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HomeMy WebLinkAbout2011-01-31 WC Recorded Document 1204511 - CUP 1204511 Receipt#: 153745 USE $46.00 Certified Filed and /or recorded on: 1/31/2011 2:51 PM 1204511 Certificate #: 62468 Office of the Registrar of Titles Return to: Property Records & Taxpayer Services ECKBERG LAMMERS BRIGGS WOLFF & VIERL Washington County, MN 1809 NORTHWESTERN AVENUE SUITE 110 Kevin J Corbid, County Recorder STILLWATER MN 55082 CONDITIONAL USE PERMIT Return To: $ 46.00 ` (. • U NOTICE OF CERTIFICATION STATE OF MINNESOTA ) COUNTY OF WASHINGTON ) ss. CITY OF OAK PARK HEIGHTS ) I, the undersigned being duly qualified and acting as City Administrator for the City of Oak Park Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document: Conditional Use Permit For White Castle — 5950 Nova Scotia Ave. N. with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a full, true and complete copy of said document within the files of the City of Oak Park Heights. WITNESS my hand and the seal of the City of Oak Park He' y ts, this 14th day of alTt' (3j December, 2010. , 1; 3 ,a ri " , r t nson '; ' %;� M Q Ci a dministrator '',,:3 „x, "., ' ° CITY OF OAK PARK HEIGHTS CONDITIONAL USE PERMIT WHITE CASTLE 5950 NOVA SCOTIA AVE File No.: 236.02 —10.02 Date Issued: July 27, 2010 Legal Description: (Washington County Geo. Code: TBD) See Attached Exhibit "A" Owner: CSM EQUITIES, LLC do Tom Palmquist Suite 3000 500 Washington Ave South Minneapolis, MN 55415 Applicant: WHITE CASTLE 555 West Goodale St. Columbus Oh 43215 Site Address: 5950 Nova Scotia Ave. Present Zoning District: B -4 Limited Business District Permitted uses set forth in Ordinance 401 Section 401.301 I. CONDITIONAL USE PERMIT: As requested by White Castle for Planned Unit Development General Plan Approval, Conditional Use Permit, Site Plan, and Design Guidelines review for a restaurant at 5950 Norwich Avenue North all permits have been granted by the City Council subject to the following conditions: 1. The grading, drainage and utility plans shall be subject to the review and approval of the City Engineer. 2. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. The light fixture in the northeast corner of the building shall be brought into compliance. 3. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 4. The landscape plans are subject to review and approval of the City Arborist. 5. All signage, including directional signs, shall be subject to final review and approval of City Staff. 6. Mechanical equipment that is located on the roof and visible from street level or from neighborhood properties shall be screened with materials that blend harmoniously with the building facade materials. 7. The City requests that White Castle install a conduit in the 60` Street Right of Way to facilitate the possible burial of Xcel distribution powerlines located adjacent to the site. Installation of the conduit and lines shall be subject to the approval of the City Engineer. 8. The Planning Commission recommended the sustainability initiatives proposed by the applicant. 9. The City Council approves the final building plans for front facade transparency so that the building is compatible with the Design Guidelines. 10. At such time as the White Castle franchise ceases to operate its business in this location, the tower parapet elements shall be removed and the building appearance restored to a reasonable condition as determined by the City Building Official. If said restoration is not completed by the property owner within 120 days months of the store closing, the City reserves the right to shutoff municipal utility service to the building until the work is complete. 11. The Planning Commission recommends and the City Council approves the following building materials and colors: a. The white brick and tan rock face block proposed by the applicant. b. Tan rock face block shall be used on all four sides of the corner tower. c. The applicant may determine if it will use the tan rock face block as an architectural feature at the first drive -up window. d. Solid blue awnings with no stripes. e. Use of bronze colored wall and freestanding light fixtures. f. The applicant may determine the color of the bollards. 12. The Planning Commission recommended and the City Council approves that one parking space be removed at the northwest corner of the building to allow for additional landscaping, a bench and bike rack. The CSM development was approved with adequate parking to accommodate the loss of one parking stall at the subject site. III. Reference Attachment: The reports of the City Planner dated July 8, 2010 and site plan approved by the City Council are annexed hereto by reference. IV. Abandonment: This permit requires continuous use in order to preserve the Conditional Use granted by the City under the terms hereof Any discontinuation or abandonment of the uses permitted hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void the permit. V. Annual review: Annual review is not imposed as a condition of this permit • IN WITNESS WHEREOF, the parties have set forth their hands and seals. CITY OF OAK P • ' e' TS Date: By � ��/ e ' 'David Beaudet f / ► ayor , Date: 12"1 l k 0 By Al 7 ' Trio John"?' City Administrator CSM E • IES,LLC / Thomas P. PaimquIst Date: B Manager Owner WHITE CASTLE r Date: /,Z 4/l By � kf ' v-. vw A plicant/Permit� llder C'e." . 7k1 EXHIBIT "A" LEGAL DESCRIPTION LOT 5, BLOCK 1, OAK PARK COMMONS • EXHIBIT "B" PLANNERS REPORT AND SITE PLANS • 3601 Thurston Avenue N, Suite 100 ,. Anoka, 76 55303 E •OSU Pa T Phone 783.231 Facsimile: 763.427.0520 TPC ®PlanningCo. com PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: July 8, 2010 RE: Oak Park Heights — White Castle — 60 Street North between Norwich and Novak Avenue North TPC FILE: 236.02 —10.02 BACKGROUND White Castle has made application to locate a restaurant in Oak Park Heights at 5950 Norwich Avenue North. The application includes requests for Planned Unit Development (PUD) General Plan Approval, Conditional Use Permit, Site Plan and Design Standards Review. A General Plan, PUD approval is required in that the CSM development that included the Lowe's and other retail was completed by the PUD process. The site is 39,542 square feet in size and has been previously platted as part of the CSM development. The site is zoned B -4, Limited Business District in which restaurants are a permitted use. The drive thru and convenience food establishments are allowed through a conditional use. EXHIBITS The review is based upon the following submittals: Exhibit 1: Site Plan (Sheet 1) Exhibit 2: Landscape Plan (Sheet 2) Exhibit 3: Drainage Area Map (Sheet 3) Exhibit 4: Existing Conditions Survey Exhibit 5: Lighting Plans Exhibit 6: Site Detail Sheet Exhibit 7: Refuse /Recycle Enclosure Plan Exhibit 8: Architectural Elevations (A -3.0) Exhibit 9: Equipment Plan and Interior Layout (EQ1) Exhibit 10: Color Elevations Exhibit 11: Light Specifications Exhibit 12: Photographs of Existing White Castles Exhibit 13: Wall Sign Details Exhibit 14: Report of City Arborist PROJECT DESCRIPTION The proposed White Castle is to be located just west of the Bremer Bank on 60 Street North. It is a one story building approximately 2,500 square feet in size. Access is from Norwich and Novak Avenue North via a connecting private roadway. The White Castle is interconnected with the commercial center to the west. Traffic flow through the White Castle will be one way with diagonal parking. The drive through order board and pick up window will be on the east facade. The proposed building will be an off white color with a cream color base. Blue and white stripped awnings are proposed above the doors and windows. The section of the report that discusses the Design Guidelines will go into more detail regarding the building materials and colors. The applicants have proposed two wall signs and no freestanding monument. No sign variance is required as part of this development request. ISSUES ANALYSIS Comprehensive Plan. The property is designated as Commercial on the Proposed Land Use Map. The White Castle restaurant will be consistent with this land use designation. Zoning. The property is zoned B -4 Limited Business District. Restaurants are a permitted use, but drive through and convenience food establishments are a listed conditional use. A review of the criteria for this project is as follows. The District requires a 40 foot front yard setback, 10 foot side yard setback and 20 foot rear yard setback. The building meets or exceeds these requirements. The building height maximum in the B -4 District is 35 feet. At its highest point, the building will be 22 feet, 8 inches. Section 401.301.E of the Zoning Ordinance lists criteria for review of drive through and convenience food establishments. All of the issues raised in those criteria have been addressed in this report. The one item that should be reviewed carefully by the Planning Commission is the first critera that specifies compliance with the Design Guidelines. Subdivision. The property has been platted as Lot 5, Block 1, Oak Park Commons. No other subdivision review is required. 2 Access. As indicated, the site will be accessed by the existing private road that connects Norwich and Novak Avenue North. The roadway has been paved and completed with curb and gutter. Parking. Section 401.15.F.9 of the Zoning Ordinance requires one off street parking stall for each 35 square feet of gross floor area or service and dining area and one space for each 80 square feet of kitchen and storage area. Additionally, two spaces are required for the drive - through and 180 feet of drive aisle stacking space must be included. The parking calculation for this site is as follows: 925 sq ft (seating /service) x.9 = 832 / 35 = 24 spaces 1500 sq ft (kitchen /storage) x.9 = 1350/ 80 = 17 spaces 2 drive through spaces = 2 spaces Total 43 spaces The site plan indicates that there are 43 parking stalls planned for the development, two of which are disability accessible. The layout as designed will meet the required number of parking stalls and disability accessible stalls. The parking spaces are 9 foot diagonal stalls with 18 foot driveway aisles in compliance with the Zoning Ordinance. The parking area will be completely surrounded by curb and gutter. All of the parking areas are setback from the property lines in accordance with the Planned Unit Development approvals. There will be landscaped areas at the front and rear of the building as well as surrounding the parking lot. Loading areas /Trash Enclosure Location. The loading access to the building will be from the parking lot and deliveries are made at the rear of the structure. The representatives of White Castle have indicated that deliveries are made at off peak hours so as not to disrupt traffic flow within the site. The trash enclosure is located at the rear of the building and is constructed of the same materials as the main structure. Grading /Drainage /Utilities. Grading, drainage and utility plans have been provided by the applicant. The City Engineer will provide a separate report on engineering issues. The grading, drainage and utility plans shall be subject to review and approval of the City Engineer. The applicant has been requested to install a conduit along 60 Street to allow for future placement of underground power lines that currently exist along this right of way. 3 Lighting Plans. Fixtures. The lighting plan indicated a shoe box style, full cut off light fixture mounted on a pole and base with a total height of 24 feet in compliance with the lighting requirements. All of the parking lot fixtures are adequately setback from property lines. The plans indicate the locations of the full cut off wall mounted fixtures. Both of these fixtures are consistent with Zoning requirements. As part of design review the Planning Commission may want to comment on the color of the wall mounted fixture. Photometrics. The lighting plan is in compliance with Zoning requirements for lighting intensity except for an area on the northeast side of the property. The fixture in that location should be shielded to reduce the light intensity at the property line. The light intensity is required to be less than one foot candle at the centerline of adjacent streets and 0.4 foot candles at the property line. Hours. Outdoor lighting for parking lots shall be turned off one hour after closing, except for approved security lighting. Landscaping. The submitted plans indicate plantings at the front and rear of the building, and surrounding the parking lot. The City Arborist has provided a report on the landscaping as attached to this report. The final landscape plan is subject to the review and approval of the City Arborist. Mechanical Screening. The plans indicate that the parapet walls are designed to totally screen the mechanical equipment. Signage. Freestanding Monument Signage. The Planned Unit Development approvals for this project do not allow for additional freestanding signage for this project. The applicants have proposed only wall signage. Wall Signage. The Zoning Ordinance allows for a total of two wall signs, each on separate facades. The proposed sign plan indicates two wall signs, one on the front facade facing 60 Street and the other facing east. Total Allowable Signage. The total square footage of signage shall not exceed 300 square feet for the site. The wall signs are 41 square feet each for a total of 82 square feet. Any additional signage, including all directional signs shall be subject to review and approval of City Staff. Sign Illumination. The two White Castle logo signs are to be internally lit. The sign plans show that when the signs are illuminated at night, only the logo portion of the sign will be lit. The signs as designed should comply with the Zoning Ordinance lighting requirements. Staff will approve the lighting specifications for the signs at the time of permitting. 4 Design Guidelines Sustainable Guidelines. City staff has questioned the applicant on how the project has been designed to achieve at least a certain degree of sustainability. The applicant will need to discuss the methods in building construction and site design with the Planning Commission of how these issues have been addressed. Architectural Guidelines. Facade Treatments The building will have a definite base, middle and top. The base is defined by a different building material that has a stone face appearance and the top by a horizontal brick band. The building facades are broken up vertically by the tower elements. There is a primary entrance well defined by the tower and awnings. Ground Level Expression This is a one story building with a tower feature at the corner. The main entrance is well defined by the awnings and signage. Transparency The building uses glass on all of the facades exept for the rear which is obscured by the trash enclosure. The Design Guidelines requires at least a 20 percent transparency on ground floor, street facing facades. The facade facing 60 Street is approximately 14 percent transparent. The Planning Commision should discuss this. Entries The building features a prominent entry with a tower and awnings. Roof Design The roofline is broken at the entrance corner by a tower feature. Additionally, the roofline is broken by tower like parapets. Staff raises the issue of the tower parapets if the building were to cease as being a White Castle. It is suggested that these architectural features be removed at such time as this building is no longer used by this franchise. The rooftop mechanical equipment will be completely screened within the parapet of the building. Building Materials and Colors The applicant has provided color elevations for review. The primary building materials of brick and glass will exceed the 60 percent requirement. None of the prohibited building materials will be used. Building material samples will be available at the Planning Commission meeting. 5 • The Planning Commission should discuss the color. The Design Guidelines indicate that the building color should accent, blend with, or complement the surroundings. Warm toned colors are encouraged. The use of the stone at the base and in the towers would be consistent with the Design Guidelines. The white brick color is not found in surrounding buildings and is not considered a warm tone. Staff would suggest that a darker brick color be used. Examples of other White Castles that have been built in the metro area will be shared with the Planning Commission at the meeting. Additionally the Planning Commission should comment on the color and striping of the awnings and well as the blue light fixtures. Franchise Architecture The material selection will be key in determining if the proposed building is consistent with the Design Guidelines. It is recommended by staff that darker color building materials be considered and that the blue awning and light fixtures be discussed by the Planning Commission. Site Design Guidelines Building Placement The proposed building has a well defined entrance facing 60 Street. The building is set back to allow for parking and landscaping. Parking Areas The parking area is landscaped with adequately sized perimeter landscaping. Stormwater Stormwater will be addressed in the City Engineer's report. Pedestrian and Common Space A walkway has been added between the City trail and the front entrance of the building. Front entrance does not plan for any common space or seating areas. The Planning Commission should comment. Landscaping Building entrance plantings are required and have been provided in the proposed plan. Trees /Shrubs The trees and shrubs used in the landscape plan shall be subject to the review and approval of the City Arborist. 6 Utilites/ Service /Loading /Drive- Through /Storage Areas Addressed elsewhere in the planning report. Lighting Addressed elsewhere in the planning report. Signage Addressed elsewhere in the planning report. Pedestrian/ Bicycle Routes A bike rack should be added near the front entrance of the building. CONCLUSION / RECOMMENDATION Upon review of the requests for Planned Unit Development General Plan, Conditional Use Permit, Site Plan and Design Standards Review, City Staff would recommend the project with the conditions as follows: 1. The grading, drainage and utility plans shall be subject to the review and approval of the City Engineer. 2. All lighting fixtures shall be full cut off and installed in compliance with the lighting standards of the Zoning Ordinance. The light fixture in the northeast corner of the building shall be brought into compliance. 3. The outdoor lighting shall be turned off one hour after closing, except for approved security lighting. 4. The landscape plans are subject to review and approval of the City Arborist. 5. All signage, including directional signs, shall be subject to final review and approval of City Staff. 6. Mechanical equipment that is located on the roof and visible from street level or from neighborhood properties shall be screened with materials that blend harmoniously with the building facade materials. 7. The City requests that White Castle install a conduit in the 60th Street Right of Way to facilitate the possible burial of Xcel distribution powerlines located adjacent to the site. Installation of the conduit and lines shall be subject to the approval of the City Engineer. 7 8. The applicant shall address sustainability initiatives with the Planning Commission. 9. The Planning Commission shall discuss the front facade transparency and determine compatibility with the Design Standards. 10. At such time as the White Castle franchise ceases to exist in this location, the tower parapet elements shall be removed and the building appearance restored to a reasonable condition as determined by the City. 11. 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I. w �^ 0 . a 90 ' 9999. .,....... ,. w w. .... .. .., y < r l I . 4. 02 1 r I • 4. l r W - R n I,3) �+ 0.0.07 f 0.0.06 f F ' V' 7 U W O. 1 • A.. 41 C. 0. 00 .u,2..w,.r .n ., ' , w...._......... �:: ' Z. - wno_w......, iw.wins,l c i - - E +i P 4 S .070 Uur E «t 0.20 An. • Ca a 09 n w . r n _. , ,.. , . ... , = 9— I... — 1- n t, 0: _ .w._. ..M.._.. , _ _ ro.... 99 99. _ ± q 3 — _ $ 1 , o-.xm .* $ n •,Atm $ _ , m - 950 9� do - . � � �� ����� /// % / //�i / // / /O /o. 940 �� �� /. 1 -7 -7/ %W - -dZ //. I, . 830 4D �IIt�O /// ./ 9999_._ _ _ 9999 ._.,,� • . :REP 930 s,.Ir �anw0.wn ma nc.pl..s ...4i n0•ptOY Y , wA u (1.11;;.7. I111.7q Iwrvw41 axl IC -COO MINIM TO m. aKa.t .rm.wv SWAM SEWER PRC FILES STORM S o "'OF ILES 05155 .r.n.+ µ . TM ..... .. sw. r...w EXHIBIT 4 .. • i \ u It 60TH STREET NORTH • C i N 1 \ i;i 1 .; i warn• r. _.e !— P 1 . �, � - ,..„ � «.,,., l _ . �. _ . _ .iu �,.a sir. � lri :..d _ .. =1�.. .Cass _ r x n ' Il :$ /I ^ • e f EASEMENTS DETAIL PER DOC. No 11669841TJ . SS ir -• °t I !, ° ' i / NOT TO SCALE ,.'. ■ ■ � - ; ,..._ / -...« - - .,... 4, T,:" 3■ ...,. LECnL g[swpnaN col'. Si ry , Lot P. Block 1. OAK PARK COMMONS, occord'mg to the recorded Plot thereol, Washington Ceunly. Minnesota. ce '( I v 1 w. •..w, .C Notes: .y;. L> 1 Th . l ocations el underground Wadies are depicted eased en auea0Ne mops, records and r :, I 'O ,.'•" • «. >: •. , I '»` . T.v . «. held loeatians a mar not be moot. Verify ell utilities cab. to construction or design. � ' i n Ise 2 The boos of boa., is assumed . Q Eig 1 1 . _ I ' SaPc. nd { j L L 1 ZO .0 60 ]. AS d,alanees are m feet. ♦. The ore of the above dvso bad proPCrlY le 39.126 wait, 0.898 acres k. ' I I ' �' • S. Thin survey vas propor°d from level descapliens miOnt. ontl urn 6 s records and f. •" I j <,. , v / • may not depict all easements, oppurtrncoces of enwmbronaes offeetingthe property 6. Sent. Mork: men,' .e. f Qt 1 Top Nut of Nydrwl 807 feel vest ono 59.5 feet south of the northwest tamer of L - - w.u,« " l ..a 1 L e t 5%. an devol,on of 9.0.0. feet N.G. .D. 29. th r • ,_ ma. ., __ — — (2) O T Nut el =nt Bo,e % ve and 170 29. feel north of the southwest corner of Lot S On d eaati en of 9cB�29 Iasi NGVO. _J.. • «.,. — .s,.. e 590'00 181.50 near L.: .T' ., ... 0 I • °„ e.,w earn; Used mle plan. ,P LEGEND na.Me M°, �. du i u e ® LEGEND _ C•• POI. Palt ALLI ° °; ° ] a I. • • TM .. aa�r ® 0 • ra r .a K. s...< » —„ ENGINEERING. SOUTH. INC. .059 Nam . a AVE. »∎ Oltu a " � _ 203 PARK VE. SOUSH, SUITE rA.t - �- ,.. ` :' . 300 2 _ — _ MINNEAPOLIS. MN 55415 Ms^ .42 % C w — — wawa+ PHONE (612) 758 -0080 ... mod. ma u e . ,..° e00 0.0 0 .rM FAX (5171 757 -1099 I ( " s� l ` � J " � " WHITE CASTLE O I2./.1/0s ° N VICINITY MAP iar raucc wears EXISTING CONDITIONS SURVEY xgAL1 1-.28. NOT TO SCALE No NO, 0000 OAK PARK HEIGHTS. MN Soon At EXHIBIT 5 . . .,. - 1.--4 - 1 - liviP to to ko to to at Is to to as as Is as je„„ to ta la as as as as as Is to as ta to lo ta to as 11 ls le as la la le to Is IL 0 0 le la Da ROTATED REFLECTOR ____________ _ .1 ..... : . _ , _______. ___ __________ . ___ NOM Reflector MUST be BSA rotated by the CONTRACTOR „.„._ ;re+ WairfilitiNdMidalli011 — U w.< to =respond witil the direction indicated by the N. lm u le . INNI ' bo..2—Y.,„eltara. aigelikailleala .1..- OTC+. en tab layout M‘W"...t.lailbiller.. Y FeRECOONAL ARROW secr ts to u wil -u u _._..... -- --------7 ./-••/0'/\., 7' 1 - ta ilbs - is U. U a.. ..i'. U H. H. U . U la 4, - 000 ' ...- ,il 14 t+ 4ip.... l. u ,q . .. 1..' ; u } ,-%,, , ,i i t.6.. • . u • - ..A. 1 , - b.„„ u u u,.. ' ! 4 . 1 ,,, ,, i. 1 iii u GREENBRIAR . ...... . 1 .,.,, -i.y.,..,..1, ,a,....... , a . .,,.. ,„:„ .. . . , .. u ,........,. ' F la IA LL. 411 u ul FLAT LENS --- , . . ..- ta„ Is'As u , . U as te../‘ ' I te 14=1Ztes9;ArY‘ TESNA FULL CUTOFF ..... .. ,, ok . U . )4 to , g ,„ .„, ....„ ,. N. ....„„--: , as Na ..„ • ts Sao0 eV's-218s> as le as k ! n. n. ln, in--, 1,....., t. : n.. : n.. n n, I. n. ■ IL , . $ .....<.. - t* ki r 'a U is 116, : , ts 1. ,...:• ' liras Lill 3 . I. . U 1P ''' '"14;i tr IIME n *.''.‘4;‘-' '''' - - - lia i le [IA:, 1. t Us la Is Na Na N. ,U, N. U ta ' ks 00 - , N. to ta Le rt. ...^ii( as as Na te No as U U U 14, - 1: snt lo - 'le k Su „la 12' t AA !.... 1 7.2 \■ ' Ns 1 ,.. Ito 11 , • . 0 _1. a/ . AOC' u. C. • u • 5 • %. u.0t. .,,,{0. )..,, u u 6 ' - .'..s• a..., 1111111111•11116., ' . la . , n H --:;24,, :we Calculation Summary , Label CaleType prIKS Avg Max (Mn Avg/Min Max/Min 3 U I i i l i S r l a i l i U U U Na 1 . la i v to , Is l i t ts to N U 13 U as to ALL CALL POINTS IllunUance Fc 126 122 OA NA. NA PARKING SUMMARY Illuminance Fe 4.13 122 03 13.77 40A7 11•10.1 Om* 1.... Luntna.e Schedule Symbol. Oty Label Arrangement Total Lumens LLF Description Total Watts -- Ei - Y 3 A SINGLE 40000 0.700 SEN FP 400 PSOIVR F ASS SINGLE ON 22' POLE 0 2' BASE 452 70.1 Pro...AU Toiol Valor • SOW 14 4 B ROTATED 2 IN 90 20000 0.700 GFM FP 400 MVP F MSS 0180 2830 ON 22' POLE + 2' BASE 904 — Ig I C SINGLE 40000 0.700 GFM 5 400 PSMV R F SINGLE ON 22' POLE 0 2 BASE 458 * MIMI"- so« or. xe nr orcol000l. oO ........ wart CAM. MO••• of•Yr ex.......:0... u0dre are. How, olaarol Yoomo/egat . 5,:'''''' ":7:=.=.".*::..2:2....t1=7•to=.=,,,,.....TX ...--... -° .....* LO- 99895 am ItreVel in ..1. CCM I Or r a era ' e ,y , r _I , r 0101 oN, A _ ❑U❑ EX HIBIT'. . % 0 ? WAY S GF ® , a.., VS I 00.. MUD INEEIM ogros . _ i - � -� Mm v 01.00 xx10,11.14.101( aa10,11.14.101( e m � 0101 Mar MISCELLANEOUS SIGNS 51 aw raaax.� IR. ILMNIMI10 CORM SILSENV • �� x01.. d • '>'a sax i� I 1 ' .� rw . nar, a ...a.. 010 311.1411 �,1 ..7,0' I '.1,14.--11•• k *c.' 1-01x.. ram 'G �/ 4 I I^' baNa < /</q45, • A 1 • �� Oi °i � / MENU SIGN FURNISHED BY MAINSiREET' nd'"' :.o. °"°` / \\ 1 , q` / y /� " �G A 1. p IT 9 CELL MENU SIGN INTH INTEGRAL OCB O pmums 1 .,\\ \ ,r,�� /\ ✓ \o �✓ NAM. aaaam F11 VC•14 1 PAINTED .. TRAFFIC ARROW O } a /;. r °y. ' .s \ se saw .. ' a:.p .... so - Nr r x.rsr r z -1 Q" p. \\ ,=== m 1 /.4.i . 1 ‘.' , ; �. „yy,,, 'l � li ,�MM�, { :a• Irmo MISCELLANEOUS SIGN O , `x "° ° �: \\,4 `r . . ` � / _ .. *LT: xu .. ! G. I amens I �tle+a¢ sale ,/r _ r -.- S � \ � oO V cer�vut w e n e wmuw RONEEV \ • " F �f I I W�..av xv Itla aRwr) I 2at _ MKN L e-A "'®0.7r ""'""""`""""' 5 . en 1., SIGN — CLEARANCE — WITH CANOPY O 1 = a i ft a 11 3 :11 DETECTABLE SURFACE WARNINGS 13 4 inill UM Ii;i ' V 'SEa:Lai lln 4110/1•• ' �, s1. s as Nos, . : r a i Norr �-A7 it w kl :r : �;;.• � / s m '11' . 0 % ." .: 0',14'" rM ..m s ' (" _ . M".MxME .0 a 00600000 a 9e a.yk 11 `&1 CCM w,., ,n..r. r ° t l § *.... ." A � 1®..0101. .uu V % .11 t • MENU SIGN FURN D BY MAINSTREET ti - T .. � a g. t um o w - w. � MENU SIGN, CANO Y &ERIC. ARM O � I. 44101/1„, . q w o s ust wam ,� , r m _ ;'"" ass i RIM a TM 11 / .craxm...a¢a..a...rw®.xa. ®01.010100011 HANDRAIL DETL �� V .(� ���Iu I p� V � 11 1 1 ..1 I 7r coma � �` . 11-5. -' � „: PARKING AREA FOR DISABLED 12 D T 15 � �II� ` - ' M 5011 1/71 • .0. a �' wa 0101 a, x ax.r. co . oM aix to :7:41 u at a � """� '���`� p ` ' ? qy ,� Ia. 0 MOMS r• r�x r.a. 010001 ,_ - � � CURB RAMP FOR DIS `\/ aa ti� 1. a..r 00/11. IMMO ARC. 11.111.010 .a m.a x.a axa� ED W. �.. a { MITI 0K. ABL . 1 / vrax.a 4 ® 011. ,x01 il��� c. . 00 - S .a,. .010100 xrs 14 g@ a Ca } § C I .01x1 iv\ M y ■ $ r.-. I M, C U F yy � Y NO m m c 0017 1x011 1 I �} ^" °40r usa ~ � Menu amaa"s.a wuoemwsmawa,a Y mv / w 01x.01 u \ V v mw¢aaMmnuexra 1 a S a.`• as r �m GUARD POSTS AT D.T. WINDOW x01 `m J=1.,31111.4,.. a a ° ' \ b " '. p/\ CRIMP x . rracra. i GUARD POST S ECTION O , ~ a ra .i ,K.ra 14 x�raaa.. vvv�virrr /� /�i OM. n as SCALE MOW X , . • UNDERDRAINS AT STORMDRAIN STRUCTURES IN PAVEMENT - 10 Ma a °` DIAGONAL SECTION O ffi��` LIGHT POLE BASE SECTIONO a � * v.•_r< 16 � ® �s- 1.•i 1.5 PO rux 1101 REVISION 007E 010101. w I z a —r. gasman ,rM CHAIRBACK CURB O .. axa. MM. -tn awed BY _ _ r war srevr.ra 24 TEE .J___ sus � — •_ r� 'Qi =� r N w. .r W..r. 1:4; gcmurt �` susxMr I�vcvF � 01.00 v[I dF BV: re a.cxv,wm I � 0100x01 -vnn .. _ CM I: s 1700 wa �� 4 Y P Kra ` ma— re 0 MOOT OM r. r.n ®- a. u ��= ca. d . NOTE 3/17/00 aw woe. .0 rwn i MOM .o.aam„ r ax.w.aa r *°""'"'"'"'"'"'''''""" � T cc. w ee 4.110.1 L c ® 1 �..,,, a rxr as ai...r IC DECO 'ATIVE PAVED r r ar�wma aaaaa.aa '^ aa VERTICAL CURB 23 7+,7-1i'. CONCRETE ISLAND 17 CURBED SIDEWALK DETAIL 16 BUILDING APRONdSEC11ON 19 CQ'MREIEMITI 20 CONCRETE 21 PAVEMENT 22 V°" n ..e - - a ® Q x1700 a NOTE" seas , NOTE: ...` r NTE_• raa, ,..c , , rvxraaro .r 601N R. a NOS SCOTS AK. w C001R Urs 'a ; +* ao ° u x oic . sax i• um CO. Mart Cr s oic • • oic • I ', e,.,.�1 : AM Cr`o '''''• MINNEAPOLIS 0* PASS MS. ux • ;/; u�ox K .,ua VC CAWS AT m MAX ,%r LATERAL cm. oa " ., ° a e ax.. w ..a ...m wa. x0101 ME 0116 9+¢r 115520 507 r-2- 1 - x 1 - 1101 TNEROASS GATES 811H • 001Y WHEEL . STDRS k ACCESSORIES NSOUEO PER ( x r**- I • ••."....x - ••• - •• i s f j} to-p PEGS V 15 OM GROUTED MN BRICK AND SIDE PR SPECS SAME U M y •_ - -"� �� --- ___- - - -- -- IN CORES O4' BUILDING DYER fi X 6 X 16 STD. =CRETE ____ ����_ � _•_�- --- ----- ----- ------- - --- -- 0/C k MASONRY WATS (BLOCN) Ly "--------------- ----- -------------- - - - - -" r&i iigieiriii r.V..vaeeo0e,r4Weeeevv. rzareeeecar /000e00rozeo es.m sre - Iruu:i3iruz;fiiQ:l� ®� - --- ---- -- - -- --- 1 9p 1 1/Y DR. 1 ALL MVO 1 - - -_ —� ��_ —��- =r == =El TIP 1 TO BOT T l a' X B' SCREBOD KAT BLN 0 g • A - R Y ENCLOSURE I I ) - 111, 11! 111111111111111Ii1I1111111111111111111111 > S WIN MAl51ABLE LOMB 0 Flom cm / t 1.- � ® ;,, � - k C -2- F I ° ��! ®�� f B' EA SLIDE 70 DRAN .....7.2:692 �� r ? A� w. AREA ;; _ I I/ 6 01006 I / COVERED ,m. C RAIN ww .0 5- S FRO n I I . � s� 7 e C 'u . . ... 0 W DRWD 5 REOb E m vROUOE � / � . y ��" ®wx�� to a' F.D. WARD= wwm s waeR 1 � •ca ® �. "�� d Aif LEVEL 1 WALL UOTTS 2- 18 N 1116.01 DWI FOIL SEE CETAL) N I I �l� / '' , ( I r I IF RUWESCDIT NORTH STAR 6 •- O CaS ATD W SS P DBrLO - I I II RIGHT ELEVATION - 165BFL12ON -1P OT iT 0 _ v <_, •iv a . O I" APPD Eau 1 cam. IL 114. (Y Eml I b a/a a 1 R _ -- —. ', - " . ico; c fIINO SLAB W / . a• A I I : 1 1 \ G 6tAKL DA4 J ©' I 1 ' I r• ru mg a w wart t l, T CM 9AB N/ _ _ 6, o am BAE / _ 6'xb'. WL BAS tll I I Nd - SUt TTfi 1 p = = _ _ = - -= - - - - - - -- I 6' ,I 1 - 6' C VMS 2' JUWl BASE ,I =_ __- ___ �- �_ IF TO WTFc I I I • _ m BED KT BOX k N.P. = -- -_ _� -___ - IIIIMIIIIIINIMI I le- 2 ta � µ� 116 c c ox Low 7 mvN -.n' -- I 1 A - --- t? .. - _ - -- VOMCM o LOU 110 ? ` . I - _ _ _ ___ fllIDTETCUffYDR1N - I111IIIIBIIIIIIIIIIihIIIIIIIIIIIIIIIIIIOIIIIII11111111111111U11IIUIIIIII111 - 064; 6D G - - ti� - - - 1 I i 11�u�II lull! I11l1111111 = �® --� w..R I Mt iteMLASS CM ' p er 1 - --. '-rmr mgr= b C AI _ >4 - `N - , .., 2 " 4 : 'r ," , s /i 29'40ssl vzo� /��i�A l a I n, EID X01 V MACRO TO C I � ;� © ' .: �� 0 s'-o' x 6' -6' FPR I' 5TEP1 A fTRO1ALL X e -O RNA[1AS5 RATE 01 2 1/P I 0 aum k GATE N IC POST - SUWI ( Wag =En 61 S 0 - �W� 'T� ,Fik ® �,T ®�Q ` DaR k FRAME W/ 10. MIS NI WOW / SPcCS NINA NOUNINC DETAIL TO NC. REP. FOR 18' EATX NAY 8 0tli' - - IL ow NAP.ORARE k LOCK PER ` APPROVAL. I X 5005ENT 10 G I �ry mu I N` tm v. / 86 p6 M n OWR 0 SEE 94.01 Al A6: NO R > I rr n' -o• xu 1 BIDE. 6 E0 BERN a- glin't THRE9o1NnREDn `` OR ASS1100ONSlTEPAW OUR= /Pap REAR ELEVATION 1/2 FRONT ELEVATION 3/16' RAnNN CLEAR `b•. WATE'M C SPACE UPOD DOOR \�i 8 St z- 5 AP P08 1 PC Yi - + 8' a raw PAM a rs - 34,0. 34,0. ',. , 600601 Sr PR 'AED 005606 NOTE: THE COVERED AREA FLOOR SLAB ELEVATION fAS1FRAR5 PER N A arm 9uca / vnRAPEi 011 FLa9wID I { I I F 1 � ' SHALL CONTROL. THE COVERED AREA FLOOR IS 2` MORTAR LED MEND NEIARRUE k / q` - _ - _ __ =_ _/ _ 0 60 6 BELOW THE MORTAR JOINT OF THE TOP FOUNDATION FASTEN DEER FIASNNC — — - -� �y �� ?— -7. .—=-3 P L A N PL ON BLOCK AND 1" ABOVE THE HIGH SIDE OF THE ; '. ,a te' N e' E 1 _ —__ e FINISHED DUMPSTER AREA SLAB ELEVATION. 1 o r 6' ' .5 --__ -- — _- —' " 6/1 x 3/0' x I T".1_143 I -==__- NI TTOIE' 01000 66tH zr P _- LLONGLSTEEL PIA 11 TR. NB )0 2 -_ ' 1 Iroav FASaxDS o tC c/c e 6 - 1 / 111111111/11111 11I1 .� ,�a F4IIIIIIIIIIIIIIIIIIIIIIIo I IIIIIIHII111IITII11111I1111i PP. PC Yi W A OFAR f e- - --r+++ N V . 1 I b 0 .1 a Nn[ �® s �� DIM MORTAR LAD- l 1 DLOIX PAUM i0 BE wNATR aND , I - I C � Q n�rPr •010-16510 INiwR A ROC a o /4' 6. RATED LXI. um. 54PE n i /N• 66 6 81. I I I v e s � \ a'ENl)f •la AR 0 006 `o. _ L � - .u_._.I•= — Mali Min __ Oa I iii— a s. a " Ay iR "°ao 11� wI 1 r 11.1121111111r-241M1 ® vo CM - rim 6k0 2 x o Pw0 -LAST Erg -STOP M4RN0 —��� •°' - - — — e_r I 3.-;" 3.-;" r <• r -e a .r --F -- CM ANS 0.-0/, ��I�A�aa\r IS 1•1111111111=M11 ", � I I x . I 1 1 moureito rrr 10 RD DuP k 6 11111111 11111111 ���ME ' W r y 6AL r. S F WM 1 E15 � � F01111'0 xll �elJ 1A , x o F. R . �_, M � �� ur�. -D ' 1A0 � w LEFT ELEVATION oxES NI x00 WE, FASFD m N/AD DI- ., BIWA • 1 1 ■ �L m�>•= Vj Si 111 RX e/ a 1/Y z ��� MI 2 bye 300 tAR FRT K. E Mk 1/111111.1111. 00 n DAD TO BE Y 400. - • w 44 (y- 116115 0 t6' 0/t . - - 4 mo,NE 1_ 1„,.. 664.05766E ,,,,x 800006 o D MI 111111.111111111111 DUN BE CDYAD AREA MOT 66 'R .` 516507(0 ' , _ IN5 0x0 061 wan rim is SECTION B Ii ' A� p 5016' 0 SLR( ITN.)'4' ,:��°I,, uln- n- Nit'rA. vm, mi. 6110W aw _ • �� • nEawm °' f ' e �( axe I�FJ,1 - 06000 c'9Ad 6 /8086/8 � �� rm u. oNm mix uuuT R6wsmN DAM a . I G I r 0 oRAPPL am TEE I Ed � wf. Ir. 9.mE P 10 wiET ����� I 4Yttm 0666 ON 1050 r CHUEER ‘''.CM' er: EXHIBIT 6608 D Wa Ira cooAGM � uP ' . swum ,di fi 1N WAVED ARC BASE S Z'1 PEA CRAWL BAUM. /Y tl6I Eve. OR 2 -0 8155 b 3/Il/O fi' LUARD POSTS ROD } ,... mtt BOER ` R DER calrx BMX y. D PREFlY GAL. CA.' 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