HomeMy WebLinkAbout08-12-2004 Planning Commission Meeting Packet•
•
Estimated
Times
7:00 I. Call to Order:
II. Approval of Agenda
III. Approve Minutes of July 15, 2004 (1)
V. De • artment Commissi• n Liaison Other Re • orts:
Adjournment
A.
B.
C.
7:15 VI. Visitors /Public Comment:
This is an opportunity for the public to address the Commission with questions or concerns
regarding items not on the agenda. Please limit comments to three minutes.
VII. Public Hearings:
A. Don Hoff d /ba AAMCO Transmissions: To consider requests for site
plan review and conditional use permit allowing auto related use within the
B -3, Highway/Business Warehouse District at 12430 55 St. N. (2)
B. Fox Hollow PUD (formerly East Oaks PUD 2" Addition).: To consider
request for General Plan of Development allowing construction of two
office buildings and one residential condominium building, located South
of 60t St. and East of Osgood Ave. N. (3)
VIII. New Business:
IX. Old Business:
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING AGENDA
Thursday, August 12, 2004 — 7:00 p.m.
Commission Liaison:
St. Croix Crossing Update:
Other:
X. Informational:
A. Next Meeting: September 9, 2004 — Regular Meeting @ 7:00 p.m.
B. Council Representative: August — Commissioner Wasescha
September — Commissioner Oswald
Lk
•
CITY OF OAK PARK HEIGHTS
PLANNING COMMISSION MEETING MINUTES
Thursday, July 15, 2004
EN 1
Call To Order: Chair Dwyer called the meeting to order at 7:00 p.m. Present: Vice Chair
Runk, Commissioners Liljegren and Wasescha. City Planner Richards and Commission Liaison
McComber. Absent: Commissioner Oswald and City Administrator Johnson.
Approval of Agenda: Vice Chair Runk, seconded by Commissioner Liljegren, moved to approve
the Agenda as presented. Carried 4 -0.
Introduction of New Commissioner -- Warren Wasescha: Chair Dwyer welcomed
Commissioner Wasescha.
Approve Minutes: Chair Dwyer, seconded by Vice Chair Runk, moved to approve the Minutes
of June 10, 2004 as amended. Carried 4 -0.
Department /Commission Liaison Reports /Other Reports:
A. Commission Liaison:
B. St. Croix Crossing Update: Commission Liaison McComber reported that there is a
Stakeholders meeting scheduled for July 27, 2004 from 9 a.m. to 4:30 p.m. at Stillwater City
Hall.
C. Other:
Visitors /Public Comment: There were no visitors to the meeting other than those present for
items upon the published Agenda.
Public Hearings
A. Bahr Construction LLC: To consider a request for a conditional use permit allowing a
house to be relocated from 14990 60th St. N. to 15431 58th St. N.
City Planner Richards reviewed the July 8, 2004 planning report regarding the request, discussed
environmental waste concerns for the site, provided an issue analysis, and recommended conditions
for approval, should the Commission wish to recommend approval of the request.
Chair Dwyer opened the public hearing for comment.
Rodney Bahr introduced himself as the applicant and clarified what was needed in the way of
environmental or contamination issue verification. City Planner Richards encouraged Mr. Bahr to
contact the Department of Natural Resources as to any groundwater or similar type issues they may
have. Mr. Bahr discussed the phasing of the move project and noted his intention to construct a
similar structure or move in a comparable home to the second lot at the site.
• Liz Weaver —15430 58th St. N. expressed her concern about environmental hazards existing at the
property and stated that she feels soil testing should be required.
Planning Commission Minutes
July 15, 2004
Page 2 of 4
Pam Patrick —15365 58th St. N. expressed her concern as to drainage and water run off, pointing
out that there are no storm sewers in place in the area.
Commissioner Liljegren, seconded by Vice Chair Runk, moved to close the public hearing. Carried
4 -0.
Discussion ensued as to soil testing and possible areas of contamination at the site. Carole Freeman
of 5835 Pellet Ave. N. stated that in the past 16 years of living in the neighborhood, she has
observed oil having been dumped on the ground. She expressed concern for children who may play
in the yard at the site. Craig Freeman, from the audience, mentioned a barrel encased in concrete.
Commission discussion continued as to the conditions and adequacy of their language to ensure
coverage of the contamination concern.
Chair Dwyer, seconded by Vice Chair Runk, moved to recommend City Council approval subject to
the July 8, 2004 Planning Report conditions as amended:
1. Upon relocation, the building shall comply with the applicable requirements of the Uniform
Building Code, subject to approval of the City's Building Inspector.
2. A performance security is provided to the City as specified in Section 401.08 of the Zoning
Ordinance.
3. The relocated structure is ready for occupancy within eight months from the date of location
on the site.
4. A site plan showing landscape improvements approved by the City Arborist.
5. Approval of a grading and drainage plan by the City Engineer.
6. Revised building plans showing garage door access as matching submitted site plans.
7. Any required State environmental permitting for the site shall be obtained by the applicant and
written copies provided to the City within ten days of receipt.
8. Applicant shall secure a licensed environmental specialist, subject to the approval of the City
Engineer, to be on site at all times during the excavation phase of the construction and shall
monitor the excavation activities to ensure that there are no findings of inappropriate buried
materials and/or tanks. Should any inappropriate materials be found while the excavation is
taking place, all work shall cease and the City shall be immediately notified. Upon completion
of the excavation activities, the specialist will provide written comments to the City that no
inappropriate, inconsistent or hazardous materials were found.
Carried 4 -0.
•
•
•
•
•
Planning Commission Minutes
July 15, 2004
Page 3 of 4
B. Xcel Energy — A.S. King Plant (MERP) Rehabilitation: To consider requests for a
conditional use permit for placement of pollution control devices, to allow fill for flood
barriers and Variance to height and setback requirements.
City Planner Richards reviewed the July 9, 2004 planning report as to the requests in relation to the
rehabilitation project at the A.S. King Plant. Richards provided an issue analysis and recommended
conditions for approval, should the Commission wish to recommend approval of the request.
Chair Dwyer opened the public hearing for comment.
Darrell Knutson introduced himself as a project manager for Xcel Energy-A.S. King Plant and
stated that he and a number of experts for the project were in attendance and available for any
questions the Commission may have.
There being no visitors to the public hearing, Vice Chair Runk, seconded by Commissioner
Wasescha, moved to close the public hearing. Carried 4 -0.
Discussion ensued as to approvals and processes, approximate timing anticipated for delineation of
equipment that will possibly be considered taxable or tax exempt. Mr. Ron Elsner, Xcel Energy
Project Coordinator, discussed anticipated longevity of the equipment upgrade and noted that upon
completion of the rehabilitation project he is unaware of any major remodeling projects planned for
the site beyond general maintenance. It was pointed out that the facility, with its rehabilitation, will
be considered state of the art and is expected to be the cleanest plant Xcel Energy will have at the
time.
Chair Dwyer, seconded by Vice Chair Runk, moved to recommend City Council approval, subject
to the July 9, 2004 Planning Report conditions:
1. Xcel shall work with Andersen Corporation, MnDOT, and the City as the work progresses to
analyze any traffic concerns for Hwy. 95.
2. Xcel shall construct at least 300 parking stalls to accommodate construction personnel for the
project.
3. All lighting at the construction site and temporary parking lots shall be in compliance with the
Zoning Ordinance.
4. The tree removal and replacement shall be subject to review and approval of the City Arborist.
No additional landscaping is required for the project.
5. The City will not require conformance with the Design Guidelines for the project.
III 6. The plans for the project must be submitted to and are subject to the approval of the Corps of
Engineers, Minnesota Pollution Control Agency, Department of Natural Resources and others
as they may apply.
Old Business:
Informational:
A. Next Meeting: August 12, 2004 7:00 p.m. — Regular Meeting
B. Council Representative: July — Vice Chair Runk
August — Commissioner Wasescha
Approved by the Planning Commission:
Planning Commission Minutes
July 15, 2004
Page 4 of 4
7. Xcel anticipates that the boiler and turbine will not be considered exempt for tax purposes under
MN Statutes 272.02 or as amended.
S. Any other conditions of the City staff, Planning Commission, and City Council.
Carried 4 -0.
New Business:
A. Corblick —15471 58th St. N.: Property Subdivision (Combining of Lots) City Planner
Richards informed the Commission that the request did not require Planning Commission
action and that the information was for their reference.
A. Re- establish Council Representation Schedule: Commission discussion was had as to the
schedule and completion of the same. Commissioner Wasescha will act as Council
Representative in August and December of 2004.
Vice Chair Runk inquired about the Commission Contact List noting email addresses. He recalls
having received one before and asked that the updated list include email addresses for the
Commissioners. Commission Liaison McComber stated that she would refer the matter to Julie
Hultman for update.
Adjournment: Vice Chair Runk, seconded by Commissioner Wasescha, moved to adjourn at
7:59 p.m. Carried 4 -0.
Respectfully submitted,
Julie A. Hultman
Community Development
•
•
NORTHWEST A S CIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com
ning.com
ENCLOSURE 2,
PLANNING REPORT
TO: Eric Johnson
FROM: Bob Kirmis / Scott Richards
DATE: August 5, 2004
RE: Oak Park Heights - AAMCO Transmission CUP
at 5525 Memorial Avenue
FILE NO: 798.02 - 04.11
BACKGROUND
Don Hoff, on behalf of AAMCO Transmission, has made application for a conditional
• use permit to allow an auto repair use within the Stillwater Auto Clinic building located
north of 55 Street North and east of Memorial Avenue North.
The subject property is zoned B -3, Highway Business and Warehousing which lists
"auto service centers" as conditional uses. It is the applicant's intention to occupy the
northern 3,900 square feet of the existing 7,032 square foot building and renovate the
space to accommodate their business needs.
The existing "DDD LLC development" was approved in 2001 as a PUD that allowed the
project to be constructed in two phases. In the Spring of 2003, the original plan was
revised to allow a downsizing of the subject building (Building 2) and an increase in the
size of the parking lot.
The southern half of the subject building is presently occupied by the Stillwater Auto
Clinic.
Attached for reference:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Site Plan
Building Elevations
Floor Plan
Sign Detail
ISSUES ANALYSIS
Project Request. The request is to allow an auto service facility within the northern
portion of the subject building (Building 2 as identified on the site plan).
According to the applicant, AAMCO Transmission is a specialized transmission and
repair center which is complementary to a repair shop such as the Stillwater Auto Clinic.
Typically, an outside vender provides tanks for transmission fluid, oil, etc. and
periodically removes wastes and refills the tanks. All of the tanks will be stored indoors
in compliance with building and fire codes.
Normally, the business employs five persons. Although not finalized, anticipated
business hours are 7:30 or 8:00 am to 5:00 or 6:00 pm Monday through Friday and
Saturday 7:30 or 8:00 am until noon.
Proposed renovations (within the existing space) include the following:
1. Three new garage door openings
2. The relocation of an existing man door
3. Interior improvements including:
• Five vehicle service bays
• Three new office areas (including a second level mezzanine office)
• A customer waiting room
• Employee break room
• Restroom
The Zoning Ordinance lists specific criteria for review of auto service stations and motor
fuel stations. Those criteria that are applicable to solely an auto repair center will be
complied with. Conditions will be added to the approval related to outside storage
areas, keeping the doors to the service bays closed, noise, and licensing.
Parking. A total of 99 off- street parking spaces exist on the subject site. Fifty three of
the spaces are devoted to use by the subject building (Building 2).
As part of previous evaluation, it was determined that 11 off- street parking spaces are
required of the Stillwater Auto Clinic.
The Zoning Ordinance provides a parking requirement for auto repair consisting of eight
parking spaces plus one additional space for each 800 square feet of floor area over
1,000 square feet. This equates to an off- street parking space requirement of 12
spaces for ARMCO Transmission.
The combination of the two automobile repair uses on the site would require 23 off -
street parking stalls, significantly Tess than the 53 stalls provided.
2
• To be noted is that the parking supply surplus (30 stalls) allows for parking flexibility for
the project owner as it relates to future potential tenants.
Garage Doors. As noted previously, the applicant is proposing to construct three new
service bay doors (on the north side of the building). The new garage doors are located
such that they will not negatively impact site circulation and do not contradict the
intentions of the City's Design Guidelines. As a matter of City policy, such new service
bays constitute off- street parking stalls in the evaluation of off- street parking supply.
It has not been indicated whether or not new lighting is to be installed over the new
service bay doors. If so, fixture details should be submitted for City review and
approval.
Performance Standards. The buildings and site have been constructed according to
approved plans. All grading and drainage, lighting, building design, trash enclosure,
and landscaping issues were resolved at the time of construction.
Signage. Wall signage has been proposed on the northeast and southeast sides of the
building. Each sign is to measure approximately 52 square feet in size (see Exhibit 4).
The ordinance makes an allowance for the two wall signs for multi- tenant buildings
provided they are affixed to the tenant space and do not exceed the area requirements
of the B -3 zoning district. The sign location and size requirements of the ordinance
have been satisfied.
The proposed wall signs for the development will be required to meet all requirements
of Section 401.15.G of the Zoning Ordinance.
RECOMMENDATION /CONCLUSION
Based upon the preceding review, it is recommended that the conditional use permit to
allow for auto repair use, for AAMCO Transmission at 5525 Memorial Avenue in the B-
3, Highway Business and Warehousing District, be approved subject to the following
conditions:
1. All automobile repair activities shall be limited to within the principal structure and
the doors to the service bays shall be kept closed except when vehicles are
being moved in or out of service areas.
2. There shall be no exterior storage of automobile parts, parked cars, tanks (for
transmission fluid, oil, etc.) or related items on the site. All storage shall be
internal to the building. Any cars to be stored outside of the building shall be in
full working order.
40 3. All tanks shall be stored in compliance with building and fire codes.
4. All noise created from operations on the site shall be in conformance with
Section 401.15.B.11 of the Zoning Ordinance.
5. The applicant shall receive and retain, if required, a Hazardous Generators
License from Washington County for the Discount Tire operation.
6. If new lighting is to be installed over the new service bay doors, fixture details be
submitted for City review and approval.
7. All proposed signage shall be in compliance with Section 401.15.G of the Zoning
Ordinance.
4
•
•
•
•
�3
Nri '0121614 )1 cI l eo "1 Z DTI 'aaa 2V
NolSS�wSNV LL ODWVV
ao: ployasea1 pasodoid
H ; 2 11
�y i . „. b,
.... 1 ot
.; 1 ... . .. sn 3 s In 1
iji fp L I i F 1 ii
la 40.
I
ki lA it filit;' il.
11 1 sl _ g Ai iiiii I
I/ II / 111 111 I MI iii" jai I I L, 1 I 11 , I I
ai w1►1 A d !!
i
Ili 1
ijIi ! JiI v
I '1 1
It 1 Pelf! y ; i a i if
40 11 pl ts t .. Pio 414 3
1 ;10. 0 .1*-iiiiiii
1;i liggigiii
1 i1 J�ili i N .1 i► N " i i
d 4el0dd,ddift 4 r tl
-I111.11 11 I_a ___
LiJJiJJ4_1-
;2 Mat
11
1
warms
1s
ON3WW
z
M-
a
O
!ATTACHMENT D
EXHIBIT 1
u.
■
1 1
s3
3
hi!
d
•
E:
•u
b
-n
11
—U
as
Oz
elosouu!W 1 $142i 0H Ind lee
Z# JNtalln8 '0'Ti aaa
SuipI!118 pasodoid
3
d
-n
-u
aB
5. =
d;
d
ii
a
1
1 1
11
3
3
3
1
2
O
ATTACHMENT F
(=
d
E
M
g
rL
EXHIBIT 2
•
•
1
s
1
b
t
d
1 4 2 PH Pied 1O UI Z Dl1 'aaa 3V
NOISSIWSNVILL ODWVV
Jo es�ea asodoi
� Pfo y 1p d
d
3
giSisi
d
J
11
-H
1
1
1
ATTACHMENT G
I 3: 1 4
� M �
�I
{
PIP;
pp
1
.42PH 'NEd O u! Z 311 'aaa w
NOISSIWSNV Il ODWVV
.10J noyaseal pasodoid
3
i
1 1
1
1
ATTACHMENT C
11
4.
i
i
i C4 :
§1
1
�d
ib
ti
i: ,
li
� fi Q
Q
EXHIBIT 3
::::00:0:::::
:::::::::::::
aaaaaaaaaaaaa
�BEBB�iBBtiBei
q_o _ !,
l'h
:
r ..
r �
� 1
� t
D-
r _
lid ID00
V
sv�
l9Ql
Ala
MOS
Y90t
0901
$0l
0101
col
ro
x000
PIP;
pp
1
.42PH 'NEd O u! Z 311 'aaa w
NOISSIWSNV Il ODWVV
.10J noyaseal pasodoid
3
i
1 1
1
1
ATTACHMENT C
11
4.
i
i
i C4 :
§1
1
�d
ib
ti
i: ,
li
� fi Q
Q
EXHIBIT 3
•
•
in a
- e
3 cs
Ji
W 8 2
J � §
m
0
!t-
j
Z
a
re
ATTACHMENT E
, D��W�va�r°- ° zj1o!a-a
� 111Z t�.o7 �` g 2 u -'- .
L0 11. IWit .1t cJ z
-11"""t aa•�ca�ig� �wo�`�a_
W11�Wap� cgoriori W w
J MI YW �.'C`1�'n_mQ�I
aL mowwtir.°i� e'er :�'�1Cq
n
�>~ ° ar������ � rm� �a� ®Z
11 2 t.. ;g W HIZ '�
111 CaSOW S � Yil M'
EXHIBIT 4
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: August 5, 2004
RE: Oak Park Heights — East Oaks 2nd Addition — Fox Hollow PUD
General Plan
FILE NO: 798.02 — 04.04
BACKGROUND
NORTHWEST ASSOCIATED CONSULTANTS, INC.
4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422
Telephone: 763.231.2555 Facsimile: 763.231.2561 pianners@nacplanning.com
ENCLOSURE 3
River Valley Rentals LLC is requesting approval of a mixed use, planned unit
development (PUD) general plan for a development south of 60 Street and west of
Osgood Avenue, referred to as Fox Hollow. The development includes a 29 unit
condominium building, a 2,090 square foot office building, and a 7,600 square foot
office building. The parcel, located just to the north of the East Oaks Townhome
development is 2.39 acres in size.
In conjunction with the general plan approval, the application includes a request for
preliminary/final plat approval, Design Guidelines review, and minor amendment to the
Comprehensive Plan.
A PUD concept plan for this development was approved by the City Council in April of
2004. The applicants have revised the plan slightly, including reducing the number of
condominiums from 32 to 29 and increasing the total square footage of one of the office
buildings from 4,658 to 7,600 square feet. This was accomplished by creating a two
story building with a lower level parking garage.
Attached for reference:
Exhibit 1: Boundary and Topographic Survey
Exhibit 2: Preliminary Plat
Exhibit 3: Site Layout and Utility Plan
Exhibit 4: Grading, Drainage and Erosion Control Plan
Exhibit 5: Sanitary Sewer Plan and Profile
Exhibit 6: Storm Sewer Plan and Profile
Exhibit 7: Preliminary Tree Replacement Plan
Exhibit 8:
Exhibit 9:
Exhibit 10:
Exhibit 11:
Exhibit 12:
Exhibit 13:
Exhibit 14:
Exhibit 15:
Exhibit 16:
Exhibit 17:
Exhibit 18:
Exhibit 19:
Exhibit 20:
Exhibit 21:
ISSUES ANALYSIS
Landscape Plan
Standard Landscape Details
Site Plan
West Office Building Elevations and Floor Plans
East Office -- Garage Level Plan
East Office — First/Second Level Floor Plan
East Office — Building Elevations
Condo Building -- Garage Level Plan
Condo Building — First Floor Plan
Condo Building — Second and Third Floor Plan
Condo Building — Building Elevations
Signage and Trash Enclosure Plans
Photometric Plan
Alternate Grading Plans
Comprehensive Plan. The Comprehensive Plan designates the entire project area
as commercial land use. Should this project move forward, the Comprehensive Plan
Land Use Map should be amended to address the mixed commercial /residential land
use of this project.
Zoning. The northern portion of the subject property is zoned B -2 General Business
while the southern portion is zoned R -B Residential /Business Transitional. Within such
districts, a PUD is listed as a conditional use.
The use of the PUD allows multiple buildings on one property with shared parking. The
current zoning is consistent with the proposed project.
Density. Section 401.15.C.3 of the Zoning Ordinance requires 2,500 square feet of lot
area per multiple family unit. In the R -B District, apartment density bonuses are
available to allow a maximum 20 percent reduction in square feet of lot area per unit for
multiple family dwellings of ten units or more. Bonuses are granted for features such as
p Y
type 11 construction, an elevator serving each floor, and one -half of the required free
parking underground or within the principal structure. With the amenities available, the
requirement per multiple family unit is 2,125 square feet of lot area.
As a result of the reconfiguration /adjustment of the lot areas as indicated in the
preliminary plat, the amount of area devoted to residential use is 60,922 square feet.
The requirement of 2,125 square feet of lot area per multiple family unit results in a
maximum of 29 units. Thus, the number of dwelling units is considered acceptable.
Setbacks. The front of a lot is defined as that boundary abutting a public right -of -way
having the least width. The roadway along the west boundary is a private road;
therefore, the only boundary with frontage on a public road is the north boundary. The
front yard setback requirement in the B -2 District is 40 feet. Like the previous
submission, a setback of 25 feet is proposed. The Planning Commission and City
2
•
•
•
Council discussed the setback issue as part of concept plan review. It was determined
that the 25 foot setback was acceptable because the property will be fully developed
with this project and the buildings will be setback over 60 feet from the pavement of 60th
Street North. Additionally, there would be tittle impact to the right -of -way or property in
question with the reconstruction of 60 Street North as part of the MnDOT Highway 36
project.
The project complies with the minimum side yard setbacks of ten feet on the east and
west sides of the property. The condominium building setback of 30 feet is in
compliance with the rear yard requirements of the Zoning Ordinance.
Subdivision. To accommodate the proposed development, the applicant has
proposed dividing the parcel into three lots and three outlots. The lots are configured to
divide each building with its associated parking on one parcel. Outlot A includes the
existing parcel in the southeast corner of the property; Outlot B is the main entrance
drive; and Outlot C is the joint access drive for the west office building and condominium
building. The square footage of the individual lots is as follows:
Lot 1 (West Office Building)
Lot 2 (Condo Building)
Lot 3 (East Office Building)
Outlot A (SE Parcel)
Outlot B (Main Drive)
Outlot C (Access Driveway)
10,282 square feet
43,508 square feet
22,029 square feet
17 square feet
3,408 square feet
7,717 square feet
The plat will need to include the appropriate easements as approved by the City
Engineer and City Attorney. At a minimum, 10 foot easements for utilities and drainage
will need to be provided along all lot lines. The City Attorney should comment on the
use of outlots for the pond and access drives.
Access and parking easements will be provided to allow for joint use of the parking and
access by each office building and the condominiums. The access easements and
agreements shall be addressed in the development agreement.
Park Dedication. Park dedication for this development is calculated based upon the
separate requirements for residential and commercial development. The condominium
development would require a cash dedication equal to 19 percent of the fair market
value of land per acre of residential use. The office buildings require a 10 percent cash
dedication based upon the fair market value of the land.
The purchase agreement between the previous owner and River Valley Rental has
established the fair market value. The condominium portion of the development would
require a $15,162 cash dedication amount. The west office building would require a
$3,230 cash dedication, and the east office building a $4,560 dedication. The total for
the project, to be paid at the time of finalization of the final plat and development
agreement, would be $22,952.
Site Access. The site access for the project is from 60 Street North. A MnDOT
for the 60 Street access. Once a permit is issued, a copy
will be required fo p pY
should be forward to the City. There will be no access fro the private access road for
the East Oaks Condominiums development.
Parking. According to Section 401.15.F of the Zoning Ordinance, at least two parking
spaces are required per multiple family dwelling unit. In order to qualify for the density
allowances, the project is required to provide one -half of the parking underground or
within the principal structure. Office buildings are required three spaces plus at least
one space for each 200 square feet of floor area.
The condominium development will require 58 parking spaces. The plans indicate 31
spaces in the underground garage of the condominium building and an additional 34
spaces on the adjacent surface lot. The plans do not indicate any disability accessible
stalls in the underground parking garage. At least one van accessible stall should be
included in the garage. There will be adequate space to allow for this additional stall
requirement. There are two exterior disability stalls, one of which is van accessible
adjacent to the condominium building. If a third stall is added in the garage, the
disability requirements would be satisfied.
The two office buildings will require the following parking:
The underground parking for the office is proposed with 18 foot parking stalls and a 20
foot drive aisle. Off - street parking requirements typically require an 18/20 foot stall and
a 24 foot drive aisle. The garage will be for private office parking. It is expected that
customers /clients will utilize the exterior parking stalls. The City Engineer should
comment on the design of the underground parking garage.
The plans indicate two disability parking stalls for the office buildings; at least three
should be provided, one of which is van accessible.
Grading and Drainage. As required, a grading and drainage plan has been submitted
for review. In addition, the project engineer has provided a Grading and Sediment
Erosion Control Plan and a Stormwater Management Plan. The plans, as submitted,
indicate that all grading would occur on site with minimal impact to the property to the
east. The City Engineer has requested that the developer work with Xcel, the adjacent
property owner, to allow grading on their property to better accommodate the
topography in the area and reduce the length /height of retaining walls. The plans,
labeled as Exhibit 21, indicate the alternate grading plans that include grading on Xcel
property.
4
•
•
Parking
Requirement
Parking
Provided
West Office Building
2,093 SF X .9 = 1,884 SF + 200
=
10
+ 3
=
13 stalls
14 stalls
East Office Building
7,600 SF X .9 = 6,480 SF + 200
=
35
+ 3
=
38 stalls
38 stalls
Site Access. The site access for the project is from 60 Street North. A MnDOT
for the 60 Street access. Once a permit is issued, a copy
will be required fo p pY
should be forward to the City. There will be no access fro the private access road for
the East Oaks Condominiums development.
Parking. According to Section 401.15.F of the Zoning Ordinance, at least two parking
spaces are required per multiple family dwelling unit. In order to qualify for the density
allowances, the project is required to provide one -half of the parking underground or
within the principal structure. Office buildings are required three spaces plus at least
one space for each 200 square feet of floor area.
The condominium development will require 58 parking spaces. The plans indicate 31
spaces in the underground garage of the condominium building and an additional 34
spaces on the adjacent surface lot. The plans do not indicate any disability accessible
stalls in the underground parking garage. At least one van accessible stall should be
included in the garage. There will be adequate space to allow for this additional stall
requirement. There are two exterior disability stalls, one of which is van accessible
adjacent to the condominium building. If a third stall is added in the garage, the
disability requirements would be satisfied.
The two office buildings will require the following parking:
The underground parking for the office is proposed with 18 foot parking stalls and a 20
foot drive aisle. Off - street parking requirements typically require an 18/20 foot stall and
a 24 foot drive aisle. The garage will be for private office parking. It is expected that
customers /clients will utilize the exterior parking stalls. The City Engineer should
comment on the design of the underground parking garage.
The plans indicate two disability parking stalls for the office buildings; at least three
should be provided, one of which is van accessible.
Grading and Drainage. As required, a grading and drainage plan has been submitted
for review. In addition, the project engineer has provided a Grading and Sediment
Erosion Control Plan and a Stormwater Management Plan. The plans, as submitted,
indicate that all grading would occur on site with minimal impact to the property to the
east. The City Engineer has requested that the developer work with Xcel, the adjacent
property owner, to allow grading on their property to better accommodate the
topography in the area and reduce the length /height of retaining walls. The plans,
labeled as Exhibit 21, indicate the alternate grading plans that include grading on Xcel
property.
4
•
•
• The plans also indicate that the existing sanitary sewer and storm sewer lines that cross
the property will be raised and replaced to allow for the construction of the parking
lot/access drives. The easement area for the utility lines will not change.
•
The grading and drainage plans, which include the Grading and Sediment Erosion
Control Plan and the Stormwater Management Plan are subject to review and approval
of the City Engineer.
Utilities. Utility plans have been submitted by the applicant for review by the City. The
sanitary and storm sewer lines that cross the property will be raised to allow for the
access /parking area. There are no issues with sewer or water supply and service to
this property. The plans are subject to review and approval of the City Engineer.
Landscape and Tree Preservation. The applicant has provided tree removal,
preservation and landscape plans. Most of the significant trees on the site will be
removed, but some will be preserved, especially on the edge of the lot. The landscape
plan indicates extensive landscaping on the southern property line, landscaping around
the office buildings, and plantings in the parking islands. The City Arborist has reviewed
the plans and indicated that the design is attractive with proper use of plant varieties.
The area between the condominium building and the south property line will be
landscaped with 12 foot Black Hills spruce and Colorado spruce to provide the
• necessary screening of the building and pool area. Additionally, the pool area will be
surrounded by a metal fence, in compliance with ordinance requirements for security.
The applicant should consider planting additional landscaping directly adjacent to the
condominium building to help reduce the mass and scale of the elevations.
Trash Enclosures. Exhibit 3 indicates the location of the trash location for the two
office buildings. The plans for the enclosures are shown in Exhibit 19. The enclosures
will be constructed of materials that match the primary buildings. The trash dumpster
storage for the condominium building will be in the garage. The haulers will wheel the
dumpsters out to the garage entrance for removal.
Sidewalks. Sidewalks are provided in front of the condominium building and the office
buildings for access to the building front entrances. The applicant should consider an
extension of the sidewalk on the west side of the westerly office building to 60 Street.
MnDOT is planning a sidewalk on the south side of 60 Street with the reconstruction
project. That sidewalk could provide a safe connection to the proposed trail for the
condominium residents and office tenants.
Lighting. A photometric plan and light fixture specifications have been submitted by
the applicant. The plans indicate allowable levels of light at all of the property lines.
The rear of the condominium building will not be lit, thus there is no issue for the
residents to the south in East Oaks. The applicant may need to comment on lighting
the pool area. No lighting is shown for that area at this time.
The fixtures shown in the specifications are not full cut off. The applicant shall provide
specifications indicating full cut off parking lot and building fixtures. The total height of
all the parking lot fixtures shall be Tess than 25 feet.
Signage. Exhibit 19 indicates the monument signage proposed for the condominium
and office buildings. All of the monument signs are shown at 11 feet 4 inches in height.
Monument signs are not allowed to exceed six feet in height for residential multiple
family or eight feet for commercial under the signage provisions of the Zoning
Ordinance. Wall signs are proposed for the two office buildings. The signs are 32
square feet and compliant with the signage provisions.
The City Council may consider allowing the condominium monument sign to be eight
feet in height to be consistent with the other two monument signs.
Building Height. The maximum building height allowed in the R -B and B -2 Districts is
35 feet measured from the mean ground level to the midpoint of the roof. The height of
the condominiums has been reduced from 36 feet 6 inches to slightly Tess than 35 feet.
Such change has been accomplished via a change in the grade surrounding the
building. Thus, the proposed height of the condominium building is considered
acceptable. The one story west office building would be Tess than 15 feet in height.
The east office building is proposed at less than 30 feet.
Design Standards. Proposed exterior materials are rock face C.M.U., cultured stone,
and cement board siding and are consistent with Design Standards requirements.
There is sufficient variety in the types of materials to be consistent with the Design
Standards.
The buildings are architecturally detailed with sufficient articulation of the facades. The
use of cultured stone and the balconies break up the long elevations of the
condominium building.
Development Agreement. A development agreement will be required between the
City and applicant. The agreement will be finalized and executed subject to review and
approval of the City Attorney.
CONCLUSION/RECOMMENDATION
The proposed development is consistent with the R -B and B -2 zoning of the property
and the goals and policies of the Comprehensive Plan. Based upon the preceding
review, our office recommends approval of the following:
• Planned unit development -- general plan of approval — Fox Hollow
• Comprehensive Plan land use map amendment to allow the residential use
aspect of the project
• Subdivision approval — preliminary and final plat
• Design Standard review
6
•
•
•
• With the following conditions:
1. The Planning Commission and City Council find that the 25 foot front yard
setback for the office buildings is acceptable as part of the general plan of
development approval.
2. The plat/development agreement shall provide the appropriate easements as
required by the City Engineer and City Attorney.
3. The City Attorney shall comment on the use of outlots for the pond and access
drives.
4. All access and parking easements and agreements shall be addressed in the
development agreement.
5. Park dedication fees of $22,952 shall be paid at time of finalization of the final
plat and development agreement.
6. The MnDOT permit for access to 60 Street North shall be provided to the City.
7. At least one van accessible stall shall be provided in the underground parking
garage of the condominium building.
8. At least one van accessible stall shall be provided, in addition to the two stalls
shown on the plan, for the office buildings.
9. The grading and drainage plans shall be subject to review and approval of the
City Engineer and applicable watershed district.
10. The alternate grading plans, that indicate a portion of property owned by Xcel
Energy, shall be subject to written approval of Xcel Energy and the City
Engineer.
11. The utility plans are subject to review and approval of the City Engineer.
12. The landscape plans, tree removal plans, and preservation plans are subject to
review and approval of the City Arborist.
13. The applicant shall consider planting additional plant material directly adjacent to
the condominium building to reduce the mass and scale of the elevations subject
to review and approval of the City Arborist.
14. The applicant shall consider the extension of sidewalk on the west side of the
westerly office building to 60 Street.
• 15. The applicant shall provide plans for pool area lighting.
16. All lighting fixtures shall be in compliance with the lighting requirements of the
Zoning Ordinance.
17. All of the monument signs shall be allowed at a maximum height of eight feet.
18. The Planning Commission and City Council shall comment on the building design
and consistency with the Design Standards.
19. A development agreement shall be required between the City and applicant
subject to review and approval of the City Attorney.
20. All other conditions of City staff, the Planning Commission and City Council.
8
•
•
•
P
t 414-
i F
I OSC000 AVe.
F
Zo
25
Z
4
0
0
m
_ n
L
rt2E4g5rA59
F gf:p.I5O z r4
ERPIRRP AE
-
Duo
s dRa
r 1 w
" 1-<g
cc.
o$
Z.3cmm
ig3//
o T
.4V
; 4g ;'
g P
•
w •13
z tz i
A2, ow
o
rn i0 114 O CO
g
A 3 r -
p
0 in Q.
Z oz
4
8
agNWc.
tiiigr1
�s�NZSi•�
0
▪ Z
' �:.,'JS i.3L •mod.;
•
'0 °
ook
m z
O
0 m
11 0 R/8ige s
9
A.
N G
M 288 •
Z
-2 1111
C w -*IZ ..
g MtV=EV
1 = .?E-6,
4 z„,,,„
3 496 6
N
S ;a0 l
• w E—
M • 4 1 all
V X o
• O C H
.
ri hi
IN 8 4 8
> A
4 - 21
4- N t
w v-�
N 1'
A
..• t'7;
C
rn
*O n n
D 4
I , - - 1
Z D Q
9 x
o x
Z
s I •'
o 0 cn
Z I
. 11
g Eg 82
z
§ D GI
8 pie
; i 0
O Z
;
p
P'1
> z •
M n
1 8
O • g
P Z
0
N
g
`"
m
rn
c
m
1
--4
6
j
r
9 r
L.,00v
TIP
SlId13a i'0 /0Z /L
SNOISIA32J
tv
<g
*5 cc
!2i
W < S
U0 In
5sa
ogati
W r
§�
r W
3
t
'00 /s /s
9f+OS '0N 133r0ad
MYS 2133NIDN3 133rOtid
MOSS All 03)133HO
sr1
g
t
_
d oW
a.
z
g
1 J tnz
1 ac x
5 N t. as
•
N
6
•
N
Ul
3WVN 31U
31Y0
&a NMVS0
•V10S3NNIN 3O 3LVIS 3111. d0 SMV1 31-11 Zi30Nf1
ZI33N1$N3 1VNOlSS3AONd O32l31Sl9321 Jima Y )NY 1
1VH1 ONV NOIS1A213dfS 1032110 AW 2130N11 210 31/1 A13
032HVd321d SYM NVld SIHI 1VHl. JJtL833 A83a3H 1
r
I Z o 1
1 Ig
{ ww
L .J
r
i
r
r
{
0
a
O
0
m
0
ft! In
Z
�tn
lido ON •93H
O 1VM 'd 1103S
t
v
Gi
W E
c
W 0
i K
t W 5
fi o n 0
i` <
0 ,
w <
1 III
g m
t7 <
ga2o
In Z
X
S
20 W
tot
Wqtiax
PasE
c(p
r' 1
1 1
1 a9 1
1 1
1/10S3NNIW 'SIHOOH *it'd )IYO
a MOIIOH XO
m io
O S + •
B
a
10 c3
•
CC W
N
gl
ch
1
§11
W
«..- .' a . ■e. ■ .. MI,MI, ..sue..
..ne.+
NV1d Al nun
ONV 1 flO W 1 311S
NOU.d12i3S30 133H5
J_
6
to / �
N t0
•
go
M
RN
0
•
'
0
Nz
oo
61.99-90C(91 L) =xr►�t
6199- 911C(91L) SLOG- 9c1KTS9)
1tOO'SIISNNIONSSNSAuS1YY
OOPS NISNOOSIA `NOSQi1N
(IYOR SNOJ.SONIAPI 999T
•
N Fi ( 117 tD
I •
/ / /
•
•
ow 1
Z
.., F 1
:1 az
1
r- ;' F 1
wx 1
r Zzow. 1
1 .. r
F 2
I W 1
1� 1
1 2 1
1._. _J
•
O
t
_
W
a
Z Z
=a
U
O
W
m �
2 z
a.
o0a
m W m
jFO
N M
W
F W
5%W
J
Mg
N=
Wg
1
J
W
0
Z 2
5 i 2
tiles 2
W 2
1
0 id
< M in
J J n
N-1 W
1 .
in
4
_t U to
t to
s q a,,, S
en [!1 W •
I�
as m
c tn < °c
mW 3W
0 °C d °
1- N < o
0 W
0= 013
in < 0 W
rn ex a 0 to
Z 0 0 ,-
W
J
W 2 in id Ix
° w
... ' •+
r
I-
LJ
zg
F.
tn
W
�iE
1.4
to o�
L�J L .__J
•
aa
sxxiDxa
SNEEA3ILS
4
Y
11
11
11
11
11
11
11
11
11
C
3 -
ins
1!
a
O
0
0
m
O O ._..
1-
5
a
0
0
W
1-
N
ST
EN
11
11
1 1
11
11
11
11
11
11
11
11
11
1!
11
11
11
11
11
11
11
11
1I
11
11
,
00
Z2
A:1
Z ...�
toF
rn
N z
}
m
r
NS
ERS
T .
• • 4. — • situ.
! 1
P1 P1
P1 --11
O rn
r 0
?/;
P
20 D
1n
0
n�
r r �--1
r�
II
----I L __ J
r
L
m
m
MA
•
•
•
•
•
•
•
•
•
•
•
r
L
L
•
•
I
L _._ -
r
M41 0
N D
r7
0 0 00
g
51! c
z
0
c
�
Ric37
0
rn�
LI
I rn
N M
0
a)
cn
1656 LIVINGSTONE ROAD
HUDSON, WISCONSIN 54016
WWW.STEVENSENGINEERS.COM
(651)436 -2075 (715)386 -5819
FAX:(715)386 -5879
9
v
0
z
M
Zs' 1
aI
SHEET DESCRIPTION
GRADING, DRAINAGE AND
EROSION CONTROL PLAN
W.W.H2
1
set-
1
41
z
r
FOX HOLLOW P.U.D
OAK PARK HEIGHTS, MN
REG. N0.
_______ _ 1 0 t
1 s 1
I 1
40921
SCOTT A. WARD
9
Ttl:: toome::
0
N
I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION AND THAT
I AM A DULY REGISTERED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF MINNESOTA.
r
1 rip 1
rri
1 15 1
1 0 1
L 1 °
DATE
CHECKED BY
FILE NAME
0
w
DRAWN BY TJS
1
1
SAW
PROJECT ENGINEER SAW
PROJECT NO. 5046
DATE 6/9/04
at r 1:1 }yam `•_`
•
1
/ 11
I1�
-
111
,...4
7::: 1111 I 1
7 11 11
11 1 7 11
{1,
1V 1 I Y
! tIg
, 872 - 1 1 { 1
s $1 ,1
� 17 1 1 1
,1. 11111 1
�� 11
11171
:1 Il11
1 1 1
I
1
I1 4III � 1 1 1
I
111 1 1 1 1
I 17 1
1 � 11 1
, 1 1 1 1 1 1
. k I7 1.1 11 1
l I 1 1
1; r,, l 7 1 71
1 f '11 i
' l hi7\71
11 1 1
1 1 , 1 1 1 1 1
1 11 1 1 1
1 11 11 1 1
1 j 71 7 17
1 f 1!1
X
l
1 0 1'1
!11
cn
1 1 P1
z
1
!
1 111
{ ; 1
1 11 1 1
I 1 11 1
1 11
1
71 t1
1 1411 1 1 11
1
1 1 11
{� i 1 I 1
1 1 1 1
r — \ ,I ' 7 N7
i I 1
I II x1
77 7 1
1 1 11. 1
1, 11 1
71111{7 I
if /II I ,t1 1 1 1
I--4 -/ -.117 1 1 1
1 '
OW
1 g
1 R 1 I
11
1-4.--1--2--01 11 I 1 I
1 1 1 1 X1,1
\I 1 o X
`k 1 1 1 1 1 1
tll,i 1 1 1
REVISIONS
7/20 /04 DETAILS
2
Tf§
lig
If5Z
R
g
P.3
0
y
k
r
o
01
X 11
w
J 0
�a
+- f, -+.-- -Z.\
:::- �.
% \
r -......
...,.--- - -ir - 1' �.
-..
---
\
'
� Z
SB,
/
,
A.
°6
w
c`
- • l:-
/
/
-
1
I
I
1
11111111
li
0
o I
I I 1 I I l i
11 I I
1 II 1
/ i //// // /
I // // \
/ / I / i ( (, r`
/
-1 . ib r / /
,� 1
N
s
M
w
i � o
∎ `
8 32 /.
Ka
o
c
0
co
0 0 0
Doo c 0
N.
... 'V 1103S
1 /1OS3NNMYM 30 3LV1S
3H1 3O SMV1 3H1 2130Nfl b33NI0N3 1VNOISS33021d
03SN3311 Alna V wd 1 1VH1 ONV N0ISIA2i3dfS
1332110 All 213ONn 210 an A8 0321Vd321d SW 180d321
1i0 'NOILV313133dS 'NVId SIH1 1VHi A3l1 A83a3H 1
MS
.
4 +40 4 +00 3 +60 3 +20 24-80 2 +40 2 +00 1 +60 1 +20 0 +80 0 +40 0 +00 PREUtNART
NOT FOR CONSTRUCTION
Ak
MVS
2133NION3 1031'021d
MVS
A8 032133H0
00H
A8 NMVNN0
.
IX3
21
H Z 1
• 1N M IN I
����
ova
li
Mel •x3
Fin 'X3
I1
PER DETAIL
,....,„,( /
1
. 1
/
� 4 /
* ?
/ I
/
1 ) /
•
/
r / oo
/ ii 1
/ , /
1 I /
I i / i
i 1,..i 1
/ / / / 1 , 77 7; q 1 / ,
r / /; , / / `
/ / / , / / f
/ / 1 , . --'� f / / /
, / - -_ I v / /
V g .
s /i • ��` :: J , ;
4? 1 1 . ' 61.) •�__ , I/
/ q . 1. ,
/ / / . „...1 : ri� ` /
/. / 1
.
daaa 3a1Slr
0 -Z£8
331A21
- 'NVS .9
09 +0 Y.LS
NSTRUCT
� �
ca
0'9£9
/ / T
f /
I l 1
, / `
/
/
\ . \
\
, 0 / 1 /
, I �
j , r' / /
i t i
/
/ /
I/
i / /
/
! ,:' .
S Zib9
i / r i ‘
i /
\ 1
!1;
/
I /
r
a1-
........ 0 1 ( i ,k , 4,
8 ci,.. ‘ ''',,, \
0 , • , \
1 I
1
co.
II
ONYS HlV
'SON:
3dId ONUS
6'619
tnoao
IX3 laid —\
WOW
OT PROFILE
L.
H ND4Yd q
S•ZS9
3HSINId J j
: 'NVS .9
S6 +Z 'VLS
OTSB
W
N
a
OUND PROFI
N
£ic9
0 ONLLSIX3
N
0 G
:S 'NVS .9
9L +£ 'V1S
93'S9
9'959
9'LS9
1IVM ONINIV.
I
1
.3a —/
O't99
Z199
02.0f931
0719
O'ZL9
r
• , •
0 HIM
069
OL9
o inn o o
co co OT)
rn
1�
'33V NI 3dld
NOONVBV ONV S1IV130 iO /OZ /L
SNOISIA3 l
3WVN 3113
'ON '9321 31.V0
VlOSINNIYI `S1H913H )(1Vd }IVO
'0'fl d MO X0,1
31Id01id ONV NVId
2i3M3S ANVIINVS
NOLLdI2I0S30 133HS
6L99- 999(9
6199 -990 91L) 9L03-9041g9)
1103• IION3SN
NM NISNO3SIA IV
OM SINUSONIATI
Ka
*0/6/9
3LVO
I'�
... 'V 1103S
1 /1OS3NNMYM 30 3LV1S
3H1 3O SMV1 3H1 2130Nfl b33NI0N3 1VNOISS33021d
03SN3311 Alna V wd 1 1VH1 ONV N0ISIA2i3dfS
1332110 All 213ONn 210 an A8 0321Vd321d SW 180d321
1i0 'NOILV313133dS 'NVId SIH1 1VHi A3l1 A83a3H 1
MS
ON 133r021d
Ak
MVS
2133NION3 1031'021d
MVS
A8 032133H0
00H
A8 NMVNN0
872.0
871.9
868.1
862.2
857.7
856.6
855.6
854.8
854.0
853.2
852.4
852.0
851.4
850.6
849.4
847.9
846.3
844.5
842.4
840.1
838.2
835.8
832.0
831.5
830.0
RIM 87
E. IE 8
W. IE 8
NEW E.
MH 7A
3 +86.
RIM 85 .98
L. it ti ei.OU
W.IE88.50
EX Sj' MH 7
82 .89
: 815.00
8 5.00
W. IE 818.95
RIM ELE. 843.01
m*
m
a)
.32
1 9.00
43.0
IE 843.0
(0
0
tO
0
0o
0
00
0
00
0
00
W
0
1658 LIVINGSTONE ROAD
HUDSON, WISCONSIN 54016
WWW.STEVENSENGINEERS.COIII
(851)436 -2075 (715)386 -5819
FAX:(715)388 -5679
1
CO
0
00
C71
0
CO
0
00
V
0
23
z
Z
0
CO
tD
0
00
t0
0
SHEET DESCRIPTION
STORM SEWER
PLAN AND PROFILE
FOX HOLLOW P.U.D.
OAK PARK HEIGHTS, MINNISOTA
DATE
r
3.7
1
/
/
/
/
i
N cp
0
t1)
z
V
••=
1 HEREBY CERTIFY THAT THIS PLAN, SPECIF1CA110N, OR
REPORT WAS PREPARED BY ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY UCENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF 1HE
STATE OF MINNESOTA.
SCOTT A. WARD
REG. NO.
o)
co
W
FILE NAME
• v
00
.4
ti
...._ rt -r -.•"- y -
1
DRAWN BY RDO
CHECKED BY SAW
PROJECT ENGINEER SAW
PROJECT NO. 5046
DATE 6/9/04
CO
= ` .mm man a*s r.
i
40
0 _
• • •
REVISIONS
7/20 /04 DETAILS AND ABANDON
PIPE IN PLACE.
g
D
r
ft a
F4
Pi i
!Z s
tR M S
4
ahm Rg
Rd Hi
1 1'4 3
;7.5
IIIIIIIIIIIIIHI IIHIIIIIIIIIIIII
111111 11"1 111 1 11111111
i ::: R ° 0009 & 111 1 009 IRM1 !!!!
co
(o
0
1
0
I0
0
CO
0
0
c0
0
c0
1
0
1
0
1
0
1
0
1
0
0
CO
0
1
0
1
0
0
1
0
0
1
0
1
0
0
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
9
1
1
1
1
1
1
9
ti
N
F.
ZZ
0W
II ij ! 2
W z 1
0: g 5
.4.41.' a. 0
O
(O
o x
c
.
SOO
PERENNIALS
111114 if q gi N II li
11 l' i' l' II il A " I g
R PO 1 ' 1 il
0 I le
t 4 g
OEM oEsawnow 1
:A isA :A j .:;• : Z. :4 A .7.1
g
BP. IS ig
r ill 111
vA 11111
\,_ 1 I
MIMS I
1
' rn
gx
02
•
0=
\
.....■••■•■•••■■••
d46
j
6 30
'
,1 7C 4
y
—,
4 .... .... k.„.40. _ _
N','...,-.• I
,.... ,
Or ....
---- '-' 1. 4.1-_-_-_-._-_--- - .:e= 2 ;• .- ' t
k ;
.,..
liilti
,tmlw -----,,--...-__
4* V A SD-;."Ke*"4-4611*:--41:i:WIV41'
4 Ir*
■-, . t
__ ..
/1
* I I I
1 1 /
* Way I i
, , .,..
—, ..,,,
■ rf?; .
,..,.-
.
co
It\
1
§i /1 \
'',. .....•:,
it. .g 1 \ ,.. ,..-.-•2
\
7---„ •
---_,-----
4i..... z-- 01
r7 .---- • . fir............„
,,,....,..,-,.......--- -,,,..-P-1 .:,_ ilt. ai /101,1■■■■,,ppr, ,,,,,,M ,
.„.„..,‘„,..,
'.....-.....Z, / k
, 4:11..,.... 1 1 . .■ .... —.4111r,... i '''LA
/ 4 , \ y , , .... / /
% \ A7---t 1 \ .........— - — ...., . wit,
4 . ,„.\---- -, \
,......„.. \ ,
cb -...
44 . ' 1 i / t _afir -'''',., \ \ "- I t 1. i.1 i f 1
-- / ,
cs
".f,-,-.)r , 1 tiii,
'‘, (, I i
.-.. ,,.....,,,:,..", /
)
/
/ /
/ / \
/ —.,.!--.1-•
,...I. ) ----7 — .- /
\
...",... ,„---
.
.....■,■•• ......--' .......... —
V _
......,,,
--, ile
0
0
m
rn
t.4
t
6 Sq
1
; 1 1 .1 1
t .
1 1
i
A/ % i , \ i
I 1
' i
GI
t 1 1
c■
.1 t1
r.
• 1 1 1 1 1
1 1/
CO
Z 1 1 1 5 1 I
S • • t .
< P 5..:, /\j
\ LP
\ 1 11
i
•
i.1
1 111 1 1 11
1 I il
111 1 1 1 , 1 1 ' 1
1 ii 1
11 i 11
11
• 1 1 1
11% i l
1 t 1 1
1 1 1 1
H1
1
• I t 'I 1 1
1
1 1 1 t •
\
1
• • —. 1 p 1 . ,
1 1 '
I 1 111
1 ! 1 •
I I
t il
I I
1
..-.II 1
I, Ar i i
....„, i ,
, • i
mox
c:.,g. t 1 ,
I Elgi s .
1 1 (1) 1 t 1 ,
- 9N . „ , , . I I I I t
x a _ :
• 1 l 11; I ir
53 I 5 1 es 1 O
li R 1 5 i ll
iri, • mpg qa ha . -(0 i
to f el • ii ;
0 1 4
ilx1 it seigi 01
g iii 1 -t4 Eg im
1.1 i 1
. nxi: l'
Z ,
fil § ipp.ct 1
fxg e ilikal
N WI
I Al 2*g!1 11
I g
II: 1 : ili
offic g g el i
1
i :!
43 I
i rg e
1. R I
m
0
INA
GI
0
SLHOI3H
311103HOS
SOO
PERENNIALS
I CONIFEROU.S SHP
CFS
Gfe
DECIDUOUS SHRI
1 _ 000 113055.500
Valk D010 WILLY
HENOCAWS 'STEM 0
ifiDORA. JUMPER
JUNIFtRuS scOPULORUM VEtiakk
DWMF
1401EiN WC
TONGA MDERi 'MOW
GLOSSY MK OCICEOIRY
;MU liantocANK
PURPLE LEAF SOSO CHCRIty
PROWS
•
GOLOFLAME
5PIREA z BMA 'GGIDRAle
500 CORAUORY
SVPHORICASPOS aleCULAWS
MERU MOUND iteeSOCKLE
LCNICERk x MOM* 151:310LO MOUND'
C00000 MORE WC
TOM IMAMS
G01.414CY SURH010 BOW
!BMWS ALUM 'COMPACTA'
0
AttiGELIE HiGROROD.
MOM PROnG05
3' HE
en
UBS
,
.
Z4
12
OCIO.
JBS
1
1
01r4. 5 CN105
P0050000
1
' rn
gx
02
•
0=
\
.....■••■•■•••■■••
d46
j
6 30
'
,1 7C 4
y
—,
4 .... .... k.„.40. _ _
N','...,-.• I
,.... ,
Or ....
---- '-' 1. 4.1-_-_-_-._-_--- - .:e= 2 ;• .- ' t
k ;
.,..
liilti
,tmlw -----,,--...-__
4* V A SD-;."Ke*"4-4611*:--41:i:WIV41'
4 Ir*
■-, . t
__ ..
/1
* I I I
1 1 /
* Way I i
, , .,..
—, ..,,,
■ rf?; .
,..,.-
.
co
It\
1
§i /1 \
'',. .....•:,
it. .g 1 \ ,.. ,..-.-•2
\
7---„ •
---_,-----
4i..... z-- 01
r7 .---- • . fir............„
,,,....,..,-,.......--- -,,,..-P-1 .:,_ ilt. ai /101,1■■■■,,ppr, ,,,,,,M ,
.„.„..,‘„,..,
'.....-.....Z, / k
, 4:11..,.... 1 1 . .■ .... —.4111r,... i '''LA
/ 4 , \ y , , .... / /
% \ A7---t 1 \ .........— - — ...., . wit,
4 . ,„.\---- -, \
,......„.. \ ,
cb -...
44 . ' 1 i / t _afir -'''',., \ \ "- I t 1. i.1 i f 1
-- / ,
cs
".f,-,-.)r , 1 tiii,
'‘, (, I i
.-.. ,,.....,,,:,..", /
)
/
/ /
/ / \
/ —.,.!--.1-•
,...I. ) ----7 — .- /
\
...",... ,„---
.
.....■,■•• ......--' .......... —
V _
......,,,
--, ile
0
0
m
rn
t.4
t
6 Sq
1
; 1 1 .1 1
t .
1 1
i
A/ % i , \ i
I 1
' i
GI
t 1 1
c■
.1 t1
r.
• 1 1 1 1 1
1 1/
CO
Z 1 1 1 5 1 I
S • • t .
< P 5..:, /\j
\ LP
\ 1 11
i
•
i.1
1 111 1 1 11
1 I il
111 1 1 1 , 1 1 ' 1
1 ii 1
11 i 11
11
• 1 1 1
11% i l
1 t 1 1
1 1 1 1
H1
1
• I t 'I 1 1
1
1 1 1 t •
\
1
• • —. 1 p 1 . ,
1 1 '
I 1 111
1 ! 1 •
I I
t il
I I
1
..-.II 1
I, Ar i i
....„, i ,
, • i
mox
c:.,g. t 1 ,
I Elgi s .
1 1 (1) 1 t 1 ,
- 9N . „ , , . I I I I t
x a _ :
• 1 l 11; I ir
53 I 5 1 es 1 O
li R 1 5 i ll
iri, • mpg qa ha . -(0 i
to f el • ii ;
0 1 4
ilx1 it seigi 01
g iii 1 -t4 Eg im
1.1 i 1
. nxi: l'
Z ,
fil § ipp.ct 1
fxg e ilikal
N WI
I Al 2*g!1 11
I g
II: 1 : ili
offic g g el i
1
i :!
43 I
i rg e
1. R I
m
0
INA
GI
0
SLHOI3H
311103HOS
1
W Q Sd 1 r
:1
5 : q 11
g IP 1 in 0 < r 111
1 lig 8
V
Oi
ba 8 §
r �
gi g 8 _ A g1 g
kook a gel sx 1
/441q-I PTV: 05 31 gb la 1— a
iii§114! 91 all: !I p tid
ag iLi61:1!
CO
W
CI
CD
J
46
g g
lx
t°
r
AI
vg
rtv►.n.n eoR�
in +in
MVCI
RSIVV
gggg
NUN
N
•- ypN/7:►YS4D
WNWNIN
N
2 a 1
g;
1g 2
• N
d 82 Q
E l_
gd D W
g
'-
° 15g a
gg5 :1 g
wIN s
10 1
qx
gi
z: z
2
5
lb 1
g d a
m .
Ili Y
,Tg 5 8 2
g 11 W
ir g 8 1
A so
di m
g, 3im
;g o i;
lig !I 511
•
a
X
tl
1
1
a
3
aq
§ ra w
w �
S 12
8
W
g W�
0 a
ig
F5 s.
<_�
N
91
I if
22 4
i0 gig
Ni PRI
2 M
g 11 R8
N 417,
G 1E 1
Fo ��
� Fa �
8 IF
3 2 1 gi
I, 10 5 x !Q
2 S2 t
1 N
X 1! al
1 a 15
F 1!
x.
0 4
1; 1 :1 ' g * 0
8
$ N h r-* 4s
gi gil G
s q W
m
F ik
! 1 f
x
W Is 0
s R0
I P I gg
X 10 110
ts a
8 i2 mmi
w
1
=1 !I
.
,m
eg 4 0
13 la gg
xi gl
;5 id
III r
w
z
w
w
F-
U)
L1_1
LO
2
40
c
OC
J
O
w
CL
U
wx
.J f'
X
bu
F
g mm
gg Qa
Al 0; §
igk l k
4t 1: 5; I
14 el 1;
PRI$ h
V.
8m �m
p :
NU* d,g s
"4 lg go IN N
E ti
6
J
gxE loh
Rha
re 24
p We 8
,ax 2 0 *
I I B 5=,
m 842 4
MI
E
1;g:
1340k
!ii
11511 ;I:
% 5 "
pl I/1$
22
gins Rig
z
2
2
N
4
2
2
8g
n
1 s
m I
1 N=
CFI a � +
b od
11 P
g =
g
F
S
1 Ea
g
fl V
ma tu I
S � �
8
: # g_ r
I : 111 l; W _ 41
!::111;::: ib 5
; !II ; . 'ig
6 iW ' -fie !: :I: x az
r a3ci "A � t !i N PP' � 'd
@ Igi
C?
� 2 8
ig r „ H 1t5
1 ;1
lw
Si
sa
a
tR
4
cr)
F
m
W
3 t i
m 0 l o.
1 3 0 !I NI
g N pr .1
. . wg
i 1 Oili ra
r
i t i
id P F i
1
8 1g Igi,- , .g. !
:-1 0: 1 liv.t,§ v
28 RO
N rg ogia rEg
wi !I !lig P:§
1g 1; Pil / 6
.114. :6 Pgggi li.
gi OR g 1 1 A 512 tig
n 2! W1791 41
. E , . 1 x-
1 5 g 41. 1 v-2 §8m
9 x xi %8 Wg 10
e < g d g d xil l Al
PS
P. g: C4 w 5
8 I g 22 1 Ill
W I VW S id i � 4 p
P Rd y g 1:11; 04
a l ine !I
: t 1 1 P 1 1;: 4
11
1 0 Mg
5 pi gll el 2wb
i Pig iii bi'l 0 >1 e ° '-tr 2 g is
as F 0� 4 xg.
i dil ' !gg ill imili W <
11 *g4
g 1 II! lilit lai
W
g g
8 t
N 2g 11
Z A
g 2 CI
egi x-
Big gl
e b8 2
ig
RI :x
E ae
.b .m
F
41! <
ps
�.
r
WWIn
401
A V
L a
F
gCL
aQ
W
ow
1—
9B
4B
O
CD W
O
0
OC
Q
w
w
C.7
4B
2
0
2
?;3"
-tt
rn
.. Lfl
off4
s t g
1
0
z
1
0
uI
—N
0
A o0 1 '' o
70 A 70
N z r-
rn
0
fi
r
0
rn
Z
7C X Z
rnstlX
07 _
> nm
mI
xC
No n
N
� O
0 0
071 -11
no 0 Cm)
tx,
tT1
0
L„
w O b in.
0 1-11 1.-11
0 W V
a �1
GRIJBE.
Ph. 651 -351 -1331 Fx. 651- 351 -1181 www.grube- architects,com
1940 South Greeley Street Suite 210 Still r, MN 55082
MSS NW 'Ja4eMll!4S O1Z a4InS laaJ4S AalaaJ9 14411O5 0'161
wors43a41q)Je- agn.tfi•MMM I811.15E *xJ 1EE1 lid
1 fLI9
111111111
: ■
zo
x
diOW<W
•Z X LL
;oas -'alw of 2av?!9
jti9iai 29413AV .C-4
I
blitz g
3
•
ILY
lL
0
yd)
t 0 0
wo o
0
hi
1
.0-.0I
s
4
p
S.
3
I
K' • PATIO ON Tbl! Or
HOWN4 GOAL
4•
rn r
11 0
,0
z
It
1
A
GRUBE
Ph. 651- 351 -1331 Fx. 651- 351 -1181 www.grube-architects.com
1940 South Greeley Street, Suite 210 Stillwa MN 55082
18055 NW 'Ja4eM11!1S Olt 94InS '4aeJ4S AapaJ9 tuno$ 0/61.
wo)•s4)a4147Je- agnJ674MM L861. 1SE 1 X4 LEE6 - ISE - 1 S9 '4d
LU
LL
0
w
I
u_
0
ro-, r( a
Z • f
0 �..
Z 2
o ° ' w
yof
QH
ZOXO
0 00u a
4
u.
0
4
•
c
V
a
t
u-1
r0`"i9f'
.9-.91
it A
4
1
tuIlIU11I
tai €gligZ lg8ll '2 PICg €E n`NIVREEIE
,,ENN 11111111111111:1111 MINI III= IN *I'
"'Will 111111111111811
lErpunqatt viogs-viqT 4.
ow nolomit alow Nom 1, ,,
ammo. oli, volisamo■
,0 -I 1,,'
1
a
0
0)
Coo *o5,
0>
A60
oz
to - 0
u-
GRiJ1BE
1 MW/4rlieM'r9r19rVIMTrMirlig/M
Ph. 651-351-1331 Fx. 651- 351 -1181 www.grube- architects.com
1940 South Greeley Street, Suite 210 Stillwater, MN 55082
•
18055 NW '.194e 4 1114S 061 aWlnS galaaJ9 44noS 061.
worspe4 q)Je- agnJ6• r+M 'XJ 1,f Et '4d
�81(12I�
cn
�
z
O o zy
tlitsoav
= a, w
. z X : Z
C O0 4w
-i011.010
•
O 0-
J W
f.
cc
•
0
11
2
@
GRUBE
Ph. 81-351-1331 Fx. 651-351-1181 www.grube-architects.com
1940 South Greeley Street, Suite 210 Stillw , MN 55082
Z805S NW 'aa4eMf!IS OtZ a4!fS ' 4aa.tIS' 1aa.' 3 y;noS 0
wo3•spampae•- agnu6•Mr►M 191,t tSE - LS9 'XA tEEt '4d
3 g11?I9
Za:52
0
. V 3 =
6oR...2
ivozzaii
0 .00c,a -
•
C
N
0
W
2
0
hn
4
m
Eci
V')
v m
A
k 4 .74 -0
E z 2
Q
`?i
A
0
O
4
s. < z
,� p m m -p?mCZ
o z
(i) rril- Oxorlig
3 -° m *rj
2 k G o •uz
d 0 _iz
O 0 p
E
0)
GRUBE
inign•fre
Ph. 651 - 351-1331 Fx. 651- 351 -118 www.grube- architects.com
1940 South Greeley Street, Suite 210 Stillwater, MN 55082
•
Z8OSS NW 'n0 al aJinS '.}aaJ4S AalaaJ9 t 4nOS 0'161.
worspa4lq)Je- agnkMMM Igtt tSE - tS9 'xJ IEEt
r
0
2
.e/1. o-.06
2
'BOON 1V 24015 OH QNV 2tl419 29%/thlAV NOW
1H 290E1AY .9.44
(3,
z i
o
1-• Z S a
6
= OHQ�
N=z —E
t.00m -
- aOu.crOm
4
i�
R
MI111111I111
11: 11
:
0
3
. M. ■
••
IMO
IM■
I:: ■
ig
111111
;:: _�
1M■ .
111
M ON
.
111
111111111111
'::
IN
•ii.
*11.
III MO
I 1M�
11 )IIIIII(IlI'�'
2
0 a
2
J a.
g Efl
U.1 SI
Z
A
0
1514.
SO 1 1
> 0
zxx
"u
co >0
0 r
> 0
ITA
co)
x
.b
16
6'
0 0
z
c co
o m
0
z
z
GRUBE
Ph, 651-351-1331 Fx, 651-351-1181 www.grube-architects.com
1940 South Greeley Street. Suite 210 Stith 1N 55082
• 1
litaska Nam isastowesammoos k.
1
1 P
:. g
I e .
at 1
i: _
hi fij
il
1
\
,
1
.
1514.
SO 1 1
> 0
zxx
"u
co >0
0 r
> 0
ITA
co)
x
.b
16
6'
0 0
z
c co
o m
0
z
z
GRUBE
Ph, 651-351-1331 Fx, 651-351-1181 www.grube-architects.com
1940 South Greeley Street. Suite 210 Stith 1N 55082
• 1
Ne
~o.nv . 0 01 ~10~ = ,
pup ubi~~~~,00
1131:131 131111N
'31313313 83133% 1,105304111
Imam ja Avadmid inn at AM sawn so vi 0311Vcrild
2 " = " 2 "
I 3 3 3 x " U -
, , , x " " »\ yv� LJ
\j ' c�
)
/>--� +/
� ,
" " " 2 "
3 , " , , , � � \ " A � Lu.°
—
| `�`~___{� vo��
2 " " 3 3 3 ° ~�( ��
' . "__-^ ` " ".
. . ~ � ` ..
--
2 " " " " 1 = [ r" 3 �\
" " " �� " "
x 3 3 2
3 " 3 «
" " " 3
" " 2 "
3 3 2 "
" ° 3
2 2 ,
" " " "
« .3 " °
n x 2 2
3 3 3 2
= 2
I " 3
" 3 3
2 3
1 3 »
1 3 o
•
~
` 3 "3
"
-
/
\
" ^ ~� " " & \r—' /
' � �
" _/ " " / '� / ~ ' '
"
/ /
��» /» " " 4k "
k-
3 2
3 2 3
2
°
3 2 " 3 . *u'
2 " " " 3 2 2 2 " "
" .
3
1,0'90'90 31.V0
MS 03)133H0
n�m
o 3 3 2 " " 3 3 3 " 2 3 3 " 3 3 3 " ~ " "2" v " 2 3 " 3 3 3 2
1
3 , 2 , , 3 3 2 3 " 3 2 11 3 _."
o 3 2 3 3 " 3 ^^ 3 2 " 2 2 3 N N 3
/ `� '
e m x � / '"� ��x \ " o\3
NA —
" " ` " "``"
^
_
3------1-/ 3------1-/ " _.
tA, " * " - "
�
J -~--
� ` � '
` ' '
' '
— - '
3 �� ' — ' '/° 2 5 3 - 3
!,/..) 3 / ------. \
7 "!..,-, a :L2
4/ ,..._.
P is - -- -- --..,
ti--..., , i 3 •-_,_,1 ...... ; 3 I 3
, k 4 -- ----a-j F
"
3
�� "-~=/ 2
"
3 "
oass -"ammo 008 IIMI
r :21e11,3372 14,3C13/171
°
w
"
"
3
" " " " ° " "
" ` ° " " " " " "
, " x " m o x� :
3
\
"\
" 3 " 3 " "/ 1
" 3 2 3 " 3 2
"
3 3 " 1 " 2
3 1 3 " " " "
" ^ 2 " " 3 3
3 3 2 3 2 »| 3
" " 2 3 " 3
". ^ " " " " " "
/ \
- " = " " " "\ "
r�
y / r "/ti " � |
~\ � � 3 3 " 3 3 2 | 2
°'' .
��z_ _- / /
�� /�-�� ° - ���~~ x
/ " " �/x , a" " : » 3 " :| 3
2 7 2 3 - '
' 3 3 " wy � —�` " \" � --al J
� " ^ " � 2 3 2 3 2 : 1 "
3 3 " " 2 "
\:\ X 3
3
2 "
2 " "
3 3/ , 3 3 3 3 3 "
■ \ 3 \\ 3 2 ,- 3 3 .2 , 3-..- , 711-- --- c ''' 3 2 2
\ \ *‘•---_____...-----# N , \ i /
` " f " "/ "^� "�" � " ���/ 7/" )" 3 3 2 ^i ~
\ ------ ,� c .—�. � ` .~� V x/ � �``~ " " 3 " 3 3
1 r ~' � /
�� = " " " , ^ " �� " 3 3 3 "
I "
�_�r�- ~
_~ ,--- - --� I �
_---:"--- " " " �� " ) " , '»
^
�
_� ` . ~
| " �
�
� "
/ ~ �� " " " \
�'-. �_ - ',~��~. \ 7� ~~ 3 3 3 \ 5 0 //~�' '/ . ~�_�� �
/ , ......... , a 3 \° FZZ�
|/-/~ ' ' ' �� | �/
47 ----- 3 -- ; - --2 ° / 7 � " 2 " l � � 3 �
^ ._
' ' ' ~ ^ - \ - � —~ 3 2 3 .
^/ ^ �� ,` r � |
v [ v ��/ \�| � , / / \ /JN �u -- - \
m " * 3 m ° ,/ ��m �^ � � — " — °--�—" " 3 3 /"
1 - L l � / `'�� � / u _ � / , 'j lI 0 g J;}
= / , " " " " 2 " | "
| / �-� ' � " " —�--" 3 & 6 ' �/ n — , «l 1 » ° " " w " » "
' _+
a. ,� �/�
! � " ~ °-�� �
z:.... �� / " k �1 = /" " " 3 3
K / [---\---
__�� �~ � \ � —' �/ � —, / / r� /
` , �n/ / - �./. . . . .
( "
0-1 / , / ° u- �/ 2 x x x ,
" " 3 "/ " " rn / / " 7 {
. —~ '. ' '
' .
2 3 "
2 " v 3 3 1 3
1 , , 3 " x " 3 3
Orld S›-IVO 1SV3
I.
/
3 " 3 " 3 3 3 3 3 3
7 .--n---� I» "~�u " " " " �`~" " "
/ ' ``
. x x " " » 3 3 3 "
3-,.... i 3 • 3 3 3 2 3 2 3 3 \ I 1 3
__^
3 3 « 2 1 . 1 " 3 3 ^ " 3 3 3 " 1 U"
! i_
l"
.
2 3 2 " " 2 3 2 . "
1 " " 1 2 3 3 " 3 " 3 3 3 3 3 3
/�.
• •
8n
a
1
• Vet a iNMawi
14011.11113d WISCIAION NM MU laimonni
N WO NOP WNW -mow uv MNC NIL 3 ML II
n
q
1
u %
i
ii
RI
4 III
M0
1
8 @
�
��
e"
•
I`
0
Ne
~o.nv . 0 01 ~10~ = ,
pup ubi~~~~,00
1131:131 131111N
'31313313 83133% 1,105304111
Imam ja Avadmid inn at AM sawn so vi 0311Vcrild
2 " = " 2 "
I 3 3 3 x " U -
, , , x " " »\ yv� LJ
\j ' c�
)
/>--� +/
� ,
" " " 2 "
3 , " , , , � � \ " A � Lu.°
—
| `�`~___{� vo��
2 " " 3 3 3 ° ~�( ��
' . "__-^ ` " ".
. . ~ � ` ..
--
2 " " " " 1 = [ r" 3 �\
" " " �� " "
x 3 3 2
3 " 3 «
" " " 3
" " 2 "
3 3 2 "
" ° 3
2 2 ,
" " " "
« .3 " °
n x 2 2
3 3 3 2
= 2
I " 3
" 3 3
2 3
1 3 »
1 3 o
•
~
` 3 "3
"
-
/
\
" ^ ~� " " & \r—' /
' � �
" _/ " " / '� / ~ ' '
"
/ /
��» /» " " 4k "
k-
3 2
3 2 3
2
°
3 2 " 3 . *u'
2 " " " 3 2 2 2 " "
" .
3
1,0'90'90 31.V0
MS 03)133H0
n�m
o 3 3 2 " " 3 3 3 " 2 3 3 " 3 3 3 " ~ " "2" v " 2 3 " 3 3 3 2
1
3 , 2 , , 3 3 2 3 " 3 2 11 3 _."
o 3 2 3 3 " 3 ^^ 3 2 " 2 2 3 N N 3
/ `� '
e m x � / '"� ��x \ " o\3
NA —
" " ` " "``"
^
_
3------1-/ 3------1-/ " _.
tA, " * " - "
�
J -~--
� ` � '
` ' '
' '
— - '
3 �� ' — ' '/° 2 5 3 - 3
!,/..) 3 / ------. \
7 "!..,-, a :L2
4/ ,..._.
P is - -- -- --..,
ti--..., , i 3 •-_,_,1 ...... ; 3 I 3
, k 4 -- ----a-j F
"
3
�� "-~=/ 2
"
3 "
oass -"ammo 008 IIMI
r :21e11,3372 14,3C13/171
°
w
"
"
3
" " " " ° " "
" ` ° " " " " " "
, " x " m o x� :
3
\
"\
" 3 " 3 " "/ 1
" 3 2 3 " 3 2
"
3 3 " 1 " 2
3 1 3 " " " "
" ^ 2 " " 3 3
3 3 2 3 2 »| 3
" " 2 3 " 3
". ^ " " " " " "
/ \
- " = " " " "\ "
r�
y / r "/ti " � |
~\ � � 3 3 " 3 3 2 | 2
°'' .
��z_ _- / /
�� /�-�� ° - ���~~ x
/ " " �/x , a" " : » 3 " :| 3
2 7 2 3 - '
' 3 3 " wy � —�` " \" � --al J
� " ^ " � 2 3 2 3 2 : 1 "
3 3 " " 2 "
\:\ X 3
3
2 "
2 " "
3 3/ , 3 3 3 3 3 "
■ \ 3 \\ 3 2 ,- 3 3 .2 , 3-..- , 711-- --- c ''' 3 2 2
\ \ *‘•---_____...-----# N , \ i /
` " f " "/ "^� "�" � " ���/ 7/" )" 3 3 2 ^i ~
\ ------ ,� c .—�. � ` .~� V x/ � �``~ " " 3 " 3 3
1 r ~' � /
�� = " " " , ^ " �� " 3 3 3 "
I "
�_�r�- ~
_~ ,--- - --� I �
_---:"--- " " " �� " ) " , '»
^
�
_� ` . ~
| " �
�
� "
/ ~ �� " " " \
�'-. �_ - ',~��~. \ 7� ~~ 3 3 3 \ 5 0 //~�' '/ . ~�_�� �
/ , ......... , a 3 \° FZZ�
|/-/~ ' ' ' �� | �/
47 ----- 3 -- ; - --2 ° / 7 � " 2 " l � � 3 �
^ ._
' ' ' ~ ^ - \ - � —~ 3 2 3 .
^/ ^ �� ,` r � |
v [ v ��/ \�| � , / / \ /JN �u -- - \
m " * 3 m ° ,/ ��m �^ � � — " — °--�—" " 3 3 /"
1 - L l � / `'�� � / u _ � / , 'j lI 0 g J;}
= / , " " " " 2 " | "
| / �-� ' � " " —�--" 3 & 6 ' �/ n — , «l 1 » ° " " w " » "
' _+
a. ,� �/�
! � " ~ °-�� �
z:.... �� / " k �1 = /" " " 3 3
K / [---\---
__�� �~ � \ � —' �/ � —, / / r� /
` , �n/ / - �./. . . . .
( "
0-1 / , / ° u- �/ 2 x x x ,
" " 3 "/ " " rn / / " 7 {
. —~ '. ' '
' .
2 3 "
2 " v 3 3 1 3
1 , , 3 " x " 3 3
Orld S›-IVO 1SV3
I.
/
3 " 3 " 3 3 3 3 3 3
7 .--n---� I» "~�u " " " " �`~" " "
/ ' ``
. x x " " » 3 3 3 "
3-,.... i 3 • 3 3 3 2 3 2 3 3 \ I 1 3
__^
3 3 « 2 1 . 1 " 3 3 ^ " 3 3 3 " 1 U"
! i_
l"
.
2 3 2 " " 2 3 2 . "
1 " " 1 2 3 3 " 3 " 3 3 3 3 3 3
/�.
• •
z - o
o7)
o -
�
D
C7 �7
O -<
z -9(t--
(6
o
z
m
0
m
m
N
0
co
m
0
0
m
0
0
cc
0
--�
Z
P1
P1
C)
U)
z
m
1
P1 0
0
0
. �0
0
1
r1
1 1
11 1
11 a
11 1
11 1
1
Z
0
rn
et 0
0
1 = Z
P1
x
U)
z
0
O
n
0
z
r ---
0
(i)
r�
m
z
0
z
0
m
0
z
m
rn
0 Cf)
Fri X
- u
> UL
� m
I 1g 0
0 173
S Fri . c
z•
- 2
z
r�
0
D
1656 LIVINGSTONE ROAD
HUDSON. WISCONSIN 54016
WWW.STEVENSENGINEERS.COM
(551)436 -2075 (715)386 -5819
FAX:(715)386 -5879
SHEET DESCRIPTION HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION. OR REPORT WAS
PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT 1
TITLE, LOCATION AND INDEX AMA DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF
THE STATE OF MINNESOTA.
TYPED OR PRINTED NAME: SCOTT A. WARD
FOX HOLLOW P.U.D SIGNATURE:
OAK PARK HEIGHTS. MINNESO
DATE REG. NO.
DRAWN BY
TJS
CHECKED BY
SAW
PROJECT ENGINEER
PROJECT NO.
DATE
FILE NAME
SAW
5046
6-9-04
REVISIONS
7/20/04 DETAILS '
7/30/04 DETAILS
3WVN 3114
170/6/9
31va
91700 'ON 1331'O2td
MVS 2133NION3 133r021d
MVS
A8 03)103H3
SP1
Aa NMVao
31Va
1Z6
02JYM •V 11035
'ON '038
'V1OS3NN1,1 d0 31V1S 3H1 40 SMV1 3111 213ONn
2133NION3 1VNOlSS3.408d 032131S19321 Aina v Wv 1
11011 ONV NOISIA2l3dfS 103810 An 2I30Nf1 ?JO 3V1 A8
0321Vd32Id SVM NVId SIHI 1VHL 411.2133 A83213H 1
V1,0S3NNIW 'SIHOI3H )laid MVO
an MOIIOH X03
NV1d Al
CINV 1floAd1 311S
NOI1dINOS30 133HS
®L9g ggs(gTLYVA
611M--996(9TL) 9L02 9Ct(Tg9)
xo.•sSaa>, IONSSN LLS•Ynx
9I011; NISNOOSII* 'MOW=
GYM allo SONIAI'I 9991
S2laaN IJNa
smaA s
S�Id13a 1►0 /0£ /L
Slldl30 40/0Z/L
SNOISIA3a
r
•
?1
2.
cc I
< o
sz r
0 v
w
it
ct
1
1
[-
o Z.
l
tn
�1
Z �
en
0
2
9 ma
•
2
;4rjW
5
I w
a arr.
l "
wm -<
115
SW
aS
catrzu
o
<t
2
L 8
z
In
N z
2 S
— 2
et z v 2 , ' to
0 W v w t ; 2�
t , ,, t1 o p K
W to W b( a. L) V1
2
W w
J
iiil
x ,
0
et
• 'r •
wA
N 0 six � q
•- m 50
Nm view coo
N W
•
w
. W
W
0
a.
er
4, W
N Q Z <hsn
0 WX.•J
11, 'a ri a I we
•
?
1=
W
a O
eb
25 X
s
N
W
1•-
o zz 0
a55 -3 W
to
o U d u * •
��a N �tn
< to
2<< W < V) 3
Z
X
GC a o Z tn
<� 3 o
f
a<
- V , . to = * Lai.
a Z. U 1!j
Wa d La
ITJ3 L
O 1 o u'
m w CO
J 0 0 CC
Nee g v
W O En x
9
gtn to <
I- g W t l' z o
US
W t/f W t,GJ 2
o
V Z c to
c 1 t4 / 4 id \ Id
/� •
•
•
•
•
•
•
•
•
s i
0
K z 1
J
x 0
1
W
2
F
VIZ
1
L
s.w
rrr
1
s
J
r .� ,� �...�.
.
1.33815 9N1LSIX3 .—. •-- •• •-- • ._ '".� '`--
•"". Mme' . - R - - - .r. ..�� des .a.x. - sl.. - ...... w • ; r
2
2
2
W
1-.
W
a7
to
0
5 W
fr la
N W
g
d
0
U
0
raj
1
CO
•
}
to
0
a.
a
0
N
a
2
0
•
1i
z
Z0
<
V
=oc
8
<
N J
Z Z
P t-
tn U3
� W
W Z
<0
t� td a1
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
5
5
0
r —
1 I i 1 1
Li 1 1
i ��, 1
1 1 F t
Zg 1 I � � 1
gi 1 t 1
w 1 1 1
1 L J
1
r --- - 1
i
>13
Z >
roc
o9
c
n
29
_ 2
s �
M Z
N n
f N
rn Z
M D
rn
0
Z
0 d
EC)
._._ Sr -. • ._.. , • - - --' -w Y ._ _ ♦ --� "_ ` -- • EXISTING S
• ��. �.� { ..rte Y +�� • "��" �"� , 1 '
1
A , -1
if 1 . t
1 - 1 1 k F:Ti 1
il 1 ii --1 • 't N 1 --..., \ 0 !i
I t i r
1 11 1 4
12 I i
1 „)11\ 1 i
11
i 11 �" 1 ___ ' i 1 -
c i .
1! 11 1 I' 1
11 ' 11 1 ix: 1 •
1 1 ig_I � 1 1, d ( -
I ril II 1 1 � 1! 1 l
! i!
11 ! N . 'x I E -It
11 1 1!
11 I 1 11 liz I:: III
11 11 m -0, . -- _ - --ll
11 1 ii
11 1 II z r A
1 1 I' 4kt
11 i 11
!I 11
11 • 11
1! 1 1 11
11 111
11 . I
11 •
!1 i ;
1 "
1
STEVENS
EN SEERS
•
r r ........i
•
•
•
•
•
•
ri
I f
L_........J L
r
i
I
L
r
1
l
L
t
m O
c
z -1
rn
N
o .. � 2
xt
tZ o
'i 0
0
M
1
Q
r
to
7p
0
r
M c� �
aN
7C 2
PI PI
o ;°,
22
v ° m
Dj
0 0
24 �
ozz
06m
� C
ZA
0
•
•
•0•0C)
Z OO
g
A F
- Zz
n o 0
>
z -c ° 2
?m
> 0C
c >
C r n
Mfg 2
N O D
2 Z
18
m '
Z r' �?
o
0 -1O
o rnx
F
0
1858 LIVINGSTONE ROAD
HUDSON, WISCONSIN 54018
WWM.STEVENSENGINEERS.COK
(851)438 -2075 (715)388 -5810
FAX:(715)388 -5879
n
rn d �
N
0
x c
m r-
o
rT1§
-1 N
> �
I
co
opt
U N
N
01
01
2
.
—g _ ; \ i
1
ost
;1
/1
rk
I N.,
. 1 o;1 rs.
1
rn
t
/ <<
SHEET DESCRIPTION
GRADING, DRAINAGE AND
EROSION CONTROL PLAN
FOX HOLLOW P.U.D
OAK PARK HEIGHTS, MN
r- ----
------------
SCOTT A. WARD
O-4
— MG M
A
z
0
2
N
Z
1 HEREBY CERTIFY THAT THIS PLAN WAS PREPARED
BY ME OR UNDER MY DIRECT SUPERVISION AND THAT
I AM A DULY REGISTERED PROFESSIONAL ENGINEER
UNDER THE LAWS OF THE STATE OF MINNESOTA.
REG. NO. 40921 DATE
�211C
o c)c
o ''° v as
8 to cal;
z
01 141
0X
N
rn
Z
aig
2
ofr
DRAWN BY TJS
CHECKED BY SAW
PROJECT ENGINEER SAW
PROJECT NO. 5046
DATE 6/9/04
FILE NAME
•
I 1
/ 111 1
I
T-- - - - --I i 1
J
111111 VI 111 1 1 1
111 1 I
I I 1
1 1 1 i
x
11'1 1 1 1
1
1
1 11 1
11111
11.11
1 11 1
x , 111 11 1
I11 '1
Pt
I1 41 1 . I 1
1 I
1it1 1 I
a.d•
11111 1 I
1 ' 111111
1 1.1 1 1 t
1111
OW\
t
1
1 1 t 1 11
g 11
1 X1 11
1 0,11111 1111
'1111
1 1
1 ! 1 1111
1 1 {1111
1
- L 1 1
1
•
•
1
l
Veg
$` A
R
0
(1g
REVISIONS
7/20 /04 DETAILS
7/30 /04 PROPOSED CONTOURS
'33V1d NI 3d1d
NOGNVBY aNd S11d13a i0 /0Z /L
SNOISIA32J
3WVN 3113
10/6/9 Siva
9,0S "ON .1.33r 08d
MVS 833N1ON3 133PO21d
MY S
A8 03)133HO
oaa
As NMV80
'ON '038
Siva
021VM 'd 11005
'VJOS3NNIN1 40 31V.S
31-1/ 30 SMVI 3111 830N11 833NION3 1VNO1SS3IO21d
03SN3311 )1n0 V INV 1 1VH1 0NV NOISIAN3dfS
133810 AW 21301411 210 3M4 A8 038Vd38d SVM 180d38
2!0 'NO11V313133dS 'NVId S1H1 1VHi A311833 A832I3H 1
d10SINNM 'SIH013H )12ldd >IVO
- a'n'd MO110H XO.3
311 .308d GNd NV1d
I3M3S A lVIINVS
NOi1d12lOS3a 133HS
6499- 99COtLYXYal
6196- -99091L) 9402-991(199)
P WO'SUa N1ONaSNZAZLS'W
910t9 NISNOOSIII 'NOSQ!]H
UY021 SHOJSONIAI7 9991
sxaaxcoxa
SNaA1LLS
1
N
0
0
0
0
0)
00
0
z
0
0
1`
00
1
1
1
0
10
00
0
M
00
0
to
N
0:
tn
a
CO
11
0
M
CO
ll
11
11
11
11
00
0
z
0
0)
N
' 331A83S 'NVS .9
1, . 09 ±0 *VIS
331A213S 'NVS .9
96 +Z 'V1S
33IA210S 'NVS ..9
9L +£ 'V1S
09'6£831
ss'ZL9 vr18
Z 31r9 +17 VIS
9Z HV1
31 M3N
IN KIN
31 "X
v,w 'X3
+0 VIS
HbM 'X3
0
0)
N
a
0
oc
0
W
O
t-
o
0
1,1,19£9 31 '3
4L6Z931'M
A Ras 1118
£6T)+1 VIS
VSZ HY1
Z£9
t"££9
0'9£8
6
S'Zt9
VOW
£'9t9
fi 5148
9'058
L "l58
S'ZS9
OTS8
ST59
£'tiS9
0`559
WSW
9
9'L59
0199
O'ZL9
O'ZL9
3
0
1-
0
z
O
0
0
0
O
0
co
O
0
0
O
N
O
N
0
t7
0
0
0
t
872.0
871.9
868.1
862,2
857.7
856.6
855.6
854.8
854.0
853.2
852.4
852.0
851.4
850.6
849.4
847.9
846.3
844.5
842.4
840.1
838.2
835.8
832.0
831.5
830.0
STA 4
RIM 872.32
E. IE 89.00
W. lE 8 1.3.0
NEW E. IE 843.0
3 +86.4
RIM 85 .98
t. it 0 b.3U
W.IE88.50
A �
RIM 82
W. IE 8
E. IE 8'
NEW W.
NEW RI
.89
5.00
5.00
1E 818.95
ELE. 841.00
rn
-n z
2
0
STEVENS
ENUiIIEERS
1658 LdVINGSTONE ROAD
HUDSON. WISCONSIN 54016
WWA.STEVENSENGINEERS.COM
(651)436 -2075 (715)386 -5819
FAX: (715)388 -5679
SHEET DESCRIPTION
STORM SEWER
PLAN AND PROFILE
FOX HOLLOW P.U.D.
OAK PARK HEIGHTS. MINNISOTA
I HEREBY CERTIFY THAT THIS PLAN. SPECIFICATION, OR
REPORT WAS PREPARED 8Y ME OR UNDER MY DIRECT
SUPERVISION AND THAT I AM A DULY LICENSED
PROFESSIONAL ENGINEER UNDER THE LAWS OF THE
STATE OF MINNESOTA.
SCOTT A. WARD
411 AM REG. NO.
DRAWN BY Roo
CHECKED 8Y SAW
PROJECT ENGINEER SAW
PROJECT NO. 5046
DATE 6/9/04
FILE NAME
REVISIONS
7/20 /04 DETAILS AND ABANDON
PIPE IN PLACE.
7/30 /04 MH 7 RIM ELEVATION
l
SNOIS A3?J
i'O /OZ /L
9 05 '0N 13YOtld
MYS 2133N1ON3 133'021d
MYS
3YVYN 3113
31.va
A8 03)$33H3
SO8 AEI NMY210
IZ604
ON 1 938
aria
:31Jr11VNOJS
`3'd 'a23YM
If 1J.00S :3MIVN 03041k Id SO O3dau.
YIOS3NNlfl AO 31.1413 3HL
4o SMY'1 3HL 113ONn 2 33NgN3 lvNOISS'3iO$d O3SN30fl Aa'10 v rev
1 1vHL ONV NOIS1l11adf1S 1031110 HMV lJ30Nr1 )JD 31 AO eilvd311.1
SYM 1110d3H 110 'NOILVOUI 3dS 'NV'ld SIHL 1YFLL MML1130 A83113H 1
NW 'SIH013H NINd )1YO
'0'n'd M0110H X03
S ldl3 a
NO11dI80S30 133HS
61.99- 990411.):XVA
619a- 9909T1.) s1.Oa- 9cI(i49)
MOTS111111NIONSSNSASINAIU
9T0►S NISNO3SIA 'NOSQAII
QY011 aNOZSDNIATI 9SU
sxaaxioxa
SNHAUS
4-
p N
Z
0
l—
z
a
2-1
cit
nu
N
z V-
0
t
SHEET NO.
7 OF 7
1
ST
E N
�
"NS
E R S
1656 UVINGSTONE ROAD
HUDSON, WISCONSIN 54016
l/lI1►.�ENGINEERS.COY
(85i)436 -8075 (7!5)386 --5819
FAX:(715)386 - 5870
-
SHEET DESCRIPTION I HEREBY CERTIFY
PREPARED BY
DETAILS AM A DULY USED
THE STATE OF
rn'o�
FOX HOLLOW P.U.O. 410IGNATuReDATE
THAT THIS PLAN, SPECIFICATION, OR REPORT WAS
ME OR UNDER MY DIRECT SUPERVISION AND THAT 1
ON PROFESSIONAL DIG$NEER UNDER THE LA OF
MINNESOTA.
NAME: SCOTT A. WARD, P.E.
DRAWN BY
RCS
REVISIONS
. J
CHECKED BY
SAW
PROJECT ENGINEER SAW
PROJECT NO.
5046
7/20/04
OAK PARK HEIGHTS, MN
DATE
40921
REG. NO.
FILE NAME
trig
It i
t
i
!; A IE f% i r ,. WWWWF1
1 [tit p _ r 11. q t if '1 411 3 I iii::if '3' I jig. I
�
6 1: _ i iii °I g 9.
a_{ r II 1 5 I 3 !$ I. f i
0
Q p
44
F cp
Nit g
M 6