM SEWER PIPE JOINTS SHALL BE WATER-TIGHT CONNECTIONS.24. ALL STORM SEWER PIPE CONNECTIONS TO MANHOLES SHALL BE GASKETED ANDWATER TIGHT. BOOTED COUPLERS AT THE STRUCTURE OR A WATER STOP WITHNON-SHRINK GROUT MAY BE USED IN ACCORDANCE WITH LOCAL CODES.25. CONTRACTOR SHALL AIR TEST ALL STORM SEWER PIPE IN ACCORDANCE WITH LOCALCODE REQUIREMENTS.PREPARED FORUTILITY PLANC600CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNNORTH DRAINAGE AND UTILITY EASEMENTNO TREES ALLOWEDOVERHEAD ELECTRIC LINESDACBABBBBBD DDDDEE±5,800 S.F.FFE= 933.00EXTERIOR WASH BUILDINGINTERIOR WASH BUILDING±5,300 S.F.FFE= 933.00GREY FOX ROADLEXINGTON AVENUECONIFEROUS TREECOMMON / BOTANICAL NAMEAUSTRIAN PINEPINUS NIGRABLACK HILLS SPRUCEPICEA GLAUCA `DENSATA`WHITE PINEPINUS STROBUSORNAMENTAL TREECOMMON / BOTANICAL NAMEDAKOTA PINNACLE BIRCHBETULA PLATYPHYLLA 'FARGO'QUAKING ASPEN CLUMPPOPULUS TREMULOIDESPLANT KEYLANDSCAPE LEGENDEDGER (TYP.)APPROXIMATE LIMITS OF SOD / IRRIGATION,SOD ALL DISTURBED AREAS (TYP.)ROCK MULCH (TYP.)ALANDSCAPE KEYNOTESEDGER (TYP.)DOUBLE SHREDDED HARDWOOD MULCH (TYP.)ROCK MULCH (TYP.)SOD (TYP.)ABCDOVERSTORY TREECOMMON / BOTANICAL NAMEAUTUMN BLAZE MAPLEACER X FREEMANII `AUTUMN BLAZE`FALL FIESTA SUGAR MAPLEACER SACCHARUM `FALL FIESTA`COMMON HACKBERRYCELTIS OCCIDENTALISNORTHERN PIN OAKQUERCUS ELLIPSOIDALISRED OAKQUERCUS RUBRARIVER BIRCHBETULA NIGRACONIFEROUS SHRUBSCOMMON / BOTANICAL NAMEGREY OWL JUNIPERJUNIPERUS VIRGINIANA `GREY OWL`SEA GREEN JUNIPERJUNIPERUS CHINENSIS `SEA GREEN`TRAUTMAN JUNIPERJUNIPERUS CHINENSIS 'TRAUTMAN'DECIDUOUS SHRUBSCOMMON / BOTANICAL NAMEIROQUOIS BEAUTY BLACKCHOKEBERRY / ARONIAMELANOCARPA `IROQUOIS BEAUTY` TDWARF BUSH HONEYSUCKLEDIERVILLA LONICERAFIREDANCE DOGWOODCORNUS SERICEA `BAILADELINE`GRO-LOW FRAGRANT SUMACRHUS AROMATICA `GRO-LOW`SEM FALSESPIREASORBARIA SORBIFOLIA `SEM`PERENNIALSCOMMON / BOTANICAL NAMEBLACK-EYED SUSANRUDBECKIA FULGIDA `GOLDSTURM`HEAVY METAL SWITCHGRASSPANICUM VIRGATUM 'HEAVY METAL'WALKER'S LOW CATMINTNEPETA X 'WALKER'S LOW'PRAIRIE BLAZING STARLIATRIS PYCNOSTACHYAPURPLE CONEFLOWERECHINACEA PURPUREAORNAMENTAL GRASSCOMMON / BOTANICAL NAMEKARL FOERSTER FEATHERREED GRASS / CALAMAGROSTISX ACUTIFLORA `KARL FOERSTER`NORTHWIND SWITCH GRASSPANICUM VIRGATUM 'NORTHWIND'CITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.DWG November 16, 2023 - 3:12pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONPREPARED FORLANDSCAPE PLANL100CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMNNORTHLANDSCAPE REQUIREMENTSMINIMUM CALIPER INCHES REQUIRED: 34.8 IN.= (38 G.S.F. OVER 30' HT. + 11,100 G.S.F.) / 320MINIMUM CALIPER INCHES PROVIDED: 82 IN.MINIMUM LANDSCAPE LOT AREA REQUIRED: 27,225 S.F. = 108,900 S.F. LOT AREA *0.25MINIMUM LANDSCAPE LOT AREA PROVIDED: 15,913 S.F.TREE RATIO (BUILDING STORIES: 1)CALIPER INCH: (2-3") (3.5-4") (4.5-6")REQUIRED: 17"/ 50% 10"/ 30% 7"/ 20%PROPOSED: 62.5" / (7) 2.5 CAL. IN 10.5"/ (3) 3.5 CAL. IN 9"/ (2) 4.5 CAL. INPERENNIALS/SHRUBS REQUIRED: 2,726 S.F. = 27,255 S.F. LANDSCAPE AREA * 0.1PERENNIAL/SHRUBS PROVIDED: 4,680 SFREQUIRED PLANTING ISLANDS: 996 S.F. = 9,956 S.F. PARKING AREA *0.1PROVIDED PLANTING ISLANDS: 1,024 S.F.(MINIMUM 150 SF)REQUIRED PLANTING ISLAND TREES: 2 TREES = 2 PLANTING ISLANDS x 1 TREEPROVIDED PLANTING ISLANDS: 2 TREESR.O.W. TREE PLANTING REQUIRED (LEXINGTON): 8 TREES = 1 TREE / 40 LF = 250 L.F. / 40R.O.W. TREE PLANTING PROVIDED (LEXINGTON): 8 TREES = 8 PROPOSEDR.O.W. TREE PLANTING REQUIRED (GREY FOX): 11 TREES = 1 TREE / 40 LF = 435 L.F. / 40R.O.W. TREE PLANTING PROVIDED (GREY FOX): 0 TREES (REQUIREMENT NOT MET DUE TO UTILITY / PLAN CONFLICTS)DIVERSE 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 PLAN CONIFEROUS TREECODEQTYBOTANICAL NAMECOMMON NAMECONTAINERCAL/SIZEAUP 3 PINUS NIGRA AUSTRIAN PINE B & B 6` HT.BHS 5 PICEA GLAUCA `DENSATA` BLACK HILLS SPRUCE B & B 6` HT.WHP 2 PINUS STROBUS WHITE PINE B & B 6` HT.ORNAMENTAL TREECODEQTYBOTANICAL NAMECOMMON NAMECONTAINERCAL/SIZEDAK 5 BETULA PLATYPHYLLA 'FARGO' DAKOTA PINNACLE BIRCH B & B 2.5" CAL.QUC 5 POPULUS TREMULOIDES QUAKING ASPEN CLUMP B & B 2.5" CAL.OVERSTORY TREECODEQTYBOTANICAL NAMECOMMON NAMECONTAINERCAL/SIZEABM 2 ACER X FREEMANII `AUTUMN BLAZE` AUTUMN BLAZE MAPLE B & B 4.5" CAL.FFM 1 ACER SACCHARUM `FALL FIESTA` FALL FIESTA SUGAR MAPLE B & B 2.5" CAL.HCK 3 CELTIS OCCIDENTALIS COMMON HACKBERRY B & B 3.5" CALNPO 4 QUERCUS ELLIPSOIDALIS NORTHERN PIN OAK B & B 2.5" CAL.RDO 1 QUERCUS RUBRA RED OAK B & B 2.5" CAL.RVS 8 BETULA NIGRA RIVER BIRCH B & B 2.5" CAL.CONIFEROUS SHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTAINERSPACINGGOJ 6 JUNIPERUS VIRGINIANA `GREY OWL` GREY OWL JUNIPER #5 CONT. 4` O.C.SGJ 15 JUNIPERUS CHINENSIS `SEA GREEN` SEA GREEN JUNIPER #5 CONT. 5` O.C.TRT 3 JUNIPERUS CHINENSIS 'TRAUTMAN' TRAUTMAN JUNIPER #5 CONT. 4` O.C.DECIDUOUS SHRUBSCODEQTYBOTANICAL NAMECOMMON NAMECONTAINERSPACINGBLC 23 ARONIA MELANOCARPA `IROQUOIS BEAUTY` TM IROQUOIS BEAUTY BLACK CHOKEBERRY #5 CONT. 4` O.C.DBH 10 DIERVILLA LONICERA DWARF BUSH HONEYSUCKLE #5 CONT. 3` O.C.FRD 18 CORNUS SERICEA `BAILADELINE` FIREDANCE DOGWOOD #5 CONT. 4` O.C.GLS 29 RHUS AROMATICA `GRO-LOW` GRO-LOW FRAGRANT SUMAC #5 CONT. 4` O.C.SEM 15 SORBARIA SORBIFOLIA `SEM` SEM FALSESPIREA #5 CONT. 3` O.C.PERENNIALSCODEQTYBOTANICAL NAMECOMMON NAMECONTAINERSPACINGBES2 38 RUDBECKIA FULGIDA `GOLDSTURM` BLACK-EYED SUSAN #1 CONT. 18" O.C.HMS 46 PANICUM VIRGATUM 'HEAVY METAL' HEAVY METAL SWITCHGRASS #1 CONT. 3` O.C.NW 24 NEPETA X 'WALKER'S LOW' WALKER'S LOW CATMINT #1 CONT. 18" O.C.PBS 14 LIATRIS PYCNOSTACHYA PRAIRIE BLAZING STAR #1 CONT. 18" O.C.PCF 39 ECHINACEA PURPUREA PURPLE CONEFLOWER #1 CONT. 18" O.C.ORNAMENTAL GRASSCODEQTYBOTANICAL NAMECOMMON NAMECONTSPACINGKFG 168 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` KARL FOERSTER FEATHER REED GRASS #1 CONT 18" O.C.NWS 137 PANICUM VIRGATUM 'NORTHWIND' NORTHWIND SWITCH GRASS #1 CONT. 18" O.C.PLANT SCHEDULECITY COMMENTS 11/16/2023 JFJThis 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 2023 KIMLEY-HORN AND ASSOCIATES, INC.767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114PHONE: 651-645-4197WWW.KIMLEY-HORN.COMK:\TWC_LDEV\Crew Carwash\Arden Hills\3 Design\CAD\PlanSheets\L1-LANDSCAPE DETAILS.DWG November 16, 2023 - 3:13pmBYREVISIONSNo.DATEPRELIMINARY - NOT FOR CONSTRUCTIONDOUBLE SHREDDED HARDWOOD MULCHNOTES:2X ROOT BALL WIDTHSOD4" TOPSOILPREPARED PLANTING BED ANDBACKFILL SOIL(THOROUGHLY LOOSENED)NOTES:1. SCARIFY SIDES AND BOTTOM OF HOLE.2. PROCEED WITH CORRECTIVE PRUNING OF TOP AND ROOT.3. REMOVE CONTAINER AND SCORE OUTSIDE OF SOIL MASS TO REDIRECTAND PREVENT CIRCLING FIBROUS ROOTS. REMOVE OR CORRECT STEMGIRDLING ROOTS.4. PLUMB AND BACKFILL WITH PLANTING SOIL.5. WATER THOROUGHLY WITHIN 2 HOURS TO SETTLE PLANTS AND FILLVOIDS.6. BACK FILL VOIDS AND WATER SECOND TIME.7. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESSSOIL MOISTURE IS EXCESSIVE.8. MIX IN 3-4" OF ORGANIC COMPOST.1. SCARIFY SIDES AND BOTTOM OF HOLE.2. PROCEED WITH CORRECTIVE PRUNING.3. SET PLANT ON UNDISTURBED NATIVE SOIL ORTHOROUGHLY COMPACTED PLANTING SOIL.INSTALL PLANT SO THE ROOT FLARE IS AT OR UPTO 2" ABOVE THE FINISHED GRADE WITH BURLAPAND WIRE BASKET, (IF USED), INTACT.4. SLIT REMAINING TREATED BURLAP AT 6"INTERVALS.5. BACKFILL TO WITHIN APPROXIMATELY 12" OF THETOP OF THE ROOTBALL, THEN WATER PLANT.REMOVE THE TOP 1/3 OF THE BASKET OR THE TOPTWO HORIZONTAL RINGS WHICHEVER ISGREATER. REMOVE ALL BURLAP AND NAILS FROMTHE TOP 1/3 OF THE BALL. REMOVE ALL TWINE.REMOVE OR CORRECT STEM GIRDLING ROOTS.6. PLUMB AND BACKFILL WITH PLANTING SOIL.7. WATER THOROUGHLY WITHIN 2 HOURS TOSETTLE PLANTS AND FILL VOIDS.8. BACK FILL VOIDS AND WATER SECOND TIME.9. PLACE MULCH WITHIN 48 HOURS OF THE SECONDWATERING UNLESS SOIL MOISTURE IS EXCESSIVE.10. FINAL LOCATION OF TREE TO BE APPROVED BYOWNER.PLANTING SOILON CENTER SPACINGAS STATED ON PLAN.EXTEND HOLE EXCAVATION WIDTHA MINIMUM OF 6" BEYONDTHE PLANTS ROOT SYSTEM.FINISHED GRADEEDGER, AS SPECIFIEDTREE PLANTING DETAILSCALE: N.T.S.L1011SHRUB / PERENNIAL PLANTING DETAILSCALE: N.T.S.L1012MULCH3/16" X 5" STEEL EDGER12" STEEL EDGER SPIKETURF/SODSUBGRADE12" STEEL EDGER SPIKE3/16" X 5" STEEL EDGER4'MULCHTURF/SODTOP OF EDGER TO BEFLUSH WITH SODPLANSECTIONSTEEL EDGER DETAILSCALE: N.T.S.L10131. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFYLOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPEMATERIAL.2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS.3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED INTHE IMMEDIATE AREA.4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANYBID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR.5. CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEEBEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THEINITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCINGUPON PLANTING.6. ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE SHALLADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS:ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC.ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES.ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES.ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING.CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NOLESS THAN 5:3.7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST CURRENTVERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED.8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES.9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN MATERIALS IFNECESSARY; TEMPORARY ONLY.10. PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLARE IS LOCATED AT THE TOP OFTHE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOTCOLLAR/ROOT FLARE. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLARESHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE.11. OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APARTPEAT POTS.12. PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POORBRANCHING OF EXISTING AND PROPOSED TREES.13. WRAP ALL SMOOTH-BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST.14. STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR.15. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TOPLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANYSOIL AMENDMENTS.16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (LOAM TOPSOILBORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH,SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FORALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS.17. MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB PLANTINGBEDS SHALL HAVE 4" DEPTH OF DOUBLE SHREDDED HARDWOOD MULCH. DOUBLE SHREDDEDHARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL ANDORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH DOUBLE SHREDDED HARDWOOD MULCH. MULCH TOBE FREE OF DELETERIOUS MATERIAL AND NATURAL IN COLOR, OR APPROVED EQUAL. ROCK MULCH TOBE RIVER ROCK, 1 1/2" DIAMETER, AT MINIMUM 3" DEPTH, OR APPROVED EQUAL. ROCK MULCH TO BE ONCOMMERCIAL GRADE FILTER FABRIC, BY TYPAR, OR APPROVED EQUAL WITH NO EXPOSURE. MULCH ANDFABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. MULCH TO MATCH EXISTING CONDITIONS(WHERE APPLICABLE).18. EDGING TO BE COMMERCIAL GRADE COL-MET (OR EQUAL) STEEL EDGING; 3/16" THICK x 5" TALL, COLORBLACK, OR SPADED EDGE, AS INDICATED. STEEL EDGING SHALL BE PLACED WITH SMOOTH CURVES ANDSTAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH TOP OF EDGER AT GRADE,FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING WHEREPOSSIBLE. WHERE EDGING TERMINATES AT A SIDEWALK, BEVEL OR RECESS ENDS TO PREVENT TRIPHAZARD. SPADED EDGE TO PROVIDE V-SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEENMULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN-GARDEN BEDS TO BE SPADED EDGE, UNLESSNOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE).19. ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. PARKING LOT ISLANDSTO BE SODDED WITH SHREDDED HARDWOOD MULCH AROUND ALL TREES AND SHRUBS. SOD TO BESTANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOILAREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALLBE STAKED. SEED AS SPECIFIED AND PER MN/DOT SPECIFICATIONS. IF NOT INDICATED ON LANDSCAPEPLAN, SEE EROSION CONTROL PLAN.20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN/BUILD BYLANDSCAPE CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE SHOP DRAWINGS TO LANDSCAPEARCHITECT FOR APPROVAL PRIOR TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDEOPERATION MANUALS, AS-BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZEDAND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE-YEARWARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CANBE OBTAINED FROM THE GENERAL CONTRACTOR. SYSTEM SHALL INCLUDE A RAIN SENSOR ANDAPPROPRIATE TECHNOLOGY.21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLYESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FORCONTRACTOR.22. REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREASADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION.23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER.24. MAINTAIN TREES, SHRUBS, AND OTHER PLANTS UNTIL PROJECT COMPLETION, BUT IN NO CASE, LESSTHAN FOLLOWING PERIOD; 1 YEAR AFTER PROJECT COMPLETION. MAINTAIN TREES, SHRUBS, AND OTHERPLANTS BY PRUNING, CULTIVATING, AND WEEDING AS REQUIRED FOR HEALTHY GROWTH. RESTOREPLANTING SAUCERS. TIGHTEN AND REPAIR STAKE AND GUY SUPPORTS AND RESET TREES AND SHRUBSTO PROPER GRADES OR VERTICAL POSITION AS REQUIRED. RESTORE OR REPLACE DAMAGEDWRAPPINGS. SPRAY AS REQUIRED TO KEEP TREES AND SHRUBS FREE OF INSECTS AND DISEASE.REPLENISH MULCH TO THE REQUIRED DEPTH. MAINTAIN LAWNS FOR 45 DAYS AFTER INSTALLING SODINCLUDING MOWING WHEN SOD RECITES 4” IN HEIGHT. WEED PLANTING BEDS AND MULCH SAUCERS ATMINIMUM ONCE A MONTH DURING THE GROWING SEASON. PROVIDE A MONTHLY REPORT TO THE OWNERON WEEDING AND OTHER MAINTENANCE RESPONSIBILITIES.25. SEE ELECTRICAL PLANS FOR SITE LIGHTING.26. OWNER AND ARCHITECT TO CONFIRM SITE FURNISHINGS SUCH AS BENCHES, TABLES AND CHAIRS, ANDTRASH/RECYCLING RECEPTACLES.LANDSCAPE NOTESPREPARED FORLANDSCAPEDETAILSL101CREW CAR WASH ARDEN HILLSCREW CAR WASHARDEN HILLSMN 35 6)2)),&(64)73(53(56213(56212&&83$1&<6)75$,1,1*64)73(53(56213(56212&&83$1&< 3535356):$6+,1*$5($64)73(53(56213(56212&&83$1&<6)%/2:(5522064)73(53(56213(56212&&83$1&<6)(175<$5($64)73(53(56213(56212&&83$1&<6)0(&+$1,&$/522064)73(53(56213(56212&&83$1&<6)87,/,7<522064)73(53(56213(56212&&83$1&<6)72,/(764)73(53(56213(56212&&83$1&<6)&$6+,(564)73(53(56213(56212&&83$1&<6)9(67,%8/(64)73(53(56213(56212&&83$1&< %8,/',1*$5($ *6) &5(:&$5:$6+)/2253/$1&5(:&$5:$6+,1&3521:&/(;,1*721$9(1 *5(<)2;5'$5'(1+,//601$5&+,7(&785$/)/2253/$11257+ $WWDFKPHQW( 726/$% 723$5+,*+ %2&$123< 7272:(5 7HPS/HYHO $&03$1(/6<67(0&2/253(:7(50,&$*5281')$&(0$6215<81,76&2/255('$/80,1806725()5217$1'*/$=,1*6<67(0&2/25&/($5$12',=('29(5+($'6833257('&$123<&2/253(:7(50,&$/,0(6721(81,76&2/25%8))29(5+($'6833257('&$123<&2/253(:7(50,&$/,0(6721(81,76&2/25%8))*5281')$&(0$6215<81,76&2/255('29(5+($'&2,/,1*'225&2/25&/($5$12',=('*5281')$&(0$6215<81,76&2/255('35()250('0(7$/&251,&(&2/253(:7(50,&$$5&+,7(&785$/$/80,180:$//3$1(/6<67(0&2/253(:7(50,&$35()250('0(7$/&251,&(&2/253(:7(50,&$/,0(6721(81,76&2/25%8))+2//2:0(7$/)5$0(' ,168/7(''225),1,6+('67$,1/(6667((/726/$% 723$5+,*+ %2&$123< 7272:(5 7HPS/HYHO 29(5+($'6833257('&$123<&2/253(:7(50,&$*5281')$&(0$6215<81,76&2/255('$&03$1(/6<67(0&2/253(:7(50,&$$/80,1806725()5217$1'*/$=,1*6<67(0&2/25&/($5$12',=('29(5+($'6833257('&$123<&2/253(:7(50,&$/,0(6721(81,76&2/25%8))/,0(6721(81,76&2/25%8))*5281')$&(0$6215<81,76&2/255('$5&+,7(&785$/$/80,180:$//3$1(/6<67(0&2/253(:7(50,&$35()250('0(7$/&251,&(&2/253(:7(50,&$3(5)250('0(7$/&251,&(&2/253(:7(50,&$%8,/',1*02817('6,*1$*(/,0(6721(81,76&2/25%8))*5281')$&(0$6215<81,76&2/255(' &5(:&$5:$6+%8,/',1*(/(9$7,216&5(:&$5:$6+,1&3521:&/(;,1*721$9(1 *5(<)2;5'$5'(1+,//601:(67(/(9$7,21($67(/(9$7,21 726/$% 723$5+,*+ %2&$123< 7272:(5 7HPS/HYHO 29(5+($'6833257('&$123<&2/253(:7(50,&$35()250('0(7$/&23,1*&2/253(:7(50,&$29(5+($'6833257('&$123<&2/253(:7(50,&$'(&25$7,9(:$//6&21&(7<335(250('0(7$/&251,&(&2/253(:7(50,&$35(250('0(7$/&251,&(&2/253(:7(50,&$$5&+,7(&785$/$/80,180:$//3$1(/6<67(0&2/253(:7(50,&$29(5+($'6833257('&$123<&2/253(:7(50,&$29(5+($'6833257('&$123<&2/253(:7(50,&$$/80,1806725()5217$1'*/$=,1*6<67(0&2/25&/($5$12',=('+2//2:0(7$/)5$0(' ,168/7(''225),1,6+('67$,1/(6667((//,0(6721(81,76&2/25%8))$/80,1806725()5217$1'*/$=,1*6<67(0&2/25&/($5$12',=(''(&25$7,9(:$//6&21&(7<3$/80,1806725()5217$1'*/$=,1*6<67(0&2/25&/($5$12',=('*5281')$&(0$6215<81,76&2/255('35(250('0(7$/&251,&(&2/253(:7(50,&$$/80,1806725()5217$1'*/$=,1*6<67(0&2/25&/($5$12',=('723$5/2: 29(5+($'&2,/,1*'225&2/25&/($5$12',=('0(&+$1,&$/6<67(06&5((1,1*0(&+$1,&$/6<67(06&5((1,1*726/$% 723$5+,*+ %2&$123< 7272:(5 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0.2 0.4 0.8 1.4 2.0 2.4 1.4 1.4 1.0 1.1 1.5 2.0 2.6 2.7 2.1 1.1 0.0 0.0 0.00.1 0.1 0.1 0.2 0.4 0.6 0.8 0.6 0.8 0.6 0.4 0.6 0.7 0.7 1.0 1.0 0.6 0.6 0.2 0.1 0.00.0 0.1 0.1 0.1 0.2 0.4 0.4 0.3 0.4 0.4 0.4 0.4 0.4 0.5 0.5 0.5 0.4 0.3 0.1 0.1 0.00.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.3 0.20.2 0.2 0.1 0.1 0.00.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.00.0 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 0.00.0 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 0.00.0 0.0 0.0 0.0 0.0 0.0 0.027 37 38 35 27304750442437 495750 253254 5751 2737576155263154 5753 3229 52 56 49 3123 46 52472125 38 40 38 2421 29 33 29 1916 19 21 197LUMINAIRE SCHEDULESYMBOLQTYLABELARRANGEMENTLUMENSLLFBUG RATINGWATTS/LUMINAIRETOTAL WATTSMANUFACTURERCATALOG LOGIC1A3-2Back-Back209001.020B3-U0-G3131262Cree LightingOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-3M-UL-NM-XX1A3-3TRIPLE209001.020B3-U0-G3131393Cree LightingOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-3M-UL-NM-XX1A4-2Back-Back209001.020B3-U0-G3131262Cree LightingOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-4M-UL-NM-XX1A4-44 @ 90 Degrees209001.020B3-U0-G3131524Cree LightingOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-4M-UL-NM-XX9A4B3TRIPLE131751.020B2-U0-G21313537Cree LightingOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-4B-UL-NM-XX1A4B92 @ 90 degrees131751.020B2-U0-G2131262Cree LightingOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-4B-UL-NM-XX8CSingle92251.040B3-U0-G094752CREE, INC.CAN-304-PS-XX-04-E-UL-XX-700-57K3FSingle220001.020B5-U0-G1131393Cree LightingOSQ-ML-C-AA-XX + OSQL-C-22L-57K7-33-UL-NM-XXLUMINAIRE LOCATION SUMMARYLUM NO.LABELMTG. HT.1A3-2222A3-3223A4-2224A4-4225A4B9226A4B3227A4B3228A4B3229A4B32210A4B32211A4B32212A4B32213A4B32214A4B32215C1516C1517C1518C1519C1520C1521C1522C1523F124F125F1FOOTCANDLE LEVELS CALCULATED AT GRADE USING INITIAL LUMEN VALUESLABELAVGMAXMINAVG/MINMAX/MINPAVED AREA9.6933.31.46.9223.79UNDEFINED2.1936.80.0N.A.N.A.UNDER CANOPY37.186175.318.711A3-22A3-33A4-24A4-45A4B96A4B37A4B38A4B39A4B310A4B311A4B312A4B313A4B314A4B315C16C17C18C19C20C21C22C23F24F25FNOTE:- ALL AREA LIGHTS ON NEW 20 FT. POLE MOUNTED ON 2 FT. CONCRETE BASECREW CARWASHARDEN HILLS, MNSCALE:1" = 30'D10/27/2023FNWLAYOUT BY:DWG SIZE:DATE:PROJECT NAME:DRAWING NUMBER:RL-9255-S1REV. BY DATE DESCRIPTION................1340 Kemper Meadow Dr, Forest Park, OH 45240513-574-9500 redleonard.comEz^/dW>E;^Ϳ͕&>KKZW>E;^Ϳ͕ZEZ/E';^Ϳ͕>/',d/E'>zKhd;^ͿEW,KdKDdZ/W>E;^Ϳ/E>h/E'hdEKd>/D/ddKEzWZK:d;^ͿZdͬWZKhzZ>KEZ^^K/d^/E͕͘ZKE>z/EdE&KZ/>>h^dZd/KEEYhKd/E'WhZWK^^KE>z͘Z>KEZ^^K/d^,^d,Z/',ddKh^d,/ZWZdz>^Z^͕^EEZ^͕EDZ^hddh>WZK:dKE/d/KE^͕/DE^/KE^͕EhZzK&D^hZDEd^Dz/&&Z&ZKDd,^KZEzWZDdZ^͘Z>KEZ^^K/d^/E͘^^hD^EK>//>/dz&KZt,d/^ZdͬWZKh/Ed,^ZZd/KE^͘d,/^/E>h^hd/^EKd>/D/ddKd,h^K&͕/E^d>>d/KEK&EͬKZ/Ed'Z/dzK&y/^d/E'h/>/E';^Ϳ͕^hZZKhE/E'Z&KZWZKhd;^Ϳ^h,^y/^d/E'WK>;^Ϳ͕E,KZK>d;^Ϳ͕^;^Ϳ͕Z,/ddhZ>E^/'E'^dZhdhZ;^Ϳ͕>E^W/E'W>E;^Ϳ͕>/',d/E'W>E;^Ϳ͕&/ydhZ^>d/KE;^ͿEW>DEd͕DdZ/>;^Ϳ͕K>KZhZz͕dydhZ;^Ϳ͕EEzd,/E'ddZ/hddKW,KdKZ>/^Dd,d/^Zd͘&hZd,ZDKZ͕Z>KEZ^^K/d^/E͕͘K^EKd^^hD>//>/dzt,d^KsZ&KZEzWhZ,^^Dz>/Ed&KZ͕hZ/E'͕KZdd,KE>h^/KEK&d,Wh>/^,tKZ<͘d,h^dKDZ͕/d^Z>d/s&&/>/d^͕^t>>^EzKd,ZWZ^KE;^Ϳ/Es/t/E'K&d,/^WZKhd/^Z^WKE^/>&KZsZ/&z/E'KDW>/Et/d,EzhdEKd>/D/ddK>>K^͕WZD/d^͕Z^dZ/d/KE^͕/E^dZhd/KE^͕WhZ,^^͕E/E^d>>d/KE^K&K:d^s/tt/d,/Ed,/^KhDEd;^ͿKZWZK:d;^Ϳ͘^zDK>^ZEKdZtEdK^>͘^//^&KZ>Z/dzWhZWK^^KE>z͘^/^E/DE^/KE^ZWWZKy/Dd͕dh>D^hZDEd^DzsZz͘Zt/E'^ZEKd/EdE&KZE'/EZ/E'KZKE^dZhd/KEh^͘d,/^KhDEd͕EzZ>KEZZt/E';^Ϳ͕KZWZK:d;^Ϳ/^EKddKh^EͬKZ/EdE&KZE'/EZ/E'KZKE^dZhd/KEWhZWK^^͕hd&KZ/>>h^dZd/sWhZWK^^KE>z͘Ez>Kd/KE^K&DZ'Ez>/',d/E'^,KtEtZWZKs/zKd,Z^͘Z>KEZ^^K/d^/^EKdZ^WKE^/>&KZ/E^h&&//Ed>/',d/E'hZ/E'EDZ'EzsEd͘Ezh^K&d,/^KhDEdd/KEEͬKZKd,ZZd/>^WZKhzZ>KEZt/d,KhdtZ/ddEhd,KZ/d/KE&ZKD:zD:͘>KEZ/^^dZ/d>zWZK,//d͘DISCLAIMERTHIS SITE IS LOCATED IN A REGION WHERE LIGHTINGIS REGULATED BY LOCAL ORDINANCES1340 Kemper Meadow Dr, Forest Park, OH 45240513-574-9500 | redleonard.comAttachment F m1340 Kemper Meadow Dr, Forest Park, OH 45240513-574-9500 redleonard.coPROJECT NAME:DRAWING NUMBER:ANY SITE PLAN(S), FLOOR PLAN(S), RENDERING(S), LIGHTING LAYOUT(S) AND PHOTOMETRIC PLAN(S) INCLUDING BUT NOT LIMITED TO ANY PROJECT(S) CREATED/PRODUCED BY RED LEONARD ASSOCIATES INC., ARE ONLY INTENDEDFOR ILLUSTRATION AND QUOTING PURPOSES ONLY. RED LEONARD ASSOCIATES HAS THE RIGHT TO USE THIRD PARTY LASERS, SCANNERS, AND CAMERAS BUT ACTUAL PROJECT CONDITIONS, DIMENSIONS, AND ACCURACY OFMEASUREMENTS MAY DIFFER FROM THESE OR ANY PARAMETERS. RED LEONARD ASSOCIATES INC. ASSUMES NO LIABILITY FOR WHAT IS CREATED/PRODUCED IN THESE RECREATIONS. THIS INCLUDES BUT IS NOT LIMITED TO THEUSE OF, INSTALLATION OF AND/OR INTEGRITY OF EXISTING BUILDING(S), SURROUNDING AREA FOR PRODUCT(S) SUCH AS EXISTING POLE(S), ANCHOR BOLT(S), BASE(S), ARCHITECTURAL AND SIGNAGE STRUCTURE(S), LANDSCAPINGPLAN(S), LIGHTING PLAN(S), FIXTURE SELECTION(S) AND PLACEMENT, MATERIAL(S), COLOR ACCURACY, TEXTURE(S), AND ANYTHING ATTRIBUTED TO PHOTO REALISM THAT IS CREATED. FURTHERMORE, RED LEONARD ASSOCIATESINC., DOES NOT ASSUME LIABILITY WHATSOEVER FOR ANY PURCHASES MADE BY CLIENT BEFORE, DURING, OR AT THE CONCLUSION OF THE PUBLISHED WORK. THE CUSTOMER, ITS RELATIVE AFFILIATES, AS WELL AS ANY OTHERPERSON(S) IN VIEWING OF THIS PRODUCT IS RESPONSIBLE FOR VERIFYING COMPLIANCE WITH ANY BUT NOT LIMITED TO ALL CODES, PERMITS, RESTRICTIONS, INSTRUCTIONS, PURCHASES, AND INSTALLATIONS OF OBJECTS VIEWEDWITHIN THIS DOCUMENT(S) OR PROJECT(S). SYMBOLS ARE NOT DRAWN TO SCALE. SIZE IS FOR CLARITY PURPOSES ONLY. SIZES AND DIMENSIONS ARE APPROXIMATE, ACTUAL MEASUREMENTS MAY VARY. DRAWINGS ARE NOTINTENDED FOR ENGINEERING OR CONSTRUCTION USE. THIS DOCUMENT, ANY RED LEONARD DRAWING(S), OR PROJECT(S) IS NOT TO BE USED AND/OR INTENDED FOR ENGINEERING OR CONSTRUCTION PURPOSES, BUT FORILLUSTRATIVE PURPOSES ONLY. ANY USE OF THIS DOCUMENTATION AND/OR OTHER ARTICLES PRODUCED BY RED LEONARD WITHOUT WRITTEN AUTHORIZATION FROM JAYME J. LEONARD IS STRICTLY PROHIBITED.CANOPYQTY LABEL DESCRIPTIONUS: creelighting.com (800) 236-6800Canada: creelighting-canada.com (800) 473-1234Rev. Date: V8 09/28/2023304 Series™LED Recessed Canopy LuminaireOrdering InformationExample: CAN-304-5M-RS-04-E-UL-SV-350CAN-304 EProduct Optic MountingLED Count (x10)Series VoltageColor OptionsDrive CurrentOptionsCAN-304 5MType V Medium5SType V ShortPSPetroleum SymmetricSLSparkle PetroleumRSRecessed Single SkinRDRecessed Double Skin0406EULUniversal120-277VUHUniversal347-480VBKBlackBZBronzeSVSilver WHWhite350350mA525525mA700*700mADIM 0-10V Dimming- Control by others- Refer to Dimming spec sheet for details- Can't exceed specified drive currentF Fuse- Compatible only with 120V, 277V or 347V (phase to neutral)- Consult factory if fusing is required for 208V, 240V or 480V (phase to phase)- Refer to PML spec sheet for availability with PML options- When code dictates fusing, use time delay fusePMLProgrammable Multi-Level- Refer to PML spec sheet for details40K 4000K Color Temperature- Minimum 70 CRI- Color temperature per luminaireTRL Amber Turtle Friendly LEDs- Available only with 350mA - Lumen multiplier from 5700K: 0.32 (350mA)- Power multiplier: 0.76- 600nm dominant wavelength- Additional shielding (by others) may be required for Florida Fish and Wildlife Conservation Commission compliance* 60 LED luminaire requires marked spacing: 48" x 24" x 6" (1,219mm x 610mm x 152mm); 48" (1,219mm) center-to-center of adjacent luminaires, 24" (610mm) luminaire center to side building member, 6" (152mm) top of luminaire to overhead building memberProduct DescriptionLuminaire housing is constructed from rugged die cast aluminum components (RS Mount) ordie cast and extruded aluminum components (RD Mount). LED driver is mounted in a sealedweathertight center chamber that allows for access from below the fixture. Luminaire mountsdirectly to the canopy deck and is secured in place with die cast aluminum trim frame. Luminairehousing is provided with factory applied foam gasket that provides a watertight seal betweenluminaire housing and canopy deck. Suitable for use in single or double skin canopies with 16"(406 mm) wide panels. Designed for canopies of 19-22 gauge (maximum 0.040" [1 mm] thickness).Applications: Petroleum stations, convenience stores, drive-thru banks and restaurants, retailand groceryPatented NanoOptic® Product TechnologyAssembled in the USA by Cree Lighting from US and imported partsInitial Delivered Lumens: Up to 13,697 lumensInput Power: 46-135WCRI: Minimum 70 CRICCT: 4000K (+/- 300K), 5700K (+/- 500K) standardLimited Warranty†: 10 years for luminaire/10 years for Colorfast DeltaGuard® finish/1 year for field-installed accessoriesPerformance Summary14"SQ(356mm)2.2"(56mm)8.7"(220mm)9.6"(244mm)2.2"(56mm)8.7"(220mm)9.6"(244mm) Programmable Multi-level Sensor location (ordered as an option)RS Mount† See https://www.creelighting.com/resources/warranties/ for warranty termsAccessories Field-InstalledHand-Held RemoteXA-SENSREM- For successful implementation of the programmable multi-level option, a minimum of one hand-held remote is requiredWeight22.0 lbs. (9.9kg)US: creelighting.com (800) 236-6800Canada: creelighting-canada.com (800) 473-1234Product SpecificationsCONSTRUCTION & MATERIALS• RS Mount luminaire housing is constructed from rugged die cast aluminum and incorporates integral, high performance heatsink fins specifically designed for LED canopy applications• RD Mount luminaire housing is constructed from rugged die cast aluminum and features high performance extruded aluminum heatsinks specifically designed for LED canopy applications• LED driver is mounted in a sealed weathertight center chamber that allows for access from below the luminaire• Field adjustable drive current between 350mA, 525mA and 700mA on Non-IC rated luminaires• Luminaire housing provided with factory applied foam gasket and provides for a watertight seal between luminaire housing and canopy deck• Mounts directly to the canopy deck and is secured in place with a die cast aluminum trim frame• RS mount includes integral junction box which allows ease of installation without need to open luminaire• Suitable for use in single (RS Mount) or double (RD Mount) skin canopies with 16" (406mm) wide panels• Designed for canopies of 19-22 gauge (maximum 0.040" [1mm] thickness)• See 228 Series™ canopy luminaires for canopies using 12" (305mm) deck sections• Exclusive Colorfast DeltaGuard® finish features an E-Coat epoxy primer with an ultra-durable powder topcoat, providing excellent resistance to corrosion, ultraviolet degradation and abrasion. Black, bronze, silver, and white are availableELECTRICAL SYSTEM• Input Voltage: 120-277V or 347-480V, 50/60Hz, Class 1 drivers• Power Factor: > 0.9 at full load• Total Harmonic Distortion: < 20% at full load• Integral weathertight electrical box with terminal strips (12Ga-20Ga) for easy power hookup• Integral 10kV/5kA surge suppression protection standard• When code dictates fusing, a slow blow fuse or type C/D breaker should be used to address inrush current • 10V Source Current: 0.15mAREGULATORY & VOLUNTARY QUALIFICATIONS• cULus Listed • Suitable for wet locations• Meets FCC Part 15, Subpart B, Class A limits for conducted and radiated emissions• Enclosure meets IP66 requirements per IEC 60529• ANSI C136.2 10kV/5kA surge protection, tested in accordance with IEEE/ANSI C62.41.2• Luminaire and finish endurance tested to withstand 5,000 hours of elevated ambient salt fog conditions as defined in ASTM Standard B 117• DLC qualified with select SKUs. Please refer to https://qpl.designlights.org/solid-state-lighting for most current information• RoHS Compliant. Consult factory for additional details• Meets Buy American requirements within ARRA• CA RESIDENTS WARNING:Cancer and Reproductive Harm – www.p65warnings.ca.gov304 Series™ LED Recessed Canopy Luminaire1Lumen maintenance values at 25˚C (77˚F) are calculated per IES TM-21 based on IES LM-80 report data for the LED package and in-situ luminaire testing. Luminaire ambient temperature factors (LATF) have been applied to all lumen maintenance factors. Please refer to the Temperature Zone Reference Document for outdoor average nighttime ambient conditions.2 In accordance with IES TM-21, Reported values represent interpolated values based on time durations that areup to 6x the tested duration in the IES LM-80 report for the LED.3 Estimated values are calculated and represent time durations that exceed the 6x test duration of the LED.Electrical Data*LED Count(x10)System Watts120-480VTotal Current (A)120V 208V 240V 277V 347V 480V350mA04 46 0.39 0.24 0.22 0.21 0.15 0.1206 69 0.57 0.34 0.30 0.27 0.21 0.16525mA04 71 0.59 0.35 0.31 0.28 0.21 0.1606 101 0.84 0.49 0.43 0.38 0.30 0.22700mA 04 94 0.79 0.46 0.40 0.36 0.28 0.2106 135 1.14 0.65 0.57 0.50 0.40 0.29* Electrical data at 25˚C (77˚F). Actual wattage may differ by +/- 10% when operating between 120-277V or 347-480V304 Series™ Ambient Adjusted Lumen Maintenance1Ambient CCTInitialLMF25K hrReported2LMF50K hrReported2LMF75K hrEstimated3LMF100K hrEstimated3LMF5˚C (41˚F)30K/40K/50K/57K 1.04 1.01 0.99 0.98 0.96TRL 1.06 1.06 1.06 1.06 1.0610˚C (50˚F)30K/40K/50K/57K 1.03 1.00 0.98 0.97 0.95TRL 1.04 1.04 1.04 1.04 1.0415˚C (59˚F)30K/40K/50K/57K 1.02 0.99 0.97 0.96 0.94TRL 1.03 1.03 1.03 1.03 1.0320˚C (68˚F)30K/40K/50K/57K 1.01 0.98 0.96 0.95 0.93TRL 1.01 1.01 1.01 1.01 1.0125˚C (77˚F)30K/40K/50K/57K 1.00 0.97 0.95 0.94 0.92TRL 1.00 1.00 1.00 1.00 1.00CAN-304-PS-XX-04-E-UL-XX-700-57K8CAREAQTY LABEL DESCRIPTIONUS: creelighting.com (800) 236-6800Canada: creelighting-canada.com (800) 473-1234US: creelighting.com (800) 236-6800Canada: creelighting-canada.com (800) 473-1234Rev. Date: V6 08/24/2023Ordering InformationFully assembled luminaire is composed of two components that must be ordered separately:Example: Mount: OSQ-ML-C-AA-BK + Luminaire: OSQM-C-4L-30K7-2M-UL-NM-BKMount (Luminaire must be ordered separately)*OSQ-Medium/Large MountsOSQ-ML-C-AA Adjustable ArmOSQ-ML-C-DA Direct ArmOSQ-ML-C-TM Trunnion MountExtra Large MountsOSQ-X-C-AA Adjustable ArmOSQ-X-C-DA Direct ArmColor Options:SV Silver BK BlackBZ BronzeWH WhiteOSQ SeriesOSQ™ LED Area/Flood Luminaire featuring Patented NanoComfort™ Technology – Version CLuminaire (Mount must be ordered separately)OSQ CFamily Size SeriesLumen Package†CCT/CRIOptic Voltage MountColor OptionsControls* OptionsOSQ MMediumLLarge XExtra LargeCMedium4L4,000 Lumens6L6,000 Lumens9L9,000 Lumens11L11,000 Lumens16L16,000 LumensLarge22L22,000 Lumens30L30,000 Lumens40L40,000Lumens30K73000K,70 CRI40K74000K,70 CRI50K95000K,90 CRI57K75700K,70 CRIAsymmetric2MType II Mid2B**Type II Mid w/Factory-Installed Backlight Shield- Available with all lumen packages except 85L3MType III Mid3B**Type III Mid w/Factory-Installed Backlight Shield- Available with all lumen packages except 85L4MType IV Mid4B**Type IV Mid w/Factory-Installed Backlight Shield- Available with all lumen packages except 85LAFAutomotiveFrontlineOptic™AB**Automotive Frontline Optic™ w/Factory-Installed Backlight Shield- Available with all lumen packages except 85LULUniversal120-277VUHUniversal347-480V- Not available with 4L, 40L, 75L or 85L lumen packagesUEUniversal277-480V- Available only with 40L, 75L and 85L lumen packagesNMNo Mount- Must specify mount from table above- Mount ships separatelyBKBlackBZBronzeSVSilver WHWhiteBML Bluetooth® Technology Enabled Multi-Level Sensor-Utilizes a multifunction sensor-Refer to BML spec sheet for details-20-40' sensor lens installed on luminaire; 8-20' sensor lens and aisle shroud included-Intended for downlight applications at 0˚ tilt-Not available with Q or X options or Synapse TL7-B2 or TL7-HVG accessoriesQ9/Q8/Q7/Q6/Q5/Q4/Q3/Q2/Q1 Field Adjustable Output-Must select Q9, Q8, Q7, Q6, Q5, Q4, Q3, Q2, or Q1-Offers full range adjustability-Refer to pages 15-26 for power and lumen values- Not available with BML or X options or Synapse TL7-B2 or TL7-HVG accessoriesX8/X7/X6/X5/X4/X3/X2/X1 Locked Lumen Output- Must select X8, X7, X6, X5, X4, X3, X2, or X1- Not available with BML or Q options- X1 option not available with the following lumen package/voltage offerings: 9L/UL, 16L/UL, 16L/UH, 30L/UL, 30L/UH, 65L/UL, 65L/UH- X2 option not available 9L/UL lumen package/voltage- Lumen output is permanently locked to the setting selected- Refer to pages 15-26 for power and lumen values20KV 20kV/10kA Surge Suppression- Replaces standard 10kV/5kA surge protectionF Fuse- Compatible with 120V, 277V or 347V (phase to neutral)- Consult factory if fusing is required for 208V, 240V or 480V (phase to phase)- When code dictates fusing, use time delay fuseN Utility Label and NEMA® Lift & Lock 7-Pin PhotocellReceptacle- External utility label per ANSI C136.15-2020- 7-pin receptacle per ANSI C136.41- Available only with OSQM & OSQL luminaires- Intended for downlight applications with maximum 45˚ tilt- Factory connected 0-10V dim leads- Requires photocell or shorting cap by others R NEMA® Lift & Lock 7-Pin Photocell Receptacle- 7-pin receptacle per ANSI C136.41- Intended for downlight applications with maximum 45˚ tilt- Factory connected 0-10V dim leads- Requires photocell or shorting cap by others- Refer to page 2 for compatible Synapse control offeringsRL Rotate Left- LED and optic are rotated to the left- Refer to RR/RL configuration diagram on page 27 for optic directionality- Not for use with symmetric opticsRR Rotate Right- LED and optic are rotated to the right- Refer to RR/RL configuration diagram on page 27 for optic directionality- Not for use with symmetric opticsSymmetric5MType V Mid5NType VNarrow33NEMA® 3x344NEMA® 4x455NEMA® 5x566NEMA® 6x675NEMA® 7x5Extra Large50L50,000Lumens65L65,000Lumens75L75,000Lumens85L85,000Lumens† Lumen Package codes identify approximate light output only. Actual lumen output levels vary by CCT and optic selection. Refer to Initial Delivered Lumen tables for specific lumen values.* Luminaire comes standard with 0-10V dimming.** Factory-installed backlight shields are integral to luminaire optic and may not be removed in the field. For field-install backlight control, please refer to the External Backlight Shields in the accessory table on page 2.Product DescriptionThe OSQ™ Area/Flood luminaire blends extreme optical control, advanced thermal management and modern, clean aesthetics. Built to last, the housing is rugged cast aluminum with an integral, weathertight LED driver compartment. Versatile mounting configurations offer simple installation. Its slim, low-profile design minimizes wind load requirements and blends seamlessly into the site providing even, quality illumination. Medium is suitable upgrade for HID applications up to 400 Watts. Large is suitable upgrade for HID applications up to 1000 Watts. Extra Large is suitable upgrade for HID applications up to multiple 1000 Watts.Applications: Parking lots, walkways, campuses, car dealerships, office complexes, pickleball courts, high-mast and internal roadwaysUtilizes Patented NanoComfort™ TechnologyUtilizes Cree TrueWhite® Technology on 5000K LuminairesAssembled in the USA by Cree Lighting from US and imported partsInitial Delivered Lumens: 4,000 - 85,000Efficacy: Up to 171 LPWCRI: Minimum 70 CRI (3000K, 4000K & 5700K); 90 CRI (5000K)CCT: 3000K, 4000K, 5000K, 5700KLimited Warranty†: 10 years for luminaire; 10 years for Colorfast DeltaGuard® finish; 5 years for BML sensor; up to 5 years for Synapse® accessories; 1 year for luminaire accessoriesPerformance Summary† See http://creelighting.com/warranty for warranty terms. For Synapse accessories, consult Synapse spec sheets for details on warranty terms.OSQM - AA MountLuminaire WeightOSQM 19.3 lbs. (8.8kg)12.8"(325mm)14.7"(374mm)4.6" (118mm)4.6" (117mm)29.3" (743mm)3.5"(89mm)3.1"(78mm)3.5" (89mm)3.5" (89mm)NEMA® Lift & Lock 7-Pin Photocell Receptacle location(ordered as an option)* Reference fixture mounting drill pattern, EPA, and pole configuration suitability data beginning on page 14.Note: For OSQL, OSQX and additional mounts, refer to drawings on page 27.US: creelighting.com (800) 236-6800Canada: creelighting-canada.com (800) 473-1234US: creelighting.com (800) 236-6800Canada: creelighting-canada.com (800) 473-1234Product Specifications CREE LIGHTING NANOCOMFORT™ TECHNOLOGYCree Lighting's NanoComfort™ Technology ends the trade-offs in outdoor lighting by providing superior glare reduction and visual comfort in high-efficiency illumination delivered precisely where it is needed. The basic building block of NanoComfort™Technology is a compact 4x4 array of LEDs. Each of the 16 LEDs in a module is in contact with its own acrylic polymer lens to capture and precisely direct light. With NanoComfort™ Technology, the acrylic optics are cut and sculpted into facets that relieve the glare and harshness while improving visual comfort – all while retaining superb efficacy and control.CREE TRUEWHITE® TECHNOLOGYA revolutionary way to generate high-quality white light, Cree TrueWhite® Technology is a patented approach that delivers an exclusive combination of 90+ CRI, beautiful light characteristics and lifelong color consistency, all while maintaining high luminous efficacy – a true no compromise solution. CONSTRUCTION & MATERIALS• Slim, low profile design minimizes wind load requirements• Luminaire housing is rugged die cast aluminum with an integral,weathertight LED driver compartment and high-performance heat sink• Acrylic optic w/clear tempered glass lens• Convenient interlocking mounting method on direct arm. Mounting adaptor is rugged die cast aluminum and mounts to 3" (76mm) or larger square or round pole, secured by two 5/16-18 UNC bolts spaced on 2" (51mm) centers. Refer to page 14 for fixture mounting drill patterns• Adjustable arm mount adapters are rugged die cast aluminum• OSQ-ML-C-AA mounts to a horizontal or vertical 2" (51mm) IP, 2.375" (60mm) O.D. tenon and can be adjusted 180˚ in 2.5˚ increments• OSQ-X-C-AA mounts to a horizontal or vertical 2" (51mm) IP, 2.375-2.50" (60-64mm) O.D. steel tenon and can be adjusted 180˚ in 5.0˚ increments. NOTE: Tenon length must be a minimum of 3.75" (95mm), and tenon must be steel• Trunnion mount is constructed of A500 and A1011 steel and is adjustable from 0-180˚ in 15˚ degree increments. Trunnion mount secures to surface with (1) 3/4" bolt or (2) 1/2" or 3/8" bolts• Luminaires include 15" (381mm) 18/5 cord exiting the luminaire• Designed for uplight and downlight applications. Uplight orientation not suitable for use with N or R options• Exclusive Colorfast DeltaGuard® finish features an E-Coat epoxy primer with an ultra-durable powder topcoat, providing excellent resistance to corrosion, ultraviolet degradation and abrasion. Silver, bronze, black, and white are available• For BML sensor add 0.1 lbs. (45g), and for NEMA receptacle, add 0.3 lbs. (136g).ELECTRICAL SYSTEM•Input Voltage: 120-277V, 277-480V or 347-480V, 50/60Hz, Class 1 drivers•Power Factor: > 0.9 at full load•Total Harmonic Distortion: < 20% at full load• Integral 10kV/5kA surge suppression protection standard; 20kV/10kA surge suppression protection optional• When code dictates fusing, a slow blow fuse or type C/D breaker should be used to address inrush current• Designed with 0-10V dimming capabilities. Dims to 10%. Controls by others• 0-10V dimming per ANSI C137.1-2019 (8-Volt or 9-Volt per power level/options selected)• Refer to Dimming spec sheet for details• Maximum 10V Source Current: 1.8mA• Operating Temperature Range: -40˚C - +40˚C (-40˚F - +104˚F)REGULATORY & VOLUNTARY QUALIFICATIONS•CULUS Listed (UL1598) • Suitable for wet locations• Meets NEMA C82.77 standards• Drivers and LEDs are UL certified in accordance with UL8750• Meets requirements of IP66 per IEC 60529 when ordered without N or R options• Certified to ANSI C136.31-2018, 3G bridge and overpass vibration standards • ANSI C136.2 10kV/5kA (standard) and 20kV/10kA (optional) surge suppression protection tested in accordance with IEEE/ANSI C62.41.2• Meets FCC Part 15, Subpart B, Class A limits for conducted and radiated emissions• Luminaire and finish endurance tested to withstand 5,000 hours of elevated ambient salt fog conditions as defined in ASTM Standard B 117• Lens meets IK07 requirements per IEC 60068-2• Assembled in the USA by Cree Lighting from US and imported parts• Meets Buy American requirements within ARRA• RoHS compliant. Consult factory for additional details• Dark Sky Friendly, IDA Approved when ordered with 30K CCT and direct arm mount only. Please refer to https://darksky.org/what-we-do/darksky-approved/products-companies/#!/~/search/keyword=cree for most current information• CA RESIDENTS WARNING:Cancer and Reproductive Harm – www.p65warnings.ca.govElectrical Data*Lumen PackageSystem Watts120-480VUtility Label WattageTotal Current (A)120V 208V 240V 277V 347V 480V4L** 26 30 0.21 0.12 0.11 0.09 N/A N/A6L 37 40 0.31 0.18 0.15 0.13 0.11 0.089L 55 60 0.46 0.27 0.23 0.20 0.16 0.1211L 68 70 0.57 0.33 0.28 0.25 0.20 0.1416L 97 100 0.81 0.47 0.40 0.35 0.28 0.2022L 131 130 1.09 0.63 0.55 0.47 0.38 0.2730L 175 180 1.46 0.84 0.73 0.63 0.50 0.3640L 236 240 1.96 1.13 0.98 0.85 0.68 0.4950L 297 N/A 2.48 1.43 1.24 1.07 0.86 0.6265L 384 N/A 3.20 1.85 1.60 1.39 1.11 0.8075L 447 N/A 3.73 2.15 1.86 1.61 1.29 0.9385L 520 N/A 4.34 2.50 2.17 1.88 1.50 0.93WeightMountHousing SizeMedium Large Extra LargeDirect Arm19.7 lbs. (8.9kg) 28.8 lbs. (13.1kg) 45.8 lbs. (20.8kg)Adjustable Arm19.3 lbs. (8.8kg) 28.4 lbs. (12.9kg) 48.6 lbs. (22.0kg)Trunnion23.2 lbs. (10.5kg) 32.3 lbs. (14.7kg) N/AOSQ™ LED Area/Flood Luminaire featuring Patented NanoComfort™ Technology – Version C* Electrical data at 25˚C (77˚F). Actual wattage may differ by +/- 10% when operating between 120-277V, 277-480V or 347-480V+/-10%.** Available with UL voltage only.1 Lumen maintenance values at 25˚C (77˚F) are calculated per IES TM-21 based on IES LM-80 report data for the LED package and in-situ luminaire testing. Luminaire ambient temperature factors (LATF) have been applied to all lumen maintenance factors. Please refer to the Temperature Zone Reference Document for outdoor average nighttime ambient conditions.2 In accordance with IES TM-21, Reported values represent interpolated values based on time durations that areup to 6x the tested duration in the IES LM-80 report for the LED.OSQ-C Series Ambient Adjusted Lumen Maintenance1AmbientInitialLMF25K hrReported2LMF50K hrReported2LMF75K hrReported2LMF100K hrReported2LMF5˚C (41˚F) 1.02 0.99 0.93 0.88 0.8310˚C (50˚F) 1.02 0.98 0.93 0.87 0.8215˚C (59˚F) 1.01 0.98 0.92 0.87 0.8220˚C (68˚F) 1.01 0.97 0.92 0.86 0.8125˚C (77˚F) 1.00 0.97 0.91 0.86 0.81Accessories Field-InstalledExternal Backlight ShieldOSQ-M-C-BLSF (Medium)OSQ-L-C-BLSF (Large)OSQ-X-C-BLSF (Extra Large)- Not for use with rotated opticsBird SpikesOSQ-M-C-BRDSPKOSQ-L-C-BRDSPKOSQ-X-C-BRDSPKShorting CapXA-XSLSHRTSynapse Wireless Control AccessoriesTwist-Lock Lighting ControllerTL7-B2 - Suitable for 120-277V (UL) voltage only- Requires NEMA/ANSI C136.41 7-Pin Dimming Receptacle - Not for use with BML or Q options- Provides On/Off switching, dimming, power metering, digital sensor input, and status monitoring of luminaire- Refer to TL7-B2 spec sheet for detailsTwist-Lock Lighting ControllerTL7-HVG- Suitable for 120-480V (UL, UE and UH) voltages- Requires NEMA/ANSI C136.41 7-Pin Dimming Receptacle- Not for use with BML or Q options- Provides On/Off switching, dimming, power metering, digital sensor input, and status monitoring of luminaire- Refer to TL7-HVG spec sheet for detailsSimplySNAP Central Base StationCBSSW-450-002- Includes On-Site Controller (SS450-002) and 5-button switch- Indoor and Outdoor rated- Refer to CBSSW-450-002 spec sheet for detailsSynapse Wireless SensorWSN-DPM- Motion and light sensor- Control multiple zones- Refer to WSN-DPM spec sheet for detailsSimplySNAP On-Site ControllerSS450-002- Verizon® LTE-enabled- Designed for indoor applications- Refer to SS450-002 spec sheet for detailsBuilding Management System (BMS) GatewayBMS-GW-002- Required for BACnet integration- Refer to BMS-GW-002 spec sheet for detailsOutdoor Antennas(Optional, for increased range, 8dB gain)KIT-ANT420SM- Kit includes antenna, 20' cable and bracketKIT-ANT360 - Kit includes antenna, 30' cable and bracketKIT-ANT600- Kit includes antenna, 50' cable and bracket- Refer to Outdoor antenna spec sheet for detailsProduct SpecificationsSYNAPSE® SIMPLYSNAP INTELLIGENT CONTROLThe Synapse SimplySNAP platform is a highly intuitive connected lighting solution featuring zone dimming, motion sensing, and daylight harvesting with utility-grade power monitoring and support of up to 1000 nodes per gateway. The system features a reliable and robust self-healing mesh network with a browser-based interface that runs on smartphones, tablets, and PCs. The Twist-Lock Lighting Controller (TL7-B2 or TL7-HVG) and Site Controller (SS450-002) take the OSQ Series to a new performance plateau, providing extreme energy productivity, code compliance and a better light experience.OSQ-ML-C-XX-XX + OSQL-C-22L-57K7-3M-UL-NM-XXOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-3M-UL-NM-XXOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-4M-UL-NM-XXOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-4M-UL-NM-XXOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-4B-UL-NM-XXOSQ-ML-C-XX-XX + OSQL-C-22L-57K7-4B-UL-NM-XXOSQ-ML-C-AA-XX + OSQL-C-22L-57K7-33-UL-NM-XX1111913A3-2A3-3A4-2A4-4A4B3A4B9FCREW CARWASHARDEN HILLS, MNRL-9255-S1 m1340 Kemper Meadow Dr, Forest Park, OH 45240513-574-9500 redleonard.coPROJECT NAME:DRAWING NUMBER:ANY SITE PLAN(S), FLOOR PLAN(S), RENDERING(S), LIGHTING LAYOUT(S) AND PHOTOMETRIC PLAN(S) INCLUDING BUT NOT LIMITED TO ANY PROJECT(S) CREATED/PRODUCED BY RED LEONARD ASSOCIATES INC., ARE ONLY INTENDEDFOR ILLUSTRATION AND QUOTING PURPOSES ONLY. RED LEONARD ASSOCIATES HAS THE RIGHT TO USE THIRD PARTY LASERS, SCANNERS, AND CAMERAS BUT ACTUAL PROJECT CONDITIONS, DIMENSIONS, AND ACCURACY OFMEASUREMENTS MAY DIFFER FROM THESE OR ANY PARAMETERS. RED LEONARD ASSOCIATES INC. ASSUMES NO LIABILITY FOR WHAT IS CREATED/PRODUCED IN THESE RECREATIONS. THIS INCLUDES BUT IS NOT LIMITED TO THEUSE OF, INSTALLATION OF AND/OR INTEGRITY OF EXISTING BUILDING(S), SURROUNDING AREA FOR PRODUCT(S) SUCH AS EXISTING POLE(S), ANCHOR BOLT(S), BASE(S), ARCHITECTURAL AND SIGNAGE STRUCTURE(S), LANDSCAPINGPLAN(S), LIGHTING PLAN(S), FIXTURE SELECTION(S) AND PLACEMENT, MATERIAL(S), COLOR ACCURACY, TEXTURE(S), AND ANYTHING ATTRIBUTED TO PHOTO REALISM THAT IS CREATED. FURTHERMORE, RED LEONARD ASSOCIATESINC., DOES NOT ASSUME LIABILITY WHATSOEVER FOR ANY PURCHASES MADE BY CLIENT BEFORE, DURING, OR AT THE CONCLUSION OF THE PUBLISHED WORK. THE CUSTOMER, ITS RELATIVE AFFILIATES, AS WELL AS ANY OTHERPERSON(S) IN VIEWING OF THIS PRODUCT IS RESPONSIBLE FOR VERIFYING COMPLIANCE WITH ANY BUT NOT LIMITED TO ALL CODES, PERMITS, RESTRICTIONS, INSTRUCTIONS, PURCHASES, AND INSTALLATIONS OF OBJECTS VIEWEDWITHIN THIS DOCUMENT(S) OR PROJECT(S). SYMBOLS ARE NOT DRAWN TO SCALE. SIZE IS FOR CLARITY PURPOSES ONLY. SIZES AND DIMENSIONS ARE APPROXIMATE, ACTUAL MEASUREMENTS MAY VARY. DRAWINGS ARE NOTINTENDED FOR ENGINEERING OR CONSTRUCTION USE. THIS DOCUMENT, ANY RED LEONARD DRAWING(S), OR PROJECT(S) IS NOT TO BE USED AND/OR INTENDED FOR ENGINEERING OR CONSTRUCTION PURPOSES, BUT FORILLUSTRATIVE PURPOSES ONLY. ANY USE OF THIS DOCUMENTATION AND/OR OTHER ARTICLES PRODUCED BY RED LEONARD WITHOUT WRITTEN AUTHORIZATION FROM JAYME J. LEONARD IS STRICTLY PROHIBITED.AREACANOPYCREW CARWASHARDEN HILLS, MNRL-9255-S1 m1340 Kemper Meadow Dr, Forest Park, OH 45240513-574-9500 redleonard.coPROJECT NAME:DRAWING NUMBER:ANY SITE PLAN(S), FLOOR PLAN(S), RENDERING(S), LIGHTING LAYOUT(S) AND PHOTOMETRIC PLAN(S) INCLUDING BUT NOT LIMITED TO ANY PROJECT(S) CREATED/PRODUCED BY RED LEONARD ASSOCIATES INC., ARE ONLY INTENDEDFOR ILLUSTRATION AND QUOTING PURPOSES ONLY. RED LEONARD ASSOCIATES HAS THE RIGHT TO USE THIRD PARTY LASERS, SCANNERS, AND CAMERAS BUT ACTUAL PROJECT CONDITIONS, DIMENSIONS, AND ACCURACY OFMEASUREMENTS MAY DIFFER FROM THESE OR ANY PARAMETERS. RED LEONARD ASSOCIATES INC. ASSUMES NO LIABILITY FOR WHAT IS CREATED/PRODUCED IN THESE RECREATIONS. THIS INCLUDES BUT IS NOT LIMITED TO THEUSE OF, INSTALLATION OF AND/OR INTEGRITY OF EXISTING BUILDING(S), SURROUNDING AREA FOR PRODUCT(S) SUCH AS EXISTING POLE(S), ANCHOR BOLT(S), BASE(S), ARCHITECTURAL AND SIGNAGE STRUCTURE(S), LANDSCAPINGPLAN(S), LIGHTING PLAN(S), FIXTURE SELECTION(S) AND PLACEMENT, MATERIAL(S), COLOR ACCURACY, TEXTURE(S), AND ANYTHING ATTRIBUTED TO PHOTO REALISM THAT IS CREATED. FURTHERMORE, RED LEONARD ASSOCIATESINC., DOES NOT ASSUME LIABILITY WHATSOEVER FOR ANY PURCHASES MADE BY CLIENT BEFORE, DURING, OR AT THE CONCLUSION OF THE PUBLISHED WORK. THE CUSTOMER, ITS RELATIVE AFFILIATES, AS WELL AS ANY OTHERPERSON(S) IN VIEWING OF THIS PRODUCT IS RESPONSIBLE FOR VERIFYING COMPLIANCE WITH ANY BUT NOT LIMITED TO ALL CODES, PERMITS, RESTRICTIONS, INSTRUCTIONS, PURCHASES, AND INSTALLATIONS OF OBJECTS VIEWEDWITHIN THIS DOCUMENT(S) OR PROJECT(S). SYMBOLS ARE NOT DRAWN TO SCALE. SIZE IS FOR CLARITY PURPOSES ONLY. SIZES AND DIMENSIONS ARE APPROXIMATE, ACTUAL MEASUREMENTS MAY VARY. DRAWINGS ARE NOTINTENDED FOR ENGINEERING OR CONSTRUCTION USE. THIS DOCUMENT, ANY RED LEONARD DRAWING(S), OR PROJECT(S) IS NOT TO BE USED AND/OR INTENDED FOR ENGINEERING OR CONSTRUCTION PURPOSES, BUT FORILLUSTRATIVE PURPOSES ONLY. ANY USE OF THIS DOCUMENTATION AND/OR OTHER ARTICLES PRODUCED BY RED LEONARD WITHOUT WRITTEN AUTHORIZATION FROM JAYME J. LEONARD IS STRICTLY PROHIBITED.CREW CARWASHARDEN HILLS, MNRL-9255-S1 m1340 Kemper Meadow Dr, Forest Park, OH 45240513-574-9500 redleonard.coPROJECT NAME:DRAWING NUMBER:ANY SITE PLAN(S), FLOOR PLAN(S), RENDERING(S), LIGHTING LAYOUT(S) AND PHOTOMETRIC PLAN(S) INCLUDING BUT NOT LIMITED TO ANY PROJECT(S) CREATED/PRODUCED BY RED LEONARD ASSOCIATES INC., ARE ONLY INTENDEDFOR ILLUSTRATION AND QUOTING PURPOSES ONLY. RED LEONARD ASSOCIATES HAS THE RIGHT TO USE THIRD PARTY LASERS, SCANNERS, AND CAMERAS BUT ACTUAL PROJECT CONDITIONS, DIMENSIONS, AND ACCURACY OFMEASUREMENTS MAY DIFFER FROM THESE OR ANY PARAMETERS. RED LEONARD ASSOCIATES INC. ASSUMES NO LIABILITY FOR WHAT IS CREATED/PRODUCED IN THESE RECREATIONS. THIS INCLUDES BUT IS NOT LIMITED TO THEUSE OF, INSTALLATION OF AND/OR INTEGRITY OF EXISTING BUILDING(S), SURROUNDING AREA FOR PRODUCT(S) SUCH AS EXISTING POLE(S), ANCHOR BOLT(S), BASE(S), ARCHITECTURAL AND SIGNAGE STRUCTURE(S), LANDSCAPINGPLAN(S), LIGHTING PLAN(S), FIXTURE SELECTION(S) AND PLACEMENT, MATERIAL(S), COLOR ACCURACY, TEXTURE(S), AND ANYTHING ATTRIBUTED TO PHOTO REALISM THAT IS CREATED. FURTHERMORE, RED LEONARD ASSOCIATESINC., DOES NOT ASSUME LIABILITY WHATSOEVER FOR ANY PURCHASES MADE BY CLIENT BEFORE, DURING, OR AT THE CONCLUSION OF THE PUBLISHED WORK. THE CUSTOMER, ITS RELATIVE AFFILIATES, AS WELL AS ANY OTHERPERSON(S) IN VIEWING OF THIS PRODUCT IS RESPONSIBLE FOR VERIFYING COMPLIANCE WITH ANY BUT NOT LIMITED TO ALL CODES, PERMITS, RESTRICTIONS, INSTRUCTIONS, PURCHASES, AND INSTALLATIONS OF OBJECTS VIEWEDWITHIN THIS DOCUMENT(S) OR PROJECT(S). SYMBOLS ARE NOT DRAWN TO SCALE. SIZE IS FOR CLARITY PURPOSES ONLY. SIZES AND DIMENSIONS ARE APPROXIMATE, ACTUAL MEASUREMENTS MAY VARY. DRAWINGS ARE NOTINTENDED FOR ENGINEERING OR CONSTRUCTION USE. THIS DOCUMENT, ANY RED LEONARD DRAWING(S), OR PROJECT(S) IS NOT TO BE USED AND/OR INTENDED FOR ENGINEERING OR CONSTRUCTION PURPOSES, BUT FORILLUSTRATIVE PURPOSES ONLY. ANY USE OF THIS DOCUMENTATION AND/OR OTHER ARTICLES PRODUCED BY RED LEONARD WITHOUT WRITTEN AUTHORIZATION FROM JAYME J. LEONARD IS STRICTLY PROHIBITED.CREW CARWASHARDEN HILLS, MNRL-9255-S1 $WWDFKPHQW* Attachment H DETAIL ADETAIL BDETAIL CABCEST WEIGHT:SHEET DESCRIPTION:SHEET 1 of 2CHGN/CRELEASEDATEQTY- COMPANY PROPRIETARY NOTE -INFORMATION ON THIS DRAWING MAY NOT BE DISCLOSED TO ANYPARTY WITHOUT WRITTEN AUTHORIZATION FROM COMPANY.CHECKED BYDRAWN BYSIZEAPART NAME: 6ft Single Vacuum Arch w/ POS - Passenger5/29/2015DIMENSION ARE IN INCHES & PROVIDED PRIORTO SURFACE TREATMENTS, UNLESS NOTED.Petko PetkovPATH:L:\Designs\Product Lines\Vacuum Arches\Mikes\Gin-San Vacuum Arches\6ft Passenger Side Vacuum Arch\Crew CW - 6ft Passenger Side Vacuum Arch.iamAVW EQUIPMENT CO., INC.105 S. 9TH AVENUEMAYWOOD, IL 60153Tel: 708-343-7738 Fax: 708-343-9065WWW.AVWEQUIPMENT.COMDESTRIBUTOR:CREW CAR WASHPROJECT:GIN-SAN VACUUM ARCH6 FT SINGLE VACUUM ARCH - PASSENGER SIDEHOSE COUPLINGCLAW HOLDER14"HALFCOUPLINGAttachment I EST WEIGHT:SHEET DESCRIPTION:SHEET 2 of 2CHGN/CRELEASEDATEQTY- COMPANY PROPRIETARY NOTE -INFORMATION ON THIS DRAWING MAY NOT BE DISCLOSED TO ANYPARTY WITHOUT WRITTEN AUTHORIZATION FROM COMPANY.CHECKED BYDRAWN BYSIZEAPART NAME: 6ft Single Vacuum Arch w/ POS - Passenger5/29/2015DIMENSION ARE IN INCHES & PROVIDED PRIORTO SURFACE TREATMENTS, UNLESS NOTED.Petko PetkovPATH:L:\Designs\Product Lines\Vacuum Arches\Mikes\Gin-San Vacuum Arches\6ft Passenger Side Vacuum Arch\Crew CW - 6ft Passenger Side Vacuum Arch.iamAVW EQUIPMENT CO., INC.105 S. 9TH AVENUEMAYWOOD, IL 60153Tel: 708-343-7738 Fax: 708-343-9065WWW.AVWEQUIPMENT.COMDESTRIBUTOR:CREW CAR WASHPROJECT:GIN-SAN VACUUM ARCH72" (6')9212"31"36"73"87"4234"36"31"75"12"2"10938"31° DETAIL ADETAIL BDETAIL CABCEST WEIGHT:SHEET DESCRIPTION:SHEET 1 of 2CHGN/CRELEASEDATEQTY- COMPANY PROPRIETARY NOTE -INFORMATION ON THIS DRAWING MAY NOT BE DISCLOSED TO ANYPARTY WITHOUT WRITTEN AUTHORIZATION FROM COMPANY.CHECKED BYDRAWN BYSIZEAPART NAME: 6ft Single Vacuum Arch w/ POS - Driver5/29/2015DIMENSION ARE IN INCHES & PROVIDED PRIORTO SURFACE TREATMENTS, UNLESS NOTED.Petko PetkovPATH:L:\Designs\Product Lines\Vacuum Arches\Mikes\Gin-San Vacuum Arches\6ft Driver Side Vacuum Arch with POS\Crew CW - 6ft Driver Side Vacuum Arch with POS.iamAVW EQUIPMENT CO., INC.105 S. 9TH AVENUEMAYWOOD, IL 60153Tel: 708-343-7738 Fax: 708-343-9065WWW.AVWEQUIPMENT.COMDESTRIBUTOR:CREW CAR WASHPROJECT:GIN-SAN VACUUM ARCH6 FT SINGLE VACCUM ARCH w/ POS - DRIVER SIDE14"HALFCOUPLINGPOS BOXCLAW HOLDERHOSE COUPLING EST WEIGHT:SHEET DESCRIPTION:SHEET 2 of 2CHGN/CRELEASEDATEQTY- COMPANY PROPRIETARY NOTE -INFORMATION ON THIS DRAWING MAY NOT BE DISCLOSED TO ANYPARTY WITHOUT WRITTEN AUTHORIZATION FROM COMPANY.CHECKED BYDRAWN BYSIZEAPART NAME: 6ft Single Vacuum Arch w/ POS - Driver5/29/2015DIMENSION ARE IN INCHES & PROVIDED PRIORTO SURFACE TREATMENTS, UNLESS NOTED.Petko PetkovPATH:L:\Designs\Product Lines\Vacuum Arches\Mikes\Gin-San Vacuum Arches\6ft Driver Side Vacuum Arch with POS\Crew CW - 6ft Driver Side Vacuum Arch with POS.iamAVW EQUIPMENT CO., INC.105 S. 9TH AVENUEMAYWOOD, IL 60153Tel: 708-343-7738 Fax: 708-343-9065WWW.AVWEQUIPMENT.COMDESTRIBUTOR:CREW CAR WASHPROJECT:GIN-SAN VACUUM ARCH72" (6')9212"R45"87"31°31"36"73"2"10938"75"12"4234"36"31"4434" DETAIL ADETAIL BDETAIL CABCEST WEIGHT:SHEET DESCRIPTION:SHEET 1 of 2CHGN/CRELEASEDATEQTY- COMPANY PROPRIETARY NOTE -INFORMATION ON THIS DRAWING MAY NOT BE DISCLOSED TO ANYPARTY WITHOUT WRITTEN AUTHORIZATION FROM COMPANY.CHECKED BYDRAWN BYSIZEAPART NAME: 6 FT DUAL VACCUM ARCH w/ POS5/29/2015DIMENSION ARE IN INCHES & PROVIDED PRIORTO SURFACE TREATMENTS, UNLESS NOTED.Petko PetkovPATH:L:\Designs\Product Lines\Vacuum Arches\Mikes\Gin-San Vacuum Arches\6ft Dual Vacuum Arch with POS\Crew CW - 6ft Dual Vacuum Arch with POS.iamAVW EQUIPMENT CO., INC.105 S. 9TH AVENUEMAYWOOD, IL 60153Tel: 708-343-7738 Fax: 708-343-9065WWW.AVWEQUIPMENT.COMDESTRIBUTOR:CREW CAR WASHPROJECT:GIN-SAN VACUUM ARCH6FTDUALVACCUMARCHw/POSPOS BOX14" HALF COUPLING (2 Pcs)HOSE COUPLIG (2 Pcs)CLAW HOLDER (2 Pcs) EST WEIGHT:SHEET DESCRIPTION:SHEET 2 of 2CHGN/CRELEASEDATEQTY- COMPANY PROPRIETARY NOTE -INFORMATION ON THIS DRAWING MAY NOT BE DISCLOSED TO ANYPARTY WITHOUT WRITTEN AUTHORIZATION FROM COMPANY.CHECKED BYDRAWN BYSIZEAPART NAME: 6 FT DUAL VACCUM ARCH w/ POS5/29/2015DIMENSION ARE IN INCHES & PROVIDED PRIORTO SURFACE TREATMENTS, UNLESS NOTED.Petko PetkovPATH:L:\Designs\Product Lines\Vacuum Arches\Mikes\Gin-San Vacuum Arches\6ft Dual Vacuum Arch with POS\Crew CW - 6ft Dual Vacuum Arch with POS.iamAVW EQUIPMENT CO., INC.105 S. 9TH AVENUEMAYWOOD, IL 60153Tel: 708-343-7738 Fax: 708-343-9065WWW.AVWEQUIPMENT.COMDESTRIBUTOR:CREW CAR WASHPROJECT:GIN-SAN VACUUM ARCH72" (6')R45"9212"4434"36"31"73"87"36"31"75"12"2"10938"4234"31° kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 MEMORANDUM To: City of Arden Hills From: Jacob Rojer, P.E., PTOE Kimley-Horn and Associates, Inc. Date: November 15, 2023 Subject: Crew Car Wash – Trip Generation Comparison & Queuing Summary INTRODUCTION The site is located on the northwest corner of Lexington Avenue & Grey Fox Road. The site is approximately 2.5-acres in area and is currently occupied by a 56,000 square foot industrial building. The proposed development includes a single car wash tunnel that is served by 4 inbound lanes and an Xpress Interior Clean (XIC) tunnel that will have two inbound lanes. The proposed site plan is attached. A traffic study in June 2022 (Grey Fox Road Redevelopment Traffic Impact Analysis) documented the impacts of a proposed development that included a car wash tunnel along with a small commercial/strip retail building. This memorandum documents the anticipated queueing of the proposed development, the peak operation times for the car wash, and the anticipated trip generation of the proposed development compared with the trip generation included in the approved Traffic Impact Analysis (TIA). TRIP GENERATION The trip generation for the development was calculated based on data collected at a comparable Crew Car Wash location in Maple Grove, MN. The data was collected on Friday, March 24 th, 2023, and Saturday, March 25th, 2023. The weather on the days of the data collection were mid-40’s and sunny, it is anticipated that trip generation and queuing data would be representative of a normal day. Table 1 provides the daily, AM, PM, and Saturday peak hour trips for the proposed development based on the local data. It is anticipated that the Arden Hills location will operate similarly to the Maple Grove location since they both have one carwash tunnel. However, the Arden Hills location will have XIC service available. Per Crew Carwash, it is anticipated that 10% to 15% of vehicles that get a carwash will also utilize XIC. This is not anticipated to have a significant impact on trip generation. Attachment J Page 2 kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 Table 1 – Trip Generation Land Use Description Intensity / Units Daily AM Peak Hour PM Peak Hour Saturday Peak Hour In Out Total In Out Total In Out Total Crew Car Wash 1 car wash tunnel 2,143 42 40 82 120 113 233 133 121 254 The Arden Hills car wash is expected to generate approximately 2,143 daily trips, 82 AM peak hour trips (8:00AM – 9:00AM), 233 PM peak hour trips (5:00PM – 6:00PM), and 254 Saturday peak hour trips (12:00PM – 1:00PM). Daily trip generation was similar on Friday and Saturday. The trip generation counts are attached. Chart 1 shows the hourly distribution for the Maple Grove Crew Car Wash location for Friday and Saturday. The daily trip distribution patterns for the car wash increased throughout the day during operating hours with the Friday PM peak hour traffic (5:00PM – 6:00PM) accounting for the largest percentage of daily traffic at 10.9%. On Saturday, the peak occurred at mid-day (12:00PM – 1:00PM) and accounted for 11.7% of the daily traffic. Chart 1 – Hourly Trip Distribution TRIP GENERATION COMPARISON The trip generation for the previous site plan was calculated based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition. Table 2 provides the trip generation of the existing land uses. 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 14.0%0:001:002:003:004:005:006:007:008:009:0010:0011:0012:0013:0014:0015:0016:0017:0018:0019:0020:0021:0022:0023:00Percentage of Daily TripsTim of Day Friday Saturday Page 3 kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 Table 2 – Existing Site Trip Generation Land Use Description Intensity / Units AM Peak Hour PM Peak Hour In Out Total In Out Total Medical-Dental Office Building (LUC 270) 3,070 Sq. Ft. 8 2 10 4 8 12 Walk-in Bank (LUC 911) 2,210 Sq. Ft. 26 24 50 29 29 58 Fast Food Restaurant With Drive Through (LUC 934) 3,510 Sq. Ft. 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 Note: Saturday peak hour trips and weekday daily trips were not reported in the TIA. Comparing the trip generation results in Tables 1 & 2, it is anticipated that the redevelopment of the site to Crew Car Wash will generate 213 less trips in the AM peak hour and 10 less trips in the PM peak hour than what was estimated in the Grey Fox Road Redevelopment TIA. Daily and Saturday peak hour trips were not reported in the previous TIA. CAR WASH VEHICLE QUEUE As part of the data collection, a camera was set up to observe the queues entering the car wash. Video was observed during peak periods to determine the impacts of the queuing on site. The results of the observations are listed below. x At the Maple Grove location, there are three entrance lanes. One unlimited VIP lane and 2 regular cash/card lanes. It was observed that 77% of customers utilized the unlimited VIP lane. x The unlimited VIP lane had minimal wait time at the entrance gate. x The maximum observed queue was 12 vehicles during the PM peak hour, 5 vehicles in front of the car wash payment and 7 vehicles behind the car wash payment. The 7 vehicles were all in the unlimited VIP lane. Queues dissipated quicky. x The maximum queue in the regular cash/card lanes was up to 4 vehicles in either lane. Based on the site plan, the proposed Crew Carwash in Arden Hills will have 4 payment lanes, with two regular cash/card lanes and two unlimited VIP lanes. With each lane able to accommodate 6 vehicles before impacting the site access or site circulation. Additionally, there is storage for about 9 vehicles total in front of the payment stations. This results in a total stacking capacity of around 33 vehicles on site. Based on the observed queues and the proposed site plan, it is anticipated that all queues during typical operations can be accommodated on site without impacting the site access or adjacent roadways. For the XIC queue lanes, it is anticipated that 10% to 15% of vehicles that get a carwash will also utilize XIC. This results in 11 to 17 vehicles in the Saturday peak hour utilizing the service. It takes approximately 10 minutes to perform the service, with cars entering the building and a conveyor slowly moving them from one end to the other. The service is able to clean up to 24 cars per hour, Page 4 kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 with up to 4 cars in the building at any one time. With two stacking lanes, it is not anticipated that vehicles waiting for the XIC service to impact circulation on site. CONCLUSION The proposed car wash is anticipated to generate 2,143 daily trips, with 233 trips generated during the car wash peak hour of 5:00 PM to 6:00 PM on a weekday and 254 trips generated during the mid- day peak (12:00PM – 1:00PM) on Saturday. It is anticipated that the redevelopment of the site to Crew Car Wash will generate 213 less trips in the AM peak hour, and 10 less trips in the PM peak hour, than what was analyzed in the previous TIA. The previous TIA recommended the two site access be stop controlled and that no other mitigations were necessary for the proposed development. With the development anticipated to generate fewer trips than what was analyzed in the TIA, it is recommended that the site access point should be stop-controlled and that no other mitigations are necessary for the proposed development. The observed maximum queue analysis at the Maple Grove Crew Car Wash was 12 vehicles. With the proposed site layout providing storage on-site for approximately 33 vehicles, the car wash queues are not anticipated to impact operations of adjacent land uses or public streets during normal operations. In addition, the anticipated queues for the Xpress Interior Clean are not anticipated to impact site circulation. Page 5 kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 TRIP GENERATION COUNTS Time of Day Friday - March 24th, 2023 Saturday - March 25th, 2023 In Out Total In Out Total 0:00 - 1:00 0 0 0 0 0 0 1:00 - 2:00 0 0 0 0 0 0 2:00 - 3:00 0 0 0 0 0 0 3:00 - 4:00 0 0 0 0 0 0 4:00 - 5:00 0 0 0 0 0 0 5:00 - 6:00 0 0 0 0 0 0 6:00 - 7:00 1 0 1 2 0 2 7:00 - 8:00 23 20 43 24 22 46 8:00 - 9:00 42 40 82 36 32 68 9:00 - 10:00 48 53 101 71 68 139 10:00 - 11:00 67 65 132 103 91 194 11:00 - 12:00 78 75 153 100 107 207 12:00 - 13:00 114 107 221 133 121 254 13:00 - 14:00 89 99 188 106 115 221 14:00 - 15:00 109 109 218 112 114 226 15:00 - 16:00 115 112 227 107 107 214 16:00 - 17:00 115 108 223 98 96 194 17:00 - 18:00 120 113 233 78 88 166 18:00 - 19:00 81 94 175 55 59 114 19:00 - 20:00 47 55 102 41 45 86 20:00 - 21:00 19 21 40 13 15 28 21:00 - 22:00 1 3 4 1 3 4 22:00 - 23:00 0 0 0 0 0 0 23:00 - 0:00 0 0 0 0 0 0 TOTAL 1069 1074 2143 1080 1083 2163 4'12'12'±5,800 S.F.EXTERIOR WASH BUILDING12'12'50'196'40'20'50' 20'PARKING SETBACKBUILDING SETBACKBUILDING SETBACKPARKING SETBACK30'24'INTERIOR WASH BUILDING±5,300 S.F.17' 11'11'140'39' 12'36'20'20'50'13'LANDSCAPE BUFFER AREA /STORMWATER MANAGEMENT18'36'4'4'12'12'12'12'±5,800S.F.±5,800 S.FEXTERIOR WASH BUILDINGXTERIOR WASH BUILDIN12'12'12'12' 40'40' 050'50' 20'20'BUILDING SETBACKPARKING SETBACK30'30'12'12'36'36'18'18'36'36'50'50'196'19620'20'PARKING SETBACKBUILDING SETBACKUUU24'24'INTERIOR WASH BUILDINGTERIOR WASH BUILDIN±5,300 S.F.±5,300SF17'17' 11'11'11'11'140'14039'39'20'20'20'20'50'50'13'13'LANDSCAPE BUFFER AREA /ER AREA/STORMWATER MANAGEMENTSTORMWACREW CARWASH | Concept Site Plan #4 w/XICArden Hills, MNProject # 161033005OCTOBER 23, 20232023 KIMLEY-HORN AND ASSOCIATES, INC.©0GRAPHIC SCALE IN FEET2010 20 40AREA SUMMARYTOTAL SITE: 2.5 ACPROPOSED IMPERVIOUS: 1.5 ACPROPOSED PERVIOUS: 1.0 AC Page 1 of 15 PC Agenda Item – 3B MEMORANDUM DATE: December 6, 2023 TO: Planning Commission Chair and Commissioners FROM: Jessica Jagoe, Community Development Director SUBJECT: Planning Case #23-021 – Public Hearing Required Applicant: City of Arden Hills Request: Rezoning, Zoning Code Amendments – Chapter 13, Section 1380 – TCAAP Redevelopment Code, and Comprehensive Plan Amendment Requested Action The City of Arden Hills is proposing ordinance language in the Zoning Code for the TCAAP Redevelopment Code (TRC) specific to the Flex Office (FO) and Neighborhood (NR) Zoning Districts that would increase residential density from 1,460 units up to 1,960 units within the regulating plan for TCAAP (“Subject Property”) also referenced as Rice Creek Commons. Ordinance language would be amended to increase the residential dwelling units per acre and allow for multi-family residential land uses as a permitted use with criteria in the NR-4 Zoning District. The proposed amendments to City Zoning Code Chapter 13 are within the following Sections: • Section 1380 – TCAAP Redevelopment Code o Section 2 – Components of the Code  Subsection 2.1 – The Regulating Plan o Section 5 – Schedule of Permitted Use  Subsection 5.1, Table 5-1 – TRC Zoning District Land Use Table  Subsection 5.2, Table 5-2 – Additional Use Criteria Table o Section 6 – Building and Site Development Standards  Subsection 6.6.a – Flex Office Zoning District, Illustrations and Intent  Subsection 6.8.a – Neighborhood Zoning District, Illustrations and Intent  Subsection 6.8.b.iii – Neighborhood Zoning District, Gross Density o Attachment 1 – Regulating Plan o Appendix G As part of this review, the City is proposing to rezone portions of Town Center North and South from NR-4 to NR-3 and rezone the southwest corner of the Subject Property from Flex Office to NR-3 (i.e. 21 acres) and NR-4 (i.e. 11.4 acres). Along with that, the City is proposing a Page 2 of 15 Comprehensive Plan Amendment to amend Chapter 6 for the future land use designation in these areas to be consistent with the proposed zoning and residential density. TCAAP Joint Development Authority In November 2012, the City Council approved a Joint Powers Agreement (JPA) with Ramsey County which establishes a partnership between the City of Arden Hills and Ramsey County with the goal of the remediation and redevelopment of the 427-acre Twin Cities Army Ammunition Plant (TCAAP) site. Under the JPA, the City and County created a Joint Development Authority (JDA) that is the joint governing entity of the TCAAP site as allowed by the Joint Powers Act and MN State Laws. The JDA is the authority responsible for, but not limited to, environmental remediation, elimination of blight, infrastructure construction and financing, comprehensive planning and zoning, and economic development and redevelopment. The JDA Board is comprised of two County Commissioners, two City Councilmembers, and an additional non-elected City appointee as the Chair. Key points of the JPA are as follows: • The County will purchase the site from the U.S. Government and will work with Bolander and Sons to remediate the site to a residential standard including the demolition of remaining buildings. – Completed • The City will prepare an AUAR and Master Plan. The Master Plan will be approved by both the City and the County and will be implemented by the JDA. – Completed • The City and County are responsible for installing their respective public infrastructure as outlined by the JPA. TBD Between 2013 – 2016, the City facilitated the process of developing the Master Plan for the TCAAP site, which as noted above was the responsibility of the City under the JPA. Planning elements of the Master Plan included defining the public engagement process, land use, circulation and movement, utilities, environmental remediation, parks and open space, implementation plan, and a regulatory plan. In 2016, the City adopted the TRC, Section 1380 of the zoning code which includes the regulating plan, land use table, design standards, and other regulations related to land development that are specific to the TCAAP site. The proposed 427-acre redevelopment referred to as Rice Creek Commons will include: • Retail, office, and light industrial development • A town center • Well-defined neighborhoods with architectural diversity • A wide variety of housing options to serve young professionals, empty nesters, and seniors • Abundant parks and open space • Trails that provide for convenient and safe pedestrian access to commercial areas and other site amenities Through the JPA in the event the JDA believes the TCAAP Master Plan should be amended that shall be referred to the City and County for review. The City maintains the responsibility for processing TRC and Comprehensive Plan Amendments. As part of a TRC Amendment, the City Page 3 of 15 will request confirmation of approval by Ramsey County. The JPA identifies two classifications of an Amendment to the TCAAP Master Plan: 1) Major Amendment – Requires the City to amend its Comprehensive Plan. 2) Minor Amendment - Does not involve an amendment to the Comprehensive Plan and is a change within a Development Site (i.e. TRC Zoning Districts). On September 27, 2023, the JDA held a Special Work Session which included a presentation from Alatus (“Developer”), on proposed land use changes that would increase the total number of residential housing units from 1,460 units up to 1,960 units. The Developer identified two areas where they are proposing to increase the overall density of the Subject Property by an additional 500 residential housing units. The first location in Town Center South which currently allows for residential uses would shift the types of housing infrastructure offered to include multi-family. Then the second location in the southwest corner of the Subject Property is currently guided towards commercial flex office uses. Of which, approximately 32 acres of this area would be rezoned to residential uses to provide for a full range of residential housing infrastructure. Within these two areas, the Developer provided examples of a variety of housing infrastructure that would be represented in these locations. Page 4 of 15 At their subsequent October 2, 2023 meeting, the JDA discussed increasing density from 1,460 units to 1,960 units as presented by Alatus and requested both the City and County proceed with consideration of the necessary TRC and Comprehensive Plan Amendments. Plan Evaluation Based on the JDA recommendation, at their October 23, 2023 regular meeting, the City Council discussed and directed staff to bring forward the proposed comprehensive plan and ordinance amendments to the Planning Commission for the first review and to hold a public hearing. 1. Comprehensive Plan Amendment A. Comprehensive Plan Requirements 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. 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. 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 the City can submit to the Metropolitan Council. The Metropolitan Council will have 60 days for review and approval. The Metropolitan Council has the final determination as to whether to allow a Comprehensive Plan Amendment or not, though 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). B. Proposed Comprehensive Plan Amendments Chapter 6 of the Arden Hills 2040 Comprehensive Plan is titled “Land Use”. This chapter provides a summary of existing land uses and lays out the future land uses that are anticipated for all properties in the City. This chapter guides the vision for future development to ensure that we are advancing the City’s land use goals as carried forth by the following policies: Page 5 of 15 o Evaluate and amend the land use regulations to achieve the highest possible development standards, enhance the natural environment, protect public health, support a vital mix of land uses, and promote flexible approaches to implement the Comprehensive Plan. o Ensure that land use regulations promote development that is compatible with nearby properties, neighborhood character, and natural features; minimize pedestrian and vehicular conflict; and visually enhance development. o Preserve the stability and quality of the city's neighborhoods while allowing for redevelopment that is complimentary to existing development. o Provide a balanced mix of residential, park, open space, and commercial land uses. o Construct new development at an average density of at least five residential units per net residential acre. o Explore the possibility of creating additional community gathering space in conjunction with public or private organizations, including AHATS. For this review, the City is proposing to amend language within the 2040 Future Land Use Classifications and Future Land Use Map that would be necessary to facilitate the future development of the Subject Property with a density of up to 1,960 units. 1. Land Use Classifications: A. There are 22 future land use classifications for the entire City, of which nine (9) are specific to TCAAP. Each classification provides a brief description of the types of land uses (i.e. commercial, industrial, residential) that are envisioned for future development in these areas as well as a metric of development intensity such as the proportion of uses within a development, maximum floor area ratio allowed, or a range of units per acre allowed with residential uses. The City is proposing amendments to the Neighborhood Residential (NR) classification which is described to provide for a range of attached and detached single-family and small multi-family uses at a density of one and one-half (1.5) to eight (8) units per acre. Currently within the NR future land use classification there are the following four subcategories based on lot and home styles: o Neighborhood Residential One (NR-1) - Provides for detached single family homes on traditional suburban lots at a density of one and one-half (1.5) to two and one-half (2.5) units per acre. o Neighborhood Residential Two (NR-2) - Provides for detached single family homes on narrow lots with alleys at a density of two and one-half (2.5) to four (4) units per acre. o Neighborhood Residential Three and Four (NR-3&4) - Provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys at a density of four (4) to eight (8) units per acre. The proposed amendments to the future land use classifications would separate the NR-3 and NR-4 subcategories in order to delineate the acreage and development intensity of future development that is guided towards medium to high density Page 6 of 15 residential land uses specific to the two areas in Town Center South and the proposed Southwest Neighborhood. Proposed Comprehensive Plan Amendment Language with changes shown highlighted in underlined font: o Neighborhood Residential Three (NR-3) provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys and small multi-family uses at a density of four (4) to eight (8) units per acre. o Neighborhood Residential Four (NR-4) provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys and multi- family uses at a density of five (5) to twenty-one (21) units per acre. B. Next as part of the Developer’s proposal for up to 1,960 units, the NR-3 and NR-4 future land use classifications would be amended to include language to allow for a variety of housing infrastructure (i.e. single-family, townhouse, multi-family). The current description for the Neighborhood Residential classification refers to guiding the four subcategories to small multi-family uses. However, the criteria today for housing types described within all four subcategories is absent of language to allow for small multi-family uses. Today, the combined description for NR-3 and NR-4 guides these areas towards single family homes, duplexes, or townhomes. The following are definitions from the TRC of housing infrastructure types for multi- family development: o Small Multi-Family - A building containing three to eight (3-8) residential units and which may include townhomes, row homes, manor homes/multi-unit houses, stacked flats, or triplexes/quadplexes. o Medium Multi-Family - A building containing nine to fifty (9-50) multi-family units, which may include stacked flats, apartments, or condominiums. o Large Multi-Family - A building containing more than fifty (50) residential units, which may include apartments or condominiums. For the proposed density of up to 1,960 units, the City has drafted language to amend the Neighborhood Residential classification in order to provide for the opportunity to develop the full range of multi-family housing as defined in the TRC with the distinction that small multi-family uses may only be located in the NR-3 subcategory and that all three types of multi-family housing may be located in the NR-4 Future Land Use Classification Current Comp Plan Acreage Proposed Comp Plan Acreage Flex Office (partial proposed SW neighborhood) 41.8 9.5 NR-3 30.3 64.5 NR-4 21.6 20.1 Page 7 of 15 subcategory. Again, under the current comprehensive plan language the NR-3 and NR-4 neighborhoods are combined with the same range of residential uses and densities per acre allowed. Pictured below is an illustration of the currently approved 1,460 units and the proposed 1,960 which reflects the separation of NR-3 and NR-4 neighborhoods as well as the creation of the Southwest neighborhood. All other elements of the original master plan design remain unchanged. As an additional resource for the Planning Commission in reviewing this request, I have included a copy of the September 27th presentation to the JDA for “Visualizing Housing Density at Rice Creek Commons” at Attachment H. JDA Staff put this presentation together to illustrate different densities using examples from neighborhoods in Arden Hills and other nearby communities. Current Comprehensive Plan: o Neighborhood Residential Three and Four (NR-3&4) - Provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys at a density of four (4) to eight (8) units per acre. Proposed Comprehensive Plan Amendment Language with changes shown highlighted in underlined font: o Neighborhood Residential Three (NR-3) provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys and small multi-family uses at a density of four (4) to eight (8) units per acre. Proposed Rendering 1,960 Master Plan Rendering 1,460 Page 8 of 15 o Neighborhood Residential Four (NR-4) provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys and multi- family uses at a density of five (5) to twenty-one (21) units per acre. C. For the Neighborhood Residential future land use classifications, the NR-4 subcategory is proposed to be amended from four (4) units to eight (8) units per acre to a future development range of five (5) to twenty-one (21) units per acre. Current Comprehensive Plan: o Neighborhood Residential Three and Four (NR-3&4) - Provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys at a density of four (4) to eight (8) units per acre. Proposed Comprehensive Plan Amendment Language with changes shown highlighted in underlined font: o Neighborhood Residential Three (NR-3) provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys and small multi-family uses at a density of four (4) to eight (8) units per acre. Neighborhood Residential Four (NR-4) provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys and multi-family uses at a density of five (5) to twenty-one (21) units per acre. Staff drafted the above language so that it was consistent with existing policies of the City’s Comprehensive Plan. For example, a land use goal for the City is to “construct new development at an average density of at least five residential units per net residential acre”. To evaluate this criterion as set by the Metropolitan Council, the density range is factored city-wide based upon the minimum density set in all residential future land use classifications and the developable acreage. These tabulations are reflected in Chapter 6 under Table 6.5. This table is included as part of the amendments due to the proposed separation of NR-3 and NR-4 future land use classifications as well as being adjusted to include the proposed 32.7 acres of Flex Office reguided to residential uses under the Neighborhood Residential classifications. Staff will note that Table 6.3 - 2040 Future Land Use (city-wide breakdown by future land use classification to corresponding acreage) and Table 6.4 – Areas of Possible Commercial and Industrial Redevelopment are also part of the comprehensive plan amendment in order to reflect the proposed change in future land use classification in the southwest corner of the Subject Property. 2. Future Land Use Map As reviewed above, the City is proposing the separate the NR-3 and NR-4 future land use classifications to identify these residential areas for future development. Under the current Future Land Use Map, the Town Center North and South neighborhoods are guided the same classification. By separating the NR-3 and NR-4, the City is able to add more specificity to these areas as to the future housing infrastructure types that may be considered similar to a Page 9 of 15 tiered vision rather than lumping the full range of housing infrastructure to multiple classifications. The total combined acreage of Town Center North and South is 27.4 acres that is currently guided as both NR-3 and NR-4. Under the proposed, the future land use map would be amended to reflect 18.7 acres as NR-3 and 8.7 acres as NR-4. Additionally, the southwest corner of the Subject Property would be reguided from Flex Office to NR-3 (i.e. 21 acres) and NR-4 (i.e. 11.4 acres). It should be noted that on the west side of TCAAP that the northern 9.5 acres of Flex Office would remain unchanged. The images below illustrated the proposed amendments. The 2040 Future Land Use Map has been provided in Attachment B and the proposed Amended 2040 Future Land Use Map is Attachment C. 3. Chapter 6, Section 6.4.10, Development Capacity and Net Residential Density As part of the JDA terms in consideration of up to 1,960 units, the TCAAP/Rice Creek Commons future development would have a stated metric of ensuring that up to 20% of the housing units in the development are affordable at 60% of Area Median Income. The City is proposing amendments in Chapter 6 to memorialize this criteria and further reinforce the desired Housing goals and policies under Chapter 7 to “Promote the development of a variety of housing options by preserving and increasing high-quality housing opportunities that are suitable for a mix of ages, incomes and household types.” Met Council states that communities must guide a sufficient amount of land at minimum densities to provide opportunities for affordable housing to be developed. The Affordable Housing Allocation as set by Met Council for Arden Hills between 2021-2030 is a total of 373 units. It was further anticipated as part of the development of the 2040 Comprehensive Plan that the TCAAP development would largely provide for those units with a projection of 334 units. The proposed comprehensive plan text amendment language identified in red italic font is as follows: Proposed 2040 Current 2040 Town Center North and South Flex Office/Southwest Page 10 of 15 The approved Master Plan for the TCAAP property includes 194.9 162.2 acres of residential land for and a maximum of up to 1,9(4)60 residential units for an overall maximum gross density of 109.00 units per acre. The gross density includes the neighborhood collector roads; however, it excludes parks, arterial roads, and the water infrastructure. Future development of TCAAP shall be subject to a term sheet for development to be known as Rice Creek Commons in order to meet the goals of the Comprehensive Plan with a requirement that 20% of housing units in the development must be affordable at 60% of Area Median Income. Planning staff has reviewed all of the above proposed amendments with the Metropolitan Council and they have no additional comments at this time. 2. Rezoning In the TRC, the city code has zoning districts that are specific to TCAAP. These zoning districts are titled similarly to the Comprehensive Plan. The three zoning districts that are pertinent to the rezoning review are NR-3, NR-4, and FO (i.e. Flex Office). The TRC code language and zoning districts are the tools that establish the location and criteria for implementation of future land uses as set out in the goals of the City’s Comprehensive Plan. As noted above, the zoning cannot conflict with the future land use designation. Therefore in tandem with the comprehensive plan amendments, the City is proposing to rezone the following areas: Current Zoning Acreage Proposed Zoning Acreage Town Center North NR – 3 5.8 NR – 3 10.6 NR – 4 4.8 Town Center South NR – 4 16.8 NR – 3 8.1 NR – 4 8.7 Southwest Area Flex Office 32.4 NR – 3 21 NR – 4 11.4 Existing NR Proposed NR Existing FO Proposed FO Zoning Districts Zoning Districts Zoning District Zoning District Page 11 of 15 3. City Code Section 1380 - TRC Amendments The last part of the proposed amendment reviews are the TRC ordinance sections specific to the Flex Office (FO) and Neighborhood (NR) Zoning Districts that would increase residential density from 1,460 units up to 1,960 units within the regulating plan for TCAAP also referenced as Rice Creek Commons. In addition, ordinance language would be amended to increase the residential dwelling units per acre and allow for multi-family residential land uses as a permitted use with criteria in the NR-4 Zoning Districts. The proposed amendments to City Zoning Code Chapter 13 are within the following Sections: • Section 1380 – TCAAP Redevelopment Code o Section 2 – Components of the Code  Subsection 2.1 – The Regulating Plan o Section 5 – Schedule of Permitted Use  Subsection 5.1, Table 5-1 – TRC Zoning District Land Use Table  Subsection 5.2, Table 5-2 – Additional Use Criteria Table o Section 6 – Building and Site Development Standards  Subsection 6.6.a – Flex Office Zoning District, Illustrations and Intent  Subsection 6.8.a – Neighborhood Zoning District, Illustrations and Intent  Subsection 6.8.b.iii – Neighborhood Zoning District, Gross Density o Attachment 1 – Regulating Plan o Appendix G Under the Developer’s proposed density of up to 1,960 units, there are two areas where the additional 500 housing units are being requested. Those locations are Town Center South to add 142 housing units and the Southwest neighborhood to add 358 housing units. The increased units will be comprised of a variety of housing infrastructure to include single family residential, townhomes, and apartments. It should be noted that these types of housing infrastructure are currently a permitted residential use as outlined in Table 5.1 of the TRC Zoning District Land Use Table in either the Town Center or Neighborhood Residential Zoning Districts. The request that the Planning Commission is being asked to consider is amending the NR – 4 Zoning District to be expanded to include medium (ex. 32-unit apartment) and large (ex. 175 unit apartment) multi- family residential uses. In doing so, the City needs to amend the corresponding descriptions and tables to reflect that amendment. Below staff has identified the proposed TRC amendments in italic font and this language is included as Attachment D. • Section 1380 – TCAAP Redevelopment Code o Section 2 – Components of the Code  Subsection 2.1 – The Regulating Plan • Proposed Amendment Provision A.7 - Neighborhood (NR) – The Neighborhood Zoning District provides for a range of attached and detached single-family residential uses including multi-family residential uses. o Section 5 – Schedule of Permitted Use  Subsection 5.1, Table 5-1 – TRC Zoning District Land Use Table Page 12 of 15 • Proposed Amendment: Update table to include Medium and Large Multi-Family as a Permitted Use with Criteria under the NR-4 zoning district.  Subsection 5.2, Table 5-2 – Additional Use Criteria Table • Proposed Amendment: Update table to include Neighborhood under existing TRC criteria for medium and large multi-family use. o Section 6 – Building and Site Development Standards  Subsection 6.6.a – Flex Office Zoning District, Illustrations and Intent • Proposed Amendment: Update illustration reflective of rezoning of southwest area.  Subsection 6.8.a – Neighborhood Zoning District, Illustrations and Intent • Proposed Amendment: Update illustration reflective of rezoning of NR Districts and include multi-family residential uses under district description.  Subsection 6.8.b.iii – Neighborhood Zoning District, Gross Density • Proposed Amendment: Update table reflective of minimum and maximum density per acre consistent with proposed comprehensive plan amendment for NR-4 Zoning District. o Attachment 1 – Regulating Plan • Proposed Amendment: Update map, acreages, and maximum residential unit table to reflect proposed residential density of up to 1,960 units. o Appendix G • Proposed Amendment: Update Neighborhood District (TRC) reflective multi-family and increased density range to NR-4. In summary of the increased density for up to 1,960 units, Staff would emphasize that as part of the ongoing review of the JDA, City and County officials there will be discussions that continue to finalize the terms of financing as well as other design elements such as infrastructure and traffic. In 2014, the City adopted the Alternative Urban Areawide Review (AUAR) of the Subject Property which was also updated in 2019. Within that document, the AUAR studied two development scenarios as shown below in Table 6.1. The Developer’s proposal of up to 1,960 units along with a decrease in non-retail commercial square footage by rezoning a portion of the Flex Office in the southwest corner of the site would remain within that scope and site capacity. The intent of the AUAR document is to identify the worst case potential impacts of development scenarios and provide mitigation strategies that would be required to compensate for those impacts. Some of the identified mitigation strategies have been completed since 2014 and others will be addressed as part of the finalization of a Development Agreement. The City is required to update the AUAR every five years and intends to complete that process in 2024. Table 6.1, 2014 AUAR Page 13 of 15 The 2014 and 2019 AUAR documents are available on the City’s website which can be accessed using the following link - Master Plan | Arden Hills, MN - Official Website (cityofardenhills.org). Lastly in consideration of up to 1,960 units, the request before the Planning Commission does not include any other amendments to the TRC regarding district requirements (i.e. lot sizes, setbacks), street or building design standards, or landscaping to name a few. All other TRC city code requirements as approved in 2015/2016 remain unchanged. 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: General Findings: 1. The Arden Hills 2040 Comprehensive Plan designates the future land uses for the Subject Property. 2. The City has requested a Comprehensive Plan Map Amendment to change the future land use designation of approximately 32.4 acres in the southwest corner of the Subject Property to Neighborhood Residential, NR-3 and NR-4. 3. The City has requested a Comprehensive Plan Text Amendment to separate the NR-3 and NR-4 subcategories under the Neighborhood Residential classification to further clarify areas for multi-family residential uses. 4. The City has requested a Comprehensive Plan Map Amendment to designate specific areas for the subcategories of NR-3 and NR-4 from the Neighborhood Residential classification. 5. The City has requested a Comprehensive Plan Text Amendment to modify the density ranges allowed in the NR-4 subcategory of the Neighborhood Residential classification to be consistent with the Suburban designation to maintain future development at a minimum of five (5) units per acre on the Subject Property. 6. The proposed Comprehensive Plan Text Amendment to Section 6.4.10 Development Capacity and Net Residential Density further supports the goal and policies of Chapter 7 - Housing by incorporating language for housing that is suitable for a mix of ages, incomes and household types. 7. The City has requested a Comprehensive Plan Text and Map Amendment to areas currently designated as Town Center North and Town Center South which would modify existing boundaries. 8. The purpose of the Comprehensive Plan is to establish the policies that guide the future physical and community development of Arden Hills. 9. The Metropolitan Council has previously approved similar amendments adding language supporting increasing the densities above the maximum permitted in a specific land use district. 10. The proposed Comprehensive Map and Text Amendments have been discussed with the Metropolitan Council. 11. The City of Arden Hills is proposing to amend ordinance language consistent with the Comprehensive Plan Amendments as required by State Law within the Neighborhood Residential and Flex Office Zoning Districts. Page 14 of 15 12. The TRC ordinance amendments would allow for medium and large multi-family residential land uses outlined in the TRC land use chart as Permitted with Criteria with the Neighborhood Residential, NR-4 Zoning District. 13. The proposed ordinance will include amendments to the language of Chapter 13 – Zoning Code, Section 1380 – TCAAP Redevelopment Code. 14. The City is proposing to rezone approximately 32.4 acres in the southwest corner of the Subject Property for consistency and implementation of future land uses as set out in the goals of the City’s Comprehensive Plan. 15. The proposed amendment in the City’s TCAAP Redevelopment Code advances adopted 2040 Comprehensive Plan the goals and policies as set forth in Chapter 6 – Land Use and Chapter 7 – Housing by broadening the housing types in the Neighborhood Residential Zoning District. 16. Amendments to the Comprehensive Plan and Zoning Code regulations require a public hearing prior to action by the City Council. 17. If the zoning amendments were approved, the Developer would be required to submit a land use application that would be subject to the formal review process. 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: Motion to recommend approval of Planning Case 23-021 for the Comprehensive Plan Amendments to Chapter 6, Zoning Code Amendment to Chapter 13, Section 1380 – TCAAP Redevelopment Code, and Rezoning of Southwest area from Flex Office to Neighborhood Residential Zoning Districts, based on the findings of fact and materials as presented in the December 6, 2023 report to the Planning Commission. • Recommend Approval with Amendments: Motion to recommend approval of Planning Case 23-021 for the Comprehensive Plan Amendments to Chapter 6, Zoning Code Amendment to Chapter 13, Section 1380 – TCAAP Redevelopment Code, and Rezoning of Southwest area from Flex Office to Neighborhood Residential based on the findings of fact and materials as presented in the December 6, 2023 report to the Planning Commission with amendments: a specific reason should be included with all amendments. • Recommend Denial: Motion to recommend denial Planning Case 23-021 for the Comprehensive Plan Amendments to Chapter 6, Zoning Code Amendments to Chapter 13, Section 1380 – TCAAP Redevelopment Code, and Rezoning of Southwest area from Flex Office to Neighborhood Residential Zoning Districts, 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 Planning Case 23-021 for the Comprehensive Plan Amendments to Chapter 6, Zoning Code Amendments to Chapter 13, Section 1380 – TCAAP Redevelopment Code, and Rezoning of Southwest area from Flex Office to Neighborhood Page 15 of 15 Residential Zoning Districts: a specific reason and information request should be included with a motion to table. Notice This review requires a public hearing. Notice was published in the Pioneer Press on November 24, 2023. The City included in the Arden Hills Notes newsletter an insert advertising the public hearing which was mailed to all residents mid-November. Additionally, notice was prepared by the City and mailed to property owners within 1,000 feet of the Subject Property. The City has received two comments in opposition to the increased density. Attachments A) Draft Chapter 6 Comp Plan Amendments B) Approved 2040 Future Land Use Map C) Draft Proposed 2040 Future Land Use Map D) Draft TRC Amendments E) Approved 2016 TRC Attachment 1 F) Draft Proposed TRC Attachment 1 G) Draft Appendix G Amendments H) JDA Visualization 9/27 Presentation City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-1 6. LAND USE Goal: Develop and maintain a land use pattern that strengthens the vitality, quality, and character of our residential neighborhoods, commercial districts, and industrial areas while protecting the community’s natural resources and developing a sustainable pattern for future development. To advance this land use goal, the following policies are proposed: o Evaluate and amend the land use regulations to achieve the highest possible development standards, enhance the natural environment, protect public health, support a vital mix of land uses, and promote flexible approaches to implement the Comprehensive Plan. o Ensure that land use regulations promote development that is compatible with nearby properties, neighborhood character, and natural features; minimize pedestrian and vehicular conflict; and visually enhance development. o Preserve the stability and quality of the city's neighborhoods while allowing for redevelopment that is complimentary to existing development. o Provide a balanced mix of residential, park, open space, and commercial land uses. o Construct new development at an average density of at least five residential units per net residential acre. o Explore the possibility of creating additional community gathering space in conjunction with public or private organizations, including AHATS. 6.1 INTRODUCTION Land use is a defining characteristic of a community. While land use does not operate independently from the other characteristics that create a community, it is a binding factor between transportation, housing, parks, paths, and other characteristics. Through zoning, subdivision, and other land use regulations, a city has powerful tools to guide the long-term, look, feel, and vitality of their community. Despite the vacant TCAAP property (see Chapter 5), Arden Hills is classified as a fully developed community with the community designation of “suburban” by the Metropolitan Council’s Thrive MSP 2040 (Figure 6.1). The City is also entirely within the Metropolitan Urban Service Area (MUSA). The areas south of Highways 96 and 10 were mostly developed by the end of the 1970s, and less than three percent of the developable land in that part of Arden Hills is vacant. Significant land use changes are not anticipated in the developed part of Arden Hills; however, study areas have been identified in the Future Land Use section of this chapter. The City seeks to take a proactive stance to protect the high quality of life that residents have come to expect and to prepare for potential redevelopment opportunities on TCAAP and throughout the community. Attachment A City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-2 City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-3 6.2 FUTURE LAND USE – 2030 COMPREHENSIVE PLAN The 2030 Comprehensive Plan included a future land use map (Figure 6.2) and proposed mix of land uses for future development, including potential land uses for the proposed TCAAP redevelopment: Table 6.1 – 2030 Future Land Use Acres Percent of Total Very Low & Low Density Residential 978 16.0 Medium Density Residential 136 2.2 High Density Residential 12 0.2 Neighborhood Business 19 0.3 Mixed Business 79 1.3 Commercial 26 0.4 Community Mixed Use 100 1.6 Light Industrial and Office 303 5.0 Parks and Open Space 576 9.4 Park Preserve 1,472 24.1 Public & Institutional 461 7.5 Utilities 15 0.2 Subtotal 4,177 68.3 Neighborhood Residential 146 2.4 Town Center 16 0.3 Campus Commercial 40 0.7 Office Mixed Use 20 0.3 Retail Mixed Use 34 0.6 Flex Business 42 0.7 Public & Institutional (Civic) 2 0.0 Parks and Open Space 24 0.4 Utilities 46 0.8 TCAAP Right-of-Way 51 0.8 Subtotal 427 7.0 Water 796 13.0 Railroad Right-of-Way 35 0.6 Right-of-Way 685 11.2 Total 6,120 Land Use TCAAPOther Land Use (excluding TCAAP) 2030 Comprehensive Plan - Future Land Use City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-4 The following descriptions were used to define the future land use categories in the City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-5 2030 Comprehensive Plan: 1. Very Low Density Residential (VLDR) – traditional single-family residential land use category. A density range of one and one-half (1.5) to three (3) units per acre. 2. Low Density Residential (LDR) – traditional single-family residential land use category. A density range of three (3) to five (5) units per acre may be allowed. 3. Medium Density Residential (MDR) – apartment and townhome land use category for providing densities of six (6) to nine (9) units per acre. 4. High Density Residential (HDR) – apartment and townhome land use category providing for densities of nine (9) to twelve (12) units per acre. 5. Neighborhood Residential (NR) – Provides for a range of attached and detached single-family and small multi-family uses at a density of one and one-half (1.5) to eight (8) units per acre. 6. Town Center (TC) – Provides for a range of commercial and residential uses that offer housing, assisted living, senior housing, office, retail, restaurant, and civic uses. Medium and large residential uses are permitted at a density of fifteen (15) to sixty-seven (67) units per acre. 7. Neighborhood Business (NB) – neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, Neighborhood Business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Dwelling units of three (3) units per acre or more may be permitted. 8. Mixed Business (MB) – areas designated for a variety of businesses, including commercial, certain light industrial uses, warehousing, office, general business, retail. 9. Commercial (C) – areas designated 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. 10. Community Mixed Use (CMU) – areas designated for a broad range of retail, shopping, services, and office space to meet the needs of the community and surrounding areas. This area may also include medium to high density housing with a potential density of three (3) to twenty (20) units per acre. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-6 11. Campus Commercial (CC) – Provides for multiple, single tenant buildings or campuses within a business park atmosphere. 12. Retail Mixed-Use (RMU) – Promotes retail as a primary use and allows for other commercial uses to be incorporated as vertical mixed-use buildings. 13. Office Mixed-Use – (OMU) – Focuses on office as a primary use, but also permits other commercial uses to be incorporated as vertical mixed-use buildings. 14. Flex Office (FO) – Permits large scale development for employment and light manufacturing uses that take advantage of highway frontage and automobile access. 15. Light Industrial and Office (I/O) – areas designated for a broad range of light industrial uses such as warehousing with manufacturing. This land use may also include offices. 16. Public & Institutional (P/I) – areas designated for uses such as government buildings, colleges, schools, and religious uses, but not medical uses. 17. Utility (UTL) – Public or private land occupied by a power substation, water tower, municipal well, pumping station, drainage infrastructure, or similar use. 18. Park and Open Space (P/OS) – areas designated as public parks. 19. Park Preserve (PP) – areas designated as natural or scenic areas that are to be preserved for public use or open space. 20. Water – includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 21. Railroad right-of-way (RR) – public or private freight or passenger rail activities. 22. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights- of-way. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-7 6.3 EXISTING LAND USE – 2016 The 2016 existing land use data is based on City and County property records and known land uses (Figure 6.3). The land uses are classified into the following categories: 1. Single Family Attached – includes all attached single family homes such as townhomes with separate entrances. 2. Single Family Detached – includes all detached single family homes. 3. Multifamily – includes apartment buildings and condominiums of more than one story. 4. Manufactured Housing Parks – includes manufactured and mobile homes in specialized parks. 5. Mixed Use Residential - Land containing a building with multiple uses in combination with at least a residential unit(s). 6. Retail and Other Commercial – areas designated 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. 7. Office – Predominantly administrative, professional, or clerical services; includes medical clinics. 8. Mixed Use Industrial – Land containing a building with multiple uses in combination with industrial uses and NO residential units, such as light manufacturing and/or processing, warehousing, distribution, and offices. 9. Industrial and Utility - Land containing manufacturing, transportation, construction companies, communications, utilities (including water towers) or wholesale trade. This category includes publicly owned industrial lands (e.g. waste water treatment plant). 10. Park, Recreational or Preserve– areas designated as public parks. 11. Institutional– areas designated for uses such as government buildings, colleges, schools, and religious uses but not medical uses. 12. Undeveloped– Private land not occupied with a building or use. 13. Open Water– includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 14. Railroad– Railroad right-of-way. 15. Major Highway– Major roadway strips of land or area, on which a vehicular rights-of-passage exists under the following conditions: all interstate highways; all 4-lane divided highways with rights-of-way of 200 feet or greater in width; or all 4-lane roads with a Metropolitan Council functional class designation of "Principal Arterial". City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-8 City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-9 Table 6.2 – 2016 Generalized Land Use Table 6.2 above shows land uses in Arden Hills in the generalized categories of: residential, industrial, institutional, water, commercial, park and open space, undeveloped, and right-of-way. Over one third of the land in Arden Hills is designated for undeveloped use, which is new from the 2008 land use categories. This is due to the former Twin Cities Army Ammunition Plant property and the vacant areas on college and corporate campuses. The next most prominent land use is all types of residential at 22 percent of the City’s total land area. The smallest land use categories are commercial and industrial at three percent and four percent, respectively. 6.4 FUTURE LAND USE - 2040 While redevelopment may occur on some parcels throughout the City, no significant land use changes in the developed areas of Arden Hills are anticipated (Figure 6.5). Most of the City’s projected population, household, and employment growth will occur on the TCAAP redevelopment site. Generalized Land Use Acreage Percent Total Land Single Family Detached 1,169.7 19.0 Single Family Attached 92.5 1.5 Multifamily 43.2 0.7 Manufactured Housing Parks 50.2 0.8 Retail and Other Commercial 74.5 1.2 Office 136.2 2.2 Mixed-Use Residential 7.0 0.1 Mixed-Use Industrial 55.5 0.9 Industrial and Ut ility 172.6 2.8 Institutional 488.0 7.9 Park, Recreation, Preserve 580.0 9.4 Major Highway 378.9 6.2 Railway 34.7 0.6 Undeveloped 2,244.8 36.5 Water 592.3 9.7 Total 6,120.0 City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-10 City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-11 Table 6.3 – 2040 Future Land Use Acres Percent of Total Very Low & Low Density Residential 973 15.9 Medium Density Residential 138 2.3 High Density Residential 14 0.2 Neighborhood Business 17 0.3 Mixed Business 55 0.9 Commercial 26 0.4 Community Mixed Use 100 1.6 Light Industrial and Office 346 5.7 Parks and Open Space 580 9.5 Park Preserve 1,327 21.7 Public & Institutional 461 7.5 Utilities 20 0.3 Subtotal 4,057 66.3 Neighborhood Residential (NR-1)* 43 0.7 Neighborhood Residential (NR-2)* 51 0.8 Neighborhood Residential (NR-3)* 64.5 1.2 Neighborhood Residential (NR-4)* 20 0.3 Town Center* 16 0.3 Campus Commercial* 40 0.7 Office Mixed Use* 20 0.3 Retail Mixed Use* 34 0.6 Flex Business* 9.5 0.1 Public & Institutional (Civic) 2 0.0 Parks and Open Space 24 0.4 Utilities 46 0.8 TCAAP Right-of-Way 51 0.8 Subtotal** 427 7.0 Water 1,253 20.5 Railroad Right-of-Way 35 0.6 Right-of-Way 355 5.8 Total 6,026 *Includes future right-of-way **May not equal 427 due to rounding 2040 Comprehensive Plan - Future Land Use Land Use Other Land Use (excluding TCAAP)TCAAP City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-12 6.4.1 Future Land Use Classifications There are twenty-two future land use classifications: 1. Very Low Density Residential (VLDR) – traditional single-family residential land use category. A density range of one and one-half (1.5) to three (3) units per acre may be allowed. 2. Low Density Residential (LDR) – traditional single-family residential land use category. A density range of three (3) to five (5) units per acre may be allowed. 3. Medium Density Residential (MDR) –townhome and multi-family residential land use category for providing densities of six (6) to nine (9) units per acre. 4. High Density Residential (HDR) –townhome and multi-family residential land use category providing for densities of nine (9) to twelve (12) units per acre. 5. Neighborhood Residential (NR) – Provides for a range of attached and detached single-family and small multi-family uses at a density of one and one-half (1.5) to twenty-one (21)eight (8) units per acre. The Neighborhood Residential land use designation is further grouped into sub-categories based generally on lot and home styles. Neighborhood Residential One (NR-1) provides for detached single family homes on traditional suburban lots at a density of one and one-half (1.5) to two and one-half (2.5) units per acre. Neighborhood Residential Two (NR- 2) provides for detached single family homes on narrow lots with alleys at a density of two and one-half (2.5) to four (4) units per acre. Neighborhood Residential Three and Four (NR-3&4) provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys and small multi-family uses at a density of four (4) to eight (8) units per acre. Neighborhood Residential Four (NR-4) provides for attached single family homes, duplexes, or townhomes on lots either with or without alleys and multi-family uses at a density of five (5) to twenty-one (21) units per acre. 6. Town Center (TC) – Provides for a range of commercial and residential uses that offer housing, assisted living, senior housing, office, retail, restaurant, and civic uses. The Town Center is intended for vertical mixed-use buildings. Every building in the Town Center will have residential uses at a minimum of 21 units per acre within the building. An individual building may also have commercial or civic uses. Residential uses are permitted at a density of twenty-one (21) to sixty- seven (67) units per acre. The expected share of uses within this area are as follows: 5% to 25% Retail; 0% to 25% Office; and Residential City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-13 will occupy the entire 15.9 acres. A development intensity of up to 6.0 building to land floor area ratio (FAR) may be allowed. 7. Neighborhood Business (NB) – neighborhood business designates small, isolated areas for neighborhood commercial land uses when they are compatible with surrounding residential uses. Commercial uses that are high traffic generators, noise generators, or otherwise not compatible with residential neighborhoods, are inappropriate. Typically, Neighborhood Business areas will be located on intersections or nodes that are on the edge of residential areas, are less desirable sites for housing, or have traditionally been occupied with neighborhood services. Dwelling units of three (3) to nine (9) units per acre may be permitted. The expected share of uses within this area are as follows: 0% to 100% Retail; 0% to 100% Office; and 0% to 50% Residential. A development intensity of up to 0.7 FAR may be allowed. 8. Mixed Business (MB) – areas designated for a variety of businesses, including commercial, certain light industrial uses, office, general business, and retail. The expected share of uses within this area are as follows: 0% to 50% Light Industrial; 0% to 50% Retail; and 25% to 100% Office. A development intensity of up to 0.8 FAR may be allowed. 9. Commercial (C) – areas designated 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. A development intensity of intensity of up to 0.8 FAR may be allowed. 10. Community Mixed Use (CMU) – areas designated for a broad range of retail, shopping, services, and office space to meet the needs of the community and surrounding areas. This area may also include high density housing with a potential density of twelve (12) to twenty (20) units per acre. The expected share of uses within this area are as follows: 10% to 50% Light Industrial; 10% to 70% Retail; 10% to 70% Office; and 10% to 50% Residential. A development intensity of up to 0.8 FAR may be allowed. 11. Campus Commercial (CC) – Provides for multiple, single tenant buildings or campuses within a business park atmosphere. Development intensity of up to 4 FAR may be allowed. 12. Retail Mixed-Use (RMU) – Promotes retail as a primary use and allows for other commercial uses to be incorporated as vertical mixed-use buildings. The expected share of uses within this area are as follows: 50% to 100% Retail and 0% to 50% Office. A development intensity of up to 0.8 FAR may be allowed. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-14 13. Office Mixed-Use – (OMU) – Focuses on office as a primary use, but also permits other commercial uses to be incorporated as vertical mixed-use buildings. The expected share of uses within this area are as follows: 0% to 50% Retail and 50% to 100% Office. A development intensity of up to 2.0 FAR may be allowed. 14. Flex Office (FO) – Permits large scale development for employment and light manufacturing uses that take advantage of highway frontage and automobile access. A development intensity of up to 1.5 FAR may be allowed. 15. Light Industrial and Office (I/O) – areas designated for a broad range of light industrial uses such as manufacturing, processing, and warehousing. This land use may also include offices. The expected share of uses within this area are as follows: 50% to 100% Light Industrial and 0% to 100% Office. A Development intensity of up to 0.8 FAR may be allowed. 16. Public & Institutional (P/I) – areas designated for uses such as government buildings, colleges, schools, and religious uses, but not medical uses. A Development intensity of up to 0.8 FAR may be allowed. 17. Utility (UTL) – Public or private land occupied by a power substation, water tower, municipal well, pumping station, drainage infrastructure, or similar use. 18. Park and Open Space (P/OS) – areas designated as public parks. 19. Park Preserve (PP) – areas designated as natural or scenic areas that are to be preserved for public use or open space. 20. Water – includes permanently flooded open water, rivers and streams, and wetlands (wetlands not included in the national wetland inventory data may not be displayed). 21. Railroad right-of-way (RR) – public or private freight or passenger rail activities. 22. Right-of-way (ROW) – public vehicular, transit and/or pedestrian rights- of-way. 6.4.2 Guiding Plan for the B-2 District In March 2008, the City completed a visioning and planning process for the B-2 District, which generally includes the properties near County Road E between Lexington Avenue and Hamline Avenue/Highway 51 (Figure 6.6). Long considered the “downtown” of Arden Hills, the district is a mix of newer and older City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-15 buildings and primarily retail, service, and office uses. As this corridor ages, market initiated redevelopment is anticipated. The “Guiding Plan for the B-2 District” includes a long-term vision for the future redevelopment of this corridor and addresses transportation issues, land uses, infrastructure improvements, landscaping, pedestrian facilities, building design, and site layout among other issues. While the primary uses along this corridor are likely to remain retail, commercial, and office, the Guiding Plan and subsequent land use changes add the possibility for multi-family residential housing in this area. Since the completion of the plan in 2008, the area has seen substantial redevelopment with the opening of new retail, restaurant, and multi-family residential housing uses. The City and Ramsey County completed infrastructure improvements on County Road E in 2015, including streetscape enhancements and improved pedestrian and bicycle facilities. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-16 City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-17 6.4.3 Red Fox/Grey Fox/Lexington Avenue Business Area Guiding Plan Immediately north of the B-2 District is a significant industrial, office, and retail area for the City. This area includes Red Fox and Grey Fox roads and is bounded by Lexington Avenue, Highway 51, Interstate 694, and the Canadian Pacific railway (Figure 6.6). 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. While good access to regional transportation has helped to continue to make this area viable, some of the buildings are becoming functionally obsolete for modern manufacturing, warehousing, and business uses. As redevelopment pressure increases, the overall redevelopment and transportation needs of this area of the City will need to be comprehensively addressed. The City recognizes that a small area plan will need to be completed to determine the appropriate mix of land uses in this area. 6.4.4 B-4: Retail Center Zoning District The B-4 Zoning District is comprised of the properties with frontage on Dunlap Street between Grey Fox Road and Red Fox Road. There are no undeveloped parcels in the B-4 District and all the buildings are currently occupied. The properties are not generally retail in nature and therefore do not achieve the purpose statements of the B-4 District. The businesses are mostly wholesale sales, office/warehouse, light manufacturing, or repair orientated that are more typically industrial uses. The City should consider whether zoning changes in this area of the City would be appropriate in order to achieve the City’s vision for the district and to support existing businesses in the area. 6.4.5 Neighborhood Business The purpose of the Neighborhood Business land use concept is to promote the development of commercial nodes that were compatible with the surrounding residential uses and provided services to residential areas. Commercial uses that generate high traffic, noise, or other negative impacts were considered undesirable. Neighborhood business areas are located at intersections or nodes at the edge of residential areas, on properties not considered desirable for City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-18 housing, or properties that have traditionally been occupied with neighborhood services. Housing can be a component of the development but would not necessarily be the focal point. To date, the success of the Neighborhood Business land use designation has been mixed. Two projects have been developed under this zoning designation, and both resulted in the construction of small office buildings with a variety of services. However, neither of the projects focused on providing neighborhood level services. There are a number undeveloped Neighborhood Business properties on Cleveland Avenue south of County Road E-2 and the former City Hall/Public Works site south of Highway 96 at Hamline Avenue. The size, shape and proximity to residential uses limits the commercial redevelopment opportunities, and the City may choose to consider appropriate residential uses for these sites. 6.4.6 Developable Gateway Business Properties There is about 35 acres of undeveloped land in the Gateway Business Zoning District northeast quadrant of Interstates 35W and 694. There are some wetlands and woodland that may influence future development, but considerate design may mitigate most impacts of development. The designation of this area is currently I/O – Light Industrial & Office. The City’s vision is for these undeveloped properties to be developed for a corporate office or similar type use. A short-term implementation strategy for the Gateway Business area is to determine the highest and best use for the vacant properties on the south end of Gateway Blvd along I-694 and rezone the properties accordingly. 6.4.7 Employment Zones and Consumer Zones The uses allowed in all the existing industrial zones and most of the commercial zones would allow for high economic activity uses adjacent to low economic activity uses. The uses allowed in some industrial zoning districts should be limited to create high economic activity districts with an emphasis on employment activities. Certain commercial zoning districts should be limited to encourage consumer-orientated uses. This employment versus consumer activity should be considered when revising the uses allowed in the various commercial and industrial zones. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-19 6.4.8 Manufactured Home Community The Arden Manor neighborhood has been identified as an important community and the primary supply of affordable housing options in the City. Bounded by Interstate 35W, Highway 96, and Highway 10, the neighborhood is facing pressure from adjacent highways and land uses. The City anticipates this property will remain as a medium density residential use for the foreseeable future. 6.4.9 TCAAP Redevelopment As noted in Chapter 5, the City of Arden Hills hired a consultant team in 2013, to create a Master Plan for the redevelopment of the TCAAP site. A central component of this work was the development of a Master Land Use Plan that allocated an appropriate mix of residential, commercial, industrial, civic, and open space uses on the site. The TCAAP Master Plan was approved by the City Council in July 2015 and amended by the City Council in December 2016, and has been incorporated in the 2040 Future Land Use data (Figure 6.5 and Table 6.2). The City began work on the zoning and design standards to implement the Master Land Use Plan in August 2014. These regulations and policies are found in the TCAAP Redevelopment Code (TRC), which was approved in July 2015 and amended in December 2016. The TRC puts in place land use regulations that will achieve the community’s goals for the TCAAP redevelopment including: high development and design standards; defined residential neighborhoods and commercial districts interconnected by streets, trails, and sidewalks; energy resiliency and sustainability; and abundant parks and open space. Though the TCAAP Master Plan establishes a proposed allocation of the various uses throughout the TCAAP area and illustrates the current preferred development pattern for the area, the City has considered the proposal from Alatus LLC and its partners for modifications to the TCAAP Master Plan that proposed different locations for the allocated uses and amended the TCAAP Master Plan accordingly in December 2016. The City may consider on its own initiative to consider amendments to the adopted plan as development occurs or circumstances change in order to promote high quality development of the area consistent with City goals and this Plan. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-20 6.4.10 Development Capacity and Net Residential Density The Metropolitan Council’s Thrive MSP 2040 assigns a community designation of “suburban” which requires an average net residential density of at least five units per net residential acre. Densities lower than this are not an efficient use of the region’s sanitary sewer infrastructure. Net residential acreage is calculated by subtracting wetlands, water bodies, public parks, arterial streets, and identified natural resources that are protected by ordinance from gross acres. The number of net residential acres is then divided by the number of lots to determine net residential density. According to the 2016 land use data provided by the Metropolitan Council, there were 1,362 acres of net residential land in Arden Hills, which includes the rights- of-way of adjacent City streets. The Metropolitan Council lists 3,198 housing units in Arden Hills in 2015. Based on that information, the residential density in the developed portion of Arden Hills is approximately 2.35 residential units per net residential acre. While this is below the five units per net residential acre required by the Metropolitan Council, the City is not required to raise densities in the built portion of Arden Hills. However, all future land uses should be able to accommodate development in average of five units per net residential acre. There are no expected land use changes that would result in a reduction in net residential density in the developed part of Arden Hills. Furthermore, the remaining vacant residential land that is south of Highway 96 and 10 is guided for development that could be built at a density of an average of five residential units per acre. Land guided for High Density east of Interstate 35W, south of County State Aid Highway 96, west of Snelling Avenue North and north of interstate 694 density may be increased by up to 100% through the use of the Planned Unit Development (PUD) process if the intent is to meet the goals of the Comprehensive Plan. The City Code includes PUD regulations that allow for a higher quality and compatible development of property by encouraging reasonable flexibility from applicable standards, including at higher densities than would be allowed under the underlying zoning district and/or guided land use designation. The City has utilized PUDs and PUD Overlays for many residential and commercial developments, which is a trend that is likely to continue into the future given the limited size and amount of land available for new development and potential redevelopment east of Interstate 35W, south of County State Aid Highway 96, west of Snelling Avenue North and north of interstate 694. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-21 The approved Master Plan for the TCAAP property includes 194.9 162.2 acres of residential land for and a maximum of up to 1,9(4)60 residential units for an overall maximum gross density of 109.00 units per acre. The gross density includes the neighborhood collector roads; however, it excludes parks, arterial roads, and the water infrastructure. Future development of TCAAP shall be subject to a term sheet for development to be known as Rice Creek Commons in order to meet the goals of the Comprehensive Plan with a requirement that 20% of housing units in the development must be affordable at 60% of Area Median Income. 6.4.11 Staged Development Since the areas south of Highways 96 and 10 are considered fully developed and there is relatively little vacant property, a five year staged development has not been developed. While a small amount of vacant land exists in the developed portion of the City, development on the vacant land is unlikely to have a significant impact on the City’s or region’s infrastructure. However, the City has identified areas likely available for redevelopment or new development during the 2040 planning period (Figure 6.7). As previously noted in Chapter 5 the demolition and remediation of the TCAAP site was completed in November 2015. Grading of the site and the construction of the main roadway are expected to begin in 2019. At this time, it is expected that private development will begin in late 2019 or 2020. The project is anticipated to be completed in phases over the next 10 to 20 years; however, the development timeline will depend on a number of conditions, including the market, transportation improvements, and other related factors. The B2 Zoning District and the Gateway Business areas are anticipated to be developed/redeveloped by 2030. Additionally, the City anticipates a 7-acre Medium-Density zoned area bound by Interstate 694 to the south and Snelling to be redeveloped during this time period. Within 20 years the City anticipates redevelopment within the Red Fox/Grey Fox/Lexington Avenue Business Area Again, the specific timing is dependent on a number of factors, but Table 6.4 summarizes the anticipated redevelopment acreage in the city by decade. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-22 Table 6.4 – Areas of Possible Commercial and Industrial Redevelopment Arden Hills’ community designation is Suburban. Suburban communities are required to plan for an average development of at least five (5) units per acre for new development and redevelopment. Table 6.5 shows all of the land uses which allow for residential and confirms that their development or redevelopment would create an overall average development of at least 5.00 units per acre. Table 6.5 – Developable Residential Land Land Use (Not Including TCAAP) 2021-2030 2031-2040 Land Use (TCAAP) 2021-2030 2031-2040 Acres Acres Acres Acres Mixed Business 49.5 Town Center (TCAAP) 15.8 Commercial 25.8 Campus Commercial (TCAAP) 40.7 Community Mixed Use 100.00 Office Mixed Use (TCAAP) 20 Light Industrial and Office 43.3 Retail Mixed Use (TCAAP) 34.4 Flex Business (TCAAP)9.5 Public & Institutional (Civic - TCAAP) 1.6 Parks and Open Space (TCAAP) 17.9 5.7 Utilities (Water Infastructure - TCAAP) 45.5 Total (Not Including TCAAP) 143.3 130.3 Total (TCAAP)144.7 46.4 Total Acres 2021-2030 Total Acres 2031-2040 288 176.7 City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-23 City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 6-24 6.5 IMPLEMENTATION STRATEGIES In order to advance implementation of this land use chapter, the below activities are proposed. This list is not intended to be all-inclusive and additional activities that advance the land use goal are encouraged to be developed. o Update the City’s Zoning Code to bring it into conformance with the land uses in the Comprehensive Plan. o Evaluate zoning regulations to ensure that sufficient buffers are provided between commercial, industrial, and residential uses to protect the character of the City’s residential neighborhoods. o Develop a small area plan for the Red Fox/Grey Fox/Lexington Avenue business area to provide a more detailed redevelopment vision for incorporation into this Comprehensive Plan. o Develop design standards for commercial, industrial, and residential developments to ensure the construction of high-quality, sustainable, and aesthetically enhancing development. o Develop zoning regulations that restrict housing construction that is not sensitive to the character of the existing neighborhood. o Continue to enforce property maintenance codes to protect quality and property values in the City. o Implement design standards for the TCAAP development to create a cohesive character that compliments the established neighborhoods in the City. o Work to protect significant environmental features on the AHATS property as park preserve. o Work with the National Guard on the AHATS property to develop synergistic uses such as a community center. o Consider zoning changes to the B-4 District based on the City’s vision for this area. o Determine the highest and best use for the vacant properties on the south end of Gateway Blvd along I-694 and rezone the properties accordingly. o Evaluate the uses within the industrial zoning districts to emphasize employment uses. o Evaluate the uses within the commercial zoning districts to ensure that there are an appropriate amount of retail and hospitality opportunities within Arden Hills. The above strategies should not be considered all-inclusive. New opportunities and strategies should be identified to further advance the City’s land use goal and policies. VLDR - Very Low Density Residential LDR - Low Density Residential MDR - Medium Density Residential HDR - High Density Residential NR-1 - Neighborhood Residential NR-2 - Neighborhood Residential NR-3&4 - Neighborhood Residential TC - Town Center NB - Neighborhood Business MB - Mixed Business COM - Commercial CMU - Community Mixed Use CC - Campus Commercial RMU - Retail Mixed Use OMU - Office Mixed Use FO - Flex Office IND - Light Industrial & Office PI - Public & Institutional UTL - Utility POS - Park & Open Space PP - Park Preserve WAT - Water RR - Railroad ROW - Right of Way ¸Updated: November, 2023 Source: City of Arden Hills 2040 Comprehensive Plan 2040 Future Land Use 05,0002,500 Feet $WWDFKPHQW% VLDR - Very Low Density Residential LDR - Low Density Residential MDR - Medium Density Residential HDR - High Density Residential NR-1 - Neighborhood Residential NR-2 - Neighborhood Residential NR-3 - Neighborhood Residential NR-4 - Neighborhood Residential TC - Town Center NB - Neighborhood Business MB - Mixed Business COM - Commercial CMU - Community Mixed Use CC - Campus Commercial RMU - Retail Mixed Use OMU - Office Mixed Use FO - Flex Office IND - Light Industrial & Office PI - Public & Institutional UTL - Utility POS - Park & Open Space PP - Park Preserve WAT - Water RR - Railroad ROW - Right of Way ¸Updated: November, 2023 Source: City of Arden Hills 2040 Comprehensive Plan Proposed Amendment 2040 Future Land Use 05,0002,500 Feet Attachment C TCAAP Redevelopment Code Page | 6 Section 2: Components of the Code Approved July 13, 2015 Revised December 12, 2016 2.0 Components of the Code 2.1 The Regulating Plan The TCAAP Redevelopment Regulating Plan map (herein known as the Regulating Plan) (Attachment 1) is hereby adopted as the official zoning map for the Plan Area. Within any area subject to the approved Regulating Plan, this TRC becomes the exclusive and mandatory regulation unless specified in Section 3.2. It shall establish the following development standards for all properties within the Plan Area: (a) Establishment of TCAAP Zoning Districts – The Plan Area is distinguished into different specialized zoning districts. Each zoning district is intended to create a distinct development pattern based on the TCAAP Master Plan for different sections within the Plan Area. Each zoning district shall establish use and building development standards including standards for building height, bulk, location, functional design and parking. The Regulating Plan classifies all lots within the Plan Area into one of the following seven (7) zoning districts: 1) Campus Commercial (CC) – The Campus Commercial Zoning District facilitates a building format that allows multiple, single tenant buildings or campuses within the northern “Thumb” site of the Plan Area. The goal is to allow for an individual plan approach for each campus or building, based on user preferences within a range of requirements. 2) Town Center (TC) – The Town Center Zoning District creates a vibrant commercial and residential environment that maximizes the potential for an outdoor experience. This district promotes walkability through allowing for housing, office, retail, restaurant, and civic uses all within close proximity of each other. 3) Office Mixed-Use (OMU) – The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Retail Mixed- Use but focuses on employment and other compatible uses. This district promotes employment as a primary use, but allows for other commercial, and up to ten percent retail uses. 4) Retail Mixed-Use (RMU) – The Retail Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Office Mixed-Use but focuses on retail and compatible uses. This district promotes retail as a primary use, but allows for other commercial uses. 5) Flex Office (FO) – The Flex Office Zoning District creates an opportunity for large scale development for employment and manufacturing uses that take advantage of the highway frontage and automobile access. 6) Civic District (C) – The Civic District is intended to allow civic and community uses. 7) Neighborhood (NR) – The Neighborhood Zoning District provides for a range of attached and detached single-family residential uses including multi-family residential uses. (b) Street Designations – The Streets within TRC shall be classified in two different ways. 1) Street Cross Sections shall address vehicular lane widths, number of lanes, pedestrian accommodation, street tree requirements, on-street parking, snow storage and parkway and median standards. These standards are laid out in Section 8.0 and Attachment 4. 2) Street Priority shall establish the phasing significance (Required or Recommended) of different street segments within the Plan Area. Refer to Section 8.0: Street Design Standards and Attachment 5 for the detailed regulations. Attachment D Approved July 13, 2015 Revised December 12, 2016 Amended June 26, 2023 TCAAP Redevelopment Code Page | 30 Section 5: Schedule of Permitted Uses 5.0 Schedule of Permitted Uses 5.1 Applicability: General use categories have been identified by Zoning District (Table 5-1). Uses that are not listed are prohibited. Uses that are allowed as accessory uses may only remain in conjunction with an active principal use. Table 5-1: TRC Zoning District Land Use Table P = Permitted | -- = Prohibited | P/C = Permitted with Criteria in Table 5.2 A = Accessory | A/C = Accessory with Criteria in Table 5.2 Zoning District Uses Campus Commercial Town Center 1 Town Center 2 Town Center 3 Office Mixed-Use Retail Mixed-Use Flex Office Neighborhood 1 Neighborhood 2 Neighborhood 3 Neighborhood 4 Civic Additional Requirements Sub-District TC-1 TC-2 TC-3 NR- 1 NR- 2 NR- 3 NR- 4 Residential Uses Bed & Breakfast -- P P P -- -- -- P/C P/C P/C P/C -- See Table 5-2 Home Occupation: Class I -- A A A -- -- -- A A A A -- Large Multi- Family -- P/C P/C P/C -- -- -- -- -- -- P/C -- See Table 5-2 Live/Work -- P P P -- -- -- -- -- -- -- -- Medium Multi- Family -- P/C P/C P/C -- -- -- -- -- -- P/C -- See Table 5-2 Assisted Living, Memory Care and Skilled Nursing -- -- -- P/C -- -- -- -- -- -- P/C -- See Table 5-2 Residential Facility -- P/C P/C P/C -- -- -- P/C P/C P/C P/C -- See Table 5-2 Senior Independent Living -- -- P/C P/C -- -- -- -- P/C P/C P/C -- See Table 5-2 Single Family -- -- -- -- -- -- -- P P P -- -- Small Lot SF Residential -- -- -- -- -- -- -- -- P P -- -- Small Multi- Family -- -- -- -- -- -- -- -- -- P/C P/C -- See Table 5-2 Commercial Uses Automotive Washing -- -- -- -- P/C P/C P/C -- -- See Table 5-2 Brewpub P P P P P P P -- -- Business service P P P P P P P -- -- Clinic, medical office P P P P P P P -- -- Club, sports & fitness A P P P P P P -- -- Approved July 13, 2015 Revised December 12, 2016 Amended June 26, 2023 TCAAP Redevelopment Code Page | 34 Section 5: Schedule of Permitted Uses 5.2 Additional Use Criteria: All uses listed as P/C in Table 5-1 shall also meet the following standards in Table 5-2. Table 5-2 Additional Use Criteria Table Use Zoning District Location & Design Criteria Residential Uses Bed & Breakfast Neighborhood No more than six(6) rentable rooms permitted. Shall be owner-occupied. Parking shall be placed behind the building, or screened from view of the public right-of-way. Assisted Living, Memory Care or Skilled Nursing Large Multi-Family Medium Multi-Family Senior Independent Living Town Center Neighborhood Buildings with Pedestrian Priority or Pedestrian Friendly Frontage shall be required to include ground floor commercial uses for a minimum of fifty percent (50%) of their street frontage as measured in linear feet. Assisted Living, Memory Care or Skilled Nursing Senior Independent Living Neighborhood i. Homes shall be designed as either a collective of single-family or duplex homes to fit the scale of the surrounding development. ii. These homes may also be mixed with mixed-generational housing. Residential Facility Town Center i. Residential Facility shall be licensed by the State of Minnesota; and ii. Residential Facility shall serve no more than sixteen (16) residents at any given time. Neighborhood i. Residential Facility shall be licensed by the State of Minnesota; ii. Residential Facility shall serve no more than six (6) residents at any given time. Small Multi-Family Neighborhood i. Parking shall be placed against an alley or in the rear of the lot and be screened from the public right-of-way. ii. Entrances to units that are not accessible from the front entries may have access from the rear or the side of the building. Commercial Uses Automotive Washing Vehicle – motorized, leasing and rentals Vehicle- motorized, service Office Mixed-Use Flex Office Retail Mixed-Use i. Automotive drive through lanes, service bays, and/or gas station canopies shall meet the design standards in Section 7, Building Design Standards of this code. ii. Outdoor storage of vehicles or other products sold shall NOT have direct frontage along Pedestrian Priority Streets. Outdoor storage of vehicles and/or other products sold shall be screened with a required street screen along Pedestrian-Friendly Streets and General Streets (see Section 10 for standards). Service Station Campus Commercial Retail Mixed-Use Flex Office Commercial Off-Street Parking Campus Commercial Town Center Office Mixed-Use Retail Mixed-Use Flex Office i. New surface parking lots shall be permitted as an interim use only in the case of phasing. ii. Applications for new surface lots shall include in-fill building concepts on the lot with a site plan that meets the build-to-zone and building frontage standards of the specific character zone. iii. New surface parking shall be set back a minimum of thirty feet (30’) from the edge of the right-of-way of Pedestrian Priority Streets. iv. New surface parking shall not be located at a street intersection (of any Pedestrian Priority and Pedestrian-Friendly Streets only) for minimum of thirty feet (30’) from the intersection along each street. Mortuary, funeral home Flex Office i. Pick-up and drop-off lanes, storage of vehicles, service areas, and drive through facilities shall NOT have direct frontage along Pedestrian Priority Streets. ii. All such areas along other streets shall be screened with a required street screen (see Section 10 for standards). Drive-Up Windows Campus Commercial Retail Mixed-Use Flex Office Office Mixed-Use Drive through or drive-up facilities shall meet the design standards in Section 7, Building Design Standards of this code. D Flex Office Zoning District TCAAP Redevelopment Code Page | 60 Section 6: Building and Site Development Standards Approved July 13, 2015 Revised December 12, 2016 6.6 Flex Office (FO) Zone (a) Illustrations and Intent TCAAP Master Plan Vision for Flex Office Zone The Flex Office Zoning District creates an opportunity for large scale development for employment, manufacturing uses advantage of the and that take highway frontage and access. automobile Proposed Amended Map Neighborhood Zoning District TCAAP Redevelopment Code Page | 68 Section 6: Building and Site Development Standards 6.8 Neighborhood (NR) Zone Approved July 13, 2015 Revised December 12, 2016 (a) Illustrations and Intent The Neighborhood Zoning District provides for a range of attached and detached single-family residential uses and multi-family residential uses. Proposed Amended Map Neighborhood Zoning District TCAAP Redevelopment Code Page | 69 Section 6: Building and Site Development Standards acre Natural Resources Corridor/Open Space Frontage Approved July 13, 2015 Revised December 12, 2016 (i) Build-to Zones (BTZs) and Setbacks Natural Resources Corridor/Open Space Frontage (BTZ)10’ min. setback – no max. setback A General Frontage 10’ min. setback; no max. setback C Side – Adjacent to SF-detached residential lot Side – All other adjacencies 5’ min. setback; no max. setback 0’ min. setback; no max. setback B D Rear – Adjacent to SF-detached residential lot Rear – All other adjacencies 10’ min. setback; no max. setback 0’ min. setback; no max. setback D* (ii) Building Frontage (Percentage of building façade built within the BTZ) Pedestrian-Friendly Frontage 50% min.E General Frontage None Required (iii) Gross Density Neighborhood Sub-District 1 (NR-1) Maximum density of 2.5 dwelling units/acre Neighborhood Sub-District 2 (NR-2) Minimum density of 2.5 dwelling units/acre Maximum density of 4 dwelling units/acre Neighborhood Sub-District 3 (NR-3) Minimum density of 4 dwelling units/acre Maximum density of 6.75 dwelling units/acre Neighborhood Sub-District 4 (NR-4) Minimum density of 5 dwelling units/acre Maximum density of 21 dwelling units/ (c) Lot Standards Lot Width Min. 20’ for single-family attached/duplex/townhome buildings Min. 40’ for single-family detached buildings Min. 50’ for front-loaded or J-swing units. See Section 6.1 (c) iii 9. For driveway and garage size requirements Less than 50’ wide lots shall be alley-loaded lots. (b) Building Placement &( ) $%% )% $ &#) '& & $#&# $(% % $'(# TCAAP Regulating Plan Hill Creek Town A B Property Boundary 12-07-2016 TRC CC - Campus Commercial TRC CO - Civic/Open Space TRC FO - Flex Office TRC RMU - Retail Mixed Use TRC NR-1 - Residential TRC OMU - Office Mixed Use TRC OS - Open Space TRC - Water Infrastructure Right of Way Gateway Overlay District Pedestrian Friendly Frontage Pedestrian Priority Frontage TRC NR-2 - Residential TRC NR-3 - Residential TRC NR-4 - Residential TRC TC-1 - Town Center TRC TC-2 - Town Center TRC TC-3 - Town Center & )%!% ' " '-!) ( " +!% ) '%!% * )&!- + &!+ , )*!+ - %!( . *!. &%)'!* && "& &(!& &' "' '(!, &( *!, &) .'!* &* "& '.!- &+ "' ',!- &, "( ')!* &- &%!) &. )*!( '% "( *!- '& ") '&!+ '' "& &!- '( "' +!. ') "( ,!' 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'* '!% '+^ŽƵƚŚtĞƐƚ ϯϮ!ϰ "( ") Ϯϭ!Ϭ ϭ&!ϰ 'ϳ 'ϴ 'ϵ Attachment F City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-1 APPENDIX G: ZONING DISTRICT REGULATIONS Arden Hills Zoning District Regulations taken from the Arden Hills Code (AHC) of Ordinances Chapter 13 and the TCAAP Redevelopment Code (TRC) as of September 25, 2017. 1. R-1 Single Family Residential District (AHC): A. To establish areas for the development of single family detached housing at a maximum density of approximately three (3) units per net acre. B. To reserve development areas for single-family housing. C. To restrict encroachment of incompatible uses. D. To maintain density limitations. E. To take advantage of municipal utilities. F. To preserve open space. 2. R-2 Single Family and Two Family Residential District (AHC): A. To establish areas for the development of single and two (2) family housing at a maximum density of approximately five units per net acre. B. To reserve development areas for single and two family housing. C. To restrict encroachment of incompatible uses. D. To maintain density limitations. E. To take advantage of municipal utilities. F. To preserve open space. 3. R-3 Townhouse and Low Density Multiple Dwelling District (AHC): A. To provide areas offering a broad development range in housing units with a maximum density of eight (8) units per net acre. B. To retain the environment and character of less intensive residence areas through carefully established bulk and lot area requirements. 4. R-4 Multiple Dwelling District (AHC): A. To establish areas for the development of multiple dwelling structures with a maximum density of twelve (12) units per net acre. B. To permit the most intensive residential development allowed in the City. C. To maintain an essentially residential character in areas developed at a more intensive density. 5. NB Neighborhood Business District (AHC): A. To be located at the edge of residential neighborhoods. B. To provide a limited range of over-the-counter, convenience, retail, and service uses to accommodate the needs of the adjacent residents. $WWDFKPHQW* City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-2 C. To place limitations on the type, size and intensity of uses within this district, given its proximity to residential uses. D. To place emphasis on convenience for pedestrian, bicycle, and public transportation access to the use. E. To accommodate, where possible, a public commons giving residents a place to gather and interact with one another. F. To ensure adequate buffering is provided on these sites for the adjacent residential uses. G. To require, where applicable, compliance with the City’s gateway requirements. 6. B-1 Limited Business District (AHC): A. To establish areas for the location and development of administrative office buildings and related office uses which are subject to more restrictive controls. B. To provide a district which is related to and may reasonably adjoin high density or other residential districts. C. To establish a business district in which there is limited contact with the public and no exterior display or selling of merchandise to the general public. 7. B-2 General Business District (AHC): A. To be a place in which people can live, work and play. B. To create a compact, architecturally diverse, pedestrian- and bicycle- friendly community with a distinct identity. C. To provide a connected sidewalk system and places for people to gather and socialize. D. To implement design standards to promote an attractive environment with lasting and sustainable value. E. To group compatible retail and service business uses that tend to draw trade that is naturally interchangeable and promotes business prosperity. F. To provide an adequate supply of businesses and professional service areas to meet the needs of the residents. G. To minimize the effects of traffic congestion, noise, odor, glare and similar safety problems. H. To implement the Plan known as the “Guiding Plan for the B2 District,” which was adopted by the City Council on October 27, 2008. 8. B-3 Service Business District (AHC): A. To accommodate an adequate supply of businesses and services that serve the community and motorists traveling through the community with a broad range of services and goods. B. To provide locations for uses that may be incompatible with retail centers, thereby keeping the retail centers compact and convenient. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-3 C. To keep services in close proximity to arterial streets or highways in areas that are appropriately designated on the Comprehensive Plan. D. To encourage grouping of compatible and mutually supportive business uses and services. E. To promote business prosperity. F. To establish a high standard of development and design that produces a positive visual image and minimizes the effects of traffic congestion, noise, odor and glare. G. To allow a transitional reuse of existing buildings until market conditions warrant redevelopment. H. To enhance redevelopment potential by prohibiting uses that would impede redevelopment. I. To ensure acceptable traffic operations on local streets. J. To promote flexibility in land uses and site development standards to achieve the purposes of the district. 9. B-4 Retail Center District (AHC): A. To meet retail shopping needs of the surrounding community by providing a district that will accommodate a wide range of retail goods and services. B. To promote business prosperity by creating an attractive and functional retail center. C. To provide an integrated retail trade center that groups compatible retail uses in one or more multiple-occupancy buildings. Free standing, single- occupancy buildings will be allowed if planned and constructed as part of a unified development that contains a retail center or is developed after such a retail center is developed. D. To produce a positive visual image by establishing a high standard of design and development. E. To allow transitional uses that will allow an orderly phasing out of existing uses and development that are not appropriate in a contemporary retail center and a phasing in of uses and development as warranted by market conditions. F. To encourage grouping of uses that are mutually supportive and have similar requirements for vehicular and pedestrian accessibility and exposure. G. To alleviate potential traffic congestion on local streets by the design of the circulation pattern and arrangement of uses. 10. CC Civic Center District (AHC): A. To implement that part of City of Arden Hills Comprehensive Plan known as the Civic Center (CC) area. B. To create a destination-oriented area that serves as focal point for the Community where a mix of uses including public, small retail, educational, semi-public facilities and some mid-to-high-density housing are located. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-4 C. To bring forth a government center that would integrate Sunfish Lake with a civic campus and commercial area, and create a gathering/activity place that is unified in purpose, design and use. D. To require strict development standards and building materials to create a high quality civic environment. E. To preserve, protect, and enhance existing development adjacent to the district. F. To promote compact, unified development that takes advantage of the proximity to the adjacent open space areas and regional transportation facilities. G. To minimize the effects of traffic congestion. H. To allow development that will insure reasonable traffic operation on the internal and surrounding transportation systems including Lexington, Hamline, and Highway 96. I. To encourage arrangement of uses that are mutually supportive and have similar requirements for vehicular and pedestrian accessibility and exposure. 11. GB Gateway Business District (AHC): A. To implement that part of Arden Hills Comprehensive Development Plan known as the I-694/I-35W Plan. B. To promote high quality, unified, large-scale development in a manner similar to a planned unit development. C. To take full advantage of the site's location as documented and described in the NE I-694/I-35W Plan. D. To allow only development that will create an attractive environment and a positive image for this site, which is one of the most visible in the community and represents the City's last major development site. E. To protect the site's environmental resources. F. To promote flexibility in land uses and development standards to achieve the objectives of the I-694/I-35W Plan. G. To allow development that will insure reasonable traffic operation on the internal and surrounding transportation systems. 12. I-1 Limited Industrial District (AHC): A. To allow only those types and intensities of industrial uses that do not detract from the surrounding area. B. To maintain performance standards to keep the intensity of land utilization lower than in the general Industrial District. 13. I-2 General Industrial District (AHC): A. To provide an area where more intensive light industrial land uses may locate. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-5 B. To present the least deleterious effect to adjacent, less intensive land uses. 14. I-FLEX District (AHC): A. To preserve, protect, enhance and perpetuate existing development in the district. B. To attract new development that is compatible with existing development in the district in terms of use, performance, character, quality and appearance of buildings and sites. C. To permit only those uses that will have traffic generation characteristics that are compatible with existing development in the district and that will ensure reasonable traffic operation on streets in the vicinity. D. To encourage new site development that will be compatible with existing site development standards of existing development in the district. E. To promote flexibility in land uses and site development standards to achieve the objectives of the I-Flex District. 15. Planned Unit Development (PUD) Overlay District (AHC): A. To allow flexibility in land development to benefit from new technology in building design and construction and in land development. B. To encourage variety in the organization of site elements, land uses (residential and non-residential), building densities, and building and dwelling types. C. To promote higher standards of site and building design through the use of trained and experienced professional land planners, landscape architects, registered architects, engineers and surveyors to prepare plans for all PUD's. D. To preserve and enhance desirable site characteristics and open space. E. To promote more efficient and effective use of land, open space and public facilities. F. To effectuate the policies and standards of the Arden Hills Comprehensive Development Plan. 16. POS Parks and Open Space District (AHC): A. To support the Arden Hills Parks, Trails, and Open Space Plan and the Ramsey County Parks and Recreation System Plan. B. To provide an area for publicly owned lands that have recognized outdoor recreational or open space resources. C. To support community health through the provision of active and passive outdoor recreational opportunities. D. To promote natural and ecological stewardship. E. To conserve vital environmental resources. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-6 17. CD Conservation District (AHC): A. To provide a “holding” zone for federally owned lands on the Arden Hills Army Training Site to ensure that future development is staged, maintains a sustainable level of public expenditures for utilities and services, and protects those areas generally determined to be unsuitable for development due to the presence of wetlands, floodplains, steep slopes, certain drainage and soil conditions, and critical wildlife habitat. 18. INST Institutional District (AHC): A. To establish areas for the post-secondary education of general public. B. To establish areas for the training of well-educated and talented workforce. C. To provide for the ability of the post-secondary students to live and have their daily needs met on the campus of the post-secondary education institution. D. To provide the opportunity for athletic programs to be created for the post- secondary students while providing opportunities for the general public to experience these athletic programs. 19. Neighborhood District (TRC): A. The Neighborhood Zoning District: Provides a range of attached and detached single-family and small multi-family residential uses. 1) NR-1 Residential (Neighborhood Sub-District 1): Maximum density of 2.5 dwelling units per acre. 2) NR-2 Residential (Neighborhood Sub-District 2): Minimum density of 2.5 dwelling units per acre and a maximum density of 4 dwelling units per acre. 3) NR-3 Residential (Neighborhood Sub-District 3): Minimum density of 4 dwelling units per acre and a maximum density of 6.75 dwelling units per acre. 4) NR-4 Residential (Neighborhood Sub-District 4): Minimum density of 5 4 dwelling units per acre and a maximum density of 21 8 dwelling units per acre. 20. C - Civic (TRC): A. The Civic Zoning District provides opportunities for civic functions that potentially are operated by the City of Arden Hills, Ramsey County, and/or civic focused non-profits. B. The civic use is intended to both bring visitors outside of the TCAAP redevelopment site to the Town Center and serve as a transition between the Town Center and the park and open space areas to the east. 21. TC - Town Center (TRC): City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-7 A. The Town Center Zoning District creates a vibrant commercial and residential environment that maximizes the potential for an outdoor experience. B. This district promotes walkability through allowing for housing, office, retail, restaurant, and civic uses all within close proximity of each other. C. Residential uses permitted at a maximum density of 67 units per acre. 22. OMU - Office Mixed-Use (TRC): A. The Office Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Retail Mixed-Use but focuses on employment and other compatible uses. B. This district promotes employment as a primary use, but allows for other commercial uses to be incorporated as vertical mixed-use buildings. 23. RMU - Retail Mixed-Use (TRC): A. The Retail Mixed-Use Zoning District creates a flexible zone that allows and promotes a seamless transition from Office Mixed-Use but focuses on retail and compatible uses. B. This district promotes retail as a primary use and allows for other commercial uses to be incorporated as vertical mixed-use buildings. 24. FO - Flex Office (TRC): A. The Flex Office Zoning District creates an opportunity for large scale development for employment and manufacturing uses that take advantage of the highway frontage and automobile access. 25. CC - Campus Commercial (TRC): A. The Campus Commercial Zoning District facilitates a building format that allows multiple, single tenant buildings or campuses within the northern “Thumb” site of the Plan Area. B. The goal is to allow for an individual plan approach for each campus or building, based on user preferences within a range of requirements. 26. OS - Open Space (TRC): A. Open Space within the TRC shall be categorized as Required Open Space. B. The detailed Open Space Standards for different open space types are included in Section 9.0 and Attachment 2 of the TRC. These standards include general character, typical size, frontage requirements and typical uses. 27. GO - Gateway Overlay (TRC) City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-8 A. The Gateway Overlay District indicates where additional aesthetic treatments are required to create a welcoming environment that establishes the character of the TCAAP Redevelopment Area. The specific standards are included in Section 7.6 of the TRC. 28. Water Infrastructure (TRC) A. The Natural Resources Corridor within the TCAAP Site Redevelopment will be designed with the goal of maximizing compatibility and functionality of regional storm water, wetland mitigation, the Rice Creek re-meander, floodplain restoration, and groundwater requirements. B. An additional goal is to provide visual and active and passive recreational features to support adjacent land uses. The Natural Resources Corridor is intended to be an amenity to the site’s uses and users. City of Arden Hills – 2040 Comprehensive Plan Approved: November 2019 G-9 Table G.1: Zoning District Regulations (Table G.1 does not include the Zoning Districts within the TCAAP Redevelopment Code (TRC)) City of Arden Hills – 2040 Comprehensive PlanApproved: November 2019G-10R-1 R-2 R-3 R-4 NB B-1 B-2 *B-3 *B-4 CC *G-B I-1 I-2 I-FLEX CD POS INST1. Minimum Lot Area(SFper Dwelling Unit)SingleFamilyTwo FamilyMultipleFamily PUD14,000 11,000 11,000 11,000 == == == == == == == == == ==== == ==14,000 8,000 8,000 8,000 == == == == == == == == == == == == ==== == 5,450 3,630 == == 2,178 == == == == == == == == == ==2. Minimum Lot Area (SF)Non-Residential Uses 14,000 11,000 11,000 11,000 13,000 13,000 13,000 13,000 == 20,000 5 AC 30,000 24,000 24,000 == == 13,000Mixed Use Project or==== == ==Multiple Occupancy Center == == == == == 13,000 == 5 AC == 20 AC == == ==Single Use Project or Free StandingBuilding== == == == == 13,000 == 2 AC == 10 AC == == == == == ==3. Minimum Lot Size (ft)Width/DepthNon-residential== == == == 100/130 100/130 100/130 100/130 100/130 100/100 100/130 100/130 100/130 100/130== == 100/130Single Family95/130 85/120 85/120 85/120 == == == == == == == == == ==== == ==Two Family95/130 85/120 85/120 85/120 == == == == == == == == == ==== == ==4. Height (ft.)35 35 35 35 35 35 50 35 35 35 35 35 45 45 35 35 355. Floor Area Ratio (F.A.R.)0.3 0.3 0.3 0.3 0.7 0.7 0.8 0.8 0.3 0.8 == 0.6 0.8 0.8 0.3 0.3 0.76. Lot Covered by Structure25% 25% 25% 25% 35% 35% 45% 40% 25% 40% == 30% 40% 40%25% 25% 35%7. Min. Landscape Lot Area65% 65% 65% 65% 35% 25% 20% 25% 25% 20% 35% 35% 25% 25% 65% 65% 25%8.MinimumBuilding Setbacks(ft)Front yardRear Yard (Principle)Rear Yard (Accessory)Side Yard Interior - Principal40 40 40 40 20 50 20 50 50 20 50 55 50 50 40 40 5030 30 30 30 20 20 20 20 20 20 20 20 20 2030 30 2010 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10(Min/total bothyards onlot)10/25 5/15 5/15 5/15 5/15 20/40 10-20 20/40 20/40 10-20 20/40 ** 20/40 20/40 20/4010/20 10/20 20/40Side Yard Interior - Accessory 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10Side Yard Corner40 40 40 40 20 50 20 50 50 20 50 50 50 50 40 40 50OtherSetbacksLakeshore- HighWater Mark***Abutting ResidentialZoning District== == == == 30 100 == 100 10060100100 100 100 100 = = = = 1009. PUD & SUPMaximumDwellingUnitDensity Per Net Acre35.5812 == == 20 == == 20 12 == == == == == == Visualizing Housing Density at Rice Creek CommonsSeptember 20231 Attachment H Visualizing Housing Density at Rice Creek Commons•At the June 2023 JDA meeting the commissioners discussedfinding a way to demonstrate what different densities numbers look like in real life.•Staff put together the slides to illustrate different densities using examples from neighborhoods in Arden Hills and other nearby communities.•Note that these examples do not reflect the design standards or architecture expected at Rice Creek Commons – they are intended to show land use and scale of development.•This presentation is modeled after the Met Council’s presentation on Land Use Illustrations.Full presentation and additional background information can be found here:https://metrocouncil.org/Transportation/Planning-2/Key-Transportation-Planning-Documents/Transportation-Policy-Plan/The-Adopted-2040-TPP-(1)/Land-Use-Illustrations.aspxVisualizing Density 2023 2 DefiningDensity3Source: League of CaliforniaCities, Planning Commissioners Academy, March 7, 2019 DefiningDensitySame Density – Different Form4Source: City of Plano, Comprehensive Plan 2021 ArdenHills Neighborhood ExamplesRoyal Hills NeighborhoodValentine Neighborhood5Hazelnut NeighborhoodArden View Drive NeighborhoodChatham NeighborhoodArden FlatsRound Lake Senior Living ArdenHills Neighborhood ExamplesRoyalHills Neighborhood6•Single family•Arden Hills•39.8 acres•72 dwelling units•1.8 units/acreValentine Neighborhood•Single family•Arden Hills•75.3 acres•157 dwelling units•2.1 units/acreHazelnut Neighborhood•Single family•Arden Hills•58.2 acres•167 dwelling units•2.9 units/acreChatham Neighborhood•Single family•Arden Hills•50.6 acres•129 dwelling units•2.6 units/acre ArdenHills Neighborhood ExamplesArdenFlats•Apartments•Arden Hills•2.3 acres•60 dwelling units•26.5 units/acreArdenView Neighborhood•Townhomes•Arden Hills•69.3 acres•306 dwelling units•4.4 units/acreRoundLakeSenior Living•Apartments•Arden Hills•4.2 acres•121 dwelling units•29 units/acre7 HazelnutNeighborhood2.9 units/acreChathamNeighborhood2.6 units/acreValentine Neighborhood2.1 units/acreLow-Density Single-Family: 1-5 units per acreNearby examplesRoyalHills Neighborhood1.8 units/acre8 5 units per acreLow-Density Single-Family: 1-5 units per acre3.3 units per acre9 Low-Density Multifamily: 5-15 units per acreShoreviewHills Neighborhood Shoreview13.4 units/acreMeadowlands Townhomes Shoreview11 units/acreThe Enclave Townhomes NewBrighton12.9 units/acreArden View Neighborhood ArdenHills4.4 units/acre10Nearby examples 10 units per acre12.9 units per acreLow-Density Multifamily: 5-15 units per acre4.4 units per acre11 Shoreview Estates Shoreview16.9 units/acreMidtownVillage Townhomes NewBrighton17.7 units/acreLow-Density Multifamily: 15-20 units per acre12Nearby examples 18 units per acre17.7 units per acre16.9 units per acreLow-Density Multifamily: 15-20 units per acre13 The Loden Shoreview47.6units/acreMid-Density Multifamily: 20-50 units per acreOaks Landing NewBrighton42.6 units/acreNearby examplesRoundLakeSeniorLiving ArdenHills29 units/acreArdenFlats ArdenHills26.5 units/acre14 47.6 units per acre42.6 units per acreMid-Density Multifamily: 20-50 units per acre29 unitsper acre26.6 units per acre15 The Exchange NewBrighton58.6 units/acreHigh-Density Multifamily: 50-75 units per acre16Nearby examples High-Density Multifamily: 50-75 units per acre59 units per acre64 units per acre74 units per acre17