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HomeMy WebLinkAbout2025 12-02 PC PacketCITY OF GEM LAKE Heritage Hall 4200 Otter Lake Road | Gem Lake, MN 55110 651-747-2790/92 | 651-747-2795 (fax) E-mail city@gemlakemn.org Planning Commission Meeting – December 2, 2025 Call to Order of Planning Commission Meeting By Chair Don Cummings at 7:____ p.m. Call of Roll Cummings Epelboim Farrell Pratt Wippich Approve and Accept Agenda and Minutes • Accept the Agenda for December 2, 2025, Planning Commission Meeting • Approve the Minutes of October 7, 2025, Planning Commission Meeting Public Hearings • 3610 Highway 61 North – Conditional Use Permit Request for Installation of New Illuminated Signs • 3696 Scheuneman Road & 0 Scheuneman Road– A Minor Subdivision, Zoning Ordinance Amendment, Zoning Compliance Permit, and Conditional Use Permit application for Land and Resource Consulting on behalf of Greg Martz (Martz Enterprises, LLC) Old Business • None New Business • None Open Items for Commission Members to Bring Up Future Meetings • Next Joint City Council/Planning Commission Meeting, Monday, December 8, 2025 – 2050 Comprehensive Plan Discussion • Next City Council Meeting, Tuesday, December 21, 2025 • Next Planning Commission Meeting, January 6, 2026 o Attendance Inquiry Adjournment – The meeting adjourned at _____ Memorandum To: Gem Lake Planning Commission Project Reference: Conditional Use Permit Request for 3610 Highway 61 North Copies To: Barbara Suciu, City Clerk Topline Advertising c/o Katie Weber, Applicant TKDA Project No.: 22428.000 From: Andrew Boucher, Planner Client No.: 0007.000 Date: November 24, 2025 SUBJECT: Conditional Use Permit Request for 3610 Highway 61 North MEETING DATE: December 2, 2025 LOCATION: 3610 Highway 61 North (Parcel ID 273022430031) APPLICANT/OWNER: Topline Advertising, Inc. c/o Katie Weber, on behalf of property owner Barnett Properties, KIA ZONING: Gateway (G) and Neighborhood Center (NC) ITEMS REVIEWED: Application and plans received on 11/10/25 REVIEW PERIOD: 60-day period ends 1/09/26 DESCRIPTION OF THE REQUEST The applicant is requesting a conditional use permit (CUP) for 3610 Highway 61 North to erect six (6) internally illuminated wall signs on the north, west, and south elevations of Barnett KIA and a freestanding pylon sign to replace one of the existing signs on the property . Topline Advertising, Inc. c/o Katie Weber is the applicant on behalf of the owner of the business, Barnett KIA. The lighting is to be illuminated internally by LED tubing which requires the Conditional Use Permit. There are seven (7) proposed signs are as follows: Sign # Description Type and Location Size E01 Business Identification Freestanding Sign located along West parking lot 18.07 sq. ft E02 Business Identification Wall Sign on West Elevation over Entrance 24.65 sq. ft. E03 Dealership Identification Wall Sign on West Elevation 19.24 sq. ft E04 Direct Service Traffic Wall Sign on West Elevation over Garage Bays 20.88 sq. ft N01 Direct Delivery Traffic Wall Sign on South Elevation 19.24 sq. ft N02 Building Identification Wall Sign on South Elevation 19.24 sq. ft N03 Building Identification Wall Sign on North Elevation 19.24 sq. ft Signage is regulated by Ordinance 131, Consolidated Land Use Ordinance Section 19. Sign permits are required and are typically issued administratively. Section 19.5.2.4 outlines the standards for Illuminated signs and states, “Application for approval of lighting or electronic features shall be made in the manner of a conditional use permit, using the procedure stated at Section 17.5 of this Ordinance.” Conditional Use Permit Request for 3610 Highway 61 North Gem Lake Planning Commission 12/2/2025 November 24, 2025 Page 2 Section 17.5 outlines the procedures for Conditional Use Permits. Conditional use permits are reviewed by staff, reviewed by the Planning commission at a Public Hearing, and forwarded to the City Council with a recommendation for final action. PROPERTY INFORMATION Description: 3610 Highway 61 North is located in the Neighborhood Center Sub-Zone of the Gateway District. The property is located at the intersection of Highway 61 North and County Road E East with additional frontage abutting Scheunemann Road. Barnett Properties owns the property. The parcel is 5.16 acres in size. Land Use: Commercial, Barnett KIA Figure 1: Aerial of the site, from Ramsey County GIS Conditional Use Permit Request for 3610 Highway 61 North Gem Lake Planning Commission 12/2/2025 November 24, 2025 Page 3 Figure 2: Image of the site, from Google Maps Street View, taken in July 2024 from the Highway 61 frontage Figure 3: Image of the site, from Google Maps Street View, taken in July 2024 from the Scheunemann Road frontage EVALUATION OF REQUEST Signs Ordinance No. 131, Consolidated Land Use Ordinance, regulates signs in Section 19. Wall signs and freestanding pylon signs, and such as the signage proposed, require sign permits. It states that, “No sign shall be erected, altered, reconstructed, maintained or moved in the City without first securing a permit from the City. The speech content of the sign shall not be considered when approving or denying a sign permit; however, the content must be submitted to properly evaluate the signage area, design and p lacement. A proposed sign with a structure requiring a building permit or electrical permit must obtain those permits in addition to a sign permit .” The applicant has applied for the sign permit and will need to apply for an electrical permit as well. The proposed sign meets the applicable measurement standards for sign area, dimensions, height, and the required Development Standards of the Ordinance as proposed; however, the illuminated feature requires review for a CUP. Section 19.5.2.4 states that, “In districts where illuminated signs or electronic signs are permitted, the use of lighting, electronic message center, or dynamic display as an element of a sign is a conditional use. Application for approval of lighting or electronic features shall be made in the manner of a conditional use permit, using the procedure stated at Section 17.5 of this Ordinance.” Conditional Use Permit Request for 3610 Highway 61 North Gem Lake Planning Commission 12/2/2025 November 24, 2025 Page 4 This section continues and states that, “Internally illuminated signs are permitted in the Neighborhood Mixed-Use and Neighborhood Center subzones only. Externally lit signs shall use lighting that is directed downward and way from adjacent properties and rights-of-way. Lights used for external illumination shall be shielded or screened from any roadway, and shall not be visible from the roadway or sidewalk.” The applicant is requesting approval for an internally illuminated signage package, illuminated by “7100K LED illumination” with the freestanding pylon sign containing an accent lighting lens . The applicant states that these are “LED accent lighting that establishes a contemporary, high-quality aesthetic complementing the existing building architecture while meeting city brightness standards.” See Figures 4 and 5 for the site plan drawing showing the proposed signage locations and renderings, respectively, provided by the applicant. Figure 4: Site Plan dated February 19, 2025 showing signage locations Conditional Use Permit Request for 3610 Highway 61 North Gem Lake Planning Commission 12/2/2025 November 24, 2025 Page 5 Figure 3: Dimensions of the proposed signage and a description of the lighting mechanism, provided by the applicant Conditional Use Permit Request for 3610 Highway 61 North Gem Lake Planning Commission 12/2/2025 November 24, 2025 Page 6 Ordinance Criteria Ordinance No. 131, Consolidated Land Use Ordinance, regulates Conditional Use Permits in Section 17.5. When reviewing a Conditional Use Permit application, the following criteria shall be reviewed and measured by the Planning Commission and City Council (17.5.2.1): 1. Adjacent Uses 2. Air and Water Quality 3. Traffic Generations 4. Public Safety and Health 5. Area Aesthetics 6. Economic Impact on the Entire Area 7. Consistency with the Comprehensive Municipal Plan 8. Anticipated Duration of the Conditional or Interim Use This is an application related to illumination. The Commission’s recommendation should not take signage size, design, or location into account but the purposed signage meets the applicable development standards of Section 19, which has no additional language for internal illumination and references the criteria in Section 17.5. The criteria are listed below in italics, followed by a staff evaluation that focuses on the effect of the "7100K LED lamps" in the sign. 1. Adjacent Uses This criterion is met. Adjacent to this property is a State Highway and County Road with additional business including a car dealership, other commercial uses including a bank, retail sales and services, restaurant, a wooded area and limited residential multifamily buildings across the street from the property . The proposed illumination does not appear to impact adjacent uses. 2. Air and Water Quality This criterion is met. Illuminated signage would not be expected to impact air and water quality. 3. Traffic Generations This criterion is met. The proposed signage does not generate additional traffic but instead enhances safety and circulation by clearly identifying entrances, exits, and service areas. Improved visibility and wayfinding reduce confusion for motorists and pedestrians accessing the dealership. 4. Public Safety and Health This criterion is met. Illuminated signage would not be expected to impact public safety and health. 5. Area Aesthetics This criterion is met. Illuminated signage could impact the area aesthetic positively, as the proposed signage would establish a high-quality aesthetic that compliments the existing corridor and building architecture . The view from adjacent properties would not be greatly impacted due to the uses in the area. 6. Economic Impact on the Entire Area This criterion is met. Illuminated signage would not be expected to have an economic impact on the entire area. 7. Consistency with the Comprehensive Municipal Plan This criterion is met. Illuminated signage is not explicitly mentioned in the 2040 Comprehensive Plan. LED illumination does not contradict any Comprehensive Plan goals. 8. Anticipated Duration of the Conditional or Interim Use This criterion is met. There would be no anticipated dissolution of the conditional use. Conditional uses, if discontinued for 6 months, are considered void. City of Gem Lake December 2 , 2025 Planning Commission Meeting 3610 Highway 61 North – Conditional Use Permit 1 3610 Highway 61 North •Location of the existing KIA dealership (Barnett Companies) which includes a carwash, service garage, sales floor, vehicle delivery, and offices. •Proposed signage package on a corner lot within the Gateway (G) District and Neighborhood Center Subzone (NC). •The applicant is requesting a conditional use permit (CUP) for 3610 Highway 61 North to erect internally illuminated six (6) wall signs on the north, west, and south elevations of Barnett KIA and a freestanding pylon sign to replace one of the existing signs on the property. •Illuminated signage requires a CUP. CR E East N 3610 Highway 61 North – Conditional Use Permit 1 3610 Highway 61 North •Signage is regulated by Ordinance 131, Consolidated Land Use Ordinance Section 19. Section 19.5.2.4 outlines the standards for Illuminated signs and requires a CUP through Section 17.5. •This is an application related to illumination. The Commission’s recommendation should not take signage size, design, or location into account. •As proposed, the proposed signage package meets the requirements of Section 19.5 Applicable Standards related to sign area, dimensions, height, and development standards. CR E East N 3610 Highway 61 North – Conditional Use Permit – Proposed Signage 3 Sign # Description Type and Location Size E01 Business Identification Freestanding Sign located along West parking lot 18.07 sq. ft E02 Business Identification Wall Sign on West Elevation over Entrance 24.65 sq. ft. E03 Dealership Identification Wall Sign on West Elevation 19.24 sq. ft E04 Direct Service Traffic Wall Sign on West Elevation over Garage Bays 20.88 sq. ft N01 Direct Delivery Traffic Wall Sign on South Elevation 19.24 sq. ft N02 Building Identification Wall Sign on South Elevation 19.24 sq. ft N03 Building Identification Wall Sign on North Elevation 19.24 sq. ft Evaluation of Conditional Use Permit Application 4 •Section 19.5.2.4 states that, “where illuminated signs are permitted, the use of lighting, electronic message center, or dynamic display as an element of a sign is a conditional use subject to Section 17.5.” •This section continues and states that, “Internally illuminated signs are permitted in the Neighborhood Mixed-Use and Neighborhood Center subzones only. Ensure lighting that is directed downward and way from adjacent properties and rights-of-way.” Evaluation of Conditional Use Permit Application (cont.) 5 Zoning Ordinance – Conditional Use Permit Criteria When reviewing a Conditional Use Permit application, the following criteria shall be reviewed and measured by the Planning Commission and City Council (17.5.2.1) based on responses from the applicant: 1.Adjacent Uses This criterion is met. The property is adjacent to a State Highway and County Road with additional businesses, a car dealership, other commercial uses including a bank, retail sales and services, restaurant, a wooded area and limited residential multifamily buildings. The proposed illumination does not appear to impact adjacent. 2.Air and Water Quality This criterion is met. Illuminated signage would not be expected to impact air and water quality. 3.Traffic Generations This criterion is met. The proposed signage does not generate additional traffic but instead enhances safety and circulation by clearly identifying entrances, exits, and service areas. 4.Public Safety and Health This criterion is met. Illuminated signage would not be expected to impact public safety and health. Evaluation of Conditional Use Permit Application (cont.) 5 Zoning Ordinance – Conditional Use Permit Criteria When reviewing a Conditional Use Permit application, the following criteria shall be reviewed and measured by the Planning Commission and City Council (17.5.2.1) based on responses from the applicant: 5.Area Aesthetics This criterion is met. Illuminated signage could impact the area aesthetic positively, as the proposed signage would establish a high-quality aesthetic that compliments the existing corridor and building architecture. The view from adjacent properties would not be greatly impacted due to the uses in the area. 6.Economic Impact on the Entire Area This criterion is met. Illuminated signage would not be expected to have an economic impact on the entire area. 7.Consistency with the Comprehensive Municipal Plan This criterion is met. Illuminated signage is not explicitly mentioned in the 2040 Comprehensive Plan. LED illumination does not contradict any Comprehensive Plan goals. 8.Anticipated Duration of the Conditional or Interim Use This criterion is met. There would be no anticipated dissolution of the conditional use. Conditional uses, if discontinued for 6 months, are considered void. Staff and Agency Comments 7 Township Planner: •The application was sent out for review on November 10, 2025: •Engineering, Fire, MNDOT, Ramsey County, and VLAWMO have no comments. •Awaiting comments from Building Official. •Applicant is required to obtain all necessary local permits including but not limited to building, electrical, and sign permits. The Planning Commission has the following options for this request: 1.Recommend the City Council approve the request, with or without conditions. 2.Recommend the City Council deny the request, with findings for denial. 3.Table the request for further review/study Action 8 RECOMMENDATION Staff recommends the Planning Commission to recommend approval of the requested Conditional Use Permit Amendment for 3610 Highway 61 North with the following conditions: 1.The applicant is permitted to install an illuminated sign in the size and to the dimensions proposed, consistent with the plans received by the City on November 10, 2025, and reviewed with this request. 2.The applicant shall obtain all necessary local permits prior to construction, including but not limited to building, electrical, and sign. 3.The applicant shall adhere to all other applicable local, state, and federal requirements. 4.The applicant shall pay all fees and escrows associated with this request. Recommendation and Conditions of Approval 9 Conditional Use Permit Request for 3610 Highway 61 North Gem Lake Planning Commission 12/2/2025 November 24, 2025 Page 7 Staff Comments The project plans were forwarded to staff and other agencies for comments; Engineering, Fire, MNDOT, Ramsey County and VLAWMO have no comments. Awaiting comments from the Building Official; the applicant is required to obtain all necessary local permits including but not limited to building, electrical, and sign permits. ACTION The Planning Commission has the following options: 1. Recommend approval of the request by the City Council, with or without conditions. 2. Recommend denial of the request by the City Council, with findings for denial. 3. Table the request for further review/study. RECOMMENDATION Staff recommends the Planning Commission to recommend approval of the requested Conditional Use Permit Amendment for 3610 Highway 61 North with the following conditions: 1. The applicant is permitted to install an illuminated sign in the size and to the dimensions proposed, consistent with the plans received by the City on November 10, 2025, and reviewed with this request. 2. The applicant shall obtain all necessary local permits prior to construction, including but not limited to building, electrical, and sign. 3. The applicant shall adhere to all other applicable local, state, and federal requirements. 4. The applicant shall pay all fees and escrows associated with this request. CITY OF GEM LAKE, MINNESOTA RESOLUTION NO. 2025-044 APPROVING A CONDITIONAL USE PERMIT FOR 3610 HIGHWAY 61 NORTH PID 273022430031 WHEREAS, , Topline Advertising, Inc. c/o Katie Weber, on behalf of property owner Barnett Properties, made an application to request a Conditional Use Permit to allow for internally illuminated signage located at the property listed above; and WHEREAS, the Planning Commission reviewed the request at a duly noticed public hearing on December 2, 2025, and determined that the proposed request met the criteria for approval, and voted to recommend approval of the request with conditions of approval; and NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF GEM LAKE, RAMSEY COUNTY, MINNESOTA, that it should and hereby does direct staff to approve the Conditional Use Permit to allow for internally illuminated signage located at the property addressed as 3610 Highway 61 North. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. The applicant is permitted to install the following illuminated signs in the size and to the dimensions proposed, consistent with the plans received by the City on November 10, 2025, and reviewed with this request. Sign # Description Type and Location Size E01 Business Identification Freestanding Sign located along West parking lot 18.07 sq. ft E02 Business Identification Wall Sign on West Elevation over Entrance 24.65 sq. ft. E03 Dealership Identification Wall Sign on West Elevation 19.24 sq. ft E04 Direct Service Traffic Wall Sign on West Elevation over Garage Bays 20.88 sq. ft N01 Direct Delivery Traffic Wall Sign on South Elevation 19.24 sq. ft N02 Building Identification Wall Sign on South Elevation 19.24 sq. ft N03 Building Identification Wall Sign on North Elevation 19.24 sq. ft 2. The applicant shall obtain all necessary local permits prior to construction, including but not limited to building, electrical, and sign. 3. The applicant shall adhere to all other applicable local, state, and federal requirements. 4. The applicant shall pay all fees and escrows associated with this request. Adopted by the City Council of Gem Lake, Ramsey County, Minnesota, on this 16st day of December, 2025. ______________________________ _____________________________ Gretchen Artig-Swomley, Mayor Barbara Suciu, City Clerk Memorandum To: Gem Lake Planning Commission Project Reference: KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Copies To: Todd Olin (Land and Resource Consulting), Applicant Greg Martz (Martz Enterprises LLC), Owner TKDA Project No.: 22428.000 From: Andrew Boucher, Planner Client No.: CJ Sycks, Planner Date: November 26, 2025 SUBJECT: A (1) Minor Subdivision, (2), Zoning Ordinance Amendment, (3) Zoning Compliance Permit, and (4) Conditional Use Permit application for Land and Resource Consulting on behalf of Greg Martz (Martz Enterprises LLC). MEETING DATE: December 2, 2025 LOCATION: 3696 Scheuneman Rd (Parcel ID 273022430027) & 0 Scheuneman Rd (Parcel ID 273022430029) APPLICANT: Todd Olin - Land and Resource Consulting OWNER: Greg Martz - Martz Enterprises LLC ZONING: Gateway (G) – Neighborhood Center (NC) REVIEW PERIOD: 60-day period ends 01/09/2026 ITEMS REVIEWED: Application and plans received by the City on 11/10/2025 DESCRIPTION OF THE REQUEST At 3696 Scheuneman Rd and 0 Scheuneman Rd, Greg Martz - Martz Enterprises LLC proposes adjusting the common interior lot line separating the two properties. The adjustment is to relocate the portion of an existing parking lot serving AM-PM Automotive Repair property encroaching onto the 0 Scheuneman Rd property entirely onto the 3696 Scheuneman Rd parcel. The adjustment is in anticipation of a new business, KRUNCH Dumpster Company. This would result in the existing business and facilities located at 3696 Scheuneman Road (Parcel A) with a lot area of 55,162 sq. ft. or 1.26 acres; and the 0 Scheuneman Road property (Parcel B) with a lot area of 29,421 sq. ft. or 0.67 acres for the KRUNCH business operation. The applicant requests a Zoning Ordinance Amendment to add a new building type, Auto-Oriented Commercial Storage as Figure 15b to the Gateway Zoning District and Neighborhood Center Sub-Zone. The proposed building type and use are not consistent with the building types and uses currently allowed in the Gateway District. In relation to the new building type proposed, the use of Outdoor Storage needs to be included in Figure 17: Building Use Matrix: Commercial-Use Buildings and Lots as a Conditional Use to accommodate both the new use and building type. A Zoning Compliance Permit application is required for redevelopment projects within the Gateway District to determine that the proposed use of a Commercial Storage building complies with all applicable standards. Section 9, Gateway “G” District, subsection 10 addresses Outdoor Storage and states that there shall be no outdoor storage of either materials or products except through the issuance of a Conditional Use Permit. KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 2 The applicant requests a Conditional Use Permit to establish outdoor storage, in relation to the Commercial Storage use, for the purposes of storing dumpsters. There is no anticipated compaction or waste production/storage with the use as it is limited to providing dumpsters for customers to use off-site, and this will be included as a condition of approval. The proposed project and applications are to accommodate a new 4,800 sq. ft. commercial-use building for storage and office space with the remainder of the site being used for outdoor storage for KRUNCH Dumpster Company, a dumpster rental service provider. The outdoor storage area is proposed to use a class 5 gravel base for the dumpster storage. Signage is expected to be added to the building and required to comply with the City requirements in Section 19 as a condition of approval. This request requires four separate applications for review and approval: 1. A lot line adjustment application. Greg Martz (Martz Enterprises LLC) owns both subject properties and is requesting a lot line adjustment to the common interior lot separating the properties, to relocate the parking lot for the AM-PM Automotive Repair. The city reviews lot line adjustments through the ‘Minor Subdivision’ process. 2. A zoning ordinance amendment application. The Gateway District does not currently permit Commercial Storage as a building type or Outdoor Storage as a use. The applicant is requesting Commercial Storage as Figure 15b. a new building type, and Outdoor Storage as a permitted use through a Conditional Use Permit; the uses of Commercial Storage and Outdoor Storage is to be added to Figure 17 under Retail/Commercial Related Uses as a permitted use and conditional use, respectively. 3. A zoning compliance permit application. This permit is required for redevelopment projects within the Gateway District. 4. A Conditional Use Permit application. This permit is required to allow the use of Outdoor Storage for the KRUNCH Dumpster Company. PROPERTY INFORMATION Description: The two subject properties are located within the Gateway District, Neighborhood Center Sub-Zone along a commercial corridor along the Scheuneman Road between Highway 61 and the BNSF Railroad. Their front lot lines and accesses are both on Scheuneman Road with an existing curb cut and unpaved driveway. 3696 Scheuneman Road is currently an AM-PM Automotive Repair business, built in 1979, with a portion of the parking lot encroaching onto the adjacent property. 0 Scheuneman Road is also owned by Greg Martz (Martz Enterprises LLC) with the applications being related to the KRUNCH Dumpster Company. A lot line adjustment was previously submitted by the property owner in MONTH YEAR, but put on hold due to a stop work order and survey that was prepared before site disturbances occurred. These disturbances included tree removal without formal approval or performing a tree inventory and preservation plan, which resulted in erosion issues observed near the storm outlet at the Southwest corner of the property. Stabilization was installed including minor regrading, seeding, installation of erosion control blanket, and placement of silt fence with the understanding that permanent improvements will be finalized through the full site development. Land Use: Commercial (Auto Repair)/Vacant KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 3 Figure 1: Aerial of the site, from Ramsey County GIS. 3696 is outlined in red, 0 is outlined in yellow with the black line showing the lot line being adjusted. EVALUATION OF REQUESTS Lot Line Adjustment Ordinance Requirements The City’s Consolidated Land Use Ordinance (Ord. No. 131) defines a Subdivision as “the division of an area, parcel, or tract of land into two (2) or more lots or parcels, for the purpose of transfer of ownership or building development that will require the creation of streets and roads, except for those resulting from court orders, or the adjustment of lot lines by the relocation of a common boundary.” N County Road E East KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 4 The city has historically reviewed lot line adjustments as Minor Subdivisions. Section 25.6 of Ord. No. 131 covers the process. The Request The applicant is requesting to adjust the lot line to locate the existing parking lot serving the 3696 Scheuneman Road property and currently encroaches 19 feet onto the adjacent property. If approved, the adjustment would result in the existing parking lot being entirely located on the 3696 parcel. The northern lot is currently 1.18 acres, and the abutting southern lot is 0.17 acres. The proposed lot line would result in the 3696 property (Parcel A) consisting of 1.26 acres; and 0 Scheuneman property (Parcel B) with a lot area of 29,421 sq. ft. or 0.67 acres for the KRUNCH business operation. Review The requested lot line adjustment is consistent with the requirements listed in Ord. No. 131, Section 25. Subdivisions (6) Minor Subdivision and the newly created property line will bring the existing parcel into conformity without creating additional nonconformity. Figure 2: Excerpt from the submittal, existing lot line shown in red, proposed adjustment shown in blue. KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 5 Zoning Ordinance Amendment Current Ordinance In 2007, the city conducted a visioning study and master planning of the area now known as the Gateway District – the ‘Gateway and Village Centers Vision Corridor Master Plan’. The results of this planning effort were included in the City’s 2030 and 2040 Comprehensive Plans. The requirements of the Gateway District were first adopted in 2014 as Ord. No. 107B and are now located within Ord. No. 131. The Gateway District requirements are intended to allow for development and redevelopment of the properties within this zone. This ‘tiering’ of development is done through four sub-zones. The subject property is located in the Neighborhood Center Sub-Zone. Neighborhood Center makes up the majority of the Gateway District. Figure 3: City Gateway District Sub-Zone Map with Subject Properties shown in blue. Ord. No. 131, Section 9 establishes eleven (11) different building type templates, which dictate the built form of new development within the district (Figures 6-15a in the ordinance). Each building type template includes a definition, lot size and placement regulations, building footprint limits, building locations, height and use restrictions, and any modifications/exemptions from the ordinance. Commercial storage is not permitted use with any building type template in the Gateway district and does not fit with any of the currently established building type templates. Outdoor Storage is included as an allowed use with Automotive Dealership but is not permitted with any other building type. The addition of a new building type and commercial storage as a Permitted Use with outdoor storage as a Conditional Use are included in the Zoning Ordinance amendment to Section 9.6.5, Figure 17. The closest building type template that could accommodate commercial storage with outdoor storage is Figure 15a – Automotive Dealership in Ord. No. 131, Section 9 (see Figure 4 below). Section 9.6.4 states “New building types may be proposed in the manner of other amendments to the Zoning Code using the procedure in Section KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 6 17.6 of this Ordinance. A proposal must contain all information included in existing analogous Building Types, including but not limited to the dimensional standards, use designations, and frontage requirements.” Figure 4: Excerpt from Ord. No. 131, Section 9.6, Automotive Dealership Proposed Amendment to Ord. No. 131 The applicant is proposing a new building type template as “Figure 15b Commercial Storage”. The proposed template is summarized in the narrative provided by the applicant and is summarized below in italics. Proposed Definition: Alterative layout standard for Single-Use Buildings designed and intended for businesses that store and distribute auto-oriented goods, without a retail component. The building type includes outdoor storage as a primary use, which must be approved through a Conditional Use Permit. Secondary uses include office or small commercial warehousing. Proposed Lot Size & Placement Requirements: Lot Size: The lot must be at least 10,000 Square Feet (SF) or 0.229 acres in size Frontage Street: Scheuneman Road (Buildings may orient towards the Highway or Scheuneman Road); access may be from Scheuneman Road. Alley: Not Applicable. KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 7 Parking: One space per employee. Outdoor storage of inventory and service vehicles is not counted toward parking requirements. Impervious Surface Coverage: Maximum of 80% of the lot. Proposed Building Footprint and Mass Requirements: Footprint: One or two stories, with a minimum of 4,800 SF. Minimum Setbacks – Parking: Front: 25 feet Other: 5 feet Minimum Setbacks – Buildings: Front: 25 feet Rear: 10 feet Side: 10 feet Orientation: Principal façade may face any direction including orienting towards Scheuneman Road. Proposed Height and Use Requirements: Maximum Building Height: 30 feet, exclusive of rooftop equipment or screening. Use: Commercial Storage for an Auto-Oriented business that stores and distributes goods, without a retail component. Outdoor storage complying with the standards of this Figure 15b., shall be a permitted use in the Gateway District Neighborhood Center with a Conditional Use Permit. This use is not permitted with any other building type. Proposed Modifications/Exclusions specific to Building Type Template 15b: A. Commercial Storage complying with the standards of this Figure 15b. shall be a permitted use in the Gateway District Neighborhood Center with a Conditional Use Permit required for Outdoor Storage. B. Figure 15b – Commercial Storage shall be added under 9.6 Building Type Standards. C. 4.1.1 B) – Gateway District “G” – a PUD is not required. D. 9.1.11.4 Neighborhood Center – Commercial Storage is not required to be pedestrian oriented. E. 9.5. Civic Space Standards – Not Applicable. F. 9.6.5.1.4 Commercial – Add Commercial Storage as a Permitted Use and Outdoor Storage as a Conditional Use for a Commercial Storage Building Type (15.b) G. 9.6. Building Type Standards– 7. Commercial, add 5. Commercial Storage. H. 9.7.3.3.1. Connectivity Requirements - Requirements for sidewalks along all streets does not apply. I. 9.10.6. Bicycle Parking – Optional; if provided, must be within 50 feet of building entrances, made of permanent construction and attached to the ground, and designed to allow the bicycle frame and both wheels to be securely locked to the parking structure. Facilities shall be at least two feet in width and six feet in length and be placed to allow a minimum of five feet of back-out or maneuver space. J. 9.11.2 Building Placement – Nonresidential – Placement of the front façade on the front build-to line does not apply; building shall be placed within required setback boundaries. K. 9.11.5.1.2 – Front Facades and Entries to nonresidential buildings – This section does not apply. Overhead doors facing any direction shall be permitted. L. 9.11.7. Materials – Add in 4. Steel panel siding is allowed as a primary or secondary material for this building type. M. 9.11.9 Roofs – A peaked roof is allowed for this building type template N. 20.4.1 Commercial Storage is allowed commercial driveways of up to 36’ wide to accommodate trucks. The Planning Commission should review the proposed language for this new building type template and determine if the proposed language is appropriate. New landscaping is proposed to include a 20’ landscaped front yard with seed mix. 16 total (9 – Evergreen; 7 - Deciduous) trees and 38 shrubs are provided based on the 14 trees required for the site perimeter (689 linear feet), two (2) trees to meet the one (1) tree for every 15 parking stalls and one (1) tree for every 50 feet of site perimeter; the proposed landscaping meets the requirements of Section 26, 4. Landscaping Requirements for New Construction in Non-Residential Districts. Review KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 8 The proposed building template would require other commercial storage buildings to adhere to the same standards. Section 17.6.4.2 includes criteria to review for amendments to the ordinance, with the Planner’s findings in italics. 1. Adjacent Uses. a. The proposed use of commercial storage with outdoor storage as a conditional use at the applicant’s property would not be expected to impact adjacent uses of auto repair and sales, personal storage, and tool supply as well as the BNSF Railroad. There are single-family and multi-family residential uses approximately 290 feet away from the rear property line separated by screening, the railway, and Hoffman Road. The proposed landscaping and site design provides more of a buffer between the applicant’s properties and their neighbors than the current site. 2. Air and Water Quality. a. There are no changes expected to air quality. Water resources are to address the comments by the City Engineer memo dated November 24, 2025. 3. Traffic Generations. a. Traffic generation is expected to remain the same; the site will have access of Scheuneman Road. 4. Public Safety and Health. a. There are no changes expected to public safety and health. 5. Area Aesthetics. a. The area aesthetics would be improved with the new building type under the proposed improvements by the applicant, with the stormwater features, as conditioned, and additional landscaping than the current site. The commissioners should review and discuss whether additional changes are necessary. 6. Economic Impact on the Entire Area. a. The proposed amendment would be expected to not change or even have a positive economic impact on the surrounding area. The proposed site improvements could lead to more jobs, and an increase in tax base for the city. 7. Consistency with the Comprehensive Plan. a. The Gateway District is set-up to incentivize new and redevelopment of the land around the Highway 61 and County Road E intersection. The 2040 Comprehensive Plan guides the Martz Enterprises, LLC properties (and other parcels on the same block face of Scheuneman Road) as ‘Gateway Zone – Neighborhood Center’ within the Future Land Use Map, which is consistent with the Gateway zones outlined in the Consolidated Land Use Ordinance. The Neighborhood Center is guided for multi-story ‘mixed use’ developments, with commercial/retail on ground floors and residential on floors above. The Gateway District allows for new building type templates to be created to carry out new or redevelopment in the district; the commissioners should review whether the proposed building type template will carry out the intent of the 2040 Plan. Zoning Compliance Request Ordinance Requirements Section 9.2.2.2 states “All new construction, remodeling, or expansion (except for the remodeling or expansion of single-family detached dwellings) within the Gateway District requires a Zoning Compliance Permit. The Zoning Compliance Permit is indefinite in duration and the entitlements stated on the permit shall run with the land. A Zoning Compliance Permit is granted after determination that the proposal complies with all applicable standards set forth within this Section (Thoroughfare Standards, Civic Space Standards, Building Type Standards, Parking, and Design Standards).” Section 9.2.2.6 states “All applicants seeking a Zoning Compliance Permit must submit a development plan with their application.” Requirements of a development plan are found in Section 9. 7.2. KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 9 Section 9.8 outlines the plans for re-development of a single lot. This process requires administrative approval, pending approval of the lot line adjustment and the ordinance amendments. The Request Contingent on the approval of the lot line adjustment and ordinance amendment, the applicant is requesting a Zoning Compliance Permit to allow for construction of a new commercial storage building for office and dumpster storage use. This request for a Zoning Compliance Permit is consistent with the requirements in Ord. No. 131. The applicant must submit a complete development plan prior to the receipt of any building permits. Conditional Use Permit Request Ordinance Requirements Section 9, Subdivision 10 states that there shall be no outdoor storage of either materials or products except through the issuance of a Conditional Use Permit. Section 17.5.1 provides the criteria for evaluating a Conditional Use Permit request to allow for Outdoor Storage, which are the same criteria required for the Zoning Ordinance amendment previously discussed. Section 17.5.1 describes the criteria followed by responses provided by the applicant in italics: 1. Adjacent Uses. a. The proposed use of commercial storage with outdoor storage as a conditional use at the applicant’s property would not be expected to impact adjacent uses of auto repair and sales, personal storage, and tool supply as well as the BNSF Railroad. There are single-family and multi-family residential uses approximately 290 feet away from the rear property line separated by screening, the railway, and Hoffman Road. The proposed landscaping and site design provides more of a buffer between the applicant’s properties and their neighbors than the current site. 2. Air and Water Quality. a. There are no changes expected to air quality. Water resources are to address the comments by the City Engineer memo dated November 24, 2025. 3. Traffic Generations. a. Traffic generation is expected to increase with a new business; there will be only two employees on site and no customer traffic. The site will have access of Scheuneman Road and the existing roadway network adequately supports the use. 4. Public Safety and Health. a. There are no changes expected to public safety and health. 5. Area Aesthetics. a. The area aesthetics would be improved with the new building type under the proposed improvements by the applicant, with the stormwater features, as conditioned, and additional landscaping than the current site. The commissioners should review and discuss whether additional changes are necessary. 6. Economic Impact on the Entire Area. a. The proposed site improvements may lead to more jobs and an increase in tax base for the city. 7. Consistency with the Comprehensive Plan. a. The Gateway District promotes new development and redevelopment near Highway 61 and County Road E. The 2040 Comprehensive Plan designates Martz Enterprises, LLC properties and adjacent parcels along Scheuneman Road as Gateway Zone – Neighborhood Center, consistent with the Consolidated Land Use Ordinance. The Gateway District permits new building templates to support this vision; commissioners should confirm that the proposed template aligns with the 2040 Plan’s intent. Staff Comments The project plans were forwarded to staff and other agencies for comments..  Ramsey County KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 10 o County staff has reviewed the plans and has no comments.  Department of Transportation (MnDOT) o MnDOT Development Review staff have reviewed the plans and has no comments.  Vadnais Heights Watershed Management Organization (VLAWMO) o There are no wetlands are shown on site, therefore no wetland conservation act (WCA) permit needed. The VLAWMO stated that the drainage ditch on the south end of the property was delineated spring of 2025 and determined to be incidental and not regulated by WCA.  Fire Department (City of White Bear Lake) o Assistant Chief/Fire Marshal is currently reviewing the submitted plans and intends to provide review comments before the December Planning Commission meeting.  Building Official o The Building Official is currently reviewing the submitted plans. They plan to complete their review in time for a recommendation to be made at the December Planning Commission meeting.  Engineering o City Engineering staff (SEH) provided a memo dated November 24, 2025 with initial review comments requesting additional information or changes to the development plans submitted that shall be addressed as a condition of approval for the following items: • Showing the amount of street removal proposed to accommodate curb and gutter removals near the driveway described on Sheet C1.0; • Add ford a-1 cover or equal to curb stop in the driveway and install HDPE SDR 17 instead of CMP for driveway culvert shown on Sheet C4.0 • Revise the basin grading to be entirely on the property and include the previously existing culvert and over flow to the east in the existing conditions modeling. • The EOF/grading needs to be revisited, as shown, the drainage would discharge south to private property prior to overtopping the top of curb to the roadway. No discharge to private property will be approved. It is not preferred to use the top of curb as an EOF. • Install erosion and sediment control measures around the entirely of the ponding area and include culvert end protections at all driveway culverts. ACTION The Planning Commission has the following options for each request: 1. Recommend approval of the request, with or without conditions. 2. Recommend denial of the request, with findings for denial. 3. Table the request for further review/study. RECOMMENDATION A separate motion should be made for each request. 1) Lot Line Adjustment. Staff recommend the Planning Commission give a positive recommendation to the City Council to approve the lot line adjustment/minor subdivision request, subject to the following conditions of approval: a. The proposed lot line adjustment between 3696 Scheuneman Road (PID 273022430027) & 0 Scheuneman Road (PID 273022430029) shall adhere to the dimensions as proposed in the plans submitted to the City on 7/23/24 and reviewed with this request. b. The proposed lot line adjustment shall include new legal descriptions for each parcel. c. The applicant shall comply with the memo provided by the City Engineer dated November 24, 2025 and review comments provided by the Fire Department, Building Inspector, and BSNF railroad. d. The applicant shall record the lot line adjustment with Ramsey County within one year of the date when the request was approved by City Council. e. The applicant shall adhere to all applicable local, State, or Federal regulations. f. The applicant shall acquire any other applicable local, State, or Federal permits for this request. KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 11 g. The applicant shall pay all fees and escrows associated with this request. 2) Zoning Ordinance Amendment. Staff recommend the Planning Commission give a positive recommendation to the City Council to approve the Zoning Ordinance Amendment amending Ord. No. 131, Section 9.6 to include Figure 15b. Commercial Storage as an allowed building type and Figure 17 to include Storage/Office as a permitted use and Outdoor Storage as a conditional use for the Commercial Storage building type as presented. 3) Zoning Compliance Permit. Staff recommend the Planning Commission give a positive recommendation to the City Council to approve a Zoning Compliance Certificate for Commercial Storage, subject to the following conditions of approval: a. The applicant shall construct the proposed building and sales lot as per the plans submitted to the City on 11/10/2025 and reviewed with this application. a. The applicant shall revise their plans to address comments from the City Engineer dated 11/24/25, and comments from the Fire Department, Building Inspector and BNSF Railroad. b. The applicant may construct the proposed building shown on the site plan, with said building meeting the requirements of Building Type Template 15b. c. The applicant must adhere to the requirements of Section 18. Performance Standards, Subdivision 8 – Lighting and Glare; 5. Lighting for outdoor storage areas; if lighting is provided, then it shall comply with the following limitations: a. Maximum maintained lighting level at any point within the area, measured thirty-six (36") inches above grade, shall not exceed fifteen (15) foot-candles. b. Maximum maintained vertical illumination, measured five (5') feet out from the property line with the meter directed toward the area in question, shall be two (2) foot-candles. c. Maximum point brightness, measured with a brightness meter from a point five (5') feet out from the property line, shall be no greater than three-hundred (300) foot Lamberts d. The applicant shall adhere to all applicable local, State, or Federal regulations. e. The applicant shall acquire any other applicable local, State, or Federal permits for this request. f. The applicant shall pay all fees and escrows associated with this request. 4) Conditional Use Permit. Staff recommend that the Planning Commission give a positive recommendation to the City Council to approve a Conditional Use Permit for Outdoor Storage, subject to the following conditions of approval: a. The applicant is permitted to add outdoor storage of unfilled dumpsters onto the site, consistent with the plans received by the City on November 10, 2025. a. No compaction, waste production or storage is allowed with the use and it is limited to providing dumpsters for customers to use off-site. b. The applicant is responsible for addressing the comments provided by the City Engineer in a memo dated November 24, 2025 and the comments from the Fire Department, Building Inspector, and BNSF railroad. b. The applicant shall adhere to Gem Lake City Ordinance Number 86 (Nuisance). c. All plans must be submitted to the Metropolitan Council for SAC review prior to the issuance of any building permits and any applicable Water Availability Charges or Local Sewer Availability Charges as established by the City of Gem Lake. d. The applicant shall obtain all necessary local permits prior to construction. e. The applicant shall adhere to all other applicable local, state, and federal requirements. f. The applicant shall pay all fees and escrows associated with this request. KRUNCH Dumpster Company – 3696 Scheuneman Rd/0 Scheuneman Rd Gem Lake Planning Commission 12/02/25 November 26, 2025 Page 12 Attachments: • Applications for Minor Subdivision, Ordinance Amendment, Zoning Compliance Certificate, and Conditional Use Permit • Tree Permit Application and Letter dated October 20, 2025 • Project Narrative • Building Exhibits • Certificate of Survey • Proposed Conditions • Civil and Landscaping Plans • Stormwater Management • Public Hearing Notices (Newspaper and Neighborhood) • Mailing List • Resolution No. 2025-045 - Lot Line Adjustment for 3696 and 0 Scheuneman Road • Ordinance No. 2025-___ - Ordinance Amending Ordinance #131, Section 9.6 Regarding Building Template Types and Permitted Uses • Resolution No. 2025-046 – Zoning Compliance Permit for 0 Scheuneman Road • Resolution No. 2025-047 – Conditional Use Permit for 0 Scheuneman Road to allow Outdoor Storage CIS:ATB City of Gem Lake Zoning Request Application - Page 1 of 2 City of Gem Lake Heritage Hall 4200 Otter Lake Road | Gem Lake, MN 55110 651-747-2790/92 | 651-747-2795 (fax) E-mail city@gemlakemn.org Zoning Request Application Applicant Information Applicant: Address: City: State: Zip: Home Phone: Cell Phone: Email: Property Information Property Owner: Address: City: State: Zip: Legal Description or PIN #: Current Zoning: Current Use: Type of Request Application for Rezoning Application for Zoning Amendment Application for Conditional Use Permit Application for Variance Planned Unit Development (PUD) Description of Request: Reason for Request: Note: This application may require additional documentation to be considered complete. Once all documentation has been received, the City will decide on this matter within sixty (60) days. In the event the matter is very complicated and will require substantial discussion and evaluation by more than one person or body, the City may request that you waive the sixty (60) day decision period to avoid unnecessary denial of your application. Applicant Signature: Date: City of Gem Lake Zoning Request Application - Page 2 of 2 Office Use Only Has a request for zoning consideration for this property ben previously considered? Yes No If yes, what date: Was the request for zoning consideration for this property approved? Yes No If yes, what date: Has any request for zoning consideration for this property owner been previously considered? Yes No If yes, what date: Was the request for zoning consideration of this property owner approved? Yes No If yes, what date: Date Request Received: Date Application Complete: Conditional Use Permit paid: Application Fee: Escrow Fee: Application Card Processing Fee: Escrow Card Processing Fee: Application Fee Total: Escrow Fee Total: Check No.: Receipt No.: Date Application Approved: Date Permit Denied: Comments City of Gem Lake Zoning Permit Application - Page 1 of 1 City of Gem Lake Heritage Hall 4200 Otter Lake Road | Gem Lake, MN 55110 651-747-2790/92 | 651-747-2795 (fax) E-mail city@gemlakemn.org Zoning Compliance Request Application Applicant: Owner Contractor Applicant Information Applicant: Address: City: State: Zip: Contact Person: Business Phone: Cell Phone: Email: is hereby requesting a Zoning Compliance Permit to allow operation of the following activity**: at property located at Address: Gem Lake, Minnesota. Applicant Signature: Date: ** Applicant must submit complete description of requested activity and copies of plans for City Planner approval. *** Additional information may be requested by the City Planner and/or City of Gem Lake. Office Use Only Permit No. $200.00 fee paid $1,500 deposit paid (escrow) City Planner Approval: Yes Signature: Date: No Signature: Date: Comments: Date Application Complete: (60-day rule compliance) City of Gem Lake Conditional Use Permit - Page 1 of 2 City of Gem Lake Heritage Hall 4200 Otter Lake Road | Gem Lake, MN 55110 651-747-2790/92 | 651-747-2795 (fax) E-mail city@gemlakemn.org Conditional Use Permit A Conditional Use Permit may be granted or denied by the City Council after recommendation by the Planning Commission in accordance with Ordinance No. 131 (zoning), Section 17.5 Conditional and Interim Use Permits. LICENSE APPLICATION CHECKLIST: Application Fee $275.00 (payable to the City of Gem Lake) Site Plan Building Locations (dwellings, garage, accessory buildings) Site Improvements (parking areas, drives, sidewalks, fences, decks, lighting, etc.) Yard (front, side, rear setbacks) Wetlands (delineation of streams, water bodies, wetlands & 100 year storm elevation) Existing Trees (6 inch in diameter or more), large shrubs & proposed landscaping Location of site, with adjacent land use Topography, Grading Schedule (when applicant intends to construct) Additional information, if required Permits or written comments from other agencies: (DNR, RCWD, VLAWMO, Ramsey County, MnDOT, US Army Corps of Engineers) Certificate of Survey or full legal description Building plans (size, intended use of structures, exterior finishes, floor plans and elevations) Applicant Information Applicant: Home Phone: Cell: Business: Email: Property Owner: Site Address: City: State: Zip: Property is zoned as: Existing use of the site: Description of Conditional Use being requested: It is the policy of the City of Gem Lake that all identifiable costs associated with Conditional Use Permits within the City shall be the sole responsibility of the owner of said property. The cost shall include but are not limited to the following: City planning review costs (reports, meetings, site review); Engineering review costs; Legal costs (preparation of hearing notices, legal research, certification costs); Publication costs (notice of hearing); Reapportionment of assessments (engineers report); Mailings and Ownership Reports (ownership/encumbrance). Prior to the final hearing or determination by the City Council, all City expenses shall be paid by the owner. Subsequent expenses not paid at the time of final hearing or determination by the City (due to billings by consultants, etc.) shall be paid within 30 days upon receipt of a billing from the City. The application will be considered incomplete until all costs are paid to the city. Data Practices Advisory (Tennessen Warning) I understand that some of the information provided on this form will be public data. Public data is available to anyone who makes a request for such information. Under the Minnesota Data Practices Act, your address, email and/or telephone number are private data. You may choose not to provide some or all of this private data, but it may cause your Conditional Use Permit request to be denied. By completing this information, you are consenting to allow the City of Gem Lake staff to share this information in order to administer Gem Lake Ordinances regarding Conditional Use Permitting. Please sign below to affirm that you have read this notice. Applicant Signature: Date: City of Gem Lake Conditional Use Permit - Page 2 of 2 Review Process 1. Submit electronically plus 6 hard copies of application and all supporting information to the City Planner (minimum of four (4) weeks prior to the Planning Commission Meeting.) 2. Planning Commission: 2nd Tuesday of the month at 7:00 p.m. at Heritage Hall, 4200 Otter Lake Road. The City Clerk schedules public hearing dates and provides information to the White Bear Press for the time and place of the hearing. Planning Commission Meeting Date: 3. City Council: 3rd Tuesday of the month at 7:00 p.m. at Heritage Hall, 4200 Otter Lake Road. The City Clerk schedules public hearing dates and provides information to the White Bear Press for the time and place of the hearing. City Council Meeting Date: Standards The City Council will approve a Conditional Use Permit only if the following facts are established:  There will be no detraction from the appearance of adjacent properties, or City as a whole.  There will not be aesthetic incompatibility  There will not be aural incompatibility (noise)  There will not be damage to vegetation  Traffic patterns will not be negatively affected  There is no unnecessary loss of existing natural features  Will not cause soil erosion  Will not increase flood potential  The proposal is consistent with Comprehensive Plan and complies with other Ordinances Office Use Only Date Request Received: Date Application Complete: Conditional Use Permit paid: Cash Check Check No.: Receipt No.: Conditions Approval based on the following conditions Date Permit Granted: Date Permit Denied: 1 11/05/2025 14260 23rd Avenue N. • Plymouth, Minnesota • 55447 Ph. 763.340.0699 • Email toddo@landandresource.com CJ Sykes, City Planner City of Gem Lake 4200 Otter Lake Rd White Bear Township, MN 55110 RE: Project Narrative for Site Plan Review, Lot Line Adjustment, Ordinance Amendment, and Conditional Use Permit Commercial Development at 0 Scheuneman Rd Gem Lake, Minnesota 55110 Dear Ms. Sykes, We are writing to request city review of a Site Plan Application for a commercial storage building on Scheuneman Rd in the City of Gem Lake. This project review also includes an ordinance amendment, lot line adjustment application, Zoning Compliance Permit, and a Conditional Use Permit The following is a description of the Existing Conditions of the subject property and an Outline of the Proposed Project configuration. Existing Conditions: Parcel Identification: 273022430029 Parcel Size: 0.68 Acres Existing Zoning Designation: Neighborhood Center and Gateway & Village Center Mixed Use Proposed Bldg Type Template: Commercial Storage Current Owners: Greg Martz Property Address: 3696 Scheuneman Rd Gem Lake, MN 55110 The subject property is located in an existing commercial corridor along Scheuneman Road between Highway 61 and the Burlington Northern Railway Line. It is currently part of the AM-PM Automotive Repair property and is being split off for the project. The area to be split off is a gravel parking area enclosed by chain-link fencing. Access is provided from Scheuneman Road via an existing curb cut and unpaved driveway. Jed Schmidt, Forty7, LLC, Woodlane Drive Single-Familty Residential Development City of Woodbury, Washington County, Minnesota 2 On the south side of the site there is a small depression / ditch that was studied by Earth Science Associates Inc. and identified as an incidental wetland. The Minnesota DNR concurred that the feature is not regulated under the Wetland Conservation Act. Additional vegetation on site includes scattered trees and scrub growth. Several trees were removed without formal approval or performing a tree inventory. As a result, a complete tree inventory and preservation plan cannot be prepared. The removals also resulted in some erosion issues near the storm outlet at the Southwest corner of the property. A stop work order was placed as a result. Stabilization was installed, including minor regrading, seeding, installation of erosion control blanket, and placement of silt fence. Permanent improvements will be finalized with the full site development. Surrounding land uses are predominately commercial, including auto repair and sales, personal storage, and tool supply businesses. The Burlington Northern Railway line borders the East property line. On the east side of the railway are single family and multi-family residential uses. These are approximately 290’ away from the rear project property line and are separated by both the railway and Hoffman Road. Existing sanitary sewer and watermain are in Scheuneman road adjacent to the site. There is a 12” DIP watermain and an 8” VCP sanitary sewer. A service lead for each serves the project property entering the site at the existing driveway location. The existing water drainage currently flows across the site north to south. About a quarter of the site drains to the east, and three quarters drains to a flared end storm inlet in the southwest corner of the site. Proposed Project The proposed project includes a lot line adjustment of the north property line. An application for this adjustment was previously submitted to the city by the property owner. The review of that application was placed on hold due to the stop work order. As part of this project an updated application for this adjustment is included. The proposed site development is a small commercial-use building and outdoor storage area to serve KRUNCH Dumpster Company (KRUNCH), a dumpster rental service provider. To fit the operation within the Gateway District, a zoning ordinance amendment is requested to establish new building type – “Commercial Storage.” This alternative layout standard is intended for businesses that store and distribute goods, without a retail component. Outdoor storage is in the proposed operation which requires a Conditional Use Permit. The proposed zoning standards for this building type are outlined in Exhibit A following this narrative. The proposed building for KRUNCH is 4,800 sf and will be used for vehicle parking and office space. The remainder of the site is an outdoor storage area with a class 5 gravel base for dumpster storage. A sign may be provided on the building, but no monument sign is proposed. All signage will comply with city requirements. Parking is provided based on the number of employees. Two outdoor parking spaces for standard vehicles are accommodated in the site plan, based on 2 employees being on the site at any given time. No customer or public parking is required. All parking and outdoor storage areas are located to the side and rear of the building, consistent with Gateway District design intent. Bicycle parking though required by code, is not proposed on this site due to the nature of the business and expected travel mode to the site. Pedestrian access is also not anticipated, there is no existing sidewalk along Scheuneman Rd. Jed Schmidt, Forty7, LLC, Woodlane Drive Single-Familty Residential Development City of Woodbury, Washington County, Minnesota 3 Landscaping is designed to meet City requirements, including a 20-foot landscaped front yard and the installation of 16 trees and 32 shrubs. Six Prairie Sentinel Hackberry trees are proposed along Scheuneman Road to enhance streetscape character. This species is native, tolerant of varied soil conditions, and provides effective screening with its narrow upright form. A row of Techny Arborvitae is proposed along the south property line to provide year-round visual screening from adjacent uses. Site utilities and stormwater management have been planned to meet City standards and support the proposed building and outdoor storage use. Sanitary sewer and water service will connect to the existing leads within Scheuneman Road to serve the new building. Stormwater management consists of rate control and will be provided via a small basin located in the southwest portion of the site. The proposed grading plan directs as much runoff as practicable to this basin, to reduce overall discharge from the site. A Conditional Use Permit is requested to allow outdoor storage associated with KRUNCH business operations. Based on the proposed site design and operational characteristics, the request satisfies the required findings for approval as follows: 1. There will be no detraction from the appearance of adjacent properties, or the City as a whole. Outdoor storage is screened from public view and will have a clean and orderly appearance along Scheuneman Road. 2. There will not be aesthetic incompatibility. The use is consistent with surrounding commercial and light industrial land uses. Building placement, landscaping, and screening ensure visual compatibility with the corridor. 3. There will not be aural incompatibility (noise). The business generates minimal noise, limited to standard vehicle movements during daytime operating hours. No mechanical processing or high-noise activities occur outdoors. 4. There will not be damage to vegetation. All proposed improvements retain existing vegetation where feasible, and new landscaping will be installed to enhance site screening. 5. Traffic patterns will not be negatively affected. The operation has low traffic demand with only two employees on site and no customer traffic. The existing roadway network adequately supports the use. 6. There is no unnecessary loss of existing natural features. The site is predominantly vacant with limited natural features. The project improves drainage and adds new plantings in compliance with City standards. 7. The use will not cause soil erosion. Temporary stabilization has been installed, and permanent grading, stormwater, and erosion control measures will be implemented in accordance with City requirements. 8. The use will not increase flood potential. Proposed stormwater management improvements maintain compliant runoff rates and do not increase downstream flooding risk. 9. The proposal is consistent with the Comprehensive Plan and complies with other ordinances. The development supports reinvestment in a vacant commercial property, meets applicable performance standards subject to CUP approval. Construction is intended to begin in Spring of 2026 and is anticipated to take about 3 months to complete. Jed Schmidt, Forty7, LLC, Woodlane Drive Single-Familty Residential Development City of Woodbury, Washington County, Minnesota 4 Please find the following materials attached. • Application for Ordinance Amendment • Zoning Compliance Permit • Conditional Use Permit for “Outdoor Storage” • Certificate of Survey • Civil and Landscape Plan Set • Stormwater Report • Concept Building Exhibits Please review the application package materials and contact our office if there are any questions or concerns. We look forward to working with you through the course of review. Sincerely, Land & Resource Consulting, Inc. Todd J. Olin, President Exhibit A – Proposed Building Type 11/5/2025 Figure XX: Commercial Storage Definition: Alternative layout standard for Single-Use Buildings designed and intended for businesses that store and distribute goods, without a retail component. This building type includes outdoor storage as a primary use, which much be approved through a Conditional Use Permit. Secondary uses include office or small commercial warehousing. Lot Size and Placement: Location: A parcel using this building type template must be located between Highway 61 and Burlington Northern Railway tracks. Minimum Lot Size: 10,000 sf Minimum Lot Width: 50 ft Maximum Impervious Coverage: 80% Maximum Building Height: 30 ft Building Setbacks Front: 25 ft Rear: 10 ft Side, Interior: 10 ft Side, Corner: 25 ft Parking Setbacks Front: 25 ft Other: 5 ft Parking Required: 1 stall / employee Modifications / Exclusions Note: numbering is based on Land Use Code TOC. Section 9.1.11.4 Neighborhood Center - Commercial Storage is not required to be pedestrian oriented. Section 9.5 Civic Space Standards – Not Applicable. Section 9.9.3 Connectivity Requirements – Requirements for sidewalks along all streets does not apply. Section 9.10.6 Bicycle Parking – Bicycle Parking is optional. If provided, must be within 50 feet of building entrances, made of permanent construction and attached to the ground, and designed to allow the bicycle frame and both wheels to be securely locked to the parking structure. Facilities shall be at least two feet in width and six feet in length and be placed to allow a minimum of five feet of back-out or maneuver space. Section 9.11.2 Building Placement Non Residential and Mixed Uses – placement of the front façade on the front build-to line does not apply. Building shall be placed within required setback boundaries. Section 9.11.5.1.2 Front Facades and Entries to nonresidential buildings – This section does not apply. Overhead doors facing any direction shall be permitted. Section 9.11.7 Materials – Steel panel siding is allowed as a primary or secondary material for this building type template. Section 9.11.8 Roofs – A peaked roof is allowed for this building type template. Section 20.4.1 Parking Areas – Commercial storage is allowed commercial driveways of up to 36” to accommodate trucks. Material: Steel Panel Siding Endwall 1 Elevation Sidewall 1 Elevation Endwall 2 Elevation Sidewall 2 Elevation KRUNCH Concept Building Elevations Site Plan Review 11/5/2025 KRUNCH Concept Building Floor Plan Site Plan Review 11/5/2025 KRUNCH Concept Building Cross Sections Site Plan Review 11/5/2025 955.0 INVCMP 952.7 INVCMP 954.1 TOPCMP 953.1 PIPEBURIED? 956.1 TOPCMP+- 963.3 963.4 963.3 962 . 7 964.2 9 6 3 . 6 962.8 FEN-GATE 963.3 FEN-GATE 963 . 8 963.8 963.6 FEN-GATE 963.5 FEN-GATE 962.4 964.5 9 6 4 . 8 964.6 965 . 3 964.6 3095 963.32 OHU 961.9961.6 958.3 3101 963.03 OHU 961.8 9 5 9 . 9 960.9 964.0 962.3 TOP 962.6 TOP 963.2 TOP 963.4 TOP 963.6 TOP 962.9 TOP 963.1 TOP 96 3 . 0 TO P 963.8 TOP 956.9 945.2 TOE 942.9 TOE 947.2 TOE 951.4 TOE953.1 TOE 957.5 TOE 957.1 TOE 956.9 TOE 955.0 TOE 958.0 EWL B 956.2 EWL 955.1 TOE 954.9 TOE 955.9 EWL 954.6 TOE 954.9 TOE 954.2 TOE 954.2 TOE 955.3 EWL 954.2 TOE 955.9 EWL 956.1 EWL 954.0 TOE 955.8 EWL 957.6 EWL 954.3 FES INV RCP 956.1 TOP RCP 960.6 TOP 961.7 TOP 957.0 958.8 959.4 95 9 . 3 CU L V E R T I N V C M P 96 2 . 3 961.7 963.0 962.6 96 2 . 1 960.1 CULVERT INV CMP 959.7 TOP 959.3 TOP 959.6 TOP 961.0 TOP 961.3 TOP 961.2 TOP 957.9 TOP 957.1 TOP 955.6 TOP 960.6 962.4 962.8 963.8 963.5 963.9 963.2 962.7 962.0 960.9 961.6 962.1 962.3 963.0 963.0 963.7 963.4 963.9 963.6 963.8 964.1 963.4 963.3 962.6 963.0 962.9 963.5 96 2 . 7 964 96 2 9 6 2 960 958 956 956 958 960 962 960 958 95 6 9 5 4 95 2 95 0 9 4 8 946 944 9 4 8 9 5 0 9 5 2 9 5 4 9 5 8 96 0 962 MA R T Z E N T E R P R I S E S 36 9 6 S C H E U N E M A N R O A D GE M L A K E , M N 5 5 1 1 0 06 A P R I L 2 0 2 4 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE NAME: SIGNATURE: DATE:LIC. No: RE V DE S C R I P T I O N D A T E STATE OF MINNESOTA 46681 10 20 EX I S T I N G D R A I N A G E CO N D I T I O N S EX - 1 LEGEND: 955.0 INVCMP 952.7 INVCMP 954.1 TOPCMP 953.1 PIPEBURIED? 956.1 TOPCMP+- 963.3 963.4 963.3 962 . 7 964.2 9 6 3 . 6 962.8 FEN-GATE 963.3 FEN-GATE 963 . 8 963.8 963.6 FEN-GATE 963.5 FEN-GATE 962.4 964.5 9 6 4 . 8 964.6 965 . 3 964.6 3095 963.32 OHU 961.9961.6 958.3 3101 963.03 OHU 961.8 9 5 9 . 9 960.9 964.0 962.3 TOP 962.6 TOP 963.2 TOP 963.4 TOP 963.6 TOP 962.9 TOP 963.1 TOP 96 3 . 0 TO P 963.8 TOP 956.9 945.2 TOE 942.9 TOE 947.2 TOE 951.4 TOE953.1 TOE 957.5 TOE 957.1 TOE 956.9 TOE 955.0 TOE 958.0 EWL B 956.2 EWL 955.1 TOE 954.9 TOE 955.9 EWL 954.6 TOE 954.9 TOE 954.2 TOE 954.2 TOE 955.3 EWL 954.2 TOE 955.9 EWL 956.1 EWL 954.0 TOE 955.8 EWL 957.6 EWL 954.3 FES INV RCP 956.1 TOP RCP 960.6 TOP 961.7 TOP 957.0 958.8 959.4 95 9 . 3 CU L V E R T I N V C M P 96 2 . 3 961.7 963.0 962.6 96 2 . 1 960.1 CULVERT INV CMP 959.7 TOP 959.3 TOP 959.6 TOP 961.0 TOP 961.3 TOP 961.2 TOP 957.9 TOP 957.1 TOP 955.6 TOP 960.6 962.4 962.8 963.8 963.5 963.9 963.2 962.7 962.0 960.9 961.6 962.1 962.3 963.0 963.0 963.7 963.4 963.9 963.6 963.8 964.1 963.4 963.3 962.6 963.0 962.9 963.5 96 2 . 7 964 96 2 9 6 2 960 958 956 956 958 960 962 960 958 95 6 9 5 4 95 2 95 0 9 4 8 946 944 9 4 8 9 5 0 9 5 2 9 5 4 9 5 8 96 0 962 MA R T Z E N T E R P R I S E S 36 9 6 S C H E U N E M A N R O A D GE M L A K E , M N 5 5 1 1 0 06 A P R I L 2 0 2 4 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE NAME: SIGNATURE: DATE:LIC. No: RE V DE S C R I P T I O N D A T E STATE OF MINNESOTA 46681 10 20 PR O P O S E D D R A I N A G E CO N D I T I O N S EX - 2 LEGEND: 955.0 INVCMP 952.7 INVCMP 954.1 TOPCMP 953.1 PIPEBURIED? 956.1 TOPCMP+- 963.3 963.4 963.3 962 . 7 964.2 9 6 3 . 6 962.8 FEN-GATE 963.3 FEN-GATE 963 . 8 963.8 963.6 FEN-GATE 963.5 FEN-GATE 962.4 964.5 9 6 4 . 8 964.6 965 . 3 964.6 3095 963.32 OHU 961.9961.6 958.3 3101 963.03 OHU 961.8 9 5 9 . 9 960.9 964.0 962.3 TOP 962.6 TOP 963.2 TOP 963.4 TOP 963.6 TOP 962.9 TOP 963.1 TOP 96 3 . 0 TO P 963.8 TOP 956.9 945.2 TOE 942.9 TOE 947.2 TOE 951.4 TOE953.1 TOE 957.5 TOE 957.1 TOE 956.9 TOE 955.0 TOE 958.0 EWL B 956.2 EWL 955.1 TOE 954.9 TOE 955.9 EWL 954.6 TOE 954.9 TOE 954.2 TOE 954.2 TOE 955.3 EWL 954.2 TOE 955.9 EWL 956.1 EWL 954.0 TOE 955.8 EWL 957.6 EWL 954.3 FES INV RCP 956.1 TOP RCP 960.6 TOP 961.7 TOP 957.0 958.8 959.4 95 9 . 3 CU L V E R T I N V C M P 96 2 . 3 961.7 963.0 962.6 96 2 . 1 960.1 CULVERT INV CMP 959.7 TOP 959.3 TOP 959.6 TOP 961.0 TOP 961.3 TOP 961.2 TOP 957.9 TOP 957.1 TOP 955.6 TOP 960.6 962.4 962.8 963.8 963.5 963.9 963.2 962.7 962.0 960.9 961.6 962.1 962.3 963.0 963.0 963.7 963.4 963.9 963.6 963.8 964.1 963.4 963.3 962.6 963.0 962.9 963.5 96 2 . 7 964 96 2 9 6 2 960 958 956 956 958 960 962 960 958 95 6 9 5 4 95 2 95 0 9 4 8 946 944 9 4 8 9 5 0 9 5 2 9 5 4 9 5 8 96 0 962 MA R T Z E N T E R P R I S E S 36 9 6 S C H E U N E M A N R O A D GE M L A K E , M N 5 5 1 1 0 06 A P R I L 2 0 2 4 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE NAME: SIGNATURE: DATE:LIC. No: RE V DE S C R I P T I O N D A T E STATE OF MINNESOTA 46681 10 20 GR A D I N G P L A N C1 . 0 GRADING LEGEND: GENERAL EROSION AND SEDIMENT CONTROL NOTES: Civil & Landscape Title Sheet C0.0 KRUNCH Dumpster Company Gem Lake, MN Site Plan Review WARNING PROJECT BENCHMARK PROJECT CONTACTS OWNERS CIVIL ENGINEER SURVEY Greg Martz 3696 Scheuneman Rd Gem Lake, MN 55110 Greg Matrz 651-252-9155 martzgreg56@gmail.com Land & Resource Consulting 14260 23rd Ave N Plymouth, MN 55447 Randy Hedlund 651-398-3586 RandyH@landandresource.com The contractor shall be responsible for identifying locations of all existing utilities. They shall cooperate with all utility companies in maintaining their service and / or relocation of lines The contractor shall contact "Gopher State One Call" at least 48 hours in advance for the locations for all underground wires, cables, conduits, pipes, manholes, valves or other buried structures before digging. The contractor shall repair or replace the above when damaged during construction at no cost to the owner. LEGAL DESCRIPTION LOCATION MAPGENERAL NOTES That part of Lot 17, Block 2, lying south of the north 19 feet thereof, and all of Lot 18, Block 2, SUMMIT FARM HOMESITES, according to the recorded plat thereof, Ramsey County, Minnesota.E.G. Rud 6776 Lake Drive NE Lino Lakes, MN 55014 Jason Rud 651-361-8200 jrud@egrud.com SHEET INDEX & SUBMITTALS C0.0 - Civil & Landscape Title Sheet C1.0 - Existing Conditions & Removals C1.1 - Vicinity Map C2.0 - Site Plan C3.0 - Grading, Drainage & Erosion Control C4.0 - Utility Plan C7.20 - Civil Details C7.30 - Civil Details C7.40 - Civil Details L2.0 - Landscape Plan L7.0 - Landscape Details 11 . 0 5 . 2 0 2 5 X X X X X X November 5, 2025 1.MN statute requires notifications per "State One Call" prior to commencing any grading, excavations or underground work. 2.The contractor shall field verify locations and elevations of existing utilities and topographic features prior to commencement of construction activity. The contractor shall notify the engineer of any discrepancies or variations from the plans. 3.The contractor shall take all precautions necessary to avoid property damage to to adjacent properties during the construction phase of this project. The contractor will be held responsible for any damages to adjacent properties occurring during the construction phase of this project. 4.The contractor will be responsible for providing and maintaining traffic control devices such as barricades, warning signs, directional signs, flagman and lights to control the movement of traffic where necessary. Placement of these devices shall be approved by the engineer prior to placement. Traffic control devises shall conform to the appropriate MN Department of Transportation Standards. 5.In accordance with generally accepted construction practices, the contractor will be solely and completely responsible for the conditions on the job site, including safety for all persons and property during the performance of the work. This requirement will apply continuously and not be limited to normal working hours. 6.The duty of the engineer or developer to conduct construction review of the contractors performance is not intended to include review of the adequacy of the contractors safety measures in, or near the construction site. 7.Before beginning construction the contractor shall install erosion and sedimentation control measures in accordance with best management practices, state and local requirements and the details shown on the detail sheet(s) of the project plan set. 8.All construction permits, applications and fees are the responsibility of the contractor. 9.All entrance and connections to city streets shall be constructed per the requirements of the state and local jurisdictions, The contractor shell be responsible for all permits and notifications as required. 10.All street repairs and patching shall be preformed per the requirements of the city. All traffic control shall be provided by the contractor and shall be established per the requirements the MN manual of uniform traffic control devices and the city. This shall include all signage, barricades, flashers and flaggers as needed. All public streets shall be open to traffic at all times. 11.Adjust all existing structures, both public and private to the proposed grades where disturbed and comply with all requirements of the utility owners. Structures being reset to paved areas must meet owners requirements for traffic loading. 12.Existing conditions topographic survey provided by others. 13.Contractor shall contact local electric, gas, and communication services to coordinate service shut offs and service to new building. X X X X MNDOT GSID STATION NO. 24768 STATION NAME: 6222 G ELEVATION: 962.81 (NAV 88) X The Latest Edition of the Minnesota Department of Transportation "Standard Specification for Construction" shall apply. The Latest Edition of the City Engineers Association of Minnesota (CEAM) standard specifications shall apply. The Latest Edition of the City of Gem Lake engineering standards and specifications shall apply. All federal, state, and local laws, regulations, and ordinances shall be complied with in the construction of this project. All traffic control devices and signaling shall conform to the latest edition of the Minnesota Manual on uniform traffic control devices. Including the latest field manual for temporary traffic control zone layouts. GOVERNING SPECIFICATIONS SITE DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER City of Gem Lake Co Rd E East Hw y 6 1 Bu r l i n g t o n N o r t h e r n R a i l w a y White B e a r P k w y Ho f f m a n R d Goos e L a k e R d Sc h e u n e m a n R d LOCAL UTILITIES Xcel Energy - Gas and Electric 1700 East County Road E White Bear Lake, MN 55110 651-779-3169 REMOVE CURB FOR DRIVEWAY CONNECTION XXXXXXXXXXXXX X X X X X X X X X X X X X REMOVE CULVERT REMOVE CULVERT PROPERTY LOT LINE ADJUSTMENT. SEE CERTIFICATE OF SURVEY BY E.G.RUD DATED MARCH 27, 2025 XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXX REMOVE OVERHEAD POWER LINES REMOVE POWER POLES ////////////////////////////////////// /////////////// / ///// / ///// ///// / ///// ///// ///// / ///// ///// ///////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// REMOVE FENCE 961.5 MHSA > > > > > > > > > > > > > > > > > > > > > RIM=960.9 INV(N)=953.3 INV(E)=955.1 INV(S)=955.3 INV(SUMP)=952.2 RIM=960.8 INV(N)=956.7 INV(W)=953.3 INV(S)=953.3 RIM=956.7 INV(E)=952.3 INV(W)=952.0 961.4 TC-CB 961.5 TC-CB >> >> >> >> >> 3080 965.48 BC 3103 965.34 BC AM-PM AUT O REPAIR SIG N >> >> >> >> >> >> >> | | | | | | | | | | | | | | | | | | || >> >> >> >> >>>>>> | | | | | |>> >> >> >> >> >> >> >> >> >> >> >> >> >> 3501 963.12 TRAVSPK B-1 B-2 955 955 956 957 958 959 960 957 958 960 962 960 960 955 950 963 963 964 96 4 9 6 5 96496 3 9 6 2 9 6 1 963 962 961 9 6 0 9 6 5 9 6 4 963 9 6 2 9 6 1 960 963 95 5 93 693 7 9 6 2 963 964 9 6 0 9 5 9 9 5 8 9 5 7 963 964 9 6 4 EX SSMH RIM=961.6 I=951.85 8" V C P EX SAN SER I=953.8 (FIELD VERIFY) || 2" CORP STOP 31 LF 1" TYPE K COPPER 1" CURB STOP & BOX (FIELD LOCATE) 12 " D I P W M 95 5 960 96 0 95 0 94 5 94 0 93 6 96 0 95 5 95 0 94 5 94 0 93 6 96 4 95 5 95 0 94 5 94 0 96 0 95 5 95 0 94 5 94 0 93 7 96 2 93 7 963 96 4 X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g X- R e f D w g : 2 5 0 1 8 - M N T O P O . d w g X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - C 1 . 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 4 , 2 0 2 5 , 1 0 : 1 2 a m Existing Conditions & Removals C1.0Know what's below.Call before you dig.0 20 40 N 20 scale Existing Conditions Legend Property Line Adjacent Property Line ROW Existing Contour - Major Existing Contour - Minor Overhead Wires Storm Sanitary Water Fence Treeline XXX XXX >> XXX Gravel Asphalt Monument Hydrant Water Valve Power Pole Telephone Box Cable Box Gas Meter Sanitary Manhole Storm Manhole Catch Basin Soil Borings > l l B-# 1.Existing conditions shown are based on actual field survey, City of Gem Lake utility records and utility service provider records and is approximate. Existing conditions shall be verified prior to the start of construction and any inconsistencies shall be reported to the engineer or owner/developer immediately. 2.Soil boring locations shown are approximate. Refer to the geotechnical investigation completed by Haugo Geotechnical Services dated August 8, 2025. Existing Conditions Notes 1.All temporary erosions control measures shall be installed and inspected prior to the start of construction. Refer to sheet 3.1 for erosion prevention and sedimentation control measures utilized. 2.Contractor shall obtain permits for demolition, removals, clearing, grubbing and disposal prior to the start of construction. 3.Dimensions illustrating the limits of demolition and removals are approximate. Coordinate the actual limits of demolition with the proposed improvements. 4.Schedule and complete public roadway demolition and replacement to minimize impacts to traffic. 5.All lane closures and work within the public right-of-way shall be reported to the City of Gem Lake and Ramsey County 7 days prior to the start of construction. 6.Emergency access through the construction areas shall be maintained throughout the course of construction. 7.Contractor shall provide barricades, lights, signs traffic control and other measures necessary to ensure safe traffic flow during the course of construction. 8.Features not designated to be removed shall be protected during the course of construction. Damage to features not designated for removal or altered as part of this project shall be repaired or replaced at no additional cost to the developer, city or county 9.Trees designated for removal includes the root structure. Trees on or near the limits of grading or removals shall be saved unless noted otherwise on the plans. Trees and stumps may be ground onsite. Chipped materials shall be removed from the site. 10.Contractor shall remove all features including, but not limited to underground utilities, fence, walls, footings, walls, lighting, signs, stairs, and landscaping within the grading and demolition limits unless otherwise noted on the plans. 11.Coordinate removal, termination, and reuse of existing utilities and appurtenances with service providers. Restore all disturbed utilities or coordinate repair/replacement with the utility service providers. 12.Existing conduits and underground pipes may be abandon in-place if filled properly with sand or flowable fill if the existing utilities are not in conflict with existing or proposed utilities or structures. Termination of a utility shall be completed in accordance with the utility service provider's standards. 13.Demolition debris shall become property of the contractor unless noted otherwise on the plans. All construction debris shall be removed from the site to an approved location. 14.Report the presence of wells and drain fields and septic tanks to the engineer and owner. Removals and Clearing Notes DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER S T C Gem Lake Mini Storage Single-Family Residential 500.0'500.0' 50 0 . 0 ' 50 0 . 0 ' 293.3' Bu r l i n g t o n N o r t h e r n R a i l w a y Sh e u n e m a n R o a d Ho f f m a n R o a d Hig h w a y 6 1 Auto Body Shop Tire & Auto Restaurant Car Dealer Multi-Family Residential Office & Transportation Services Auto Repair Multi-Family Residential SITE Polar Tool and Supply X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - C 1 . 1 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 4 , 2 0 2 5 , 8 : 4 9 a m Vicinity Map C1.1Know what's below.Call before you dig.0 60 120 N 60 scale DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER 961.5 MHSA AM-PM AUTO REPAIR SIG N SB L SB L SB L SB L SB L SB L SB L SBL SBL SBL SBL SBL SBL SBL SB L SB L SB L SB L SB L SB L SB L SB L SBLSBLSBLSBLSBLSBLSBLSBL SB - P K N G SB - P K N G SB - P K N G SB - P K N G SB-PKNG SB-PKNG SB-PKNG SB-PKNG SB - P K N G SB - P K N G SB - P K N G SB - P K N G SB-PKNG SB-PKNG SB-PKNG SB-PKNG SB-PKNG R1 4 . 0 ' R 1 5 . 0 ' R1 5 . 0 ' R 1 5 . 0 ' EXISTING FENCE EXISTING FENCE H.D CONCRETE PAD H.D CONCRETE PAD PROPOSED BUILDING 4,800 SF OVERHEAD DOORS TYP. BITUMINOUS DRIVEWAY EXAMPLE PKNG FOR EMPLOYEE 10 . 0 ' 10 . 0 ' 25.0' 10.0' 5.0' 5. 0 ' 5. 0 ' 5.0' 83 . 3 ' 104.0' 25.7' 55.0' TRANSITION TO EXISTING CURB TRANSITION TO EXISTING CURB 36 . 0 ' 34 . 0 ' 6.0'10 . 0 ' 8. 0 ' 6.0' 30.1' 41 . 7 ' 22 . 0 ' EXAMPLE DUMPSTER STORAGE EXAMPLE DUMPSTER STORAGE BUILDING ENTRY BUILDING ENTRY WINDOWS TYP. PROPOSED FENCE 6' HEIGHT SEE DETAIL 5 ON SHEET C7.20 FOR FENCE STYLE WINDOWS TYP. 20.0' 9. 0 ' PROPOSED FENCE GATE STD. DUTY CONCRETE PADSTD. DUTY CONCRETE PAD X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g X- R e f D w g : 2 5 0 1 8 - B A S E . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - C 2 . 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 4 , 2 0 2 5 , 1 : 3 7 p m Site Plan C2.0Know what's below.Call before you dig.0 20 40 N 20 scale DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER General Site Notes 1.For surveying and construction staking, contact Land & Resource Consulting 763.340.0699. 2.Dimensions are to outside foundation wall, back of curb or edge of pavement unless noted otherwise on the drawings. 3.The building and structure location and orientation is shown on the plans in relation to the property boundary and right-of-way. 4.Building and structure dimensions are approximate. Architectural and structural plans shall be utilized to stake the new structures and buildings. 5.Erosion control and sedimentation control measures shall be installed and inspected prior to the start of construction. 6.City infrastructure shall be built in accordance with Gem Lake material and construction methods. In the event of a discrepancy, the City Standards shall govern. 7.Improvements within the City right-of-way shall be constructed in accordance with City Construction Standards. In the event of a discrepancy, the City Standards shall govern. Zoning & Setback Summary Existing Zoning Designation: Neighborhood Center (NC) and Gateway and Village Center Mixed Use Proposed Zoning District: Gateway Mixed Use Zoning District Minimum Lot Size: 10,000 sf Minimum Lot Width: 50' Maximum Lot Coverage: 80% Maximum Height: 1-Story or 20' Building Setback Requirements: Front Yard: 25' Rear Yard: 10' Side Yard (Interior): 10' Side Yard (Street): 25' Parking Setback Information Front Yard: 5' Rear Yard: 5' Side Yard: 5' Building Height - see Building Exhibits for details 16'-10" to Eave 26'-10" to Peak Area Summary Existing: Pervious: 9,826 sf 0.23 ac 33.4% Impervious:19,595 sf 0.45 ac 66.6% Total 29,421 sf 0.68 ac 100.0% Proposed: Pervious: 7,877 sf 0.18 ac 26.8 % Impervious:21,544 sf 0.49 ac 73.2% Total 29,421 sf 0.68 ac 100.0% Parking Summary Required Parking Minimum Parking Stalls Required: 1 stall / employee Provided Parking 1 stall / employee = 2 stalls Legend Building Setback LineSBL Fence Bituminous Gravel, class 5 Concrete Parking Setback LineSB-PKNG Pervious Area 961.5 MHSA 955 955 956 957 958 959 960 957 958 960 962 960 960 955 950 963 963 964 96 4 9 6 5 96496 3 9 6 2 9 6 1 963 962 961 9 6 0 9 6 5 9 6 4 963 9 6 2 9 6 1 960 963 95 5 93 693 7 9 6 2 963 964 9 6 0 9 5 9 9 5 8 9 5 7 963 964 9 6 4 95 5 960 96 0 95 0 94 5 94 0 93 6 96 0 95 5 95 0 94 5 94 0 93 6 96 4 95 5 95 0 94 5 94 0 96 0 95 5 95 0 94 5 94 0 93 7 96 2 93 7 963 96 4 >>>>>> >> >> 4.19% 962 2. 0 0 % 9 6 2 9 6 3 9 6 4 96 0 95 996 1 960 958 9 6 0 9 5 9 9 6 1 9 6 2 961 962 4:1 5:1 961 962 963 960 961 962 960 958 959 961 961 962 963 62.97 63.40 64.00 64 . 0 0 64 . 0 0 64.0 0 64.50 2. 2 7 % 64.50 64 . 5 0 64.50 2. 2 7 % 12 . 5 0 % 12 . 4 9 % 63.8 1 3.43% 63.40 5.49% 63 . 9 5 2 . 7 8 % 63.6 5 63 . 4 5 4.20% 5.26% 2.6 6 % 60 . 7 0 6 1 . 8 0 62.18 61.53 62.05 6 1 . 8 6 6 1 . 0 9 62.75 62.66 964 965 963 6 2 . 8 7 63.9 0 63.50 62.47 61.56 62.06 6 3 . 2 7 62.8062.80 62.76 62.53 62.27 6 2 . 7 7 6 2 . 3 9 62.39 62.7 2 60.00 4:1 961 62.70 5.22% 3. 8 6 % 2.9 1 % 2.00% 2.00%2.20%3.01% 3 . 3 7 % 3:1 3.97 % 2. 0 7 % 5.80 % 2.2 6 % 3.07% 61.7 0 63.30 SF SF S F SF SF S F SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSF SF EOF EO F EOF 3. 4 5 % 5 . 2 5 % (59.94) (61.89) (64.03) EXISTING STORM PROPOSED STORM PROPOSED BUILDING 4,800 SF FFE = 964.50 PROPOSED YARD DRAIN X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g X- R e f D w g : 2 5 0 1 8 - B A S E . d w g X- R e f D w g : 2 5 0 1 8 - U T I L . d w g X- R e f D w g : 2 5 0 1 8 - G R A D . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - C 3 . 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 5 , 2 0 2 5 , 3 : 3 5 p m Grading, Drainage, & Erosion Control Plan C3.0Know what's below.Call before you dig.0 20 40 N 20 scale DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER General Grading & Erosion Control Notes 1.For surveying and construction staking, contact Land & Resource Consulting 763.340.0699. 2.Erosion control measures shall be installed prior to the start of construction. 3.Install inlet protection: Wimco RD or CG models or approved equal. Inspect, clean and maintain inlet protection though the course of construction. 4.Soil disturbance and grading practices shall be minimized and staged as much as possible. Restoration and stabilization shall be installed in accordance with the SWPPP time requirements or sooner. 5.All erosion control practices shown are to be considered the minimum. Additional erosion control practices, measures and materials may be necessary to stabilize sediment within the construction site during during construction. 6.Infiltration areas shall be protected during the course of construction to prevent migration of sediment into the infiltration areas. Sediment must removed from the basin bottom and the surface shall the roughed and scarified to achieve the original infiltration rates. 7.Surface stabilization and turf shall meet the following standards: Item MnDOT Ref. Spec. Sod MnDOT 3878 Seed MnDOT 3876 Apply MN Type 21-111 @ 100 lb./acre - Temporary Erosion Control (May 1 - July 31) Apply MN Type 21-112 @ 100 lb./acre - Temporary Erosion Control (Aug. 1 - Oct. 31) Apply MN Type 25-151 /2 120 lb./acre - Permanent Turf Mulch MnDOT 3882 Install MN Type 1 @ 2 ton/acre - Disc anchored Erosion Control Blanket MnDOT 3885 Install MN Type 3N (12 mo.) or Type 4N (24 mo.) Fertilizer MnDOT 3881 Apply in accordance with product standards. MN 8.Refer to Geotechnical Investigation completed by Haugo Geotechnical Services dated 08/08/2025 for grading, backfill, soil corrections, compaction and groundwater conditions. Contact Haugo during the course of construction to perform material and compaction testing. 9.Clear and grub construction area. Stockpile topsoil for reuse. 10.Once the curb and gutter has been installed, place silt fence or and approved equivalent at the back of the curb Infiltration Basin & Testing 12.Install erosion control fencing as shown prior to the start of construction. 13.Avoid soil compaction of infiltration basin area. Equipment within infiltration basin shall be light weight and tracked. 14.The bottom of the infiltration basin shall be scarified to a depth of 12" prior to topsoil and seeding. 15.The contractor shall engage a third party material testing consultant to confirm the following: 15.1.The infiltration rates meet or exceed the rates for each basin as outlined in the project storm water narrative using a double-ring infiltrometer. 15.2.Contact the engineer and owner if any rates do not meet or exceed design parameters. 15.3.The frequency of the infiltration tests shall be established by the governing agency. Legend Silt FenceSF Inlet Protection Construction Entrance Erosion Control Blanket Spot Elevation - Proposed Proposed Contour 11.94 900 Spot Elevation - Existing(11.94) EOF Emergency Overflow >>Storm Sewer SB L SB L SB L SB L SB L SB L SB L SBL SBL SBL SBL SBL SBL SBL SB L SB L SB L SB L SB L SB L SB L SB L SBLSBLSBLSBLSBLSBLSBLSBL SB - P K N G SB - P K N G SB - P K N G SB - P K N G SB-PKNG SB-PKNG SB-PKNG SB-PKNG SB - P K N G SB - P K N G SB - P K N G SB - P K N G SB-PKNG SB-PKNG SB-PKNG SB-PKNG SB-PKNG PROPOSED BUILDING 4,800 SF FFE = 964.50 > > > > > > > > > > > > > > > > > > > > > > > > > > RIM=960.9 INV(N)=953.3 INV(E)=955.1 INV(S)=955.3 INV(SUMP)=952.2 RIM=960.8 INV(N)=956.7 INV(W)=953.3 INV(S)=953.3 RIM=956.7 INV(E)=952.3 INV(W)=952.0 961.4 TC-CB 961.5 TC-CB >> >> >> >> >> >> >> >> OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OHE >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >>>>>> >> >> >> >> >> >> >> >> >> >> >> >> >> >> EX SSMH RIM=961.6 I=951.85 8" V C P EX SAN SER I=953.8 (FIELD VERIFY) 2" CORP STOP 31 LF 1" TYPE K COPPER 1" CURB STOP & BOX (FIELD LOCATE) 12 " D I P W M CONNECT TO EX 12" CMP I=955.00 11 LF 12" CMP @ 2.29% OCS RIM=960.50 ORIFICE = 958.5 (15") N I=954.74 (12") S IO=954.41 (18") W SEE DETAIL C7.40/7 CONNECT TO EX 18" RCP I=954.30 5 LF 18" RCP @ 2.00% NYLOPLAST DRAIN BASIN RIM=962.80 IO=960.76 (8") W SEE DETAIL C7.40/5 8" FES INV=960.30 >>>>>> 64 LF 8" HDPE @ 0.71% 4" SAN STUB IO=956.42 (4") W CONNECT TO EX SAN SER W/ RISER I=955.50 (4") E IO=953.80 (4") W (FIELD VERIFY) >> 46 LF 4" SAN @ 2.00% ll 38 LF-1" WATER SERVICE CONNECT TO EX 1" WATER SERVICE & EXTEND CURB BOX TO PROPOSED GRADE (FIELD VERIFY) CULVERT FES INV=960.00 CULVERT FES INV=959.00 >> >> 58 LF 12" CMP @ 1.72% UTIL XING BTM STM= 959.4 TOP SAN SER= 956.0 UTIL XING BTM STM= 959.6 TOP WAT SER= 955.3 (FIELD VERIFY) X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g X- R e f D w g : 2 5 0 1 8 - B A S E . d w g X- R e f D w g : 2 5 0 1 8 - G R A D . d w g X- R e f D w g : 2 5 0 1 8 - U T I L . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - C 4 . 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 4 , 2 0 2 5 , 1 : 3 8 p m Utility Plan C4.0Know what's below.Call before you dig.0 20 40 N 20 scale DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER Utility Notes 1.For surveying and construction staking, contact Land & Resource Consulting 763.340.0699. 2.Erosion control measures shall be installed prior to the start of construction. 3.Obtain all necessary permits prior to the start of construction. 4.Contact all utility service providers a minimum of 72 hours prior to the start of construction. 5.Pipe Materials Storm Sewer: Reinforced Concrete (RCP) High-Density Polyethylene Pipe (HDPE) Corrugated Metal Pipe (CMP) Sanitary Sewer: Service: PVC Schedule 40 Watermain: Service: Copper Type K 6.Contractor shall field verify horizontal and vertical location of all utilities prior to the start of construction. 7.Contractor shall investigate, excavate and expose existing utilities at crossings and potential conflicts prior to the start of utility installation. Report inconsistencies to the engineer and owner immediately. 8.Pipe lengths on the plans are measures from center of structure to center of structure. 9.Refer to lighting plan to coordinate electric conduit installation and potential conflicts. 10.Compaction and backfill shall be in accordance with the geotechnical investigation and the Gem Lake construction and design practices. 11.Testing frequency shall be in accordance with the geotechnical engineer and Gem Lake Standards. 12.Proposed driveway culverts shall be individually approved by the Gem Lake on a case-by-case basis. Legend Sanitary Storm Water Catch Basin > >> ll Flared End and Rip Rap Flared End X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - C 7 . 2 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 5 , 2 0 2 5 , 3 : 3 3 p m NO SCALE BITUMINOUS JOINT SEAL1 NO SCALE COMMERCIAL DRIVEWAY WITH VALLEY GUTTER2 NO SCALE VALLEY GUTTER3 NO SCALE CURB & GUTTER4 NO SCALE EXAMPLE FENCE STYLE5 NO SCALE6 NO SCALE7 Civil Details C7.20 DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER 6.0" Class 5 Aggregate Base MnDOT 3138C 2.0" SPWEB240B Wear Course 2.0" SPNWB230B Base Course compact subgrade to 95% Standard proctor density. BITUMINOUS PAVING SECTION - "STANDARD" 6.0" Class 5 Aggregate Base MnDOT 3138C 2.0" SPWEB240B Wear Course 3.0" SPNWB230B Base Course compact subgrade to 95% Standard proctor density. BITUMINOUS PAVING SECTION - "HEAVY DUTY" X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - C 7 . 3 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 5 , 2 0 2 5 , 3 : 3 0 p m NO SCALE INLET PROTECTION1 NO SCALE CULVERT PROTECTION 12 NO SCALE EROSION CONTROL BLANKET3 NO SCALE CULVERT PROTECTION 24 NO SCALE SILT FENCE5 NO SCALE ROCK CONSTRUCTION ENTRANCE6 NO SCALE GREEN SPACE EROSION CONTROL AT CATCH BASIN7 Civil Details C7.30 DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - C 7 . 4 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 5 , 2 0 2 5 , 3 : 2 9 p m NO SCALE DETAIL TITLE1 NO SCALE SANITARY SERVICE2 NO SCALE DETAIL TITLE3 NO SCALE RIPRAP4 NO SCALE NYLOPLAST DRAIN BASIN WITH DOME GRATE (OR EQUAL)5 NO SCALE NYLOPLAST - DOME GRATE6NO SCALE OUTLET CONTROL STRUCTURE (OCS)7 Civil Details C7.40 DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER 18" OUTLET PIPE OUTLET OUTLET PIPE 48" INLET PIPE 12" INLET PIPE OUTLET BOTTOM OF BASIN 958.0 15" ORIFICE BOTTOM OF BASIN 958.0 PROVIDE 4 - 1/2" SS ANCHOR BOLTS OUTER RING FLAT STEEL BATS @ 4" O.C NO PERPENDICULAR SUPPORT BARS ALLOWED FOR STRUCTURES LESS THAN 84" DIA. MANHOLE STEPS SHALL BE PLACES SO THAT LOCATION IS PERPENDICULAR TO THE BARS BAR GRATE SEE BELOW NYLOPLAST DRAIN BASIN WITH DOME GRATE / OR EQUAL 960.5 958.5 954.74 954.41 960.5 958.5 954.74 954.41 15" ORIFICE OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OHE SF SF S F SF SF S F SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SFSFSFSFSFSFSFSFSFSFSFSFSF SF >>>>>> >> ll>> >> EXISTING FENCE EXISTING FENCE PROPOSED BUILDING 4,800 SF FFE = 964.50 963 962 961 962 96 4 96 3 9 6 2 964 96 4 9 6 3 95 8 96 0 958 960 SYMBOL CODE QTY BOTANICAL / COMMON NAME MATURE SIZE PLANTING SIZE PLANTING TYPE DECIDUOUS TREES CO-J 7 Celtis occidentalis 'JFS-KSU1' / Prairie Sentinel® Hackberry 45`H x 15`W 2.5" cal.B&B EVERGREEN TREES TO 9 Thuja occidentalis 'Techny' / Techny Arborvitae 15`H x 10`W 6` Ht.B&B SHRUBS AM 18 Aronia melanocarpa 'Morton' / Iroquois Beauty™ Black Chokeberry 3`H x 5`W #1 Pot AL 16 Athyrium filix-femina 'Lady in Red' / Lady in Red Fern 3`H X 2`W #1 Pot X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g X- R e f D w g : 2 5 0 1 8 - B A S E . d w g X- R e f D w g : 2 5 0 1 8 - G R A D . d w g X- R e f D w g : 2 5 0 1 8 - L S C P . d w g X- R e f D w g : 2 5 0 1 8 - U T I L . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - L 2 . 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 4 , 2 0 2 5 , 1 : 4 7 p m Landscape Plan L2.0Know what's below.Call before you dig.0 20 40 N 20 scale DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER Landscape Site Notes Legend 1.Landscape contractor shall visit the site prior to submitting bid to become completely familiar with site conditions. 2.It is the responsibility of the owner & contractor to identify all underground cables and utilities on the property. 3.Coordinate installation with Contractors performing related work. 4.No planting will be installed until all grading and construction has been completed in immediate area. 5.Place plants according to layout with the proper spacing. If the contractor feels an error has been made regarding spacing or hardiness of a species of plant material indicated on the plan, notify the landscape architect prior to the installation of the plant material. 6.All newly installed plant material shall be planted in well-drained areas, contractor shall avoid installing any plant material in drainage swales or wet or poorly drained areas. 7.All planting areas with groundcover, perennials, or annuals shall receive a minimum of 8" settled depth of planting soil Planting soil shall consist of 45% topsoil, 45% peat or manure, and 10% clean sand, thoroughly mixed. 8.Areas being seeded - follow MnDOT Seeding Manual for seeding instructions for establishment of native seed and provide coordination for required erosion prevention and sediment control. 9.Install 2" - 3" deep of shredded hardwood mulch in planting beds. 10.Install 4' diameter shredded hardwood mulch, at a depth of 3", under all trees that aren't within planting beds. Mulch should not be piled against the trunk. 11.All plant material shall conform to the American Association of Nurserymen Standards. Plants will be rejected if not in sound and healthy condition. 12.Any native seeds shall be of Minnesota origin and certified by the Minnesota Crop Improvement Association. 13.Inspect all trees for encircling roots, reject any trees that are severely affected. 14.Maintain trees in plumb position throughout the guarantee period. 15.New plant material shall be guaranteed through one calendar year for deciduous trees up to 3.5 caliper inches and conifers up to 11' Ht. Larger sizes shall be guaranteed for two calendar years from the time of provisional acceptance. 16.Irrigation system to be designed and installed by owner / contractor. After installation, the landscape contractor shall direct or control the irrigation system during the plant guarantee period to insure new plantings are being property watered. Required Landscaping Landscaped Front Yard Front yards shall be provided along all streets at a minimum depth of 20 ft measured from the ROW. It must extend along the entire frontage except for the driveway. Trees 1 tree for every 15 parking stalls 1 tree for every 1,000 sf of total building area, or one tree for every 50' of site perimeter, whichever is greater. Shrubs 1 large shrub for every 300 sf of building area or every 30' of site perimeter, whichever is greater. Seed Mix: MnDOT Seed Wet Ditch 20 lbs / ac Seed Mix: MnDOT Southern Boulevard 160 lbs / ac Double Shredded Hardwood Mulch Planting Schedule Provided Landscaping Landscaped Front Yard 20' front yard provided Trees - 16 total provided Trees for parking stalls = 2 Trees provided based on site perimeter (689 linear feet) =14 Trees Shrubs - 38 total provided Shrubs provided based on Site Perimeter (689 linear feet) =23 Shrubs 7 TYP X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ _ S h e e t D r a w i n g s \ 2 5 0 1 8 - L 7 . 0 . d w g La y o u t : 2 2 x 3 4 Da t e : N o v 0 5 , 2 0 2 5 , 3 : 3 2 p m Landscape Details L7.0 DATEISSUE / REVISION 11-05-2025Site Plan Review 3863 Crestwood Place White Bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-05-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Dumpster Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CON S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER NO SCALE DECIDUOUS TREE PLANTING 12" min.12" min. Root flare should be even with the soil line, or set 1-2" above. Root flare should not be below the soil line. If the root flare is not visible prior to planting, it may be covered with the burlap or soil. Cut and remove the top third of the wire basket from the top of the rootball. Cut and remove the twine from the top third of the rootball. Cut and remove burlap from the top third of the rootball. Install no more than 4" depth shredded hardwood mulch. Mulch should be pulled away from the trunk, no mulch should be touching the trunk. Undisturbed or compacted soil Planting Mixture - see plans NO SCALE CONIFEROUS TREE PLANTING 12" min.12" min. Cut and remove the top third of the wire basket from the top of the rootball. Cut and remove twine from the top third of the rootball. Cut and remove burlap from the top third of the rootball. Install no more than 4" shredded hardwood mulch. Mulch should be pulled away from the trunk, no mulch should be touching the trunk. Undisturbed or compacted soil Planting Mixture - see plans Root flare should be even with the soil line, or set 1-2" above. Root flare should not be below the soil line. If the root flare is not visible prior to planting, it may be covered with the burlap or soil. NO SCALE SHRUB AND PERENNIAL PLANTING If roots are present around the edges of the rootball, uncoil or cut as many as possible without destroying soil mass. Note: 18" min. Scarify bottom and sides of hole prior to planting Existing Subgrade Backfill with planting soil that is thoroughly tilled and loosened (see plans) See landscape plans for adjacent groundcover Mulch Shrub 12" min. Spacing varies (see plans) 6" min. Edge of Planting Bed 3 2 1NO SCALE TREE PLANTING - STEEP SLOPE 12" min.12" min. Cut and remove the top third of the wire basket from the top of the rootball. Cut and remove twine from the top third of the rootball. Cut and remove burlap from the top third of the rootball. Install no more than 4" shredded hardwood mulch. Mulch should be pulled away from the trunk, no mulch should be touching the trunk. Undisturbed or compacted soil Planting Mixture - see plans Root flare should be even with the soil line, or set 1-2" above. Root flare should not be below the soil line. If the root flare is not visible prior to planting, it may be covered with the burlap or soil. Hill slope 4 1 October 30, 2025 Land & Resource Consulting, Inc. 14260 23rd Ave. N., Plymouth, MN 55447 Ofc. 763.340.0699 • email toddo@landandresource.com STORMWATER NARRATIVE KRUNCH Storage Gem Lake, MN Prepared for: Joe Huth 2 2 KRUNCH Storage, Joe Huth Gem Lake, Minnesota Table of Contents Introduction: ....................................................................................................................................................... 3 Stormwater Requirements ................................................................................................................................... 3 City of Gem Lake ........................................................................................................................................ 3 Existing Conditions ............................................................................................................................................. 3 Proposed Stormwater Management ..................................................................................................................... 4 Conclusion .......................................................................................................................................................... 4 Certification ........................................................................................................................................................ 4 Appendix A: Existing Drainage Calculations ....................................................................................................... 5 Appendix B: Proposed Drainage Calculations ..................................................................................................... 6 Appendix C: Storm Sewer Drainage Calculations ................................................................................................ 7 Appendix D: Geotech Report ............................................................................................................................... 8 3 3 KRUNCH Storage, Joe Huth Gem Lake, Minnesota Introduction: The proposed development involves a small commercial building and associated outdoor storage area for KRUNCH Recycling and Disposal, a dumpster-rental service provider, located in the City of Gem Lake, Minnesota. Site work will include utility service connections to the building, site grading, and construction of a small storm-water basin designed to reduce runoff rates. Stormwater Requirements The City of Gem Lake has review jurisdiction over stormwater runoff from the proposed development. City of Gem Lake The City of Gem Lake requires on-site volume control for developments where new impervious surface areas total one acre or more, a threshold our site does not exceed. Additionally, the City mandates that post-construction storm-water runoff rates for the 2-, 10-, and 100-year critical-duration storm events must not exceed the pre-development rates. Finally, all on-site storm-water conveyance channels must be designed and constructed to accommodate the expected flow velocity of a 10-year frequency storm without causing erosion. Existing Conditions The subject property is approximately 0.68 acres of land that primarily consists of a gravel parking area enclosed by chain-link fence. On the south side of the site there is a small depression / ditch that was studied by Earth Science Associates Inc. and identified as an incidental wetland. The Minnesota DNR concurred that the feature is not regulated under the Wetland Conservation Act. Additional vegetation on site includes scattered trees and scrub growth. The existing water drainage currently flows across the site north to south. About a quarter of the site drains to the east and three quarters drains to a flared end storm inlet in the southwest corner. The site soils are mainly made up of fill that is composed of silty sand, clayey sand and poorly graded sand with silt corresponding to the ASTM classifications of SM, SC and SP-SM. These soils will generally be Type C soils under Department of Labor Occupational Safety and Health Administration (OSHA) guidelines. Refer to Appendix A and D for additional information. 4 4 KRUNCH Storage, Joe Huth Gem Lake, Minnesota Proposed Stormwater Management Rate control will be achieved via a small basin located in the southwest portion of the site. A 48-inch outlet control structure (OCS) with an exposed 15-inch orifice & split grate top will regulate the discharge. This OCS will connect to the existing storm inlet and outlet in the area, bypassing upstream stormwater flow. We have directed as much stormwater as practicable to the basin to reduce overall runoff. Table 1 presents peak discharges for the entire site. Tables 2 and 3 provide a comparison between existing and proposed directional runoff conditions under Type II 24-hour storm events. In all cases, the proposed runoff rates are lower than the existing conditions. Table 1 –Total Site Storm Event Existing Runoff Rate (1R) (cfs) Proposed Runoff Rate (1R) (cfs) 2-year (2.79”) 3.28 3.11 10-year (4.17”) 5.33 4.96 100-year (7.29”) 9.50 8.20 Table 2 – Site to East Storm Event Existing Runoff Rate (2S) (cfs) Proposed Runoff Rate (2S) (cfs) 2-year (2.79”) 0.61 0.57 10-year (4.17”) 0.99 0.95 100-year (7.29”) 1.86 1.84 Table 3– Site to West Storm Event Existing Runoff Rate (2R) (cfs) Proposed Runoff Rate (2R) (cfs) 2-year (2.79”) 2.72 2.61 10-year (4.17”) 4.42 4.12 100-year (7.29”) 7.83 6.60 Refer to Appendix B and C for additional information on modeling and storm sewer calculations. Conclusion The proposed design for the KRUNCH commercial property meets the design requirements of the City of Gem Lake. This report was created by Land & Resource Consulting. Please direct questions to Jackson Keeley at jacksonk@landandresource.com. Certification I hereby certify that this report was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Date: 10/30/2025 Randall Hedlund License No. 19576 5 5 KRUNCH Storage, Joe Huth Gem Lake, Minnesota Appendix A: Existing Drainage Calculations 3112 965.88 ECON 3113 965.62 ECON EXISTING BUILDING LEANTO AM-PM AUTO REPAIR SIGN B-1 B-2 955 955 956 957 958 959 960 957 958 960 962 960 960 955 950 963 963 964 96 4 9 6 5 96496 3 9 6 2 96 1 963 962 961 9 6 0 9 6 5 9 6 4 963 9 6 2 9 6 1 966 960 963 95 5 936 937 9 6 2 963 964 9 6 0 9 5 9 9 5 8 9 5 7 963 964 9 6 4 X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ D a t a \ H y d r o \ 2 5 0 1 8 - E x i s t i n g D r a i n a g e . d w g La y o u t : L a y o u t 1 Da t e : O c t 3 0 , 2 0 2 5 , 1 2 : 2 0 p m Existing Drainage 0 20 40 N 20 scale Legend Drainage Boundary SubcatchmentXX 1P 2 1 Pond 3 4 1P DATEISSUE / REVISION 11-07-2025Site Plan Review 3863 Crestwood Place White bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-07-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Storage Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CO N S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER 5 1S Site to Lowpoint 2S Site to East 3S Offsite North to Driveway Culvert 4S Offsite Southwest to Lowpoint 5S Site to Road 1R Site Total 2R Site to West 3R Driveway Culvert 1P Onsite Lowpoint Routing Diagram for 25018 Existing Hydro Prepared by Land & Resource Consulting Inc, Printed 10/29/2025 HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Subcat Reach Pond Link 25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 2HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Rainfall Events Listing Event# Event Name Storm Type Curve Mode Duration (hours) B/B Depth (inches) AMC 1 2-year Type II 24-hr Default 24.00 1 2.79 2 2 10-year Type II 24-hr Default 24.00 1 4.17 2 3 100-year Type II 24-hr Default 24.00 1 7.29 2 25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 3HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Pipe Listing (all nodes) Line# Node Number In-Invert (feet) Out-Invert (feet) Length (feet) Slope (ft/ft) n Width (inches) Diam/Height (inches) Inside-Fill (inches) Node Name 1 3R 960.10 959.30 30.0 0.0267 0.013 0.0 12.0 0.0 2 1P 954.33 953.30 56.0 0.0184 0.013 0.0 18.0 0.0 Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 4HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.01 hrs, 7201 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=20,400 sf 0.00% Impervious Runoff Depth=1.75"Subcatchment 1S: Site to Lowpoint Tc=7.0 min CN=WQ Runoff=1.29 cfs 2,982 cf Runoff Area=8,700 sf 0.00% Impervious Runoff Depth=1.95"Subcatchment 2S: Site to East Tc=7.0 min CN=WQ Runoff=0.61 cfs 1,413 cf Runoff Area=14,400 sf 19.44% Impervious Runoff Depth=2.21"Subcatchment 3S: Offsite North to Tc=7.0 min CN=WQ Runoff=1.13 cfs 2,656 cf Runoff Area=8,100 sf 24.69% Impervious Runoff Depth=1.99"Subcatchment 4S: Offsite Southwest to Tc=7.0 min CN=WQ Runoff=0.57 cfs 1,345 cf Runoff Area=500 sf 0.00% Impervious Runoff Depth=2.35"Subcatchment 5S: Site to Road Tc=7.0 min CN=96 Runoff=0.04 cfs 98 cf Inflow=3.28 cfs 8,350 cfReach 1R: Site Total Outflow=3.28 cfs 8,350 cf Inflow=2.72 cfs 6,937 cfReach 2R: Site to West Outflow=2.72 cfs 6,937 cf Avg. Flow Depth=0.30' Max Vel=5.74 fps Inflow=1.13 cfs 2,656 cfReach 3R: Driveway Culvert 12.0" Round Pipe n=0.013 L=30.0' S=0.0267 '/' Capacity=5.82 cfs Outflow=1.13 cfs 2,656 cf Peak Elev=955.09' Storage=805 cf Inflow=3.00 cfs 6,982 cfPond 1P: Onsite Lowpoint 18.0" Round Culvert n=0.013 L=56.0' S=0.0184 '/' Outflow=2.69 cfs 6,839 cf Total Runoff Area = 52,100 sf Runoff Volume = 8,492 cf Average Runoff Depth = 1.96" 90.79% Pervious = 47,300 sf 9.21% Impervious = 4,800 sf Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 5HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Site to Lowpoint Runoff = 1.29 cfs @ 11.98 hrs, Volume= 2,982 cf, Depth= 1.75" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 12,700 96 Gravel surface, HSG C 7,700 74 >75% Grass cover, Good, HSG C 20,400 Weighted Average 20,400 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1S: Site to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=20,400 sf Runoff Volume=2,982 cf Runoff Depth=1.75" Tc=7.0 min CN=WQ 1.29 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 6HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: Site to East Runoff = 0.61 cfs @ 11.98 hrs, Volume= 1,413 cf, Depth= 1.95" Routed to Reach 1R : Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 6,500 96 Gravel surface, HSG C 2,200 74 >75% Grass cover, Good, HSG C 8,700 Weighted Average 8,700 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 2S: Site to East Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=8,700 sf Runoff Volume=1,413 cf Runoff Depth=1.95" Tc=7.0 min CN=WQ 0.61 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 7HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Offsite North to Driveway Culvert Runoff = 1.13 cfs @ 11.98 hrs, Volume= 2,656 cf, Depth= 2.21" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 2,800 98 Roofs, HSG C 10,000 96 Gravel surface, HSG C 1,600 74 >75% Grass cover, Good, HSG C 14,400 Weighted Average 11,600 80.56% Pervious Area 2,800 19.44% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 3S: Offsite North to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=14,400 sf Runoff Volume=2,656 cf Runoff Depth=2.21" Tc=7.0 min CN=WQ 1.13 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 8HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: Offsite Southwest to Lowpoint Runoff = 0.57 cfs @ 11.98 hrs, Volume= 1,345 cf, Depth= 1.99" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 2,000 98 Roofs, HSG C 4,000 96 Gravel surface, HSG C 2,100 74 >75% Grass cover, Good, HSG C 8,100 Weighted Average 6,100 75.31% Pervious Area 2,000 24.69% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 4S: Offsite Southwest to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=8,100 sf Runoff Volume=1,345 cf Runoff Depth=1.99" Tc=7.0 min CN=WQ 0.57 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 9HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 5S: Site to Road Runoff = 0.04 cfs @ 11.98 hrs, Volume= 98 cf, Depth= 2.35" Routed to Reach 2R : Site to West Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 500 96 Gravel surface, HSG C 500 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 5S: Site to Road Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.046 0.044 0.042 0.04 0.038 0.036 0.034 0.032 0.03 0.028 0.026 0.024 0.022 0.02 0.018 0.016 0.014 0.012 0.01 0.008 0.006 0.004 0.002 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=500 sf Runoff Volume=98 cf Runoff Depth=2.35" Tc=7.0 min CN=96 0.04 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 10HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 1R: Site Total Inflow Area = 52,100 sf, 9.21% Impervious, Inflow Depth = 1.92" for 2-year event Inflow = 3.28 cfs @ 12.01 hrs, Volume= 8,350 cf Outflow = 3.28 cfs @ 12.01 hrs, Volume= 8,350 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 1R: Site Total Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Inflow Area=52,100 sf 3.28 cfs 3.28 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 11HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 2R: Site to West Inflow Area = 43,400 sf, 11.06% Impervious, Inflow Depth = 1.92" for 2-year event Inflow = 2.72 cfs @ 12.02 hrs, Volume= 6,937 cf Outflow = 2.72 cfs @ 12.02 hrs, Volume= 6,937 cf, Atten= 0%, Lag= 0.0 min Routed to Reach 1R : Site Total Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 2R: Site to West Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Inflow Area=43,400 sf 2.72 cfs 2.72 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 12HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 3R: Driveway Culvert Inflow Area = 14,400 sf, 19.44% Impervious, Inflow Depth = 2.21" for 2-year event Inflow = 1.13 cfs @ 11.98 hrs, Volume= 2,656 cf Outflow = 1.13 cfs @ 11.98 hrs, Volume= 2,656 cf, Atten= 0%, Lag= 0.1 min Routed to Pond 1P : Onsite Lowpoint Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Max. Velocity= 5.74 fps, Min. Travel Time= 0.1 min Avg. Velocity = 1.62 fps, Avg. Travel Time= 0.3 min Peak Storage= 6 cf @ 11.98 hrs Average Depth at Peak Storage= 0.30' , Surface Width= 0.92' Bank-Full Depth= 1.00' Flow Area= 0.8 sf, Capacity= 5.82 cfs 12.0" Round Pipe n= 0.013 Concrete pipe, straight & clean Length= 30.0' Slope= 0.0267 '/' Inlet Invert= 960.10', Outlet Invert= 959.30' Reach 3R: Driveway Culvert Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Inflow Area=14,400 sf Avg. Flow Depth=0.30' Max Vel=5.74 fps 12.0" Round Pipe n=0.013 L=30.0' S=0.0267 '/' Capacity=5.82 cfs 1.13 cfs 1.13 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 13HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Pond 1P: Onsite Lowpoint Inflow Area = 42,900 sf, 11.19% Impervious, Inflow Depth = 1.95" for 2-year event Inflow = 3.00 cfs @ 11.98 hrs, Volume= 6,982 cf Outflow = 2.69 cfs @ 12.02 hrs, Volume= 6,839 cf, Atten= 10%, Lag= 2.2 min Primary = 2.69 cfs @ 12.02 hrs, Volume= 6,839 cf Routed to Reach 2R : Site to West Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 955.09' @ 12.02 hrs Surf.Area= 1,165 sf Storage= 805 cf Plug-Flow detention time= 34.2 min calculated for 6,839 cf (98% of inflow) Center-of-Mass det. time= 21.2 min ( 803.9 - 782.7 ) Volume Invert Avail.Storage Storage Description #1 954.00' 10,850 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 954.00 300 0 0 955.00 1,100 700 700 956.00 1,800 1,450 2,150 957.00 2,500 2,150 4,300 958.00 3,200 2,850 7,150 959.00 4,200 3,700 10,850 Device Routing Invert Outlet Devices #1 Primary 954.33'18.0" Round Culvert L= 56.0' CMP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 954.33' / 953.30' S= 0.0184 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.77 sf Primary OutFlow Max=2.68 cfs @ 12.02 hrs HW=955.09' (Free Discharge) 1=Culvert (Inlet Controls 2.68 cfs @ 2.97 fps) Type II 24-hr 2-year Rainfall=2.79"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 14HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Pond 1P: Onsite Lowpoint Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Inflow Area=42,900 sf Peak Elev=955.09' Storage=805 cf 18.0" Round Culvert n=0.013 L=56.0' S=0.0184 '/' 3.00 cfs 2.69 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 15HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.01 hrs, 7201 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=20,400 sf 0.00% Impervious Runoff Depth=2.96"Subcatchment 1S: Site to Lowpoint Tc=7.0 min CN=WQ Runoff=2.16 cfs 5,030 cf Runoff Area=8,700 sf 0.00% Impervious Runoff Depth=3.21"Subcatchment 2S: Site to East Tc=7.0 min CN=WQ Runoff=0.99 cfs 2,325 cf Runoff Area=14,400 sf 19.44% Impervious Runoff Depth=3.53"Subcatchment 3S: Offsite North to Tc=7.0 min CN=WQ Runoff=1.77 cfs 4,238 cf Runoff Area=8,100 sf 24.69% Impervious Runoff Depth=3.25"Subcatchment 4S: Offsite Southwest to Tc=7.0 min CN=WQ Runoff=0.92 cfs 2,193 cf Runoff Area=500 sf 0.00% Impervious Runoff Depth=3.71"Subcatchment 5S: Site to Road Tc=7.0 min CN=96 Runoff=0.06 cfs 155 cf Inflow=5.33 cfs 13,798 cfReach 1R: Site Total Outflow=5.33 cfs 13,798 cf Inflow=4.42 cfs 11,473 cfReach 2R: Site to West Outflow=4.42 cfs 11,473 cf Avg. Flow Depth=0.38' Max Vel=6.50 fps Inflow=1.77 cfs 4,238 cfReach 3R: Driveway Culvert 12.0" Round Pipe n=0.013 L=30.0' S=0.0267 '/' Capacity=5.82 cfs Outflow=1.77 cfs 4,238 cf Peak Elev=955.34' Storage=1,121 cf Inflow=4.85 cfs 11,461 cfPond 1P: Onsite Lowpoint 18.0" Round Culvert n=0.013 L=56.0' S=0.0184 '/' Outflow=4.36 cfs 11,319 cf Total Runoff Area = 52,100 sf Runoff Volume = 13,941 cf Average Runoff Depth = 3.21" 90.79% Pervious = 47,300 sf 9.21% Impervious = 4,800 sf Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 16HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Site to Lowpoint Runoff = 2.16 cfs @ 11.98 hrs, Volume= 5,030 cf, Depth= 2.96" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 12,700 96 Gravel surface, HSG C 7,700 74 >75% Grass cover, Good, HSG C 20,400 Weighted Average 20,400 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1S: Site to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 2 1 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=20,400 sf Runoff Volume=5,030 cf Runoff Depth=2.96" Tc=7.0 min CN=WQ 2.16 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 17HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: Site to East Runoff = 0.99 cfs @ 11.98 hrs, Volume= 2,325 cf, Depth= 3.21" Routed to Reach 1R : Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 6,500 96 Gravel surface, HSG C 2,200 74 >75% Grass cover, Good, HSG C 8,700 Weighted Average 8,700 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 2S: Site to East Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=8,700 sf Runoff Volume=2,325 cf Runoff Depth=3.21" Tc=7.0 min CN=WQ 0.99 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 18HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Offsite North to Driveway Culvert Runoff = 1.77 cfs @ 11.98 hrs, Volume= 4,238 cf, Depth= 3.53" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 2,800 98 Roofs, HSG C 10,000 96 Gravel surface, HSG C 1,600 74 >75% Grass cover, Good, HSG C 14,400 Weighted Average 11,600 80.56% Pervious Area 2,800 19.44% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 3S: Offsite North to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=14,400 sf Runoff Volume=4,238 cf Runoff Depth=3.53" Tc=7.0 min CN=WQ 1.77 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 19HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: Offsite Southwest to Lowpoint Runoff = 0.92 cfs @ 11.98 hrs, Volume= 2,193 cf, Depth= 3.25" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 2,000 98 Roofs, HSG C 4,000 96 Gravel surface, HSG C 2,100 74 >75% Grass cover, Good, HSG C 8,100 Weighted Average 6,100 75.31% Pervious Area 2,000 24.69% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 4S: Offsite Southwest to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=8,100 sf Runoff Volume=2,193 cf Runoff Depth=3.25" Tc=7.0 min CN=WQ 0.92 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 20HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 5S: Site to Road Runoff = 0.06 cfs @ 11.98 hrs, Volume= 155 cf, Depth= 3.71" Routed to Reach 2R : Site to West Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 500 96 Gravel surface, HSG C 500 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 5S: Site to Road Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.07 0.065 0.06 0.055 0.05 0.045 0.04 0.035 0.03 0.025 0.02 0.015 0.01 0.005 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=500 sf Runoff Volume=155 cf Runoff Depth=3.71" Tc=7.0 min CN=96 0.06 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 21HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 1R: Site Total Inflow Area = 52,100 sf, 9.21% Impervious, Inflow Depth = 3.18" for 10-year event Inflow = 5.33 cfs @ 12.01 hrs, Volume= 13,798 cf Outflow = 5.33 cfs @ 12.01 hrs, Volume= 13,798 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 1R: Site Total Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 5 4 3 2 1 0 Inflow Area=52,100 sf 5.33 cfs 5.33 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 22HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 2R: Site to West Inflow Area = 43,400 sf, 11.06% Impervious, Inflow Depth = 3.17" for 10-year event Inflow = 4.42 cfs @ 12.02 hrs, Volume= 11,473 cf Outflow = 4.42 cfs @ 12.02 hrs, Volume= 11,473 cf, Atten= 0%, Lag= 0.0 min Routed to Reach 1R : Site Total Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 2R: Site to West Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 4 3 2 1 0 Inflow Area=43,400 sf 4.42 cfs 4.42 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 23HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 3R: Driveway Culvert Inflow Area = 14,400 sf, 19.44% Impervious, Inflow Depth = 3.53" for 10-year event Inflow = 1.77 cfs @ 11.98 hrs, Volume= 4,238 cf Outflow = 1.77 cfs @ 11.98 hrs, Volume= 4,238 cf, Atten= 0%, Lag= 0.1 min Routed to Pond 1P : Onsite Lowpoint Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Max. Velocity= 6.50 fps, Min. Travel Time= 0.1 min Avg. Velocity = 1.86 fps, Avg. Travel Time= 0.3 min Peak Storage= 8 cf @ 11.98 hrs Average Depth at Peak Storage= 0.38' , Surface Width= 0.97' Bank-Full Depth= 1.00' Flow Area= 0.8 sf, Capacity= 5.82 cfs 12.0" Round Pipe n= 0.013 Concrete pipe, straight & clean Length= 30.0' Slope= 0.0267 '/' Inlet Invert= 960.10', Outlet Invert= 959.30' Reach 3R: Driveway Culvert Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Inflow Area=14,400 sf Avg. Flow Depth=0.38' Max Vel=6.50 fps 12.0" Round Pipe n=0.013 L=30.0' S=0.0267 '/' Capacity=5.82 cfs 1.77 cfs 1.77 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 24HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Pond 1P: Onsite Lowpoint Inflow Area = 42,900 sf, 11.19% Impervious, Inflow Depth = 3.21" for 10-year event Inflow = 4.85 cfs @ 11.98 hrs, Volume= 11,461 cf Outflow = 4.36 cfs @ 12.02 hrs, Volume= 11,319 cf, Atten= 10%, Lag= 2.2 min Primary = 4.36 cfs @ 12.02 hrs, Volume= 11,319 cf Routed to Reach 2R : Site to West Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 955.34' @ 12.02 hrs Surf.Area= 1,341 sf Storage= 1,121 cf Plug-Flow detention time= 24.5 min calculated for 11,317 cf (99% of inflow) Center-of-Mass det. time= 16.4 min ( 789.9 - 773.5 ) Volume Invert Avail.Storage Storage Description #1 954.00' 10,850 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 954.00 300 0 0 955.00 1,100 700 700 956.00 1,800 1,450 2,150 957.00 2,500 2,150 4,300 958.00 3,200 2,850 7,150 959.00 4,200 3,700 10,850 Device Routing Invert Outlet Devices #1 Primary 954.33'18.0" Round Culvert L= 56.0' CMP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 954.33' / 953.30' S= 0.0184 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.77 sf Primary OutFlow Max=4.36 cfs @ 12.02 hrs HW=955.34' (Free Discharge) 1=Culvert (Inlet Controls 4.36 cfs @ 3.43 fps) Type II 24-hr 10-year Rainfall=4.17"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 25HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Pond 1P: Onsite Lowpoint Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 5 4 3 2 1 0 Inflow Area=42,900 sf Peak Elev=955.34' Storage=1,121 cf 18.0" Round Culvert n=0.013 L=56.0' S=0.0184 '/' 4.85 cfs 4.36 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 26HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.01 hrs, 7201 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=20,400 sf 0.00% Impervious Runoff Depth=5.86"Subcatchment 1S: Site to Lowpoint Tc=7.0 min CN=WQ Runoff=4.21 cfs 9,967 cf Runoff Area=8,700 sf 0.00% Impervious Runoff Depth=6.18"Subcatchment 2S: Site to East Tc=7.0 min CN=WQ Runoff=1.86 cfs 4,478 cf Runoff Area=14,400 sf 19.44% Impervious Runoff Depth=6.58"Subcatchment 3S: Offsite North to Tc=7.0 min CN=WQ Runoff=3.21 cfs 7,895 cf Runoff Area=8,100 sf 24.69% Impervious Runoff Depth=6.22"Subcatchment 4S: Offsite Southwest to Tc=7.0 min CN=WQ Runoff=1.73 cfs 4,198 cf Runoff Area=500 sf 0.00% Impervious Runoff Depth=6.81"Subcatchment 5S: Site to Road Tc=7.0 min CN=96 Runoff=0.11 cfs 284 cf Inflow=9.50 cfs 26,679 cfReach 1R: Site Total Outflow=9.50 cfs 26,679 cf Inflow=7.83 cfs 22,201 cfReach 2R: Site to West Outflow=7.83 cfs 22,201 cf Avg. Flow Depth=0.53' Max Vel=7.59 fps Inflow=3.21 cfs 7,895 cfReach 3R: Driveway Culvert 12.0" Round Pipe n=0.013 L=30.0' S=0.0267 '/' Capacity=5.82 cfs Outflow=3.21 cfs 7,895 cf Peak Elev=955.91' Storage=1,986 cf Inflow=9.15 cfs 22,060 cfPond 1P: Onsite Lowpoint 18.0" Round Culvert n=0.013 L=56.0' S=0.0184 '/' Outflow=7.74 cfs 21,917 cf Total Runoff Area = 52,100 sf Runoff Volume = 26,822 cf Average Runoff Depth = 6.18" 90.79% Pervious = 47,300 sf 9.21% Impervious = 4,800 sf Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 27HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Site to Lowpoint Runoff = 4.21 cfs @ 11.98 hrs, Volume= 9,967 cf, Depth= 5.86" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 12,700 96 Gravel surface, HSG C 7,700 74 >75% Grass cover, Good, HSG C 20,400 Weighted Average 20,400 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1S: Site to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 4 3 2 1 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=20,400 sf Runoff Volume=9,967 cf Runoff Depth=5.86" Tc=7.0 min CN=WQ 4.21 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 28HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: Site to East Runoff = 1.86 cfs @ 11.98 hrs, Volume= 4,478 cf, Depth= 6.18" Routed to Reach 1R : Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 6,500 96 Gravel surface, HSG C 2,200 74 >75% Grass cover, Good, HSG C 8,700 Weighted Average 8,700 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 2S: Site to East Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 2 1 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=8,700 sf Runoff Volume=4,478 cf Runoff Depth=6.18" Tc=7.0 min CN=WQ 1.86 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 29HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Offsite North to Driveway Culvert Runoff = 3.21 cfs @ 11.98 hrs, Volume= 7,895 cf, Depth= 6.58" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 2,800 98 Roofs, HSG C 10,000 96 Gravel surface, HSG C 1,600 74 >75% Grass cover, Good, HSG C 14,400 Weighted Average 11,600 80.56% Pervious Area 2,800 19.44% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 3S: Offsite North to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=14,400 sf Runoff Volume=7,895 cf Runoff Depth=6.58" Tc=7.0 min CN=WQ 3.21 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 30HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: Offsite Southwest to Lowpoint Runoff = 1.73 cfs @ 11.98 hrs, Volume= 4,198 cf, Depth= 6.22" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 2,000 98 Roofs, HSG C 4,000 96 Gravel surface, HSG C 2,100 74 >75% Grass cover, Good, HSG C 8,100 Weighted Average 6,100 75.31% Pervious Area 2,000 24.69% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 4S: Offsite Southwest to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=8,100 sf Runoff Volume=4,198 cf Runoff Depth=6.22" Tc=7.0 min CN=WQ 1.73 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 31HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 5S: Site to Road Runoff = 0.11 cfs @ 11.98 hrs, Volume= 284 cf, Depth= 6.81" Routed to Reach 2R : Site to West Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 500 96 Gravel surface, HSG C 500 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 5S: Site to Road Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.125 0.12 0.115 0.11 0.105 0.1 0.095 0.09 0.085 0.08 0.075 0.07 0.065 0.06 0.055 0.05 0.045 0.04 0.035 0.03 0.025 0.02 0.015 0.01 0.005 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=500 sf Runoff Volume=284 cf Runoff Depth=6.81" Tc=7.0 min CN=96 0.11 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 32HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 1R: Site Total Inflow Area = 52,100 sf, 9.21% Impervious, Inflow Depth = 6.14" for 100-year event Inflow = 9.50 cfs @ 12.01 hrs, Volume= 26,679 cf Outflow = 9.50 cfs @ 12.01 hrs, Volume= 26,679 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 1R: Site Total Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=52,100 sf 9.50 cfs 9.50 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 33HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 2R: Site to West Inflow Area = 43,400 sf, 11.06% Impervious, Inflow Depth = 6.14" for 100-year event Inflow = 7.83 cfs @ 12.02 hrs, Volume= 22,201 cf Outflow = 7.83 cfs @ 12.02 hrs, Volume= 22,201 cf, Atten= 0%, Lag= 0.0 min Routed to Reach 1R : Site Total Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 2R: Site to West Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 8 7 6 5 4 3 2 1 0 Inflow Area=43,400 sf 7.83 cfs 7.83 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 34HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 3R: Driveway Culvert Inflow Area = 14,400 sf, 19.44% Impervious, Inflow Depth = 6.58" for 100-year event Inflow = 3.21 cfs @ 11.98 hrs, Volume= 7,895 cf Outflow = 3.21 cfs @ 11.98 hrs, Volume= 7,895 cf, Atten= 0%, Lag= 0.1 min Routed to Pond 1P : Onsite Lowpoint Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Max. Velocity= 7.59 fps, Min. Travel Time= 0.1 min Avg. Velocity = 2.26 fps, Avg. Travel Time= 0.2 min Peak Storage= 13 cf @ 11.98 hrs Average Depth at Peak Storage= 0.53' , Surface Width= 1.00' Bank-Full Depth= 1.00' Flow Area= 0.8 sf, Capacity= 5.82 cfs 12.0" Round Pipe n= 0.013 Concrete pipe, straight & clean Length= 30.0' Slope= 0.0267 '/' Inlet Invert= 960.10', Outlet Invert= 959.30' Reach 3R: Driveway Culvert Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Inflow Area=14,400 sf Avg. Flow Depth=0.53' Max Vel=7.59 fps 12.0" Round Pipe n=0.013 L=30.0' S=0.0267 '/' Capacity=5.82 cfs 3.21 cfs 3.21 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 35HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Pond 1P: Onsite Lowpoint Inflow Area = 42,900 sf, 11.19% Impervious, Inflow Depth = 6.17" for 100-year event Inflow = 9.15 cfs @ 11.98 hrs, Volume= 22,060 cf Outflow = 7.74 cfs @ 12.03 hrs, Volume= 21,917 cf, Atten= 15%, Lag= 2.8 min Primary = 7.74 cfs @ 12.03 hrs, Volume= 21,917 cf Routed to Reach 2R : Site to West Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 955.91' @ 12.03 hrs Surf.Area= 1,735 sf Storage= 1,986 cf Plug-Flow detention time= 16.2 min calculated for 21,917 cf (99% of inflow) Center-of-Mass det. time= 11.7 min ( 773.8 - 762.1 ) Volume Invert Avail.Storage Storage Description #1 954.00' 10,850 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 954.00 300 0 0 955.00 1,100 700 700 956.00 1,800 1,450 2,150 957.00 2,500 2,150 4,300 958.00 3,200 2,850 7,150 959.00 4,200 3,700 10,850 Device Routing Invert Outlet Devices #1 Primary 954.33'18.0" Round Culvert L= 56.0' CMP, end-section conforming to fill, Ke= 0.500 Inlet / Outlet Invert= 954.33' / 953.30' S= 0.0184 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.77 sf Primary OutFlow Max=7.73 cfs @ 12.03 hrs HW=955.91' (Free Discharge) 1=Culvert (Inlet Controls 7.73 cfs @ 4.38 fps) Type II 24-hr 100-year Rainfall=7.29"25018 Existing Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 36HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Pond 1P: Onsite Lowpoint Inflow Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=42,900 sf Peak Elev=955.91' Storage=1,986 cf 18.0" Round Culvert n=0.013 L=56.0' S=0.0184 '/' 9.15 cfs 7.74 cfs 6 6 KRUNCH Storage, Joe Huth Gem Lake, Minnesota Appendix B: Proposed Drainage Calculations SB L SB L SB L SB L SB L SB L SB L SBL SBL SBL SBL SBL SBL SBL SB L SB L SB L SB L SB L SB L SB L SB L SBLSBLSBLSBLSBLSBLSBLSBL 4.19% 2. 0 0 % 9 6 2 9 6 3 9 6 4 9 6 1 960 958 9 6 0 9 5 9 9 6 1 9 6 2 96 1 962 4:1 5:1 961 962 963 960 961 962 960 958 959 961 961 962 963 62.97 63.40 64.00 64. 0 0 64. 0 0 64.00 64.50 2. 2 7 % 64.50 64. 5 0 64.50 2. 2 7 % 12 . 5 0 % 12 . 4 9 % 63.8 1 3.43% 63.40 5.49% 63. 9 5 2 . 7 8 % 63.65 63. 4 5 4.20% 5.26% 2.6 6 % 60.7 0 61.80 62.18 61.53 62.05 61.86 61.09 62.75 62.66 964 965 963 62.87 63.9 0 63.50 62.47 61.56 62.06 6 3 . 2 7 62.8062.80 62.76 62.53 6 2 . 2 7 6 2 . 7 7 6 2 . 3 9 6 2 . 3 9 62 . 7 2 60.00 4:1 961 62.70 5.21% 4. 1 0 % 3. 9 7 % 2.9 1 % 2.00% 2.00%2.20%3.01% 5.6 4 % 3:1 3.97 % 2.0 7 % 5.80 % 2.2 6 % 2.9 1 % 3. 9 0 % 3.1 6 % 4. 1 0 % 3.07% 61 . 7 0 63.30 EXISTING BUILDING LEANTO AM-PM AUTO REPAIR SIGN B-1 B-2 955 955 956 957 958 959 960 957 958 960 962 960 960 955 950 963 963 964 96 4 9 6 5 96496 3 9 6 2 96 1 963 962 961 9 6 0 9 6 5 9 6 4 963 9 6 2 9 6 1 966 960 963 95 5 936 937 9 6 2 963 964 9 6 0 9 5 9 9 5 8 9 5 7 963 964 9 6 4 >>>>>> >> >> X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g X- R e f D w g : 2 5 0 1 8 - B A S E . d w g X- R e f D w g : 2 5 0 1 8 - G R A D . d w g X- R e f D w g : 2 5 0 1 8 - U T I L . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ D a t a \ H y d r o \ 2 5 0 1 8 - P r o p o s e d D r a i n a g e . d w g La y o u t : L a y o u t 1 Da t e : O c t 3 0 , 2 0 2 5 , 1 2 : 2 0 p m Proposed Drainage 0 20 40 N 20 scale Legend Drainage Boundary SubcatchmentXX 1P 2 1 Pond 3 4 1P DATEISSUE / REVISION 11-07-2025Site Plan Review 3863 Crestwood Place White bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-07-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Storage Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CO N S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER 5 6 1S Site to Lowpoint 2S Site to East 3S Offsite North to Driveway Culvert 4S Offsite Southwest to Lowpoint 5S Site to Road 6S Site to Driveway Culvert 1R Site Total 2R Site to West 3R Driveway Culvert 1P Onsite Lowpoint Routing Diagram for 25018 Proposed Hydro Prepared by Land & Resource Consulting Inc, Printed 10/29/2025 HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Subcat Reach Pond Link 25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 2HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Rainfall Events Listing Event# Event Name Storm Type Curve Mode Duration (hours) B/B Depth (inches) AMC 1 2-year Type II 24-hr Default 24.00 1 2.79 2 2 10-year Type II 24-hr Default 24.00 1 4.17 2 3 100-year Type II 24-hr Default 24.00 1 7.29 2 25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 3HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Pipe Listing (all nodes) Line# Node Number In-Invert (feet) Out-Invert (feet) Length (feet) Slope (ft/ft) n Width (inches) Diam/Height (inches) Inside-Fill (inches) Node Name 1 3R 960.00 959.30 30.0 0.0233 0.013 0.0 12.0 0.0 2 1P 954.41 953.30 61.0 0.0182 0.013 0.0 18.0 0.0 Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 4HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.01 hrs, 7201 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=15,300 sf 15.69% Impervious Runoff Depth=2.02"Subcatchment 1S: Site to Lowpoint Tc=7.0 min CN=WQ Runoff=1.10 cfs 2,576 cf Runoff Area=8,900 sf 7.87% Impervious Runoff Depth=1.78"Subcatchment 2S: Site to East Tc=7.0 min CN=WQ Runoff=0.57 cfs 1,321 cf Runoff Area=14,200 sf 19.72% Impervious Runoff Depth=2.23"Subcatchment 3S: Offsite North to Tc=7.0 min CN=WQ Runoff=1.13 cfs 2,643 cf Runoff Area=7,800 sf 25.64% Impervious Runoff Depth=2.06"Subcatchment 4S: Offsite Southwest to Tc=7.0 min CN=WQ Runoff=0.57 cfs 1,338 cf Runoff Area=2,100 sf 100.00% Impervious Runoff Depth=2.56"Subcatchment 5S: Site to Road Tc=7.0 min CN=98 Runoff=0.18 cfs 448 cf Runoff Area=3,800 sf 63.16% Impervious Runoff Depth=1.90"Subcatchment 6S: Site to Driveway Culvert Tc=7.0 min CN=WQ Runoff=0.25 cfs 603 cf Inflow=3.12 cfs 8,036 cfReach 1R: Site Total Outflow=3.12 cfs 8,036 cf Inflow=2.61 cfs 6,715 cfReach 2R: Site to West Outflow=2.61 cfs 6,715 cf Avg. Flow Depth=0.34' Max Vel=5.78 fps Inflow=1.38 cfs 3,245 cfReach 3R: Driveway Culvert 12.0" Round Pipe n=0.013 L=30.0' S=0.0233 '/' Capacity=5.44 cfs Outflow=1.38 cfs 3,245 cf Peak Elev=959.29' Storage=1,535 cf Inflow=3.05 cfs 7,159 cfPond 1P: Onsite Lowpoint Discarded=0.01 cfs 892 cf Primary=2.47 cfs 6,267 cf Outflow=2.47 cfs 7,159 cf Total Runoff Area = 52,100 sf Runoff Volume = 8,928 cf Average Runoff Depth = 2.06" 76.20% Pervious = 39,700 sf 23.80% Impervious = 12,400 sf Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 5HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Site to Lowpoint Runoff = 1.10 cfs @ 11.98 hrs, Volume= 2,576 cf, Depth= 2.02" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 2,400 98 Roofs, HSG C 9,400 96 Gravel surface, HSG C 3,500 74 >75% Grass cover, Good, HSG C 15,300 Weighted Average 12,900 84.31% Pervious Area 2,400 15.69% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1S: Site to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=15,300 sf Runoff Volume=2,576 cf Runoff Depth=2.02" Tc=7.0 min CN=WQ 1.10 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 6HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: Site to East Runoff = 0.57 cfs @ 11.98 hrs, Volume= 1,321 cf, Depth= 1.78" Routed to Reach 1R : Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 700 98 Paved parking, HSG C 4,900 96 Gravel surface, HSG C 3,300 74 >75% Grass cover, Good, HSG C 8,900 Weighted Average 8,200 92.13% Pervious Area 700 7.87% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 2S: Site to East Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=8,900 sf Runoff Volume=1,321 cf Runoff Depth=1.78" Tc=7.0 min CN=WQ 0.57 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 7HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Offsite North to Driveway Culvert Runoff = 1.13 cfs @ 11.98 hrs, Volume= 2,643 cf, Depth= 2.23" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 2,800 98 Roofs, HSG C 10,000 96 Gravel surface, HSG C 1,400 74 >75% Grass cover, Good, HSG C 14,200 Weighted Average 11,400 80.28% Pervious Area 2,800 19.72% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 3S: Offsite North to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=14,200 sf Runoff Volume=2,643 cf Runoff Depth=2.23" Tc=7.0 min CN=WQ 1.13 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 8HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: Offsite Southwest to Lowpoint Runoff = 0.57 cfs @ 11.98 hrs, Volume= 1,338 cf, Depth= 2.06" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 2,000 98 Roofs, HSG C 4,100 96 Gravel surface, HSG C 1,700 74 >75% Grass cover, Good, HSG C 7,800 Weighted Average 5,800 74.36% Pervious Area 2,000 25.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 4S: Offsite Southwest to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=7,800 sf Runoff Volume=1,338 cf Runoff Depth=2.06" Tc=7.0 min CN=WQ 0.57 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 9HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 5S: Site to Road Runoff = 0.18 cfs @ 11.98 hrs, Volume= 448 cf, Depth= 2.56" Routed to Reach 2R : Site to West Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 2,100 98 Paved parking, HSG C 2,100 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 5S: Site to Road Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.2 0.19 0.18 0.17 0.16 0.15 0.14 0.13 0.12 0.11 0.1 0.09 0.08 0.07 0.06 0.05 0.04 0.03 0.02 0.01 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=2,100 sf Runoff Volume=448 cf Runoff Depth=2.56" Tc=7.0 min CN=98 0.18 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 10HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 6S: Site to Driveway Culvert Runoff = 0.25 cfs @ 11.98 hrs, Volume= 603 cf, Depth= 1.90" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 2-year Rainfall=2.79" Area (sf) CN Description 2,400 98 Roofs, HSG C 1,400 74 >75% Grass cover, Good, HSG C 3,800 Weighted Average 1,400 36.84% Pervious Area 2,400 63.16% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 6S: Site to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Type II 24-hr 2-year Rainfall=2.79" Runoff Area=3,800 sf Runoff Volume=603 cf Runoff Depth=1.90" Tc=7.0 min CN=WQ 0.25 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 11HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 1R: Site Total Inflow Area = 52,100 sf, 23.80% Impervious, Inflow Depth = 1.85" for 2-year event Inflow = 3.12 cfs @ 12.02 hrs, Volume= 8,036 cf Outflow = 3.12 cfs @ 12.02 hrs, Volume= 8,036 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 1R: Site Total Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Inflow Area=52,100 sf 3.12 cfs 3.12 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 12HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 2R: Site to West Inflow Area = 43,200 sf, 27.08% Impervious, Inflow Depth = 1.87" for 2-year event Inflow = 2.61 cfs @ 12.03 hrs, Volume= 6,715 cf Outflow = 2.61 cfs @ 12.03 hrs, Volume= 6,715 cf, Atten= 0%, Lag= 0.0 min Routed to Reach 1R : Site Total Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 2R: Site to West Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 2 1 0 Inflow Area=43,200 sf 2.61 cfs 2.61 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 13HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 3R: Driveway Culvert Inflow Area = 18,000 sf, 28.89% Impervious, Inflow Depth = 2.16" for 2-year event Inflow = 1.38 cfs @ 11.98 hrs, Volume= 3,245 cf Outflow = 1.38 cfs @ 11.98 hrs, Volume= 3,245 cf, Atten= 0%, Lag= 0.1 min Routed to Pond 1P : Onsite Lowpoint Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Max. Velocity= 5.78 fps, Min. Travel Time= 0.1 min Avg. Velocity = 1.65 fps, Avg. Travel Time= 0.3 min Peak Storage= 7 cf @ 11.98 hrs Average Depth at Peak Storage= 0.34' , Surface Width= 0.95' Bank-Full Depth= 1.00' Flow Area= 0.8 sf, Capacity= 5.44 cfs 12.0" Round Pipe n= 0.013 Concrete pipe, straight & clean Length= 30.0' Slope= 0.0233 '/' Inlet Invert= 960.00', Outlet Invert= 959.30' Reach 3R: Driveway Culvert Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Inflow Area=18,000 sf Avg. Flow Depth=0.34' Max Vel=5.78 fps 12.0" Round Pipe n=0.013 L=30.0' S=0.0233 '/' Capacity=5.44 cfs 1.38 cfs 1.38 cfs Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 14HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Pond 1P: Onsite Lowpoint Inflow Area = 41,100 sf, 23.36% Impervious, Inflow Depth = 2.09" for 2-year event Inflow = 3.05 cfs @ 11.98 hrs, Volume= 7,159 cf Outflow = 2.47 cfs @ 12.03 hrs, Volume= 7,159 cf, Atten= 19%, Lag= 3.1 min Discarded = 0.01 cfs @ 12.03 hrs, Volume= 892 cf Primary = 2.47 cfs @ 12.03 hrs, Volume= 6,267 cf Routed to Reach 2R : Site to West Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 959.29' @ 12.03 hrs Surf.Area= 1,616 sf Storage= 1,535 cf Plug-Flow detention time= 148.4 min calculated for 7,158 cf (100% of inflow) Center-of-Mass det. time= 148.7 min ( 925.7 - 777.0 ) Volume Invert Avail.Storage Storage Description #1 958.00' 4,769 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 958.00 800 0 0 959.00 1,400 1,100 1,100 960.00 2,150 1,775 2,875 960.75 2,900 1,894 4,769 Device Routing Invert Outlet Devices #1 Primary 954.41'18.0" Round Culvert L= 61.0' CMP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 954.41' / 953.30' S= 0.0182 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.77 sf #2 Discarded 958.00'0.200 in/hr Exfiltration over Surface area #3 Device 1 958.50'15.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Device 1 960.50'48.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.01 cfs @ 12.03 hrs HW=959.29' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.01 cfs) Primary OutFlow Max=2.46 cfs @ 12.03 hrs HW=959.29' (Free Discharge) 1=Culvert (Passes 2.46 cfs of 17.29 cfs potential flow) 3=Orifice/Grate (Orifice Controls 2.46 cfs @ 3.02 fps) 4=Orifice/Grate ( Controls 0.00 cfs) Type II 24-hr 2-year Rainfall=2.79"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 15HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Pond 1P: Onsite Lowpoint Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Inflow Area=41,100 sf Peak Elev=959.29' Storage=1,535 cf 3.05 cfs 2.47 cfs 0.01 cfs 2.47 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 16HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.01 hrs, 7201 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=15,300 sf 15.69% Impervious Runoff Depth=3.29"Subcatchment 1S: Site to Lowpoint Tc=7.0 min CN=WQ Runoff=1.77 cfs 4,194 cf Runoff Area=8,900 sf 7.87% Impervious Runoff Depth=2.99"Subcatchment 2S: Site to East Tc=7.0 min CN=WQ Runoff=0.95 cfs 2,217 cf Runoff Area=14,200 sf 19.72% Impervious Runoff Depth=3.56"Subcatchment 3S: Offsite North to Tc=7.0 min CN=WQ Runoff=1.75 cfs 4,209 cf Runoff Area=7,800 sf 25.64% Impervious Runoff Depth=3.33"Subcatchment 4S: Offsite Southwest to Tc=7.0 min CN=WQ Runoff=0.91 cfs 2,167 cf Runoff Area=2,100 sf 100.00% Impervious Runoff Depth=3.93"Subcatchment 5S: Site to Road Tc=7.0 min CN=98 Runoff=0.28 cfs 689 cf Runoff Area=3,800 sf 63.16% Impervious Runoff Depth=3.12"Subcatchment 6S: Site to Driveway Culvert Tc=7.0 min CN=WQ Runoff=0.41 cfs 988 cf Inflow=4.98 cfs 13,538 cfReach 1R: Site Total Outflow=4.98 cfs 13,538 cf Inflow=4.13 cfs 11,321 cfReach 2R: Site to West Outflow=4.13 cfs 11,321 cf Avg. Flow Depth=0.44' Max Vel=6.53 fps Inflow=2.16 cfs 5,197 cfReach 3R: Driveway Culvert 12.0" Round Pipe n=0.013 L=30.0' S=0.0233 '/' Capacity=5.44 cfs Outflow=2.16 cfs 5,197 cf Peak Elev=959.56' Storage=2,009 cf Inflow=4.84 cfs 11,558 cfPond 1P: Onsite Lowpoint Discarded=0.01 cfs 926 cf Primary=3.91 cfs 10,632 cf Outflow=3.92 cfs 11,558 cf Total Runoff Area = 52,100 sf Runoff Volume = 14,464 cf Average Runoff Depth = 3.33" 76.20% Pervious = 39,700 sf 23.80% Impervious = 12,400 sf Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 17HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Site to Lowpoint Runoff = 1.77 cfs @ 11.98 hrs, Volume= 4,194 cf, Depth= 3.29" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 2,400 98 Roofs, HSG C 9,400 96 Gravel surface, HSG C 3,500 74 >75% Grass cover, Good, HSG C 15,300 Weighted Average 12,900 84.31% Pervious Area 2,400 15.69% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1S: Site to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=15,300 sf Runoff Volume=4,194 cf Runoff Depth=3.29" Tc=7.0 min CN=WQ 1.77 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 18HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: Site to East Runoff = 0.95 cfs @ 11.98 hrs, Volume= 2,217 cf, Depth= 2.99" Routed to Reach 1R : Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 700 98 Paved parking, HSG C 4,900 96 Gravel surface, HSG C 3,300 74 >75% Grass cover, Good, HSG C 8,900 Weighted Average 8,200 92.13% Pervious Area 700 7.87% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 2S: Site to East Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=8,900 sf Runoff Volume=2,217 cf Runoff Depth=2.99" Tc=7.0 min CN=WQ 0.95 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 19HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Offsite North to Driveway Culvert Runoff = 1.75 cfs @ 11.98 hrs, Volume= 4,209 cf, Depth= 3.56" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 2,800 98 Roofs, HSG C 10,000 96 Gravel surface, HSG C 1,400 74 >75% Grass cover, Good, HSG C 14,200 Weighted Average 11,400 80.28% Pervious Area 2,800 19.72% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 3S: Offsite North to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=14,200 sf Runoff Volume=4,209 cf Runoff Depth=3.56" Tc=7.0 min CN=WQ 1.75 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 20HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: Offsite Southwest to Lowpoint Runoff = 0.91 cfs @ 11.98 hrs, Volume= 2,167 cf, Depth= 3.33" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 2,000 98 Roofs, HSG C 4,100 96 Gravel surface, HSG C 1,700 74 >75% Grass cover, Good, HSG C 7,800 Weighted Average 5,800 74.36% Pervious Area 2,000 25.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 4S: Offsite Southwest to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=7,800 sf Runoff Volume=2,167 cf Runoff Depth=3.33" Tc=7.0 min CN=WQ 0.91 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 21HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 5S: Site to Road Runoff = 0.28 cfs @ 11.98 hrs, Volume= 689 cf, Depth= 3.93" Routed to Reach 2R : Site to West Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 2,100 98 Paved parking, HSG C 2,100 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 5S: Site to Road Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=2,100 sf Runoff Volume=689 cf Runoff Depth=3.93" Tc=7.0 min CN=98 0.28 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 22HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 6S: Site to Driveway Culvert Runoff = 0.41 cfs @ 11.98 hrs, Volume= 988 cf, Depth= 3.12" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 10-year Rainfall=4.17" Area (sf) CN Description 2,400 98 Roofs, HSG C 1,400 74 >75% Grass cover, Good, HSG C 3,800 Weighted Average 1,400 36.84% Pervious Area 2,400 63.16% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 6S: Site to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.46 0.44 0.42 0.4 0.38 0.36 0.34 0.32 0.3 0.28 0.26 0.24 0.22 0.2 0.18 0.16 0.14 0.12 0.1 0.08 0.06 0.04 0.02 0 Type II 24-hr 10-year Rainfall=4.17" Runoff Area=3,800 sf Runoff Volume=988 cf Runoff Depth=3.12" Tc=7.0 min CN=WQ 0.41 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 23HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 1R: Site Total Inflow Area = 52,100 sf, 23.80% Impervious, Inflow Depth = 3.12" for 10-year event Inflow = 4.98 cfs @ 12.01 hrs, Volume= 13,538 cf Outflow = 4.98 cfs @ 12.01 hrs, Volume= 13,538 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 1R: Site Total Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 5 4 3 2 1 0 Inflow Area=52,100 sf 4.98 cfs 4.98 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 24HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 2R: Site to West Inflow Area = 43,200 sf, 27.08% Impervious, Inflow Depth = 3.14" for 10-year event Inflow = 4.13 cfs @ 12.03 hrs, Volume= 11,321 cf Outflow = 4.13 cfs @ 12.03 hrs, Volume= 11,321 cf, Atten= 0%, Lag= 0.0 min Routed to Reach 1R : Site Total Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 2R: Site to West Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 4 3 2 1 0 Inflow Area=43,200 sf 4.13 cfs 4.13 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 25HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 3R: Driveway Culvert Inflow Area = 18,000 sf, 28.89% Impervious, Inflow Depth = 3.46" for 10-year event Inflow = 2.16 cfs @ 11.98 hrs, Volume= 5,197 cf Outflow = 2.16 cfs @ 11.98 hrs, Volume= 5,197 cf, Atten= 0%, Lag= 0.1 min Routed to Pond 1P : Onsite Lowpoint Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Max. Velocity= 6.53 fps, Min. Travel Time= 0.1 min Avg. Velocity = 1.90 fps, Avg. Travel Time= 0.3 min Peak Storage= 10 cf @ 11.98 hrs Average Depth at Peak Storage= 0.44' , Surface Width= 0.99' Bank-Full Depth= 1.00' Flow Area= 0.8 sf, Capacity= 5.44 cfs 12.0" Round Pipe n= 0.013 Concrete pipe, straight & clean Length= 30.0' Slope= 0.0233 '/' Inlet Invert= 960.00', Outlet Invert= 959.30' Reach 3R: Driveway Culvert Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 2 1 0 Inflow Area=18,000 sf Avg. Flow Depth=0.44' Max Vel=6.53 fps 12.0" Round Pipe n=0.013 L=30.0' S=0.0233 '/' Capacity=5.44 cfs 2.16 cfs 2.16 cfs Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 26HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Pond 1P: Onsite Lowpoint Inflow Area = 41,100 sf, 23.36% Impervious, Inflow Depth = 3.37" for 10-year event Inflow = 4.84 cfs @ 11.98 hrs, Volume= 11,558 cf Outflow = 3.92 cfs @ 12.03 hrs, Volume= 11,558 cf, Atten= 19%, Lag= 3.1 min Discarded = 0.01 cfs @ 12.03 hrs, Volume= 926 cf Primary = 3.91 cfs @ 12.03 hrs, Volume= 10,632 cf Routed to Reach 2R : Site to West Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 959.56' @ 12.03 hrs Surf.Area= 1,823 sf Storage= 2,009 cf Plug-Flow detention time= 102.2 min calculated for 11,558 cf (100% of inflow) Center-of-Mass det. time= 102.2 min ( 870.0 - 767.9 ) Volume Invert Avail.Storage Storage Description #1 958.00' 4,769 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 958.00 800 0 0 959.00 1,400 1,100 1,100 960.00 2,150 1,775 2,875 960.75 2,900 1,894 4,769 Device Routing Invert Outlet Devices #1 Primary 954.41'18.0" Round Culvert L= 61.0' CMP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 954.41' / 953.30' S= 0.0182 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.77 sf #2 Discarded 958.00'0.200 in/hr Exfiltration over Surface area #3 Device 1 958.50'15.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Device 1 960.50'48.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.01 cfs @ 12.03 hrs HW=959.56' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.01 cfs) Primary OutFlow Max=3.91 cfs @ 12.03 hrs HW=959.56' (Free Discharge) 1=Culvert (Passes 3.91 cfs of 17.85 cfs potential flow) 3=Orifice/Grate (Orifice Controls 3.91 cfs @ 3.51 fps) 4=Orifice/Grate ( Controls 0.00 cfs) Type II 24-hr 10-year Rainfall=4.17"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 27HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Pond 1P: Onsite Lowpoint Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 5 4 3 2 1 0 Inflow Area=41,100 sf Peak Elev=959.56' Storage=2,009 cf 4.84 cfs 3.92 cfs 0.01 cfs 3.91 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 28HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Time span=0.00-72.00 hrs, dt=0.01 hrs, 7201 points Runoff by SCS TR-20 method, UH=SCS, Weighted-Q Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Runoff Area=15,300 sf 15.69% Impervious Runoff Depth=6.27"Subcatchment 1S: Site to Lowpoint Tc=7.0 min CN=WQ Runoff=3.30 cfs 8,000 cf Runoff Area=8,900 sf 7.87% Impervious Runoff Depth=5.90"Subcatchment 2S: Site to East Tc=7.0 min CN=WQ Runoff=1.84 cfs 4,375 cf Runoff Area=14,200 sf 19.72% Impervious Runoff Depth=6.61"Subcatchment 3S: Offsite North to Tc=7.0 min CN=WQ Runoff=3.18 cfs 7,824 cf Runoff Area=7,800 sf 25.64% Impervious Runoff Depth=6.33"Subcatchment 4S: Offsite Southwest to Tc=7.0 min CN=WQ Runoff=1.69 cfs 4,111 cf Runoff Area=2,100 sf 100.00% Impervious Runoff Depth=7.05"Subcatchment 5S: Site to Road Tc=7.0 min CN=98 Runoff=0.49 cfs 1,234 cf Runoff Area=3,800 sf 63.16% Impervious Runoff Depth=6.04"Subcatchment 6S: Site to Driveway Culvert Tc=7.0 min CN=WQ Runoff=0.79 cfs 1,911 cf Inflow=8.24 cfs 26,487 cfReach 1R: Site Total Outflow=8.24 cfs 26,487 cf Inflow=6.62 cfs 22,112 cfReach 2R: Site to West Outflow=6.62 cfs 22,112 cf Avg. Flow Depth=0.63' Max Vel=7.56 fps Inflow=3.97 cfs 9,735 cfReach 3R: Driveway Culvert 12.0" Round Pipe n=0.013 L=30.0' S=0.0233 '/' Capacity=5.44 cfs Outflow=3.97 cfs 9,735 cf Peak Elev=960.25' Storage=3,444 cf Inflow=8.95 cfs 21,846 cfPond 1P: Onsite Lowpoint Discarded=0.01 cfs 968 cf Primary=6.27 cfs 20,879 cf Outflow=6.28 cfs 21,846 cf Total Runoff Area = 52,100 sf Runoff Volume = 27,455 cf Average Runoff Depth = 6.32" 76.20% Pervious = 39,700 sf 23.80% Impervious = 12,400 sf Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 29HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Site to Lowpoint Runoff = 3.30 cfs @ 11.98 hrs, Volume= 8,000 cf, Depth= 6.27" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 2,400 98 Roofs, HSG C 9,400 96 Gravel surface, HSG C 3,500 74 >75% Grass cover, Good, HSG C 15,300 Weighted Average 12,900 84.31% Pervious Area 2,400 15.69% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 1S: Site to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=15,300 sf Runoff Volume=8,000 cf Runoff Depth=6.27" Tc=7.0 min CN=WQ 3.30 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 30HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 2S: Site to East Runoff = 1.84 cfs @ 11.98 hrs, Volume= 4,375 cf, Depth= 5.90" Routed to Reach 1R : Site Total Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 700 98 Paved parking, HSG C 4,900 96 Gravel surface, HSG C 3,300 74 >75% Grass cover, Good, HSG C 8,900 Weighted Average 8,200 92.13% Pervious Area 700 7.87% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 2S: Site to East Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 2 1 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=8,900 sf Runoff Volume=4,375 cf Runoff Depth=5.90" Tc=7.0 min CN=WQ 1.84 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 31HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 3S: Offsite North to Driveway Culvert Runoff = 3.18 cfs @ 11.98 hrs, Volume= 7,824 cf, Depth= 6.61" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 2,800 98 Roofs, HSG C 10,000 96 Gravel surface, HSG C 1,400 74 >75% Grass cover, Good, HSG C 14,200 Weighted Average 11,400 80.28% Pervious Area 2,800 19.72% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 3S: Offsite North to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 3 2 1 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=14,200 sf Runoff Volume=7,824 cf Runoff Depth=6.61" Tc=7.0 min CN=WQ 3.18 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 32HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 4S: Offsite Southwest to Lowpoint Runoff = 1.69 cfs @ 11.98 hrs, Volume= 4,111 cf, Depth= 6.33" Routed to Pond 1P : Onsite Lowpoint Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 2,000 98 Roofs, HSG C 4,100 96 Gravel surface, HSG C 1,700 74 >75% Grass cover, Good, HSG C 7,800 Weighted Average 5,800 74.36% Pervious Area 2,000 25.64% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 4S: Offsite Southwest to Lowpoint Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 1 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=7,800 sf Runoff Volume=4,111 cf Runoff Depth=6.33" Tc=7.0 min CN=WQ 1.69 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 33HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 5S: Site to Road Runoff = 0.49 cfs @ 11.98 hrs, Volume= 1,234 cf, Depth= 7.05" Routed to Reach 2R : Site to West Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 2,100 98 Paved parking, HSG C 2,100 100.00% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 5S: Site to Road Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=2,100 sf Runoff Volume=1,234 cf Runoff Depth=7.05" Tc=7.0 min CN=98 0.49 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 34HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Subcatchment 6S: Site to Driveway Culvert Runoff = 0.79 cfs @ 11.98 hrs, Volume= 1,911 cf, Depth= 6.04" Routed to Reach 3R : Driveway Culvert Runoff by SCS TR-20 method, UH=SCS, Weighted-Q, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Type II 24-hr 100-year Rainfall=7.29" Area (sf) CN Description 2,400 98 Roofs, HSG C 1,400 74 >75% Grass cover, Good, HSG C 3,800 Weighted Average 1,400 36.84% Pervious Area 2,400 63.16% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 7.0 Direct Entry, Subcatchment 6S: Site to Driveway Culvert Runoff Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 0.85 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type II 24-hr 100-year Rainfall=7.29" Runoff Area=3,800 sf Runoff Volume=1,911 cf Runoff Depth=6.04" Tc=7.0 min CN=WQ 0.79 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 35HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 1R: Site Total Inflow Area = 52,100 sf, 23.80% Impervious, Inflow Depth = 6.10" for 100-year event Inflow = 8.24 cfs @ 12.01 hrs, Volume= 26,487 cf Outflow = 8.24 cfs @ 12.01 hrs, Volume= 26,487 cf, Atten= 0%, Lag= 0.0 min Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 1R: Site Total Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 9 8 7 6 5 4 3 2 1 0 Inflow Area=52,100 sf 8.24 cfs 8.24 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 36HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 2R: Site to West Inflow Area = 43,200 sf, 27.08% Impervious, Inflow Depth = 6.14" for 100-year event Inflow = 6.62 cfs @ 12.03 hrs, Volume= 22,112 cf Outflow = 6.62 cfs @ 12.03 hrs, Volume= 22,112 cf, Atten= 0%, Lag= 0.0 min Routed to Reach 1R : Site Total Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Reach 2R: Site to West Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 7 6 5 4 3 2 1 0 Inflow Area=43,200 sf 6.62 cfs 6.62 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 37HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Reach 3R: Driveway Culvert Inflow Area = 18,000 sf, 28.89% Impervious, Inflow Depth = 6.49" for 100-year event Inflow = 3.97 cfs @ 11.98 hrs, Volume= 9,735 cf Outflow = 3.97 cfs @ 11.98 hrs, Volume= 9,735 cf, Atten= 0%, Lag= 0.1 min Routed to Pond 1P : Onsite Lowpoint Routing by Stor-Ind+Trans method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Max. Velocity= 7.56 fps, Min. Travel Time= 0.1 min Avg. Velocity = 2.29 fps, Avg. Travel Time= 0.2 min Peak Storage= 16 cf @ 11.98 hrs Average Depth at Peak Storage= 0.63' , Surface Width= 0.96' Bank-Full Depth= 1.00' Flow Area= 0.8 sf, Capacity= 5.44 cfs 12.0" Round Pipe n= 0.013 Concrete pipe, straight & clean Length= 30.0' Slope= 0.0233 '/' Inlet Invert= 960.00', Outlet Invert= 959.30' Reach 3R: Driveway Culvert Inflow Outflow Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 4 3 2 1 0 Inflow Area=18,000 sf Avg. Flow Depth=0.63' Max Vel=7.56 fps 12.0" Round Pipe n=0.013 L=30.0' S=0.0233 '/' Capacity=5.44 cfs 3.97 cfs 3.97 cfs Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 38HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Summary for Pond 1P: Onsite Lowpoint Inflow Area = 41,100 sf, 23.36% Impervious, Inflow Depth = 6.38" for 100-year event Inflow = 8.95 cfs @ 11.98 hrs, Volume= 21,846 cf Outflow = 6.28 cfs @ 12.05 hrs, Volume= 21,846 cf, Atten= 30%, Lag= 4.1 min Discarded = 0.01 cfs @ 12.05 hrs, Volume= 968 cf Primary = 6.27 cfs @ 12.05 hrs, Volume= 20,879 cf Routed to Reach 2R : Site to West Routing by Stor-Ind method, Time Span= 0.00-72.00 hrs, dt= 0.01 hrs Peak Elev= 960.25' @ 12.05 hrs Surf.Area= 2,400 sf Storage= 3,444 cf Plug-Flow detention time= 62.3 min calculated for 21,846 cf (100% of inflow) Center-of-Mass det. time= 62.3 min ( 819.2 - 756.9 ) Volume Invert Avail.Storage Storage Description #1 958.00' 4,769 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 958.00 800 0 0 959.00 1,400 1,100 1,100 960.00 2,150 1,775 2,875 960.75 2,900 1,894 4,769 Device Routing Invert Outlet Devices #1 Primary 954.41'18.0" Round Culvert L= 61.0' CMP, square edge headwall, Ke= 0.500 Inlet / Outlet Invert= 954.41' / 953.30' S= 0.0182 '/' Cc= 0.900 n= 0.013 Concrete pipe, straight & clean, Flow Area= 1.77 sf #2 Discarded 958.00'0.200 in/hr Exfiltration over Surface area #3 Device 1 958.50'15.0" Vert. Orifice/Grate C= 0.600 Limited to weir flow at low heads #4 Device 1 960.50'48.0" Horiz. Orifice/Grate C= 0.600 Limited to weir flow at low heads Discarded OutFlow Max=0.01 cfs @ 12.05 hrs HW=960.25' (Free Discharge) 2=Exfiltration (Exfiltration Controls 0.01 cfs) Primary OutFlow Max=6.26 cfs @ 12.05 hrs HW=960.25' (Free Discharge) 1=Culvert (Passes 6.26 cfs of 19.20 cfs potential flow) 3=Orifice/Grate (Orifice Controls 6.26 cfs @ 5.11 fps) 4=Orifice/Grate ( Controls 0.00 cfs) Type II 24-hr 100-year Rainfall=7.29"25018 Proposed Hydro Printed 10/29/2025Prepared by Land & Resource Consulting Inc Page 39HydroCAD® 10.20-7a s/n 12643 © 2025 HydroCAD Software Solutions LLC Pond 1P: Onsite Lowpoint Inflow Outflow Discarded Primary Hydrograph Time (hours) 727068666462605856545250484644424038363432302826242220181614121086420 Fl o w ( c f s ) 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=41,100 sf Peak Elev=960.25' Storage=3,444 cf 8.95 cfs 6.28 cfs 0.01 cfs 6.27 cfs 7 7 KRUNCH Storage, Joe Huth Gem Lake, Minnesota Appendix C: Storm Sewer Drainage Calculations 4.19% 2. 0 0 % 9 6 2 9 6 3 9 6 4 9 6 1 9 6 0 9 5 9 9 6 1 9 6 2 96 1 962 4:1 962 963 960 959 961 62.97 63.40 64.00 64. 0 0 64. 0 0 64.0 0 64.50 2. 2 7 % 64.50 64. 5 0 64.50 2. 2 7 % 12 . 5 0 % 12 . 4 9 % 63.81 3.43% 63.40 5.49% 63. 9 5 2 . 7 8 % 63.65 63. 4 5 4.20% 5.26% 2.6 6 % 62.05 61.86 61.09 62.75 62.66 964 965 963 62.87 63.9 0 63.50 62.47 61.56 62.06 6 3 . 2 7 62.80 62.80 62.76 62.53 6 2 . 2 7 6 2 . 7 7 6 2 . 3 9 62.39 62 . 7 2 60.00 4:1 62.70 5.21% 4. 1 0 % 3. 9 7 % 2.9 1 % 2.00% 2.20%3.01% 5.6 4 % 3:1 3.97 % 2.0 7 % 5.80 % 3.1 6 % 4. 1 0 % 3.07% 63.30 OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E OH E AM-PM AUTO REPAIR SIG N B-1 B-2 959 960 960 963 96 49 6 5 964 96 3 9 6 2 96 1 963 962 960 963 9 6 2 963 964 9 6 0 9 5 9 9 5 8 9 5 7 963 964 9 6 4 >>>>>>>>>>>> >> >> >> >> >> X- R e f D w g : 2 5 0 1 8 - S U R V E Y . d w g X- R e f D w g : 2 5 0 1 8 - B o r d e r . d w g X- R e f D w g : 2 5 0 1 8 - B A S E . d w g X- R e f D w g : 2 5 0 1 8 - G R A D . d w g X- R e f D w g : 2 5 0 1 8 - U T I L . d w g Dr a w i n g : P : \ P r o j e c t s \ 2 5 0 1 8 - S c h e u n e m a n R d , G e m L a k e , M N \ P r o d u c t i o n \ D a t a \ H y d r o \ 2 5 0 1 8 - S t o r m S e w e r D r a i n a g e . d w g La y o u t : L a y o u t 1 Da t e : O c t 3 0 , 2 0 2 5 , 1 2 : 2 1 p m Storm Sewer Drainage 0 10 20 N 10 scale Legend Drainage Boundary SubcatchmentXX DATEISSUE / REVISION 11-07-2025Site Plan Review 3863 Crestwood Place White bear Lake, MN 55110 Phone: 651-338-8848 Review By: RH Project # : 25018 Submittal Date: 11-07-2025 Submittal Phase: Site Plan Review Copyright Land & Resource Consulting Joe Huth KRUNCH Storage Gem Lake, MN MN. Lic. No. 19576 Date: Randall C. Hedlund I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. PR E L I M I N A R Y N O T F O R CO N S T R U C T I O N 14260 23rd Ave N Plymouth, MN Phone: 763-340-0699 DRAWINGS BY DRAWINGS FOR PROJECT CERTIFICATION ISSUED FOR SUBMITTAL INFO SHEET TITLE SHEET NUMBER NDB DATE:10/29/25 PROJECT NAME: KRUNCH STORAGE PROJECT NUMBER:25018 PROJECT CITY:Gem Lake PROJECT COUNTY:Ramsey PROJECT ENGINEER:RH Location I - Intensity Q - Rate Pipe Upstream Structure Downstream Structure Basin Pipe Basin Pipe CB Pipe Total CB Total CB Pipe Len.Dia.Grade Man's.Vel.Cap.Excess Build Drop Build (Ac.)(Ac.)Indiv.Avg.(Min.)(Min.)(Min.)(In/Hr)(In/Hr)(CFS)(CFS)(Ft.)(In.)(%)n (Ft/S)(CFS)Cap. (Ft.) (Ft.) (Ft.) Nyloplast Drain Basin Yard Drain FES 0.08 0.08 0.78 0.78 7.0 0.3 7.3 6.52 6.52 0.4 0.4 65 8 0.70 HDPE 0.010 3.8 1.3 0.9 Nyloplast Drain Basin 962.80 960.76 2.04 Yard Drain FES 960.30 960.30 Invert 0.00 STORM SEWER DESIGN JJK 10 Ramsey STORM EVENT: DESIGNED BY: REGION: From To Mat'l. Structure MatchTop Rim InletTop Rim InvertStructure Drainage Areas - A Tc - Time of Conc.Runoff Coeff. - C Prepared by Land Resource Consulting 10/29/2025 Page 1 8 8 KRUNCH Storage, Joe Huth Gem Lake, Minnesota Appendix D: Geotech Report November 10, 2025 Dear Resident, The City of Gem Lake, Minnesota, Planning Commission will be holding a public hearing on Tuesday, December 2nd, at 7:00 pm. The purpose of the hearing is to consider the following applications submitted by Todd Olin of Land and Resource Consulting on behalf of property owner, Greg Martz, for property at 3696 and 0 Scheuneman Road (Parcel ID 273022430027 and 273022430029). The applications are for: an Ordinance Amendment to add a new Building Type to Section 9 – Gateway District of Ordinance 131 – Consolidated Land Use Ordinance; a Zoning Compliance Certificate for to allow for the use of storage, warehousing, and office related to the business function of delivering dumpsters; a Conditional Use Permit to allow Outdoor Storage; and a Lot Line Adjustment/Minor Subdivision to adjust the property line separating the two existing parcels. The City’s Consolidated Land Use Ordinance requires a public hearing for all Ordinance Amendments and Conditional Use Permits applications. The Zoning Compliance Certificate and Minor Subdivision are included as part of the request. You are being notified of this hearing because your property is within 350 feet of the applicant’s property, 3696 and 0 Scheuneman Road (Parcel ID 273022430027 and 273022430029). You may attend the public hearing if you wish to provide comments or ask questions about the proposed request. The meeting will be held at Heritage Hall (4200 Otter Lake Road). You may also submit comments in writing (by letter or email) to Barbara Suciu, City Clerk, at 4200 Otter Lake Road, Gem Lake, MN 55110 or barbara.suciu@gemlakemn.org prior to noon on the day of the meeting. The Clerk will provide all comments received to the Planning Commission. A copy of the staff report and application materials will be available for review prior to the meeting. The meeting materials will be placed on the City of Gem Lake website (https://gemlakemn.org/). Sincerely, Andrew Boucher - Gem Lake City Planner cc: Barbara Suciu, Administrative Assistant Mike Johnson, Building Inspector CJ Sycks, Gem Lake City Planner CITY OF GEM LAKE RAMSEY COUNTY, MINNESOTA NOTICE OF PUBLIC HEARING ON PROPOSED ORDINANCE AMENDMENT AND CONDITIONAL USE PERMIT November 10, 2025 NOTICE IS HEREBY GIVEN that the Planning Commission of Gem Lake, Ramsey County, Minnesota shall consider applications from Todd Olin of Land and Resource Consulting on behalf of property owner, Greg Martz, for an Ordinance Amendment to Section 9 – Gateway District of Ordinance 131 and add a new Building Type and a Conditional Use Permit to allow Outdoor Storage for the purposes of establishing indoor/outdoor storage, warehousing, and offices for the purposes of providing a dumpster delivery business for property at 3696 and 0 Scheuneman Road (Parcel ID 273022430027 and 273022430029). A Zoning Compliance Certificate to allow the use of storage, warehousing and offices for the dumpster delivery business and a Lot Line Adjustment to relocate a common property line between the two parcels are also included in this request. The hearing will take place at the Planning Commission meeting on December 2nd, 2025, at approximately 7:00 p.m. at the Gem Lake City Hall (4200 Otter Lake Road). A copy of the application and staff report will be available from the City Clerk approximately one week prior to the hearing. Gretchen Artig-Swomley, Mayor Published one time in the White Bear Press on November 19, 2025. CITY OF GEM LAKE, MINNESOTA RESOLUTION NO. 2025-045 APPROVING A MINOR SUBDIVISION (LOT LINE ADJUSTMENT) FOR 3696 AND 0 SCHEUNEMAN ROAD, PID 273022430027 & PID 273022430029 WHEREAS, Land and Resource Consulting on behalf of, Martz Enterprises, LLC, the owner of both parcels, made an application to request a minor subdivision to allow for a lot line adjustment of the lot line between the two properties listed above; and WHEREAS, the properties are currently legally described as follows: 3696 Scheuneman Road (PID 273022430027): THAT PART OF LOT 17, BLOCK 2, LYING SOUTH OF THE NORTH 19 FEET THEREOF, AND ALL OF LOT 18, BLOCK 2, SUMMIT FARM HOMESITES, ACCORDING TO THE RECORDED PLAT THEREOF, RAMSEY COUNTY, MINNESOTA. 0 Scheuneman Road (PID 273022430029): LOTS 14, 15, 16, AND THE NORTH 19 FEET OF LOT 17, BLOCK 2, SUMMIT FARM HOMESITES, ACCORDING TO THE RECORDED PLAT THEREOF, RAMSEY COUNTY, MINNESOTA. WHEREAS, the Planning Commission reviewed the request at a duly noticed public hearing on December 2, 2025, and a duly noticed meeting on December 16, 2025, and determined that the proposed request meets the criteria for a minor subdivision, and voted to recommend approval of the request with conditions; and NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF GEM LAKE, RAMSEY COUNTY, MINNESOTA, that it should and hereby does approve a minor subdivision request to allow a lot line adjustment of the lot line between the two properties addressed as 3696 Scheuneman Road and 0 Scheuneman Road, based on the following findings: 1. The request would not create any new lots, and no new street or extension of facilities is necessary. The lot line adjustment would result in both parcels being compliant with the requirements of Ordinance 131, and the request would be consistent with the City’s 2040 Comprehensive Plan. FURTHER BE IT RESOLVED that the following condition of approval shall be met: Resolution No.: 2025-045 Page 2 of 4 1. The proposed lot line adjustment between 3696 Scheuneman Road (PID 273022430027) & 0 Scheuneman Road (PID 273022430029) shall adhere to the dimensions as proposed in the plans submitted to the City on 7/23/24 and reviewed with this request. 2. The proposed lot line adjustment shall include new legal descriptions for each parcel. 3. The applicant shall comply with the memo provided by the City Engineer dated November 24, 2025. 4. The applicant shall record the lot line adjustment with Ramsey County within one year of the date when the request was approved by City Council. 5. The applicant shall adhere to all applicable local, State, or Federal regulations. 6. The applicant shall acquire any other applicable local, State, or Federal permits for this request. 7. The applicant shall pay all fees and escrows associated with this request. Adopted by the City Council of Gem Lake, Ramsey County, Minnesota, on this 16th day of December, 2025. ______________________________ _____________________________ Gretchen Artig-Swomley, Mayor Barbara Suciu, City Clerk Resolution No.: 2025-045 Page 3 of 4 Attachment A 3610 Highway 61, Parcel ID 273022430031 ALL THAT PART OF THE WEST ½ OF THE SOUTHEAST ¼ OF SECTION 27, TOWNSHIP 30 NORTH, RANGE 22 WEST, RAMSEY COUNTY, MINNESOTA, LYING EASTERLY OF STATE TRUNK HIGHWAY NO. 61, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID SOUTHEAST ¼ OF SECTION 27, THENCE NORTH ALONG THE WEST LINE THEREOF A DISTANCE OF 789.8 FEET TO A POINT WHICH IS 1853.70 FEET SOUTH OF THE CENTER OF SECTION 27, TOWNSHIP 30, RANGE 22; THENCE EAST PARALLEL WITH THE EAST AND WEST QUARTER SECTION LINE 614.10 FEET TO THE WESTERLY LINE OF THE ST. PAUL AND WHITE BEAR ROAD, (SCHEUNEMAN ROAD); THENCE SOUTHWESTERLY ALONG THE WESTERLY LINE OF SAID ROAD TO THE INTERSECTION WITH THE SOUTH LINE OF THE SOUTHEAST ¼ OF SAID SECTION 27; THENCE WEST ALONG SAID SOUTH LINE TO THE POINT OF BEGINNING, EXCEPT THEREFROM THAT PART OF THE ABOVE DESCRIBED PROPERTY TAKEN FOR TRUNK HIGHWAY PURPOSES AND SUBJECT TO THE RIGHT OF WAY OF COUNTY ROAD “E”. ALSO EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PROPERTY: BEGINNING AT THE INTERSECTION OF THE WEST LINE OF SCHEUNEMAN ROAD AND THE NORTH LINE OF SAID COUNTY ROAD “E”, BEING 33 FEET NORTH OF THE SOUTH LINE OF SAID SOUTHEAST ¼; THENCE WEST ALONG THE NORTH LINE OF COUNTY ROAD “E” A DISTANCE OF 300 FEET; THENCE NORTH AT RIGHT ANGLES A DISTANCE OF 287.87 FEET; THENCE EAST AT RIGHT ANGLES A DISTANCE OF 331.02 FEET, MORE OR LESS, TO SAID WEST LINE OF SCHEUNEMAN ROAD; THENCE SOUTHWESTERLY ALONG SAID WEST LINE A DISTANCE OF 289.54 FEET, MORE OR LESS, TO THE POINT OF BEGINNING, ALL ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF, RAMSEY COUNTY, MINNESOTA. 3700 Highway 61, Parcel ID 273022430019 ALL THAT PART OF THE WEST ½ OF THE SOUTHEAST ¼ OF SECTION 27, TOWNSHIP 30, RANGE 22, DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE NORTH AND SOUTH QUARTER SECTION 1156.23 FEET SOUTH OF THE CENTER OF SECTION 27, TOWNSHIP 30, RANGE 22; THENCE EAST PARALLEL WITH THE EAST AND WEST QUARTER SECTION LINE 638.22 FEET TO THE WESTERLY LINE OF THE ST PAUL AND WHITE BEAR LAKE (SCHEUNEMAN ROAD); THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID ROAD 235.20 FEET; THENCE WEST PARALLEL WITH THE EAST AND WEST QUARTER SECTION LINE 631.75 FEET TO THE NORTH AND SOUTH QUARTER SECTION LINE; THENCE NORTH ALONG SAID QUARTER SECTION LINE 235.17 FEET TO THE POINT OF BEGINNING, EXCEPT ALL THAT PART WHICH LIES WEST OF THE CENTER LINE OF STATE TRUNK HIGHWAY NO. 61. SUBJECT TO STATE TRUNK HIGHWAY NO. 61, ALSO THAT PART OF LOTS 13 AND 14, BLOCK 1, SUMMIT FARM HOMESITES LYING EAST OF STATE HIGHWAY NO. 61, ALSO ALL THAT PART OF Resolution No.: 2025-045 Page 4 of 4 THE WEST ½ OF THE SOUTHEAST ¼ OF SECTION 27, TOWNSHIP 30, RANGE 22, DESCRIBED AS FOLLOWS: ALL THAT PART OF THE SOUTH 362.3 FEET OF THE NORTH 1853.7 FEET LYING BETWEEN THE SCHEUNEMAN ROAD AND THE CENTERLINE OF THE STATE TRUNK HIGHWAY 61, SUBJECT TO SAID HIGHWAY 61, ALSO ALL THAT PART OF THE SOUTH 100 FEET OF THE NORTH 1491.4 FEET OF THE SOUTHEAST ¼ OF SECTION 27, TOWNSHIP 30, RANGE 22, LYING EAST OF STATE TRUNK HIGHWAY NO. 61 AND WEST TO SCHEUNEMAN ROAD, ACCORDING TO THE U.S. GOVERNMENT SURVEY THEREOF. Ordinance No. ___ 1 CITY OF GEM LAKE, RASMSEY COUNTY, MINNESOTA ORDINANCE NO. 2025 _____ AN ORDINANCE AMENDING ORDINANCE #131, SECTION 9.6 REGARDING BUILDING TEMPLATE TYPES AND PERMITTED USES THE CITY COUNCIL OF THE CITY OF GEM LAKE ORDAINS: Section 1. Amendments to Ordinance #131 1-1. Ordinance #131, Section 9.6 shall be amended to include Figure 15b ‘Commercial Storage’. 1-1.1. See Attachment A for full text. 1-2. Ordinance #131, Section 9.6, Figure 17 shall be amended to include the following: 1-2.1. ‘Storage/Office’ is a permitted use and ‘Outdoor Storage’ is a conditional use in the Commercial Storage building type template. Section 2. Severability. Should any section, subdivision, clause, or other provision of this Ordinance be held to be invalid by any court of competent jurisdiction, such decision shall not affect the validity of the Ordinance as a whole, or of any part thereof, other than the part held to be invalid. Section 3. Effective Date. This Ordinance shall take effect and be in force from and after is passage and publication. Adopted by the City Council of the City of Gem Lake, Ramsey County, Minnesota, this 16th day of December, 2025. ______________________________ _____________________________ Gretchen Artig-Swomley, Mayor Barbara Suciu, City Clerk Ordinance No. ___ 2 Attachment A Figure 15b Definition: Alterative layout standard for Single-Use Buildings designed and intended for businesses that store and distribute auto-oriented goods, without a retail component. The building type includes outdoor storage as a primary use, which must be approved through a Conditional Use Permit. Secondary uses include office or small commercial warehousing. Figure 15b Lot Size & Placement Requirements: Lot Size: The lot must be at least 10,000 Square Feet (SF) or 0.229 acres in size Frontage Street: Scheuneman Road (Buildings may orient towards the Highway or Scheuneman Road); access may be from Scheuneman Road. Alley: Not Applicable. Parking: One space per employee. Outdoor storage of inventory and service vehicles is not counted toward parking requirements. Impervious Surface Coverage: Maximum of 80% of the lot. Figure 15b Building Disposition: Footprint: One or two stories, with a minimum of 4,800 SF. Minimum Setbacks – Parking: Front: 25 feet Other: 5 feet Minimum Setbacks – Buildings: Front: 25 feet Rear: 10 feet Side: 10 feet Orientation: Principal façade may face any direction including orienting towards Scheuneman Road. Figure 15b Height and Use Requirements: Maximum Building Height: 30 feet, exclusive of rooftop equipment or screening. Use: Commercial Storage for an Auto-Oriented business that stores and distributes goods, without a retail component. Outdoor storage complying with the standards of this Figure 15b., shall be a permitted use in the Gateway District Neighborhood Center with a Conditional Use Permit. This use is not permitted with any other building type. Figure 15b Modifications/Exclusions: A. Commercial Storage complying with the standards of this Figure 15b. shall be a permitted use in the Gateway District Neighborhood Center with a Conditional Use Permit required for Outdoor Storage. B. Figure 15b – Commercial Storage shall be added under 9.6 Building Type Standards. C. 4.1.1 B) – Gateway District “G” – a PUD is not required. D. 9.1.11.4 Neighborhood Center – Commercial Storage is not required to be pedestrian oriented. E. 9.5. Civic Space Standards – Not Applicable. F. 9.6.5.1.4 Commercial – Add Commercial Storage as a Permitted Use and Outdoor Storage as a Conditional Use for a Commercial Storage Building Type (15.b) G. 9.6. Building Type Standards– 7. Commercial, add 5. Commercial Storage. H. 9.7.3.3.1. Connectivity Requirements - Requirements for sidewalks along all streets does not apply. I. 9.10.6. Bicycle Parking – Optional; if provided, must be within 50 feet of building entrances, made of permanent construction and attached to the ground, and designed to allow the bicycle frame and both wheels to be securely locked to the parking structure . Facilities shall be at least two feet in width and six feet in length and be placed to allow a minimum of five feet of back-out or maneuver space. J. 9.11.2 Building Placement – Nonresidential – Placement of the front façade on the front build- to line does not apply; building shall be placed within required setback boundaries. Ordinance No. ___ 3 K. 9.11.5.1.2 – Front Facades and Entries to nonresidential buildings – This section does not apply. Overhead doors facing any direction shall be permitted. L. 9.11.7. Materials – Add in 4. Steel panel siding is allowed as a primary or secondary material for this building type. M. 9.11.9 Roofs – A peaked roof is allowed for this building type template N. 20.4.1 Commercial Storage is allowed commercial driveways of up to 36’ wide to accommodate trucks. CITY OF GEM LAKE, MINNESOTA RESOLUTION NO. 2025-046 APPROVING A ZONING COMPLIANCE PERMIT FOR 0 SCHEUNEMAN ROAD, PID 273022430029 WHEREAS, Land and Resource Consulting on behalf of, Martz Enterprises, LLC, the owner of the parcel, made an application to request a zoning compliance permit to allow for a redevelopment project located at the property listed above; and WHEREAS, the Planning Commission reviewed the request at a duly noticed public hearing on December 2, 2025, and a duly noticed meeting on December 16, 2025, and determined that the proposed request meets the criteria approval, and voted to recommend approval of the request with conditions; and NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF GEM LAKE, RAMSEY COUNTY, MINNESOTA, that it should and hereby does direct staff to approve and issue a zoning compliance permit to allow for a redevelopment project located at the property addressed as 0 Scheuneman Road. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. The applicant shall construct the proposed building and sales lot as per the plans submitted to the City on 11/10/2025 and reviewed with this application. a. The applicant shall revise their plans to address comments from the City Engineer dated 11/24/25, and comments from the Fire Department, Building Inspector and BNSF Railroad. 2. The applicant may construct the proposed building shown on the site plan, with said building meeting the requirements of Building Type Template 15b. 3. The applicant must adhere to the requirements of Section 18. Performance Standards, Subdivision 8 – Lighting and Glare; 5. Lighting for outdoor storage areas; if lighting is provided, then it shall comply with the following limitations: a. Maximum maintained lighting level at any point within the area, measured thirty-six (36") inches above grade, shall not exceed fifteen (15) foot-candles. b. Maximum maintained vertical illumination, measured five (5') feet out from the property line with the meter directed toward the area in question, shall be two (2) foot-candles. c. Maximum point brightness, measured with a brightness meter from a point five (5') feet out from the property line, shall be no greater than three-hundred (300) foot Lamberts 4. The applicant shall adhere to all applicable local, State, or Federal regulations. Resolution No.: 2025-046 Page 2 of 2 5. The applicant shall acquire any other applicable local, State, or Federal permits for this request. 6. The applicant shall pay all fees and escrows associated with this request. Adopted by the City Council of Gem Lake, Ramsey County, Minnesota, on this 1 6th day of December, 2025. ______________________________ _____________________________ Gretchen Artig-Swomley, Mayor Barbara Suciu, City Clerk CITY OF GEM LAKE, MINNESOTA RESOLUTION NO. 2025-047 APPROVING A CONDITIONAL USE PERMIT TO ALLOW OUTDOOR STORAGE FOR 0 SCHEUNEMAN ROAD, PARCEL ID 273022430029 WHEREAS, Land and Resource Consulting on behalf of, Martz Enterprises, LLC, the owner of the parcel, made an application to request a conditional use permit to allow for outdoor storage of unfilled dumpsters; and WHEREAS, the property is legally described as follows: 0 Scheuneman Road (PID 273022430029): LOTS 14, 15, 16, AND THE NORTH 19 FEET OF LOT 17, BLOCK 2, SUMMIT FARM HOMESITES, ACCORDING TO THE RECORDED PLAT THEREOF, RAMSEY COUNTY, MINNESOTA. WHEREAS, the Planning Commission reviewed the request at a duly noticed public hearing on December 2, 2025, and determined that the proposed request meets the criteria for a conditional use permit, and voted to recommend approval of the request with conditions; and NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF GEM LAKE, RAMSEY COUNTY, MINNESOTA, that it should and hereby does approve the conditional use permit to allow for outdoor storage, located at 0 Scheuneman Road, Parcel ID 273022430029, based on the following findings: 1. Based on the applicant’s submittal, the request meets the requirements of the city’s Consolidated Land Use Ordinance (Ordinance No. 131). FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. The applicant is permitted to add outdoor storage of unfilled dumpsters onto the site, consistent with the plans received by the City on November 10, 2025. a. No compaction, waste production or storage is allowed with the use and it is limited to providing dumpsters for customers to use off-site. b. The applicant is responsible for addressing the comments provided by the City Engineer in a memo dated November 24, 2025 and the comments from the Fire Department, Building Inspector, and BNSF railroad. 2. The applicant shall adhere to Gem Lake City Ordinance Number 86 (Nuisance). 3. All plans must be submitted to the Metropolitan Council for SAC review prior to the issuance of any building permits and any applicable Water Availability Charges or Local Sewer Availability Charges as established by the City of Gem Lake. 4. The applicant shall obtain all necessary local permits prior to construction. 5. The applicant shall adhere to all other applicable local, state, and federal requirements. 6. The applicant shall pay all fees and escrows associated with this request. Resolution No.: 2025-047 Page 2 of 2 Adopted by the City Council of Gem Lake, Ramsey County, Minnesota, on this 16th day of December, 2025. ______________________________ _____________________________ Gretchen Artig-Swomley, Mayor Barbara Suciu, City Clerk