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Home My WebLink AboutPC Packet 3.24.2026City of Falcon Heights Planning Commission City Hall 2077 Larpenteur Avenue West AGENDA Tuesday, March 24, 2026 7:00 p.m. A.CALL TO ORDER: 7:00 p.m. B. ROLL CALL:Jacob Brooks (Chair) ____ Mike Tracy ____ Jake Anderson (Vice-Chair) ____ Jeremy Hallowanger ____ Rick Seifert (Secretary) ____ Mark Miazga ____ Laura Paynter ____ Staff Liaison – Hannah B. Myhren ____ Council Liaison – Jim Mogen ____ C.APPROVAL OF AGENDA D.APPROVAL OF MINUTES 1.February 24, 2026 E.PUBLIC HEARING 1.PUD Amendment – Fairway Commons F. NEW BUSINESS 1.PUD Amendment – Fairway Commons 2.1407 Larpenteur Acquisition – Compliance with the 2040 Comprehensive Plan G.INFORMATION AND ANNOUNCEMENTS 1. Staff Liaison Report 2.Council Liaison Report H. ADJOURN Next regular meeting date: April 28, 2026 1 CITY OF FALCON HEIGHTS Planning Commission City Hall 2077 West Larpenteur Avenue MINUTES February 24, 2026 at 7:00 P.M. A.CALL TO ORDER: 7:00 P.M. B.ROLL CALL: Jacob Brooks (Chair) _X_Laura Paynter _X_ Jake Anderson (Vice-Chair) _X_Jeremy Hallowanger _X_ Rick Seifert (Secretary) _X_Mark Miazga _X_ Mike Tracy _X_ Staff Liaison Lynch _X_ Council Liaison Mogen _X_ C.APPROVAL OF AGENDA A motion was made by Commissioner Paynter to approve the agenda. Agenda was approved by consent. D.APPROVAL OF MINUTES 1. January 27, 2026 Commissioner Paynter pointed out an error in the role call from the January 27, 2026 minutes. Council Liaison Mogen was listed as a commissioner. Commissioner Anderson made a motion to approve the minutes from the January 27, 2026 meeting with correction. All were in favor. Minutes were approved with correction by consent. E.PUBLIC HEARING – None. F. NEW BUSINESS 1.Les Bolstad golf Course Redevelopment – Community Advisory Committee (CAC) Council Liaison Mogen provided an overview of the Community Advisory Committee. The University of Minnesota is continuing on with their selection of a developer for the Les Bolstad Golf Course. The City’s consultant, Bolton & Menk, has put together a 24-26 month plan to follow, starting in approximately March. The first steps are to establish a Community Advisory Committee (CAC) and a Technical Advisory Committee (TAC). The TAC is a group of expert staff, including the City engineer, traffic experts, sewer experts, representatives from the St. Paul Regional Water Services, and others. The CAC will be made up of representatives from the community to talk about planning and to ultimately come up with a master zoning plan. The TAC will be put together by Staff. 2 City Council is discussing at their February 25, 2026 meeting the proposed 9-member CAC. It is being proposed to have six members from Falcon Heights, including one from the University Grove neighborhood, one member at large from the City, and one from each City commission (Planning, Environment, Parks and Recreation, and Community Engagement). There will also be one St. Paul member appointed by District 12, one Lauderdale member appointed by Lauderdale’s City Council, and one Roseville member appointed by Roseville’s City Council. The CAC will likely be meeting on the third Wednesday of the month. Commissioners were advised to fill out an application if they are interested. G.INFORMATION AND ANNOUNCEMENTS 1.Staff Liaison Report – Staff Liaison Lynch reminded Commissioners that the March meeting will be a PUD amendment for the property adjacent to Amber Union, and to please be in attendance. She also advised Commissioners that the City’s second Sustainability Fair will be held on April 18 from 11 AM – 2 PM at City Hall. 2.Council Liaison Report – Council Liaison Mogen stated the last few meetings of City Council have been dealing with ICE-related activities. Council has adopted a couple of new policies to address this. Council is also working on a legislative agenda. H.ADJOURN A motion was made by Commissioner Paynter to adjourn the meeting. Meeting was adjourned by consent at 7:23 PM. 3 Item PUD Amendment – Section 113-212 Description In 2023, a Planned Unit Development was approved for a 100-unit affordable housing apartment building to be named Amber Flats, located in the parking lot just west of the existing Amber Union Apartments. In 2025, Velair Development Company (“VDC”) approached the City with interest to purchase the property and needing information on the process to amend the Planned Unit Development. When Amber Flats was approved, there were three main deviations from City Code: • The height of the proposed building was over the maximum allowed in the City (40’ or 4 stories, whichever is less) at 49’ in height. • The impervious surface coverage was over the maximum allowed in the City (75% of the lot) at around 76%. • The amount of parking that would have been required for the building (At the time, 2 spaces per unit; this has since been changed to 1 space per unit) was too low at 1.14 spaces per unit. THE PROPOSAL Velair Development Company is an affordable housing developer that is currently under contract to buy the two lots previously approved for Amber Flats PUD from Buhl Larpenteur West LLC. Fairway Commons is the proposed name for the apartment building and it will be situated in the existing overflow parking lot next to Amber Union. It will be a 110-unit senior (55+) affordable apartment building at 1644 Larpenteur Avenue West. It will consist of a mix of studio, one-, and two-bedroom floorplans across four stories of residential and one underground level of parking. The gross square footage of the building is estimated at 126,329 square feet, which includes the underground parking area. Meeting Date March 24, 2026 Agenda Item Public Hearing E-1, F-1 Attachment See below. Submitted By Hannah B. Myhren, Community Development Coordinator 4 CURRENT STATUS OF PROPERTY & CITY CODE REQUIREMENTS / EXISTING PUD REQUIREMENTS Below are excerpts from City Code with the standard requirements for new developments in the zoning district this property is currently located in. Bolded next to each item is how the proposal does or does not currently meet those requirements and any additional staff notes. This property is currently zoned Amber Flats Planned Unit Development with an underlying zoning of R5M, High Density Residential Mixed Use. Sec. 118-182 (b) Purpose and intent. The purpose of the mixed use high density residential district is to provide high density, primarily apartment style, rental and condominium housing with limited commercial uses within the same structure. The intent of the district is to meet or exceed the city’s comprehensive plan density goal of 28 residential units per acre. Proposal meets this intent. Sec. 118-182 (c) Permitted uses. (1) Apartment buildings with a maximum of 40 dwelling units per acre. Proposal meets this requirement @ just under 40 dwelling units per acre. Sec. 118-182 (g) Lot area, height, lot width, and yard requirements. (1) The following minimum requirements shall be observed subject to additional requirements except as modified in this section and in section 113-241: Lot Area Lot Width Front Yard Side Yard Rear Yard 2.5 acres N/A 200 feet N/A 30 feet Proposal meets this requirement @ 43.1’. 10 feet or ½ the height of the building, whichever is greater Proposal meets this requirement @ 24.5’. 30 feet Proposal meets this requirement @ 64.7’. (2) The required setback from a lot line abutting property zoned R-1 is 50 feet. Proposal meets this requirement @ 153.5’. (4) Except as provided in section 113-243, the maximum height is four stories or 40 feet, whichever is less. Proposal does not meet this requirement at 45’ 6”, and may increase to around 49’ 6” if the ceiling heights are changed to 9’ ceilings. For reference, Falcon Heights Town Square is around 49’ in height at its tallest point, and the existing Amber Union building is over 52’ in height at its tallest point. This building would be stepping down from that, or roughly the same height as Town Square with 9’ ceilings throughout. 5 Sec. 113-241 – Required yards and open spaces (b) Permitted encroachments on required yards. The following shall be permitted encroachments into setback and height requirements except as restricted by other sections of this chapter: (4) In no event shall off-street parking, structures of any type, buildings, or any impervious surfaces cover more than 75 percent of the lot area. The existing lot is a total of 2.6 acres. Existing impervious surface on lot is 1.9 acres which is around 73.3% impervious. The proposed impervious surface is 1.6 acres which is around 62.7% impervious. Proposal meets this requirement. DIVISION 2. – OFF-STREET PARKING AND LOADING Sec. 113-310 – Residential districts (3) The following provisions apply to the R-5M district: The requirements of the R- 4 district shall apply except that at least 80 percent of the required parking spaces for apartment buildings shall be below grade and integrated into the apartment building. (2) The following provisions shall apply to the R-3 and R-4 districts: (e) Off-street parking spaces required (one space equals 350 square feet) shall be as follows for: Multiple-family dwellings. At least one parking spaces per dwelling unit. By code, this property would require 110 parking spaces, with 80% of those being below grade (88 spaces). As proposed, there are to be 44 surface parking spaces and 72 sublevel parking spaces for a total of 116 parking spaces. This equals to 1.05 parking stalls per unit. Proposal meets this requirement for total parking stalls, not for the subsurface . THE PUD / CITY CODE AMENDMENT PROCESS Notice Required Planned unit developments may be permitted in the legislative discretion of the city council. The application and hearing process for a planned unit development is the same as is required for other zoning chapter amendments. The standard notice requirement for amendments to a section of the Zoning Chapter of City Code is mailing a notice to all property owners within 350’ of the property. As a best practice however, the City mails to all property owners and residents within 500’. The notice was also posted at City Hall on March 10, 2026 and published in the Pioneer Press on March 12, 2026 and March 13, 2026. Comprehensive Plan Consistency A PUD must be consistent with the city comprehensive plan and the intent and purpose of the City Code provisions relative to land use, subdivision and development. 6 Several relevant goals have been provided below for reference, however a full copy of the 2040 Comprehensive Plan can be found online: https://www.falconheights.org/government/departments/community- development-planning-and-zoning/comprehensive-plan From Falcon Heights 2040 Comprehensive Plan: Housing Goals: 3. Keep housing affordable, maintenance affordable, and accessible to all income levels. General Land Use Goals 8. Encourage vertical development by minimizing impervious surfacing and maximizing space. Larpenteur Corridor Policies 3. Allow flexibility in development standards on Larpenteur to recognize the challenge of redeveloping small properties on a scale similar to surrounding residential development. Neighborhood Goals 5. To encourage the availability of a diverse housing stock. 6. To provide opportunities for affordable housing in proximity to public transportation, commercial services and recreational facilities. 11. On transit routes, allow the replacement of existing medium-density multi-family structures at equal or high density, incorporating best practices for conserving green space and promoting active living. Commercial/Business Goals 3. To ensure access and safety for pedestrians and those using non- motorized transportation. 6. To provide convenient parking in sufficient amounts to meet parking demand. NOTES AND ANALYSIS FROM STAFF Planning Staff – While the prior version of this Planned Unit Development had three main deviations from City Code, the updated version only has two – the overall height and the number of underground parking stalls. As a reminder, this could be built currently by right if both of those parts of City Code were met, or if the requirements of the existing PUD were met. Staff believe the two deviations from City Code are reasonable and in line with the City’s 2040 Comprehensive Plan. Due to some ongoing discussions around the design of the building, such as potentially raising ceiling heights to 9’, a Planned Unit Development also seems reasonable rather than individual variances to provide the flexibility in design that is often needed in larger projects and that is characteristic of PUDs. 7 The Planning Commission’s task at this point is to hold a public hearing before discussing to determine if the requested revisions to the existing PUD should be permitted or not, according to the permitted City Code and existing PUD requirements, and the deviations from those requirements. The amended PUD (Fairway Commons) will override the previous version (Amber Flats), but no decision that the Planning Commission or City Council make will reverse the existing PUD (Amber Flats), which would require a zoning district change. Additionally, any existing requirements set by the existing Amber Flats PUD may not be made more restrictive. Comments from Engineering, the Fire Marshal, the Building Inspector, and Ramsey County have been requested and any received have been attached. These are informational only and the applicant will be required to follow any requirements from these entities, but these are not part of the Planning Commission’s review of the application. Engineering – Comments attached. Fire Marshal – Comments TBD Building Inspector – None currently – will wait for full plan set at permitting. Ramsey County – Comments from Senior Transportation Planner attached. Future Steps After recommendation of approval or denial from the Planning Commission, City Council may act upon the proposed amendment. Pursuant to Minn. Stats. §15.99, the amendment must be approved or denied within 60 days from the date a properly completed application is received by the city. Budget Impact None. Attachment(s) - Application for PUD - Narrative from applicant - Proposed plans from applicant – Stormwater Report and Geotechnical Report have been removed from the packet due to length. These have been reviewed by the appropriate parties (engineering). - Posted Notice - Newspaper Notice - Newspaper Notice Affidavit - Notice to Property Owners / Residents - Section 113-35 from Falcon Heights City Code – Amendments to Zoning Code - Comments from City Engineering - Comments from Ramsey County + Draft Traffic Study Submitted to Ramsey County 8 - DRAFT Ordinance 26-XX Amending Chapter 113 of the Falcon Heights City Code Concerning Amber Flats Planned Unit Development Action(s) Requested Staff requests a public hearing be held on this request, and recommends the Planning Commission vote for recommendation of City Council approval of the PUD, with additional conditions listed below. - Address any concerns from Engineering. - Address any concerns from Fire Marshal. - Address any concerns from Ramsey County. - 5% deviation from submitted plans allowed upon approval by City Administrator. 9 Docusign Envelope I D: DAA3 1 71 6-5F0E-4D51 -A878-F85F46580A54 Gity of Falcon Heights Planning Application Action Requested By: FORINTERNALUSE: Date received: Receipt: Name of Property Owner BUHL LARPENTEUR WEST LLC Phone (h/c)612-968-3728 (w) Address of Property Owner 5353 WAYZATA BLVD, SUITE 502, SAINT LOUIS PARK MN 55416 Name of Applicant (if different)Velair Development Company AddfeSS 7645 Lyndale Avenue South, Minneapolis, MN 55423 phone 612-243-4623 Property lnvolved: AddfeSS 1644 Larpenteur Avenue West, Falcon Heights, MN 55113 Legal Description See attached Property ldentification Number (PlN)21 29231 1 0028 and 21 29231 1 0029 Present Use of Property (check one): tr Single Family Dwelling tl Duplex/Two Family Dwelling tr Multi Family Complex tr Business/Commercial tr GovernmenUlnstitutional E Vacant Land [Parking Lot] tr Lot Split ($250.00) tr Site Plan Review ($100.00) tr Subdivision (Fee on request) tr Other (Please Specify) Action Requested (ttoru-neFUNDABLE): E Variance ($500.00) tr Conditional Use Permit ($500.00) E Rezoning, Zoning Amendment ($500.00) tr Comprehensive Plan Amendment ($55o.oo) The above Application Fees do not include any additional fees that might be required, including legal, engineering, consulting and additional City seruices. Applicants should meet with City Staff prior to submitting application fo discuss applicable ordinances, required attachments, timelines and fees. Credit card charges will incur a 3.1% + $0.30 convenience fee. Brief Summary of Request (applicant may submit letter with details of request): Velair Development Company is proposing to redevelop the existing parking lot into a four story 110-unit age-restricted apartment building. The Applicant is requesting a PUD amendment to allow for the proposed use I certify that all statements on this application are true Itlt \uu.t'"c Signature of Property Owner (required)Signature of 2/26/2026 Date:Date: (if applicable) Planning Commission meeting City Council meeting:Approved Denied _ 3/2/2026 10 A-1 EXHIBIT A Legal Description of Property {To be confirmed by the Commitment.} PARCEL 1: The East 250 feet of the North 500 feet except the West 150 feet of the East 160 feet of the North 283 feet of the Northwest quarter of the Northeast quarter of the Northeast quarter of Section 21, Township 29, Range 23. PID: 212923110029 PARCEL 2: The West 150 feet of the East 160 feet of the North 283 feet of the Northwest quarter of the Northeast quarter of the Northeast quarter of Section 21, Township 29, Range 23, West of the Fourth Principal Meridian. PID: 212923110028 31236393v9 11 1 FAIRWAY COMMONS PUD Planning Commission | City Council March 24, 2026 | April 8, 2026 DEVELOPMENT TEAM Velair Development Company (“VDC”) is an affordable housing developer based in Richfield, MN. Our mission is to provide quality housing that is aesthetically pleasing, environmentally conscious, and built to last. Our group has developed 50+ properties encompassing 3,500+ residential units, mostly in the Twin Cities and Rochester, MN areas. We operate and long-term own all our affordable housing developments, which solidifies our commitment to providing a high-quality living environment for our residents. Velair Property Management (“VPM”) is our in-house property management group. They oversee the day-to-day operations of our entire MN-based portfolio. VPM is deeply engrained with housing, actively managing over 3,000 housing units. They are a critical asset in our team’s ability to deliver high quality housing. DEVELOPMENT PROPOSAL VDC is proposing to develop a 110-unit senior (55+) affordable apartment building at 1644 Larpenteur Avenue West to be known as “Fairway Commons”. The building will include a mix of studio, one, and two-bedroom floorplans across four stories of residential and one level of underground parking. Gross square footage of the building is estimated at 126,329 square feet, including the underground parking area. AMENITIES Common Areas - Underground parking - Community room - Fitness center - Library/Craft room - Secure package room - Outdoor patio - Bicycle storage Units - Washer/Dryer - Quartz countertops - Luxury vinyl plank flooring - Temperature control via thermostat - High speed internet hookups 12 2 SITE, ACCESS, LAND USE AND ZONING The project will be developed on a 2.58-acre parcel, just west of the existing Amber Union property, on an underutilized parking lot. Resident and public access to the site will be provided from the existing curb cut along Larpenteur Avenue. The existing sidewalks along Larpenteur Avenue will provide pedestrian access to nearby transit, commercial, and park space. VDC is exploring the option to move the existing Larpenteur Avenue curb cut approximately 60 lineal feet to the east, to better align with the parking aisle drive lane and improve vehicle access to and from the site. The new curb cut location is currently being reviewed and will require approval by Ramsey County. The site is currently guided Mixed Use Residential TOD. A PUD was approved in January 2024 for a 96- unit apartment building called Amber Flats. A new or amended PUD will need to be approved to accommodate our proposal, which includes changes to the site plan, unit mix, and façades. We believe this property is a great fit for senior-oriented housing, in part from the following: 1. Lack of affordable senior product in local market. 2. Transit-served. 3. Nearby commercial. 4. Compatible with neighboring uses. Surrounding uses include commercial (north), high density residential (east), low density residential (southeast), and the MN State Fairgrounds (south and west). The existing stormwater pond and the eight (8) mature Maple Trees in the southeast corner of the property will remain, providing appropriate buffering from the neighboring single family use. Please reference page 8 of the architectural drawing set for proposed building elevations. VDC is exploring the use of geothermal heating and cooling systems. If geothermal is implemented, then the metal wall sleeves will be eliminated from the exterior facades. Geothermal will have no other material impacts to this PUD request. PARKING The underlying R-5M zoning requires one (1) parking stall per unit. Fairway Commons will have one level of climate controlled underground parking containing 72 stalls and an additional 44 at-grade surface stalls for a total of 116 parking stalls (1.05 parking stalls per unit). This equates to 0.91 parking stalls per bedroom, which exceeds the parking stalls per bedroom for the existing Amber Union building (0.51 spaces per bedroom) and is in line with the PUD approved Amber Flats proposal (0.90 stalls per bedroom). Development Total Units Total Bedrooms Parking Count Parking / Unit Parking / Bedroom Amber Union 125 264 135 1.08 0.51 Amber Flats PUD 96 134 121 1.26 0.90 Fairway Commons 110 128 *116 1.05 0.91 *Does NOT include 54 existing surface stalls on 1644 Larpenteur Ave W property that will be preserved and set- aside for use by Amber Union. 13 3 Additionally, the property is less than a 1,000-walking distance from the A Line BRT and less than a 200 ft walking distance from Bus Route 61. Based on our group’s extensive operating experience, we are confident that the proposed parking is adequate to meet the full parking needs of the building. AFFORDABILITY, UNIT MIX, RESIDENT QUALIFICATIONS The project will have rent and income restrictions that average to the 60% Area Median Income (AMI) limit. In 2025, the 60% AMI limit for a 2-person household was $63,600. Rents are currently underwritten at the following: Unit Type Studio 1 Bedroom 2 Bedrooms Number of Units 16 76 18 Rents $645 - $1,104 $1,346 - $1,495 $1,795 The housing will be independent living. At least one member of each household must be 55+ years of age. All other household members must be 40+ years of age. All households must income qualify and pass criminal background and financial credit checks. Total estimated resident populations are below. • Total estimated resident population = 175 • Total estimated adults = 175 • Total estimated school age children = 0 SECURITY, MANAGEMENT, MAINTENANCE PLAN Fairway Commons, Limited Partnership will be the project-specific entity that long-term owns and operates this development. The property manager, VPM, takes pride in providing a safe and high-quality living environment for the residents, which the following actions help to accomplish: • Access control: Entrances always locked. Access control via fob. • Security cameras: In parking areas, entrances, common areas, stairwells, hallways, elevator cab. • Resident screening: Income qualify, age requirement, criminal background check, financial credit check. • On-Site Personnel: Property manager. Maintenance technician. Caretaker. Roving regional property manager. • Meeting with local police department prior to first occupancy: VDC / VPM meet with police department prior to opening. Opportunity to discuss best management practices and establish relationship between Owner, VPM, and police. • Replacement Reserves: Property required to fund a minimum of $33,000 annually into a Repair & Replacement Reserve. The reserve must be used for capital improvements and physical maintenance needs. • Inspections: Periodic inspections by the lender, investor, housing authority, and city. Maintenance and operations of all on-site improvements, including the apartment building, parking lot, stormwater facilities, private utilities, sidewalks, and greenspace, will be the responsibility of VPM. 14 4 NEIGHBORHOOD MEETING: VDC held a neighborhood meeting on February 4th, 2026 to present the project and gather neighbor feedback. A little over ten (10) individuals attended the meeting, mostly from the Hollywood Court area. Topics raised during the Q&A session focused on access, building safety, in-unit features, snow storage, trash/recycling, site buffering, and building appearance. As a result of the meeting, VDC has taken the following actions: 1) pursuing new curb cut along Larpenteur Ave to improve vehicle access, 2) revised streetscape features along Larpenteur Ave to improve snow storage, 3) added landscape screening around the dumpster pad, and 4) confirmed the eight (8) mature maple trees in SE corner will be preserved. Some discussion centered on the neighboring Amber Union property, which VDC does not own or operate. BENEFITS OF DEVELOPMENT Benefits provided by this development include, but are not limited to, the following: • New Housing: Addition of 110 newly constructed housing units that will provide a high-quality affordable housing option to seniors living in and around Falcon Heights. • Boost Commercial Demand: Additional households will provide economic boost to nearby commercial users. • Increase Local Tax Base: Projected to generate approximately $75,000 of annual property taxes. • Issuance Fee: Projected $50,000 to $60,000 bond issuance fee paid to City. • Development of Key Site: The 2.58-acre site is a vastly underutilized parking lot. The proposed development will be of high quality, is dense, and is compatible with its surrounding uses. The proposal is the highest and best use of the subject property. DEVELOPMENT SCHEDULE Development Schedule: • December 2025: City Council Workshop, Bond Inducement Resolution [Complete] • January 2026: MMB Bond Application [Complete] • February 4, 2026: Neighborhood Meeting [Complete] • March 24, 2026: Planning Commission • April 8, 2026: City Council • May 2026: Submit for Building Permit • June-July 2026: Secure Building Permit, Close on Financing, Start Construction • September 2027: Construction Complete, Lease-up Begins Velair Development Company looks forward to working with the City of Falcon Heights to deliver a high- quality housing development where people can live at an affordable price. Please reach out with any questions or comments. 15 Thank You, Marty O'Connell Senior Development Associate 'ff/,"b C'6*rnlA OVELAIR 5 16 kaas wilson architects 3/ 2 / 2 0 2 6 2 : 2 7 : 3 5 P M FAIRWAY COMMONSCOVER 0.0 1644 Larpenter Ave, Falcon Heights, Minnesota 25127 CONTENTS SITE CONTEXT 0.2 SITE PLAN 2.0 FLOOR PLANS - LEVEL -1 3.0 FLOOR PLANS - LEVEL 1 3.1 FLOOR PLANS - LEVEL 2-4 3.2 COMMON AREAS 3.5 EXTERIOR MATERIALS 6.0 EXTERIOR ELEVATIONS 6.1 CONCEPTUAL RENDERING FAIRWAY COMMONS 1644 Larpenteur Ave W, Falcon Heights, 55113 17 1 2 3 4 6 7 8 5 10 9 11 SITE CONTEXT PLAN KEY 1 2 3 4 5 6 AMBER UNION FALCON HEIGHTS MINNESOTA STATE FAIR PARKING LARPENTEUR MANOR APARTMENT FALCON ARMS APARTMENTS STOUT'S PUB & GRILL 7 FALCON CENTER 8 BP GAS STATION 9 FALCON CROSSING 10 CAROUSEL FLATS 11 CURTISS FIELD PARK N kaas wilson architects 3/ 2 / 2 0 2 6 2 : 2 7 : 3 6 P M FAIRWAY COMMONSSITE CONTEXT 0.2 1644 Larpenter Ave, Falcon Heights, Minnesota 25127 1" = 200'-0"1 Site Location Aerial 18 1 BUILDING ENTRANCE 2 GARAGE ENTRANCE 3 COMMUNITY PATIO 4 LANDSCAPE GARDEN 5 STORMWATER INFILTRATION BASIN 6 BIKE RACKS SITE PLAN KEY 2 1 3 4 5 6 4-ST O R Y A P A R T M E N T B U L D I N G (1 1 0 U N I T S ) UN D E R W O O D S T . PARKING EASEMENT LARPENTEUR AVE W. 5 N kaas wilson architects 3/ 2 / 2 0 2 6 2 : 2 7 : 5 1 P M FAIRWAY COMMONSSITE PLAN 2.0 1644 Larpenter Ave, Falcon Heights, Minnesota 25127 UNIT MIX - GROSS AREA Name Count Unit Gross Area Total Area %Main Floor 1BR Unit A1 40 663 SF 26,510 SF 36% Unit A2 36 759 SF 27,315 SF 33% 76 53,825 SF 69% 2BR Unit C1 10 1,243 SF 12,433 SF 9% Unit C2 4 1,254 SF 5,017 SF 4% Unit C3 4 1,289 SF 5,157 SF 4% 18 22,608 SF 16% Studio Unit S1 16 552 SF 8,836 SF 15% 16 8,836 SF 15% Grand total 110 85,268 SF 100% GROSS AREA - TOTAL Level Area Level 4 25,193 SF Level 3 25,193 SF Level 2 25,193 SF Level 1 25,192 SF Level -1 25,559 SF Grand total 126,329 SF PARKING EASEMENT Level Type Count Level 1 Easement Parking 54 54 Approx. FAR: 0.9 1" = 60'-0"1 SD Site Plan PARKING Level Type Count Level -1 Garage Stalls 72 Level 1 Surface Stalls 44 116 19 276 SF Stairs 23,713 SF Garage GARAGE ENTRANCE 846 SF Core 236 SF Stairs 488 SF Elect N kaas wilson architects 3/ 2 / 2 0 2 6 2 : 2 7 : 5 1 P M FAIRWAY COMMONSFLOOR PLANS - LEVEL -1 3.0 1644 Larpenter Ave, Falcon Heights, Minnesota 25127 1/32" = 1'-0"1 Level -1 T5 NO PARKING 6. 14 6. 11 6. 12 6. 13 1,243 SF Commons 1,254 SF Unit C2 759 SF Unit A2 759 SF Unit A2 759 SF Unit A2 663 SF Unit A1 759 SF Unit A2 759 SF Unit A2 759 SF Unit A2 663 SF Unit A1 759 SF Unit A2 759 SF Unit A2 759 SF Unit A2 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 1,243 SF Commons 697 SF Core 1,243 SF Unit C1 276 SF Stairs 276 SF Stairs552 SF Unit S1 552 SF Unit S1 552 SF Unit S1 552 SF Unit S1 1,289 SF Unit C3 N kaas wilson architects 3/ 2 / 2 0 2 6 2 : 2 7 : 5 4 P M FAIRWAY COMMONSFLOOR PLANS - LEVEL 1 3.1 1644 Larpenter Ave, Falcon Heights, Minnesota 25127 1/32" = 1'-0"1 Level 1 TU 1,254 SF Unit C2 276 SF Stairs 276 SF Stairs 697 SF Core 6. 14 6. 11 6. 12 6. 13 759 SF Unit A2 759 SF Unit A2 759 SF Unit A2 663 SF Unit A1 759 SF Unit A2 759 SF Unit A2 759 SF Unit A2 663 SF Unit A1 759 SF Unit A2 759 SF Unit A2 759 SF Unit A2 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 1,243 SF Unit C1 1,243 SF Unit C1 1,243 SF Unit C1 552 SF Unit S1 552 SF Unit S1 552 SF Unit S1 552 SF Unit S1 1,289 SF Unit C3 N kaas wilson architects 3/ 2 / 2 0 2 6 2 : 2 7 : 5 7 P M FAIRWAY COMMONSFLOOR PLANS - LEVEL 2-4 3.2 1644 Larpenter Ave, Falcon Heights, Minnesota 25127 1/32" = 1'-0"1 Level 2 TT kaas wilson architects 3/ 2 / 2 0 2 6 2 : 2 7 : 5 7 P M FAIRWAY COMMONSEXTERIOR MATERIALS 6.0 1644 Larpenter Ave, Falcon Heights, Minnesota 25127 EXTERIOR MATERIALS Material Mark Description Image 7.5 Siding-JamesHardie-Panel-Smooth-Cobbl eStone 7.6 Siding-JamesHardie-Panel-Smooth-IronG ray 7.7 Siding-JamesHardie-Board&Batten-Smoot h-IronGray 8.1 Window - White Exterior Finish EXTERIOR MATERIALS Material Mark Description Image 4.1 Country Materials Corp. - Blackened Ash 5.1 Prefin. Metal Coping - Color: Black 7.1 Siding-JamesHardie-AlternatingLap-4/4/8 -Smooth-IronGray 7.2 Siding-JamesHardie-Board&Batten-Smoot h-CobbleStone 7.3 Siding-JamesHardie-AlternatingLap-4/4/8 -Smooth-EveningBlue 7.4 Siding-JamesHardie-AlternatingLap-4/4/8 -Smooth-GraySlate 23 Level 1 100' -0" Level -1 89' -4" Level 2 110' -1 7/8" Level 3 120' -3 3/4" Level 4 130' -5 5/8" Truss Brg. 138' -6 3/4" 7.6 7.3 7.1 7.27.5 7.7 7.4 AP P R O X . B U I L D I N G H E I G H T @ A V G . G R A D E 47 ' - 0 " 5.18.1 Level 1 100' -0" Level -1 89' -4" Level 2 110' -1 7/8" Level 3 120' -3 3/4" Level 4 130' -5 5/8" Truss Brg. 138' -6 3/4" 7.6 7.2 7.3 7.5 7.1 7.7 7.48.14.15.1 AP P R O X . B U I L D I N G H E I G H T @ A V G . G R A D E 47 ' - 4 1 / 2 " Level 1 100' -0" Level -1 89' -4" Level 2 110' -1 7/8" Level 3 120' -3 3/4" Level 4 130' -5 5/8" Truss Brg. 138' -6 3/4" 7.37.27.1 7.47.5 7.67.75.1 Level 1 100' -0" Level -1 89' -4" Level 2 110' -1 7/8" Level 3 120' -3 3/4" Level 4 130' -5 5/8" Truss Brg. 138' -6 3/4" 7.2 7.1 7.6 7.7 7.44.15.1 kaas wilson architects 3/ 2 / 2 0 2 6 2 : 2 8 : 0 6 P M FAIRWAY COMMONSEXTERIOR ELEVATIONS 6.1 1644 Larpenter Ave, Falcon Heights, Minnesota 25127 1" = 30'-0"1 Elevation - West 1" = 30'-0"4 Elevation - East 1" = 30'-0"2 Elevation - North 1" = 30'-0"3 Elevation - South TB COPYRIGHT CIVIL SITE GROUP INC.c PR O J E C T PR E L I M I N A R Y : NO T F O R CO N S T R U C T I O N 2026 ISSUE/SUBMITTAL SUMMARY DATE DESCRIPTION 03/02/2026 CITY SUBMITTAL PROJECT MANAGER DAVID KNAEBLE CONTACT NUMBER 612-615-0060 DRAWN BY BN REVIEWED BY DK PROJECT NUMBER 25503 FA I R W A Y C O M M O N S A P A R T M E N T S 16 4 4 L A R P E N T E U R A V E W , F A L C O N H E I G H T S , M N 5 5 1 1 3 VE L A I R D E V E L O P M E N T C O M P A N Y 76 4 5 L Y N D A L E A V E S O U T H # 3 0 0 , M I N N E A P O L I S , M N , 5 5 4 2 3 48776 David J. Knaeble LICENSE NO.DATE I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 03/02/2026 Civil Engineering ° Surveying ° Landscape Architecture 5000 Glenwood Avenue Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 OW N E R C0.0 TITLE SHEET FAIRWAY COMMONS APARTMENTS FALCON HEIGHTS, MINNESOTA ISSUED FOR: CITY SUBMITTAL PROJECT CONTACTS NAME & ADDRESS CONTACT CIVIL ENGINEER CIVIL SITE GROUP 5000 GLENWOOD AVE GOLDEN VALLEY, MN 55422 DAVID KNAEBLE 612-615-0060 DKNAELBLE@CIVILSITEGROUP.COM LANDSCAPE ARCHITECT CIVIL SITE GROUP 5000 GLENWOOD AVE GOLDEN VALLEY, MN 55422 ROBERT BINDER 612-615-0060 RBINDER@CIVILSITEGROUP.COM PROPERTY OWNER / DEVELOPER ARCHITECT KAAS WILSON ARCHITECTS 1301 AMERICAN BOULEVARD E #100 BLOOMINGTON, MN 55425 COLLIN KAAS 612-879-6000 COLLINK@KAASWILSON.COM SURVEYOR CIVIL SITE GROUP 5000 GLENWOOD AVE GOLDEN VALLEY, MN 55422 RORY SYNSTELIEN 612-615-0060 X 712 RORY@CIVILSITEGROUP.COM GEOTECHNICAL ENGINEER CHOSEN VALLEY TESTING, INC. 245 ROSELAWN AVENUE E, #29 ST. PAUL, MN 55117 COLBY VERDEGAN 507-281-0968 VERDEGAN@CHOSENVALLEYTESTING.COM REVISION SUMMARY DATE DESCRIPTION Know what's below. before you dig.Call R VELAIR DEVELOPMENT COMPANY 7645 LYNDALE AVE SOUTH #300 MINNEAPOLIS, MN, 55423 MARTY O'CONNELL 612-243-4623 MARTYOCONNELL@VELAIRDC.COM SHEET INDEX SHEET NUMBER SHEET TITLE C0.0 TITLE SHEET C1.0 REMOVALS PLAN C2.0 SITE PLAN C2.1 OVERALL SITE PLAN & TURNING MOVEMENT C3.0 GRADING PLAN C4.0 UTILITY PLAN C5.0 CIVIL DETAILS C5.1 CIVIL DETAILS C5.2 CIVIL DETAILS L1.0 LANDSCAPE PLAN L1.1 LANDSCAPE PLAN NOTES & DETAILS SW1.0 SWPPP - EXISTING CONDITIONS SW1.1 SWPPP - PROPOSED CONDITIONS SW1.2 SWPPP - DETAILS SW1.3 SWPPP - NARRATIVE SW1.4 SWPPP - ATTACHMENTS SW1.5 SWPPP - ATTACHMENTS 1. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. 2. CONTRACTOR SHALL CONFIRM THAT THE EXISTING CONDITIONS FOR THE SITE MATCH WHAT IS SHOWN ON THE DRAWINGS INCLUDED PRIOR TO CONSTRUCTION. 3. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICES COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDING POSSESSION AND THE FINAL CONNECTION OF SERVICES. 4. ALL GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS. 5. CIVIL SITE GROUP SHALL HAVE NO LIABILITY WHATSOEVER FOR ANY COSTS ARISING OUT OF THE CLIENTS DECISION TO OBTAIN BIDS OR PROCEED WITH CONSTRUCTION BEFORE CIVIL SITE GROUP HAS ISSUED FINAL, FULLY-APPROVED AND STAMPED PLANS AND SPECIFICATIONS. THE CLIENT ACKNOWLEDGES THAT ALL PLANS ARE SUBJECT TO SUBSTANTIAL REVISION. CONTRACTOR IS RESPONSIBLE FOR FOLLOWING THE MOST RECENT ISSUANCE OF PLANS FOR CONSTRUCTION PURPOSES. 6. PLAN SET IS NOT USABLE FOR CONSTRUCTION UNTIL PLANS HAVE BEEN FULLY APPROVED AND STAMPED BY THE REQUIRED REVIEWING AUTHORITIES AND NO ADDITIONAL REVIEWS ARE REQUIRED. SITE LOCATIONSITE LOCATION MAP N 25 PA R C E L 2 PA R C E L 1 S00°19'35"W 500.05 S8 9 ° 3 2 ' 1 6 " W 2 5 0 . 0 2 N00°19'35"E 500.05 N8 9 ° 3 2 ' 1 6 " E 2 5 0 . 0 2 Th e S o u t h L i n e o f t h e N o r t h 5 0 0 F e e t o f t h e N W 1 / 4 o f th e N E 1 / 4 o f t h e N E 1 / 4 o f S e c . 2 1 , T w p . 2 9 , R n g . 2 3 The West Line of the East 250 Feet of the NW 1/4 of the NE 1/4 of the NE 1/4 of Sec. 21, Twp. 29, Rng. 23 Th e N o r t h L i n e o f t h e N W 1 / 4 o f t h e N E 1 / 4 of t h e N E 1 / 4 o f S e c . 2 1 , T w p . 2 9 , R n g . 2 3 Th e S o u t h L i n e o f t h e N o r t h 2 8 3 F e e t of t h e N W 1 / 4 o f t h e N E 1 / 4 o f t h e NE 1 / 4 o f S e c . 2 1 , T w p . 2 9 , R n g . 2 3 The West Line of the East 160 Feet of the NW 1/4 of the NE 1/4 of the NE 1/4 of Sec. 21, Twp. 29, Rng. 23 16 10 9 9 9 9 41 11 11 10 10 10 10 10 10 11 11 11 6 4 17 Underground Storm Tank (Per Rec) 1 2 " P V C ( P e r R e c ) 12 " P V C (P e r R e c ) 12" PVC (Per Rec) 36" RCP (Per Rec) 36" R C P ( P e r R e c ) 18 " R C P ( P e r R e c ) 36" RCP (Per Rec) 3 6 " R C P ( P e r R e c ) 12 " P V C [2 1 ] H y d r a n t E a s e m e n t Pe r D o c . N o . 2 2 0 1 7 7 4 LA R P E N T E U R A V E W (C O U N T Y R O A D A ) (A P u b l i c R / W ) ALLEY(A Public R/W) PI D : 2 1 2 9 2 3 1 1 0 0 2 9 Ad d r e s s : U n a s s i g n e d PI D : 2 1 2 9 2 3 1 1 0 0 2 8 Ad d r e s s : 1 6 4 4 L a r p e n t e u r A v e W 3 3 . 6 4 N 4 4 ° 0 8 ' 3 3 " E N8 9 ° 3 2 ' 1 6 " E 6 6 . 7 2 0.08 N00°19'35"E N8 9 ° 3 2 ' 1 6 " E 1 6 0 . 0 2 49.92 450.13 426.09 73.95 Bi t u m i n o u s Pa r k i n g L o t Bituminous Parking Lot Bi t u m i n o u s P a r k i n g L o t Fo u n d 1 / 2 I n c h I r o n Pi p e W / C a p N o . 9 0 1 8 Co n c r e t e S w a l e Ch a i n L i n k Fe n c e G a t e Ch a i n l i n k F e n c e Ch a i n l i n k F e n c e Chainlink Fence Ga t e Chainlink Fence 6" San. Serv. (Per Rec) 8" S a n . S e w e r (P e r R e c ) 10 " V C P (P e r R e c ) 10" VCP (Per Rec) 10 " V C P (P e r R e c ) 12 " V C P ( P e r R e c ) 4" G a s ( P e r R e c ) 36" RCP (Per Rec) 6" CIP (Per Rec) 18 " R C P (P e r R e c ) Fo u n d 1 / 2 I n c h I r o n Pi p e W / C a p N o . 9 0 1 8 Concrete Walk Bi t u m i n o u s D r i v e Ac c e s s Ut i l i t y B u i l d i n g Fo u n d a t i o n A r e a = 1 2 0 S q . F t . UNDERWOOD ST (A Private Drive) Ch a i n L i n k Fe n c e 18 " R C P ( P e r R e c ) 8" V C P (P e r R e c ) Bi t u m i n o u s Pa r k i n g L o t 24 " H D P E (P e r R e c ) Co n c r e t e St o r m S e w e r (P e r R e c ) Tr u n c a t e d Do m e [1 6 ] H i g h w a y E a s e m e n t Pe r D o c . N o . 1 1 8 1 3 3 5 [2 3 ] P a r k i n g a n d I n g r e s s / E g r e s s Ea s e m e n t P e r D o c . N o . T 0 2 7 0 4 5 1 3 [2 3 ] P a r k i n g a n d In g r e s s / E g r e s s E a s e m e n t Pe r D o c . N o . T 0 2 7 0 4 5 1 3 [1 4 ] H i g h w a y E a s e m e n t P e r Do c . N o ' s . A 4 3 9 0 2 3 & T 1 5 5 5 7 3 7 33 F o o t R o a d W i d t h P e r Ra m s e y C o u n t y H a l f S e c t i o n M a p [1 5 ] H i g h w a y E a s e m e n t Pe r D o c . N o . 1 1 8 1 2 7 9 [1 7 ] H i g h w a y E a s e m e n t Pe r D o c . N o . 1 5 7 1 5 6 5 [13] Storm Sewer Easement Per Doc. No. 409653 [19] S t o r m S e w e r E a s e m e n t Per D o c . N o . 2 1 8 6 3 5 5 Co n c r e t e S t e p [1 8 ] H i g h w a y a n d S e w e r Ea s e m e n t P e r D o c . N o . 1 6 2 4 6 3 1 No M o n u m e n t F o u n d o r S e t Co r n e r F a l l s i n R o a d No M o n u m e n t F o u n d o r S e t 30 " C M P E d g e o f W o o d s Ed g e o f W o o d s Edge of Woods Edge of Woods F CONSTRUCTION LIMITS CONSTRUCTION LIMITS REMOVE EXISTING TREES AND ROOT BALLS, TYP. REMOVE EXISTING TREES AND ROOT BALLS, TYP. CONTRACTOR SHALL SAWCUT & REMOVE PUBLIC PVMTS., CURBS, AND WALKS FOR INSTALLATION OF UTILITIES. UPON COMPLETION OF UTILITY WORK, REPLACE ALL MATERIAL, IN KIND, AND TO CITY STANDARD AND APPROVAL REMOVE EXISTING PAVEMENT, BASE MATERIALS, AND PARKING SIGNS REMOVE EXISTING PAVEMENT, BASE MATERIALS, AND PARKING SIGNS SAWCUT FULL DEPTH PROTECT ADJACENT BUILDING, FOOTINGS, CONCRETE PAVEMENT, FOUNDATION, AND UTILITY VAULTEXISTING CHAINLINK FENCE AND FOOTINGS TO REMAIN ALONG UNDERWOOD STREET, PROTECT DURING CONSTRUCTION REMOVE/RELOCATE EXISTING UNDERGROUND ELECTRIC, COORD. W/ UTILITY OWNER REMOVE/RELOCATE EXISTING UNDERGROUND FIBER OPTIC, COORD. W/ UTILITY OWNER SAWCUT FULL DEPTH SAWCUT FULL DEPTH PROTECT EXISTING SIDEWALK & DRIVEWAY REMOVE EXISTING CURB AND GUTTER, TYP. EXISTING POWER POLE TO REMAIN. PROTECT DURING CONSTRUCTION REMOVE/RELOCATE GUY WIRES, COORD. W/ UTILITY OWNER REMOVE EXISTING POWER OUTLET COORD. W/ UTILITY OWNER PROTECT EXISTING POWER METER AND TRANSFORMERS. COORD. W/ UTILITY OWNER REMOVE EXISTING CURB AND GUTTER, TYP. SAWCUT FULL DEPTH REMOVE PARTIAL STORM SEWER PIPE REMOVE PARTIAL STORM SEWER PIPES & STRUCTURES REMOVE STORM SEWER PIPE & STRUCTURES REMOVE PARTIAL STORM SEWER PIPE REMOVE EXISTING LIGHT POLE AND CONC BASE REMOVE EXISTING LIGHT POLE AND CONC BASE REMOVE EXISTING LIGHT POLE AND CONC BASE EXISTING CURB & GUTTER TO REMAIN, PROTECT DURING CONSTRUCTION SAWCUT FULL DEPTH EXISTING CURB & GUTTER TO REMAIN, PROTECT DURING CONSTRUCTIONEXISTING CURB & GUTTER TO REMAIN, PROTECT DURING CONSTRUCTION REMOVE UNDERGROUND STORM TANK EXISTING LIGHT POLE & BASE TO REMAIN, PROTECT DURING CONSTRUCTION EXISTING STORM MH(2) TO REMAIN, PROTECT DURING CONSTRUCTION EXISTING TREES TO REMAIN, PROVIDE TREE PROTECTION FENCING, TYP. EXISTING CONC. STEP, FENCE, AND GATE TO REMAIN, PROTECT DURING CONSTRUCTION EXISTING STORM MH TO REMAIN, PROTECT DURING CONSTRUCTION REMOVALS PLAN LEGEND: TREE PROTECTION REMOVAL OF PAVEMENT AND ALL BASE MATERIAL, INCLUDING BIT., CONC., AND GRAVEL PVMTS. REMOVAL OF STRUCTURE INCLUDING ALL FOOTINGS AND FOUNDATIONS. TREE REMOVAL - INCLUDING ROOTS AND STUMPS COPYRIGHT CIVIL SITE GROUP INC.c PR O J E C T PR E L I M I N A R Y : NO T F O R CO N S T R U C T I O N 2026 ISSUE/SUBMITTAL SUMMARY DATE DESCRIPTION 03/02/2026 CITY SUBMITTAL PROJECT MANAGER DAVID KNAEBLE CONTACT NUMBER 612-615-0060 DRAWN BY BN REVIEWED BY DK PROJECT NUMBER 25503 FA I R W A Y C O M M O N S A P A R T M E N T S 16 4 4 L A R P E N T E U R A V E W , F A L C O N H E I G H T S , M N 5 5 1 1 3 VE L A I R D E V E L O P M E N T C O M P A N Y 76 4 5 L Y N D A L E A V E S O U T H # 3 0 0 , M I N N E A P O L I S , M N , 5 5 4 2 3 48776 David J. Knaeble LICENSE NO.DATE I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 03/02/2026 Civil Engineering ° Surveying ° Landscape Architecture 5000 Glenwood Avenue Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 OW N E R C1.0 REMOVALS PLAN REMOVE CURB AND GUTTER. IF IN RIGHT-OF-WAY, COORDINATE WITH LOCAL GOVERNING UNIT. REMOVAL NOTES:CITY OF FALCON HEIGHTS REMOVAL NOTES: 1. RESERVED FOR CITY SPECIFIC REMOVAL NOTES.1. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. 2. SEE STORM WATER POLLUTION PREVENTION PLAN (SWPPP) PLAN FOR CONSTRUCTION STORM WATER MANAGEMENT PLAN. 3. REMOVAL OF MATERIALS NOTED ON THE DRAWINGS SHALL BE IN ACCORDANCE WITH MNDOT, STATE AND LOCAL REGULATIONS. 4. REMOVAL OF PRIVATE UTILITIES SHALL BE COORDINATED WITH UTILITY OWNER PRIOR TO CONSTRUCTION ACTIVITIES. 5. EXISTING PAVEMENTS SHALL BE SAWCUT IN LOCATIONS AS SHOWN ON THE DRAWINGS OR THE NEAREST JOINT FOR PROPOSED PAVEMENT CONNECTIONS. 6. REMOVED MATERIALS SHALL BE DISPOSED OF TO A LEGAL OFF-SITE LOCATION AND IN ACCORDANCE WITH STATE AND LOCAL REGULATIONS. 7. ABANDON, REMOVAL, CONNECTION, AND PROTECTION NOTES SHOWN ON THE DRAWINGS ARE APPROXIMATE. COORDINATE WITH PROPOSED PLANS. 8. EXISTING ON-SITE FEATURES NOT NOTED FOR REMOVAL SHALL BE PROTECTED THROUGHOUT THE DURATION OF THE CONTRACT. 9. PROPERTY LINES SHALL BE CONSIDERED GENERAL CONSTRUCTION LIMITS UNLESS OTHERWISE NOTED ON THE DRAWINGS. WORK WITHIN THE GENERAL CONSTRUCTION LIMITS SHALL INCLUDE STAGING, DEMOLITION AND CLEAN-UP OPERATIONS AS WELL AS CONSTRUCTION SHOWN ON THE DRAWINGS. 10. MINOR WORK OUTSIDE OF THE GENERAL CONSTRUCTION LIMITS SHALL BE ALLOWED AS SHOWN ON THE PLAN AND PER CITY REQUIREMENTS. FOR ANY WORK ON ADJACENT PRIVATE PROPERTY, THE CONTRACTOR SHALL OBTAIN WRITTEN PERMISSION FROM THE ADJACENT PROPERTY OWNER PRIOR TO ANY WORK. 11. DAMAGE BEYOND THE PROPERTY LIMITS CAUSED BY CONSTRUCTION ACTIVITY SHALL BE REPAIRED IN A MANNER APPROVED BY THE ENGINEER/LANDSCAPE ARCHITECT OR IN ACCORDANCE WITH THE CITY. 12. PROPOSED WORK (BUILDING AND CIVIL) SHALL NOT DISTURB EXISTING UTILITIES UNLESS OTHERWISE SHOWN ON THE DRAWINGS AND APPROVED BY THE CITY PRIOR TO CONSTRUCTION. 13. SITE SECURITY MAY BE NECESSARY AND PROVIDED IN A MANNER TO PROHIBIT VANDALISM, AND THEFT, DURING AND AFTER NORMAL WORK HOURS, THROUGHOUT THE DURATION OF THE CONTRACT. SECURITY MATERIALS SHALL BE IN ACCORDANCE WITH THE CITY. 14. VEHICULAR ACCESS TO THE SITE SHALL BE MAINTAINED FOR DELIVERY AND INSPECTION ACCESS DURING NORMAL OPERATING HOURS. AT NO POINT THROUGHOUT THE DURATION OF THE CONTRACT SHALL CIRCULATION OF ADJACENT STREETS BE BLOCKED WITHOUT APPROVAL BY THE CITY PRIOR TO CONSTRUCTION ACTIVITIES. 15. ALL TRAFFIC CONTROLS SHALL BE PROVIDED AND ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD) AND THE CITY. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO, SIGNAGE, BARRICADES, FLASHERS, AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL REMAIN OPEN TO TRAFFIC AT ALL TIMES. NO ROAD CLOSURES SHALL BE PERMITTED WITHOUT APPROVAL BY THE CITY. 16. SHORING FOR BUILDING EXCAVATION MAY BE USED AT THE DISCRETION OF THE CONTRACTOR AND AS APPROVED BY THE OWNERS REPRESENTATIVE AND THE CITY PRIOR TO CONSTRUCTION ACTIVITIES. 17. STAGING, DEMOLITION, AND CLEAN-UP AREAS SHALL BE WITHIN THE PROPERTY LIMITS AS SHOWN ON THE DRAWINGS AND MAINTAINED IN A MANNER AS REQUIRED BY THE CITY. 18. ALL EXISTING SITE TRAFFIC/REGULATORY SIGNAGE TO BE INVENTORIED AND IF REMOVED FOR CONSTRUCTION SHALL BE RETURNED TO LGU. 19. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. SEE SWPPP ON SHEETS SW1.0 - SW1.5 EROSION CONTROL NOTES: CONSTRUCTION LIMITS REVISION SUMMARY DATE DESCRIPTION PROPERTY LINE REMOVAL OF TREES AND VEGETATION INCLUDING STUMPS AND ROOT SYSTEMS 0 1" = 20'-0" 20'-0"10'-0" N Know what's below. before you dig.Call R OWNER INFORMATION VELAIR DEVELOPMENT COMPANY 7645 LYNDALE AVE SOUTH #300 MINNEAPOLIS, MN, 55423 MARTY O'CONNELL 612-243-4623 MARTYOCONNELL@VELAIRDC.COM 26 PA R C E L 2 PA R C E L 1 S00°19'35"W 500.05 S8 9 ° 3 2 ' 1 6 " W 2 5 0 . 0 2 N00°19'35"E 500.05 N8 9 ° 3 2 ' 1 6 " E 2 5 0 . 0 2 10 10 11 6 4 17 1 2 " P V C ( P e r R e c ) 12 " P V C (P e r R e c ) 36" R C P ( P e r R e c ) 18 " R C P ( P e r R e c ) 36" RCP (Per Rec) 3 6 " R C P ( P e r R e c ) 12 " P V C [2 1 ] H y d r a n t E a s e m e n t Pe r D o c . N o . 2 2 0 1 7 7 4 LA R P E N T E U R A V E W (C O U N T Y R O A D A ) (A P u b l i c R / W ) ALLEY(A Public R/W) PI D : 2 1 2 9 2 3 1 1 0 0 2 8 Ad d r e s s : 1 6 4 4 L a r p e n t e u r A v e W 3 3 . 6 4 N 4 4 ° 0 8 ' 3 3 " E N8 9 ° 3 2 ' 1 6 " E 6 6 . 7 2 0.08 N00°19'35"E N8 9 ° 3 2 ' 1 6 " E 1 6 0 . 0 2 49.92 450.13 426.09 73.95 Bi t u m i n o u s Pa r k i n g L o t Fo u n d 1 / 2 I n c h I r o n Pi p e W / C a p N o . 9 0 1 8 Co n c r e t e S w a l e Ch a i n L i n k Fe n c e G a t e Ch a i n l i n k F e n c e Ch a i n l i n k F e n c e Chainlink Fence Ga t e Chainlink Fence 6" San. Serv. (Per Rec) 8" S a n . S e w e r (P e r R e c ) 10 " V C P (P e r R e c ) 10" VCP (Per Rec) 10 " V C P (P e r R e c ) 12 " V C P ( P e r R e c ) 4" G a s ( P e r R e c ) 36" RCP (Per Rec) 6" CIP (Per Rec) 18 " R C P (P e r R e c ) Fo u n d 1 / 2 I n c h I r o n Pi p e W / C a p N o . 9 0 1 8 Concrete Walk Bi t u m i n o u s D r i v e Ac c e s s Ut i l i t y B u i l d i n g Fo u n d a t i o n A r e a = 1 2 0 S q . F t . UNDERWOOD ST (A Private Drive) Ch a i n L i n k Fe n c e 18 " R C P ( P e r R e c ) 8" V C P (P e r R e c ) Bi t u m i n o u s Pa r k i n g L o t St o r m S e w e r (P e r R e c ) Tr u n c a t e d Do m e [1 5 ] H i g h w a y E a s e m e n t Pe r D o c . N o . 1 1 8 1 2 7 9 [1 7 ] H i g h w a y E a s e m e n t Pe r D o c . N o . 1 5 7 1 5 6 5 [13] Storm Sewer Easement Per Doc. No. 409653 [19] S t o r m S e w e r E a s e m e n t Per D o c . N o . 2 1 8 6 3 5 5 Co n c r e t e S t e p [1 8 ] H i g h w a y a n d S e w e r Ea s e m e n t P e r D o c . N o . 1 6 2 4 6 3 1 Co r n e r F a l l s i n R o a d No M o n u m e n t F o u n d o r S e t 30 " C M P E d g e o f W o o d s Edge of Woods F 1,243 SF Commons 1,254 SF Unit C2 759 SF Unit A2 759 SF Unit A2 759 SF Unit A2 663 SF Unit A1 759 SF Unit A2 759 SF Unit A2 759 SF Unit A2 663 SF Unit A1 759 SF Unit A2 759 Unit A 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 663 SF Unit A1 1,243 SF Commons 697 SF Core 276 SF Stairs 276 Stair552 SF Unit S1 552 SF Unit S1 552 SF Unit S1 552 SF Unit S1 12 28 NO PARKING 1644 LARPENTEUR BLDG AREA: 25,646 SF 44 SURFACE PARKING STALLS 72 GARAGE PARKING STALLS 20' BUILDING & PARKING SETBACK 30 ' B U I L D I N G & P A R K I N G S E T B A C K 20' BUILDING & PARKING SETBACK 30 ' B U I L D I N G & P A R K I N G S E T B A C K R 1 2 . 0 R3. 0 R 3 . 0 R 3 . 0 4. 0 3. 0 31 . 6 6. 7 18 . 0 24 . 2 36 . 0 24 . 0 16 . 8 39 . 5 6. 7 18 . 0 24 . 0 18 . 0 7. 3 5. 7 24 . 0 36 . 0 23 . 8 R 2 0 . 0 R2 0 . 0 R3.0 R5. 0 R 5 . 0 R 2 5 . 0 9.0 TYP.8.0 20.0 34.7 24.0 5.7 1.5 9.4 2.0 20.0 2.7 6.2 9.0 TYP. 6.3 7.65.0 65.7 24 . 5 24 . 8 41.9 43.1 11 2 . 5 64.7 15 3 . 5 20 . 0 PATCH STREET SECTION IN-KIND PER CITY STANDARDS CONTRACTOR IS RESPONSIBLE TO INSTALL ANY SIDEWALK AND CURBING PER DESIGN PLAN. CONTRACTOR TO VERIFY ALL CURBS AND SIDEWALKS WILL DRAIN PROPERLY IN FIELD CONDITIONS. CONTRACTOR MUST CONTACT THE CIVIL ENGINEER 24-HOURS PRIOR TO ANY CURB AND/OR SIDEWALK INSTALLATION TO REVIEW AND INSPECT CURB STAKES. CONTRACTOR IS RESPONSIBLE FOR ANY CURB OR SIDEWALK REPLACEMENT IF THIS PROCEDURE IS NOT FOLLOWED. ACCESSIBLE PARKING SPACE, INCL. SIGNAGE, STRIPING AND RAMPS ACCESSIBLE ROUTE ARROW. DO NOT PAINT, FOR CODE REVIEW ONLY, TYP. 4 CONSTRUCTION LIMITS H.D. BIT. PVMT., TYP, SEE FINAL GEOTECH FOR THICKNESS CAST-IN-PLACE CONC. RETAINING WALL. COORD. W/ STRUCT'L. SEE GRADING PLAN FOR TOP OF WALL ELEVATION. WALL WILL BE ABOVE GRADE. TOP OF WALL=954.50 B612 CURB & GUTTER, TYP.WHITE PVMT. STRIPING, TYP. LANDSCAPE GARDEN MATCH EXISTING CURB AND GUTTER, TYP. 2.0' CONC. CURB CUT CONSTRUCTION LIMITS B612 CURB & GUTTER, TYP. B612 CURB & GUTTER, TYP. 2' CONC. CURB CUT MATCH EXISTING, TYP. MATCH EXISTING, TYP. MATCH EXISTING, TYP. MATCH EXISTING CURB AND GUTTER, TYP. 5. 7 MATCH EXISTING, TYP. CONCRETE PATIO CONCRETE PAVEMENT CONCRETE SIDEWALK CONCRETE SIDEWALK MAIN ENTRANCE MOD. BLOCK RETAINING WALL W/RAILING. SEE GRADING PLAN FOR HEIGHT MATCH EXISTING CURB AND GUTTER, TYP. MA I N L E V E L GA R A G E L E V E L L.D. BIT. PVMT., TYP, SEE FINAL GEOTECH FOR THICKNESS L.D. BIT. PVMT., TYP, SEE FINAL GEOTECH FOR THICKNESS 3'4" X 8'4" CONC. GENERATOR PAD, COORD. W/ MECHANICAL & UTILITY CO. ENSURE ELEV. OF PAD MIN. 8" ABOVE ADJ. GRADE. REINF. CONC. PAD FOR TEMP. TRASH PICKUP HEATED CONC. PAVEMENT IN RAMP. COORD. W/MECH'L PROP. TRANSFORMER AND CT CAB. PAD. COORD. FINAL PAD SIZE WITH UTILITY OWNER AND ELEC'L (5) BIKE RACKS (10 SPACES), SURFACE MOUNT PER MANUF. SPECS. COORD. W/ARCH'L NOTE: ALL SITE SIGN POSTS SHALL BE WHITE FIBERON, OR EQUIVALENT RIP RAP FROM CURB CUT TO 949.00 RIP RAP FROM CURB CUT TO 949.00 10' D & U EASEMENT INFIL. BASIN 1 INFIL. BASIN 2 20' WIDE OVERFLOW. INSTALL MNDOT CATEGORY 74 TURF REINFORCEMENT MAT AND MNDOT CATEGORY 30 EROSION CONTROL BLANKET. TURF REINFORCEMENT MAT SHALL BE SOIL FILLED 10' WIDE EMERGENCY OVERFLOW. INSTALL MNDOT CATEGORY 74 TURF REINFORCEMENT MAT AND MNDOT CATEGORY 30 EROSION CONTROL BLANKET. TURF REINFORCEMENT MAT SHALL BE SOIL FILLED 8.0 12.0 COPYRIGHT CIVIL SITE GROUP INC.c PR O J E C T PR E L I M I N A R Y : NO T F O R CO N S T R U C T I O N 2026 ISSUE/SUBMITTAL SUMMARY DATE DESCRIPTION 03/02/2026 CITY SUBMITTAL PROJECT MANAGER DAVID KNAEBLE CONTACT NUMBER 612-615-0060 DRAWN BY BN REVIEWED BY DK PROJECT NUMBER 25503 FA I R W A Y C O M M O N S A P A R T M E N T S 16 4 4 L A R P E N T E U R A V E W , F A L C O N H E I G H T S , M N 5 5 1 1 3 VE L A I R D E V E L O P M E N T C O M P A N Y 76 4 5 L Y N D A L E A V E S O U T H # 3 0 0 , M I N N E A P O L I S , M N , 5 5 4 2 3 48776 David J. Knaeble LICENSE NO.DATE I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 03/02/2026 Civil Engineering ° Surveying ° Landscape Architecture 5000 Glenwood Avenue Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 OW N E R SITE LAYOUT NOTES:SITE PLAN LEGEND: TRAFFIC DIRECTIONAL ARROW PAVEMENT MARKINGS SIGN AND POST ASSEMBLY. SHOP DRAWINGS REQUIRED. HC = ACCESSIBLE SIGN NP = NO PARKING FIRE LANE ST = STOP CP = COMPACT CAR PARKING ONLY PROPERTY LINE CURB AND GUTTER-SEE NOTES (T.O.) TIP OUT GUTTER WHERE APPLICABLE-SEE PLAN LIGHT DUTY BITUMINOUS PAVEMENT (IF APPLICABLE). SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE & WEAR COURSE DEPTH, SEE DETAIL. HEAVY DUTY BITUMINOUS PAVEMENT (IF APPLICABLE). SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE & WEAR COURSE DEPTH, SEE DETAIL. CONSTRUCTION LIMITS TO CITY OF FALCON HEIGHTS SITE SPECIFIC NOTES: 1. RESERVED FOR CITY SPECIFIC SITE NOTES. ACCESSIBILITY ROUTE ARROW (IF APPLICABLE) DO NOT PAINT. 1. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651-454-0002 OR 800-252-1166) FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL REPAIR OR REPLACE ANY UTILITIES THAT ARE DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. 2. CONTRACTOR SHALL VERIFY LOCATIONS AND LAYOUT OF ALL SITE ELEMENTS PRIOR TO BEGINNING CONSTRUCTION, INCLUDING BUT NOT LIMITED TO, LOCATIONS OF EXISTING AND PROPOSED PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES, BUILDINGS AND PAVEMENTS. CONTRACTOR IS RESPONSIBLE FOR FINAL LOCATIONS OF ALL ELEMENTS FOR THE SITE. ANY REVISIONS REQUIRED AFTER COMMENCEMENT OF CONSTRUCTION, DUE TO LOCATIONAL ADJUSTMENTS SHALL BE CORRECTED AT NO ADDITIONAL COST TO OWNER. ADJUSTMENTS TO THE LAYOUT SHALL BE APPROVED BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO INSTALLATION OF MATERIALS. STAKE LAYOUT FOR APPROVAL. 3. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION, INCLUDING A RIGHT-OF-WAY AND STREET OPENING PERMIT. 4. THE CONTRACTOR SHALL VERIFY RECOMMENDATIONS NOTED IN THE GEO TECHNICAL REPORT PRIOR TO INSTALLATION OF SITE IMPROVEMENT MATERIALS. 5. CONTRACTOR SHALL FIELD VERIFY COORDINATES AND LOCATION DIMENSIONS & ELEVATIONS OF THE BUILDING AND STAKE FOR REVIEW AND APPROVAL BY THE OWNERS REPRESENTATIVE PRIOR TO INSTALLATION OF FOOTING MATERIALS. 6. LOCATIONS OF STRUCTURES, ROADWAY PAVEMENTS, CURBS AND GUTTERS, BOLLARDS, AND WALKS ARE APPROXIMATE AND SHALL BE STAKED IN THE FIELD, PRIOR TO INSTALLATION, FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT. 7. CURB DIMENSIONS SHOWN ARE TO FACE OF CURB. BUILDING DIMENSIONS ARE TO FACE OF CONCRETE FOUNDATION. LOCATION OF BUILDING IS TO BUILDING FOUNDATION AND SHALL BE AS SHOWN ON THE DRAWINGS. 8. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS OR SAMPLES AS SPECIFIED FOR REVIEW AND APPROVAL BY THE ENGINEER/LANDSCAPE ARCHITECT PRIOR TO FABRICATION FOR ALL PREFABRICATED SITE IMPROVEMENT MATERIALS SUCH AS, BUT NOT LIMITED TO THE FOLLOWING, FURNISHINGS, PAVEMENTS, WALLS, RAILINGS, BENCHES, FLAGPOLES, LANDING PADS FOR CURB RAMPS, AND LIGHT AND POLES. THE OWNER RESERVES THE RIGHT TO REJECT INSTALLED MATERIALS NOT PREVIOUSLY APPROVED. 9. CROSSWALK STRIPING SHALL BE 24" WIDE WHITE PAINTED LINE, SPACED 48" ON CENTER PERPENDICULAR TO THE FLOW OF TRAFFIC. WIDTH OF CROSSWALK SHALL BE 5' WIDE. ALL OTHER PAVEMENT MARKINGS SHALL BE WHITE IN COLOR UNLESS OTHERWISE NOTED OR REQUIRED BY ADA OR LOCAL GOVERNING BODIES. 10. SEE SITE PLAN FOR CURB AND GUTTER TYPE. TAPER BETWEEN CURB TYPES-SEE DETAIL. 11. ALL CURB RADII ARE MINIMUM 3' UNLESS OTHERWISE NOTED. 12. CONTRACTOR SHALL REFER TO FINAL PLAT FOR LOT BOUNDARIES, NUMBERS, AREAS AND DIMENSIONS PRIOR TO SITE IMPROVEMENTS. 13. FIELD VERIFY ALL EXISTING SITE CONDITIONS, DIMENSIONS. 14. PARKING IS TO BE SET PARALLEL OR PERPENDICULAR TO EXISTING BUILDING UNLESS NOTED OTHERWISE. 15. ALL PARKING LOT PAINT STRIPING TO BE WHITE, 4" WIDE TYP. 16. BITUMINOUS PAVING TO BE "LIGHT DUTY" UNLESS OTHERWISE NOTED. SEE DETAIL SHEETS FOR PAVEMENT SECTIONS. 17. ALL TREES THAT ARE TO REMAIN ARE TO BE PROTECTED FROM DAMAGE WITH A CONSTRUCTION FENCE AT THE DRIP LINE. SEE LANDSCAPE DOCUMENTS. 18. CONTRACTOR IS RESPONSIBLE TO INSTALL ANY SIDEWALK AND CURBING PER DESIGN PLAN. CONTRACTOR TO VERIFY ALL CURBS AND SIDEWALKS WILL DRAIN PROPERLY IN FIELD CONDITIONS. CONTRACTOR MUST CONTACT THE CIVIL ENGINEER 24-HOURS PRIOR TO ANY CURB AND/OR SIDEWALK INSTALLATION TO REVIEW AND INSPECT CURB STAKES. CONTRACTOR IS RESPONSIBLE FOR ANY CURB OR SIDEWALK REPLACEMENT IF THIS PROCEDURE IS NOT FOLLOWED. 19. FINISH GRADING FOR HARDSCAPE AREAS IE. PARKING LOTS, CURBS, SIDEWALKS SHALL BE WITHIN 0.05 FEET. ADA AREAS MUST COMPLY WITH REQUIREMENTS ON PLANS AND ADA REGULATIONS. TOLERANCE WITHIN ADA AREAS IS 0.00 FEET DISCUSS ANY DEVIATIONS WITH ENGINEER PRIOR TO CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR ANY CURB, SIDEWALK AND/OR PAVEMENT REPLACEMENT THAT DOES NOT MEET TOLERANCE/ADA REQUIREMENTS. CONCRETE PAVEMENT (IF APPLICABLE) AS SPECIFIED (PAD OR WALK) SEE GEOTECHNICAL REPORT FOR AGGREGATE BASE & CONCRETE DEPTHS, WITHIN ROW SEE CITY DETAIL, WITHIN PRIVATE PROPERTY SEE CSG DETAIL OPERATIONAL NOTES SNOW REMOVAL ALL SNOW SHALL BE STORED ON-SITE OUTSIDE PARKING LOT. WHEN FULL, REMOVAL CO. SHALL REMOVE EXCESS OFF-SITE. TRASH REMOVAL TRASH SHALL BE PLACED IN EXTERIOR TRASH AREA AND REMOVED BY COMMERCIAL CO. WEEKLY. DELIVERIES DELIVERIES SHALL OCCUR AT THE FRONT DOOR VIA STANDARD COMMERCIAL DELIVERY VEHICLES (UPS, FED-EX, USPS). REVISION SUMMARY DATE DESCRIPTION C2.0 SITE PLAN 0 1" = 20'-0" 20'-0"10'-0" N Know what's below. before you dig.Call R OWNER INFORMATION VELAIR DEVELOPMENT COMPANY 7645 LYNDALE AVE SOUTH #300 MINNEAPOLIS, MN, 55423 MARTY O'CONNELL 612-243-4623 MARTYOCONNELL@VELAIRDC.COM CURB TAPER 27 PARCEL 2 PARCEL 1 S0 0 ° 1 9 ' 3 5 " W 5 0 0 . 0 5 S89°32'16"W 250.02 N0 0 ° 1 9 ' 3 5 " E 5 0 0 . 0 5 N89°32'16"E 250.02 10 10 11 6 4 17 12" PV C (Per R ec)12" PVC (Per Rec) 3 6 " R C P ( P e r R e c ) 18" RCP (Per Rec) 36 " R C P ( P e r R e c ) 36" R C P (Pe r R e c ) 12" PVC HOLLYWOOD COURT LARPENTEUR AVE W (COUNTY ROAD A) (A Public R/W) (A Public R/W) ALLEY (A Public R/W) AL L E Y (A P u b l i c R / W ) PID: 212923110030 Address: 1667 Snelling Ave N Owner: Buhl Gta Lp PID: 212923110028 Address: 1644 Larpenteur Ave W 33. 6 4 N44 ° 0 8 ' 3 3 " E N89°32'16"E 66.72 0. 0 8 N0 0 ° 1 9 ' 3 5 " E N89°32'16"E 160.02 49 . 9 2 45 0 . 1 3 42 6 . 0 9 73 . 9 5 Bituminous Parking Lot Concrete Swale Chain Link Fence Gate Chainlink Fence Chainlink Fence Ch a i n l i n k F e n c e Gate Ch a i n l i n k F e n c e 6" S a n . S e r v . (P e r R e c ) 8" San. Sewer (Per Rec) 10" VCP (Per Rec) 10 " V C P (P e r R e c ) 10" VCP (Per Rec) 12" VCP (Per Rec) 4" Gas (Per Rec) 36 " R C P ( P e r R e c ) 6" C I P (P e r R e c ) 18" RCP (Per Rec) 12" HDPE (Per Rec) Electric Transformer on Concrete Co n c r e t e W a l k Bituminous Drive Access UN D E R W O O D S T (A P r i v a t e D r i v e ) Chain Link Fence 18" RCP (Per Rec) 8" VCP (Per Rec) (P e r R e c ) Bituminous Parking Lot Storm Sewer (Per Rec) 12" PVC (Per Rec) W a t . S e r v . ( P e r R e c ) Truncated Dome [16] Highway Easement Per Doc. No. 1181335 [23] Parking and Ingress/Egress Easement Per Doc. No. T02704513 [23] Parking and Ingress/Egress Easement Per Doc. No. T02704513 [1 3 ] S t o r m S e w e r E a s e m e n t Pe r D o c . N o . 4 0 9 6 5 3 [ 1 9 ] S t o r m S e w e r E a s e m e n t P e r D o c . N o . 2 1 8 6 3 5 5 Concrete Step S89°32'16"W 656.55N89°32'16"E 1719.62 [18] Highway and Sewer Easement Per Doc. No. 1624631 [18] Highway and Sewer Easment 30" CMP Ch a i n l i n k F e n c e Edg e o f W o o d s Ed g e o f Wo o d s F 1, 2 4 3 S F Co m m o n s 1, 2 5 4 S F Un i t C 2 75 9 S F Un i t A 2 75 9 S F Un i t A 2 75 9 S F Un i t A 2 66 3 S F Un i t A 1 75 9 S F Un i t A 2 75 9 S F Un i t A 2 75 9 S F Un i t A 2 66 3 S F Un i t A 1 75 9 S F Un i t A 2 759 Unit A 66 3 S F Un i t A 1 66 3 S F Un i t A 1 66 3 S F Un i t A 1 66 3 S F Un i t A 1 66 3 S F Un i t A 1 66 3 S F Un i t A 1 66 3 S F Un i t A 1 66 3 S F Un i t A 1 1, 2 4 3 S F Co m m o n s 69 7 S F Co r e 27 6 S F St a i r s 276 Stair 55 2 S F Un i t S 1 55 2 S F Un i t S 1 55 2 S F Un i t S 1 55 2 S F Un i t S 1 NO PA R K I N G ADJACENT PARKING EASEMENT (54 STALLS) 1010 6 7 17 4 FIRE TRUCK TURNING MOVEMENT SITE DATA ZONING SUMMARY EXISTING ZONING R5M- HIGH DENSITY RESIDENTIAL MIXED USE PROPOSED ZONING R5M- HIGH DENSITY RESIDENTIAL MIXED USE REQUIRED PROVIDED BUILDING SETBACKS FRONT 30 41.9 REAR 30 61 SIDE 20.5 24.5 PARKING SETBACKS FRONT 30 30+ REAR 5 5+ SIDE 20 20+ REQUIRED PROVIDED PARKING SUMMARY PARKING STALL DIMENSIONS 9x18 9x18 COMPACT PARKING STALL DIMENSIONS 8x16 8x16 DRIVE AISLE DIMENSIONS 24 24 FIRE ACCESS ROAD DIMENSIONS N/A REQUIRED PROVIDED PARKING STALLS - SURFACE 44 44 PARKING STALLS - GARAGE 72 72 ADJACENT PARKING EASEMENT PARKING STALLS - SURFACE 54 COPYRIGHT CIVIL SITE GROUP INC.c PR O J E C T PR E L I M I N A R Y : NO T F O R CO N S T R U C T I O N 2026 ISSUE/SUBMITTAL SUMMARY DATE DESCRIPTION 03/02/2026 CITY SUBMITTAL PROJECT MANAGER DAVID KNAEBLE CONTACT NUMBER 612-615-0060 DRAWN BY BN REVIEWED BY DK PROJECT NUMBER 25503 FA I R W A Y C O M M O N S A P A R T M E N T S 16 4 4 L A R P E N T E U R A V E W , F A L C O N H E I G H T S , M N 5 5 1 1 3 VE L A I R D E V E L O P M E N T C O M P A N Y 76 4 5 L Y N D A L E A V E S O U T H # 3 0 0 , M I N N E A P O L I S , M N , 5 5 4 2 3 48776 David J. Knaeble LICENSE NO.DATE I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. 03/02/2026 Civil Engineering ° Surveying ° Landscape Architecture 5000 Glenwood Avenue Golden Valley, MN 55422 civilsitegroup.com 612-615-0060 OW N E R REVISION SUMMARY DATE DESCRIPTION C2.1 OVERALL SITE PLAN & TURNING MOVEMENT SEE SHEET C2.0 FOR GENERAL SITE NOTES & LEGEND 0 1" = 30'-0" 30'-0"15'-0" N Know what's below. before you dig.Call R 28