Loading...
HomeMy WebLinkAbout09-06-2022 Council Work Session PacketCITY COUNCIL WORK SESSION AGENDA CITY OF LINO LAKES Tuesday, September 6, 2022 Community Room 6:00 P.M. At 5:30 p.m., prior to the regular work session, the council will meet in the Council Work Room in a closed session to consider labor negotiation strategy 1. Ryan Companies, Clearwater Creek Business Park TIF, Michael Grochala & Baker/Tilly 2. Lyngblomsten Architectural Design Change, Katie Larsen 3. Anderson Companies — Lake & Main Concept Plan, Michael Grochala 4. Villas on Vicky, Katie Larsen 5. Fire Apparatus, John Swenson 6. Kwik Trip, Katie Larsen 7. Belland Farms Second Addition and New Horizon Academy, Katie Larsen 8. Gateway Design/Hodgson& CRJ Streetscape Proposal, Michael Grochala 9. Appraisal Requests, Winter Wetland Bank & Water Treatment Plant, Michael Grochala 10. 2023 Draft Budget & Tax Levy, Hannah Lynch 11. Council Updates on Boards/Commissions, City Council 12. Adjourn WS-1 WORK SESSION STAFF REPORT Work Session Item No. 1 Date: September 6, 2022 To: City Council From: Michael Grochala, Community Development Director Re: Tax Increment Financing Request — Ryan Companies, 35E & Main Street Background As discussed at the August 1, 2022 City Council work session Ryan Companies, US, Inc., recently entered into a purchase agreement to acquire 33 acres north of Clearwater Creek, west of I-35E. They are also coordinating plans for development of the 10 acres south of Distribution Alternatives proposed by MSP Commercial. Ryan is proposing construction of 3 buildings totaling approximately 451,000 square feet of manufacturing, office and warehouse space with an estimated market value of $31,000,000. Development of the south parcel, by MSP would add approximately 130,000 square feet and an additional $8.5 million in taxable market value. Ryan Companies has submitted a request for Tax Increment Financing (TIF) to assist with what they consider extraordinary costs associated with the site development. TIF is a tool that uses the incremental increase in taxes generated by the development to defray the costs of eligible expenditures. These include soil corrections, site fill, public utility relocations, transmission line relocation and the street improvements. Ryan Companies application identified a financial gap of $6.65 million. Staff has worked with Baker Tilly to complete an analysis of the request and development pro forma. Mikaela Huot of Baker Tilly will be present at the work session to provide an overview of this analysis. In summary, staff is proposing to establish two TIF districts to account for timing differences in the development proposal. The "north" district includes the Ryan project and the "south" district would include the development of the MSP parcel. Based on the information provided estimated tax increment revenues have been calculated and provided in the following table. Projected Tax Increment Revenues Ryan and MSP Ryan (north) MSP (south) Total Building Square Footage 587,000 451,000 127,000 Total Estimated Taxable Value $40,460,000 $31,570,000 $8,890,00 Projected Annual Tax Increment Revenues upon Completion Full Buildout Year 2 $467,200 $358,367 $108,379 Less: City withheld for Admin 10% $46,720 $35,837 $10,838 Projected Annual Net Revenues 90% Year 2 $420,480 $322,530 $97,541 Projected Total Gross Revenues over District Term $4,464,856 $3,444,854 $1,015,911 Less: City Retaina a 10% $446,486 $344,487 $101,592 Projected Total Net Revenues over District Term 90% $4,018,370 $3,100,367 $914,319 As shown the total development is estimated to generate $4,464,856 in increment over the full 9 year term of a district. Of this amount the Ryan project is expected to generate $3,444,854. The City would expect to retain 10% ($344,487) for administrative expenses and pooling purposes, leaving approximately $3.1 million available for project use. Staff has reviewed the extraordinary costs identified by Ryan Co.'s, along with their financial projections for development of the "north" district and extension of 21 st Avenue. Based on this review we are supportive of assistance in the amount of $2,900,000 as shown in the following table: Estimated Total TIF Eligible Costs Identified Costs Eligible Costs Extraordinary Site Costs Soil Corrections/Lime Stabilization $1,000,000 $1,000,000 Site Fill $2,500,000 $200,000 Public Utility Relocation $300,000 $300,000 Aggregate Piers $1,000,000 $1,000,000 Subtotal Extraordinary Site Costs $4, 800, 000 $2, 500, 000 Offsite 21 st Ave Road Extension Removal s/S itework $300,000 $150,000 Utilities $300,000 $100,000 Paving $200,000 $100,000 Land scapin /Street Lighting $100,000 $0 A&E/M mt/Inspections/Contin encies $200,000 $50,000 Subtotal Offsite 21StAve Road Extension $1,100,000 $400,000 Total Ryan Project $5, 900, 000 $2, 900, 000 Baker Tilly has prepared a draft of the Tax Increment Financing Plan for District 1-14 based on the projects above. The plan establishes the objectives, district assumptions, budget and use of funding for the district. This will form the basis for any TIF assistance with Ryan Companies should they move forward with the project. If the City Council is satisfied with the plan staff will prepare the required notifications and set the public hearing for October in accordance with the attached table. A final plan and analysis memo will be completed for review by the City Council at the October work session. Requested Council Direction Staff is requesting Council concurrence with the draft TIF Plan and direction to schedule the required hearings for the proposed establishment of TIF District 1-14. Attachments 1. Site Location Map 2. Concept Plan 3. Draft TIF Plan 1-14 4. Draft Project Schedule Clearwater Creek Business Park ■ Active 0.2 PCT ANNUAL CHANCE FLOOD HAZARD 1 In = 400 Ft - - Abandoned Zone A Sewer Gravity Mains Zone AE Water Mains Zone X nN Parcels C City Mask /,\ C I T YjjKW O F April 29, 2022 IN LAKES Map Powered By Datafi WSO 7. 1 I � I I I —, ow I I I I I 17 I I I I I I I IQ6 LEGEND 147,000 SF FACILITY ±108 AUTO STALLS ±35 DOCK DOORS 0 TRAILER STALLS FFE=911' 0 HWL=900.75 / TOP=897.75' BOT=891.75' W W W W W W W W W W W W W W EXISTING WETLAND AREA W W W W W W W W W W W W W W W W W W W W W W W W W W (±2.16 ACRES) W W W W W W W W W W W W W W W W W W W W W W W W FEMA - ZONE A (1 % ANNUAL CHANCE FLOOD) 1 / I / I HWL=901.00' N WL 898.00' BOT=892.00' 189,000 SF FACILITY ±168 AUTO STALLS ±45 DOCK DOORS 0 TRAILER STALLS FFE911.5' 640 115,200 SF FACI LI Tl ±120 AUTO STALLS ±24 DOCK DOORS 0 TRAILER STALLS FFE=908' :M HWL= 902.50' N WL899.50' BOT=893.50' 6-.---"' N N O N r O • _Co 4-1 U) U O U c� 4-0 U) 0 a CC• bakertilly Tax Increment Financing Plan for Tax Increment Financing (Economic Development) District No. 1-14 within Development District No. 1 (Clearwater Creek Industrial Development Project) City of Lino Lakes, Minnesota Lino Lakes Economic Development Authority Prepared by Baker Tilly Municipal Advisors, LLC Draft Dated: August 29, 2022 Anticipated Public Hearing: October 10, 2022 Anticipated Approval by City Council: October 10, 2022 Baker Tilly Municipal Advisors, LLC is a regi Gralftor and wholly -owned subsidiary of Baker Tilly Virchow Krause, LLP, an accounting firm. Baker Tilly Virchow Krause, LLP trading as Baker Tilly is a member of the global network of Baker Tilly International Ltd., the members of which are separate and independent legal entities. TABLE OF CONTENTS Section A. Definitions........................................................................................................... B. Statutory Authorization....................................................................................... C. Statement of Need and Public Purpose............................................................. D. Statement of Objectives..................................................................................... E. Designation of Tax Increment Financing District as an Economic Development District....................................................................... F. Duration of the TIF District................................................................................. G. Property to be Included in the TIF District.......................................................... H. Property to be Acquired in the TIF District......................................................... I. Specific Development Expected to Occur Within the TIF District ...................... J. Findings and Need for Tax Increment Financing ............................................... K. Estimated Public Costs...................................................................................... L. Estimated Sources of Revenue.......................................................................... M. Estimated Amount of Bonded Indebtedness...................................................... N. Original Net Tax Capacity.................................................................................. O. Original Tax Capacity Rate................................................................................ P. Projected Retained Captured Net Tax Capacity and Projected Tax Increment. Q. Use of Tax Increment......................................................................................... R. Excess Tax Increment........................................................................................ S. Tax Increment Pooling and the Five -Year Rule ................................................. T. Limitation on Administrative Expenses.............................................................. U. Limitation on Property Not Subject to Improvements - Four Year Rule ............. V. Estimated Impact on Other Taxing Jurisdictions ................................................ W. Prior Planned Improvements.............................................................................. X. Development Agreements.................................................................................. Y. Assessment Agreements................................................................................... Z. Modifications of the Tax Increment Financing Plan ........................................... AA. Administration of the Tax Increment Financing Plan ......................................... AB. Financial Reporting and Disclosure Requirements ............................................ Map of the Tax Increment Financing District .................. Assumptions Report........................................................ Projected Tax Increment Report ..................................... Estimated Impact on Other Taxing Jurisdictions Report. Market Value Analysis Report ......................................... Draft Page(s) 1 1 1 2 2 3 4 4 4 4 6 7 7 7 8 8 9 10 10 11 11 11 12 12 12 13 13 14 EXHIBIT I EXHIBIT II EXHIBIT III EXHIBIT IV EXHIBIT V City of Lino Lakes and Lino Lakes Economic Development Authority ESTABLISHMENT OF THE TAX INCREMENT FINANCING PLAN FOR TAX INCREMENT FINANCING (ECONOMIC DEVELOPMENT) DISTRICT NO. 1-14 Section A Definitions The terms defined in this section have the meanings given herein, unless the context in which they are used indicates a different meaning: "Authority" means the Lino Lakes Economic Development Authority. "City" means the City of Lino Lakes, Minnesota; also referred to as a "Municipality". "City Council" means the City Council of the City; also referred to as the "Governing Body". "County" means Anoka County, Minnesota "Development District" means Development District No. 1 in the City, which is described in the corresponding Development Program. "Development Program" means the Development Program for the Development District. "Project Area" means the geographic area of the Development District. "School District" means Independent School District No. 12, Minnesota. "State" means the State of Minnesota. "TIF Act" means Minnesota Statutes, Sections 469.174 through 469.1794, both inclusive. "TIF District" means Tax Increment Financing (Economic Development) District No. 1-14. "TIF Plan" means the tax increment financing plan for the TIF District (this document). Section B Statutory Authorization The Development District Act authorizes the City and Authority, upon certain public purpose findings by the City Council, to establish and designate development districts within the City and to develop and administer development programs therefore to meet the needs and accomplish the public purposes specified in Section C. In accordance with the purposes set forth in Section 469.124 of the Development District Act, the City Council and Authority have established the Development District comprising the area described in Section E and have adopted this Development Program. Section C Statement of Need and Public Purpose The City Council and Authority have determined that there is a need for the City to take certain actions they deem necessary in order to encourage, ensure and facilitate development and redevelopment by the private sector of underutilized, inappropriately used and unused land located within the corporate limits of the City. Such actions are necessary in order to provide additional employment opportunities for residents of the City and the surrounding area; to improve the tax base of the City, the County and the Draft Baker Tilly Municipal Advisors, LLC Page 1 City of Lino Lakes and Lino Lakes Economic Development Authority School District, thereby enabling them to better provide needed public services; and to improve the general economy of the City, the County and the State. Section D Statement of Objectives The Authority seeks to achieve the following objectives through the establishment of TIF District No. 1-14; 1. redevelop blighted areas as identified 2. provide employment opportunities within the community. 3. improve the tax base of Lino Lakes and the general economy of the City and State; 4. implement relevant portions of the Comprehensive Plan. The Authority's specific purpose in establishing TIF District No. 1-14 is to aid in the construction of 3 large warehousing/distribution facilities that will comprise of approximately 451,000 total square feet. The Authority intends to use increment generated by the new development to assist with financing a portion of the extraordinary site improvements and soil correction costs and significant offsite improvements that include streets, public utilities, and public improvements to gain access to the site and maximize building size on the development parcels. Section E Designation of Tax Increment Financing District as an Economic Development District Economic development districts are a type of tax increment financing district which consist of any project, or portions of a project, which the City finds to be in the public interest because: (1) it will discourage commerce, industry, or manufacturing from moving their operations to another state or municipality; (2) it will result in increased employment in the state; or (3) it will result in preservation and enhancement of the tax base of the state; or (4) it satisfies the requirements of a workforce housing project as defined The TIF District qualifies as an economic development district in that the proposed development described in this TIF Plan (see Section 1) meets the criteria listed above in (2) and (3). Without establishment of the TIF District, the proposed development would not occur within the City. The proposed development will also result in increased employment and enhancement of the tax base in both the City and the State. Tax increments from an economic development district must be used to provide improvements, loans, subsidies, grants, interest rate subsidies, or other assistance in which at least 85% of the square footage of the facilities to be constructed are used for any of the following purposes: (1) manufacturing, production, or processing of tangible personal property; (2) warehousing, storage and distribution of tangible personal property, excluding retail sales; (3) research and development related to the activities listed in (1) or (2) above; Draft Baker Tilly Municipal Advisors, LLC Page 2 City of Lino Lakes and Lino Lakes Economic Development Authority (4) telemarketing if that activity is the exclusive use of the property; (5) tourism facilities (see M.S. Section 469.174, Subd. 22); (6) space necessary for and related to the activities listed in (1) through (5) above; (7) a workforce housing project that satisfies the requirements under Minnesota Statutes, Section 469.176, subdivision 4c, paragraph (d). Tax increments from the TIF District will be used to provide financial assistance to the proposed development (see Section I), in which over 85% of the square footage of the facilities to be constructed will be used for warehousing, storage and distribution of tangible personal property, excluding retail sales as listed in (2) above. In addition, the parcels to be included within the district have qualified for inclusion under the provisions of chapter 473H in the previous five calendar years before the filing of the request for certification only and therefore the project must meet the following qualifications: (1) a district in which 85 percent or more of the planned buildings and facilities (determined on the basis of square footage) are a qualified manufacturing facility or a qualified distribution facility or a combination of both; or (2) a housing district. A distribution facility means buildings and other improvements to real property that are used to conduct activities in at least each of the following categories: (i) to store or warehouse tangible personal property; (ii) to take orders for shipment, mailing, or delivery; (iii) to prepare personal property for shipment, mailing, or delivery; and (iv) to ship, mail, or deliver property. A manufacturing facility includes space used for manufacturing or producing tangible personal property, including processing resulting in the change in condition of the property, and space necessary for and related to the manufacturing activities. To be a qualified facility, the owner or operator of a manufacturing or distribution facility must agree to pay and pay 90 percent or more of the employees of the facility at a rate equal to or greater than 160 percent of the federal minimum wage for individuals over the age of 20. The proposed project will be a qualified distribution facility. Section F Duration of the TIF District Economic development districts may remain in existence 8 years from the date of receipt by the Authority of the first tax increment. The City anticipates that the TIF District will remain in existence the maximum duration allowed by law (projected to be through the year 2031, due to anticipated receipt of first increment in 2025). Modifications of this plan (see Section AA) shall not extend these limitations. Draft Baker Tilly Municipal Advisors, LLC Page 3 City of Lino Lakes and Lino Lakes Economic Development Authority Section G Property to be Included in the TIF District The TIF District is an approximate 37-acre area of land comprising of the parcels listed below that is located within the Project Area. A map showing the boundaries of the TIF District is shown in Exhibit I. Parcel ID Number Legal Description 24-31-22-31-0004 Outlot A 24-31-22-24-0009 Outlot A 24-31-22-24-0008 Lot 2, Block 2 24-31-22-24-0002 24 - 31 - 22 - 24 * The parcels listed above are anticipated to be replatted and will comprise of the new industrial building development with 3 separate buildings. The area encompassed by the TIF District shall also include all street or utility right-of-ways located upon or adjacent to the property described above. Section H Property to be Acquired in the TIF District The City may acquire and sell any or all of the property located within the TIF District. It will not be acquiring any property at this time and will not be selling the property to facilitate development. Section I Specific Development Expected to Occur Within the TIF District The proposed project is anticipated to include the construction of approximately 451,000 square feet of light industrial warehousing space to be constructed in 2 phases within 3 buildings — each building will be approximately 189,000, 147,000 and 115,000, respectively. Tax increment is a financing tool the City is planning to use for financing of a portion of the eligible costs associated with construction of the project to offset extraordinary costs. The square footage of the completed buildings will comply with the requirements of an economic development district with at least 85% being used for a qualifying purpose (industrial warehousing, distribution, manufacturing project). It is anticipated that the City will use the tax increment to finance a portion of the site development, soils correction, infrastructure, public improvement and other related costs that are necessary for this project to proceed. In addition, the city may use tax increment for related administrative expenses, and any other eligible expenditures associated with development of the site that may include additional necessary public improvements. Construction of the project is expected to commence in 2023 and continue in 2024 and be 100% assessed and on the tax rolls as of January 2, 2025 for taxes payable in 2026. At the time this document was prepared there were no signed construction contracts with regards to the above described development. Section J Findings and Need for Tax Increment Financing In establishing the TIF District, the City makes the following findings: (1) The TIF District qualifies as an economic development district; See Section E of this document for the reasons and facts supporting this finding. Draft Baker Tilly Municipal Advisors, LLC Page 4 City of Lino Lakes and Lino Lakes Economic Development Authority (2) The proposed development, in the opinion of the City, would not reasonably be expected to occur solely through private investment within the reasonably foreseeable future and the increased market value of the site that could reasonably be expected to occur without the use of tax increment financing would be less than the increase in the market value estimated to result from the proposed development after subtracting the present value of the projected tax increments for the maximum duration of the district permitted by the TIF Plan. Factual basis: Proposed development not expected to occur. The project includes the development of new large industrial buildings comprising of approximately 451,000 square feet in an undeveloped area of the City. The proposed developer of the site has submitted information to the city demonstrating that the development of this site is not financially feasible without the assistance provided in this TIF Plan. The City has determined that the proposed development would not occur but for the financial assistance provided in this TIF Plan because of the high cost of construction at the site due to the need for significant site development, soils correction and public improvement infrastructure costs necessary for development to occur. Specifically, soils correction/lime stabilization, aggregate piers, site preparation and site fill, public utility relocation and offsite road extension. Due to the high costs of investment for the proposed project, including site improvements, public improvements, soil correction, and infrastructure costs that would be incurred by the developer in conjunction with development of the project, the developer has stated that the project as proposed would not occur without the financial assistance provided by the City, as it would not be economically feasible without financial assistance. The City finds the use of tax increment necessary to finance a portion of the site improvement, public infrastructure, soil correction and infrastructure costs to facilitate development of the project and developer investment. The City anticipates providing financial assistance on a pay-as-you-go basis. Therefore, the City has determined that the proposed development would not occur but for the financial assistance provided in this TIF Plan because of the increased costs related to development within the TIF District and construction of the project. The cost of construction of the project and availability of revenues to support repayment of debt has created a financial gap that requires a level of public assistance. No higher market value expected: The project to be constructed within TIF District No. 1-14 requires significant investment to be financially feasible. To commence construction of the new industrial project, assistance with financing a portion of those costs will be necessary. The financial assistance provided under this TIF Plan will help offset the costs of the improvements. Given the nature of this project, there is no reasonable expectation of any development occurring that would generate as much market value increase as is estimated to be generated by the proposed development by the new business. Therefore, the City has concluded that substantial development at this particular site --and hence any significant increase in market value --is not reasonably expected to occur unless the City provides tax increment assistance as described in this Tax Increment Plan. To summarize the basis for the City's findings regarding alternative market value, in accordance with Minnesota Statutes, Section 469.175, Subd. 3(d), the City makes the following determinations: a. The City's estimate of the amount by which the market value of the site will increase without the use of tax increment financing is $0 (for the reasons described above), except some unknown amount of ap ffraft tion. Baker Tilly Municipal Advisors, LLC Page 5 City of Lino Lakes and Lino Lakes Economic Development Authority b. If the proposed development to be assisted with tax increment occurs in the District, the total increase in market value would be approximately $35,960,717, including the value of the building (See Exhibit I1). C. The present value of tax increments from the District for the maximum duration of the district permitted by the TIF Plan is estimated to be $2,692,001 (See Exhibit V). d. Even if some development other than the proposed development were to occur, the Council finds that no alternative would occur that would produce a market value increase greater than $33,268,716 (the amount in clause b less the amount in clause c) without tax increment assistance. (3) The TIF Plan will afford maximum opportunity, consistent with the sound needs of the City as a whole, for development of the Project Area by private enterprise. Factual basis: The proposed development is the construction of a new large warehousing and distribution facility in the Project Area that is expected to retain existing jobs as well as create new jobs in the City, plus create new tax base for the City and the State. The development meets the City's economic development goals in terms of tax base expansion, job retention, and wage levels. (4) The TIF Plan conforms to general plans for development of the City as a whole. Factual basis: The City Council has determined that the development proposed in the TIF Plan conforms to the City comprehensive plan. (5) The City is electing the method of tax increment computation set forth in Minnesota Statutes, Section 469.177, Subdivision 3(b) (see Section P). Section K Estimated Public Costs The estimated public costs of the TIF District are listed below. Such costs are eligible for reimbursement from tax increments of the TIF District. Estimated Public Costs Estimated Amount Land/Building acquisition $0 Site Improvements/Preparation costs $2,672,614 Utilities $0 Other public improvements $600,000 Construction of affordable housing $0 Administrative expenses $172,240 Total Estimated Public Costs $3,444,854 Interest expenses $0 Total Costs $3,444,854 The City reserves the right to administratively adjust the amount of any of the items listed above or to incorporate additional eligible items, so long as the total estimated public costs ($3,444,854) do not increase. The City also reserves the right DrOt identified costs with any other legally Baker Tilly Municipal Advisors, LLC Page 6 City of Lino Lakes and Lino Lakes Economic Development Authority available revenues, such as grants and/or loans, but anticipates that such costs will be primarily financed with tax increments. Section L Estimated Sources of Revenue Estimated Sources of Revenue Estimated Amount Tax Increment revenue $3,444,854 Interest on invested funds Total 1 $3,444,854 The City anticipates providing financial assistance to the proposed development through pay-as-you-go financing in which the City will provide funding to the development. As revenues are collected from the TIF District in future years, a portion will be retained by the City and the remaining funds will be provided as reimbursement for certain identified costs as necessary within the TIF District to assist with financing the public costs incurred (see Section K). The City reserves the right to finance any or all public costs of the TIF District using pay-as-you-go assistance, internal funding, general obligation or revenue debt, or any other financing mechanism authorized by law. The City also reserves the right to use other sources of revenue legally applicable to the Project Area to pay for such costs including, but not limited to, special assessments, utility revenues, federal or state funds, and investment income. The projected tax increment report is included as Exhibit III. Section M Estimated Amount of Bonded Indebtedness The maximum principal amount of bonds (as defined in the TIF Act) secured in whole or part with tax increment from the TIF District is $3,444,854. The City currently plans to finance the public costs through pay-as-you-go financing. The City reserves the right to issue an interfund loan or issue bonds in any form, including without limitation any interfund loan with interest not to exceed the maximum permitted under Section 469.178, subd. 7 of the TIF Act. Section N Original Net Tax Capacity The County Auditor shall certify the original net tax capacity of the TIF District. This value will be equal to the total net tax capacity of all property in the TIF District as certified by the State Commissioner of Revenue. For districts certified between January 1 and June 30, inclusive, this value is based on the previous assessment year. For districts certified between July 1 and December 31, inclusive, this value is based on the current assessment year. The Estimated Market Value of all property within the TIF District as of January 2, 2022, for taxes payable in 2023, is $699,300. Upon establishment of the TIF District, it is estimated that the original net tax capacity of the TIF District will increase as a result of the property reclassifying as commercial -industrial. Each year the County Auditor shall certify the amount that the original net tax capacity has increased or decreased as a result of: (1) changes in the tax-exempt status of property; (2) reductions or enlargements oraft geogra' area of the TIF District; Baker Tilly Municipal Advisors, LLC Page 7 City of Lino Lakes and Lino Lakes Economic Development Authority (3) changes due to stipulation agreements or abatements; or (4) changes in property classification rates. Section O Original Tax Capacity Rate The County Auditor shall also certify the original tax capacity rate of the TIF District. This rate shall be the sum of all local tax rates that apply to property in the TIF District. This rate shall be for the same taxes payable year as the original net tax capacity. In future years, the amount of tax increment generated by the TIF District will be calculated using the lesser of (a) the sum of the current local tax rates at that time or (b) the original tax capacity rate of the TIF District. It is anticipated the request for certification of the District will occur after June 30, 2023 and the local tax rates for taxes levied in 2023 and payable in 2024 will apply. The payable 2024 rates are not available at the time of drafting of the TIF Plan. For purposes of estimating the tax increment generated by the TIF District, the sum of the local tax rates for taxes levied in 2021 and payable in 2022 of 105.106% have been used and are shown below: 2021 /2022 Taxing Jurisdiction Local Tax Rate City of Lino Lakes 40.154% Anoka County 29.605% ISD 12 31.074% Other 4.273% Total 105.106% Section P Projected Retained Captured Net Tax Capacity and Projected Tax Increment The City anticipates that the building construction will be completed by December 31, 2024 creating a total tax capacity for TIF District No. 1-14 of $609,740 as of January 2, 2025. The captured tax capacity as of that date is estimated to be $344,365 and the first full year of tax increment is estimated to be $361,948 payable in 2026. A complete schedule of estimated tax increment from the TIF District is shown in Exhibit III. The estimates shown in this TIF plan assume that commercial class rates remain at 1.5% of the estimated market value up to $150,000 and 2.0% of the estimated market value over $150,000 and assume 2% annual increases in market values. Each year the County Auditor shall determine the current net tax capacity of all property in the TIF District. To the extent that this total exceeds the original net tax capacity, the difference shall be known as the captured net tax capacity of the TIF District. For communities affected by the fiscal disparity provisions of Minnesota Statutes, Chapter 473F and Chapter 276A, the original net tax capacity of the TIF District shall be determined before the application of fiscal disparity. In subsequent years, the current net tax capacity shall either (a) be determined before the application of fiscal disparity or (b) exclude the product of any fiscal disparity increase in the TIF District (since the original net tax capacity was certi times thftp rapropriate fiscal disparity ratio. The method Baker Tilly Municipal Advisors, LLC Page 8 City of Lino Lakes and Lino Lakes Economic Development Authority the Authority elects shall remain the same for the life of the TIF District, except that a single change may be made at any time from method (a) to method (b) above. The Authority elects method (b), or M.S. Section 469.177, Subdivision 3(b). The County Auditor shall certify to the Authority the amount of captured net tax capacity each year. The Authority may choose to retain any or all of this amount. It is the Authority's intention to retain 100% of the captured net tax capacity of the TIF District. Such amount shall be known as the retained captured net tax capacity of the TIF District. Exhibit II gives a listing of the various information and assumptions used in preparing a number of the exhibits contained in this TIF Plan, including Exhibit III which shows the projected tax increment generated over the anticipated life of the TIF District. Section Q Use of Tax Increment Each year the County Treasurer shall deduct 0.36% of the annual tax increment generated by the TIF District and pay such amount to the State's General Fund. Such amounts will be appropriated to the State Auditor for the cost of financial reporting and auditing of tax increment financing information throughout the state. Exhibit III shows the projected deduction for this purpose over the anticipated life of the TIF District. The City has determined that it will use 100% of the remaining tax increment generated by the TIF District for any of the following purposes: (1) pay for the estimated public costs of the TIF District (see Section K) and County administrative costs associated with the TIF District (see Section T); (2) pay principal and interest on tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (3) accumulate a reserve securing the payment of tax increment bonds or other bonds issued to finance the estimated public costs of the TIF District; (4) pay all or a portion of the county road costs as may be required by the County Board under M.S. Section 469.175, Subdivision 1 a; or (5) return excess tax increments to the County Auditor for redistribution to the City, County and School District. Tax increments from property located in one county must be expended for the direct and primary benefit of a project located within that county, unless both county boards involved waive this requirement. Tax increments shall not be used to circumvent levy limitations applicable to the City. Tax increment shall not be used to finance the acquisition, construction, renovation, operation, or maintenance of a building to be used primarily and regularly for conducting the business of a municipality, county, school district, or any other local unit of government or the State or federal government, or for a commons area used as a public park, or a facility used for social, recreational, or conference purposes. This prohibition does not apply to the construction or renovation of a parking structure or of a privately - owned facility for conference purposes. If there exists any type of agreement or arrangement providing for the developer, or other beneficiary of assistance, to repay all or a portion of the assistance that was paid or financed with tax increments, such payments shall be subject to all of the res 5raTI ns impo on the use of tax increments. Assistance Baker Tilly Municipal Advisors, LLC Page 9 City of Lino Lakes and Lino Lakes Economic Development Authority includes sale of property at less than the cost of acquisition or fair market value, grants, ground or other leases at less then fair market rent, interest rate subsidies, utility service connections, roads, or other similar assistance that would otherwise be paid for by the developer or beneficiary. Section R Excess Tax Increment In any year in which the tax increments from the TIF District exceed the amount necessary to pay the estimated public costs authorized by the TIF Plan, the City shall use the excess tax increments to: (1) prepay any outstanding tax increment bonds; (2) discharge the pledge of tax increments thereof; (3) pay amounts into an escrow account dedicated to the payment of the tax increment bonds; or (4) return excess tax increments to the County Auditor for redistribution to the City, County and School District. The County Auditor must report to the Commissioner of Education the amount of any excess tax increment redistributed to the School District within 30 days of such redistribution. Section S Tax Increment Pooling and the Five -Year Rule At least 80% of the tax increments from the TIF District must be expended on activities within the district or to pay for bonds used to finance the estimated public costs of the TIF District (see Section E for additional restrictions). No more than 20% of the tax increments may be spent on costs outside of the TIF District but within the boundaries of the Project Area, except to pay debt service on credit enhanced bonds. All administrative expenses are considered to have been spent outside of the TIF District. Tax increments are considered to have been spent within the TIF District if such amounts are: (1) actually paid to a third party for activities performed within the TIF District within five years after certification of the district; (2) used to pay bonds that were issued and sold to a third party, the proceeds of which are reasonably expected on the date of issuance to be spent within the later of the five-year period or a reasonable temporary period or are deposited in a reasonably required reserve or replacement fund. (3) used to make payments or reimbursements to a third party under binding contracts for activities performed within the TIF District, which were entered into within five years after certification of the district; or (4) used to reimburse a party for payment of eligible costs (including interest) incurred within five years from certification of the district. Beginning with the sixth year following certification of the TIF District, at least 80% of the tax increments must be used to pay outstanding bonds or make contractual payments obligated within the first five years. When outstanding bonds have been defeased and sufficient money has been set aside to pay for such contractual obligations, the TIF District must be decertified. The Authority anticipates that a portion of the tax increments may be spent outside of the TIF District (including allowable administrative expenses); and the Authority reserves the right to allow for tax increment pooling from the TIF District in thebe. raft Baker Tilly Municipal Advisors, LLC Page 10 City of Lino Lakes and Lino Lakes Economic Development Authority Section T Limitation on Administrative Expenses Administrative expenses are defined as all costs of the City other than: (1) amounts paid for the purchase of land; (2) amounts paid for materials and services, including architectural and engineering services directly connected with the physical development of the real property in the project; (3) relocation benefits paid to, or services provided for, persons residing or businesses located in the project; (4) amounts used to pay principal or interest on, fund a reserve for, or sell at a discount bonds issued pursuant to section 469.178; or (5) amounts used to pay other financial obligations to the extent those obligations were used to finance costs described in clause (1) to (3). Administrative expenses include amounts paid for services provided by bond counsel, fiscal consultants, planning or economic development consultants, and actual costs incurred by the County in administering the TIF District. Tax increments may be used to pay administrative expenses of the TIF District up to the lesser of (a) 10% of the total tax increment expenditures authorized by the TIF Plan or (b) 10% of the total tax increments received by the TIF District. Section U Limitation on Property Not Subject to Improvements - Four Year Rule If after four years from certification of the TIF District no demolition, rehabilitation, renovation of property or other site preparation, including qualified improvement of an adjacent street, has commenced on a parcel located within the TIF District, then that parcel shall be excluded from the TIF District and the original net tax capacity shall be adjusted accordingly. Qualified improvements of a street are limited to construction or opening of a new street, relocation of a street, or substantial reconstruction or rebuilding of an existing street. The City must submit to the County Auditor, by February 1 of the fifth year, evidence that the required activity has taken place for each parcel in the TIF District. If a parcel is excluded from the TIF District and the City or owner of the parcel subsequently commences any of the above activities, the City shall certify to the County Auditor that such activity has commenced and the parcel shall once again be included in the TIF District. The County Auditor shall certify the net tax capacity of the parcel, as most recently certified by the Commissioner of Revenue, and add such amount to the original net tax capacity of the TIF District. Section V Estimated Impact on Other Taxing Jurisdictions Exhibit IV shows the estimated impact on other taxing jurisdictions if the maximum projected retained captured net tax capacity of the TIF District was hypothetically available to the other taxing jurisdictions. The City believes that there will be no adverse impact on other taxing jurisdictions during the life of the TIF District, since the proposed development would not have occurred without the establishment of the TIF District and the provision of public assistance. A positive impact on other taxing jurisdictions will occur when the TIF District is decertified and the development therein becomes part of the general tax base. The fiscal and economic implications of the proposed tax increment financing district, as pursuant to Minnesota Statutes, Section 469.175, Subdiv n 2, are lff below. ra Baker Tilly Municipal Advisors, LLC Page 11 City of Lino Lakes and Lino Lakes Economic Development Authority 1. The total amount of tax increment that will be generated over the life of the district is estimated to be $3,457,300. 2. To the extent the facility in the proposed TIF District generates any public cost impacts on city - provided services such as police and fire protection, public infrastructure, and borrowing costs attributable to the district, such costs will be levied upon the taxable net tax capacity of the City, excluding that portion captured by the District. The City does not anticipate issuing tax increment revenue bonds in conjunction with this project but reserves the right to issue bonds as necessary to facilitate development. 3. The amount of tax increments over the life of the district that would be attributable to school district levies, assuming the school district's share of the total local tax rate for all taxing jurisdictions remained the same, is estimated to be $1,022,131. 4. The amount of tax increments over the life of the district that would be attributable to county levies, assuming the county's share of the total local tax rate for all taxing jurisdictions remained the same is estimated to be $973,811. 5. No additional information has been requested by the county or school district that would enable it to determine additional costs that will accrue to it due to the development proposed for the district. Section W Prior Planned Improvements The City shall accompany its request for certification to the County Auditor (or notice of district enlargement), with a listing of all properties within the TIF District for which building permits have been issued during the 18 months immediately preceding approval of the TIF Plan. The County Auditor shall increase the original net tax capacity of the TIF District by the net tax capacity of each improvement for which a building permit was issued. There have been no building permits issued in the last 18 months in conjunction with any of the properties within the TIF District. Section X Development Agreements If within a project containing an economic development district, more than 10% of the acreage of the property to be acquired by the City is purchased with tax increment bonds proceeds (to which tax increment from the property is pledged), then prior to such acquisition, the City must enter into an agreement for the development of the property. Such agreement must provide recourse for the City should the development not be completed. The City anticipates entering into an agreement with the Developer relating to the project. Section Y Assessment Agreements The City may, upon entering into a development agreement, also enter into an assessment agreement with the developer, which establishes a minimum market value of the land and improvements for each year during the life of the TIF District. The assessment agreement shall be presented to the County or City Assessor who shall review the plans and specifications for the improvements to t5nstructff view the market value previously assigned Baker Tilly Municipal Advisors, LLC Page 12 City of Lino Lakes and Lino Lakes Economic Development Authority to the land, and so long as the minimum market value contained in the assessment agreement appears to be an accurate estimate, shall certify the assessment agreement as reasonable. The assessment agreement shall be filed for record in the office of the County Recorder of each county where the property is located. Any modification or premature termination of this agreement must first be approved by the City, County and School District. The City does not anticipate entering into an assessment agreement. Section Z Modifications of the Tax Increment Financing Plan Any reduction or enlargement in the geographic area of the Project Area or the TIF District; increase in the amount of bonded indebtedness to be incurred; determination to capitalize interest on the debt if it was not part of original plan; increase in that portion of the captured net tax capacity to be retained by the City; increase in the total estimated public costs; or designation of additional property to be acquired by the City shall be approved only after satisfying all the necessary requirements for approval of the original TIF Plan. This paragraph does not apply if: (1) the only modification is elimination of parcels from the TIF District; and (2) the current net tax capacity of the parcels eliminated equals or exceeds the net tax capacity of those parcels in the TIF District's original net tax capacity, or the City agrees that the TIF District's original net tax capacity will be reduced by no more than the current net tax capacity of the parcels eliminated. The City must notify the County Auditor of any modification that reduces or enlarges the geographic area of the TIF District. The geographic area of the TIF District may be reduced but not enlarged after five years following the date of certification. Section AA Administration of the Tax Increment Financing Plan Upon adoption of the TIF Plan, the City shall submit a copy of such plan to the Minnesota Department of Revenue. The City shall also request that the County Auditor certify the original net tax capacity and net tax capacity rate of the TIF District. To assist the County Auditor in this process, the City shall submit copies of the TIF Plan, the resolution establishing the TIF District and adopting the TIF Plan, and a listing of any prior planned improvements. The City shall also send the County Assessor any assessment agreement establishing the minimum market value of land and improvements in the TIF District and shall request that the County Assessor review and certify this assessment agreement as reasonable. The County shall distribute to the City the amount of tax increment as it becomes available. The amount of tax increment in any year represents the applicable property taxes generated by the retained captured net tax capacity of the TIF District. The amount of tax increment may change due to development anticipated by the TIF Plan, other development, inflation of property values, or changes in property classification rates or formulas. In administering and implementing the TIF Plan, the following actions should occur on an annual basis: (1) prior to July 1, the City shall notify the County Assessor of any new development that has occurred in the TIF District during the past year to ensure that the new value will be recorded in a timely manner. (2) if the County Auditor receives the request for certification of a new TIF District, or for modification of an existing TIF District, before July 1, the request shall be recognized in Draft Baker Tilly Municipal Advisors, LLC Page 13 City of Lino Lakes and Lino Lakes Economic Development Authority determining local tax rates for the current and subsequent levy years. Requests received on or after July 1 shall be used to determine local tax rates in subsequent years. (3) each year the County Auditor shall certify the amount of the original net tax capacity of the TIF District. The amount certified shall reflect any changes that occur as a result of the following: (a) the value of property that changes from tax-exempt to taxable shall be added to the original net tax capacity of the TIF District. The reverse shall also apply; (b) the original net tax capacity may be modified by any approved enlargement or reduction of the TIF District; (c) if laws governing the classification of real property cause changes to the percentage of estimated market value to be applied for property tax purposes, then the resulting increase or decrease in net tax capacity shall be applied proportionately to the original net tax capacity and the retained captured net tax capacity of the TIF District. The County Auditor shall notify the City of all changes made to the original net tax capacity of the TIF District. Section AB Filing TIF Plan, Financial Reporting and Disclosure Requirements The City will file the TIF Plan, and any subsequent amendments thereto, with the Commissioner of Revenue and the Office of the State Auditor pursuant to Minnesota Statutes, Section 469.175, subdivision 4A. The City will comply with all reporting requirements for the TIF District under Minnesota Statutes, Section 469.175, subdivisions 5 and 6. Draft Baker Tilly Municipal Advisors, LLC Page 14 Exhibit 1 Map of Tax Increment Financing (Economic Development) District No. 1-14 Draft Exhibit 11 Assumptions Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-14 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: 451,000 SF 3 Bldgs valued at $70/SF Type of Tax Increment Financing District Economic Development Maximum Duration of TIF District 8 years from 1st increment Projected Certification Request Date 01/07/23 Decertification Date 12/31/33 (9 Years of Increment) 2022/2023 Base Estimated Market Value * $699,300 PID: 24-31-22-31-0004 24-31-22-24-0009 24-31-22-24-0008 24-31-22-24-0002 Original Net Tax Capacity $13,986 Assessment/Collection Year 2023/2024 2024/2025 2025/2026 2026/2027 Base Estimated Market Value $699,300 $699,300 $699,300 $699,300 Increase in Estimated Market Value 0 18,116,700 29,637,020 31,853,746 Total Estimated Market Value 699,300 18,816,000 30,336,320 32,553,046 Total Net Tax Capacity $13,986 $375,570 $605,976 $650,311 City of Lino Lakes 40.154% Anoka County 29.605% ISD # 12 31.074% Other (61 - 36012B) 4.273% Local Tax Capacity Rate 105.106% Payable 2022 Frozen Tax Capacity Rate 105.106% Fiscal Disparities Contribution From TIF District 42.1968% Administrative Retainage Percent (maximum = 10%) 5.00% Pooling Percent 0.00% Bonds Bonds Dated NA Bond Issue @ 0.00% (NIC) NA Eligible Project Costs NA Present Value Date & Rate 08/01/23 I /AI-1- Note Dated 08/01/23 Note Rate 4.00% Note Amount $3,300,000 4.00% Net PV Amour 2,691,987 Notes * Base market values for parcels within district. Tax capacity calculated at 1.5%/2% class rate. Assume property will be classified as commercial/industrial upon project completion. Projections assume no future changes to class rates or tax rates, and include 2% annual market value inflator fntcomplete in 2024 Development includes construction Comm nci Projected Tax Increment Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-14 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: 451,000 SF 3 Bldgs valued at $70/SF Less: Less: Retained Times: Annual Total Total Original Fiscal Captured Tax Period Market Net Tax Net Tax Disp. @ Net Tax Capacity Ending Value * Capacity Capacity ** 42.1968% Capacity Rate *** (1) (2) (3) (4) (5) (6) (7) 12/31/23 699,300 13,986 13,986 0 0 105.106% 12/31/24 699,300 13,986 13,986 0 0 105.106% 12/31/25 18,816,000 375,570 13,986 152,577 209,007 105.106% 12/31/26 30,336,320 605,976 13,986 249,801 342,189 105.106% 12/31/27 32,553,046 650,311 13,986 268,509 367,816 105.106% 12/31/28 33,204,107 663,332 13,986 274,003 375,343 105.106% 12/31/29 33,868,189 676,614 13,986 279,608 383,020 105.106% 12/31/30 34,545,553 690,161 13,986 285,324 390,851 105.106% 12/31/31 35,236,464 703,979 13,986 291,155 398,838 105.106% 12/31/32 35,941,194 718,074 13,986 297,103 406,985 105.106% 12/31/33 36,660,017 732,450 13,986 303,169 415,295 105.106% Exhibit 111 Annual Gross Tax Increment 8 Less: State Aud. Deduction 0.360% 9 Annual Revenue Net of OSA Deductior 10 Less: Less: Admin. Pooling Retainage Retainage 5.00% 0.00% 11 12 Annual Net Revenue 13 P.V. Admin. Retainage 08/01/23 4.00% 0 0 0 0 0 0 0 0 0 0 0 0 0 0 219,679 791 218,888 10,944 0 207,944 10,052 359,662 1,295 358,367 17,918 0 340,449 15,825 386,597 1,392 385,205 19,260 0 365,945 16,356 394,508 1,420 393,088 19,654 0 373,434 16,049 402,577 1,449 401,128 20,056 0 381,072 15,747 410,808 1,479 409,329 20,466 0 388,863 15,451 419,203 1,509 417,694 20,885 0 396,809 15,161 427,766 1,540 426,226 21,311 0 404,915 14,875 436,500 1,571 434,929 21,746 0 413,183 14,595 $3,457,300 $12,446 $3,444,854 $172,240 $0 $3,272,614 $134,111 * Total Taxable Value based on newestimated land and building value of $70/square foot for 451,000 square feet betzeen all buildings ** Original net tax capacity based on existing taxable land value of one property and calculated based on reclassification to commercial -industrial class rates *** Total Combined Local Tax Capacity Rate of City, County, School District and other taxing jurisdictions for taxes payable 2022 Exhibit IV Estimated Impact on Other Taxing Jurisdictions Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-14 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: 451,000 SF 3 Bldgs valued at $70/SF Without Project or TIF District With Project and TIF District Projected Hypothetical 2021/2022 2021/2022 Retained New Hypothetical Hypothetical Tax Generated Taxable 2021/2022 Taxable Captured Taxable Adjusted Decrease In by Retained Taxing Net Tax Local Net Tax Net Tax Net Tax Local Local Captured Jurisdiction Capacity (1) Tax Rate Capacity (1) + Capacity = Capacity Tax Rate (*) Tax Rate (*) N.T.C. (*) City of Lino Lakes 29,439,929 40.154% 29,439,929 $415,295 29,855,224 39.595% 0.559% 164,438 Anoka County 482,873,486 29.605% 482,873,486 415,295 483,288,781 29.580% 0.025% 122,843 ISD # 12 47,053,418 31.074% 47,053,418 415,295 47,468,713 30.802% 0.272% 127,920 Other (2) --- 4.273% --- 415,295 --- 4.273% --- --- Totals 105.106% 104.250% 0.856% " Statement 1: If the projected Retained Captured Net Tax Capacity of the TIF District was hypothetically available to each of the taxing jurisdictions above, the result would be a lower local tax rate (see Hypothetical Adjusted Tax Rate above) which would produce the same amount of taxes for each taxing jurisdiction. In such a case, the total local tax rate would decrease by 0.856% (see Hypothetical Decrease in Local Tax Rate above). The hypothetical tax that the Retained Captured Net Tax Capacity of the TIF District would generate is also shown above. Statement 2: Since the projected Retained Captured Net Tax Capacity of the TIF District is not available to the taxing jurisdictions, then there is no impact on taxes levied or local tax rates. (1) Taxable net tax capacity = total net tax capacity - captured TIF - fiscal disparity contribution, if applicable. (2) The impact on these taxing jurisdictions is negligible since they represent only 4.07% of the total tax rate. Exhibit V Market Value Analysis Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-14 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: 451,000 SF 3 Bldgs valued at $70/SF Assumptions Present Value Date 08/01/23 P.V. Rate - Gross T.I. 4.00% Increase in EMV With TIF District Less: P.V of Gross Tax Increment Subtotal Less: Increase in EMV Without TIF Difference $35,960,717 2,692,001 $33,268,716 0 $33,268,716 Annual Present Gross Tax Value @ Year Increment 4.00% 1 2025 219,679 201,782 2 2026 359,663 317,656 3 2027 386,598 328,312 4 2028 394,509 322,145 5 2029 402,578 316,090 6 2030 410,809 310,147 7 2031 419,204 304,313 8 2032 427,767 298,585 9 2033 436,501 292,963 $3,457,326 $2,692,001 Draft Exhibit VI Documentation related to the findings of a Workforce Housing TIF District Draft City of Lino Lakes, Minnesota Creation of a Tax Increment Financing Plan for Tax Increment Financing (Economic Development) District (Clearwater Creek Business Park II) Schedule of Events Date Event Responsible Partv June/July, 2022 Developer Submits TIF Application to City City, Attorney, Evaluate Developer information and drafting of TIF Plan Baker/Tilly Establishment of TIF Plan and TIF District Monday, August 1 City Council work session to discuss TIF Application and Process City Thursday, EDAC reviews draft TIF Plan September 2 Monday, City Council work session to review draft TIF Plan City, Baker/Tilly September 6 Prior to Friday, County and School District receive impact letters & draft TIF plan Baker/Tilly September 9 (at least 30 days prior to public hearing) 4- Monday, Sept 12 City Council calls for public hearing to be held on Monday, Oct 10 City, Attorney Wednesday, Sept 14 (if City Planning and Zoning Commission reviews draft TIF plan City, Attorney necessary) Monday, October 3 City Council work session to discuss TIF Application and Contract City, Attorney, Baker/Tilly Thursday, EDAC reviews contract for private development. City October 6 Tuesday, Sept 27 Publication of notice of public hearing in Quad Community Press Baker/Tilly Deadline: Sept 20 Monday, City Council holds public hearing, and adopts resolution approving TIF Plan City, Attorney, October 10 at 6:30 pm and TIF District Baker/Tilly Monday, EDA adopts resolution approving TIF Plan and TIF District City, Attorney, October 10'" after CC PH on Business Subsidy and approves contract for private development Baker/Tilly meeting After October 10, State filing and request for County certification Baker/Tilly City of Lino Lakes City Council Work Session Proposed Tax Increment Financing Economic Development District: Clearwater Creek Ryan Companies Industrial Development September 6, 2022 C'r* bakertitty MUNICIPAL ADVISORS bakertill y now, for tomorrow. Introduction • Fundamentals of tax increment financing • Summary of proposed project • Ryan Companies industrial development • Tax increment revenue estimates • Financial needs analysis • Next steps • Schedule Fundamentals of Tax Increment Financing bakertill y now, fortornorrow. A method of capturing tax base growth resulting from new development Fixed term for capture, then new development capacity is added to existing tax base Tax increment is generated by the increased property value that is created when a property is developed Fundamentals of Tax Increment Financing (TIF) 4 Incremental Taxes (portion used to finance eligible expenditures) New Tax Base (post-project; flows to General Fund and all taxing jurisdictions)Base Taxes (continues to other taxing jurisdictions)Annual Taxes Generated (Dollars)$$$ $$ $ $$$$ Duration of TIF District (Years)First YearLast Year •Public Improvements •Land Acquisition •Soil Correction-Site Grading •Site Preparation/Demolition •Relocation •Cost of Qualifying Housing •Financing Fees/Capitalized Interest •Administrative Costs Fundamentals of Tax Increment Financing Typical Eligible Costs •Streets and Roads •Utilities •Bridges and Interchanges •Parking •Sidewalks and walkways •Soft costs related to any of the above Public Improvement Costs Allowed Reimbursement •Pay-as-you-go Note •Project financed upfront by developer •Developer is reimbursed over time Upfront •G.O. Tax Increment Bonds •Can be issued without a referendum if tax increment contributes at least 20% of debt service costs •Revenue Bonds •For seasoned development with a “coverage” factor and/or guaranteed •Interfund Loan •Internal City funds used to finance costs Common Methods for Financing Costs Project Area (Development District) –Where portion of TIF dollars can be spent, with limitations TIF District (Specific Project) -TIF Plan -Budget -Geographic boundaries -Purpose -Public Hearing -Certification Fundamentals of Tax Increment Financing TIF District 1 TIF District 2TIF District 3 Project Area/ Development District •451,000 square feet of industrial development (3 buildings) •Request for financial assistance related to financial gap •$5.9 million adjusted TIF request •Assist with financing of extraordinary costs •Creation of Economic Development TIF District •Maximum 9-year term •8 years of receipt of first year of increment •Pay-as-you-go financing •Reimbursement for certain TIF-eligible costs Proposed Economic Development TIF District: Clearwater Creek Ryan Companies Industrial Development 9 bakertill y now, for tomorrow. Proposed Economic Development TI F District: Clearwater Creek Ryan Companies Industrial Development Total Building Square Footage Total Estimated Taxable Value Projected Annual Tax Increments upon Completion (Year 2) Less: City Retained for Admin (5%) Projected Annual Net Revenues (95%) Projected Total Gross Revenues over District Term Less: City Retained for Admin (5%) Projected Total Net Revenues over District Term (95%) Estimated Surplus Funds ($3,272,614 - $2,900,000) 451,000 $31,570,000 $358,367 $35,837 $322,530 $3,444,854 $172,240 $3,272,614 $372,614 %V� bakertill y now, for tomorrow. Proposed Economic Development TI F District: Clearwater Creek Ryan Companies Industrial Development Site Improvement Costs Identified Costs Extraordinary Costs Soil Corrections/Lime Stabilization Site Fill Public Utility Relocation Aggregate Piers Subtotal Extraordinary Site Costs Offsite 21 St Ave Road Extension Total Estimated Costs Recommended TIF4mount $1,000,000 $1,000,000 $2,500,000 $200,000 $300,000 $300,000 $1,000,000 $1,000,000 $4,800,000 $2,500,000 $1,100,000 $400,000 $5,900,000 $2,900,000 $2, 900, 000 bakertill y now, for tomorrow. Proposed Economic Development TIF District: Clearwater Creek Ryan Companies Industrial Development Next Steps for Consideration Establishment of Proposed Economic Development TIF District • Draft TIF Plan to County and School District • Public hearing notice published • Public hearing to consider TIF • Consideration of TIF Assistance Agreement • Terms of TIF Assistance (total amount) # of years) • Extraordinary cost verification bakertill y now, for tomorrow. Questions Mikaela Huot, Director Baker Tilly 380 Jackson Street, Suite 300 St Paul, MN 55101 Phone: 651-223-3036 (office) 651-368-2533 (cell) Email: Mikaela.Huot@bakertilly.com WS — Item 2 WORK SESSION STAFF REPORT Work Session Item No. 2 Date: September 6, 2022 To: City Council From: Katie Larsen, City Planner Re: Lyngblomsten-PUD Amendment #2-Exterior Materials to Senior Living Campus Building and Cottage Homes Background Lyngblomsten is a senior living community located in the northwest quadrant of CSAH49 (Hodgson Road) and CR J (Ash Street). The Senior Living Campus consists of the 203 total units (independent living, assisted -living, skilled care and memory care). The cottage homes are 20 detached single level villas. In July 2021, Council passed Resolution No. 20-94 approving the PUD Final Plan/Final Plat for the Lyngblomsten development. The approval included exterior building elevations, materials and colors. Lyngblomsten is requesting a change in these materials and percentages. Representatives from the project will present these changes to the Council. Requested Council Direction Council is asked to provide feedback on the proposed changes. Attachments 1. Lyngblomsten Presentation rwo • COTTAGE HOMES • Siding Material change proposal to Vinyl on sides and rear. • Front facade to remain LP Smartside as originally approved. • Decorative front porch railing to remain as originally approved. • MAIN BUILDING n LYNGBLOMSTEN AT LINO LAKES City Council Work Session September 06, 2022 • Wood Look Plank siding (Fiberon) proposal to change to Wood Look Two-tone lap siding. • Reduce overall stone percentage from 36.2% to 33%. (note 33% minimum per 1007.042 (2)). 0 •c LYNGBLOMSTEN AT LINO LAKES SITE PLAN Lit rwo n Residence Material Scheme A Mission Brawn = W ntlows Doors As hall SM1ln los pu ma r4R�;'48�' r-00' ft—Siding ` Cohhk Slane LP smadsme msdhg�I Evenhg Blue A— White Gnartlonnay Tuscan Ledgeslana LP Smadsitle LP Smanside Originally Approved Exterior Materials Z_LEVEL1 - LYNGBLOMSTEN AT LINO LAKES COTTAGE HOMES LYNGBLOMSTEN AT LINO LAKES COTTAGE HOMES - MATERIAL BOARD EWES, zAss. CS-6 CS 4"EWSSTRIM C5-6 %i _ OECORATIVELOINER EXTERIOR WALL SCONCE, SEE ELEC FOR HT & TYPE MANUFACTURED STONE WALL CAP I PVC I GARAGE—'•""•"�"""""" CS-7 All IN, CS-7 DOOR STONE VENEER, MSV3 *_RESIIDENCIE FRONT ELEVATION *Front Elevation = No Change (LP SmartSide) COTTAGE HOMES – MATERIAL BOARDLYNGBLOMSTEN AT LINO LAKES*Sides and Back:Chage LP Smartside to Vinyl. (Original color and profile/type)Vinyl Board & BattenVinyl Board & BattenVinyl Board & Batten4” Vinyl Lap Siding4” Vinyl Lap Siding4” Vinyl Trim4” Mirrotech hard board wrap at windows and doorsMAIN BUILDING EXTERIOR VIEWLYNGBLOMSTEN AT LINO LAKESORIGINALLY APPROVED MATERIALS MAIN BUILDING EXTERIOR VIEWLYNGBLOMSTEN AT LINO LAKESMOCK-UP WALLOriginally Approved Exterior Materials* Proposed Fiberonto 6” WoodTone Fiber Cement Lap SidingLOCAL PRECEDENTSLYNGBLOMSTEN AT LINO LAKESAxel6530 University Ave NE, FridleyFridley Senior Living6060 Main St. NE Fridley rwo n MN LYNGBLOMSTEN AT LINO LAKES MAIN BUILDING - STONE PERCENTAGE MATERIAL TOTALS (ENTIRE BUILDING) ABRV. MATERIAL TYPE COLOR OVERALL % OVERALL SF CS-1 V FIBER CEMENT LAP SIDING BLUE 16.70 % 12,251 AB SF CS-2 FIBER CEMENT —BOARD AND BATTEN WHITE 25.10% 18,433,94 SF CS-3 NOT USED -- -- CS-4 WOOD LOOK FIBER CEMENT SIDING WINCHESTER BROWN 24.85 % 18,234.53 SF MSV-1 MANUFACTURED STONE VENEER HACKETT FOND DU LAC 33.35 % 24,502,87 SF * Proposed overall stone material to 33.35% from 36.2% MIT mail Mr. ME li 15 on LYNGBLOMSTEN AT LINO LAKES MAIN BUILDING - STONE PERCENTAGE ::"Ilil'�: .. ..,�„ :: ,.NMI, r-11 * Areas highlighted in red represent stone reduction. No changes this elevation. .. W� J; , Sul �IIIIIL..: • ■■ •®. ■■ ■■ ••, I :: a :: :: i :: :::: ,'�4� f f'I rwo LYNGBLOMSTEN AT LINO LAKES MAIN BUILDING - STONE PERCENTAGE C C < MN ®® _ ® 0 ID IT EB it - Yn Y Q �_ ©C I A5.102 n LYNGBLOMSTEN AT LINO LAKES MAIN BUILDING - STONE PERCENTAGE °< < k .. ®®®_ In MN g _ D ® ® . 000 A —"til El t-�' A5.103 Lt LYNGBLOMSTEN AT LINO LAKES MAIN BUILDING — STONE PERCENTAGE MN -- ---- 7P A n A5.104 THANK YOU LYNGBLOMSTEN AT LINO LAKES City Council Work Session September 06, 2022 Lt Wol LYNGBLOMSTEN AT LINO LAKES City Council Work Session September 06, 2022 • COTTAGE HOMES Siding Material change proposal to Vinyl on sides and rear. Front fagade to remain L8martsid6as originally approved. Decorative front porch railing to remain as originally approved. MAIN BUILDING Wood Look Plank sidingF(beror) proposal to change to Wood Look TWdone lap siding. Reduce overall stone percentage from 36.2% to 33%. (note 33% minimum per 1007.042 (2)). Wol �.. fA C1�11,�1, ftoaJ � tilmwi LYN GBLO MSTEN AT LINO LAKES SITE PLAN Wol 1.A` ^' •why _ .��- , a �' -'4 �' 'Al y ,kt,,���� fir' �r� V �' '�. � .+Y � �•` =.�:- ,�, tom.._ -� '�. ♦ -rl ..y. ,,.^ yx-. _ - .Z'T .x •. - Y _� Ij w Wol Residence Material Scheme A White Windows/Doors Mission Brown r 0 Accent Siding — Cobble Stone LP Smartside h Primary Siding i Evening Blue Trim LP Smartside Arctic White Ghardonnay Tuscan Lcdgcstone LP Smartside Originally Approved Exterior Materials LYN GBLO MSTEN AT LINO LAKES COTTAGE HOMES- 1\4ATERIAL BOARD EWSS, GS.5 CS-15 Ci LEVEL 1 _ 10d _ PVC CS-7 RAILING RESIDENCE FRONT ELEVATION 1/8" = 1'n%^ 0 6. 12' EWSS, CS-6 4' EWSS TRIM DECORATIVE LOUVER ASPHALT SHINGLE ROOFING EXTERIOR WALL SCONCE, SEE ELEC FOR HT & TYPE ❑❑❑❑ —MANUFACTURED STONE ❑❑❑❑❑❑ WALL CAP GARAGE MANUFACTURED v'S_7 DOOR STONE VENEER, MSV_3 *Front Elevation = No Change (LP SmartSide) Wol ASPHALT SHINGLE ROOFING STONEPVC MSV.1R Vinyl Board & Batten RAILING E6 RESIDENCE BEDROOM ELEVATION e ,2 ASHPLT SHINGLE ROOFING PVC MANUFACTURED RAILING STONE Vinyl Board &Batten VENEER MSV_3 � ESIDENCE - GARAGE ELEVATION ro a 8' 12' LYNGBLO MSTEN AT LINO LAKES COTTAGE HOMES- MAT BOARD 4" Vinyl Lap Siding DEL 1 1oo-p STONE Vinyl Board & Batten VENEER MSV-3 RESIDENCE - BACK ELEVATION yl Trim T SHINGLES rotech hard wrap at ws and 1 /8" = T-0" g 2' *Sides and Back: Chage LP Smartside to Vinyl. (Original color and profile/type) ff I Wo 0 Feu m lmk� (OITA = I I z ; rol MOCK-UP WALL * Proposed Fiberon to 6" WoodTone Fiber Cement Lap Siding LYN GBLO MSTEN AT LINO LAKES MAIN BUILDING EXTERIOR VIE Arctic White - Board and Barren Hardie Siding lmftr 1! i Fib—Sid-g - Originally Approved Exterior Materials Wol - Wol MAIN BUILDING LYN GBLO MSTEN AT LINO LAKES STONE PERCENTAGE MATERIAL TOTALS (ENTIRE BUILDING) ABRV. MATERIAL TYPE COLON OVERALL % OVERALL BF -1 6" FIBER CEMENT LAP SIDING BLUE 18,70 % 1 , 51.18 BF (:�;-2 HULK CLMLN I-I30ARD AND UAT I LN VVHI I L 25.1u 11/0 1U,4:Kk94 l- -3 NOT USED -- -- -4 WOOD LOON FIBER CEMENT SIDING WINCHE TER BROWN 24.85% 18, 4.53 SF MSV-1 MANUFACTURED STONE VENEER HACKETT FOND DU LAD 33.35% 24,502.87 BF * Proposed overall stone material to 33.35% from 36.2% 0 r !lif II j'iliil I�I �I II hliiii0• I•$° iliil iilii I�'lllil �� �'ll ■■ ■® r© ■® .a on ��■ IIII �� II muumnl ■■ ■■ ■■ �puuulllllllll �� 'lll �� Ilf1�1=III ■■ ■■ ■■�IIIII�II�lu �� = rl. o� o la-, n �=IIIIJIIIIII �' JJ''IIIII111'' IIII IIIIII IIIIII III IIIIIII III'', IIIIIII • — IIIII IIIIII "- :: •• f', IIIIII ICIII', :: :: .I IIII, IIIIIII - ■■ ■■ ■■ IIIII�II�III IILI•I•III Illll�i F6 NDerrexoexr��_ LYN GBLO MSTEN AT LINO LAKES MAIN BUILDING- STONE PERCENTAGE Lyngblomsten Lino Lakes Campus smgwD x"ntoe li l-1 EXTERIOR ELEVATIONS .-ter 7--xG xDFix a A5.101 * Areas highlighted in red represent stone reduction. No changes this elevation. Wol �nm,I II I I flillllllllffi i —:i ::: ■� ::; • ■�a ni■i °°�°iiilu lull .. .. �MOIR- iHOM i��i���iTH 11110 i isiln,III IIIII uiii Ell ul IIIII III .m II-iII1-11 I�Iim:i:i n- ■© ■© rto ■m s.s ■m ■m 11 ■© ■� 111 11 ■m ll 1 I 1 11 I I 1 1 1 I� iihi hih IIIII ma Hmm Wol MN IL LYNGBLOMSTEN AT LINO tAKES MAIN BUILDING- STONEPERCFNTAGE Lyngbiomsten Lino Lakes Campus V Vt✓ �1P•111 �� UI fiilfiiiii i 11111� � Ila HIM .m Lim IIII ��I lilll Ilfli li� !! :: :: :: I ��, ::III �� = I IIII III i V���� i l■ ■■ - iI i i n � n i i i IiI ■■ ■■ ■■ �■ - i■■� ■;n I , �� IIII I i Ilia i u ® 1 ■■ ■■ ■■ ■■ ■. _ ■■ — ■. ■■ ■■ IIII mini uoo III — WOE ■■ ■■ - E■ i■ ■■ ■s .■ .. ELM m m m IBF� BG BH ii:i I� m� ':iY 4ill' _ jIOIiIIIIIf rc�� .. W I II II II II II Is i illlli l I a �Ws� IIIIl� . IIII��L�oII A o mom . rllll IIII .■ ��- pi..iill o I�III�II IN 11 IIIIIII� a Wol MN A BC BC.4 BC.6 BC.9 �° X ------r-- -----�-- eo 61c, ee ee LYN GBLO MSTEN AT LINO LAKES MAIN BUILDING- STONE PERCENTAGE al as ° BB n - ----- --- - ° r,9ooF o O,s — neaaoat Lyngblomsten Lino Lakes Campus I� EXTERIOR ELEVATIONS A5.104 y� '.5A5AAtjjjj`111ss' y Wol THANK YOU LYN GBLO MSTEN AT LINO LAKES City Council Work Session September 06, 2022 WS — Item 3 WORK SESSION STAFF REPORT Work Session Item No. 3 Date: September 6, 2022 To: City Council From: Michael Grochala, Community Development Director Re: Lake Drive/Main Street Redevelopment — Anderson Companies Background The 5 acre Carpenter property and abutting 4.5 acre Bigco property have been on the market since early 2021. Over the past year and half staff has been working with the property owners and potential developers regarding development options on the 9.5 acres. The site includes an auto salvage yard that has been in existence for over 40 years, vehicle sales lot, nonconforming exterior storage uses and a contractor shop. It is likely some environmental cleanup will be necessary to facilitate redevelopment of the site. The property is currently zoned GB, General Business District and LI, Light Industrial District. The City's 2040 Comprehensive Plan guides the properties as a Signature Gateway District. The Signature Gateway District is reserved for high visibility, high traffic corridors serving as an entrance to the Community. The district allows for commercial uses and high density residential uses at a density of 8.0 to 10.0 units per acre. Up to 15 units per acre may be allowed if the project meets the City's housing goals. The district allows for development of multiple complementary uses on a single site including a combination of higher density residential, commercial services, and employment opportunities. Anderson Companies began working on a redevelopment project in October of 2021. In November of 2021 a joint meeting was held with the development team, City Council and advisory boards to discuss possible development options. At that time Anderson Companies was proposing a project with upwards of 300 residential units on the site. Comments made at the meeting generally centered on the following themes: • Reduce the density and scale of buildings adjacent to existing residential. Density should be consistent with Comprehensive Plan. • There should be a commercial element • Plan should be incorporate abutting properties • Transportation issues will need to be addressed In response to comments received at the meeting Anderson has been working to adjust the development footprint and density. They have reached out to abutting property owners and discussed possible land assembly into the project. The updated project proposes a senior community with townhomes abutting the existing single family lots to the north and west, a main senior apartment building fronting Lake Drive, along with a future assisted living building to the west. Residential density is generally consistent with the comprehensive plan. The concept does not currently provide for a commercial component. However, Anderson has identified approximately 1 acre along the south side of the property for future retail. At this time Anderson does not have a commercial user, but is open to providing land for possible assembly in the future. Anderson Companies has provided a narrative of their site investigation to date and are requesting City Council input on the updated concept and key discussion points including: • Future commercial uses • access • financial assistance The Economic Development Advisory Committee (EDAC) discussed the site and possible financial assistance at its August 4, 2022 meeting. The EDAC was pleased with the reduction in density and generally supportive of the proposal noting that they still need to see more refinement in the development plan and details of project cost. The main City goals associated with the project, discussed with the EDAC included: 1. Increase in taxable market value 2. Clean up of nonconforming uses and environmental remediation 3. Assembly of multiple parcels into a cohesive design 4. Enhanced pedestrian and streetscape amenities along the County Roads. The Planning & Zoning Board discussed the site at its August 10, 2022 meeting. They were generally supportive of the direction Anderson was headed and supported continuing discussions. Representatives from Anderson Companies will be present at the meeting to discuss the project and potential for financial assistance. Requested Council Direction Staff is requesting comments on the concept and key discussion points. Attachments 1. General Location Map 2. 2040 Land Use Map 3. Project Narrative 4. Sketch Plan Lake Drive and Main Street 07101,2021 1 Coyote o Lefea comma ryee.ewpment 600 Twon Center Parlavay C I T Y O F Lira Labs, Mirrremta 55014 Pome (651) 982 2400 Feet L,N KES o zoo aoo soo ftetz we My whrded ma.,,. swrem': w.e r.resxavn4u rwaiwm o:k,r 2040 Land Use Map 1 in=376ft Parcels High Density Residential Industrial Land Use - 2040 Planned Residential / Commercial Civic and Institutional Permanent Rural Office Residential Parks and Open Space Urban Reserve Signature Gateway District Private Airfield N Low Density Residential Commercial E Low Density Mixed Residential _ Town Center July 2, 2021 C I T O F �N KE Medium Density Residential Business Campus Map Powered By Data Link wsb Your Construction and Development Partner www.andersoncompanies.us ANDERSON COMPANIES August 5, 2022 Planning and Zoning Board City of Lino Lakes 600 Town Center Parkway Lino Lakes, MN 55014 RE: NW corner of Lake Dr and Main St Redevelopment Board Members: Anderson Companies is excited to discuss a potential redevelopment opportunity at Lake Dr and Main St. Although we are still at the concept phase, much time and effort has gone into the planning and vision for the property. Building off feedback from previous discussions, we created a rough concept plan showing a project that we believe is executable in today's market that balances the current market demand with the future uses desired by the city. Below is a summary of our project to support, and bring clarity to, the concept plan. PROPERTY OVERVIEW Anderson Companies currently has two properties under contract totaling 9.1 acres. This excludes the commercial property along Main St, and the two residential homes along Lake Dr. Anderson has talked with the residential property owners and hopes to include their properties in the overall development which is why the concept plan currently shows future development in that area. An alternative plan would be created with less town homes if agreements on both cannot be secured. CONCEPT PLAN USES We listened to the feedback from the previous plan that density would be a concern. We took a pointed approach to adjust density so that there was a natural progression of uses to shield larger buildings from single family homes and align with existing density restrictions. The 12 townhomes (24 total units) to the north would be rental units and create a nice combination of green space and single -story transition to the larger buildings further south. The senior living buildings will be aligned to the main access point off Lake Dr. A three story, 70-unit, independent living would be along Lake Dr. Underground parking will be available for residents and staff. On the west side of the site, a two-story 34 unit assisted living building runs north to south. A single -story commons/amenity building will bridge together the independent and assisted living buildings. Additional greenspace would surround the senior components. An existing commercial building occupies the south parcel. our development plan contemplates a portion of the redeveloped parcel be reserved for future commercial development. Our reserved property could be combined with the existing commercial property to create an approximate 1.5-acre redeveloped property when future demand for commercial exists. PROJECT DISCUSSION POINTS Commercial Uses: Overall uses on the master plan contains a limited amount of commercial which aligns with our experienced market demand. At this point, we have no commercial user to include in an initial phase of the project. Instead of delaying the remainder of the project indefinitely to secure a commercial user, we are interested in moving forward with the housing portion now while reserving space for commercial use as shown on the concept plan. Access: Traffic and access are an area of concern for the overall property. Currently, stripped lines indicate right in, right out access only at all existing curb cuts. We would consolidate the Lake Dr access points to line up with the commercial access on the east side of Lake Dr. Right in Right out would be maintained at the southern boundary. Ideally, we would create an access drive lining up with the city easement area along the western boundary. That access could be shared with the commercial restaurant in lieu of the existing curb cut. Concerns about County involvement and interest in revising access will need to be investigated. Financials: Based on multiple economic and market factors, this project is only viable with public financial support. Specifically, redevelopment tax increment financing and environmental cleanup grants would need to be applied for and approved. SUMMARY The master plan provides a high-level view of what Anderson Companies vision is for the properties. We acknowledge there are many details yet to be outlined. For example, more surface parking will be needed for the senior living project; additional amenities will be incorporated into the green spaces (i.e., trails, pickle ball courts, patio seating areas, etc); greater detail into the internal access connectivity, among other things. Our interest today is to determine if there is support for the density of shown uses and the need for funding assistance. If our visions are aligned, we will further our site investigation and refine our design so our next conversations can be detail driven. Sincerel Tim Marco Director of Development Anderson Companies COMMUNITY AMENITIES PICKLE BALL COURTS, BOCCE, PATHWAYS) TWIN HOMES - 30 UNITS -STORY, 2,100 sf FOOTP1INT/EA.) RAINWATER RETENTION COMMONS (2-STORY, 9,000 sf FOOTPRINT) V) V) w w >U JU w Q LANSCAPE BUFFER ASSISTED LIVING w/ PARKING BELOW (2-STORY, 34+/- UNITS 24,000 sf FOOTPRINT) I FUTURE RETAIL I% (0.9 ACRE PARCEL) EXISTING RESTAURANT & SURFACE PARKING LOT A MAIN STREET pope Lino Lakes Carpenter Site Site Analysis 4�S I G N LINO LAKES, MN 1 08.30.2022 1 M#21-273 GROUP .J L � � Ii�i N1V15' � „san+�e�•rnks 1 /?INDEPENDENT LIVING STORY, 70+/- UNITS �= 23,500 sf FOOTPRINT) 0 800sf average unit, 80% building eff. y+ 4 LLARGEREEN vQ SPACE N , . 0 SD 100 200 O cass i aANDERSON MCOMPAMES AN AUGUSTANA/ELIM AFFILIATION Your Construction and Development Partner City Council Work Session Anderson Companies — Lake/Main Concept Discussion City of Lino Lakes September 6, 2022 ,r CITY �OF IN'LAKES • Approx. 10 A • 5 Property O Proposed La Signature Gateway (Commercial/Residential) T Y `:,II Nwu` P O F J KE City of Lino Cafes Community Development �IL�� d600 Twon Genter Parkway C: I T YO F Lino Lakes, Mhnesota 55014 „A'ES Feet LI V Phone (651) 962-2400 0 20D 400 6DD Mapsxe furrfArafrat-purposes oMy Recentcf—ges m aynotbe-Aided. Land Use andZ—ng Inform a6 ahoufdbe—rfred hfh Grfy Staff. Goordnate System: NAD 1983 HARNA4 MN Anoka US Feet COMMUNITY AMENITIES PICKLE BALL COURTS, BOCCE, PATHWAYS) TWIN HOMES - 30 UNITS 1-STORY, 2,100 sf FOOTP INT/EA.) RAINWATER RETENTION COMMONS 2-STORY, 9,000 sf FOOTPRINT) LU SICLU 0 LANSCAPE BUFFER ------ I m ASSISTED LIVING w/ PARKING BELOW (2-STORY, 34+/- UNITS 24,000 sf FOOTPRINT) r FUTURE RETAIL r� (0.9 ACRE PARCEL) EXISTING RESTAURANT & SURFACE PARKING LOT I MAIN STREET pope Lino Lakes Carpenter Site Site Analysis S I G N LINO LAKES, MN 1 08.30.2022 1 M#21-273 GROUP 1t16,Ei—M,yMOW-i)r)J,, 0 so 100 200 vQ' INDEPENDENT LIVING (3-STORY, 70+/ UNITS 3,500 sf FOOTPRINT) 800sf average unit, 0% eff. building I LARGE GREEN SPACE ANDERSON C I T Y �� cassia ECOMPANIES LLIN KE AN AUGUSTANA/ELIM AFFILIATION Your Construction and D—IoDment Partner THANK YOU T Y Nwu` P O F J KKTS WS — Item 4 WORK SESSION STAFF REPORT Work Session Item No. 4 Date: September 6, 2022 To: City Council From: Katie Larsen, City Planner Re: Villas on Vicky PUD Concept Plan Review Background At the August 1, 2022 Work Session, staff presented the Villas on Vicky PUD Concept Plan staff report (Attachment #1). At the meeting, the developer also brought in another PUD Concept Plan (Attachment #2). At the Work Session, the Council asked for the addresses of other sites the developer has completed so Council members could visit the sites on their own and then come back to another work session to discuss. Those addresses were provided to the Council via email on August 1, 2022. Requested Council Direction Council is asked to provide additional comments to the developer regarding the proposed PUD Concept Plan. Staff has no additional comments from the August 1, 2022 meeting. Attachments 1. August 1, 2022 Work Session Staff Report 2. Additional PUD Concept Plan submitted by Developer at August 1, 2022 Work Session WS — Item 4 WORK SESSION STAFF REPORT Work Session Item No. 4 Date: August 1, 2022 To: City Council From: Katie Larsen, City Planner Re: Villas on Vicky PUD Concept Plan Review BACKGROUND The applicant, Ranger Development, submitted a land use application for PUD Concept Plan review. The proposed residential development is located on a 5-acre parcel west of CSAH 23 (Lake Drive) and south of Vicky Lane. The concept plan proposes 23 single family detached townhome villas. The applicant is proposing varying lots sizes, setbacks, and building design standards that would require PUD flexibility. Future land use applications may include: • Rezone property from R-1, Single Family Residential to PUD, Planned Unit Development • PUD Development Stage Plan/Preliminary Plat • PUD Final Plan/Final Plat This staff report is based on the following submittals: • Applicant Narrative -Villas on Vicky • House Elevations and Floor Plans • Aerial Resource Map prepared by EG Rud & Sons, Inc. dated May 26, 2022 • Concept Plan prepared by EG Rud & Sons, Inc. dated May 26, 2022 ANALYSIS Existing Conditions The 4.91-acre parcel's existing land use is vacant rural residential. Land cover is long grasses with sparse tree cover on upland soils. There are no wetlands or floodplain on site. Surrounding Zoning and Land Use Surrounding land uses include single family homes and commercial (All Season Rental) east of CSASH 23(Lake Drive). Direction Zoning Existing Land Use 2040 Future Land Use North R-1, Single Family Single Family LDR, Low Density Residential Residential Sewered Residential R-1, Single Family Rural Residential & LDR, Low Density South Residential Vacant Rural Sewered Residential Residential East GB General Commercial & Vacant Commercial Business Commercial West R-1, Single Family Rural Residential LDR, Low Density Residential Sewered Residential Proposal Per the applicant's narrative, the intent is to develop 23 housing units that are one and two level with private streets and HOA. Please see the attached applicant's narrative for a detailed description of the project. Staff Comment: The narrative and concept plan incorrectly reference the 2030 Comprehensive Plan. Comprehensive Plan and Housing Density Per the 2040 Comprehensive Plan, the parcel is guided Medium Density Residential which requires 4.0 to 6.0 units per net acre. Gross Area (acres) 4.91 Wetlands & Water Bodies 0.00 Public Parks & Open Space 0.00 Arterial ROW 0.42 Other(Utility Transmission Easement 0.00 Other Wetland Buffer Area 0.00 7!oNet Area acres 4.49 # of Units 23 Gross Density (units/acre) 4.68 2 0 Net Density (units/acre) 5.12 The proposed 5.12 units per net acres is within the medium density range. Staff Comment: 1. Only the dedicated right-of-way required along CSAH 23 (Lake Drive) can be subtracted as Arterial ROW, not Vicky Lane or the private road. Planning District #2 The parcel is located in Planning District #2. There are no specific land use requirements for this parcel other than medium density residential. Transportation needs include implementation of the Anoka County Highway access management plan for CSAH 23 (Lake Drive) which includes the realignment of Vicky Lane with Kelly Lane to eliminate the existing offset intersection. Zoning and Land Use Current Zoning R-1, Single Family Residential Current Land Use Vacant Rural Residential Future Land Use per 2040 Comp Plan Medium Density Residential 4.0-6.0 u a Utility Staging Area Stage IA (2018-2025) Rezoning The property is currently zoned R-1, Single Family Residential. The property would need to be rezoned to PUD, Planned Unit Development in order to allow for a variety of lot sizes, lot widths and housing products as proposed in the concept plan. Zoning Requirements and Standards Baseline/Conventional Zoning District Requirements As with any PUD, the City starts with the conventional zoning district as the baseline. Property that is guided medium density residential may be zoned R-2, Two Family Residential or R-3, Medium Density Residential. The following chart provides a comparison of the baseline/conventional zoning district requirements vs. the proposed development. R-2 R-2 R-3 Proposed Single Family Two Family Townhomes Villas on Vicky Requirements Requirements mi Min. Lot Size 7,500sf 7,500sf 24,OOOsf 5,358sf to base lot 11,066sf Min. Lot Width 60ft 50ft 100ft base lot 40ft to 53ft 125ft 125ft Min. Lot Depth 135 ft (double 135 ft (double NA 114ft to 120ft frontage) frontage) Building Setback (feet) -From Local 25ft 25ft 30ft 25ft to 33ft from Streets curb -From Collector 40ft 40ft 40ft 40ft or Arterial Streets -Rear --Principal 25ft 25ft 30ft 25-30ft -Accessory 5ft 5ft 5ft 5ft -Side --Principal 1 Oft loft loft 6.5ft --Accessory 5ft 5ft 5ft None Side or Rear Buffer Adjacent to 15ft 15ft 20ft Shall be provided Collector Impervious 50% 50% 50% TBD Surface Staff Comments: 1. As proposed, the PUD concept plan is most comparable to the R-2 Single Family requirements. PUD flexibility would be required for lot sizes, lot widths, lot depth, side setbacks and housing products. 2. An additional 1Oft of street right-of-way is required along CSAH 23 (Lake Drive). 2 3. Lot 1, Block 1 will not meet the 40ft setback requirement after additional street right-of-way along CSAH 23 (Lake Drive) is dedicated. 4. Landscape buffer and screening are required along all perimeters of the lot. 5. The impervious surface of the entire development cannot exceed 50%. PUD, Planned Unit Development Requirements Property that is guided medium density residential may be also be zoned PUD, Planned Unit Development. The following chart provides a comparison of the PUD requirements vs. the proposed development. EIPUD Proposed Requirements Villas on Vicky Private 26ft wide 26ft wide Roadways Open Space 50% 0% Setbacks, Front & Side = Varies 25ft-3011 Periphery Baseline Zoning Setback, Front 25ft back of curb 25ft back of curb Building loft 1311 Separation Staff Comment: 1. The applicant would need to provide a public benefit in order to be considered for PUD zoning. Examples could be open space, higher architectural & building standards etc. 2. No open space is provided. Building Design Standards Per the applicant's narrative, all homes will be slab on grade with an optional second floor level. All homes come with a dedicated storm room. Homes can range from 1,400sf and up. Garage sizes are 20'2" x 217' measured inside wall to wall. Varying building elevations and color are provided. All homes include a 12' x 12' patio. The applicant's narrative includes renderings of the proposed housing products. Staff Comments: 1. More detailed information will be required to fully analyze each housing product. 2. The building design standards of the R-2 zoning district shall be used as the starting baseline for each housing product in regards to floor area, utility area, garages etc. 3. The houses do not appear to meet the minimum R-2 floor area requirements of 1,01 Osf less garage area plus additional 100sf for units without basements. 4. The garages do not appear to meet the minimum R-2 requirements in regards to garage forward of house and length of garage wall. 5. The garages do not appear to meet the proposed 22' x 24' garage size zoning requirements. 6. The applicant also submitted a house plan with a single car garage which staff does not support. 7. Side yard patio doors exiting into a reduced 6.5ft side setback would not be allowed because there is no room for a sidewalk, patio or deck. Subdivision Ordinance Blocks and Lots The concept plan indicates 23 single family lots of varying sizes. Lots 1-4, Block 2 are double frontage lots and require additional depth. Outlot A is the private drive and Outlot B is for stormwater management. Staff Comments: 1. An additional 10ft of street right-of-way shall be dedicated along CSAH 23 (Lake Drive) near Lot 1. Streets and Alleys Vicky Lane is being realigned with Kelly Lane to eliminate the existing offset intersection and provide more traffic safety along CSAH 23 (Lake Drive). The proposed private drive is 26ft wide back to back. Staff Comments: 1. Vicky Lane is a public street and shall be 30ft wide back to back. 2. No on -street parking shall be allowed on the private drive. 3. On -street parking on the realigned section of Vicky Lane shall be evaluated by the City. 4. The private drive shall be owned and fully maintained by an HOA. 5. No additional parking spaces are provided on site. 6. A traffic study shall be required. 7. Southbound turn lanes from CSAH 23 (Lake Drive) onto Vicky Lane shall be evaluated. 8. Northbound turn lanes from CSAH 23 (Lake Drive) onto Vicky Lane shall be evaluated in the future in conjunction with reconstruction of CSAH 23. Easements C� Staff Comments: • Standard drainage and utility easements at least 10 feet wide shall be provided along all lot lines. • Drainage and utility easements shall also be dedicated over stormwater management facilities. Stormwater Management and Erosion and Sediment Control The concept plan shows stormwater management in Outlot B and along CSAH 23 (Lake Drive) in the right-of-way. Staff Comments: 1. The applicant shall comply with Anoka County, RCWD and City stormwater management requirements. 2. Staff has concerns regarding the smaller lots and reduced setbacks in regards to site and yard drainage. Utilities Public water, sanitary and storm sewer utilities will be installed within the development. Municipal water and sanitary sewer utilities to serve the development exist along Lake Drive and Vicky Lane. The site is located in Utility Staging Area IA (2018-2025) and in Sanitary Sewer District 2 (Sub -district 213). Flow is collected southward to MCES Meter M211 and Gravity Interceptor 8361 along North Road which passes southwest through Circle Pines. Parks, Greenways and Trail Plan Per the City's 2040 Parks, Greenways and Trails Plan, this development is within the Highland Meadow Park service area. Future public trails are proposed along both the west and east side of CSAH 23 (Lake Drive). Staff Comment: 1. A minimum 20 ft wide trail corridor along CSAH 23 (Lake Drive) shall be provided and graded. The potential ponding area shown on the concept plan can not interfere with the future trail corridor. 2. The City will require cash in lieu of land dedication. Tree Preservation and Landscaping A Tree Preservation Plan and Landscape Plan in compliance with Section 1007.043(17), Required Screening, Landscaping and Buffer Yards shall be submitted. Landscape buffer and screening is required around the perimeter of the site. Additional landscaping may be required as a condition of the PUD. 7 Environmental Review Record An Environmental Assessment Worksheet (EAW) is not required. The proposed 23 single family detached units are less than the 250 unattached unit threshold. Wetlands There are no wetlands on site. Floodplain There is no floodplain on site. Shoreland District The site is not located within the Shoreland Management Overlay District. Additional City and Government Agency Review Comments Anoka County Anoka County Highway Department provided the following comments via email: 1. Extend the southbound CSAH 23 right turn lane to the new location of Vicky Lane. 2. An additional 10 feet of right way along CSAH 23 as well along with right of access outside of Vicky Lane. Lino Lakes Public Safety The Police Division recommends dedicated northbound and southbound turn lanes from Lake Drive onto Vicky Lane. The Fire Division recommends no parking on the private street. Vicky Lane would need to be wider to allow parking. Hydrant locations will also need to be reviewed. City Engineer The City Engineer provided comments in the attached letter dated July 6, 2022. Environmental Board The Environmental Board reviewed the PUD Concept Plan on June 29, 2022. General comments included the need for landscape buffer and screening, opening space, trail and a more diverse mix of native plants. Planning & Zoning Board N. The Planning & Zoning Board reviewed the PUD Concept Plan on July 13, 2022. Board comments include: • General support for the single level villas housing product • Needs public benefit for PUD zoning o Open space o Higher architectural quality • Concern regarding number of lots • Use R-2 zoning as baseline zoning • Potential parking issues due to lack of on -street parking Revised PUD Concept Plan After the Planning & Zoning Board meeting, the applicant submitted a revised PUD Concept Plan reducing the number of units from 23 to 21. The perimeter lots are 50ft wide and privacy fence was included in some locations. PUD Development Stage Plan/Preliminary Plat The City's review and comments on the concept plan's relation to the Comprehensive Plan and development regulations does not grant any rights to the applicant to develop the property as depicted by the concept plan. A land use application for PUD Development Stage Plan/Preliminary Plat shall be required. The developer should have a neighborhood meeting prior to submittal of a PUD Development Stage Plan/Preliminary Plat. RECOMMENDATION Staff has overall concerns regarding the number of single family detached housing products, smaller lots, side yard setbacks and drainage etc. A more compatible housing product for this site could be the R-2 two family or R-3 townhome product. Examples of medium density residential development immediately in the area are the two- and three - unit products in Highland Meadows East 2nd Addition on Nancy Court or the four -unit products in Highland Meadows West on Marilyn Drive and Oak Lane. Staff is requesting feedback from the City Council. ATTACHMENTS 1. Site Location and Aerial Map 2. 2040 Land Use Map 3. Applicant Narrative 4. House Elevations and Floor Plans 5. Aerial Resource Map 6. PUD Concept Plan dated May 26, 2022 7. Revised PUD Concept Plan dated July 15, 2022 9 8. City Engineer Memo dated July 6, 2022 9. Environmental Coordinator Memo dated July 5, 2022 10 N Site Location & Aerial Map 0 250 500 1,000 E C I T Y -�O F Feet IN KE Villas on Vicky S. a o Q 60�:111;.T Nghland Ln Highland Trh r I Arlo Ln C Ln N Legend Future Land Use 2040 (Stantec) Future Land Use 2030(Stantec) Mixed Residential - Town Center Business Campus Office Residential Signature Gateway District Planned Commercial / Residential Permanent Rural Urban Reserve Low Density Sewered Residential Medium Density Residential ' High Density Residential Commercial Mixed Use Industrial - Civic/Institutional Park and Open Space Private Airfield Right -of -Way Open Water _ N 2040 Land Use Map W E 0 250 500 1,000 C I T Y -�O F Feet IN KE Villas on Vicky .S. '17fflla-s o'n 171crevi. Developer Ranger Development Jon Blattman 4247 1 17th Ave. NE Blaine MN 55449 763.242.8087 hedberghomes@hedberghomes.com Planning/ Survey EG Rudd & Sons James E. Napier 6776 Lake Drive NE, Suite 110 Lino Lakes MN 55014 651.361.8200 Fax 651.361.8701 jnapier@egrud.com Engineering Plow Engineering Adam Ginkel P.E. 6776 Lake Drive, Suite 110 Lino Lakes MN 55014 651.361.8210 Fax 651.361.8701 adam@plowe.com Builder Hedberg Homes Inc. 4247 11 Th Ave. NE Blaine MN 55449 763.242.3706 hedberghome@hedberghome.com RI LAGER DC\/CL❑PMCNT The proposed Villas on Vicky is located on 4.9 acres at the intersection of Lake Drive and Vicky Lane. Ranger Development in conjunction with Hedberg Homes Inc. (builder) has completed similar projects to what Villas on Vicky would be. Our past projects have been in Otsego and four in Blaine in the past seven years. The intent is to develop Villas on Vicky to be twenty-three one and two level, single family residential neighborhood, with private streets and HOA. The propose of this request is to submit, process, and obtain approval for rezoning and a preliminary plat for development. This type of housing product that is proposed is in much demand and over the years we have listen to what clients are looking for within this type of development. The property is currently zoned R-1 single family residential; the City of Lino Lake 2030 comprehensive plan shows future land use to "Mixed Use". Ranger Development is requesting a zoning change to a PUD so we can maximize the land use. The PUD zoning change will allow flexibility and diversity within the proposed to make it economically feasible. As we all know that materials have increased within the last two years and infrastructure materials have escalated also. The proposed development will have a density of 4.68 units per acre. Lot size will range from 5,358 sq.' to 11,066 sq.'. Street width is twenty-six feet in width and will accommodate parking on the street for visitors, so no off-street parking shall be needed. With -in the development construction, Vicky Lane will re -align to match up with Kelly Street on the East side of Lake Drive. We have had a discussion with Anoka County regarding turn lanes. Unofficial comment was that most likely we may need to widen turn lane from Lake Drive onto new Vicky Lane. They did not see any other issues with the concept. Outlots, setbacks and lot sizes are shown on plans provided with the application. 4247 1 17'h Ave. NE Blaine, MN. 55449 763.242.3706 FOUNDATIONS All homes will be slab on grade "no basements", optional second -floor level can be added if requested. STORM ROOMS All homes come with a dedicated storm room, for one to go to during inclement weather conditions. These rooms have additional wall connections into the concrete floor to help prevent up lift and rooms are shown on house plan. FOOTAGE SIZE OF THE HOMES Homes can range from 1400 sq.' and up. Homes are custom designed to the Clients wishes within the designated house footprint and lot size. GARAGE SIZES One of our biggest requests from Clients is for larger garages, in Villas on Vicky we will offer some lots that will accommodate larger garages. We also want to offer a single car option as we have seen more requests from clients that only have one car and it would be about price point for Clients. ELEVATIONS As for the design of homes for the project, we try not to duplicate elevations or colors onto other homes if possible. Our past developments have been designed this way and upon completion of the projects they are visually pleasing. Roofs throughout the project will have designer shingles. In pervious projects that we have completed we did not have restrictions on roof pitch, since we do our designs in house, so we control the overlook elevation look, which is the main focus. This worked well by not having roof pitch restriction and provided more options for different front elevations. PATIOS All homes include a twelve -by -twelve patio with additional footages optional if the Client so desired. DRIVEWAYS Driveways shall be concrete and two feet wider than garage door width. LANDSCAPE Each home includes two trees, plantings in front of home. Landscape rock around the permitter of home. Each home includes irrigation system that is controlled by the HOA. 4247 1 17'h Ave. NE Blaine, MN. 55449 763.242.3706 Listed below are some of options that will be available to Clients are as follows: 1. In -floor gas radiant heating where the gas boiler doubles as tankless water heater (most requested option) which we believe is the most energy efficient on the market. 2. Gas or electric fireplaces 3. Insulated garages 4. Walk-in showers (wheelchair assessable) 5. Vaulted ceilings 6. Wider hallways and interior doors to accommodate wheelchairs. With the rising cost that is accruing with natural gas prices we take energy efficiency very seriously. On a HERS score, the lowers the number, better efficiency, in which Minnesota leads the nation in the HERS index of 50. While a standard new home is awarded a rating of one hundred. A home with a HERS score of 70 is 30% more energy efficient than a standard new home. Our HERS scores run from in the 30s to 45 which is well under MN State average (50) for new homes. Villas on Vicky shall be overseen by a HOA, which will enforce the regulations set forth in the HOA documents. This will control what neighbors can do to the exterior of their homes. Here is a brief list of regulations. l . The HOA shall provide lawn care and snow removal from driveway, sidewalks, and streets with any snowfall of greater than two inches. 2. All planting that has been provide with the sale of home shall be maintained by Homeowners and not the HOA. 3. HOA will monitor and maintain each homes irrigation system. 4. No parking of vehicles in driveways more than forty-eight hours. 5. No garbage cans stored outside. 6. Any changes to landscaping that has been established with the sale of the home must have the approval of the HOA. 7. No fencing of yard, but small dog kennel fencing maybe approved on an individual base and at the discretion of the HOA, which then the homeowner is responsible for maintaining that portion of yard. 4247 1 17'h Ave. NE Blaine, MN. 55449 763.242.3706 SIDE LOAD ENTERANCE _ 7 a SIDE LOAD ENTERANCE NEU NEU mane 4247 1 17'h Ave. NE Blaine, MN. 55449 763.242.3706 E �I;L=LLL=h HOMES INC. EST. 1995 4247 1 17th Ave. NE Blaine MN 55449 Lic. # 1698 email: hedberghomes@hedberghomes.com ig h` .mil 1 DINING LIVING MST BDRM REF WI Mw S--g SHOWER �II Ban VA MST BATH PANTR UNDRI® BACK El MST CL ENT CL o Ell B01e/DN' FLEX RM �tAk :w-nEo BC EIt UTILRY 1 UBATH Boot B. smm room ,vcn oxr:q BEDROOM 1 GARAGE oFRo wRn nrsuu Eo ENTRY AM I I I 1788 SQ FT dJ'L I;L=LMLL=PG HOMES.INC. 4247 1 17th Ave. NE Blaine MN 55449 Lic. # 1698 email hed- i MST BATH r x V-1 i° HED6ER6 HOMES INC. wo c- 1985 4247 1 17th Ave. NE Blaine MN 5544� Lic. # 1698 email: hedberghomes@hedberghomes.com AERIAL RESOURCE MAP --for-- RANGER DEVELOPMENT �of� *icals o n %icky� NORTH GRAPHIC SCALE 50 0 25 50 100 1 INCH = 50 FEET VICINITY MAP PART OF SEC. 08, TWP. 31, RNG. 22 � L 14 k A A A A 1 A y $ao, 7997 y� N90 G ~ �R1 7971 VICISY Lk 7984 1y 1� y � 7961 Z � r ti 1 .-79ry 79GO W 840 703 n A 71F40 702 m 7991 a 7995 4 ip..6` r� 7928 7f�71 �� 7947 FS E L L� o n Ty�� ems/ m 7943 as 7939 c 752❑ 7935 7.87�•1,5'i � d ti� F1:lF F e ❑ ry C v �� N; ra.97 ��`�; l8fi1 L415_L _ 786U ISf7 790 ANOKA COUNTY, MINNESOTA (NO SCALE) PROPERTY DESCRIPTION [Description per Anoka County Quit Claim Deed Document No. 2233356.001] That part of Lot 1, AUDITOR'S SUBDIVISION NO. 100 described as follows: Commencing at the northeast corner of Lot 4, AUDITOR'S SUBDIVISION NO. 100; thence in a northwesterly direction, along the north line of said Lot 4, a distance of 560 feet; thence in a northeasterly direction parallel with the westerly right of way line of State Trunk Highway No. 8, a distance of 424.00 feet; thence in a southeasterly direction, parallel with the north line of said Lot 4, a distance of 560 feet, more or less, to said westerly right of way line of State Trunk Highway No. 8, thence in a southwesterly direction along said westerly right of way line, a distance of 424.00 feet to the point of beginning. Excepting that part lying northerly of a line connecting the southeast corner of Lot 3, Block 2, TWILIGHT ACRES to the southeast corner of Lot 2, Block 2, TWILIGHT ACRES. Also excepting Parcel 41, ANOKA COUNTY RIGHT -OF WAY PLAT NO. 17, all in the Northeast Quarter of Section 8, Township 31, Range 22, Anoka County, Minnesota. CURRENT ZONING IS R-1 - SINGLE FAMILY RESIDENTIAL CITY OF LINO TAKES 2030 COMPREHENSIVE PLAN 2006 EXISTING LAND USE: SINGLE FAMILY RESIDENTIAL FUTURE LAND USE: MIXED USE NOTES Fee ownership is vested in Jeff & Mary Jo Joyer Parcel ID Number: 08-31-22-11-0001 Address of the surveyed premises: 79XX lake Drive, Lino Lakes, MN 55014 Current field work has not been performed by E.G. Rud and Sons, Inc. at this time. Information shown is based on field work from 2017. Geotechnical Soil Borings were staked on 5-23-2022. Bearings shown are on Anoka County Datum. - Surveyed premises shown on this survey map is in Flood Zone X (Areas determined to be outside the 0.2% annual chance floodplain.), according to Flood Insurance Rate Map No. 27003CO355E Community No. 270015C Panel No. 0355 Suffix E by the Federal Emergency Management Agency, effective date December 16, 2015. This survey was prepared without the benefit of title work. Additional easements, restrictions and/or encumbrances may exist other than those shown hereon. Survey subject to revision upon receipt of a current title - Contours shown are from LIDAR Topography. 865 L.F. of Proposed Private Street and 367f L.F. of Proposed Public Street. SOILS LEGEND SOA DENOTES SODERVILLE FINE SAND 0% TO 3% SLOPES Zmr DENOTES ZIMMERMAN FINE SAND 1% TO 6% SLOPES DENOTES SOILS BOUNDARY ® ® LINE PER WEB SOIL SURVEY . I o . LEGEND �.... 4 ........... DENOTES CATCH BASIN < I � I - "Cf DENOTES HYDRANT • DENOTES •LE / T ZONED; R1 SINGLE 0 DENOTES SANITARY SEWER MANHOLE MILY r DENOTES POWER POLE J DENOTESSTORM APRON�� . - DENOTES •RM SEWER MANHOLE ZONED: R1 SINGLE FAMILYDENOTES EXISTING CONTOURS = + tiyfry+j • DENOTES • A. ry� i ; .�X •ham } r< I I ' �0000 DENOTES�DENOTES EXISTING STORM SEWER 411�r4 < `+ _ tas 2 - ' DENOTES STAKED GEO-TECHNICAL BORING LOCATIONS IIL 6 EST.1911 Professional Land Surveyors www.egrud.com 6776 Lake Drive NE, Suite 110 Lino Lakes, MN 55014 Tel. (651) 361-8200 Fax (651) 361-8701 I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota. JAME. NAPIER ' Date:: 05/26/2022 License No. 25343 "'4 S:\RUD\CAD\22PROJ\220338PP\220338PP.DWG 220338PP CONCEPT PLAN --for-- RANGER DEVELOPMENT ,Of '�r Y lC6LS o n 17-Icky� DEVELOPER BUILDER RANGER DEVELOPMENT HEDBERG HOMES INC. 4247 117TH AVE NE 4247 117TH AVE NE BLAINE, MN 55449 BLAINE, MN 55449 ATTN:JON BLATTMAN ATTN:JON BLATTMAN Tel. 763.242.8087 Tel. 763.242.8087 OWNER JEFF & MARY JO JOYER 8174 LAKE DRIVE LINO LAKES MOBIL 612.750.7270 CIVIL ENGINEER PLOWE ENGINEERING, INC. 6776 Lake Drive NE, Suite 110 Lino Lakes, MN 55014 Tel. 651.361.8210 SURVEYOR E.G. RUD & SONS, INC. 6776 Lake Drive NE, Suite 110 Lino Lakes, MN 55014 Tel. 651.361.8200 PROPERTY DESCRIPTION VICINITY MAP PART OF SEC. 08, TWP. 31, RNG. 22 72 S ti 8007 7'J97 7996 �98 7981 719 ti 1= 'n n rL tw n k n W 7984 VICY,Y Lk � � 1� 7961 n '- 79GO 840 703 A 794D IF?87 = �� SITE 7932 7991 m 7995 t• !' 7928 m a 23 4r, 7947 7931 KELL' o 7943 In Ty1� rs,7 ca 7939 c ? 752❑ i 7 r.�i,a 7935 7.9711 5'T $ ED 11D 7 � d h4 .i li .� � ^ b, w m n n r�• t` ra97 v j/��, ] l8s1 L4JS_L _ ""� yr 7860 ISt7 790 f8ss , j a n 7 v ANOKA COUNTY, MINNESOTA (NO SCALE) [Description per Anoka County Quit Claim Deed Document No. 2233356.001] That part of Lot 1, AUDITOR'S SUBDIVISION NO. 100 described as follows: Commencing at the northeast corner of Lot 4, AUDITOR'S SUBDIVISION NO. 100; thence in a northwesterly direction, along the north line of said Lot 4, a distance of 560 feet; thence in a northeasterly direction parallel with the westerly right of way line of State Trunk Highway No. 8, a distance of 424.00 feet; thence in a southeasterly direction, parallel with the north line of said Lot 4, a distance of 560 feet, more or less, to said westerly right of way line of State Trunk Highway No. 8, thence in a southwesterly direction along said westerly right of way line, a distance of 424.00 feet to the point of beginning. Excepting that part lying northerly of a line connecting the southeast corner of Lot 3, Block 2, TWILIGHT ACRES to the southeast corner of Lot 2, Block 2, TWILIGHT ACRES. Also excepting Parcel 41, ANOKA COUNTY RIGHT -OF WAY PLAT NO. 17, all in the Northeast Quarter of Section 8, Township 31, Range 22, Anoka County, Minnesota. ORFA TOTAL SITE AREA: 4.91 ACRES, MORE OR LESS PROPOSED LOTS: 23 SINGLE UNIT TOWNHOMES PROPOSED OUTLOTS: 2 PROPOSED PUBLIC RIGHT OF WAY: 0.42 ACRES DENSITY: 4.68t UNITS/ ACRE OUTLOT A IS FOR STREET PURPOSES. OUTLOT B IS FOR PONDING PURPOSES. ZONED: R1 SINGLE FAMILY r / _ �.... —� , / T / .................. ........... VIC..K......................••' LANE ........ / .............. \ , \ / I F I V I L_ I I - /I• - - - ---- --- / 0• 10........... 9 L. L _ / _ _ Q F ( H / ZONED: I R�SINGLE FAMILY / 30 60 I I \ 0b / 9 \ • I \ --fib I o � f° ----- --- 588 17 44 300.17 s / 56.3 72. 0.5 47.p 676 6i1 off / \ 110 lob 7 5 ss ' 1 ti 30 FOOT SETBACK -- eLDsB- - 34 � sB 34" D 1 • Flo / ............................. �0 o �o �� 15 3 30 , - , O / 3 11 12 1 13 r . 14 ,� °>noTs 8, 350 S.F. 6, 605 S.F. 15, 757 S.F. 5; 358 S.F. 6,173 S.F. 16 34 e�Ok 4j 0 / _ 6,369 S.F. Z8 O I 12 O �° °>� �9� �� ' 12 22 0+ ^� / _ o ti 1 3g • ,•.....'.�Y' •• 908. � � ��a° d� ti %0 22 esa�e co / 40 9 Zp s 25 FOOT SETBAC 22 5,358 S.F. O ti �� O8. 10 10 1 LINE FROM CURB �p / G O� - o / ° 15.2 27.5� 50.5 47.0 12.4 2 .2 ti /...... cc / 1 Q.. d+ . 9 T � 32. g � 18 00 34 , o► 89 ^� °s � / 90 �� ti`' 7,135 S. F:' ° s''O N oVTLQ�w_ 52. 4,8 5,358 S.F. ,^� 30 N o \ ZONED: R1 SINGLE FAMILY � 137.,36 24,164 S.F. 0 19 \ © ' / --- 10.1 4 2 \ // \v 7,452 S. F.�o % ; I �� / °'y IIg•9 127.2 \ _ ------�•2 /� s' /� / / I S ° O -----------------\ - % N..� n h POTENTIAL � / 9 �d, �'. \+ w 6 !.... 0 PONDING /� �FFRO SFTe 3\�� 2y�9 `�,`O• 2 /' // h ,a 9, 694 S.F. N 28.5 d 909.0 AREA c _ M� qc 6, O \ / i I �w o o �1 e i 60 N o \ \ SB#3 / /� 35t y , 2R& \ AO\4�0 \�O 3y2 / OV1L01 B 3,0 / ,y TENT 38 tidy / _ _ c`, . J / 10,206 S.F. 4 r ,p� ° �� �.... 3 � \ 0 q 3 � 3 \ 114S.F. �• 34 ��O 39 g�0 07.1 \ \ i 1.19 6 60 d / M �� 9S? 6, O� tiM 3 `' NOrN \�'�. 3 •08 SB#� /��/ r:.f v \ cqR `\68 3 / O� O/ 8 6 O Q7 A . ; - 1 t Rro/ •2 2 �� 6,392 S.F. 3q Rq O 000 yyh' Q' / 2� \ ry / w10,451 S.F. — / / \� ° 6 392 S.F. ° / e< 1�19 �s r cc' 1 277 ry/ \ �FFR� SFT�6' \ (per ti 1 � � 2 /!' bpi '�C: 2 /\� 4j \�Ac e 9,251 S.F. //o �° e.'o �''' O�c1 _ 2.. o S3 S\ ' •0 Re e ' �/ °s� ISO. 7,512 S.F.co O \, •0 \ O i1V / / . // 6 042 S. F:.Oo S3 \ r ^` o C 83S s°moo T�°s y 5 o S& to O '� m 65.4 1 A as I \1 6, 042 S. F.Oo C� • o s�jN DOT, •0 \ / e SRO 77.70 -100 \ - - S s 909.9 ,y 4 /h eq 1 - - / \ 3O Q e, 40 SB#2 '� cOge k 69 R=95.13 S� • 6,042 S.F. O ,0 3 / O ° 6• 4 ZONING AND SETBACKS CITY OF LINO LAKES 203D..... `� s3�.... ���� �� 3 900 5 co — BLDSB— \SB#1 : V a o 6 042 S. F. O _ CURRENT ZONING IS R-1 - SINGLE FAMILY RESIDENTIAL \ \ - cSsse •O i COMPREHENSIVE PLAN \ _ . \ S30 40 O 90 / 9 PROPOSED ZONING IS PUD - PLANNED UNIT DEVELOPMENT \ G i �o• `9 2 //o10 2006 EXISTING LAND USE: 4 , �. �a� 6,114 S.F. O• J�� / SETBACKS: S / •'' SINGLE FAMILY RESIDENTIAL / 1 3, 40 C.S.A.H NO. 23 (LAKE DRIVE) 40 FEET \ �<,..,..... .. / :• "' o• O _.. ..,�eo co�m� i 'y= '['���c � I � i �z• VICKEY LANE SIDE STREET 25 FEET FUTURE LAND USE: \ \ / ! / sew 11,066 S.F!� / �� PRIVATE STREET 25 FEET FROM BACK OF CURB LOTS MIXED USE /op % / QO 8 THRU 11, BLK 1, HAVE \ �' , S30 �e°34 VARYING FRONT SETBACKS BETWEEN BUILDINGS 13 FEET (6.5 FROM SIDE LOT LINES) ZONED: R1 SINGLE FAMILY FROM RESIDENTIAL 30 FEET (25 FEET FOR LOT 10) / NOTES - Fee ownership is vested in Jeff & Mary Jo Joyer Parcel ID Number: 08-31-22-11-0001 Address of the surveyed premises: 79XX lake Drive, Lino Lakes, MN 55014 Current field work has not been performed by E.G. Rud and Sons, Inc. at this time. Information shown is based on field work from 2017. Geotechnical Soil Borings were staked on 5-23-2022. Bearings shown are on Anoka County Datum. Surveyed premises shown on this survey map is in Flood Zone X (Areas determined to be outside the 0.2% annual chance floodplain.), according to Flood Insurance Rate Map No. 27003CO355E Community No. 270015C Panel No. 0355 Suffix E by the Federal Emergency Management Agency, effective date December 16, 2015. This survey was prepared without the benefit of title work. Additional easements, restrictions and/or encumbrances may exist other than those shown hereon. Survey subject to revision upon receipt of a current title - Contours shown are from LIDAR Topography. - 865 L.F. of Proposed Private Street and 367t L.F. of Proposed Public Street. NORTH EST.1911 Professional Land Surveyors www.egrud.com 6776 Lake Drive NE, Suite 110 Lino Lakes, MN 55014 Tel. (651) 361-8200 Fax (651) 361-8701 DRAWN BY: JEN JOB NO: 220338PP DATE: 04/07/22 CHECK BY: JEN FIELD CREW: TBD 1 04/13/22 REVISE LAYOUT PER DEVELOPER JEN 2 05/26/22 REVISE FOR CITY SUBMITTAL JEN 3 NO. DATE DESCRIPTION BY S:\RUD\CAD\22PROJ\220338PP\220338PP.DWG 220338PP ' F __ 7 a P u r , JhL- A-_ _ - • - 1 4 I - w 27' SETBACAM I' - PRIVACY 20 FENCE � 1 4, _ BLDSB PATIO — BLDSB 34' 34 N� 1 34 i i 34, to ATIO 11 12 13 14 57' i i 60' I 60 60' b 1� `� G 22' � 22' G � G 22' i i 22' G 22' 15 11 10' 10' 1 22' — 13' I— 49 24' — SQ 24' G — I — — 0'@wid 60, ,a 54' @ wide setback 0' @ wid \ s back 2-'SET AC K 2'.6 setbac d■. �Db� ` j 54' @ wid 24, etback \ 9 - 6+0o 4t? B cv / 7+00 so. 54' @ wide \ setback r / . r r / Basin 1 / .I x 8 � 50' @wide ' \ setback PATIO 4 L2 q s� ' @ wide - setback 3 '*' 3 60, (50,0' \ \ 2 25' Developer: R F ri 1 fN R DC\/CI—❑PMCNT 4247 1 17th Ave. NE Blaine MN. 55449 763.242.3706 hedberghomes@hedberghomes.com B 6°, \ 6 13' 2 6 j \ J �F T 1F i J J �) L- r Builder: I-ICDC3CRG Est. 1985 HOMES INC. 4247 1 17th Ave. Blaine MN. 55449 763.242.3706 hedberghomes@hedberghomes.com Lic# 1698 5 60, 40, 60 4 40 Label Title P-1 CONCEPT PLAN P-2 FRONT ELEVATIONS P-3 CONCEPT REVISION UTILITY PLAN 1,3, \ 22' G 22, 3 6°, '09 2 PATIO \ f,USh CONCEPT PLAN SO, U ti r 16 o' PRIVACY FENCE 0 \ \ 0+00 BLD PRIVACY 1 Basin 2 FENCE D� r REVISION TABLE DATE DESCRIPTION 7 14 2022 NEW LAYOUT PAGE 3 7/15/2022 LAYOUT REVISION 0j, /4. 1 0' 17 ' 6° / o nc7- PRIVACY � FENCE LOT WIDTHS Lot total is 21 units /,° Lots 1-17- 50' minimum at front setback 9+00 +oo Lots 1-4 BI 2- 47' SETBACKS 25' front g; 6'6" sides 25-28' rear ;)-SIDE LOAD ENTRANCES Side load homes will not be allowed directly �ryacross from one another. No patios or patio doors would be allowed on sides of homes. - PRIVACY FENCING °+°° Shown on plan indicated in blue HOUSE FOOTAGES r House living footage shall be a minimum of 1200s a .' . 30' 0 30 60 90 1 INCH = 30 FEET Note: Background photo is not a up to date photo, and is not true representative of trees and foliage on the surrounding properties. Site location: CONCEPT Plan DATE: REV12.30.21 SHEET: DATE: Pla4 7/ 15/20A wsb Memorandum To: Katie Larsen, City Planner, City of Lino Lakes From: Kelsey Gelhar, Engineer, WSB Diane Hankee, City Engineer, City of Lino Lakes Date: July 6, 2022 Re: Villas on Vicky Concept Plan WSB Project No. 020731-000 WSB has reviewed the Villas on Vicky Concept Plan for a 23 unit PUD prepared by E.G. Rud & Sons, Inc. and submitted on June 10, 2022. The site is located on the west side of Lake Drive (CSAH 23), south of the existing Vicky Lane. Engineering • Erosion Control & Grading The proposed Villas on Vicky project would require mass site grading for the streets and lots, appurtenant erosion control, and a SWPPP. Engineering staff feels that the lots as proposed are too small to accommodate proper grading and drainage for the proposed homes. The lots are not wide enough for the proposed product type to be constructed and still meet grading standards. Staff is concerned that there will not be enough room on the proposed lots to meet screening and setback requirements and still be able to grade the rear yards to adequately drain. • Stormwater Management The Villas of Vicky property is relatively flat and appears to drain to a low area near Lake Drive (CSAH 23). There is no known floodplain on the site. An 18" and 21" diameter Anoka County storm sewer line is located on the east side of Lake Drive (CSAH 23). City records indicate that there is a storm sewer pipe stubbed across Lake Drive (CSAH 23) in front of this property. Anoka County should review the preliminary drainage design concurrent to the City's preliminary plat reviews. Anoka County must approve any connection to the Anoka County storm sewer. An engineered model would be required. The Villas on Vicky concept plan is in the George Watch Resource Management Unit (RMU) according to the City of Lino Lakes 2018 Local Water Management Plan (WMP). George Watch Lake is included in the Minnesota Pollution Control Agency's (MPCA) impaired waters list and is supported by upwelling groundwater. The WMP noted several issues within the George Watch RMU, including altered hydrology. A strategy for mitigating this issue includes possibly reducing the volume of runoff from the site and investigating if infiltration is feasible on the site. A geotechnical report was not provided, though it appears that soil borings were performed based on the "Aerial Resource Map". Based on the review of the Villas on Vicky Concept Plan the following was concluded: • The areas identified for storm ponding appear infeasible to construct and insufficient to meet city code and standards. Reconfiguring the ponding areas will impact the layout of the lots and streets. • The proposed improvements cannot create adverse impacts to neighboring properties by grading to drain towards those lots. Staff feels that steep slopes will be needed to a create a Ms. Katie Larsen 7/6/2022 Page 2 functional rear yard drainage system. • Ponding areas shall not be within the public right-of-way. • Water Supply The existing property is identified as a Stage 1A Planned Service Area in the 2040 Comprehensive Plan. There is an existing 8-inch diameter ductile iron pipe (DIP) water main along the south side of Vicky Lane and an existing 12-inch diameter DIP water main along the east side of Lake Drive (CSAH 23). It is feasible to extend the water main to service the proposed lots. However, the size of the water main will have to be determined and the water main will most likely need to be looped through the site. All proposed units will be required to connect to the City's water system. • Sanitary Sewer The existing property is identified as a Stage 1A Planned Service Area in the 2040 Comprehensive Plan and is in the 2B sanitary sub -district. There is existing 10-inch diameter polyvinyl chloride (PVC) trunk sanitary sewer along the south side of Vicky Lane and 21-inch diameter PVC trunk sanitary sewer along the east side of Lake Drive (CSAH 23). City records do not indicate the invert elevations of the sanitary sewer manhole closest to the proposed development. Elevations will have to be field verified before design can be completed. The 2040 Comprehensive Plan does not identify any future trunk lines in this area. The development would have to connect to the existing trunk sanitary lines on Vicky Lane or Lake Drive (CSAH 23). It is feasible to extend sanitary sewer through this development. All proposed units will be required to connect to the City's sanitary sewer system. Transportation The Villas on Vicky is located at the southwest corner of the existing Vicky Lane and Lake Drive (CSAH 23) intersection. Vicky Lane is a 2-lane residential street and Lake Drive (CSAH 23) is a county state aid highway. In this area, Lake Drive (CSAH 23) has 2-lanes with a striped center gore and paved shoulders. The concept plan includes realigning the Vicky Lane and Lake Drive (CSAH 23) intersection so that the entrance to Vicky Lane aligns with Kelly Street on the east side of Lake Drive (CSAH 23). This realignment would include curving Vicky Lane so that the proposed portion runs parallel to Lake Drive (CSAH 23) for approximately 200 ft. A private drive is planned to connect to Vicky Lane in two different locations. Anoka County reviewed the development and they will require that the existing right turn lane on southbound Lake Drive (CSAH 23) be extended to the proposed intersection. Anoka County also reviewed the need for a designated left turn lane on northbound Lake Drive (CSAH 23). A left turn lane will not be required at this time as it would have significant geometric and construction impacts on Lake Drive (CSAH 23) and surrounding streets and properties. Based on the review of the Villas on Vicky Concept Plan the following was concluded: • The Concept Plan is generally consistent with the Transportation Section of the City's 2040 Comprehensive Plan. • A Traffic Impact Study (TIS) should be completed to document the traffic operational and safety impacts of the proposed development. • City Standard Details state that residential streets included in a PUD must be at least 30-ft wide from back -of -curb to back -of -curb (B-B). The plans currently show a road width of 28-ft B-B. • Staff does not recommend that the city approve layout of the Vicky Lane and private drive as currently proposed. The southern intersection of the private drive and Vicky Villas on Vicky Concept Plan Engineering Memo Ms. Katie Larsen 7/6/2022 Page 3 Lane is only about 55 ft from the Vicky Lane/Lake Drive (CSAH 23) intersection and is located on a curve. Staff is concerned about visibility for cars turning left onto the private drive from Vicky Lane and is concerned about stacking on Vicky Lane if vehicles have to wait to turn onto Lake Drive (CSAH 23). Staff recommends that more separation be provided between the southern curve of Vicky Lane and the intersection of Vicky Lane and Lake Drive (CSAH 23). Turning movements should be provided to make sure that trucks (WB-67) can make the right turn from Lake Drive (CSAH 23) on to Vicky Lane. The City's Comprehensive Plan identifies a proposed trail segment adjacent to the proposed development along Lake Drive (CSAH 23). The corridor for the future trail should be included as part of the Concept Plan. • Wetlands The site does not include any known wetlands. • Landscaping The landscaping will be reviewed with future submittals. • Floodplain There is no known floodplain on this site. • Drainage and Utility Easements Per City Code, the City requires 10-ft wide drainage and utility (D&U) easements along plat boundaries and along lot lines. Drainage and utility easements along lot lines are allowed to be centered on common rear and side lot lines. The right-of-way for local public roadways shall be 60-ft wide. An additional 10-ft of right-of-way along Lake Drive (CSAH 23) will be required to be dedicated as part of any future plat. Lake Drive (CSAH 23) is designated as an A -Minor Arterial Reliever, which requires 120-ft of right-of-way according to section 302.03 of the city code. Development Agreement A Development Agreement will be required with the final platting process. • Stormwater Maintenance Agreement A Stormwater Maintenance Agreement will be required with the final plat. Public facilities will be covered by the City's Programmatic Maintenance Agreement. • Permits Required 1. NPDES General Construction Permit 2. City of Lino Lakes Zoning Permit for Construction 3. Minnesota Pollution Control Agency Sanitary Sewer Extension Permit 4. Minnesota Department of Health 5. Rice Creek Watershed Permit 6. Anoka County Right -of -Way and Access Permit If you or the applicant has any questions regarding these comments, please contact Kelsey Gelhar at (612) 709-4897 or kgelhar(a)wsbena.com. You may also contact Diane Hankee at (651) 982-2430 or dhankee(cDlinolakesms. Villas on Vicky Concept Plan Engineering Memo CITY O F 11N KES To: Katie Larsen From: Andy Nelson Date: July 5', 2022 Environmental Memo Re: Environmental Board Comments/June 29t", 2022 /Villas on Vicky The Environmental Board, at their June 29t", 2022 meeting, had the following recommendations for Villas on Vicky: There does not seem to be room for required buffer and screen plantings or open space plantings. 2. The project narrative mentions two trees will be planted in each front yard. There should be only one boulevard tree per frontage planted in the right- of-way per property. This is one tree per lot or two trees for corner lots. If there is a second tree planted in the front yards, they should not be located in the right-of-way. 3. A proposed trail appears on this site in the 2040 Comprehensive Plan and should be considered as part of this project. 4. A diverse mix of native plants and plants beneficial to pollinators shall be utilized wherever possible and/or practical. This includes vegetative buffers around stormwater management features and also in required open space and landscape plantings. • Page 1 Developer: R r 4 - �C�/CL❑PMCNT 4247 1 17th Ave. NE Blaine MN. 55449 763.242.3706 hedberghomes@hedberghomes.com Builder: H L b 6 L 6-46 P�f I.Ar HO M C S INC. 4247 1 17th Ave. NE Blaine MN. 55449 763.242.3706 hedberghomes@hedberghomes.com Lic# 1698 Label Title P-1 CONCEPT PLAN P-2 FRONT ELEVATIONS P-3 CONCEPT REVISION UTILITY PLAN P-5 Existing house views P-6 RENDERS CONCEPT PLAN REVISION TABLE DATE DESCRIPTION 7 14 2022 NEW LAYOUT PAGE 3 7/15/2022 LAYOUT REVISION 8/1 /2022 REVISION 21 LOTS LOT WIDTHS Lot total is 21 units Lots 1-17- 50' minimum at front setback Lots 1-4 BI 2- 47' SETBACKS 25' front 6'6" sides 25-28' rear .ASIDE LOAD ENTRANCES h `a' " Side load homes will not be allowed directly across from one another. No patios or patio doors would be allowed on sides of homes. PRIVACY FENCING Shown on plan indicated in blue HOUSE FOOTAGES House living footage shall be a minimum of 1200s q .' 1 INCH = 30 FEET Note: Background photo is not a up to date photo, and is not true representative of trees and foliage on the surrounding properties. Site location: CONCEPT REVI� SHEET: R3m6 Plan DATE: 12.30.21 DATE: 8/ 1 /2022 House 1 �� jjrg "k`.• - ' -� .`salt'''• :�.. J C `t DPVPIC House 5 3 OWN IMMI.... I House 4 n W r 1 Y ,e+ `� - .yam • ? , ' i •s. � �' R � �.�! ->r� _ '�JI�I��I� �ljl low r � House 2 "AW4 W.-, House 3 �ws horn r ound leve O1o�Y= at.. House 3 House 1 � r HouseMEW& 2 R — � .�+�. •PP - a. C-�- .fie '. ': r4- ✓ � 61611 o ff Ai, W. House 5 Developer: r t N I E DC\/CL❑PMCNT 4247 1 17th Ave. NE Blaine MN. 55449 763.242.3706 hedberghomes@hedberghomes.com East to West North entrance North road fire truck & car parked South entrance South road • � looking East Builder: � LL ``LL��,,, LL L b6L6-46 Est. 1985 HOMES INC. 4247 1 17th Ave. NE Blaine MN. 55449 763.242.3706 hedberghomes@hedberghomes.com Lic# 1698 Label Title P-1 CONCEPT PLAN P-2 FRONT ELEVATIONS P-3 CONCEPT REVISION UTILITY PLAN P-5 Existing house views P-6 RENDERS South road looking West REVISION TABLE DATE DESCRIPTIO 1 /2022 REVISION 21 L El Site location: RENDERS SHEET: R&6 Plan DATE: 12.30.21 DATE: 8/ 1 /2022 Villas on Vicky PUD Concept Plan Review Council Work Session September 6, 2022 CITY' OF IN KE August 1, 2022 Work Session Reviewed Villas on Vicky PUD Concept Plan 23 single family detached townhome villas Varying lot sizes, setbacks and building design standards 47-65 ft wide 114-120 ft deep 51000-10,000 sf lots PUD flexibility would be needed Council asked for addresses of other sites the developer has completed so Council members could visit those sites on their own PUD Concept Plan • 23 single family lots • Outlot A = Private Drive • 26ft wide • Outlot B = Stormwater Pond • Lots 1-4 =double frontage • Ponding along Lake Dr. • Vicky Lane is realigned with Kelly Street for proper access management and safety • Varying lot sizes and setbacks • 10ft additional ft ROW along Lake Dr LOT WIDTHS Lot total is 21 unifs Lots 1-17- 50' minimum at front setback Lots 1-4 BI 2- 47' SIDE LOAD ENTRANCES Side load homes will not be allowed directly across from one another. No patios or patio doors would be allowed on sides of homes. PRIVACYFENCING Shown on plan indicated in blue HOUSE FOOTAGES House living foofoge shall be a minimum of 12CCs p ' ih':-N - W FEL7 Note. Background photo is not a up to date photo, and is not true representative of trees and foliage on the sufrounding properties_ Revised PUD Concept Plan • Reduced # lots • 23 -21 • Perimeter lots = • 50ft wide • Privacy fence in some locations Staff Comments Villa products are not unique to Lino Lakes Ravens Hollow Century Farm Eastside Villas Watermark NorthPointe Need Council direction regarding what is PUD public benefit is gained More open space? Higher arch standards? (Min R-2 standards are not met) Does Council support development as proposed? Unused Slides Staff Comments Vicky Lane is a public street and shall be 30ft wide back to back. No on -street parking shall be allowed on the private drive. On -street parking on the realigned section of Vicky Lane shall be evaluated by the City. 4. The private drive shall be owned and fully maintained by an HOA. Staff Comments 4. No additional parking spaces are provided on site. A traffic study shall be required. 6. Southbound turn lanes from CSAH 23 (Lake Drive) onto Vicky Lane shall be evaluated. Northbound turn lanes from CSAH 23 (Lake Drive) onto Vicky Lane shall be evaluated in the future in conjunction with reconstruction of CSAH 23. 8. Concerns regarding smaller lots and reduced setbacks in regards to site and yard drainage R-2 R-2 Single Family Two Family R-3 Proposed Townhomes Villas on Vicky R Requirements Requirements 24,000sf 5,358sf to Min. Lot Size 7,500sf 7,500sf base lot 11,066sf 100ft Min. Lot Width 60ft 50ft 40ft to 53ft base lot 125ft 125ft Min. Lot Depth 135 ft (double 135 ft (double NA 114ft to 120ft fronta e) frontage) Building Setback (feet) -From Local 25ft 25ft 30ft 25ft to 33ft from Streets curb -From Collector or Arterial 40ft 40ft 40ft 40ft Streets -Rear --Principal 25ft 25ft 30ft 25-30ft -Accessory 5ft 5ft 5ft 5ft -Side --Principal loft loft loft 6.5 ft --Accessory 5ft 5ft 5ft None Zoning Requirements • All PUD's starts with conventional zoning district as baseline. • Property guided MDR may be zoned R-2 or R-3 • R-2 Two -Family Residential • Single Family Lots • Two Family Lots • Twin homes • R-3 Medium Density Res • Townhomes up to 8 units Staff Comments As proposed, the PUD concept plan is most comparable to the R-2 Single Family requirements. PUD flexibility would be required for lot sizes, lot widths, lot depth, side setbacks and housing products. An additional 10ft of street right-of-way is required along CSAH 23 (Lake Drive). Lot 1, Block 1 will not meet the 40ft setback requirement after additional street right-of-way along CSAH 23 (Lake Drive) is dedicated. Landscape buffer and screening are required along all perimeters of the lot. The impervious surface of the entire development cannot exceed 50%. PUD Requirements PUD Requirements Proposed Villas on Vicky Private Roadways 26ft wide 26ft wide Open Space 50% 0% Setbacks, Periphery Front & Side = Baseline Varies 25ft-30 ft Zoning Setback, Front 25ft back of curb 25ft back of curb Building Separation loft 13ft • Property could be zoned PUD • Staff Comments: 1. The applicant would need to provide a public benefit in order to be considered for PUD zoning. 1. Examples could be open space, higher architectural & building standards etc. 2. No open space is provided. Building Design Standards • Slab on grade • Optional second floor level • Dedicated storm room • 1,400 sf + floor plan • Garage = 20' 2" x 21' 7" • Measured inside wall • Varying building elevations and colors • 12' x 12' patio AHED - NGM 4247 117V1 AVE. NE Maine M'. n34Le Uc_s 1698 smell:sR���o�•��---==-o�- rill _p DINING LIVING Mir e6RM s wl AWIATN :. Hllf LAUNDRY } MU GL A6 RE% kM Union irhif�LSM OARAG! .. ! H�RQ�RG MS}M [i 1 NG. 4247 j 'iVl AYe NE 81EX'le H N 734z}9 uG ,T- 1ff99 QmEgL' h2tl- Is* srs AliT RDRM I r.a- x 18 f LIVING MST &ATN CLcm a•xa••r KIICHEM • 1rR-xlr L. PANIRT ^ J` 1 rxrx IIIL ■■■ LAUNDRY lu><sx e . E�TCS 4 1� UTIL1fY 1 1 + 5 rr . .... fryxPl rx s.� s r• ray y MAIN LAIN aI'AS u AkAGE - � - EEDk4S]VM I. __----- Y I I I I � 19h1SgR HEDBERG - - N6MFi�'NC. 4244 1 .'Rn AV--- NE RIPle NN 3344: I . IJc_ * 10548 smelk: hecaernhom--SOnL nefnrlanz .Eom Single Car Garage Staff Comments More detailed information will be required to fully analyze each housing product. Building design standards of the R-2 zoning district shall be used as the starting baseline for each housing product in regards to floor area, utility area, garages etc. Houses do not appear to meet the minimum R-2 floor area requirements of 1,010sf less garage area plus additional 100sf for units without basements. Staff Comments 4. The garages do not appear to meet the minimum R-2 requirements in regards to garage forward of house and length of garage wall. The garages do not appear to meet the proposed 22' x 24' garage size zoning requirements. The applicant also submitted a house plan with a single car garage which staff does not support. Side yard patio doors exiting into a reduced 6.5ft side setback would not be allowed because there is no room for a sidewalk, patio or deck. I E ■ limit milli ■0F/ I ff MEEI ME P- :KAMM �IIl111111►��� 0 AM INNER �wk 1. p A a 1111,A Ion NIA Additional Comments Anoka County Extend the southbound CSAH 23 right turn lane to the new location of Vicky Lane. An additional 10 feet of right way along CSAH 23 as well along with right of access outside of Vicky Lane. Additional Comments Lino Lakes Public Safety Police Division recommends dedicated northbound and southbound turn lanes from Lake Drive onto Vicky Lane. Fire Division recommends no parking on the private street. Vicky Lane would need to be wider to allow parking. Hydrant locations will also need to be reviewed. Additional Comments Environmental Board: June 29, 2022 General comments included the need for landscape buffer and screening, opening space, trail and a more diverse mix of native plants. Planning & Zoning Board: July 13, 2022 General comments supported the single level villas housing product Need open space additional public benefits would be needed for PUD zoning PUD Development Stage Plan Disclaimer: City's review and comments on the concept plan's relation to the Comprehensive Plan and development regulations does not grant any rights to the applicant to develop the property as depicted by the concept plan. Land use application for PUD Development Stage Plan/Preliminary Plat shall be required. Developer should have a neighborhood meeting prior to submittal of a PUD Development Stage Plan/Preliminary Plat. Recommendation Staff has overall concerns regarding the number of single family detached housing products, smaller lots, side yard setbacks and drainage etc. A more compatible housing product for this site could be the R-2 two family or R-3 townhome product. Medium Density Examples 1 � Mai ■ --- - _ems,. v �_,� .. - r . � �1k...rt :�i'. f: Site Location & Aerial Map ,.' F a 250 sm CITY OI "E Villas on Hick LB/ 4 • 2 and 3 unit products in Highland Meadows East 2nd Addition on Nancy Court • 4 unit products in Highland Meadows West on Marilyn Drive and Oak Lane. • Staff is requesting feedback from City Council. 1 � " !!FIN 1=416!,M"ll f: Site Location & Aerial Map ,. F a 250 sw 1.ODC . CITY dl "E Villas on Hick Site Location & Aerial Map • 4.91 acre parcel • Vacant rural residential • Surrounding Land Use • Single Family • Larger Single Family • Commercial • Zoning = R-1 • CSAH 23 (Lake Drive) • Minor Arterial • Vicky Lane • Local Street • Realignment of Vicky Lane and Kelly Street required tti rrL =i Legend FFuture Land Use 20-10 (Stantec) uturee Land Use 2030rStanteo) KUM Reslden%l Town Cenbm OvAness Canes O9:e ReskleNal SlgnatuM Mrd Married CZnlnlerrdal7 Readenval Permanent RLFN 0"on 3eaerve Lei' Qenslty zr�av a Ed Re61Cerml Medan Dens" Rssldeml3l Hyi Dens" Rebldertl31 - cartrnerda Ifted Use - Intlustrlal - Cl"Insmrmmal - Park and Open Space Prkate AIrnm Fdgit-DM" Open W" 2040 Land Use Map ,, _ _F C r T Y 0 1 0 258 Sua 1.•]66 LINES Villas on ICE{ FeH s 2040 Comarehensive Plan • Guided Medium Density Residential • 4.0 to 6.0 units per acre • Proposed 5.12 upa within medium density range • Note: only Lake Dr ROW can be subtracted Gross Area acres 4.91 Wetlands & Water Bodies 0.00 Public Parks & Open Space 0.00 Arterial ROW 0.42 Other (Utility Transmission Easement) 0.00 Other Wetland Buffer Area 0.00 Net Area acres 4.49 # of Units 23 Gross Density units/acre 4.68 Net Density units/acre 5.12 WS — Item 5 WORK SESSION STAFF REPORT Work Session Item No. 5 Date: September 6, 2022 To: City Council From: John Swenson, Public Safety Director Re: Replacement of Fire Apparatus - Tenders Backjround During the August 1, 2022 Council Work Session staff was directed to work through the Sourcewell contract with Custom Fire to establish pricing for the replacement of T1 and T2. As previous discussed members of the Fire Division participated in Apparatus Build Committee to establish the specifications needed to meet the operational needs of the community. These specifications were provided to Custom Fire in order to establish the pricing of the Tenders. Attached is the Custom Fire contract for the purchase of replacement apparatus for your review. The cost to purchase the first Tender is $1,157,130.00. If we purchase two Tenders and they are manufactured at the same time, the cost of second Tender would be $1,104,870.00. This cost saving stems from efficiencies in the engineering and manufacturing processes. This pricing is guaranteed through September 13, 2022. Wayde Kirvida with Custom Fire will be present at the meeting to address any questions on the pricing and Deputy Director Dan L'Allier will be present to address any questions on the specifications of the Tenders. Staff recommends financing the water tenders in the amount of $2,200,000 by authorizing an interfund loan. The Sewer Fund (602) has sufficient reserves to issue a loan and payback would occur over 10 years at a 1.0% interest rate through the Operating Tax Levy. Drafting of the 2023 — 2027 Financial Plan is currently in progress. The Plan includes many assumptions over the next 5 years, but is currently showing the following tax rates with the addition of a tax levy for the water tenders. The levy for the water tenders would begin in 2024 and continue through 2033. Qtv Tax Raba s-Yesr /gaga Tarr Pab 2921 2924 2M 20-M ;?4,! %bl The full Plan will be presented to Council this Fall. The jump in the tax rate from 2024 to 2025 is mainly the result of: • 2012A Improvement Bonds Debt Levy ending in 2023 ($176,109) • Water Tender Operating Tax Levy beginning in 2024 ($242,000) • Debt Levy for 2024 Street Reconstruction beginning in 2025 ($446,600) The City previously moved away from issuing certificates of indebtedness in 2021. The final debt levy from the 2020 Certificates of Indebtedness occurs in 2023. Issuing an interfund loan instead of certificates of indebtedness shifts where the dollars are budgeted and reported, but results in the same principal and interest payment. Staff is seeking Council direction. Attachments Customer Fire Contract 6 Custom Fire Apparatus Inc. 509 681h Ave Osceola, wl 54020 800.443.8951, factory MOTOR VEHICLE PURCHASE CONTRACT THIS AGREEMENT, Made by and between CUSTOM FIRE APPARATUS, INC. of Osceola, Wisconsin, Party of the First Part, Sourcewell—MN Contract #113021-CSM and: The LINO LAKES FIRE DEPARTMENT, of Lino Lakes, Minnesota Party of the Second Part, hereinafter called the BUYER, Sourcewell MN Member ID# WITNESSETH, That CUSTOM FIRE APPARATUS, INC. Agrees to sell, upon the conditions which are below written, the apparatus and equipment herein before described, all of which are to be in accordance with the specifications and warrantees submitted by CUSTOM FIRE APPARATUS, INC. and which are made a part of this agreement and Contract. As per Proposal Specifications submitted which includes; "One (1) PTCU Fire Department Enclosed Top Mount Pumper Tanker with Published and Unpublished Options to include a 4-door tandem Spartan Gladiator, 2000-GPM pump, foam system, 2200-gallon capacity water tank and bolted stainless steel body with painted finish roll -up doors." The BUYER agrees to purchase and pay forthe aforesaid property delivered as aforesaid, the Sum of: USD 1,157,130.00. "Due to engineering and production economies, a second identical PTCU Fire Department Enclosed Top Mount Pumper built simultaneously may be purchased at a discount. The BUYER agrees to purchase and pay for the identical Pumper Tanker delivered as aforesaid, the Sum of: USD 1 104 870.00. NOTE: This price is per Sourcewell contract pricing and inclusive of the program fees. "The pricing contained in this proposal is based on prevailing material and labor costs. Due to volatility, surcharges may be added after contract and will be disclosed and passed on to buyer at cost. Surcharges shall not be deemed suitable reason for contract termination by either party." TERMS OF PAYMENT: Progress Payment of ,�499,946.00 is due upon delivery of each truck chassis to the Osceola factory, final payment for each Pumper Tanker is due on the Day of its Acceptance. GUARANTY: The BUYER hereby guarantees that the funds will be ready and available for transfer in the form of legal tender, a negotiable check or direct bank wire transfer on or prior to the day Custom Fire Apparatus Inc. 509 681� Ave Osceola, W4 54020 800.443.8851,factory of delivery. And it is further mutually agreed that no misunderstanding, verbal or written, regarding equipment or otherwise, shall enjoin CUSTOM FIRE APPARATUS, INC. unless in this contract. DELIVERY: Is to be made to; The LINO LAKES FIRE DEPARTMENT personnel at the Osceola, Wisconsin factory within 300 - 365 Calendar Days or sooner following receipt and approval of this Contract duly executed, subject to all causes beyond our control, or as soon thereafter as is consistent with good workmanship and proper finishing and providing the delivery of the truck chassis has been made to our factory in Osceola, Wisconsin. LIABILITY: Physical damage to the truck or chassis will be the responsibility of CUSTOM FIRE APPARATUS, INC. on a primary basis, regardless of what other insurance is available, as long as the vehicle is in the care, custody and control of same. Any componentry furnished by the BUYER, including the truck chassis, will be insured for its purchase price, by and when in the possession of CUSTOM FIRE APPARATUS, INC. Upon delivery and acceptance of the apparatus at the factory in Osceola, Wisconsin, Party of the Second Part (BUYER) does agree to provide all insurance to hold both parties harmless and free from any loss. WITNESS our hands and official seal this 13th day of September 2022. CUSTOM FIRE APPARATUS, INC. CITY OF LINO LAKE FIRE DEPARTMENT 5�jamM. Ki ida President of th orporation WS — Item 6 WORK SESSION STAFF REPORT Work Session Item No. 6 Date: September 6, 2022 To: City Council From: Katie Larsen, City Planner Re: Kwik Trip Conditional Use Permits and Site & Building Plan Review Background At the Work Session, staff will present the September 12, 2022 Council staff report. The applicant, Kwik Trip, submitted a land use application for the construction of a new 11,800 sf Kwik Trip motor fuel station and car wash located at the southwest quadrant of CSAH 23 (Lake Drive) and CSAH 49 (Hodgson Road). Requested Council Direction None, discussion only. Attachments 1. September 12, 2022 Council Staff Report STAFF ORIGINATOR MEETING DATE TOPIC: VOTE REQUIRED INTRODUCTION CITY COUNCIL AGENDA ITEM 6A Katie Larsen, City Planner September 12, 2022 Kwik Trip i. Consider Resolution No. 22-94 Approving Conditional Use Permit for Motor Fuel Station ii. Consider Resolution No. 22-95 Approving Conditional Use Permit for Commercial Car Wash iii. Consider Resolution No. 22-96 Approving Site Improvement Performance Agreement (To Follow) 315 Staff is requesting City Council consideration of the above noted resolutions for Kwik Trip motor fuel station and commercial carwash. Review Deadline: Complete Application Date: July 11, 2022 60-Day Review Deadline: September 9, 2022 60-Day Extension Deadline: November 8, 2022 Environmental Board Meeting: July 27, 2022 Park Board Meeting: NA Planning & Zoning Board Meeting: August 10, 2022 City Council Work Session: September 6, 2022 City Council Meeting: September 12, 2022 BACKGROUND The applicant, Kwik Trip, submitted a land use application for the construction of a new 11,800 sf Kwik Trip motor fuel station and car wash located at the southwest quadrant of CSAH 23 (Lake Drive) and CSAH 49 (Hodgson Road). The Land Use Applications are for the following: • Conditional Use Permit o Motor Fuel Station o Commercial car wash • Site & Building Plan Review This staff report is based on the following information: • Applicant Narrative prepared by Kwik Trip dated July 8, 2022 • ALTA Survey prepared by EG Rud & Sons, Inc. dated July 5, 2022 • Site Improvement Plans including site plan, civil plan set, and landscape plans prepared by Insites Site Planning and Sunde Engineering dated June 27, 2022 • Architectural Plans prepared by Vantage Architects dated June 21, 2021 • Stormwater Management Plan prepared by Sunde Engineering, PLLC. Dated May 17, 2022 • Traffic Impact Analysis prepared by SEH dated July 8, 2022 • Sound Control Plan prepared by Insites dated May 20, 2022 This Council staff report provides edits to the August 10, 2022 Planning & Zoning staff report. Changes are either narratively described or shown as strikethfougk (deletions) or underline (additions). ANALYSIS Existing Site Conditions The 14 acre site is located in the southwest quadrant of CSAH 23 (Lake Drive) and CSAH 49 (Hodgson Road). The site is currently vacant commercial. The northern portion of the site consists of a heavily wooded area, the central portion is an open field and the southern portion is wetland. Existing soils on site are Type A in upland areas and D in the wetland. Groundwater was encountered at 11 to 21 ft below existing grade. The site slopes 12 feet downward from the north side 905 EL towards the southeast 893 EL. Zoning and Land Use This area has been zoned for commercial use since 1958. The parcel is currently zoned GB, General Business and allows for motor fuel stations and commercial car washes as a conditional use. Current Zoning GB, General Business Current Land Use Vacant Commercial Future Land Use per CP Commercial Utility Staging Area 1A=2018-2025 Surrounding Zoning and Land Use Direction Zoning A Existing Land Use Future Land Use North R-1 Single Family Open Space Open Space Residential (road right-of-way) (road right-of-way) South R-1 Single Family Single Family Low Density Residential Residential Residential East GeneralJBusiness Commercial Commercial R-4 Single Family Single Family West Residential Residential Residential (City of Circle Pines) To the west of the site is Pine Hollow, a residential subdivision in the City of Circle Pines. It was platted in 2004. Four (4) single family lots abut the northwest lot line near the proposed Kwik Trip. A privacy fence runs along these rear lot lines. Subdivision Ordinance The lot is an existing lot of record and is not being subdivided. Streets and Alleys CSAH 23 (Lake Drive) is an A -Minor Reliever road and CSAH 49 (Hodgson Road) is an A - Minor Expander road. Per the ALTA Survey, a Highway Easement and Restricted Access exists along Lake Drive and a Street and Utility Easement exists along Hodgson Road. A right- in/right-out with turn lane is proposed at Lake Drive into the site. One (1) full access with turn lane is proposed at Hodgson Road. Staff Comment: 1. An additional 10 ft of street right-of-way is required along CSAH 49 (Hodgson Road) and shall be dedicated to the City via a separate document and exhibit. Per the 2004 Pine Hollow plat, a 60' x 300' lot was platted as Frontage Road along CSAH 23 (Lake Drive). The plat dedicated to the City of Circle Pines the right of access onto the frontage road. It was the City of Lino Lakes understanding this would be the access to the subject site off of CSAH 23 (Lake Drive); however, the City of Circle Pines is not allowing access at this location. Easements Staff Comment: Standard drainage and utility easements at least 10 feet wide shall be dedicated to the City along the lot lines, stormwater pond 100 year HWL, and delineated wetland boundary via a separate document. Public Land Dedication Public land dedication and park fees are not applicable because the lot is not being subdivided. Site and Building Plan Review Site Plan Per applicant's narrative, "Kwik Trip, Inc. is proposing the construction of a convenience store with an integral single bay carwash and 10 dispenser fueling canopy. The requested hours of operation will be 24 hours for all uses. The type of products that will be sold will be similar to that of our existing stores throughout the mid -west: fresh produce, bakery and dairy, hot and cold food and beverages, fresh meat and groceries, tobacco products, lotto, convenience store merchandise, alcohol, gasoline, E-85, ice and propane. The outside merchandising of products is being requested next to the store (two ice chests and one propane cage) and underneath the proposed main canopy. To ensure that the freshest products are sold in our stores, we request that daily deliveries be allowed." The building is strategically located in the northeast corner of the site to provide as much separation as possible from the residential neighbors to the west and south. The parking lot is also located on the east and south side of the building near Hodgson Road allowing the building to screen a majority of the parking lot. The front of the building faces south. The fueling station canopies are located south of the building. Five (5) underground fuel tanks are located south of the canopy. The attached car wash is located on the north side of the building. The entrance is on the west and the exit is on the east towards the Lake Drive and Hodgson Road intersection. A vacuum is located along the east lot line. The car wash dryer and vacuum are the furthest distance from the Pine Hollow neighborhood to help alleviate noise concerns. Staff Comments: 1. A sidewalk or trail connection shall be made from the southwest intersection of Lake Drive and Hodgson Road to the parking lot. 2. An 8.5' wide trail connection shall be made from Sandhill Drive to the parking. The trail to Sandhill Drive will then connect with the City's existing trail system. Overall, the proposed site plan meets ordinance and performance standard requirements unless otherwise noted. Lot Size and Setbacks Setbacks -Street Required Proposed Principal Building-CSAH 23 (arterial) 40 ft 40 ft Parking Lot 15 ft 43 ft Principal Building-CSAH 49 (arterial) 40 ft 100 ft Parking Lot 15 ft 19 ft Setbacks -Side Lot Line (west) Required Proposed Principal Building (From Residential District) 35 ft 160-200 ft Accessory Building (attached trash enclosure) 10 ft 150 ft Parking Lot/Driveway loft 60 -210 ft Setbacks -Rear Lot Line Required Proposed Principal Building 30 ft 1,000 ft Accessory Building (trash enclosure) 5 ft 1,075 ft Parking Lot/Driveway 10 ft 820 ft The front lot line is along CSAH 23 (Lake Drive). Lot size, lot width and setback requirements are met. Architectural Plans and Exterior Building Materials Per the applicant's narrative, "the architectural elements in this state-of-the-art building consist of a full brick cladding, standing seam metal roof, store front aluminum openings and stucco accents. Extensive landscaping, modern storm water facilities, monument and wall signage, customer and employee parking, concrete paving with curb and gutter are also included in the overall site design." The color palette consists of red brick, tan solder course, tan stucco, almond and red fascia. The standing seam metal roof is green City ordinance allows for stucco or EIFS on no more than 30% of the primary front building elevation and no more than 60% of any side or rear building elevation. The primary front elevation faces south and has 3.6% stucco. The rear elevation faces north towards Lake Drive and has 4.7% stucco. The west facing elevation has 0% stucco and the east facing elevation towards Hodgson Drive has 3.5%. The building has a 6" tan soldier course 3ft above the ground around the perimeter of the building creating a bottom and a middle. The hip roof creates a building top. The materials and percentages are compliant with performance standards. The building height is 23ft which is less than the maximum 45ft allowed. 5 The trash enclosure is part of the building along the west elevation. The enclosure is 8 ft in height and has a sandstone color vinyl molding swing gate with minimum 80% opacity. The trash enclosure meet performance standards. The 10 dispenser fuel canopies are located on the south side of the building. The structure is 120' x 40'. The top of the canopy is 18ft in height and the canopy itself is 3ft in height. An 8" high red channel stripe without LED lights adds a decorative accent. Each canopy support column is wrapped with brick similar to the building. The mechanical equipment is located inside the building. The building will be sprinkled for fire suppression. Sound A Sound Control Plan was submitted showing compliance with MPCA noise levels. NAC Daytime Nighttime (7:00 a.m. — 10:00 .m.) (10 p.m. — 7 a.m.). 1-Residential L10 = 65 1 L50 = 60 L10 = 55 1 L50 = 50 During the one -hour period of monitoring, daytime noise levels cannot exceed 65 dBA for more than 10 percent of the time (six minutes) and cannot exceed 60 dBA more than 50 percent of the time (30 minutes). For reference, 60 dBA is normal speech. The nearest Pine Hollow single family rear lot line is over 350ft from the car wash entrance. The car wash will operate at 49.4 dBA at 300ft from the car wash entrance which is less than both daytime and nighttime allowed levels. The landscape buffer and existing fence will also provide additional sound level mitigation. Outdoor Lighting Per Section 1007.043(6)(d), no light source shall exceed 1.0 foot candle onto right of way or 0.4 foot candle onto adjacent property. Sheet El, Photometric Site Plan shows all foot candle measurements meet requirements. Light fixtures on the both the building and 16' high light poles are down lit and cutoff as required by city code. Addition lighting details are provided under the findings of fact below. Off -Street Parking Requirements Per Section 1007.044(6): (v) Motor Fuel Station. At least four (4) off-street parking spaces plus one (1) space for each employee on duty. Those facilities designed for sale of other items than strictly automotive products, parts or service shall be required to provide additional parking in compliance with other applicable sections of this Ordinance. Parking at fuel pumps shall not be allowed to satisfy the parking requirements. Four (4) spaces + six (6) spaces = 10 spaces required. (o) Retail Store and Service Establishment. At least one (1) off-street parking space for each two hundred (200) square feet of floor area. The retail floor area is 4,200 sf. 4,200 sf / 200 = 21 parking spaces required. The site has 42 spaces including 3 ADA spaces. Parking requirements are met for both motor fuel station and retail uses. Grading Plan and Stormwater Management Per the Stormwater Management Report prepared by Sunde Engineering dated May 17, 2022, the proposed stormwater management plan consists of a series of catch basins with storm sewer pipes that route stormwater runoff to on -site pre-treatment devices including an oil skimmer catch basin that flows to a concrete oil and grit separator prior to discharging to the wet detention basin. The wet detention basin will have a clay liner a minimum of 2 feet thick to prevent infiltration and will discharge into the on -site wetland. The wet detention basin meets the City's and the RCWD's rules and regulations for water quality volume and rate control. Public Utilities The building will be municipally served by a 10" sanitary sewer main located along Hodgson Road and a 16" watermain located along Lake Drive. Tree Preservation and Mitigation Standards Per the July 27, 2022 Environmental Board staff report: There are 240 tree removals planned for the basic use area. Because these trees are not in environmentally sensitive areas, no mitigation will be required for these removals. There are also no removals planned outside of the basic use area, so no mitigation trees are required. Preservation and mitigation standards are met. Open Areas Landscape Standards The Landscape Requirements sheet notes 221,591 square feet of open space; however, open space is defined as disturbed site areas that are not in the foundation landscape zone, vehicular hardscape area, or building footprint. Staff arrived at an approximate value of 50,000 square feet of open space for the area around the stormwater pond and applicable area on the northwest and northeast perimeters of the site. This approximate value for open space would require 25 large trees and 75 large shrubs. The required number trees will be easily reached through new trees planted and existing trees preserved in applicable areas. 16 large shrub equivalents are included through planting 49 small shrubs along the northeast parking lot perimeter. For the approximate open space value of 50,000 square feet, an additional 59 large shrubs would be required. Staff and the applicant will work together to locate these shrubs and trees in lieu of shrubs in places that provide additional screeningto o the west. Open space area shall be recalculated to allow for an accurate count on shrubs required. Buffer and Screen Standards The purpose of this requirement is to separate and buffer different land use types, screen roads and parking, and screen utility and loading areas. Continuous, year-round planting screens require, at the minimum, a double row of plants with triangulated spacing. The west perimeter is shared with a less intense land use (residential) and will require a 6 foot high buffer and screen. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south are over 800ft from the parking lot and are screened with additional landscaping and berm. The northwest and northeast perimeters of the site will require 30 inch buffer and screening due to the parking lot being adjacent to public rights of way. The intent of the ordinance in this case is to block headlights as seen from the streets. This is accomplished with the existing trees that are being preserved on these perimeters, and by the berm and row of new shrubs that will be planted on the northeast perimeter. Buffer and screen standards have been met. Canopy Cover Canopy cover standards call for a minimum of 40% canopy coverage. Canopy coverage values are calculated per tree based on the anticipated size 15 years after planting, and the distance to hardscape edge from the planting location. Vehicular hardscape planned: 66,666 sq. ft. Canopy cover requirement: 26,666 sq. ft. Canopy cover provided: 26,875 sq. ft. Canopy cover requirements have been met. Foundation Landscaping The applicable building faces for this project include the northwest, northeast, and southeast (front) building faces. Building Face Required: Provided Northwest (approximately 100 ft.) 2 large trees 2 large trees (existing) 6 large shrubs 13 medium shrubs (eq. to 8 large shrubs) Northeast (approximately 120 ft.) 2 large trees 1 large tree 1 medium tree 6 large shrubs 10 medium shrubs (eq. to 6 large shrubs) Southeast/front (approximately 100 ft.) 2 large trees 1 large tree 1 medium tree 6 large shrubs 6 small shrubs (eq. to 2 large shrubs) Foundation landscape requirements have not been met with respect to trees on the northeast and southeast faces, or with respect to shrubs on the southeast face. To meet requirements, the medium trees (blue beech) could be switched to large tree species, or the islands could be enlarged to accommodate additional medium trees. Also, additional shrubs will be needed for the southeast building face. Some of the perennial flowers and grasses could be switched for shrubs to meet the requirement. The foundation landscape requirements have not been met. Sod and Ground Cover Standards All areas not otherwise improved in accordance with the approved site plans shall have a minimum depth of 4 inches of topsoil and be sodded, including boulevard areas. Seed may be provided in lieu of sod in certain cases, including when the area is adjacent to natural areas or wetlands. The areas north of the parking lot abutting Lake Drive and Hodgson Road will be stabilized with sod. There will also be a strip of sod along the south perimeter of the parking lot. The disturbed areas created during grading leading from the parking lot to the stormwater pond, and on the high ground around the stormwater pond itself, will be seeded with Mn DOT 35- 221, a dry prairie seed mix. A 10 foot aquatic bench near the normal water level of the stormwater pond will be seeded with Mn DOT 34-262, a wet prairie mix of over 30 native plants suitable to the moist conditions. Additionally, this bench will be planted with over 300 pots or plugs of native rush and bulrush species. Note that the city native plant establishment requirements will be in effect for the areas receiving native seed. The sod and ground cover standards have been met. Signage A separate sign permit application shall be submitted prior to signage installation. It should be noted that signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that the individual canopy sign does not exceed more than twenty (20) percent of the canopy facade facing a public right-of-way. Impervious Surface Coverage The allowed impervious surface coverage in the GB, General Business District is 75%. The proposed impervious surface coverage 14% and is compliant. Traffic Study A Traffic Impact Analysis was prepared by SEH dated July 19, 2022. The study analyzed the following intersections: • Lake Drive at Pointcross Drive • Lake Drive at Hodgson Road • Hodgson Road at Existing Driveway Trip Generation Kwik Trip is expected to generate 2,380 new weekday daily trips. The AM peak is 7:15am to 8:15am and PM peak is 4:15pm to 5:15pm. The table below provides a detailed breakdown of land use, peak trips, and pass -by trips. Pass -by trips occur when motorists already on the highway system stop at the development site prior to continuing their intended route. Kwik Trip Store 1266 Trip Generation ITE Land Use Code Proposed Size Weekday Daily AM Peak In Out Total PM Peak In Out Total Vehicle GasolinelService Station with Fueling Convenience Market 945 20 x Positions 4105 125 125 250 140 140 280 205.36 51% 49% 12.47 51% 49% 13.99 Driveway Trips 4105 125 125 250 140 140 280 Total Pass -by Trips (Reduction) Total Linked Trips Reduction 1725 55 55 114 64 60 120 0 0 0 0 0 0 0 Total New Trips 1 2384 1 70 1 74 1 144 1 84 1 80 1 160 Notes: 42% of Proposed Trips assumed to be Pass -by Trips Level of Service 10 Level of Service (LOS) is used to describe the operating conditions and driver delay (measured in seconds) of an intersection. Operations are given letter designations from "A" (best operating conditions) to "F" (worst conditions). City Code Section 1007.020, Site Plan Review and Section 1001.013(2)(c), Premature Subdivision establishes minimum Level Of Service (LOS) requirements. The ordinance states that if the LOS is A or B, the proposed subdivision shall not the degrade the LOS more than one grade. If the LOS is C or D, it shall not degrade the LOS. Intersections with a LOS of E or F must be improved to ensure a LOS of D or better. 2022 No -Build Overall LOS 2022 Build Overall LOS Intersectio A.M. Peak IF P.M. Peak A.M. Peak P.M. Peak Lake Dr at Pointcross Dr A A A A Lake Dr & Kwik Trip Driveway A A Lake Dr & Hodgson Rd D D D D Hodgson Rd & Rice Lake A A A B Professional Center Driveway The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the traffic generated by the proposed development is within the capabilities of the City. CSAH 23 Preliminary Traffic Analysis Study In August 2020, Anoka County prepared a CSAH 23 Preliminary Traffic Analysis of the CSAH 23 corridor from Lexington Avenue to Main Street. Hodgson Road/North Road intersection was analyzed as both a signal and a roundabout. The existing signal system is adequate to address current and future traffic; however, there is some benefit to constructing a roundabout. There is no construction timeframe for any intersection improvements at this time. Environmental Assessment Worksheet An environmental assessment is not required for a motor fuel station and commercial car wash. Wetlands A wetland delineation report was completed by Jacobson Environmental, PLLC on July 12, 2021. A WCA Notice of Decision was issued by RCWD on January 3, 2022. One 5.07 acre wetland as delineated on south end of the site. The wetland is within the Wetland Management Corridor (WMC) and buffers and conservation easements are required. There will be no impacts to the wetland; therefore, no mitigation is required. Staff Comments: 11 1. A drainage and utility easement at least 10 feet from the delineated wetland shall be dedicated to the City via a separate document. 2. A WMC wetland buffer and conservation easement are required. Shoreland Management Overlay District The site is within the Shoreland Management Overlay District of Rice Lake. The lake is classified as a natural environment lake. The required setback from the ordinary high water level is 150ft. The proposed building is setback is over 400ft. The maximum allowed impervious surface is 60% and the proposed development is 14%. Both setback and impervious surface requirements are met. Floodplain There is no FEMA floodplain on site. Cultural Resources Recent review of the Hodgson Road/Lake Drive reconstruction files identified the existence of an archaeological site within the Hodgson Road right-of-way. A Phase III data recovery report was prepared in July 1996. The report noted that the extent of the site is unknown and recommended that if land adjacent to the site is to be disturbed in the future, the SHPO office should be consulted. Additional City and Government Agency Review Comments Anoka County Highway Department Anoka County Highway Department reviewed the plans and made the following comments: 1. An additional 1 Oft of right-of-way along CSAH 49 is required. 2. The right in/right out on CSAH 23 and the full access on CSAH 49 are acceptable. 3. The right turn lane on CSAH 23 shall be extended with 300' of storage and 180' taper before their access. 4. The applicant shall obtain the required Anoka County Highway Department permits. 5. Signal timing may be adjusted if necessary after construction of the development. City of Circle Pines The City of Circle Pines submitted a comment letter on August 3, 2022. Below are their comments and Lino Lakes staff response comments. 1. A berm with trees should be planted along the west lot line. A berm would require additional trees on site to be removed. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. Buffer and screen requirements have been met. Staff would not recommend an additional berm. 12 2. Circle Pines has traffic concerns in regards to the right in/right out so close the intersection of Hodgson, North and Lake Drive. Anoka County Highway Department reviewed and approved the right in/right out access. The County and City of Lino Lakes would certainly be open to discussing the opportunity to use the Frontage Road area platted in Pine Hollow as an access to the site. 3. Circle Pines is concerned with lighting and noise impacts. All lighting and noise performance standards are met as noted in this staff report. 4. Circle Pines is concerned about pedestrian safety along Lake Drive as well as the potential for trespassing on the private property in Pine Hollow. Lino Lakes staff would certainly support the City of Circle Pines in constructing a trail along Lake Drive within their municipal jurisdiction to provide a safe pedestrian corridor. Staff would also support the Pine Hollow HOA and residents in extending their existing privacy fence along the lot line on their property if trespassing is a concern. Public Safety Comments The Fire Division notes an additional hydrant shall be located along the curb near the car wash entrance on the northside of the entrance from Lake Drive. The Police Division had no issues that needed to be addressed. Environmental Board The Environmental Board recommended approval of the development proposal at their July 27, 2022 meeting. They emphasized the need for tree preservation and protection, stormwater management and wetland protection. Planning and Zoning Board The Planning & Zoning Board held a public hearing on August 10, 2022. Some residents expressed concerns regarding: • Traffic impacts • Noise impacts • Light pollution • Too many motor fuel stations • Existing tree preservation • Carwash operating hours At the Board's recommendation, carwash operating hours from, 7:00 a.m. - 9:00 p.m., were added to the conditional use permit. The Board recommended approval with a 5-0 vote with conditions detailed in Resolution No. 22-94 and Resolution No. 22-95. 13 Agreements Stormwater Maintenance Agreement The stormwater facilities on the site will be privately maintained and a Stormwater Maintenance Declaration will be required. Development Agreement and Final Plat The subject site is not being subdivided; therefore, a development agreement and final plat are not required. Site Improvement Performance Agreement A Site Improvement Performance Agreement will be prepared by the City as it relates to the Kwik Trip motor fuel station and commercial car wash. Findings of Fact Council Resolutions No. 22-94 and No. 22-95 detail the findings of fact for the conditional use permit for the Kwik Trip motor fuel station and commercial car wash. RECOMMENDATION Staff and Boards recommend approval of the Kwik Trip motor fuel station and commercial car wash conditional use permit and site plan & building plan review subject to the conditions detailed in the Council resolutions. ATTACHMENTS 1. Site Location and Aerial Map 2. ALTA Survey 3. Civil and Landscaping Plan Set 4. Architectural Plan Set & Exterior Materials 5. Resolution No. 22-94 6. Resolution No. 22-95 7. Resolution No. 22-96 8. Site Improvement Performance Agreement (To Follow) 14 w - r" el a: e , s ����,3 v� 2 �>3ry4 r- 36 38 40_, e IQ w G 6776 5 f' 25 Y N k ,. 213��; � i• 20709 2111 r �O '3� i— ,. If203 205 O/ p . 'W 23 p 101 2oa�a O �� 306f 30 232 102 198� 200302 3� 308 ,f� 311� 0,'1F03 31�0 233 n� ��"s } g 312 , 235 r 2431123g267 ; 245'4 t 204! 223 f6w6t 219 668, N Site Location & Aerial Map WE 0 150 300 600 C I T Y -�O F �/` Feet w KE Kwi k Trip S :: w N \ ::•''oi .••' �\ 10 / // L c _ L N a) ? O = rc0 - N ••-� \ cn C _ � ��a�,•U• .p tco U HfiWN ++ 00 M, // O O zr0 -0 QN m 0f T C - - (- �� \ a) 3 to 7 O p C U L w \ o m ... .: � O W U (n N C -0 � O Z fl. N a1 L O B O. O� m ow...••'. r N cma; y mfa Ln v v mm w 3�;o m°i o O �x \ /" \ L i N C O) m,... Z � \ - M u U M O L C Z3�� .gi r N rn,........ N c 1 '•., .............................. CY1� / N V1 .......... O �....CO CO co $� ....... .......... \I �...,..........�•• • � . •'N lOsy .... am.... 3 v01 05 d 00 ....... -... O \ ,.•• '••. � iz .� \/ � � � �aNi ... to ............ -13 1 I v E ER ... m El '-� r / �� \ ., ` \..................�............... ...�. co �. •... .. � 891.5 \ M lam' . � J CO .......... 8 49Is- 00 (� c� a.«' ''' L9�, °� 4 Oow'•.•.... C,�j.A'�RIM:8g83 z7 891.1 8 m \ $00 0 /, D (C.SA INtl g90.7 \ ER w �,/''� m 3 r J O n.�.\.. ( ..... 96 W . RZM: - / .... INtl: HH\ M 'I�m '� � I�DGS TERl1NE QF e� 393' 1 �. Rt :H89. I I .�• .•F(gER M ,....% .�A�,., � o ° m \ r 1 \ • in \\ ni nN0 < CE o I IN \BER , �c's� . 00 3 i N ,26E �.. ■ o E > \ / s8 °, I 1 nd,:OT l/ U5 OAF / `� 3 c0.) L v F. N a r - \ \ s /� \ co y o of 9�6 1 <� jn HU 8 F18ER.......... r... J 3 : - r a / p rn O n N N J -- /®O W x .... - - .............................../.�......... J 04 \ 00 �T69 Z M �'••.. 1. RIM:890. to N° \ RIM: x I pUB�IC ROAD INV :873.79 HU 89 \� F\ ER -� OR '.. m 3 . N D1 m 7 X U • M - - 10... H5 \ o7•''• �•� N V Ill O J / Lfi�V: 8 ny0 Sy`J 89 M m co a) c 6 26 m 2\39\j / F> N 00 00 J 3 N w M m UI O ` n \ \ 46 L:. I 8 ''� ........... Z m .-I 00 J `!i L ■1 N Z �� 1O �� rn �. ��HII p _ r 39\j ,..RNV;gg p4 �~ m� 3 YO 0 a 0¢ \.\ QQ N1:892'90 r mO I O F\BE O a n 1\ o V •� INV HH5.95 / �. z11 I M �3g\j I _� ri .\ �� a F\6ER ��,, I T rn m, > v I I N,. iO /sO•'�O 3 m 00m `° Z,.•- prn) 89r, m N m C . O DOM n •. z n 10 \ 0�PMcm3 3 1 .0 1\i� /1 �t�� N M N •_' NO 0Q� N........N.......o........ W 3 Q �ICiS O. 0 P �O� $9 .... N 1., z- m \ O ` I\ V A A G ''. • * [� 'J••..... M N N M Ill II \\ n �� QO D 5� Lio ..GV glFi ,..N• N� .� N N .••^'N ... .N •N•.... ....,0• i N O J W� m L LL ' \ Vim' 44 V/ O L T T O > i O R II` T Or10 C�W�M r iZcu �`>n c� J>ZX ■ L LL � L 0 0 00 SO 1 '� r c Y •0 a) Q o m u o u (1 O •- o a) O Y /� /^ c Cl ♦V O m N N N C u H Z O M >� a) E U) m� .�'++ +..: C U ♦/� �� c> UE tea)- Qom m ca`),m,.. °�cEavu ) a�ic N� M IoY O CM 7 a) ay >•n O �.' C ° tYll U)� O W Vl- Cw(n v L Y i1 a °N &0 3 a aci � m N � � u ami � o +L'nct ° m �t ao � Nco a -0 °M n0 C C E N Y LLw -0 U)Y C� c~ �YDN UY� O a) N 2. 'O U E M 'm fp C O N -'' o m C L a) •a_T+ m +' �+ O ON 0) (a •� O O 'O O Y '6 N L w N f0 ® \/ -- M �• c m a) Y - N 0 3> u) N O +' v- 0) 7 c m C� a) o U c 3 j fT U c -p m c U O J 0) O -O 0 0 m C "O •- O En C c- w t 6 i '�^ '� f°1 -O ,�-� >` N W (n .�-� 0) Z H >. Y U= C Z w (a fC0 a a) (� f N N L ■ Z�u (n C Svc mTC v •Y�Y(�(nL L00 �Cfl j m 0 n JL-+ (n L rL0 C O a E L\ O LL Y O Z 'mO L L r 7-0 O I\ Nmw Y OmL v°c rn LLcm ENY� m COE our ac >- Ln Ul C L n O v C a) C L (n > p fL° c a) Y O E m U o E U m O O V N O fC0 N t E ra Y> L O N L , o p [-- a`) (U T L Q �' E °1-a c c Y u) ° w c a) c o fu c c O rru +� N N (i V) z O I I I I° +�+ (n U•- c a) m a) N m CJ L p• - E v 3 t!) Y L 1 J �' L m �' O L C m V O L w (n Y O O C O- O a''j +L•' ¢ L i N h V \ o w o 0 3 rn c +� O m w L OU t- +� 7 (n - 5- � Z C N w O a) }, o -o Q O LL T- Y O Z d 5- ° Vl aL_' >' m >• U) - J C W r- E o g c E y am) ,o u c '+"-.+ L m L m u m m a) `- a) +' 0 a) ro O C c 1 m L a, Y O.._ m •0 C L m - C m U m L C r, U) -O J fa 0- c fuu no.� t'" E u + c`)Yt +`' (a)nrLoY � '-maxiom �� < 1- W N a-L+ 3 W O Q _,a H f/1 N >. C L N Ln 0) A m (2/) U C n C m Y 0 L -0 -0 Y W 1` -1 C 0 N ti U ti m 00. ,�•1 (n r00 N p• H -o 2 Q �C-I m, -m0 (a U) C a) C O c o c'=� M �cU a0 c 3 u o C7 u' J -U mHQcmmz O-0m ..-j O Lu N c C) O) LL io o m 00 O(U 3 c c w UJ O rr,, 1 J vo w o 29 z 0 c m ap o 0 v z n LU 1^� O C -0 s+ cr O) V M T al Z L 4/ F\ �m N M .. • M... • O �+�� V r Z 3 j-+ _ �1 J \ N c a1 m L C i. c - ° U > (n a) W L > Q .--I z O m= N 0 m a1 Ln >` L m L W m C Y w C >• KX J ,� \ �' >` C O) a) -0 V a) = (n n a1 a.+ O C O a) a) • •'.. .• - / S ij�l0 ,,cO.�N. N...N •.• m MM N N O N•..... 4•• N W M O n a) 2 t'}( - - N N L � 0 C a2.+ 7 .-I J N sL' u 10' N O E O 7 7 \ \ / / In N In M N'•' N I 'tt`.. O R 01 (O U - - L N C) W N t0 E 7 i6 l�0 to `� O W O Z ate.+ V m O" 2 J o 1S I 9 v N N v z Ap�� 7 '• W 0) O_ •• .. Q ++ �•- J N 7 (n m +' I-, w 0 9 I 0• / N .•... I 0 r N LL n c v > m O o. a N v..... N O 9 O L x ll O v v L o C7 p .a .....�...... V > V m N 0 p = Y N +-' y O O -0 L O E 5=+ m O N '0 y w m V a \\ \ FFR ° x I n w •.• Q Q 5 L� z c 0 (� +� L a) m 4 Y w> c a) m a L O c '� \ \ m N N 0 y-: U) N M m m O Y C rn - (A In w o F• ILI Q cp. 36 ^y Y L N L i' ti O O\� N 7 ry •,y N O Z. �. c m C o u ro o oY n�' L b O m m n ry :� W :Z - W 3 \ +-+ m e N m L O \ ,!�•••' w w U) m o) m lfl \ N a) In ._ a1 ' � L ._ 'o � fY 7 E Ur.v rn O .-I f O \ \ S _{'Q). N Ol s N I --I Z M ❑ sNS4S`'L .. O y O a) N .-I '0 ._ m O n C y�j N m m W O 6' d• ti m a) O M w O a) m '0 +' a) QUO\ al O) _ \ 1' 7i` N N w U Cn O U L 7 Y C '° L N N a) L m m �..I O �--I O'. ~ 0 � '� O \ �i U N C U U s' C C aJ E L U Y O\ L rl m IL1 7 U O O m c L Y m t a o+ N 1 v \ 6 N r0'•.. \ 9 Ow .~ Y o nm Y a) n m. oL m 0 90 o m rn LL W 9 60. 9� 1L Z_ c E o Z- - n Z y O N -_ c c (/ O a> t L s 1' w �W^ CJ: 6 \ = L -- J z �' o ra �' ;� m t v o _ o N vj S N N V N M O Ol m O m N O m 6 m O v 1 Q 3 '° a1 7 Y m E C+ d \ P V - coco C, m ....N N M N + Z U J - J..+ C U m ° U L J..I U L m a) >• m m �7•) co V S m N W1 al (C w > C U m N L O p 8 O \ .., N In In v U) H •.'.'�1 0 0 a) _ N C ,� °' 1 m Y O O O O W v- +-' N r,9 N ° m ^I O Lu �1 ^ M w O c c T a a o @ m T c o c z j L i o c o L ° a) c 0 N w N N _ O W = a) I >. L Ln N a� _ a) L 3- n ,., c o U 3 (n U a� °- r° �'• m lo m vl 6 u c a) > 0 0 c O v o 0 O �� •• In ..�' O .� ,� 3 rn O Y o V -0 f0 v C m o ri O UI n N J O fT E o) al m N D N U 14t J I m : v N N n rn -- J 6 W c E a) ° n a) O c C ym o u, a) L° O m S u u ro L rn o u° �(P In (P O m 3 O lO �` O �L :� O `� n N O L L C M O O L N In U O 3 O L L JO-+ r� O :momGP N in m m o o, m. U a O M C N O w m �' N c� N I rn m a) O E N 7 •0 >, O U 7 c (2 = (C m tD MM ry W C U al O O O ^ M °JI �' +� (n N L C a) w Z O C C C m `pc` 8 o m m M N x9.O cl [-- E C N Y VI C L N L m m O N N co m Y m ° m W _I..• w ^ m m co o n No mmm rn G� _ ( ` O V N O y (! Z u U? y Z 2 y s' rn Y C u m a) Ln a V m 3 / 9c'� '9<a CO : m > m m ... z m ^ N o �j N °, cn / Z L O I a T m U 2 Q m u m m u m E C O Go +O' f 0 E C a) O 6 O 0 n N L \ L +'' �.., �--I Q (n '0 U) L m O ° O •0 CO 7 "0 E O Z L �--I O o �, o 6'• - (n uzi 9lO '206 8 S(cP•.'. cn�c' m m c m M 0 w EF` vl c^�, iw N c I 00 �; v4.. // ''. W L m L L 1 J I m m X N N Q >. L O N c L L N +O' 1\ m m 7 m ,., >• U [0.. z = 10 mac, 'D� ' m m m m 89 & - - Q a. Yin o N -o "6 C Y U . o M : M 8 / rNn a) U .0 c 7 a1 c �' sL' Ul .V.. C O E L 0 ° N aL.+ O Q N = C Q7 O) S ,� m m • m rn I J lO N > O L O E ,� v O Y L m > - O In a I, a "" 8 9cp o, rn o ., °' M' i^ N rn N °, M I Q ^ m J M ( I 0 O E N _ a) Y m O. m _ O c a=+ 7 U In N m r D a, Ty v N O ern o rnm n y E o E _m �z O C� l w N M .-1 V m'� - E U' N a) Y Y c U O n L L U ° C U a) E L U Y_ m o �j$y w 0 0 �{$SQY N j $7{ I z �. c - o U U L a) a) a, > fY L CL > ro (07 x L (nN o O - u m = o a) U -- 2 Q ..�./A m Ol M m 'TY' ,.1� r/.. N Ol •�Y<' I C7 o f \_ /: L ° 7 - m w a W E m L a) C v > (o a) a) v (u m U a) o n °° o z LL O F W 9 09 co '.. Co •'•...... oIi<' '�' M M M t+oi .'�X<' I� Co N '�X` \� �/ V �T%•... C V) m O E C a1 °- V C tJ C U O' LL J• '� Y ~ I M VVV' N `,�� m'• M N^ m Y n �••I x N z (n �i ° n ad' o d' nyy �9 co `` �v.�,yp�y Mj�/. `° °C M rr c �lj w N m o c LLcmL J� v� , 6 OO > c ryo n> mo a)° Lm rn a) ��m L n >c a o U LL (Yf \ O m l_ M AX4 SS$Y w mil' O W .- �'�. M M N N L (� U) 7 C m �'I fa = U (� a) O U J L m Y L Y° a) L CM - C 0 a) m >• > a) ° o 9 m � "�ikS' '��I13c�� J =y}' {, vi '..I C N C L m U Y '0 L O. :9 c� M .a M w O •""".. 3 M m __ o I O O - >. m n (n y 7 N C (n (� o L - V m LL = C a1 a1 "0 (n LL C O N O r N O N -m w I m n In O J O _ J° C Y m C L O 7. / M M c w m 3 N c -0 m m(u w m a) p o - 0 n s N I r _'D _ _ a a)v 3 > >v I c (n E n �+ L N U c m "0 t O Y O L C o) Y O J •'O Ill m M.•• - M m Y y+��{$`,S�jtrx< n w N v 0) rC-I Y O L L a, I O M M 'a.Y I�7/y .I' ` ^ I m �i - M tD 'i M J O- Ot C.i a) L N a1 '° Y- O ° M M M �'•• Zf O .'OJ .. M J Ill J m M W .. c C 0 C. U w (' i L > V) O= C J V) L L N C C _ O LL V N M SSX! M M M M fh .i I I m J..�; ...: M m m N L C O m a) ° l.n Y Y w 0) Y O w m 7 -° C C C m m N Y a) Y U N M Ill M Ot 7 Ol I I �i CO J 7 m O 1n C a) . Q f L Y O L O o r\; ,, Y M M ^ I^ a, z m V .o I C N C O v N O �_' ff- O) C u a) y C E N m U CA'^ o '• ni O fl rn F w CO M rn xs• R m ,', M rn L 1_ 3 -° U a) m m U L Y c 0 O _ 0) / I M .• M a, m OJ / .�_J•. J N / \. ' ¢ O L m Y N O L m pf U a) _ C C Y _ E N O �+ �°`,SQ/�, N�{$`$�{t, �vlJ Il) 7 Il) Z V) >• Y - ° yL.� m Q)'° U v L O '•. O W d r r �il�' N a, m "+1 C� O Z N U I\ (n V 7 - - - o m Oa / o .• m N a m J > _0 - N O C w H a - U y i 7° - w C C Y U aa)) U) ° �' m N m U 7 al ( M •�A<' - C/J M Ut0 C C L N m m Y M v o c $ m 3 m mr ° - vi = m m> E L a) lL > a) o Y m u _ +' (' ° a) u o c U U v 9 °m o 6r N : �� m J J m n n 88 o a I J c o c °� � Y m a) � � o Iq 4-; a) L Y m a) ° o L L o u° o c c_ u m o m a al L O m >C ': M N c" w / 0J. •o, m >i ..... w &: O C _ O C .i U (n n C a) V C fy a) L a_ f- c J al U )S N .J• I --I a) C a) L U yJ Y Y C al Y (n rn - V) L _ N L Y N V tZ' C Sr -°_ >U 0) (J t^ M c" E` w Iri m .. I S'688 6'688 ,. i)i E U �' >_ w w m •\0 Y -0 . ! a Iv.... �{�y�, s w m 3 c m 3 n v _ °i L a) J U c _ N n _ L L c a) (c o m Y ro n c m n LL S,t.'S1'i cnCn /. ti 00 r / / N x•� O m m J O) aJ '° O Y L >• 0) C {n U m Y O ' M ''��IAA�� m L n O L L O C_ '•o'. 7 . ry 7 •-' �. M w �c"F 8l M rn d' 9 --- O 6.. � J 3 m _ N Y w w m O O U 'O ° a) Ur _ m N •0 x N U C 7 aN.+ -0 •0 m C T' C . •.. N M O N w a0i s / ry 00' Ill m J W m O w v 3 ,--1 �..1 Q m O_ C -° O Y -° L (n C m U C U C Il U) L U o T O .. N "^ M N M `� c 28t ^� 8 m3.... v............................ may w rna) c c" rnS"- a)w�-a °; >, (u aoi c iF O m _ c^ N M M M O N w J w a) 0 >. U C C C •0 C '0 O L c o) = m U L N E 3 m L O sm' Y U L ((ivod OIl9nd) a M rn / .. Q C O. Y rn fm0 Y L N O - O O v w .+ m m L C Y u L - a) - a) Y U N N C O al n O O Y 3 a1 O C U c (n 02 a 6' m rno m3 c•886 P. v' v� � - v - L_ V� �o ck�, a o MMN rno E 8 Z6$. s c 3rnc J v--O -7H _mHcc L >o E> Ema uc uL Logic vc- "' ` n 7 m rn t w m 1 m .° H ° \ n c nm NiY o n c vi U u m E °L N J / N MM M m M F 3 8 O s a N n J O N V S al V) C> co Y J ca Y O O ° L 7 C O ° m a1 C cn 9 ? J .:........ •• C O C J 7 Y 7 _ p w •-' m ma' M M I m >i' ca >i S 688 a 6'688 Y >. O L O O L O m m O m >. O m >, O •- i.+ -0 V) a0-+ X u Y E •0 L y L c v C O m - al L O C i a1 C ' .O• w N a) a) (n L Q al _ 7 L - J "6 L J '0 L J (n rD _ a) C (A (n C > _ - L >` +' m 3 i U Or) O (n > O d M o .......... U > L L (n a1 U L. > C c v- v O M ! In M I _ �...... - 7 L w _ C L U N ._ _ C OL 7 - L W E I�dc�y, IA,. N U1 ., M N I /5 m m N) o Y _ n_ a d° �_. ° ° Y '° U m c^ �(9r o, M Co (o In V M 6 . L Y m N O f6 "0 7 C =J C V O (n iL Y d a s M CO . m M $ ••.. x13M ......................• Q> a) _ m rn m rn E E m o o a) - c _ )S ,y .a rn u (n C (m/1 C Y O C 1 a' 4 m Y m a) N m a) �Cl F w p w �J v n c ° ° EY• a) a)E n^ =a) 3 °)Y v m L ncm oUL Ymmm s N•. (J .•'� Ul n O O ~1l1 I 7•'. N• m L L U U •- L U U IO m L -> al a) L w O 7 '° m m a) Q, V ` N I-y --- O a, O, E C C L m C U L C U L L cu (n C Z L Y Y m m N m �(� ��yyryrypyy��yy "X' .. a; (n g� ., n o E m (c ai o ._ ._ o c E c L m L o u o o a) a� o Y c m M w M F Il I a, ..� i --- m m - L �'., C C L L L L m 'L U m •- L U m L. '° O Y a) C C • KK M a s g o I a m 9 $.... m Q r Y o L d rn L mLLaaafYa¢a(na¢aL� O u c v o c m y 3� _ u c m o� c vQ v S o•., 9 8i rn x x o o U a) m 3 c p o L _ v m E m a) Y Y m M w v I o x LxC). m c c c aTi Y o_ m 7 m Y n a) :° E m m . o /�• 3�2'.... L o m U is u o v o v u v '> o v E o a) `o E r f� �. I - --- -�2 V I (n •° m L Q) (.1 ° L > C y O C w C m m E O J L v N L - _ _ - - - Ur O UI C (n a) n C JS fa L C {n L O O U w w Y '° > V) >. ° V) I\\ N M Y T m _ O m c ra 0. C U a) C° m rz •"' N '" M �!S<' N I O . •' h' • •... ON n •'' V O m 3 (n C >' "6 "0 L O 7 O (n O C E C> O C O ° I \_ i•. o O a) o> Y a) m m o O a m g n i m Y a) c m fY ¢ n LLI c o l m ^ ..O N O:' • • rn •... V �, J •L O U C C N U L m > a) a1 a:' - O I '•. o, •. rn' fa U m L 7 N (n m m a) a) 3 U i.l L c al a) w M O Y M O ...M.. �6.... m •• $ ut N a-°i r= C m i' > E L a) -0 E \ S T 7 x x I I I = - N .--I ................. .............. �.... \ v I v..a.. . '•. I �, m rn � c � a) '0 a) J O O L L L 0 u m J al 7 O O� U ,--1 O ri C [-- - W a m (n m J .. IEEE W- 7 w - VV • ...... O o �'/' . rn In v •v'... m N rn C Q (n O H p X O Y O E O 3 ° "^ c I ��V .. m / L Ll al ^ n O ... w •-' �' s \ � C •• � � m m ,t9 �: Y� s.. d'• v v v M �0 U w.. �•� S9 �x // \/ M .•'' L E c rn o Y a) 1 L N M ID I s..zz x� :/ N o._�. W ............. \ J .--I N U W lfl n U L .•-I (n • tr `��'. v M I ............... J ........ M tD r\ 00 O) '0 y , _ O ss , � �''.. •. x M M � . •. ., •J��/ �� � o c .9�. M o �'....... S3>iYl ONII d0 1\lI0 3Hl d0 � ~ � '• `'•rn In •. z � .. Z rn.. rn N : �� I .. m / 70T£66 'ON •000 x y ar a l o: SlIWII 31tf210d210o \ x¢ Ft• rn. Z a O y ��oa :' : I to N.......... I rn x/ N // 213d 1N3W3Sb3 1(lIlIln dNt/ 1332f1S m d o ¢ I H N ., co N N ......�\................... co o. ''/ --_ -_--_-_-_---__-_-- Q W C7 Z . NI '.': ° /j \ ^) o ��d a,�..p .'In•. ry:'.� m m E` ...� I m rn rn _ \\ i o •• ...:�... ...N...N•'• --a- }--t-----------�Z N W T 101 '/�09 d0 3NIl 1S3M / I n o �,.•N �' ? / - £'T 0 N ,tea, ..w. �...... o., r`i / '\ O m z W z J N O V'dC� m ti M O O ti \ O O'. Ill O' O e o d / ra d w w as n I o •. ui :•,: .. o O: o s s \ i O) �� V' ..mod M M6. x .. \ O Z : f LL a Z I of w 0 O Z O Z" \ S68 d d J o, LL Ta .:::." tl e� m Ln 0 w O ,......:• - _ X X X X 1. StlJ� ...::ati:... \ \.... ;'. 8��: < W � LU W W U W z 0 svo Q U) 0 W /\ ..... 0�A$•' .�SA ''•. X .. x Y b069 z ... � � :q)`v ....••$� ,. s/ Z z W J z z Q IH • , .� n)• .... S ....ii '" .m......... I s .• In •. .' .s w .•'.' .. .. ...c,-^ d N.1n• O U w � SVU �- . S, (P. �y�j ..... a)O J,6 O c rn d .. IGI,[ )� T O'ldl�L v o, 1.: .. . f/. "� •'tih'�..,.. 6E...o .. F,piGJ, : o c O = W J O > z J 0 ..• s 0 o X o n n i\ � � o, /\ 1 ) `� � n I I 0 Q W Q' U Q' 1 o I\ / '•. 00$1....... :. QL s o a W z- W W F- 2 W Q ....} / n M 'b 0 d y . a . r.. \ .1 _ J O1 1 v •'r. �. J ti \. <. P• .2T a(\a O('�' rfr•". rur. __ rn. - - M m v 2 z 0 J ~ z J W a C[ z b 6 $ a 6 COJ ) v ) : \ / \-AlnnolloH auld VT :ssaappt/ 2 \a O :./ LZ r) d `< c m, n )4 nnolloH auld 09Z :ssa)PPH Y W Q z z d (n - J N• c^ �.......................................... L Il \` 0 3 I N u J U) o c^ r' 8 d 2l `!i :• . ............ ..O O �.:• ,.s` : •aossV s)aunn0 nnolloH auld :)aunnp _� \�-- 31;L y°r o\\o .. 031 tna ,p- 0�0 ': co 6ueyZ 6uad :)aumO c� o, 0 U) w Q 0 0 = W W Q w (n m J W W U I /a` cr` In c^ v, ✓•. ,... �•, t \\ 3 a`I e / ' A, N Q LL 0 z U (n m 0 ' d O i 06` 90T0-ZZ-ZZ-T£-0£ 'oN NId 30 tire' e _ o• a�\ Q\� 2 <•. _ _-07 m 8800 ZZ ZZ T£-0£ 'ON NId ^ z V: d d O� \ _ _ o°' o d cQ : �............. fS [ O \�°'.yea 3Q\`�' ' �`� < 5.ti3y �22co o�'� ---- M U = w a Q w X J w Q w CQ7 U I�i U -j L� I: \ o h 9 (A O �'•..• 9 C\ <. 3 Q1 e 1 a \\ J X Z CA o s y 6 \ Q1 e Z / �� ys• 3 Lc� \)o O b e z X z U) W m Q LLJ O U J $, O d) o" •..... O \ r(� yy' . O a(e 30" \� 'oe M u .. Q Q 0 .. 0 J U eC H�- W FJ- 0 0 0 W LQL W F o s o O ��- �•' 3 9 / O 0 ©iVOd o <e a o• o Q` LU O Q U '••.'.'' \ d o o T o \ p\ a i• P \� .3° I cp z m �j Q' Q' w - z Q z / a / 6L m O O z z z z z w X :: oh a o r. d O :` o m y �+ P :! ltJ <• .2'' \ :. w m W Z U) LU W W Q U) w \ .�'--•.•' o o G a P d O e ne 5. I I 1 Z L w a w w w C� 0 Q>> Q o o J \� Z\. o m y ....�... c, G .. . i "•. 8 ey W o J- W J J U >> m Q l \� 6. / cr'•.. \ v / '•. / U) F- W J U) z > > W U U) U) > Q \ o r Pa : Q a (� \ x `d Ire d f io , .••'' c�c, 4J G cam o s I )'• , i� of i. v 0 t� Q Q J z 0 - W W U W 0 0 0 0 0 0 U) I r. d.. L a ooTti .... �AG� 6. I�(' ' a O a w •.'> o ,•� _� V" � ••�... I o O. .� � .#` z z O Q w U U C7 a w O� Q a} r1 w z 0 J z C� � CD CD CD Q a a����� w U i \ I s d. �•., P tS! '•. n o c s \' ' ., ` : `•. a z O U J fY (n (n O z U O c(` o o [ :o� w a G dG . •' \\ d .s /./, \ r ) co _ of m a F- z O F- z O z z z z w C7 (3 C7 C� C� W o c^. o\ '• cn LL o ..•'i \:' c' G ,. ` d \•. o t9 \ O J 2 J z m \ c' o y .• s� m U .: (o O Q H Q = Q z = a a z w �. o 0 0 .s dd o o ... \- O� d r i O ^•.) •. O 6 2 W Q W m J 0 W w w z N:. w s. o. x , '.. o s o d q - Y a' w a \ O �, a x �r N :'moo O�'... d �'•. o J11iryry J L7 r1 w w w w w w z' I N o ^ ` . '•.I ^_ ,-\; O) O !p 1� d ca o N q 2 G� q6 3� o m W V w d I; Z Z U U V U) w •••, U'/^ z J w U Q �^ U) U) U) ,,, D O D O U ''........ J Q'' ... °i rn rn vMi r 2. 6s'•. x •` ///� . m m \: ,: Ol O A s p q 'G o (/�J / /•' :. N _ J O COW W F-I i z (J v I z o O J 2 z I --I (! / I -I I -I I -I I -I Q o r O // �. •• 'G ;\ 1' 0� .. ✓ •' .r O O - O\ O O U m Ur W �'. O V' '� N U C "! v�• ••••D' O W W Z IH Q Q J J X F-I Q i '"' O Q O W U W W X W X X X> z Z z z z X z I--) U .• o m 6 y.-9 a a Z O r. p a O �r'�, H,.\. - o a 0 c�S\ 6 op cam• M w n ' J' J :. pI yp \ o dGYaos.V r •. I4 (n LL f1 W W W W 0 W L O LJ ^- 2 1J Q V M f � U N 6 V l" " � O m U d- I Q O O L.N V n. Z � Y : M U .. s � •.. S � '•. '. /V \' : ;. V` �. Q .• ••• : .. ........... : VI VI VI vI y/ �/I v1 VI vI v1 y/ y/ V1 vI VI V/ vI V/V/ V/ vI vI VI V/ V/ VI v1 V1 VI vI vI VI VI O� ry-� : w: O J> : J •....o a's \ sd sd� Mu.. y r C \ �'. °i Z Z H ' t O; G x d d N, ^ 4:1 : [ / N N n N N N N N N N' O 96 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W (n U) U) 0 L • ry Ot !� �� O Sd d O N /f '. O L � ' .....• \ •'� � � $ � � � � � � � � � � � � � I- � � � � I- � � � � I- � � � I- \ I NU o'•., ^ �s? O d d rn. z \� W v tP z O O O O O O O O Q d d a 0 ¢ 0 � � .•a,, � �•''.\;� 's�Q / r C I I I I I I I .'`:�:� zzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzzo o O M u .. 9 S` c^ ... O z z z M W^ I / r /0\ y' L W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W � m /! Z 'r'i a 00 --." z 3 a o ; f'1/O (�'� oQa 9os °� ssd N 0 0 a 0¢ \% //��'•. 6S F ';� / O U a O Y Y Y Y N Y Y Y Y Y Y Y Y L '� Y Y L L Y Y Y Y Y Y Y Y Y z S� \ °s'. d C n m m ° E E b m I` L \ x \.•.. y Z'''. ,n 0 0 0 0 v O 0 0 0 0 0 0 0 Q O O Q Q O 0 0 0 0 0 0 0 0 n] N • H, Q Ii \ \ .... ,5'�ggd N Lu 1D 00 00 LO .. YYY N O I '� W Z Ln lD lD O V N W N lD lD N tD V N V 00 tD O lD O V N O O O O N V O \ z z 4I � U W W L� J) _ �•'' S \ \ )\ \ 'mod U 'J- ? ci c-I ci ci ci ci c-I c-I c-I ci ci ci N ,--I ci ci ci ci c-I N N c-I ci ci M ,--I c-I c-I �79 o Z N 868 ., x I I m 0 W \ o .. I a)o (r`.'.• 99 d 9d (Ps W LL [ - - : '� O L A r~ �� N O O. !/SO d d LL O Lii = .700'. I O Q~ Oo° ° so//�'\\/ W o n c n J J w I I.° I v v : O rl n - 2 W ¢ U W fD a •"' U \ O x 6x :°•9 w W J--+ L!) (D n 00 rl N M L!) (D n 00 O) O ci N M In lD n 00 Ol O rl N M M L!) (D n n O U U ~ L J L (n ,, O'O O� d S d O y V ci ci ci rl N N N N N N N N N M M M M M M M M M M ., a W x_ .. ... v O �. ct\ ;9d 9d b(o.\ U x ,F m U) Q z ° ° r,l- u ca I I I I I I C7ZO q o ^ s \'• rpZ �y0 o Z3� O O Q \ \ -- aoa o [ rn \, z z W o\ \/ ro :z E E L L L L L L L L L J � •. d/ �" i i W i i W i i i i i i i i iT � iT � � iT iT � L,L L iT iT s a a W •. o )i`'•. m a) a) c w a) c a) w w a) a) a) a) w m U U U U U U U U U U U ca U Q a• O• 00 O Y Y Y Y Y Y t Y Y Y Y Y Y t Y Y Y Y Y Y m Y Y Y Y Y Y Y Y Y L t m >- Y t L L t t Y t Y Y Y Y U L Y Q Y Y Y 1� 1� Y 1� Y O Y Y 1� Y 1� 1� Y Y 1� 1� Y Y Y Y Y Y Y t Y Y 1� 1� Y Y tl9 Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y i Y 1� Y Y Y Y Y Y Y L L 1� Y Y Y Y Y Y t L s' yi 1� 1� Y Y Y Y U U 1� U S' 1� 1� U t a¢ Y Y Y Y U Y Y O'. `'•In C m m m m m (J m m m m m (� U m m f m m m �' m m m m m m m m m U U I' U m U U U U U m U m m m m U U m m m m m m m m m m m m m m m m m m m m m m m m m m m U m m m m m C m m m m m m m m m m m m m m m U U m m m m m m m (p U U m m m m -O m m m U m m m m m U U m m m m m m m -O U m U m m m U U m m m m m m m U m m m m m U m m 00 0 0 p 0 00 O 00 O � 00 0 00 0 00 O 00 p p 0 0 u Yi m Y 0 Yi u u Yi Yi O � 00 0 0 0 0 v 0 0 00 0 00 0 v 00 0 00 0 p 00 0 0 0 0 0 0 0 0 0 0 0 0 0 0 '� O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0- 0 0 0 0 0 0 0 0 0- u 0 0 0 0 w 0 0 0 0 0 0 0 0 0 O p 0 0 0 0 0 0 0 0 w 0- 0 0 0- - 0 0 0 O O O O U v 0 0 0 0 0 - 0 0 •..\ s -o v -o -o v m -o v -o -o v m v E -o v v -o v -o v m m E m m m m m m -o v v -o m m v -o w 'o -o -o -o -o -o -o -o s -o v v -o v v -o -O -O -O -o -o -o -o -o -o m -o -o -o -o -o -o -o -o -o -o L -o L -o -o -o -o -o -o L m -o -o -o -o -o -o -o L m m L -o -o -o x 'o -o -o m -o -o -o -o -o m m -o L -o -o L L -o L -o x m -o m -o -o -o m m -o -o -o -o -o -o -o -o U -o -o -o -o -o m -o -o \ M m ar m m ar - m ar m m ar ->> ar >>> m w w m ar >> m ar - m- - - m ar ar m-- ar m ar m m ar ar m ar ar m ar ar m ar ar m m m m m U U U U U- 0 0 0 U U U>> U U U U U>> U U U U U U> >- U U U U U U U -- U U U o U U U- 0 0 0 U U-- U U U>> U>> U o- U- U U U-- U U U U U U U U U U U U U- U U ` f - •' cr fY Il' w w m= m w= w w m= m m m Il' m m m a w = = w= m m w= m m a 2 w m m m m m m m w Il' Il' w m m= w (.7 = w w = = w= Il' fl' Il' Il' fl' Il' Il' m Ct CG CG CG CG m CG CG CG CO 0 CG CO CO CG CG m= m 00 CG CG CO 2 m m CG CG CG CG CO m m CO CG CG m CG m CG m= m m= m m m m m CG m m= m CG CG m m CG CG CG CG CG (J CG CG m m V N m V N m m m N m N m m m V V V V N V V N N m m lD m m N V m m m V V N m m V V m m N lD V V lD m m m N m m N N m m N w w N V m w N m m V � m `7 N N '7 N�� N N m '7 N m w N N m n N m� N CO m� N w m '7 N w m '7 � w m N m m N lD m N lD m o m '7 U') N '7 � U') N m U') � N U') U') N m m U') N� U') '7 '7 U') U') '7 N� '7 N U') U') N r, U') N ID U') U') N N U') N N U') w N N U') � '7 U') U') v O O O a °q 'lJ v am+ m N U U Om > O U ` 7 Y O > d li < (D > u� O pc c-I N M V li 1 W 1\ 00 M W O N M Z IY U rv; O , U U) M LL ZOF- L L .° N a) •� Y i 3 m L E a) O m O to (n m C m Q o m L (n Y m m a C a OO,y O N C O, - 0 L JL-+ >' w m '° r) C r6 v c 0 Y 2 Y U 7 � (n U) (n 4' v> m v m c w E- L C w Y roc {/) a' > L) Z �ajNi i m N U Y �.'' w O m In M m . I O �' u m V) m N �. U U N +' CL O v V C / K. �. • Z m � I _ _ En Y ri ILI N aO+ Qj a m a) 7 a) U) fl. `� (0 OcJVO .. m �3v o a -, mNOOi Yc `(U° �. c c N CY V jMN o (On a d n m m i o u, > w -O c a l 'J N mN� N (... •.. o / /\ \�/ /-, �_r 7 O n O ti m O Y i U O a) 3 _ a - O O L �U) 7� 7 v E L ' •., N Z >, 3 a) N m +": Z N O Z m J a) C Y E L ~ Y u Ln L 1 J O E U •. ° c L m M a) ° L C° L 0 L v CO O a) u u° p rTo c E N Q c J M- c c O O o a) ;+ u°i E m f° c C 'O c O - M O N Y Y m 7 cc L G I °) 0 c m LO °' `-' L t o 0- ,ti °) U) ,1 3 o LO O L Oa. 7 CL N N O C M > m O 3 Z N .0 m cl j, 4- "O +_+ 7 a, L N G. `� O' E E +O' w Z rn n \ C ° O O Q E L°.= C O T m N o Za m m m CL m r m N N N w a Q m w U -j w Zco Lu OU Z � U O LU Z w W, ~ W Q a- z w x O U -1 H W H ¢p Z O �a tY UUj Lu n Q M Ln N Z m O LU D LL CL m m z aW W } Y N C) N \ r�-1 N N o N \ N L I N Ln w a O U N M o Z r, w n O w N r, r, O m r, m w W In n n w V N V m 1� M CO V-cT m N N m O r, n n w m w r, w m w r, w m w w-cT w N m w w O O- m N n m w n O N w n O- N O O- O O w O O m 7- O- m O w w n w r, m w r, r, w-cT w m N 7 r, w n r, w .-I w w w w w w n O ti O-cT w r, O n m O N r, O O w .-I m O N N w n m 7 m 7 w w O r, w n w w n N w N O m r, w w O m w w w m w r, ti n m m w m r, c-I c-I c-I c-I N c-I ci c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I N c-I c-1 c-1 c-1 ci c-I c-I c-I c-I c-I c-1 c-I c-I c-I c-I c-I c-I c-I c-I N c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I N c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I N c-I c-I N c-I c-I c-I c-I c-I c-I N N M Ifl CO Ol p .-I N M V) w n CO Ol O '-I N M V m w n CO a) O '-I N M V m w n fD a) O .-I N m V N w n fD a) p .-I N m 3 w n 00 Ol O '-I N M V n f)D Ol O m V m w n f)D a) O N M 7 V7 w n 00 Ol po .-I N M 7 Ifl la I\ 00 Ql .-I N O M Ifl la I\ 00 Ql .-I N M Ifl la I\ CO m O ti N M V) la I\ CO Ol O ti N M 7 V7 la I\ 00 Ol O ti N M 7 Ifl la I\ 00 Ol .-I N M Ifl la I\ 00 Ql O ti N M Ifl la I\ CO Ql O ti N M V) la I\ CO Ql O 01 01 01 01 01 01 O O O O O O O O C) c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I N N N N N N N N N N M M m m M M m M M m V V V V V V V V N m m N m m N N w w lD w w lD lD w n n n n n n n n n W m m m 00 m m m m m m m m m m m m m m 01 c-I c-I c-I c-I c-I c-I c-I c-I c-I c-I N N N N N N N N N N m m M M m m M m m M lA lA U'1 lA lA U'1 U'1 lA lA U'1 I� c-I c-I c-I c-I c-I c-I N m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a 4 a a a a a a a a a a a C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U U 2 2 E E E E E E Z Z Z ? a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a a s a a a a a a a W L U W W W W W W U U U U U U a Q Q a Q Q a Q Q a a Q Q a O a Q Q a a Q a a Q Q a a Q U U a a Q a a Q Q a a Q a Q Q a Q U a Q Q a Q N Y Y Y Y Y Y Y Y Y Y Y Y Y Y yr Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Z Y Y Z Y Y Y Y Y U a Y Y Y Y Y Y Y Y t Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y U C C C Y C C C Y Y Y Y Y Y Y Y y Y Y Y t Y t Y t Y Y Y t Y Y Y Y Y y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y y Y Y Y y Y Y Y Y L Y Y Y Y Y Y Y Y Y Y Y a L y Y Y Y Y Y Y m m m Y m m m m m m m m m m m Y Y >j m m m m m m m m m m m m m L L Y Y m m m m m m m m m m m Y Y Y Y Y Y Y Y m m Y Y Y m Y Y m L Y Y Y m m m m Y m M m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m (.7 m m (.) m m m m m -O U m m m m (0 m m m V m m m m m m m m m m m m m m m m m m m m m m m m m m -O m m m m m m m m m m m m m m m m m m m U m V (0 U m m m V m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m m t0 m t0 m m m t0 m V m m m m m m m m m m m U m (0 m m m m m C C C m C C C C C C C C C C C m m C C C C C C C C C C C C C C V V m m C C C C C C C C C C C m m m m m m m m C C m m m C m m C V m m m C C C C m C d D O D O 000 D O D O 000 p 000 O p 0 D O D O 000 D O D O py O Oy 00 000 w yY p OOOOOOOY 000 p 00 00 p D O D O 00 p D O D O 00000 p w - c 0 - 0000000 0000 OY OY OY O OOY 0000 000 0000 000 0000 00 p 0000 p 00 p 000 O p 000 p 0 00 OY p O p 0 0 0 p O 0 0 0 y Y p 0 0 0 0 0 OY Y Y O Y Y Y Y Y Y Y Y Y Y Y O O o OOYYYYYYYYYYY O O O O O O O O Y Y 0 0 OY O O Y Y O O O Y Y Y Y O Y a >- x v v v a v v v m m m m m m m m >- m y m u m u m u v v m u v m m v v >- v v m m v v m v m m m m v m s- m m m m s- m y s- v v v v >- m y v m m v v u -° -° -° -° -° -° -° -° O u -° -° -° -° -° -° m m m -° m m m m m m m m m m m -° -° m m m m m m m m m m m m m u u -° -° m m m m m m m m m m m -° -° -° -° -° -° -° -° m m -° -° -° m -° -° m u -° -° -° m m m m -° m m w v ar >>> w 0 ar ar w ar w w ar w ar ar w w ar w ar ar w w ar ar w ar o a U- s w s s a w ar ar w ar ar w w ar w w m w 0 ar m w w ar 0 w ar ar w w w w ar ar w w ar w w ar ar w d U m d a ar d re a d U U v v° a d U° v v U U ° U v U U U U v v U U v v U U>>> v>>>>>>>>>>> U U o>>>>>>>>>>>>> U U>>>>>>>>>>> v U U v v U v v>> v v U 1A z s s z z fr z z fr s z z s z m s fr z z m z z s s z z fr z z fr fr z m m z z m fY fY fY fY a'' m (7 2 m r w w m m m w m w w fY m w w w w CO w w w w w w m w w w w w w w w w CO m {n VI VI fY N N , w w w w w w w w m w fY w CO w m w CO fY fY w m w w w fY fY CO w w w w w fY w fY w w w = z fY m z w w fY m w z m w w z z m s C fY m z z w w m m w m z w w m w w z z 0 CO m w w z z w w 0 0 0 z� 0 0 0 0 0 �� 0 0 0 w w V 0 0 0 �� 0 0 0 0 0 �� 0 m m fY fY 0� 0�� 0 0 �� 0� z fY fY z z fY z z 0 0 z z=� z= 0 co z fY z� 0 0 � z 0 o rn In In rn rn In rn rn Inv rn a In rn rn v In rn rn In rn rn M v m a In rn rn In In rn rn In rn m In In rn rn In rn a In In rn rn In In m e In rn m m In rn v Ln rn rn Inv (n Inv In In (n (n In Ln Ln (n (n v (n m (n (n (n (n (n v (n v v a (n (n (n (n (n (n (n a (n rn n a v (n (n (n v a a rn m N v v n n m (n In rn w In In v In a rn rn w a (n 0 In (n v Ln Ln (n 0 e (n (n a 0 v (n �n (n v In a (n (n n w (n 0 a (n (n 0 v v a a (n N In v (n M In M (n a v (n In a v (n In v N a In v (n In w (n In a v v In m (n In In (n (n M In (n a m v (n a a M In In M v a m v In (D (n (n In In v In In (n (n In In (n N In w M In a (n In In M v In In v 0 V LM M O N M 1\ V N ti m N vt n n (D M m M n N n n m Ut m m m N n O w w w m w M N m r N w n w r1 O N •--I O M M w m n w N O r-I O N M CO 1', O M CO w O M M n m M n w M w w n M m m O N N r lD N w M M w r N M w N N r w M M N N w '-i W N O w c-1 c-1 W W N M W O w N r N m n r1 M w M r1 N O w c-I w w M N N N M M O c-I N '--I N O 0 w w N O O a w N m m w w N w O N c-I O w CO Ill N w 00 IllCOCO w N m CO IllCOIll CO M N Ill IllCOw Ill w Ill Ill w w Ill w w w w m m w m w w N CO w w N O N w m m w N m N N w m m w W O N O m N N m N m CO N w e•I '•I e•I N ,••I .ti cy cy cy N ti cy .ti cy .ti cy .ti cy .ti cy .ti N N .ti eti N ,••I rl ,--I ,--I N '--I rl e-I N N c-1 .ti cy N .--1 rl ri rl ri N ,••I rl 'i rl 'i '•I 'i rl 'i rl 'i N N cy .ti cy .ti N ,••I rl N N N ,•-I rl 'i rl 'i rl 'i rl 'i rl N N N N N N c-1 c-1 rl 'i rl 'i N ,•-I rl N m x W m W p r•n rl N l!1 �p I� pp pp�� O ,••I N M w n I� pp fT O .••I N M In w n w m O .••I N M a In w n w m .••I N M lf1 �Ipp 1� pp al O .••I N M In w n m m .••I N ry� �n �p I\ pppp Ql O .••I N .••I N N rn In n n 00 p� p M al .••I M a w w n W al O .••I N m In w n w m O ,••I N m a In w r\ 00 m n al O ,••I N M a m w 0 rm N n fT O '-I N M I Lf) w (>0 Ql ppp - N I� p88 al - N M Lf) n 00 8 w n.. O '-I N M I Lf) w n (>0 '-I '-I N V1 n fT O I Lf) w n (>0 Ql Epp rl N ��•/pl Lf) I� �pDp al O '-I N M Lf) w 1^� (>0 a) rl N �•l � In �p I� pp al rl c-I r-I r-I c-1 .m-I r-I N N N N N N N N N N M m m M M M M M M M V V V v A V V v V V N N m m N m N N m ID w w lD I`Ir3 `IS w IO w n n n m 00 m Iaa `o°0 00 n F n O) O) °1 00 n w al O) °l °1 O) oo a) n n M N 00 W 00 00 W W W W W W W W W CO W W CO CO W W CO W W CO W W W W W W W W W w W W W W W W W 0�0 W W W W W W W W W W W 00 W W W 00 W 0�0 W 00 W 0�0 W W W W W 0�0 W W 0�0 Ql ,N•I ,N•I ,N•I ,N•I ,M•I ,m•I ,M•I ,M•I ,m•I ,m•I ,M•I ,M•I ,m•I ,�-I ,�-I ,�-I ,�-I ,�-I ,�-I Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln ,•-I ,w•I ,w•I ,•-I ,w-I ,•-I ,w-I ,•-I ,w-I ,^-I r, ,^•I ,^-I ,^-I ,^-I ,^-I rI ,^-I �^-I 0�0 000 0000 0�0 0�0 0�0 0�0 0�0 0�0 r� �� N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 03 M N LO r r N / (POB / le \ 16° / \ \ / / o \ °1e \ �' / 16 F0 \ o, 611 I � \ / L R5 1A CAR W 11 E= 3.33 C,0NVENCE R5' 70, < o < < > b, 2� 0 10, < ^ o^ < VO / \ ' <'^ 2` �o •. V s ss • R 00, x x 0 PIN No. 30-31-22-21-0005 Owner: Rice Creek Commons LLC Address: 6776 Lake Drive IN 1\ 1\ I I I 1 d%% �11 I I 1 I I I I 1 1 `, 1 I I I I � I I I I � \ ` A % ' \ " 3sop `GOO y41 \ \ POINT A CONSTRUCTION NOTE: CONSTRUCTION FENCING TO BE INSTALLED AROUND ENTIRE CONSTRUCTION SITE. COORDINATE WITH OWNER FOR FENCING AND GATE LOCATIONS AND _ APPROPRIATE SIGNAGE INSTALLATION. LAYOUT NOTES: I . PLAN PREPARED FROM AN ALTA/ACSM LAND TITLE SURVEY BY: 2. CURBS ARE DIMENSIONED TO FACE OF CURB. 3. CONVENIENCE STORE AND ISLAND COMPLEXES ARE LOCATED FROM THE NORTHWEST PROPERTY CORNER AND ALIGNED PARALLEU PERPENDICULAR TO THE WEST PROPERTY LINE UNLESS OTHERWISE INDICATED ON THIS PLAN. 4. UNLESS SHOWN OTHERWISE ON THIS DRAWING, CONTRACTOR SHALL PROVIDE CONTROL JOINTS, CONSTRUCTION JOINTS, AND EXPANSION JOINTS IN SLAB ON GRADE, SIDEWALKS AND DRIVES. CONTROL JOINT MAXIMUM DISTANCE: WALKS- 8' O.C., ALL OTHERS- 1 0' O.C. SAW CUT CONTROL JOINTS MINIMUM ONE -QUARTER CONCRETE THICKNESS. EXPANSION JOINT MAXIMUM DISTANCE: WALKS- 24' O.C., ALL OTHERS- 40' O.C. DOWEL ALL EXPANSION JOINTS- MAXIMUM 24" O.C. 5. CONCRETE IN ISLAND COMPLEX SHALL BE SMOOTH BROOM FINISHED. G. EXTERIOR CONCRETE SURFACES TO BE SEALED. CONCRETE SEALER: APR 1 5- OCT 3 1 USE: TK-2GUV NOV I - DEC 31 USE: TK-290 7. EXPANSION JOINTS SHALL BE DECK-O-FOAMED AND CAULKED WITH SL I SITE DATA: ZONING DISTRICT TOTAL SITE AREA: EX. IMPERVIOUS: EX. PERVIOUS: PARKING REQUIREMENTS PARKING REQUIRED PARKING PROVIDED BUILDING HEIGHTS CONVENIENCE STORE CANOPY BUILDING SETBACKS FRONT REAR SIDE PROPOSED GREEN AREA: PROPOSED HARD COVER: PAVED AREA: BUILDING AREA: GB G21,3 18 SF 0 SF G21,318 SF 1/2005F RETAIL FLR = 21 2 STALLS + 2 VACUUM 20 SRV. PNTS + DIESEL 24.5 20.0' 30' 30' 30' 539,795 SF 81,523 SF 70,415 SF 11,1085E Know what's be10 Call before Gu9 di . 7 NORTH SCALE: 1 " = 30' 30 15 0 30 GO PLOTTING NOTE: PLANS PLOTTED TO I I x 17 SHEET SIZE ARE%2 SCALE- I "=GO' KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 o 0 oEl o 0 0 ❑ ❑ a oO ❑ ❑ off vO SITE PLANNING LANDSCAPE ARCHITECTURE_ 3131 Fernbrook Lane North, STE 260 Plymouth Minnesota 55447 763.383.8400 fax 763.383.8440 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 Landscape Architect under the laws of the State of Minnesota Date XXXXXXX No. 930G 5icined o ert J. Mueller N Z � LU J a H ~ Z O O W W Cl) V Z Z Z Z _ W W _ Z w Q W � Q W Z J ~ O Cl) V Z NO. DATE DESCRIPTION 22APR25 - 22MAY05 INTERNAL REVIEW SUBMITTAL 22MAY20 22JUN27 ROW WAY/SITE SHIFT CITY COMMENTS DRAWN BY SCALE GRAPHIC PRO-1. NO. 22- 1 2GG DATE 04-25-22 SHEET S P 1 / / C/ s 'o / I REMA 9 10 15T P^ 5 / 1 4 TYP I o � 7 /O P O G �C /hO ,,�, I L L L/ F \ NU NT \ 18 \5 \ 7 9 O \� J2 I 5 7 • IM tilf���rr'%'is \I/Iltr�' Ph \III SITE PLAN KEYNOTES I . LANDSCAPE AREA. SEE SHEET L I. 2. OFF-STREET PARKING STALLS STRIPING - 4" WIDE STALL LINES, USE HIGH VISIBILITY WHITE PAINT. SPACES PROVIDED (20) SERVICE POINTS (0) DIESEL POINTS (42) 9'-O"x 20'-0"(MIN.) GENERAL PARKING (3) 8'-O"x 20'-0" (MIN) ACCESSIBLE PARKING W/ (1) 9'-O"x 20'-0" (MIN) LOADING ZONE (2) 1 I'-O"x 20'-0" VACUUM STALLS 3. A.D.A. ACCESSIBLE PARKING SPACE WITH LOADING ZONE. PROVIDE APPROPRIATE STRIPING AND PAVEMENT MARKINGS. 4. 4" WIDE, HIGH VISIBILITY, PAVEMENT STRIPING, LANE MARKINGS AND TEXT. COLOR: HC MARKINGS- BLUE, ALL OTHERS- YELLOW. HATCHING LINES 5ON CENTER, LETTERS 1 2" HIGH AND G" LETTER SPACING. TBDxSP 5. G" DEPTH (MIN.) CONCRETE SLAB -ON -GRADE WITH #3 REBAR, 3' O.C. CONCRETE SEALER: TK-2GUV TBDx SF G. 8" DEPTH (MIN.) CONCRETE SLAB -ON -GRADE WITH #4 REBAR, 3' O.C. CONCRETE SEALER: TK-2GUV 7. BG-1 2 CONCRETE CURB AND GUTTER PER DETAIL I I /SP5. TBDx 5F 8. G" INTEGRAL CONCRETE CURB/ WALK. SEE DETAIL 7/51`5 FOR NON -FLUSH SECTIONS. CONCRETE SEALER: TK-2GUV 9. STORM STRUCTURE. SEE SHEETS 5P2-5P4. 1 , SPG FOR FURTHER STORM SEWER INFORMATION. 10. 30" HT., G" DIA. CONCRETE FILLED PIPE BOLLARD PER DETAIL 9/5P5. 1 1. 8 STALL BIKE RACK WITH 4" CONCRETE PAD (BRP 300 TRADITIONAL BIKE RACK -SINGLE SIDE PORTABLE/ SURFACE MOUNT ENDS FUSION COATINGS - A DIVISION OF KTM INC. TO BE PROVIDED BY OWNER) 12. 40'-O"x 1 20'-0" DISPENSER ISLAND CANOPY. VERIFY SIZE, PLACEMENT, COLUMN AND FOOTING SIZE WITH CANOPY AND STRUCTURAL PLANS. CANOPY GRAPHICS PER OWNER. 13. E)" . r_ &i E)" n nn i ISLAND 24' 6 1ER6I 995ft915FIEN E 6ANE) , VIEF 14, CONCRETE ISLANDS W/ G" EXPOSURE WITH FUEL DISPENSERS. DISPENSER PER OWNER. A. 3'-G"x 7'-0" B11 . -� 15, 30" HT., G" DIA. CONCRETE FILLED PIPE BOLLARD PER DETAIL 8/5P5. I G. UNDERGROUND FUEL STORAGE TANKS PER OWNER. PROVIDE PIPING AND VENTING PER OWNER'S SPECIFICATIONS. 17, EXTERNAL TRASH ENCLOSURE TO MATCH BUILDING. SEE ARCHITECTURAL DETAILS. 18. KWIK TRIP TRADEMARK SIGN (VERIFY LOCATION WITH SIGN PERMIT) 19. 'FREE AIR COMPRESSOR. PROVIDE SIGNAGE PER OWNER. 20. SITE AREA LIGHT WITH CONCRETE BASE PER DETAIL 1 2/SP5 2 1 . PVC IRRIGATION SLEEVE UNDER PAVEMENT. VERIFY W/ IRRIGATION PLAN FOR EXACT SIZE AND LOCATION BEFORE INSTALLATION. TB D SF 22. 4" DEPTH CONCRETE WALK PER DETAIL 3/51`5 23. HC PVC BOLLARD SLEEVE PER OWNER. VAN ACCESS SIGNAGE AT 48" HT. STALL PARKING AT GO" HT. 24. OUTDOOR MERCHANDISING AREA 25. � . 2G. PICNIC TABLE PER OWNER. PROVIDE I HC. ACCESS TABLE SPACE. PROVIDE TRASH CONTAINER PER OWNER. 27. EXTERIOR DELIVERY'TOTE' STORAGE WITH SCREEN WALL 26. ELECTRICAL TRANSFORMER 29. ELECTRICAL DISCONNECT 30. GREASE INTERCEPTOR 31. TURN LANE 32. CONCRETE CURB ISLAND 33. VACUUM PER MANUFACTURE'S SPECIFICATIONS. SEE DETAIL 2/5P5. 34. CAR WASH KEY PAD/ CONTROLLER. PROVIDE TRASH CONTAINER 35. G" CONCRETE PAD WITH SNOW MELT PER MECHANICAL PLANS TBD SF 3G. APPROACH PER DETAIL 10/51`5 37. STORM OUTFALL WITH RIP RAP, SEE DETAIL 5/5PG 38 GOAD R=6E)N5TR GT1E)N 5EE SHEETS P 1 k P2 39. MOUNTABLE D-4 CURB SEE DETAIL I I/5P5 40. REJECT GUTTER- TIP GUTTER AWAY FROM FACE OF CURB FOR SHEET FLOW +I+H I+H+ 4 1. PAINT TAPERING EDGE FOR HIGH VISIBILITY NORTH SCALE: " = 30' 30 15 0 30 GO Know what's below. PLOTTING NOTE: PLANS PLOTTED TO I I x 17 Cal I before you dig. SHEET SIZE ARE%2 SCALE- I "=GO' KIWIK TIPIP IfIWIK KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 vX-Firvviiiiiiiiii7Q o °o o °❑ o 0 0 O ❑ Q oO ❑ O � � vO SITE PLANNING LANDSCAPE ARCHITECTURE_ 3 13 1 Fernbrook Lane North, STE 260 Plymouth Minnesota 55447 763.383.8400 fax 763.383.8440 I hereby certify that this plan, Specification, or report was prepared by me or under my direct 5uperV151on, and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota Date XXXXXXX No. 1 930G 51cined MW eller N r W Z Q 0 a J 0. V♦ 0 LU W U) LU F V Z 0 Z Z C� C LLJ W Z C w W � Q W Z J ~ 0 Cl) V Z NO. DATE DESCRIPTION 22APR25 - 22MAY05 INTERNAL REVIEW SUBMITTAL 22MAY20 22JUN27 ROW WAY/SITE SHIFT CITY COMMENTS DRAWN BY SCALE GRAPHIC PROJ. NO. 22- 1 2GG DATE 04-25-22 SHEET S P 1.1 --NOTE: CONTRACTOR TO OBTAIN RIGHT-OF-WAY EXCAVATION PERMIT PRIOR TO BEGINNING \ i SITE WORK. y Ii -CONSTRUCTION NOTE: \ CONSTRUCTION FENCING TO BE INSTALLED AROUND ENTIRE CONSTRUCTION SITE. COORDINATE WITH OWNER FOR FENCING AND GATE LOCATIONS AND APPROPRIATE SIGNAGE INSTALLATION. REFER TO OTHER PROJECT PLANS AND INFORMATION RELATED TO THIS PROJECT PRIOR TO �1\ �` _ — \ \ BEGINNING ANY GRADING WORK. _ J �� ` \ \ P . H NO 23 - - PLAN PREPARED FROM ALTA/ACSM LAND TITLE SURVEY BY: \ / / �� d \SON LINE OF \\ EG RUD SONS LAND SURVEYING I� Ln o \ �� / � H O CENTER G77G LAKE DR # 110 o 1 �4d �,-s� - — � �V LINO LAKES, MN 55014 o Eo ♦ % ! \ 1 OT — �� N %/ J z I 69 end „oT ------- U G5 I -3G I -8200 a fu \ G 0 Q - RIM g90'79 ��•''- CONTRACTOR SHALL LOCATE ALL UTILITIES WHICH MAY AFFECT THIS WORK AND NOTIFY r� Q) � Q Q - OPDi INNJ 0o M �' OWNER OF ANY CONFLICTS. a� 1 - oM 10�`i _i \ \ 1-0%z��vo� rn °� -CONTRACTOR SHALL VERIFY ALL EXISTING AND PROPOSED ELEVATIONS PRIOR TO START OF \ o L: �' \ �' n z CONSTRUCTION. VERIFY CRITICAL ELEVATIONS TO ENSURE CONFORMANCE WITH GRADING P op z \ 3 \ `�� /� w o ? > LL PLAN, PARTICULARLY WITH WALK AND/ OR PAVEMENTS TO REMAIN. MEET EXISTING GRADES ` \ i z = U ALONG STREETS, PROPERTY LINES AND DRIVEWAY ENTRANCES. RESTORE ALL EXISTING a a /`\ \ - - a �• �.•�• PAVEMENTS THAT REMAIN TO THEIR ORIGINAL, IF NOT BETTER CONDITION. NOTIFY OWNER OF U ANY CONFLICTS. `� \ \ / O _ $ - •• x » - AREAS NOT PAVED AND TO BE LANDSCAPED SHALL RECEIVE MINIMUM OF 4" DEPTH COMPACTED TOPSOIL. _ -896 \ N II - _ m � - CONTRACTOR SHALL COORDINATE GRADING AND INSTALLATION OF DRIVES IN R.O.W. WITH APPROPRIATE GOVERNMENT AGENCIES. OBTAIN APPROPRIATE PERMITS FOR GRADING AND - N DRAINAGE IN ALL R.O.W. Al � � - REFER TO OWNERS SPECIFICATIONS FOR CURB, APPROACH, BITUMINOUS, AND CONCRETE p P�O�y _ \�\9 �N \ \ iL PROFILES, AS WELL AS ADDITIONAL SITE STANDARDS RELATED TO THIS PROJECT. 'O O FINISHED FLOOR ELEVATIONS � PROPOSED CONVENIENCE STORE ° O O O I FINISHED ELEVATION = 904.0 FEET V / \ -CL- 4k6sz \ ° w Ll I = � � -1 � � PROPOSED CAR WASH z _ \ p�\ Q o� z z FINISHED ELEVATION 903.33 FEET \ \ > Z W W �❑= O / - \ o \ \ \ \� II Q BENCHMARK m SEE SURVEY FOR BENCHMARK INFORMATION \ cQ 10 w W W z - NOTE GRADING CONTRACTOR: U-Di / • �\ ;® g \ \ \ ANY PROPERTY IRONS THAT ARE DISTURBED IN THE GRADING PROCESS SHALL BE RESET BY A LICENSED LAND SURVEYOR AT NO ADDITIONAL COST TO THE OWNER. U0 Z \ \ i • m N w \ T o \z441 \ U m m _ LLI ILL Lo ILL z m o \ O r p(D - \�, ��• v v v ¢ - Q w Cz U ° �- z \ \ tK ro w \ �A O / ��� _ z �� z ? 1 ZCZ 0 N \ C) ' w0�m �� �O Q� - \ CZ 4l W • \ \ Y s \ O Q Q i y U N ¢ o �C N �', N m0 zw Zz / \Z(n------ z V \ z \ \- 4 > Ay`r6 4 ¢ IHII II Z w \ \° I 1 \ �ci'� � m a O Z 2 \ Q J lMN 68 .o W & UO Q U0 m �� Y �°' �� O Q� a o, — ZiLLJ a \ 2 w w > \ \ W - \ ZO +I ° a L \ I 1-4 o' tires \ �� - I I db�I I NOIlD�S � \ S�I)ffl ONIl JO A -LID IH1 d0 v ew \ v yv a X S1IWI� �-LV'dOdvdOD 0 \ \ �V — V A — AA NO �CIMOHS lr w ---------- z �I w r, T 1M 'AOJ AO INI-1 1SIM x X �� x `� x x \ X � � — — _ ,y v _ � � � � � y � - _ Vl[�la 's �\ /� x X A A - 1 - 1 / V I I ?- �_V --- A \ / I -� I� I �F �— 1 N 0b O� y y y /�/� �I I I � I I �I _ _ _ -� I \ I I y Og✓ _��\�� p 0 , \ M 0� 6 \ yQ- / V \ \ / I I -�, \ / I I /\ »�� I / i ( a4 MOIIOH auld `dT£Z :SS@JPPV Q o \ \ c^ r �� \ �� o � \ 1 /I �' \ \ I I'Dossy SJ@U O MOIIOH auld :J@UMp,L;L2s-\d�:,pO�' / / \ w 90T0 ZZ-ZZ-T£ 0£ N NId 03 e� �o \ ( O 0 I I \ \ \ \ o ea�A` I I I \ \ \ \ \\ -s '0 \ ( ( \ / / \ O i cp -10 / \ -- 1��\e� Gra o\\ w Z / v0 �'y oo rn NORTM U S \ \ \ c4 o o� �. c� \ \\ \ SCALE: I " = 40' \ O W \ -� vv \ J �n '\ `zs J % y o o / \ c �G �. \ I�, N c� O t9 w z \\\ \ V c� O s \ �p "o�G 'OO A \ \� 3 \\ \ \ 40 20 0 40 80 1 N \ \ �2 \ l� \ l�n��� �OZ! 6 \ 9 \ \ \ v �p \ dry V off• 0 20 \ 2� Ln Lna� moo, �� �'/ \ M� \� cn a M \ \ C-) CU - \ \ '� 6 \ \ \ �� \\ PLOTTING NOTE: PLANS PLOTTED TO I I x 17 M a� i v O OC !/ I \ A O O L N o� �� \� M U SHEET SIZE ARE/z SCALE- I -80 0 cP ° U, \ Z ❑ i�� \� \ w KIWIK I TRIP IrIWIK Sr*;? KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 = o °o o °❑ o 0 0 O ❑ Q o0 ❑ O v0 SITE PLANNING LANDSCAPE ARCHITECTURE_ 3 13 1 Fernbrook Lane North, STE 260 Plymouth Minnesota 55447 763.383.8400 fax 763.383.8440 I hereby certify that this plan, Specification, or report was prepared by me or under my direct 5uperV151on, and that I am a duly licensed Landscape Architect under the Iaw5 of the State of Minnesota Date XXXXXXX No. 1 930G 51cined o ert J. Mueller N w w O �� V� O U) Lu w Z V z Q Z Z J W a W Z w 0 W > Q Q Z O 0 z NO. DATE DESCRIPTION 22APR25 - 22MAY05 INTERNAL REVIEW SUBMITTAL 22MAY20 22JUN27 ROW WAY/SITE 51-IIPT CITY COMMENTS DRAWN BY SCALE GRAPHIC PROJ. NO. 22- 1 2GG DATE 04-25-22 SHEET S P2 GOPHER STATE ONE CALL d ° PRESSURE TAP CONNECT TO EX. d ' 16" WATERMAIN. FIELD VERIFY •�i� / WWW.GOPHERSTATEONECALL.ORG �1 Z SIZE, ELEV. AND LOCATION PRIOR ° \ (800) 252-1166 TOLL FREE OQ` ° ,�Dc TO START OF CONSTRUCTION. �9 �p (651) 454-0002 LOCAL;1113 0- 1.. 6 d�. 1�1 I < �► '�d� Ad V The subsurface utility information shown d d ° `� / QV d '' F\ / ° (� % ° \ on this plan is utility Quality Level D. d ° �`4 ° �- ° \ This quality level was determined d d ° according to the guidelines of Cl/ASCE I Sys ° 38-02, entitled "Standard Guideline for a P.� / P` 4 GATEVALVE GP5 0R /'� / \ ♦ ; ' �\ ° the Collection and Depiction of Existing _I O / \ . �� ° Subsurface UtilityData." 0 a /'\i \ P G \ s \ d - \�� 6 GATEVALVE �P F COORDINATE NEW UG ` d 4c-"� ° ° \\/� / GAS SERVICE WITH °dQ ° ° ° d'00S�ERQr / UTILITY COMPANY \ mow 4" C900 PVC WATER F`��` F`e EX. FIRE 5e��/ / :COORDINATE NEW UG \ \ lS\ 11 d \ \/ GPS HYDRANT ��i / Gy�� P`� TELEPHONE SERVICE `,\\ \\ \♦♦ 9s d 2� O C900 PVC WATER �R WITH UTILITY COMPANY \ ° ° FN0 F g�� d \ 2 ° d d ° \ /��' GAS SERVICE AND \ \\ `�' ° d �%--�f METER LOCATION '7 _ ?i XX ° d °° d �`� v ���� e"� '� °�� \ \ ♦` �` ° O 6" PVC SAN. S. ° a ° a_____ �� ���� INV. @ BLDG \ \\ \♦�\ d \ d ° - 896.00 TELEPHONE SERVICE \ d 0_t / d d \ GP5 45 LF 6 SCH 40 / AND METER LOCATION \ \�s��os �� d �7 \ PVC SAN. S. @ 2.1 % CAR WASH \,s f� ♦� FFE=903.33 ,��� d ° ° C) FIRE DEPARTMENT CONNECTION d /d d S FNg� F��\ / / / �`�o oLo 6" FIRE PROTECTION WATER \s\�9 d ° d R SERVICE AND METER LOCATION. \ \ 4" DOMESTIC WATER SERVICE R/ ti AND METER LOCATION. ° ° FN�� BPS �s`� 1 \ V A ♦\ �� ° = ELECTRIC SERVICE AND �� V A\ �, \ \ Oc ° m s METER LOCATION J \ \ \♦ ,� � m�� COOPd Y d ♦ ° ° ° COORDINATE NEW UG � � \ ELECTRIC SERVICE WITH J STORE \ \\ \♦ ° �lS\ KEYNOTE UTILITY COMPANY FFE 904.0 \ 1 6" PVC SAN. S. \ \ ♦. �F� ° \ ° \ 1O - / TRANSFORMER AND SAN. S. CLEANOUT' (AT BLDG SERVICE CROSSINGS) LOWER � \ \ � 2 d ,� / DISCONNECT PAD INV. = 895.05 J INV. ® BLDG \ \ \ �° WATERMAIN TO PROVIDE 18 MINIMUM / LOCATION = 896.00 \ \ ♦. ° , \ CLEARANCE BETWEEN SEWER AND WATER AT CROSSING. SEWER PIPE WITHIN 10 FEET OF THE /�F, \ \\ ♦♦ �� m ����\ ° ° CROSSING MUST BE CONSTRUCTED OF MATERIALS < / F / � PPROVED FOR USE WITHIN A BUILDING IN 16 IF 6 PVC .� �. N \ / � 0 �^ o., SAN. S. © 12.1 % • °���w'0%I � � ACCORDANCE WITH MN RULES 4714. WATER / 0 D ,o N \ <6 A SERVICE SHALL NOT CONTAIN ANY JOINTS OR / 47 LF 6" SCH 40 d \ \ \ CONNECTIONS WITHIN 10 FEET OF CROSSING. PVC SAN. S. ® 2.1 % \ \ ° ° TEST ALL PORTIONS OF THE STORM SEWER / \ s� `-9� <^\ \\ ♦♦ N� ° ° dd d �d ^ SYSTEM WITHIN 10 FEET OF THE CROSSING IN d \ ACCORDANCE WITH MN RULES 4714.1109. GREASE TRAP. REFER kP 0 \ D TO PLUMBING PLANS. SAN. S. CLEANOUT / / / ° \ ° d I N O \ \ - AT UTILITY CROSSINGS NOT BLDG SERVICES • X INV. = 892.36 / \' \ ` d °d \ ( ( )) _A\ P I I �? \ LOWER WATERMAIN TO PROVIDE 18 MINIMUM + Vv m A SAN. S. MH �s �/ " \ \ \ ° ���� ^ _ CLEARANCE BETWEEN SEWER AND WATER AT IcP< > \Q c 5� �- � \ CROSSING. WATER SERVICE SHALL NOT CONTAIN -o = ,P /�� 0 0� d r A� TOP 903.60 cP / O \ 6 ANY JOINTS OR CONNECTIONS WITHIN 10 FEET tiG� p� INV. = 894.06<.nLn < /� ° d ° d d z OF CROSSING. TEST ALL PORTIONS OF THE (9 I / < C G lop X �� J o; 0 Off,/ _ ° z \ 3 STORM SEWER SYSTEM WITHIN 10 FEET OF THE G co CO CROSSING IN ACCORDANCE WITH MN RULES I ' / G�CO � i9 4714.1 109. /J �J \ < o �3/ `� G 3 d-co A i / I ��.REMA <00 ® �m W NOTE: IF A SEWER LINE IS CONNECTED TO A MH MORE O NEENAH FOUNDRY Co. R-1642 CASTING \ / THAN 24" ABOVE THE INVERT OF THE OUTGOING LINE, THEN WITH SELF-SEALING, SOLID, TYPE B LID, J @ ��/ ® LrA O �� j7 A THE CONNECTION SHALL BE BY MEANS OF AN OUTSIDE DROP. OR APPROVED EQUAL. COVER SHALL BEAR >>, \ S. z► - THE "SANITARY SEWER" LABEL. q 11 '� SAN. CLEANOUT ® • d ° d PROVIDE 1/2" GASKET MATERIAL o3 INV. = 890.66 ° d ° UNDER CASTING. USE "EZ-STICK" BY PRESS SEAL OR APPROVED EQUAL. INSTALL FLEXIBLE WATERTIGHT J �j �• J \ �� ° ° d FRAME/CHIMNEY SEAL IN ORDER TO SEAL FROM THE CAST IRON FRAME DOWN TO THE <,n J . ° d 1 ° o MORTARLESS/WATERTIGHT HDPE CONE. USE INTERNAL/EXTERNAL ADAPTER �jplj I J 1 d MANHOLE ADJUSTING RINGS. USE J 6�; � - d d LADTECH® OR APPROVED EQUAL. SEAL MANUFACTURED BY ADAPTOR, INC. OR , MINIMUM 2"/MAXIMUM 8" OF APPROVED EQUAL. R :892.28 d ° ° ADJUSTMENT SHAPE CHANNELS TO HAVE C) I •dINT A ° d ^d \ SMOOTH, ROUND INVERTS. J l� JJ �� ° __ d APPLY AN APPROVED RUBBER �� ° o BUTYL SEALANT BETWEEN EACH 27 RING AND MH STRUCTURE. kP 1 1 m d d _ PROVIDE "O"-RING RUBBER o I _J '\ •� A d d d d JJ GASKETS PER ASTM C-443 ,III ON MH ALL JOINTS. INSTALL „ „ \ • v c9 2 EZ-STIK PREMIUM BUTYLX �`" \ 99LF 6 PVC SAN. S. ® 2.1 % 99LF 6 PVC SAN. S. @ 2.1 % d °� o SEALEANT BETWEEN ALL MH 12" WIDE \ -� ii ii ii ii �� �� >>, ii d • O d d ° I JOINTS, AS WELL AS A POLYPROPYLENE 1 • v d MACWRAP EXTERNAL MASTIC ENCASED STEPS. 15" MIN. d SEALS ON THE EXTERIOR OF ON DOWNSTREAM RADIUS � • d ALL MH JOINTS. SIDE. _ - wa • d� ^ n I SAN. S. CLEANOUT S ° B B \' INV. = 886.88 ° PROVIDE WATERTIGHT PIPE CONNECTIONS. FLEXIBLE - 1 SEALS/GASKETS SHALL MEET 48„ _ SAN. S. CLEANOUT B SAN. S. MH � �°^ ° d ASTM C-293 & C-443 AND O REMAIN ° U d ALLOW 10-DEGREES OF I INV. = 888.96 ° I DEFLECTION IN ANY TOP = 893.95 • r a DIRECTION. STEPS 16" O.C. 5>> A m o ALIGNED VERTICALLY USE ONLY PRECAST / INV. = 884.80 ° SECTIONS. No REINFORCED PRECAST PRECAST/REINFORCED BRICK OR BLOCK. _----_ L " ,1 d ^ NORTH / ° I SCALE: " = 30' CONCRETE BASE. MINIMUM ECCENTRIC CONE AND Q PLAN / 62LF 6 PVC SAN. SLAB THICKNESS - 6" RISER SECTIONS AS Q S. ® 2.1 % /1 Q d 30 15 0 30 GO REQUIRED BY ASTM > FOR 14' DEPTH. C 478 INCREASE THICKNESS 1" FOR EVERY 4' OF DEPTH FOR CONNECTION TO EXISTING STRUCTURES, CORE -DRILL SAN. S. CLEANOUT MAX / GREATER THAN 14'. L INV. = 883.50 1 d � PLOTTING NOTE: PLANS PLOTTED TO I I x 17 20" TO OPENING AND PROVIDE FLEXIBLE SPRINGLINE WATERTIGHT CONNECTOR. ° �� • ° �� ° d SHEET SIZE AREY2 SCALE- I "=GO' FLOW SLOPE BENCHES ; FS LF 6" PVC SAN. 1 �1� ° SLOPE i r ® 2.1 % 1 ° CORE -DRILL CONNECT TO EX. / i • -- • ° ° _ ° � d d � d � C SAN. S. , MH � ° 873 SAN. S. MH AT INV. ELEV.8f 6" THICK SAND OR BASE AND ° • F FOUNDATION MATERIAL - - - - - - - - - - - - - - - MONOLITHIC d , / / d n rn °d� A OR = IELD VERIFY SIZE, WALLS ARETOP = 891.8b Q TJ ° ELEV TION, AND LOCATION PRIOR 64" MINIMUM ° INV. = 882.2Q d TO START OF CONSTRUCTION. UNDISTURBED solL OR BENCH-1/2 DIA. of PIPE 1 1� • � ,-+ � COMPACTED SUBGRADE SECTION AA FORM v SECTION B B GROUT To 62LF 6" PVC Go pOdA rn d ° RESTORE PUBLIC RIGHT OF WAY, SLOPE To 1 SAN. S. ® 13.5% REPLACE CURB AND GUTTER, AND LIFTING HOLES WHICH PENETRATE CENTER a 0 REPLACE PAVEMENT TO EXISTING THROUGH SECTION WALLS ARE STANDARD SANITARY SEWER M H TROUGH. EXISTING TREES TO REMAIN v /'1 ° NOT PERMITTED. • �o � l � SECTION AND GRADE WITHIN ONE , 1 1 � ° n l _ 4� d WEEK OF REMOVAL.LP III I IKIWIK I TRIP KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 a SONDE ENGINEERING, PLLC. 10830 NESBITT AVENUE SOUTH BLOOMINGTON, MINNESOTA 55437 (952) 881-3344 TELEPHONE (952)881-1913 FAX v .sundecivilmm 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 DER T E LAWS OF THE STATE OF M N SO Brian H. Mul dsto k DATE:06/27/22 RE3. 23468 N TOM LU W 0 Cn 0�/� U) Z W W z Q V z J Z a W >. Z cli w L Q J Z J ~ O z NO. DATE DESCRIPTION 25APR22 - 05MAY22 INTERNAL REVIEW 5UBMITTAL 20MAY22 ROW / 51TE 5HIFT 27JUN22 CITY COMMENTS DRAWN BY SCALE GRAPHIC PROJ. NO, 22- 1 2GG DATE 04-25-22 SHEET S P4.0 o� Zvi �G�O .77 \ 77 77 0 DO NOT CUT MAIN LEADER, REMOVE DEAD AND BROKEN BRANCHES, MAINTAIN NATURAL TREE FORM. DO NOT CUT MAIN LEADER REMOVE DEAD AND BROKEN BRANCHES STAKING * GUYING AS NEEDED TREE WRAP - FALL PLANTING ONLY S SET CROWN OF ROOT BALL e� I" ABOVE EXISTING GRADE 4" DEPTH MULCH (NO MULCH AGAINST TRUNK) M5f 191V uu—loin - PII, AND WIRE BASKET- �IIV �W -IIVI li�'lll _ 'I_ I COMPACT ii UNDER ROOT 13ALL COMPACTED 5U5GPADff Ll STORE r \ EXISTING TREES TO REMAIN i riia` :'�iwww�,�,•� � Y��ii����-r.� SEED REF AI R AS NEEDED W w SEED W W w W r W r SEED REPAI R AS NEEDED Know what's below. Cal before you dig. PLANT MATERIAL HEIGHT' X QUANTITY SIZE ROOT COMMON NAME WIDTH' TYPE BOTANICAL NAME OVERSTORY TREES RED OAK RO 9 2.5" CAL. BBB GO' x 50' Quercus rubra WHITE OAK WO 8 2.5" CAL B*B 50' x 50' Quercus alba NM 4 2.5" CAL. BCB NORTHWOOD MAPLE 50' x 35' Acer rubrum 'Northwood' QUAKING ASPEN QA G 10HT BBB 50' x 25' PcpulU5 tremUloldes UNDER5TOKY TREES BLUE BEECH 0 BB 2 2" CAL. B*B 30' x 30' Carpinus caroliniana SHRUBS AM 23 #3 CONT p°t AUTUMN MAGIC CHOKEBERKY 4 x 3 Aronia melanocarpa 'Autumn Magic' BJ 49 #3 CONT pot BROADMOOR JUNIPER 2 x 8 Juniperus Sabina 'Broacimoor' GRO-LOW FRAGRANT SUMAC GL G #3 CONT p°t 2 x 7' Rhus aromatica 'Gro-Low' PERENNIALS SO 43 # I CONT pot STELLA DE ORO DAYLILY 2' x 3' Hemerocallis 'Stella de Oro' AUTUMN JOY SEDUM AS 38 # I CONT pot 18" x 18" Sedum x 'Autumn Joy' O RA G8 # I CONT pot FANAL RED ASTILBE 18" x 18" 'Fanal' Astilbe x arendsll BLUE ASTER OWOODS WB 32 # I CONT pot 12" x 12" Aster dumosus 'Woods Blue' WOOD PURPLE ASTER O WP 22 # I CONT pot 12" x 12" Aster dumosus 'Woods Purple' GRASSES BF 28 # I CONT pot FESTUCA ELIJAH BLUE 8" x 8" Festuca cJlauca 'EIIJah Blue' LB 14 # I CONT pot LITTLE BLUE STEM 4' x 3' Schizachyrium scoparium I O' AQUATIC EMERGENT BENCH NOTES NATIVE PLANTS, PLANTING AND TRANSPLANTING A. Native planting shall not commence until planting areas have been properly amended and prepared. B. The site shall be free from all weeds and invasive plant species. C. Install plugs in the 10' acluatic bench @ 4' O.C. D. Over seed pond slopes and bench immediately after pond grades are established and plugs are installed. Use a wetland seed mix for the bench and a restoration seed mix for the pond slopes. Maintain planted areas until they are established. E. All emergent plants shall be saturated with water. Installation shall be at or below the water line a maximum 12" depth. I O' AQUATIC EMERGENT BENCH. USE AN EQUAL DISTRIBUTION OF EACH SPECIES. G02 SY OVER SEED WITH MN STATE SEED MIX 34-2G2 WET PRAIRIE (OR APPROVED EQUAL). PROVIDE EROSION CONTROL BLANKET ON SIDE SLOPES. QUANTITY EMERGENT PLANT SPECIES HEIGHT HARDSTEM BULRUSH 1 1 3 4" POT PLUG 4' - 9' n ctu Schoeoples acutus SOFT STEM BULRUSH I 1 3 4" POT PLUG 3' - 5' ctu Schoeoples tabernaemontani n SPIKE RUSH 3 4" POT PLUG 1'- 3' Eleocharis palu5trI5 SEED SPEC: FALL SEEDING IS PREFERABLE (AUG. 20 TO OCT. 20). SPRING SEEDING SHOULD BE BETWEEN MARCH 1 5- MAY 15. NO SUMMER SEEDING. MN STATE SEED MIX 35-22 1 - DRY PRAIRIE GENERAL (OR APPROVED EQUAL). 41 10 SY PROVIDE EROSION CONTROL BLANKET ON SIDE SLOPES. EDGING - 54G LF MULCH - 2G CY SOD - 3450 SY � o NOTES: - CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS FOR PLANTING IN ALL R.O.W. a� - LANDSCAPE CONTRACTOR SHALL VERIFY ALL UTILITIES WHICH MAY EFFECT HIS WORK. o - LANDSCAPE CONTRACTOR SHALL COORDINATE HIS WORK WITH OTHERS AT SITE AND COMPLETE HIS WORK PER OWNERS aim CONSTRUCTION SCHEDULE. - ALL PLANT MATERIALS SHALL BE GUARANTEED ONE (1) FULL YEAR UPON TOTAL COMPLETION AND ACCEPTANCE BY OWNER, WITH ONE TIME REPLACEMENT AT APPROPRIATE TIME OR UPON REQUEST OF OWNER. - REPLACEMENT TOPSOIL SHALL BE CLEAN, FREE OF STONES, WEEDS, AND OTHER UNDESIRABLE DEBRIS. N� I o - PLANTING SOIL MIX (INCIDENTAL COST ITEM) 893 ` 1. MIX I LB. 5-20-20 COMMERCIAL FERTILIZER PER CU. YD. TOPSOIL 1/ 2. THOROUGHLY MIX I -PART SAND AND I -PART PEAT MOSS WITH 5-PART5 FERTILIZER AND TOP SOIL. T 9z.5 - USE PLANTING SOIL AT ALL LOCATIONS PER DETAILS THIS SHEET. 4i SOD LANDSCAPE CONTRACTOR SHALL VERIFY TOPSOIL DEPTH AND NOTIFY OWNER OF ANY DEFICIENCY. E STRIP SOD SHALL BE CULTURED WITH PREDOMINATELY KENTUCKY BLUEGRASS SEED OF RECENT DISEASE RESISTANT INTRODUCTIONS. / NO GUARANTEE ON SOD EXCEPT ANY SOD NOT SATISFACTORY AT TIME OF COMPLETION INSPECTION SHALL BE PROMPTLY I REPLACED PRIOR TO COMPLETION OF JOB. STAKE SOD ON SLOPES 3: I AND GREATER. j - WHERE EXISTING CONCRETE/ ASPHALT AREAS ARE TO BE REPLACED WITH LANDSCAPING, PROVISIONS SHOULD BE TAKEN TO COORDINATE EXCAVATION OF SUBSOIL TO A DEPTH OF 2' WITH GRADING CONTRACTOR. REPLACE WITH COMPACTED TOPSOIL. ALL AREAS TO BE LANDSCAPED AND SODDED SHALL BE GRADED SMOOTH AND EVEN. m o - LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR SODDING ALL AREAS WHICH ARE DISTURBED BY CONSTRUCTION INCLUDING LL -BALL R.O.W. AND ADJACENT PROPERTIES. T - LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR PROVIDING BLANKET ON ALL SEEDED AREAS THAT ARE SLOPED. MULCH I ^ APPLICATION FOR ALL OTHER SEEDED AREAS SHALL BE EITHER HYDROMULCH OR DISKED STRAW DEPENDING ON SEED TYPE, APPLICATION, AND OWNER REQUEST. LANDSCAPE CONTRACTOR TO INSTALL 'VALLEY VIEW, 'BLACK DIAMOND" EDGING AROUND ALL PLANTING BEDS AS SHOWN ON THIS PLAN. v i - ALL MULCH TO BE FINELY SHREDDED HARDWOOD ORGANIC BARK MULCH. NO DYED MULCHES. INSTALL 4" DEPTH. NO FILTER FABRIC BENEATH ORGANIC MULCHES. NO EDGING AROUND ALL TREES OUTSIDE SHRUB BEDS. In 1 - IF SPECIFIED; ALL GRAVEL MULCH SHALL BE I "+ DIA. WASHED "RIVER ROCK". INSTALL 4" DEPTH WITH APPROVED WEED FABRIC NO TH I BARRIER IF INDICATED PLAN. -0 CALE:��TJi O I - LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR IRRIGATION SYSTEM INSTALLATION PER IRRIGATION PLAN. DESIGN SHALL BE 15 0 30 Eo APPROVED BY OWNER PRIOR TO INSTALLATION. IRRIGATION DESIGN SHOULD ENCOMPASS ALL LANDSCAPE AREAS WITH SOD AND/ OR PLANTINGS, FROM CURB TO CURB. R.O.W. SHOULD BE IRRIGATED FROM SPRINKLER HEADS LOCATED WITHIN PROPERTY BOUNDARY. CARE SHOULD BE TAKEN IN VICINITY OF ALL WALKS AND DRIVES TO MINIMIZE OVER SPRAY. COORDINATE INSTALLATION OF ALL PVC SLEEVE UNDER DRIVE AREAS WITH GENERAL CONTRACTOR. 'LOTTING NOTE: PLANS PLOTTED TO I I x 17 - LANDSCAPE CONTRACTOR SHALL CLEAN ALL PAVEMENT AREAS AFTER ALL LANDSCAPE INSTALLATION IS COMPLETE AND SHEET SIZE AREY2 SCALE- I "=GO' ACCEPTED BY OWNER AND DAILY AS DEEMED NECESSARY BY THE CITY. - GENERAL CONTRACTOR TO SWEEP PAVEMENT AREAS PRIOR TO TURN OVER TO OWNER. IfIWIK TIPIP IfIWIK T 0-� KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 0 o a o0 0 0 o0 SITE PLANNING LANDSCAPE ARCHITLCTU RE-' 31 31 Fernbrook Lane North, STE 260 Plymouth Minnesota 55447 763.383.8400 fax 763. 383.8440 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 Landscape Architect under the laws of the State of Minnesota Date XXXXXXX No. 1 e30G 516jned IF77075ert J. Mueller to N r LU W Z 0 Q ~ O ..J to a W LU W V z_ am z C a W V Z L LI W J Z Z a 0 O z NO. DATE DESCRIPTION 22APR25 - 22MAY05 INTERNAL REVIEW SUBMITTAL 22MAY20 22JUN27 ROW WAY/SITE SHIFT CITY COMMENTS DRAWN BY SCALE GRAPHIC PROJ. NO. 22- 1 2GG DATE 04-25-22 SHEET L 1 .. .. .. .. .. .. .. j. .. .. �j JJ 1J J Ppl 3 c 0 0 `G DF� i i ♦X .L/ REMA EXISTING TREES TO REMAIN TREE PRESERVATION: » » » » » �» » For areas that are not environmentally 5en5itive (Non -ESA) TREE PRESERVATION FOR BA51C USE AREA: Trees removed within 1201510 use area that are G" dbh and over do not have to be replaced Number of trees removed In 120151c use area: 240 Note: Ex15t1ncg trees to remain are drawn to scale and are 1n green TREE PRESERVATION OUT5IDE OF BASIC USE AREA Tree location not within ba51C use area: I tree to be replaced per I tree removed, If the tree 15 G- 1 2" dbh. 2 trees to be replaced per I tree removed, If the tree 15 over 1 2" dbh No trees were removed outside of the basic use area, thus no trees well be replaced for this area. For areas that are a Natural Resource Corridor Enhancement Area / Natural Resource Protected Area: TREE PRESERVATION OUT5IDE OF BASIC USE AREA If a tree 15 removed 01-t51de of the ba51C use area, for every I tree G- 1 2" dbh removed, replace with 2 trees and for every I tree over 1 2" dbh removed, replace with 3 trees. CALCULATIONS \ Trees removed: G- 1 2" dbh: TBD - waiting for an additional survey over 1 2" dbh: TBD - waiting for an additional survey Trees to be replaced: TBD dim �6� INS W. NCE •' tom, ;. �I 4.0 / ..v /MW � All �.�i �I A, v '- Fes'' �♦ r �` 1�{ r �\��_' , , Ili=, // 1\- � �I .\ �� *► � t 4 � 4~ -v 0 ;1 m � C �_ ` ' (- J 1 m O0 1 »� _ i NORTH SCALE: 1 " = 30' 0 30 15 0 30 GO Know what's below. PLOTTING NOTE: PLANS PLOTTED TO I Ix17 Call before you dig. SHEET 51ZE ARE%2 SCALE- I "=GO' KIWIK TRIP KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 'ffXTC!VrV%.=.: v 0 o a o0o a moo SITE PLANNING LANDSCAPE ARCHITECTURE= 31 31 Fernbrook Lane North, STE 260 Plymouth Minnesota 55447 763.383.8400 fax 763.383.8440 I hereby certify that this plan, Specification, or report was prepared by me or under my direct 5upervi5lon, and that I am a duly 11cen5ed Landscape Architect under the laws of the State of Minnesota Date XXXXXXX No. 1 e30G Si ned o ert J. Mueller Z a to J 0 N Z W O W F- O a ~ o Cn W W W V Z Z U) Z W W ., WC - Z w a W w > a W Z J W O 0 � C� J NO. DATE DESCRIPTION 22APR25 - 22MAY05 INTERNAL REVIEW SUBMITTAL 22MAY20 22JUN27 ROW WAY/SITE 5HIPT CITY COMMENTS DRAWN DY SCALE GRAPHIC PROJ. NO. 22- 1 2GG DATE 04-25-22 SHEET L2.Z \ d d ° p 'oo '0.0 'oo 'Go 'o.o�se" d d ° »�» » CALCULATION STATISTICS ' Q d d \ *Do +0.0 '0.0 *Do +0.0 \.0 *Do +�O '0.0 *Do +O.O '0.0 \ ° FIXTURE TYPES: �,e c,GATAC,� 'BASII`cbS� N* � , OVERALL SITE: 0 '0.0 •0.0 •0. '0.0 •0.0 •0.0 '0. 0.0 •0.0 p FILLED WITH SNOW d ce A - RECESSED LED DOWNLIGHT 'oo�a AVERAGE: 2.6 '' FILLED � Y I°T� SNO`�° . •Go d N 77 d GOTHAM EVO-35/30-8AR-WD-120-TRW d d d MAXIMUM: 56.2 \1 4 'o.o 'o.o *Do 'o.o 'o.o *Do 'o.o 'o.o 'a.o 'O.a +o.o <b.o ' 'a.o 'o.o 'o.o 'D.o o.a \d ° d ° d° �° MINIMUM: 0.0 \ 'A 'a.o ° 'o.o a.o 'o.o 'o.o 'a.o 'o.o 'o.o 'o.o '0.0 'o. �3.0 'o.o 'o.o ' o o.o •0.0 'o.o .o 'o.o p \I�7 i m a d ° `\ • � /d B - LED STRIP LIGHT MOUNTED IN GABLE / 'D.a 'D.D 'o.o 'o.o 'o.o 'o.o 'oo 'o.o 'o.o 'o.o o.o .° '0.0 '0.o So o.0 0.0 '.0 o.o '0.o 'o.o o.o / d d 1// \11 a d` °a ° LITHONIA TZL1 N L96 10000LM FST MVOLT / / d \I '0.0 '0.0 P.0 '0.6d'0.0 •0 0.0 ' .0 0.0 ` D +0.0 'D.0 'O.O �0.0 • 0.0 �0.0 'D.0 ` .D 0 0.0 '0.0 d d F I XT R E Y M B L d •D.0 •0.0 'O.Od•D.0 •0.0 '0. .0 •. '0.0 •D.0 '0.0 0.0 • 0.0 •. '0. •.0 '0. 7�0 •D.0 '0.0 •0.0 •. •.0 'O.o •0.0 p /' \ U SYMBOLS: S• C- LSI LIGHTING: SCV-LED-23L-SCFT-UNV-DIM-50-WHT p '°.° 'o.o 'D.a 'o.o 'o.o 'D.a .D 'o.o '°.° '°.° .° °.° du.o '0.0 'o.o o.o •o.o 'o.o o '.o •0.0 '°.° •o.o ° 'o.o 'o.o 'o.o •o.o /'/ / / MOUNTED UNDER GAS CANOPY �0 d�0 d d 41 .O.D�*OO *Do ' •D.0 '0.0 •DD ' +0+0 :- �\ .D �FR 0 :D.0 0 •�O.o '6 •Do r90� +no D +0.0 +00 //'v C & D Q LED LIGHT MOUNTED UNDER FUEL CANOPIES MOUNT FIXTURES WITH FORWARD THROW OPTIC AIMING AT ' d � •Dy1 d d STORE FRONT. o.o 0 0.0 0.0 0.0 'a o.o 'o.o 'a.o ' . o.o 'a.o o.a.o 0.0 o a.D 0.0 0.0 'o.o 'o.o 'o.o 'a.o 'o.o o.o '°. 'o.o \ �(\G ° d Q�` _Y'o.o '°.° 'o.° 'o.o 'D.D ao.° ' .o '0.0 '0.0 0.0 '0.0 'o.o �``.BC'�.b� o.o :. :.0 ±o.o 0.° ' .o '69 '0.0 '0.0 '°.o .° 'o.o •o.o '°.° 'o.o 'o.o •o o.° 'o.o p ``�J d d \-\ u ° •D.D ♦0.0Q°.° '0.0 • 0.0 '0.0 D.D +0.0 'D.0 '�60 + O. o.D '0.0 • - 0.0 +D.o �'O.O •D.o +O8'O.O + D '•D. iB� LED STRIP LIGHT MOUNTED IN GABLE D LSI LIGHTING- SCV LED 15L SC UNV DIM 50 WHT Q v jl� d d �° q - 4 ° • \ MOUNTED UNDER GAS CANOPY \ a p 80 'o.o •o.o 'o.o 'o.o 'o. �.o 'o.o 'o. o.o 'a.o 'O.o o. o.o 'O.o o. o$\ o '0.0 , V' ' ., '°.1 •°.1 •0.1 °.i n--- e" _0b .a.. sty y °.° •o.0 •o.o +A jo a •o. o D.o •°.0 4 a d J f / d+ d � 'D. *o.o o.o 'Go '0.0 'o.o ' . '0.0 0. .a '0.0 'o.o 'D. °cc o.o °.° o.o '°.° '°. � '0.1 '0.1 '°., ' . '0.1 'o., 'o.o 'o.o 'o.o o.o 'o.o 'o.o o.o %6.0 '� 'o.o 'o. .° .o 'o.o o.o d d p'o.o '0.0 •D.o 0 'O.Od•0.0 • 0.0 0.0 .0 •0.0 • •0.�•.y� 0.0 •0.0 •., +0.1 `O.1 O.1 +0., +0.0 ♦Y. /`0.0 ' `D.dD.O •D.0 `0.0 '0.0 '° p \ AO RECESSED LED DOWNLIGHT E LSI LIGHTING: MRS LED 12L SIL 3 UNV 50 70CRI WHT _P dp d d •0.0 •0.0 '0.0 •0.0 •0.0 '0 0.0 •0.0 ' . •0.0 •0.0 '0.0 0.0 '0.0 •0. 0.0 '0.0 •0.1 �'17 '0. .1 '0.1 '0.1 •0.1 ' .1 01 0. '0.1 '0.0 /'0.0 ' '0.0 •O.� 'D.o 'O.o •0.0 'D.o ' '0.0 '0.0 45.0 '0.0 d / ,do p F - LSI LIGHTING: MRS-LED-12L-SIL-3-UNV-50-70CRI-WHT-IL p •0.0 '0.0 '0.0 •0.0 '0.0 +0.0 ' 0 +0 0.0 ';0�-- .0 'O.o ' 0.1 ' o.1 '0.1 '0.1 ' 'O.1 '0.1 '0.1 '0.2 '0.2 '0.2 0.2 0. '0.0 +0.0 a-m /'0.0 +0.0 '0. o +O'0.0 •0.0 +0� '� ' . +O.o '0. •0.0 +0.0 '0.0 d p d ♦pG� • �� d d O �® POLE MOUNTED LED FIXTURE d /4 �3'.0 •0.D 'o.o :o.op:O.D 'o.o ' 0.D 'o.o '.0 0.D 'o.o .1 • 1"0.1 'o., •0., '0.1 �� D., '0.1 'o., •D. 0.1 '0.1 'D., 'o.z 'o.z •D.z 'o. ' •D.a 'o.z 'o.z •0., 'o., \\0.0/j,e o.o •o.o 'o.o 'o.o .f� .O 'o.o •o.o '0.0 'o.o 'o. o '0.0 'o.o •o.o p E, F, G & H G -LSI LIGHTING: MRS-LED-I2L-SIL-FT-UNV-50-70CRI-WHT ° ^ \ d d 'O.o •0.0 'O.0 'O.o •0.0 0.0 0. 0.0 '0.0 ' •0.0 ' 0. • 0.0 •0.1 •0. 0.1 •0.1 •O.1 'O.1 '0.1 .1 0.1 •0.1 •0.1 ' .1 '0.1 '0.1 '0.1 '0.2 •0.2 •0.3 ' A.4 0.3 •0.3 +D.2 '0.1 .i '0.0 'o.o •o. •o.o •o.o WA •o.o •D.o 'o.o •o.o •D.D .0 • .o •o.o •D.o �C/� d / o Q + \ \ p 'o.o 'D.a '0.0 'o.o 'o.a '0.0 'o.o o.o 'o.D 'o. 'o.o °.° 'o.o '0.1 '., 'o. '0.1 'D., '0.1 D., '0.1 +0.1 '0.1 '0.1 'o., `0.1 'o.z '0.2 'o.a oa 'o.s 0.6 'o.s •o.s 0.5 'o.a 'o.z '� '0.1,'0.0 '0.0 'aa7 '°. 'o.o 'Do 0 0.0 '°.° o.o 'o.o 'o.o o •o.o 'o.o •o.o `o.o v d v H - LSI LIGHTING: MRS-LED-12L-SIL-FT-UNV-50-70CRI-WHT-IL p d 'O.o '0.0 '0.0 ♦O.o '0.0 +0.0 ' 0.0 0.0 ' •0.0 +0 0.0 ' 0.0 0.1 ' 14 - •D., '0.1 'O., 0.1 '0.1 '0.1 ' �1 +0.1 '0.1 '0.2 +0.2 '0.z •0. 04 •0.6 '( ''�0.9 `09 'D.9 `0.] •0.6 'D.s .3 +0. \'0.1 'O.1 •0.0 o `0.0 fly '0.0 '0.0 +0.0 'D�+0.0 '0.D '0.0 +0. 0.0 26.0 +0.0 '0.0 d vo CC / Q�d d v •0.0 '0.0 'o.P 'o.o '0.0 '0.0 'o. o.o ' .O o o.o '0.o ' .o oy� �0.0/j',,'.,/♦0011 �'0..11 0.1 0.1 '0.1 \'0.1 '0.z '� .2 '0.z •o.z '0.2 '0.z 'o.z '0.2 ' 0.4 '0.6 '0.9 '1.2 •1.3 '113 '1.3 '1.1 '0.9 •o ] 4 o. •03 '0.1 'o., O,B 0.o .o no '0.o 'o. '0. '0.0 aD.o •o.o •o.o `"M 'o. P0.0 '0.0Q a.0 ° \ (\/�/��� NOTE: p 'o.D 'o.o 'o.o '0&1 •D.o 'o� ' 'o.o o.o •o.o ' D.D ' 'o.o 'D On 'o/ 1 'o.R'o., ' o.z 'os ' s ' 'o.z 'os 'o.z 'o.z '0.2 'o.z 'oz 'o. +°.a °.a 'os '°s ',.a ',s ',s 'ao ',.e ,',s '1.a ',.1 ',.o 'o.e 'os 'o.z 'on 'o. '°.° 'o.o 'o.° '°.° 'o.o '°. .o 'o.° '°.o 'o.o 'o.°\'°. o .o 'o.o •o.o '°.o d ` v P�� v 1. FOOTCANDLE LEVELS SHOWN ON THIS PLAN ARE pd / '0.0 '0.0 '0.0 •0.0 '0.0 •D.0 • 0. '0.0 '0.0 O.O �•}�D.O .D •O.O •.D �D., • D., ♦0., •0., D., 17V.1 •D. D.3 •O.3 •0.3 •0.3 •0.3 •0.3 •0.3 •0.3 •0.3 '9 �°.6 •0.9 •1.3 '1.] •2Y '26 2.] •2.5 `2.2'd',9 •,.] ',.] ',.5 •,.3 ` 'D., • , 'D.D •00 `D. 'D.D •D.P.p D.D 00 `D.0 '0.0 •OA `°.D •D.D D 'O.O •00°`O.O 'O.D CALCULATED SIX INCHES ABOVE GRADE LEVEL. P p '0° •O.O '0° •O.0 'D 00 •D D D •D 0 • A • •D M�4�0, •D, •D, • 0.2 •0.2 • 3 • 0.4 •0.4 •OA •0.4 •0.4 O •0.4 •O 4 4 0,5 •0.8 •1.2 •23 •2° • • 3 '- •z 6 •2 ] •2 ] •2 ] a •0., D •Do •D 0 '° ° 'o '° ° •D V D •D D d � � FIXTUREQUANTITIES 4," d ], [ c JJ, . G� . p. • d d p `O.0 +0.0 'yyo.o�o ° '0 0.0 '0. :.0 :. 0.0 CjOf Go o.o 0.1 T +0.1 •0.2 •0.4 'O.5 +0.6 °0.6 'O.] '0.6 •0.6 'O.5 +0.5 0.4 •ayl� 0. ,�_� ++3.3 0.] '3.9 •4.0 3. •3.8 ` 6.1 •3.9 .8 +1. 3 '0.2 +0.1 '0.1 '0.0 'O.OAJ8.0 +0.0 0 '0. 0 +0.0 •0.0 'Oo '0.0 0 .0 +0.0 +0.0 0.o A 40 'O.Odo.° +0.0 '0.0 ^•D. (q0I' 0.0 0. ' +D.O '0 ' .0 •0 Q _0 0.0 •20�PO"'0.0 •0.1 '0.1 ' .1 '0.1 '0.1 •0. 0.3 ' •0.5 '0.6 'O.B •0.9 '1.0 '1.0 •1.0 '0.8 'O.B •1.2 '1.1 '0. • .,3/ •0.6•3.] •3.8 '6.0 •4.4 •4.8 '6.8 5.0 •5.3 'S.6 •4.9 '2.6 ] .4 ' '0. •0.1 '0.0 •0.0 •0.0 '0.0 '0.0 0.0 •0.0 40 '0.0 •0.0 •0. .0 •0.0 '0.0 •0.0 •0.0 B - 6 p �Q� 'o. ' b '0.0 •O.0 � •0.0 '0. � • . '0.1 'D.1 '0.2 ' .2 •0.3 • .4 '0.5 •0.] '1.0 '1.2 '1.5 '1.6 '1.6 '1.5 '1.7 '4.4 '11. 't0.6 'z.9 '0.5 ' .'1.] '2.8 •3.3 •3.8 '4.2 •4A •4.3 '4.9 •5.5 •5.6 '5.9 • • .5 '0. 4+0.3 .1 •0.1 •D.0 '0. '0.0 �� 'O0 •0.0 d0.0 •0.0 •0.0 '0 •D.0 0. •0.0 •0.0 '0.0 •0.0 ° \ cn KEYED NOTES: d / d '0.0 +0.0 '0.0 •00 '0.0-U� �A A s a �.nn �/ ,{/� C - 10 '0.o •Do -O.0,G.00A ' `. .0 '0.0 0 0. '0.0 •0.0 +.o '0.D 0. '00 •0.0 °D.D '00 +0.0 • 0.1 0.1 •0.1 0.1 • 0.2 'O.3 +.4 •0.5 'O.8 '1.1 °i.] '2.3 '2.8 °3.0 '2.9 •4.2 Ay♦1D.2'A]+ 'D6.4 .1 + 'O.] '1.3 '2.6 +3.6 '4.4 '4.5 'd.d '4.2 '4.6 '5.6 '5.9 4 '2. .4 •0.2 +1.1 .1 •0.1 .0 .0 'o.or .0 '0. .0 'O.D +0.0 •0.0 '0.0 `0. '0.0 'a0 'R.9 '0.0 d 10 ° ino 00O'•O`P(�I '•'0.0 '0.0 ' 0.0 '0.D ' ' 0 'OD '00 +0 0.1 ., '0.1 '0., '0. 0.1 •0.2 •0.2 '0 •D.5 '0.] '1.1 •1.8 'z.8 '4.2 •5.] '6.4 '].6 •, 9.4 `35.90 6. •, 5.0 ` - •,.5 `z.2 '3.6 •5.0 ` D '46 •44 `44 '6.9 •5.6 `6.D � 5.5 5.3 �1`24 D.] •D.2 ` 'D., •0., `O., +0.0 90 D. '0.0 D `0.0 '0.0 •O.° `O.° 'D.D •D. .0 •Do `Do 'O.O •Do °\/O THIS POLE IS FOR CAMERA MOUNT ONLY. D -2/p ��e*W}�' M G �)COORDINATE LOCATION AND MOUNTING HEIGHT OF E -20.0 0.0 .'O.Q '0.0 '0.0 '0 0.0 •0.0 ' •0.0 •0.0 '0.0 •0. 0.0 0. •00 ' .1 '0.1 ,�°.1 •0.1 •0.1 '0.1 • .1 •Q. �,�1 qp/�,�,y �0.3 0.4 •0.8 •0.8 '1.3 •2.3 •3.9 '6.4 •9.2 py.] ' 2.2 •2 .8 '].2 '1.2 •1.8 2.5 4.9 •4.5 '4.3 •4.5 •5.1 '5.8 •6.0 •8.2 '6. 8.1 •5.4 .8 •.. .2 '0.2 .1 •0. 0.1 0 • 00 .0 •0.0 0 •0.0 •0.0 '0 O •0.0 •O. •0.0 0. '0.0 •�1 •0.0 •0.0 / _ F -3 Q LJ , P L,E 1,0 , , , O SECURITY CAMERA WITH OWNER. d+ //.j p '0.0 +D.O •0. ' .0 +D. 0.0 ' .1 •0 +0 0.1 0.1 +0.1 •0.1 '0.1 +0.1 '0.1 '0.2 '0.2 •0.3 b d O.fi •0.9 '1.5 +2.] •5.3 '8.6 2 1r A. '39. h20.2 '3.5 • 2.8 1.8 3.] d.] 4.2 6.2 '6.2 •4.5 '5.2 'S.8 • . `6.5 '6.] '8 '3.3 0 '0.2 '0.1 •0.1 1 '0. 0.0 .0 0.0 0.0 ' .0 •0.0 `0.0 `11.0 •0.0 0 •0. .0 '0.0 0.0 `0.0 '0.0 '11 o o 'D.o o.o 0 0 'D.o `o o go ' .° `o o `o 0 0 0 � yy d% �� \ (�' _ 2 ..11WItl O . ° �_ i p d F sw if d O.0 '0 OO +0.0 '0.0 0.0 ' •0.0 O.0 '0.0 • 0.0 ' .1 '0.1 '0.1 '.1 1 <'0.1 0.1 •D.1 'O., 0.1 •D.1 '02 '03 +0.4 `O6 '1.0 '2.3 •].2 '1 '1 .4 iE .6 •1.8 +z.5 ' 3.1 +3.2 '3.8 0.6 O.] '3.] 0.8 +4.2 'S.1 •5.8 +6.6 .0 '6.] +5.8 3 •2.4 +0. +0.2 • +0.1 '0.1 D. +0.0 +0.0 +0. '0.0 +0. '0.0 •0.0 '.D ' •0.D 0 +0.0 '0.0 'OO +.0 p �� F'� � � � d � v d / H - 8 0.0 '0.0 .0 '0.0 '0 0 0.0 +0.0 ' .0 0.0 +0.0 0.0 0.0 .0 0.0 0 0 0.1 • 0.1 • 0.. 0.1 '- '0.1 +0.1 '0.1 +0.1 +0.1 '0.1 �' 1, s0.3 +0.4 '0.9 '3.] ''12.4QR8.3 24.4 An.B •4.] 1. '2.2 •2.2 ' •2.8 '3.1 '3.1 '3.1 '3.0 '3.3 •4.2 '5.3 '8.2 •6.8 '8. 6.3 •5. '3.2 ` .4 '0.2 I •0. '0.0 00 .0 'O.0 0.0 • ' 0 '0.0 0 '0.0 '0.0 0.0 0. '0.0 ' '� `0.0 `0.0 '0.0 `O.0 AD 40 `.0 +0.0 'O.0 +0.0 •oU 'o.0 +00 +00 0.0 0 0.0 + D o. '0.2 •0.2 • +0.2 '0.2 '0.1 +0.2 '0.2 '02 •0.2 02 02 03 0. ♦g-•4.1 °20.�y36.Y 1.5�11.z.d 1 1.8 1.8 2.1 '2.5 +2.5 +2.3 '2.5 '3.2 +4.4 5.5 +6.5 6.2 +5 '2.2 .] +0.2 '0.1 +0.1 0 ''O.0 +0.0 0 '0.0 '0.0 +0.0•00 '00 +00 . 0 +0.0 '00 +00 +00 � \ 1- *Do PROVIDE (16) 16' POLES. d 0.0 •0.0 '0.0 ' 0.0 '0. 0.0 00 '0.0 '0.0 •0.0 FOt +0.0 '0.0 +OO.101 O. A,- .1 • .1 '0.2 '0.3 .4 0.4 '0.5 •0.6 '0.6 '0.5 04 0._ • '0.3 `0.3 a`3 ' 0.4 •6.] 'O \ '236 �f'A6 +6.8 ',. •1.3 ' 1.5 •1.9 '2.0 '1.8 •1.8 '1.8 '2.3 •3.3 '4.4 '5.2 •5.7 .6 'S.3 �4. N '0 'a ' '0.1 0.0 .Q�N 0�(�'0.0 'y0�0 •0. 0 '0.0 ®. '0.0 '0.0 a.0 0 '0.0 '0.0 '0.0 •0.0 Q0.0 0.0 .0 +0.0 0.0 0.0 :Cr,.0 40.0 .0 +`0.``OGG +0.0 '0.0 '0.0 +0.0 '0.0 '0.1 '0.2 '0. ' 'o. '0.8 '0.9 '1.1 '1.4 +1.8 •2.1 •1.] '1.2 '0.9 +0.] '0.5 0.3 '8.9 • V •31.4 +1p5.] +3.5 • 3 '1.4 •1.5 ' '1.8 •1.] '1.5 '1.4 •1.8 '2.2 '3.2 '4.2 +4.8 %A '4. 4.4 ' 2.3 ] +0.2 '0.1 .1 '0. 0I O.d'�0.0 Oay '0.0 •0.0 '0.0 .0 •0.0 '0.0 ' '0. .0 '0.0 '0.0 '0.0 '0.0 d° N /� •, F '0.0 • '0.0 'Do 'O.0 '0.0 OO •° '0.0 �0.0 'D.D 40.0 +0.0 ' 0.0 •0. '0.2 ' 0.4 0.6 '0.9 .2 '1.6 '1.8 °z.3 '3.0 '3.5 - • • •2. '1.] °1.3 .3 •25. 0 �/, Q 31.6'9.4 2.0 `1 1.9 2.0 `1.9 • '1.4 '1.2 •1.2 '1.5 '2.2 %.2 '4.0 ` •6.8 '4.] '4 •1.] .3 'O.1 0.1 •0.0 0 ' •0. 0. 0 `0.0 •0 'Oo 'O.0 •0.0 0.0 `0.0 • 0.0 0 •0.0 'Do `0.0 •0.0 \ 7 �O .R •tom - ♦ A♦ \ ° 4 Y 0. O.0 '0.0 . 0.0 O.0 90 O.0 ' .0 •�qQpp�0 '0.0 `0.0 + .0 '0.0 •0.0 '0.1 0.4 '0.6 '0.9 •1.3 '1.] '2.2 •2.5 '3.1 '3.9 •4.5 '4.6 '4.5 •4.0 '4.2 4.0 1.6 1.6 10. '20fi • .1 `6., 2. '3.1 2.) •1.6 +1.2 '1.0 '1.1 +1.5 '2.3 •3.3 +4.1 'd.] • .9 +4.8 '2.5 ' '0.1 •0.1 ' +0.0 '0.0 '0.0 '0.0 •0. +0.0 ' +0.0 •0.0 +0.0 '0.q ' '0 0 •0.0 +0.0 +0.° '0.0 / 0.0 : :.0 '0.0 : 0.0 0.0 +0.0 + 0.0 0.0 '0.0 ' .1 '0 .5 '0.9 '1.4 '1.9 '2.5 '31 \*34 '3.8 '4.5 '4.9 '4.8 '4.5 '4.2 '4.5 '4.6 '4.2 '3.3 '2.1 �2. 329-'11.5 +5.6 .5 5.3 +1.3 +1.0 '0.9 +1.1 •1.8 '2.8 +3.5+4.3 '4.] +4.] 4.0 +1.4 .4 '0.1 +0.1 0.0 0. 0. 0. 0.0 0.0 0.0 +0.0 +0.0 '0.0 +0.0 +0.0�0. .0 '0.0 +O.OLI+0.0 '�1.0d\te�-0 LI \0! 2:s.'D. ..'.'.'.11 0'DD •° 0.0 'D.0 •0.1 ' .3 'D. •1.2 '1.9 '2.8 0.5 63dfi.6 6.5 '4.4 •6.5 '4.6 '4.5 •3 1.3 0. fi.2 26.6 46 8 ' 02 • 0 .5 •1.1 0.9 `0.9 •1.2 '1.9 `2.9 0.] ' `d.2 0.6 ' .4 •0. 0. •0.0 0.0 .0 .0 0. 0.0 0. .0 .0. 0.0 0.0 0. 0. •0.0'`0.0 •0.0 '0.0 `0.0.A s+ (y p,0.0 .D 'O.p3 0.0 0. SRO 0.0 .0 0.0 '0.0 +00 '0.0 '00 •0.0 '0.0 •0.1 0.8 '2.6 '3.] •4.5 '4.6 '4.1 '3.9 •3.8 '3.B '4.0 •4.2 '4.2 '4.1 .3 0.0'0.0 •0.1 8 1].4 403.0 1.] •1.1 0.9 •0.8 +1.0 '1.4 •2.2 •3.0 '3.4 +3 '2.0 +1.4 +0. +0.1 •0.1 ' 0.0 O.OY'0.�0.0 V'00 D 0.0 '0. 00 +00 00 0 +o.° +0.° '00 •00 p.0.0 '0. .0 '0.0 +0.0 '0.0 DO +00 •00 +0.0 +00 •D.0 +0.0 '0.0 '0.0 '0.0 '0. o.] '1. '3.1 '4.3 'S.1 'S.5 '3.8 '3.2 '3.0 '2.9 '3.1 '3.3 '3.3 '3.2 2. '0.1 '0.4 '3.2 9.8 '3 �.8 10.5 +8.3 0.1 + +1.2 '0.9 +0.8 +0.8 '1.1 +1.] +2.3 '2. 2.4 +2.1 '1.] +1.4 + 1 'o.] +0.3 +0.1 'o.i 0.1 0 ' +0.0 '0.0 +0.0 0 � 0 +0.0 '0.0 +0.0 0.0 +0. +0.0 '0.0 +0.0 +0.0 41 I o`uut ,& 0 % •0.0 .0 'OD • 00 �.0 • D +0.0 •0.0 +D.D •0.0 '0.0 0.0 b.0 `0.0 •D.0 +0.1 •1.6 '4.3 •5.0 'S.0 '4.9 •6.3\'40 fi•z.0 '1.8 '1.9 •z.t '2.3 '2.3 '].3 • 2. .1 9. •5 2.8 `f.] •1.2 ' .9 •08 +0.8 0.9 •1.3 •1.] '2.0 .9 1.8 1.] `t.] 1.4 0. •0.1 0.1 `0.1 •0.0 0.0 0.0 0.0 0 `00 0.0 `0.0 .0 0.0 `0.0 0 0 0� '0.0 •0.0 0.0 0.0PP� D r0.0 '0.0 '0.0 0 'O0 '00 '0.�+00 'OD '0.0 09 i�0 '0.0 '0.0 '0.0 'OD '00 '0.1 '0,, +0.5 +2.2 .9 +4.] +4.] '4.] +4.48 '1.8 +1.3 '1.1 +1.2 +1.3 '1.4 +1.6 +1. ®5• a +23. 3.6 '].3° .0 '2.2 • 1.1 0.9 '0.8 +0.] 0.8 •1.0 +1.4 '1.6 • +1.8 '2. +2.6 '1.8 3 0.1 •0.1 + 0. '0. +0. Do 'OD +0.0 '0. +0.0 +0.0 no '04 +0.0\ D +Oo 'D.D +Do +0.0 +D.op `w1 A \ 00 ' 0.0 0.0 +00 '00 'D.0 '0.0 '00 'O.B +0.0 '0.00.0 +D.D '0.0 '00 +0.0 0.1 0 1.0 2. '.1 '4.2 '4.8 '4.62 +2.2 '1.4 '0.9 '0.8 '0.8 '0.8 + '8 '25.1 +9.1 +3.0 1.8 +1.3 +1.0 ' +0.] +0.] '0.8 +0.9 +1.1 '1.4 +1.8 2.8 +3.4 +3.] 3.] .8 +1. .3 +0.2 +0.1 o.i +0.0 �0.0 00 +0.0 +00 +0.0 .0 +0.0 +0.0 '00 0. .U-+0.0 +OD '0.0 '0.0_- H O0 �� m a d - O.Q 0.0 0.0 '0.0 '0 0.0 '0.0 •Do +0D 'Do •00 +0.0 '0.0 40.° +0.0 '00 'DO •0.° '0.0 `0., •02 'OQ 4.6 '4.] •d.] 4.6 3.5 •z.e '1.] '1.1 •0.] ' .5 •0.5 5.° O 19.8 •4.1 4 `1 0.9 0.8 `0.] •0.8 0.] •0.8 •1.0 '1.3 `1.9 •2.6 '3.3 `.2 •4.] '4.5 ` •2.d ] `0.3 •0.1 0.1 `0. 0 0.�`0.01�/0.0 0.0 0. 0.0 Do `O.0 •O.0-' Do ` •0.0 `0.0 •0.0 'O.Od `0.0 , P g+ r/ N 0.0 '00 '0.0 + .0 '0.0 UV.0 : :.0 •0,0 +D.O '0.0 '0.0 +0.0 +0.0 '0.0 +0. 'D.0 +0.0 +0.0 '0., D 1 +0. 0.] 'A 3.9 4.5 +4.] +4.4 '3.6\'24 +1.9 +1.2 '0.8 +0.6 0.5 +0.4 +2.] .8 +30. O 1✓� +26: �10.2 +1.� +1.0 +0.8 + .B 0.8 +OB +0.9 +1.2 +1.8 +2.6 +3.4 +4.3 +4.8 .8 +4.6 + HH 4 +0.2 0., + .0 +0.0 0 +0 0.0 + +0.0 0.0 .0 +0.0 0.0 0 + +0. 0 +0.° +0.0 +0.0 �0.0 d 'D.0 '0.a +0 00 +0.0 +0.0 •0.0 +0.0 '0.0 '0.D�0.0 +0. +o.0 `0.o •0.0 +0.1 +0., y '1.0 '3.] '4.0 '3.8 '3.1' . '1.3 '0.9 '0.8 '0.5 '0.4 '0.5 '5.3 '2 .9 22.8 0.2 +8. '0.9 +0.8 +0.8 +0.9 +1.0 '1.1 +1.5 +2.2 0.2 +. +4.8 '4.] +4. '2'4' +1. 0.3 'o.i +0.1 0. .0 +OO +0.0 '0.0 +0.0 0. O/J +0.0 +0.0 '0.0 +0.0 +0. .0 +0.0 '0.0 '0.0 +0.0 '0.0 \ �� �44It 0D 0.0 '0.0 '0.0 •0. '(it •00 +D.D 'DO •0.0 O6 •21\11VYA0.o 0.0 •D.�•0.0 `0.0 'D.o •D.D +0.1'`0.1 '1.8 .6 °z.9 '2.] '2.3 'z.0 '1.] '1.4 °1.0 'O.] 0.5 °0.6 '0.3 *1.% °i O •20.1 '3.8 `1.2 ° .9 0.8 •0.9 •1.0 '.. `1.0 •1.1 '1.1 `1.3 •1.7 '2.8 +3.5 •4.3 '.8 `6.5P•0L 1,3.1 0.1 `0.1 •0.1 'O.0 •0. 0. `0.0 • 0.0 ` .0 .0Do `0.0 0 `0.0 '0.0 `0.0 •O.0 '0.0 p �.0 'OD '0.0 +0.0 'U.0 +0.0 +0.0 '0.0 'Do *Do '0.o 'O.0 •0.0 '0.0 +O.o '00 'Do 'O.o *Do *Do +O.o +0.0 °D., 0. .4 '1. '1.8 +1.8 +1.7 '1.7 +1.1 '1.6 '1.3 'O.9 •0.6 'O.4 '0.3 •0.2 +.8 3 \ +0 ^28.8 +].4 1.3 + •1.1 +1.2 +1.2 •1 +1.3 +1.3 +1.3 +1.3 +1.5 •2.0 +2.9 +3.8 +4.5 +4.] .9 +4.4 .0 +1. •0.1 +0.1 +0.1 • a .D +0.0 JQ�'6�O +0.0 0. +. .0 D.0 +Do +0.°\0.0 +0. .0 4 0 +o.o +0.° •O.� \ 0.0 '0.0 +0.0 40.0 '0.0 +0.0 40.0 'D.0 +D.O '0.0 •D.0 +0.0 +00 '0.0 0.0 +0.0 '0.0 •0.0 '0.0 '0.0 +0.0 +0.0 '0.0 +0.1 '0.1 'o.] '1.3 '1.5 '1.7 '1.9 '2.1 '1.8 '1.3 'o.] +0.4 0.3 + ® 'I� O {f 1 A8029.0/'1 .8 '5.3 +1.6 +1.4 4 +1.5 +1.8 +1.7 +1.] '1.7 +1.5 +1.5 '1.7 +2.4 +3.4 ' +4.8 +5.0 '4. 3. +2.1 +0.1 +0.1 +o.1 +0.0 ' +- +0.0 ' +0.0 +0.0 .O +O.O +O.O 'o.D + .0 +U.O +0.0 'f® +U.O 0.o 'Go 'O.0 'Do 'Go 'O.0 .0 0 '0.0 '0.0 •- 'D.0 '0.0 •0.0 '00 00 'D.0 '0.0 '00 •D.0 •D.0 *Do •D.D 'o •0. '1.1 '1.6 °z.1 '2.6 '2.8 °z.5 '1.8 '10 'O6 +03 •02 'O.2 '2.3 .6'30.8 12.9 •4. '2.4 `f. •1.8 1. `.0 • 2.3 '2.5 •2.5 '2.3 '2.0 '1.l '1.6 '2.0 •2.9 '3.] `d.d • 4.3 `3.3 '1.2 .4 •O.1 0.1 •0. •O.0 0.0 .0 .0 0.0 ` •D.0 0. '0.0 •O.0 '0. 'O.0 •0.0 `0. •0.0 '0.0 0.o 'O.0 3 • • ° \ ��yI1//'�� 0.0 'O: ���.0 '0.0 '0.0 �.0 0 .0 '0.0 0.0 +00 '0.0 + 'D.0 '0.0 °O.0 '0.0 0.0 +0.0 '0.0 +0.0 '0.0 +D.O ,1 °0.6 '1.8 +2.8 '3.5 '3.] +3.3 +2.5 +1.5 '0.8 +0.6 '0.3 +0.2 +04 / . /26Y'32.] 16. 4.6 10.9 +6.0 +3.5 .] +2.5 .5 '2.6 +2.8 +3.2 0.5 +3.] +3.] 0.4 +2.8 +2.2 '1.] +1.) +2.4 0.2 3.8 +4.0 '3.6 .8 +2. '1.5 '0. +D.1 0., +0.1 .0 0.0 +Go +0.0 '0.0 '0.0 0.0 .o '0.0 '0.0 .o '0.0 '0. .0 '0.0 '0.0 '0.0 ,0.0 '0.0 +0.0 '0. 0.0 NO.O + 0 .0 �0.0 +0.0 'D.D '0.0 +0.0 'D.D '0.0 '0.0 '0.0 •D.D '0.0 •0.0 '0.0 +0.0 'D.0 •0.0 +0.0 •0.1 A + .2 .3 '3.5 '4.3 '4.5 '3.9 ' '2.2 +1.2 +0.4 +1.6 +11.9 +28.0 � '2 ].9 +1 .5 '8.4 +5. +4.0 0. +3.3 +3.5 0.8 +4.3 +4.9 '5.4 +5.6 +5.5 '4.9 +4.0 +3.0 '2.1 +1.] +2.0 '2.] +3.2 + 0.0 +2.] +2. +1.5 4 'o.i +0.1 '0.0 +0.0 0.0 0 +0.0 + '0.0 +0. +0.0 '0.0 +0. +0.0 0. .0 0 '0.0 '0.0 � '0.0 Ao � p 'OD •0.0 ' j0.0 +0.o 4 .0 .0 •00 +D.O +00 '0.0 +0.0 +00 `00 •0.0 'D.0 00 •0.0 '0.0 00 •0.0 +00 `0.0 •D. +,.0 `2. 0.] '4.fi '4.] •d.d '3.] '2.9 •1.9 '1.1 •3.8 22.4 3a. A32.9 •31.2 ` 12.0 '9.3 Q 0 .6 '4.4 '6.6 •5.1 '5.9 'B.] '].5 0.1 '8.3 •8.1 '].3 '5.8 •4.1 '2.] '1.9 '1.8 '2.2 `2.] •2.8 '2.9 `.0 •3.1 '3.0 .B •. d.2 •0., •0. .0 '0.0 • 0.�0.0 0.0 '0.0 •O.0 '0.0 '0.0 •O.0 '0.0 •0.0 ' '0.0 'O.0 '0.0 •00 '0 0.0 '0.0 + .0 .�o.0 +0.0 '0.o D o +00 'O.o '0.0 +D o •0.D � 10.0 0.0 +O.O +0.0 +0.0 •O D 'O.o '0.0 •0.D '0.1 .2 +1.9 +4.5 '4.] +4.5 +4.2 3. '2.]C�,,8 + +].e + '31.1 .9 '6.9 + '5.9 5.4 5.4 '5.8 '6.] +].8 9.1 '10.2 +10.9 '11.5 +12.0 +11.5 '10.3 +8.0 +5.5 +3.6 '2.3 +1.8 '1.9 +].3 +2.] 3.1 '3.6 +4.1 .2 '3. +2.4 '0.3 +0.1 0. '0D +D.O' 0.0 0 '0. .0 '00 + '0.0 +0.0 0 +0.0 +0.0 '0. 'O.o +0.o D o 'D.o p��% - ,. Ab aP / oar \ 0.0 SE.O 0.0 0.0 '0.0 +0.0 .0 .0 ;0.0 •0.0 +0.0 `o.0 •D.D '0.0 '0.0-'0.0 '0.0 '0.0 'o.o '0.0 '0.0 '0.0 •0.0 +0.0 'D.0 •0.1 + 'o.] '2.4 4.1 '42 '4.4 '4.5 '4.1 .4 '2. ��M/ 1.8 0.1 +31.8 +32.1 29.8 '].1 3.8 +2.9 +3.5 4. .] +8.2 +7.0 '8.3 +f 0.0 +11.8 '13.3 +14.8 +15.8 '18.8 +1 15.3 .5 +f 0.9 +7.3 '4.6 +2.8 +1.9 '1.8 +2.1 +2.] '3.3 + +4.] 4.9 +4. '1... ] +.5 +0.2 .1 +0.1 +0.0 0.0 +0. +0.0 .0 0.0 0.0 +0.0 +0.0 .0 0.0 '0.0 0 +0.0 0. +0.0 +0.0 '0.0 +0.0 .GP 0 pia N �, 'qA \��\1�/y(J�/y" °m p 'OD •0.0 'D.0 'Oo •0.0 D.0 .0 •0.0 '00 'O.o •o.o '0.0 •0o +o.0 '0. D.0 •o.o 00 Do •O.o no `0.0 •D.0 '0.0 `D.o •0.1 +0.1 •1.2 4.0 °46 '4 ] •4.6 °3.9 '3.2 � •z. '2., °2.3 •2.3 +2.2 , .0 Q ( 3 32.2 °31.1 i 0 `3.8 ' '2.4 `2. •3.6 '4. 5.1 •5.9 0.9 '8.2 •10.0 '12.1 '14.2 •16.6 '18.] '21.0 '22.0 ' 2.1 `21.8 •20.8 '1].8 '13.4 •9.2 '5.6 '3A •2.2 '1.8 '1.9 •2.6 '3.2 '3.9 •4.] ' '6.8 •4. ' 0. .d 0. ` 1 •. • •0.0 •0.0 0. 0.0 •0.0 .0 `0.0 •0.0 .0 `0.0 •0.0 0 ` •0.0 Y0.0 •. •0.0 E(% A A +,y/ �/\�+� +0.0 ' '0.0 .0 '0.0 '00 '0.0 •O.o '0.0 '0.0 +O.o +OD +D.D �0.0 +00 +0.0 '0.0 +0.0 'D.O 4 ado +0.0 '00 '0.D 'O.1 '0.2 0.4 +1.6 60� .6 4.8 •4A '4.2 + '��' .5 '2.5� +2.° +, 8.3 + 0.0 '30.9 28. °4. +5.3 2.2 1.9 +2.3 2.8 3.5 .3 'S.2 '6.3 +].8 0.5 '11.] +14.0 '16.6 '19.3 +22.] +25.5 ' .2 +28.8 +29.] '30.1 + 8.3 •23.2 '1 , +10.6 0.4 +3.8 +2.5 •1.9 +1.] +2.0 •2.] +3.5 4.3 '4.] '4.5 � 0 0.2 '0.1 +0.0 0.0 '0.0 .o +0.0 0 +0. '0.0 +0.0 +0. '0. +0.0 '0.0 + +0.0 '0.0 +O.o +0.0 \ Ot��.Ol + 0. 0.0 0.0 .0 +0.0 &O •0.0 'O.0 -O6 •D.D +0.0 `0.00 *o.D 1 '0.0 '0.0 '0.0 +0.0 +0.0 'o.o '0.0 +0.0 '0.0 '0.0 +0.1 'o.1 'O.] 2. 3.7 '4.3 '4.4 '3.9 ♦3.2 '2.7 +2.] 3� � .2 ♦11.7 '2 .8 .8 ° 0 +3.8 + '2.1 +2. '3.0 '3. +4.6 +5.6 ♦].0 +8.8 +10.9 +13A +16.1 +18.7 +222 +25.9 +2 31.8 +34.5 +37.2 \ ^ -. +31a. +29.0 +19.2 i 1.6 %.9 +4.3 '2.9 +2.0 +1.6 +1.6 +2.1 +3.0 +33 + +4.5 +4.40 � 4'1.4 0.2 .1 1 +0.0 0.0 �� '0.0 + + .0 0.0 `O.0 `0.0 0.� +0.0 +0. .0 0 `0.0 +0.0 + `0.0 �016 0.}��/.�0.0 ' . )t0D •0.0 0.0 .0 •O.DQ1.0 •O.o +0.0 '00 0.° •0.0 '00 `0.0 •0.0 `00 '0.0 •0.0 '0.0 '0.0 •0.0 '0.0 `0.° +0.0 '0.0 '0.1 •0.1 1.2 '3.3 '3.3 .'2.5 '2. •2.3�/° `3.2 •6.0 e5 ].8 5.9 '3.5 •3.2 'z.] 2.9 `3.6 .1 'S.0 •6.3 •8.0 '10.0 •12.4 •156 '1].8 •21.1 •25.1 '28.6 ` 2.0 •35.8 '39.°�9/45.3 '4 . 6 42.0 '° `21.2 •13. 0.1 `5.3 •3.5 '2.4 •1.] •1.6 '1.8 `z.3 •3.2 '4.0 +4.fi +d.] d.] +3.] .`0. •0 0.0 •0� 0.0 `0.0 0 '0.� `0. •091 0.0 `0 •0.0 •�.0 ` •0. 00d `0.0 •0.0 '0.0 a.0 +0.0 +0.0 .0 +0.0 'O.0 '0.0 +Do *Do 'Go '0.0 'Do 0.0 °00 +00 '0.0 +O.o '0.0 •O.0 '0.0 Co, '00 '0.0 'b0 •O.0 '0.1 +0. +1.5 .0 •2.2 '2.1 '2.0 •1.8 0 f�+3.1 '4A +5.0 •4.9 °43 +4.5 +3. 4.1 '3. +4.0 •4. +4.7 '5.] •7.2 +9.1 +11.5 •14.0 +16.7 +19.8 •23.7 +27.4 + .1 34.1 +38.9 '43.] ' .d '49.2 +4 +41.2 '32.2 '22.8 +15.2 .2 '6.] +4.6 •2.9 +1.8 +1.6 •1.3 +1.] +2.6 . 3.5 +4.2 -47 .47 •3.9 '26 ,.3 02 +0.0 0.0 +00 +0.0 0.0 0.0 +0.0 0.0 +0.001 +0.0 +0.0 +o.o +Do + 0 +O.D 0. +00 'o.o 'Do '0.0 \ 0.0 '0.0 O.0 '0.0 0.0 O.OD'�0.0 ' .0 +0.0 'D.0 •0.0 +0.0 'OD '0.0 +0.0 'D.0 •0.0 •O.0 '00 '0.0 +0.0 '0.0 '0.0 �q40 '00 •0.0 '0.0 +D.O 'DO '0.1 '0.1 0.1 '0.6 '1.4 '1.5 '1.6 '1.] '1A '2A '2A '3.9 +5.1 '5.4 •5.2 +48 '3� 4.] ] 4.5 4.5 '5.2 +6.4 +8.2 '10.4 +13.0 *15.8 *18.8 +22.3 +26.2 +2 33.0 +3].1 +41.5 `4br�%!�A +48.6 +44.4 +41.2<�6%'31.4 +25�5 +19.6 '13.9 +9.1 '5.] +3.5 +2.2 '1.5 +1.2 +1.3 '2.0 +3.0 3.] +42 +4., +3.3 '2.3 '1.2 + + 1 '0. +0.0 0.0 .0 +0.0 +0. 0.0 +0.0 .0 0.0 0.0 tl.0 `0.0 +0.0 0 +o +0.0 `O.O6 3'-j �i U) ; 0.0 'OD •0.0 'D.0 j6D •0.0 '0.0 ' .D •O.0 - •0o •0.0 '0.0 •o.o +0.0 '0.0 + '0.0 •00 `BD '0.0 0.0 '0.0 °0.o 'D 0 °0.D '0.0 'Go `r9 '0.0 0.1 , •0.2 0.8, \, '1.3 '1.5 '1.8 '2.0 ' 2.5 0.5 �f '5.fi °5.4 'S.1 °4.fi 'd '4.9 °5.0 'S.6 •].0 '9.1 '11.] '16.5 `1].4 •20.8 '25.0 `28.4 • 1.9 '35.9 `60.4 •46.8 YB.] `5�1+. •43.5 '38.3 `38.3 •3�^�3.6 `30.9 �8.6 '19.6 `1 3 •].2 '4.2 'z.5 •1.8 '1.2 '1.1 •1.5 '2.3 '3.0 '3.3 +3.1 '2.4 Si.] •1.0 • , •0.0 • , •0.0 •0.0 •. •0.0 •0. •O.G `0.0 •0. •0.0 •0.0 0. •0. .0 •0.0 •0.0 •0.0 1�1 0.o '0.0 +0.0 +0.0 10D +0.0 +0.0 • .0 '0.0 '0.0 °O.0 '00 +D.O 'O.o '0.0 +0.0 °0.D 'Oo +D.O +0.0 '0o +00 •0.0 'Oo '0.0 'Do '0.0 '00 .RS '0.0 +0.0 +0.1 '0.1 .4 '0. '1.2 +1.6 +2.1 'z.5 +2.6 2.6 +3.1nn'4., °s.2 •5.] /+ . .] 'S. 6.0 'S.8 +6.1 +].5 '8.8 '12.] +15.8 '18.1 '23.2 +2].1 ' +34.3 +38.2 •4�b`V +A51.4/�*52.1 51.5 50.4,^44.2 +38.3 '35.8 '35., +36.3 \i9'0 '39 +�•25.0 +15.0 A '4.] '2.] +1.] •1.2 +1.0 +1.1 •1.] •2.2 '24 °2.1 •1.6 +1.2 0.] ' A +0.2 0., '0.01f]0.(�'0.0 '0.0 0 '0.0 '0.0 +0.0 '0.0 '0.0 +0.0 +0.0 ' +0.0 0. +0.0 +00 �Od Y '�r� / � j.D%' 1.6 +46.2'42.9 +41C� '3].8 +3].1 +38.3 +41.1 ' �].6�6.3 +15.5 +8.6 +4.8 +2.] +1.] +1.1 +0.9 +0.9 +1.2 +1.5 +,.6 .4 +1.1 +0.8 +O. +0.4 +0.2 +0. +0.0 d0. A CEME-TUBE FORM 00 '0.0 +0.0 '0.0 +0'00'00.0 .0 '0.0 +0.0 '0.0 '0.0 +0.0 +DO •0.0 +0.0 '0.0 +00 +0.0 +DO 0.0 •0.0 '°0 •00 +0.0 +0.0 +>).0 +0.0 '0.0 '0.1 +0. '0 '0.8 '1.8 '2.5 +3.1 '3.4 '3. 3.1, PO '4.` •5.9 .z +6.2 '8.4 '6.9 +8.0 '10.1 '13.0 +i6.6 '20.8 '25.2 +29 32.9 '36.] +41.2 + 50.1 -i5 y,9 � �0 0.0 +0.0 +0. .0 +@�D 0 +0.0 +0.0 .0 +0.0 +0.0 0 +0.0 `0.0 `00 `0.0 � f� .< I^)S� ��Y"""x� . M ABOVE GRADE 0.0 '00 •O.0 'O.0 'pp •O. 'O.0 ' .D •0.0 +00 •O6 0.0 '0.0 'D.o +D.O `DO '0.0 •0.0 '°0 '0.0 •0.0 +00 •0.0 •06 '00 'D.0 •0.0 '00 `DO •0.0 0.0 '00 •0.1 0.2 '0.6 •1.3 .0 '2.6 •3.3 '3.9 '4.1 ] '3 4.2 't5A fi.d 6.fi 6.5 '].1 '8.5 •io.4 '13.1 '16.8 •21.6 '26.3' 0.5 `35.0 •39.9 '46.] `�8.2 •50.] 1aLO� .3 '46.] •60.9 •3].2 '3].d 3!5 1.0 '43.0 `63.5 •436 43.5 gs�,32.2 22.1 `13.3 • '4.3 `2.5 •1.6 '1.1 `0.8 •0.] 0.8 •1.0 •1.0 0. `0.] •0.8 0.4 •0.3 •0.2 0. `0.0 .0 ' ` 0 •0.0 '0.0 0. •0.0 0. `0.0 •0.0 '0. `0.0 •0�0 0. `0.0 .0 '0.0 `0.0 •0.0 .� .<^� V 0, _ D r/. \ 0.o '0.0 '0.0 +0.0 '0. '0.'A +0.0 ' .0 '0.0 +00 '0.0 0.0 +00 +0.0 '0.0 +00 •0.0 '0.0 '00 0.0 +0.0 +D.O •0.0 +00 '00 +O.D +00 +D.O +0.0 '0.0 'O.0 •0.0 +0.0 + 1 4 +1.1 '2.5 '3.2 '4.3 •5.0 +4.6 3.8 3.9 +4.8 +6.1 '6.9 +].2 '8.3 '10.3 '12.9 '16.6 •21.1 + . '30.8'36.] +4� 4�8� 2. ' 0 +51.6 •48.] +46.8 (d.]*4))1.3 +38.0 +36.8 •38.1 '42.0 '���45��.8 +40j 35.3 28.8 +22.8 '1 10.0 +6.0 '3.6 '2.2 +,.4 '1.0 '0.] +0.6 0.6 '0.] +0.] '0.] + 40.3+�02 +0.2.�.4 '0. ' 0.0 +0. '0.0 +0.0 '0.0 +0.0 .0 �.D +0.0 '0� '0.0 ' 'o.° �.a 'Z '0.0 �J CURB GRADE LEVEL 09 0.0 '0.0 +0.0 '0.0 '0. +� '0 ' .0 +0.0 '0.0 '0.0 +0.0 '0.0 '0.0 +0.0 +D.O '0.0 •0.0 +D.O '0.0 •0.0 +00 '0.0 •0.0 +00 +0.0 +0.0 'D.0 'o.D '0.0 '0.0 'o.o '0.0 'OA '0.1 '0.5 '1.4 4 '3.4 +4.4 '5.3 '5.4 +4.8 '4.1 '4.4 '5.5 '6.9 '8.0 '9.6 '12.1 '15.5 '19 24.2 +30.] '3].0 '4448�'48.0 + 5 +4].6 '42.4 +39.5 +38. +39:5 +39.1 +40.2 +42.1 +L qq �B�j� .4 .46 +32.5 +25.4 +19. 4.9 +10.5 +7.0 +4.5 +2.8 +1.8 +1.2 +0.8 +0.6 +0.5 +0.5 +0.5 +0.5 +0.5 +0. 0.4 +0.3 •0 2 '0, 'O 1 - 1 .1 .D 0.0 +0.0 '0.D +0. .0 'D.D ' 0 +0.0 '0.D .0 '0.0 'O.O 0 + '0.D +0.0 +04 ( L �y� �� 0.0 '0D •0.0 '0.0 '0.§(• 0 0.0 ' .0 'O.0 '0.0 •D.0 '0.0 '00 'O.0 '0.0 '0.0 'D.0 'D.0 'O6 '0.0 '0.o 'O6 '00 'o.0 '00 *GO �.o 'OA '0.0 •0.0 +00 0.0 1 Q tl .1.... D., 'O. 'O.9 '2. 0.6 '4.4 '5.1 °5.5 '5.4 '4.8 °6.5 'no '6.4 °8.3 '1D.5 '13.3 • .0 '21.4 '2].9 '3 '438 •4].5 '50.2+51.0 •50o].] •42.6 '38.1 '36.3 '3].d •4�d4.] ' .,�g45.6 •63.] ' +,'!.6 `30.5 •23.1 ' .2 `12.9 •9.6 ' '6.8 •3.2 '2.2 '1.5 '1.0 ' '0.6 •0.5 ' '0.5 '0.5 ' '0.5 0.3 ' '0.1 0.1 `0., +0.1 �, ` 0 �0 0.0 'O.0 0. '0.0 'O. •0.0 '0.0 '0. 40.0 '0.0 0. •O. .0 - - ``4 r `\ C ^ �4�\U \ 0.0 '0.0 +0.0 +0.0 '0.0 ' .0 +0.0 • .0 .Q1 tlAki 00 0.o +00 �QY'0.o '00 'D.0 'o.o '00 '0.0 +O.o +0.0 '0.° +0.0 '°0 % 0.0 +0.0 •O.0 � '0.0 •0.0 +0.0 +00 '0.1 +0A .3 •1.5 '3.6 •4.5 '5.2 '5.] •5.5 '4.8 '4.8 •5.] '].] '10.4 13.4 *17.3 '23.4 •3 .5 8. A +4].0 +44.0 •42.4 T+39.2 •37.1 +3].8 +40.4 '45. 8. 68.1 '43 3�6.4 +31.0 '25.] '2 ,5.3 '11.3 '8.4 +6.3 '4.6 '3.3 +2.3 •1.6 +1.2 +0.8 0.6 +0.6 +0.6 0.6 +0.6 +0.] 0.] +03 '. D4 0.2 '02 '0., + 1 ' 'O.Of%� +0.0 +0.0 +0.0 +0.0 '0.0 '0.0 '0.0 '0.0 '0.0 ' 0 +0.0 0. '�. + '0.0 CO 00 DRILLED PIER F C O(� - 0.0 '0.0 +0.0 '0.0 ' +.0 '0.0 '0.0 +0.0 '00 •0.0 +0.0 +00 '0.0 +0.0 +D.O •0.0 +0.0 +0.0 '0.0 '0.0 +0.0 '0.0 +0.0 +00 ' ��'0.0 '0.0 '0.0 'D.0 '0.0 +0.0 'D.D •0.1 +0.1 0.8 1.3 3.7 '4.9 +5.6 '5.] '5.2 +4.7 '5.1 '6.6 '9.1 '12. +16.5'22.9 3 �.5'45.5 +41.2 +3].3'36.] +3].0 +3�4'41.2 +42.8 +43.9 i.{6 .]'35.0 +2].1 +21.1 ' 6.] +12.9 +9.8 '].4 +5.6 +4.2 '3.1 +2.3 +1.] '1.3 +0.9 +0.] '0.6 +0.6 +0.] '0.8 +0.8 +0.9 '1.0 +0.9 +0] '0. •0.3 +02 0.1 +0.1 '0.1 .0 0. '0.0 +0.0 +0. .0 °0: d .0 .0 '0.0 '0. .0 0 0.0 +0� ' .0 �Z� FOUNDATION .0. tt� DLE5. \ o _1e�1 ds �{/� d'12 �4P v�� 0.0 '0D •0.0 'D. 'O.OX .0 0.0 0.0 '00 •0.0 +0.0 '0.0 'D.0 +0.0 •00 '0.0 •0.0 '0.0 0.0 •0.0 +00 `00 •0.0 00 'D.0 •0.0 0.0 '00 'DO 'DO •0.0 'D.0 'D.1 •0.1 -0.2 4 3.3 6.5 5.0 'S.4 •5.1 '4.5 '4.5 •5.6 '].2 'f 0.2 .8 '18.] 26. `33.5 '38�hJ8.2 `36.3 •36.9'35.7'38.4 •W •43.9 'yi.� `38.4 31.0 '2d.d ` .4 •16.0 'f 0.] `8.3 •6.4 ''44.A.] ••2.9 '2.2 •1.] •1.3 '1.0 •0.8 •0.] 0.] •0.] •0.9 '1.0 •1.1 •1.3 •1.3 ••1.1 0.9 •0.5 'o. ry¢� 0.1 '0.1 `0.1 0. • 0 •- •- •0.0 0. `00 •0. ,`O IO. d0.0 'O.0 • •a. Dbdp"'g.0 \ �y��® +� %%%VVVII w �W11n 0.o '0.0 '0.0 0.0 '0.0 0.0 +0.0 +0.0 +D.O '0.0 '0.0 '00 '0.0 0.0 'OD 0.0 '00 '00 '0.0 '00 '0.0 '0.0 '00 +00 +O.O '0.0 +O.O +O.O +0.0 'DO '00 %o +0.0 0.0 'o.1 `+D., '0.2 +0.5 '1.2 9 %3 '4.1 '4.4 '4.5 '4.3 '3.9 +4.2 +5.5 +7.4 '10.1 +13.6 *18.4 4.3 +29.6 ft', +34.6 +35.8 •38.4 +42.245. 3].8 •30.6 +25.1 +2 15.8'12.0 +9.1 •].0 �54 4.2 •3.3 '2.6 +2.0 •1.6 '1.2 ',.0 0. '0.] '0.] 0.8 +1.0 +,.2 •1A +1.5 +1.8 •1.8 +1.5 +,., 'DO 0.3 '02 0.1 0.1 '0.1 0. 0 0 .0 +0.0 +0.0 0 +0.0 +o.0 +0 v0.�.0 +0.0 +°.0 .D +0.0 ' WV- D r W01 T 0.0 '0.0 +.0 'D.0 '0.0 0.0 �9� •Do +0.0 '0.0 '0.0 +0.0 '0.0 •0.0 +00 +00 •0.D +0.0 '00 '0.0 '0.0 'DO '0.0 'O.0 'DOa/Ono +0.0 +DO '0.0 •0.0 '00 •0.o •0.0 +DO ♦0.0 '0.1 'O.T '0.1 +0. '0.5 '1. +2.] '3.0 '3.4 +3.8 '3.] '3.3 +3.3 '3.9 '5.1 +6.8 '9. '12.6 1].5\z4., '298t�4+41.3 '�2 43.4 43�4:6 �35.]+28.2 '21.4 +6.6 +13.0 '10.1 +].8 +f.0 '4.] +3.] +z.9 '2.3 1.8 1. '1.2 +1.0 +0. '0.] 0.6 +0.] '0.9 +1.2 +1.5 '1.] +2.0 +z.3 '2.3 +1.8 +1.3 'D.] 0.4 +02 '0.1 '0.1 '0., '0.0 1�+0.0 +0.0 '0. 0.0 +QA .M, "n1j.1yQ0. �'0.0 +0. 0.0 �115 /i�- D.0 'U. +0.0 +0.0 '0.0 >,O.0 'oo0 'O.0 +Do +0.0 'D.0 0.0 +0.0 `D.0 0.0 +00 •DO •D6 +0.0 '00 '0.0 +oG 'o0 •o.0 *Do +o.o '0.o 00 'DO `DO O6 '0.o 'o.0 00 '00 •o.1 `0.1 ';A °0.1 '0.8 2.3 '2A '3.1 '2.9 '2.] 'z.6 '2.9 '3.6 '6.5 '6.3 9.3 13.9 2Q.1 *30.5 + V44.13N 36.2 +29.7 +24.2 ' +14.2 +10.8 +8.4 '�., '4.0 +3.2 +2.5 '2.0 +1.8 +1.3 '1.1 \<.`�\.9\ 0.8 ' ' ' .8 0.9 +1.7 +20 •2.6 '2.8 +2.8 •2.2 `1.5 +0.8 0.4 'O.2 •0.1 +0.1 +0.1 `0.0 +0.0 `0.0 00 'O.0 '00 + 0 +0.0 '0 • A�7 - "O 0 0.0 +0.0 +0.0 a0. p �- ; / .- - id 0.0 0.0 '0.0 +0.0 '0.0 .0 +0.00 +0.0 0.0 +a.0 •0.0 •0.0 +00 '0.0 0.0 +00 'DO '00 +00 °0.0 °0.0 +DO '0.0 +00 '0.0 '0.0 '0.0 '00 •00 +0.0 +00 '0.0 '0.° '°0 '00 '0.0 +0, •0.1 '0., +0., ' +1.1 .8 •2.1 'z.2 '2.2 •2.1 'z.1 '2.3 •2.] '3.4 '4.8 •]. '11- +18\8 \, Di] `� TS%3].4 '30.5 +24.1 '19 15.5 +12.0 '9.2 +].1 +.5 •4.4 +3.5 +2.8 •2.2 +1.8 +,.5 •1.2 +1.° +0.9 0.8 +0.] +0. (++'00..6L C4+0.6 0.9 +1.3 .8 •2.1 +z.5 +3.1 •3.3 +2.6 '1.] +08 +0.3 '0.2 *0 +D.1 +00 00 '0.0 .D + °.° +o.0 +00 '0.� .0 \S+�f `,�D�fiY +0. +°.° +o.o 0. +°. U.0 ?� .0 '0.0 +0.0 '0.0 '0.0 +.0 '0.0 •0.0 +0.0 +D.O �p�^ +0.4*D.o •0.0 +O.o '00 •0.o '0.0 +D.o '0.D +0.0 +Do '0.o •0.0 +Do •Do •O.0 +D.o '0.0 •O.0 +O.D '0.o •O.0 'DO '00 '0.0 +0., '0., •. +D.1 •0.1 +0.6 ' '1.4 '1.5 '1.5 '1.6 '1.7 +1.8 '2.1 '2.7 ♦3.8 '5.8 2',4.8'22.�'4/+28.�9.]'26.0+20.]+6.0+12.5+9.8 +].] + +4.8 +3.] +3.0 +2.4 +z.0 +1.6 +1.3 +1.1 +0.9 +0.8 +0.] +0.6 0.6 0.] 0.81 �.0 +1.5 1 +2.5 +3.° +3.] +4.0 +3.0 ',.8 °0.8 '0.3 +01 '01 0.1 +00 `00 +0.o +0.0 ♦0.0 +0.0 `0.0 .0 0.0 0.0,-0 (L_+Qj0= 0 0.0 '0.0 µ/\l\�1j w r�I 0.o '00 0.o 'D.D '0D +�4 '0.0 ' .D'+O6 +00 O.O 0.0 +00 •0.0 '00 `O6 *DO '0.0 '00 '00 '00 +DO OO °0.o +oo '0.0 '0.o +0.0 'DO °0.0 `00 +Do °0.0 +O6 +oo 'D.0 00 '0.1 '0.1 O., +o.1 'O.2 0.° °1.0 '1.1 '1.2 '1.3 '1.4 '1.] °z.2 '3.0 '4.4 +6 +10.2 *144 +1).8 +18.0' +13.0 '10.2 0.1 0.6 '5. '3.3 '2.6 '2.1 '1.] '1.4 '1.2 '1.0 +0.9 0.8 0.] + .8 0.8 +0.] 0.8 '1.0 '1.2 '1.4 '2.2 9 0.4 '3.8 '4.5 '4.8 '3.3 `1.9 '0.] `0.2 '0.1 '0.1 `D.1 `0.0 '0.0 '00 '0.0 .'O.o 0 '0.0 0.0 40.0 .0 +0.0 'OA 0.0 +0 0. 0. '0.0 0.0 d LOT LIGHT ELEVATION DETAIL D.o `0.0 `0.0 +0.0 `0.0 ` 0 +0.0 `.0 0.0 +O.D •O.o Do `DO Do Do `Do `0.0 •O.0 `DO '0.0 •00 +O.D 00 'Do Do `M •0.0 +Do `0.0 `0.0 `DO `Do `0.0 +0.0 'Do +0.0 +0.0 `0.1 `0.1 `0., `0.1 `0.1 +03 `0. `0.] 0.] `0.8 `1.0 `1.2 `1.5 `1.9 `2.4 0.3 `4.] 0. `8.6 `10 10.4 `8.5 `8.1 +6.] `5.5 `4.6 +3.8 ` 1 `2.5 +,.9 `t.6 `1.3 +,.1 `0.8 0.8 +D.] `0. +D.S `0.6 `0.6 +D. `1.1 `1.5 +,.] `2.2 `z.8 6 `4.0 `4.5 +4.8 `4.9 `3.6 +2.0 0.] +02 +0.1 0.1 +0.1 +00 '0.0 `0.0 +0.0 0.0 `0. +0.0 +0.0 .o +o.o `0. +0.0 +o.0 ` 0 +OA +o.0 D.0 +0.0 +o.D `°.o \\ ' " NOT TO SCALE 0.0 '0.0 +0.0 '0.0 '0.0 +0 '0.0 ' .0 +0.0 '0.0 '0.0 +0.0 '00 •0.0 '0.0 +00 '00 +0.0 '0.0 •0.0 +0.0 +0.0 °0.0 '0.0 +Oq '0.0 '1 +DO '0.0 'O.0 +D.o +0.0 '0.0 +D.o +O.D +0.0 *Do '0.0 '0.1 '0.1 '0.1 +0.1 '0.. -'0.2 '0.5 '0.] '0.8 '1.1 '1.4 '1.8 '2.2 '2.6 +I '4.2 .2 +5.9 +6.2 '5.9 +5.4 +4.8 '4.2 +3.] +3.2 '2�2.1 +1.5 '1.3 +1.1 +0.9 '0.8 +0.] + 0.5 +0.5 +D.5 '0.5 +0.6 +D.] '1.1 +1.9 +z.4 0.0 +3. 1 0.6 +4.4 +4.9 'S.0 +3.] +2.0 0] +0.2 +0, '0.1 •0.1 +D.O '0.0 '0.0 + 0 ' 0 +0.0 .0 ' '0.0 0. '0.0 '0.o +0. '0.0 +0. +O.D '0.O +0.0 +0.0 '0.0 +Go ° 0.0 '0.0 O.o '0.0 '0.0 O. '0.0 '.D 0.0 '0.0 '0.0 O.0 '0.0 +D.D O.0 +DO '00 '0.0 'DO O0 `0.0 '0.0 '00 'DO +A9 0. 0.0 O6 '0.0 '0.0 +oG 'o.0 '0.0 00 'D.o '0.0 '0.0 +00 `0.1 0.1 O.1 'o.1 0.1 +0.2 `0.3 +Oo +0.6 °0.9 '1.2 'f.6 °1.9 '2.2 '2.3 +2.5 '2.9 '3.4 +3.8 '4.1 '4.2 '6.1 '3.9 +3.] '3.6 '3.1 +2.] +2. '1.4 +1.2 •1.0 'O.9 + .6 +0.5 + 0.6 0.4 0.4 0.5 'Do 0.9 '1.] '2.4 +,.] ' +3.0 '6.3 '4.] +4.9 +3.] '1.9 0. +0.2 '0.1 +0.1 +0.1 +0.0 O.o +D.O `O.0 '0. 0.0 'O.o 0.0 0.0 '0.0 ' +0.0 '0.0 0.0 +0.0 '0.0 0.0 +0.0 'O.o '0.0 `0.0 + 4 . C ^ t/. P E.15• p �, A�1 P POLE 16 IS FOR CAMERA MOUNT ONLY 0.o 'O.0 +0.0 +0.0 'O.0 +0. +0.0 ` 0 +0.0 *Do 'O.0 +0.0 *Do •O.o 0.0 D!D '0.0 `Ono .-J& `00 +OD '00 40.0 %o •0.0 '0.0 'DO °0.0 +0.0 +DO '0.0 '0.0 +D.O `0.0 °0.0 `00 `00 +00 +0.1 `0.1 °0.1 `0.1 '0.1 `0.3 +04 '0.] +,.0 +1.4 '1.9 °z.4 •2.6 •2.4 +z.2 •2.2 •2.4 `z.] +3.1 •3.4 +3.6 +3.] '3.] +3.6 '3.4 •30 `23\.5 •1.3 `1.1 'O.8 `0.6 +0.5 O.4 0.4 OA 'O.4 `0.5 +O.] +1.0 +1.9 '2.4 '3.1 +3.4 3.5 4.4 '4.8 '5.0 `3.] +2.0 ] •02 +0.1 •0.1 •0.1 +0.0 +O.o •O.o 'D.D o0 `O.o +o. '0.0 `0o +0.0 0.0 D.0 °.o 0.0 D.0 OA +o.o +D.4 0.0 o.D +o.o �.0 pO d d d 0.0 '0.0 '0.0 '0.0 '0.0 '0. '0.0 ' 0 +0.0 '0.0 '0.0 +0.0 '0.0 '0.0 '0.0 '00 +0.0 +0.0 '00 '0.0 +0.0 +D.O •0.0 '0.0 +0.0 +0.0 +0.0 +0.0 '0.0 +0.0 +D.O '0.0 +0.0 'D.0 '0.0 +0.0 +D.O +0.0 +0.0 +0.1 +0.1 +0.1 'D.1 +0.1 +0.2 +D.S +0.8 +1.3 '1.9 +2.6 +3.1 0.2 +2.8 '2.2 '1.9 +1.9 '2.2 +2.5 0.0 '3.6 +3.9 '4.0 0.9 +3.] 0.4 '2.7 +1.9 ' 1.3 +1.2 '0.8 '0.6 + '0.4 '0.4 +D.4 '0.4 '0.5 +D.] '1.1 '1.5 +1.8 '2.3 '2.8 '4.0 '4.5 +4.9 '4.9 '3.6 +2.0 ] 0.2 +0.1 0., '0.1 +D.O '0.0 '0.0 •0.0 • 0 0.0 '0.0 +0.0 'O '0.0 +0.0 +0.0 '0.0 '0.D ' .0 '0.D '0.0 '0.0 '0.0 '0.0 +0.0 1 0.o '00 O.o 'D.0 '0D 0.0 'D.D ' D +0.0 *Do 'o.0 00 `DO 'OD O.D 'DO °o0 `0.0 +0.0 '0.0 'o.0 O.O, 1+#.0,Z'0.0 '0.0 '0.0 '0.0 '0.0 'o.0 '0.o +oG '0.o '0.0 +oo +D.o '0o +0.0 °00 'DO OO °0.1 °0.1 O., '0.1 '0.2 0.4 +D.9 `16 '2.6 '3.5 °4.0 '3.9 '3.4 +2.6 '1.9 '1.7 +1.8 '2.2 '2.8 '3.6 '4.0 +4.1 '6.2 '4.0 +3.9 .6 '1.9 '1.3 'O,y 0.6 'O.5 +GA 0.6 '0.4 +GA +M '0.6 O.8 •0.9 '1.2 +1.5 •2.2 +3.5 •3.9 '4.5 +4.6 +3.6 '1.9 ] •0.2 40.1 •0.1 `0.1 +0.1 +0.1 +O.o +0.1 `0.1 .° +0.0 'O.O A.ORrb.O +0.0 ,,AN20.9 208+0. '0.0 0.0 +0.0 � 0.0 *0.0 p 2 i ,d / I N .0.3 /� t1+,t' Y1 D.o 'O.0 +0.0 +0.0 `0.0 `0.0 +D.O • 0 `0.0 +D.O � 0.0 `00 '0.0 0.0 +00 `OD `0.0 `00 `0.0 `0. .0 `0.D 0.0.'4 `0.0 •0.0 `DO `0.0 +0.0 +D.o `D.o •0.0 00 '0.0 '0.o 'D.o '0.0 'DO +D.o '0.0 '0.1 +0.1 `0., `0.1 + `0.9 •1.9 '3.2 `4.2 `4.8 `4.5 `3.9 `3.1 `2.2 `1.] `1.] +2.0 `2.6 `3.4 +3.9 `4.0 `4.2 +4.4 `4. 4.5 +3.4 `2.9 2.5 1.5 `0.9 `0.6 +0.5 `0.4 `0.4 +0.3 `0.4 `0.4 +0.5 0.6 0.] +0.8 `1.0 `1.6 .2 `2.6 `3.1 +3.8 `4.1 `3.0 +1.8 `0.3 +02 OA 0.1 +0.1 `0.1 +0.1 +0.1 +0.1 0.1 +0.1 +o.D\ .° I. . Q.g+by ry., 3°.0 +0.0 `�.° +Od.O +0.0 `0.° +00 I 4 1 lv1lJ v\../! V p _. 0.0 '0.0 '0.0 '0.0 '0.0 'O.OX 0.0 ' 0 +0.0 'D.0 '0.6 0.0 '0.0 0.0 '0.0 'D.0 •0.0 +0.0 'D.0 '0.0 •0. 0.0 +O.o +0.0 'D.0 •0.0 +0.0 'D.0 '0.0 +0.0 +0.0 0.0 •0.0 '00 '0.0 +0.0 +00 0.0 +0.0 'D.0 '0.0 +0.0 +01 +0.1 +0.1 +0.1 •�.5 •1.9 +3.3 '4.4 +4.9 '4.] +4.3 0.6 '2.] +1.8 +1.] +1.8 +2.4 '3.2 +3.8 '4.0 '4.1 +4.5 '5 ' Qz.] '2.6 '2.8 +1.8 '1.0 '0.] +D.5 '0.4 '0.4 +D.3 '0.3 '0.4 +D.4 '0.5 '0.5 +D.6 '0.9 '1 1.9 '2.2 '2.6 +3.2 0.4 '2.] +1.] '0.8 OA +02 '0.1 •0.1 'D.1 +0.1 '0.1 '0.1 '0., '0.1 +0., 0.1 �. +0.0 ' D .D +0.0 '0.D '0.0 +0.0 '0.0 '0.0 '0.0 J'IA-�0.� O.D� 0.0 J d Ll�'Do '00 O.o 'D.0 '0D O.0 'D.0 ' D 0.0 'D.0 '0.0 0.0 O.D +0.0 `0.0 '0.0 '0.0 `0.0 '0. '0.0 '0.0 '0.0 '0.0 '0.0 '0.0 'D.D '0.0 'D.0 +0.0 0.0 `D.0 0.0 'D.D '0.0 '0.0 'D.0 '00 0.0 •0.0 '0.0 OO `0.1 °0.1 0.1 '0. '1.0 +2fi '4.2 %6 '4.6 '4.5 '6.0 '3.3 '2.5 '1.9 '1.8 '2.2 +3.0 '3.8 +4.0 %.0 '4.5 +.0 .3 0 .3 2.5 '1.9 +1.2 0.8 '0.6 O.4 +GA 'O.4 OA '04 'O.5 O.5 '0.5 '0.8 1.4 '1A +2.2 '2.8 %O +30 +2.3 41.6 +09 k+ 40.3 +0.2 `0.2 +0.2 0.2 `0.2 0. +02 +0.1 '0.1 1 +0.0 '0. +0.0 0.0 _ ID --tO.6- 0.0 0.0 +0.0 '0.0 Q0.0 +0.0 '0.0 Q 1 PEN ss11 $el 3� p / D.o 'O.0 0.0 +Do `O.0 +0.0I+Do ` 0 +0.0 +D.o 'O.0 +0.0 +D.o `0.0 +0.0 'D.o '0.0 `0.0 +no `0.0 `O O `0.0 `0.0 `0.0 •. +0.0 `00 •. +0.0 `0.0 .00 +DO Do `no +DO `0.0 '0.0 'D.o '0.D `0.0 +0.0 `O.D +0., 0., `D.1 .3 +,6 `4.2 `4.3 `4.5 `4.5 `3.8 `3.1 `z.3 +1.9 `2.1 `2.] +3.6 `4.0 `3.9 +4.4 `4.] `5.1 `1.0 `1.4 +1.] `2.0 `2.4 +2.] `2.] `2.1 +1.5 `O.9 `0.6 0.4 .4 0.4 +. +0.3 V.. +O.z +0.1 .1 U.o 0 0 +O.D `O.0 +OA + o `O.0 +0.0 +O.o `O.0 +0.0 +0.0 . • + I. + + + . . . + . .i• + . • + . , + + + . . + . • + . . . . . . H. + + . + + + + + + • + + • + + • + + . , . . + + • + + • + + + • + + • + + . d d a 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ' 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. 0.0 •0.0 'D.0 0.0 0.0 0.0 0.0 0.0 D.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 D.0 0.0 0.0 0.0 0.0 0.0 0.1 '0.1 0. 0 5 4.4 4.] 4.] 4.2 3.5 2.] 2.2 2.1 2.6 3.4 3.9 4.0 4.2 '4.5 '4.4 +4.0 '2.8 '2.3 1.9 1.5 1.3 1.2 1.1 1.0 1.1 1.1 1.1 1.1 1.0 0.9 0.9 1.1 '1.3 +1.6 1.9 2.2 2.6 2.] 2.4 1.9 1.4 '1.1 1.0 0.9 1.0 1.0 1.0 0.9 0.] �Y.'.f 3 0.2 '0. 0.1 '0.0 0.0 +0.0 D.D 0.0 0� 0. 0.0 '0.0 0.0 0.0 0.0 D.0 x s�'„, 4 _ d d d d 'Do '0.0 O.o 'D.0 '0.0 O.0 D.0 ' ° O.0 'D.0 'O.0 O.0 'D.0 '0.o 0.o 'DO •o.0 `0.0 `D.0 'D.0 `0.0 00 'o.o '0.0 '4 +o.0 'o0 'DO '0.0 °0.o '00 °O.o `0.0 OO '00 °0.0 00 'D.0 °0.0 '0.0 +Do `0.0 '0.0 *Do °0.0 'Do '0.1 `0.2 4 '0.9 °z. .3 4.] '6.8 '4.4 '3.5 '2.8 '2.3 '2.1 +2.6 '3.0 +3.7 '3.9 '4.2 •44 %.3 '4.1 +3.6 +3.0 '2.8 +2.8 +2.8 '2.7 +2.7 +2.6 '2.6 +2.5 +2.2 '1.9 +1.6 +1.3 '1.2 +1.2 '1.3 '1.7 +2.0 '2.6 %O +3.3 +3.6 '3.2 +2.9 '2.7 '2.6 +2.5 +2.5 +2.3 +2.0 '1.7 +1.3 '1.0 O. '0.3 I'D* 1 .0 + 0 +0.0 '0. O.0 +0.0 '0.0 O.0 +0.0 '0.0 O.0 'O.0 '0.0 d + p 0.o 'O.0 +0.0 +0.0 `0.0 `0.0 0.0 `0 `0.0 +D.O `O.o +0.0 +D.o `0.0!Do `0.0 `0.0 0.0 `0.0, `Do +0.0 +OD `OD +00 +00 `Do +Do +0.0 `Do +0.0 +Do `0.0 `0.0 +00 '0.0 `00 'D.o °0.0 'O.0 'D.o `0.0 •0.0 +DO `0.0 •0.0 +0.0 `0.1 +0., O.2 `1.5 `3. 0 `4.2 `3.9 `3.1 `2.4 +2.0 `1.9 `2.1 +2.] `3.4 `3.8 +4.1 `4.2 `4.1 +4.2 `4.2 `4.1 +4.0 `4.4 `4.6 +4.6 `4.6 `4.5 +4.4 `4.0 `3.5 +2.9 `2.2 `1.] +1.4 `1.3 `1.4 +1.] '2.1 `2.] +3.5 `4.1 `4.5 +4.8 `4.8 `6.6 +4.5 `4.5 `6.2 +3.] 0.2 `2.5 +1.8 +1.3 `0.9 +0.4 `0.2 O.�J1Q o. `0. .° +O.D .0 +o.o +O.D +O.O o.o o.o +0.0 +0.0 ; +D.D p 0.0 0.0 0.0 0.0 0.0 0.0 �.0 ' 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Gq *0.0 00 0.0 0.0 0.0 D.0 0.0 0.0 0.0 •0.0 0.0 0.0 +0.0 00 0.0 *0.0 0.0 01��\Y:0 0.0 DO •0.0 00 0.0 0.0 0(," 0.0 0.0 '0.0 0.1 0.1 +0.2 .5 '2.1 +2.8 2.] 2.2 1.8 1.6 1.6 1.9 2.3 2.8 3.4 3.5 3.] 3.8 3.9 4.2 4.2 4.4 4.8 5.2 5.2 5.2 5.2 5.1 4.5 3.8 3.2 2.5 1.8 1.4 1.3 1.3 1.5 2.0 2.] 3.6 4.2 4.8 5.3 5.4 5.2 5.2 5.1 4.9 4.2 3.5 2.9 2.1 1.5 '1.04.3 a0.2 ' 0.0 0.0 +0 d'0.0 0. 0.0 '0.0 t0.0 0.0 0.0 0.0 0.0 �.0 '0.0 `L + 6 1 ss D.0 '0.0 +0.0 'D.0 '0.0 +0.0 .0 ' 0 +0.0 'D.0 '0.0 +0.0 'D.0 '0.0 +0.0 O 'D.0 '0.0 'D.0 '00 '0.0 '00 `D.0 `D.0 +0.0 `00 'O.b- 00 `D.0 0.0 +D.O '00 '0.0 00 '0.0 '0.0 O.0 'ro0,/�7p1p�a=n.a '0.0 '0.0 0.0 'D.0 `0.0 +0.0 `0.0 '0.0 '0.1 '0.1 '0. '0.8 '1.6 `1.8 1. '1.3 '1.2 '1.3 '1.5 '1.9 '2.3 '2.6 +2.8 '2.9 0.0 +3.2 0.8 '3.6 '3.8 '4.4 'd.] +4.] '4.8 'd.] +4.5 '4.0 0.3 +2.9 '2.4 '1.] '1.3 '1.1 '1.1 +1.3 '1.] '2.6 +3.0 0.5 'd.f +4.8 '4.8 '4.8 +4.8 '4.] '4.3 `3.8 0.0 '2.] +2.0 '1.4 0.9 `0. 0.3 0.1 +0. ' 0. '0.0 0.0 0 'O.o 0.0 +0.0 'O:d0.0 +0.0 '0.0 e;y.0 d^ I .-11 � . 0.o 'O.0 +0.0 *Do `O.o `0.0 .0 ` o `0.0 +D.o `0.0 `0.0 +D.o `0.0 `0.0 +OG '0.0 `D.0 +D.O `0.D +00 +00 `OD +0.0 `OD '0.0 `0.0 O.0 •0.D 0.0' o0 `0.0 +0.0 +D.D •OD `0.0 0.0 `OD `0.0 0.0 •OD `0.0 0.0 •0.0 +0.0 +0.0 `Do +0.0 +PO •0.1 `0.1 +0. +0.] +1.0 +,O '0.8 0. `1.0 `1.2 +1.4 `1.] `1.9 +2.0 `2.1 `2.2 +2.5 `2.8 `2.8 +3.0 `3.] `A +3.] '3.4 `3.8 +4.D `3.3 `2.6 +2.3 `2.0 `1A +1.0 `0.8 `0.8 +1.0 `1.4 `2.0 +2.4 `2.6 `3.2 +4.0 '4.0 `3.4 +.5 '4.0 `3.] +2.9 `2.4 `2.2 +1.] +1.1 `0.] .4 2 `0.1 +0.0 +0.0 0.0 ° +0.0 `0.0 +. +0.0 `0. + `0.0 `D.D +.° +o.D `D.D 0.0 '0.0 '0.0 'D.0 '0.0 '0.0 ' 0 ' 0 O.0 'D.0 '0.0 '0.0 'D.0 +0.0 '0.� btl- +0.o '0.0 '00 'B.0 '0.0 +0.0 'D.0 +0.0 +00 +0.0 'O.0 '0.0 +0.0 '0.0 '0.o +0.0 'O.0 '0.o +0.0 '0.0 '0.0 +0.0 '0.0 '0.o +0.0 '0.0 'O.° +0.0 'O.0 +D.o +D.O 0.6 '0.0 +0.0 +0.0 +0.0 +0.3 • 5 +06 'B� '0.6 +0.6 +0.] 0. 1.3 / 0 0.0 ' .0 '0.0 +0.0 '0. '0.0 0.0 '0.0 0.0 0.0 '0.0 '0.0 a _ \� / ////�� I P LL 2 E D.0 '0.0 O.0 'D.0 '0.0 0.0 '.0 ' {L'p,9�0�D '0.0 +0.0 'D.0 '0.0 0.0 'D.0 '0.91 '0.0 it)b o.o '0.0 +D.O '0.0 '0.0 +0.0 �O.Q-'1YO�B'0 0.D 0.0 0.0 00 '0.0 O.0 0.0 �R.D��°,q\0.0 '0.0 +Do 'o.o 'o.o +Do 'O.o °o.o '0.0 'o.o '.o 0.0 OO `0.1 +0.2 0.3 `0.4 0.8 0.9 1. '1.0 41.0 +1.2 '1.1 40.8 •O.8 o0.8 �1.1 '1.1 '0.9 '0.9 '0.8 ' 0.4 I0 '0.3 0 + •0.] '0.9 0.9 •1.0 41.2 0.9 '0.8 0.80 �1.0 11.1 `1.0 0.9 0.8 Al3.5 0.3 +0.1 '0.1 0.0 +0.0 ' 0.0 +0.0 '0.0 +0.0 '0.0 ' +0.0 '0.0 0.0 0.0 `0.0 `0.0 +D.O `0.0 `0.0 + 0 ` 0 `0.0 +0.0 •0.0 `0.0 +D.O `0.0 `0.0 0.0 D.0 0.0 0.0 0.D 0.0 0.0 , 0 `0.0 O.0 •0.D `0.0 0.0 `0.0 `0.0 O.0 •OO `0.0 O.0 •OO `0.0 0.0 `OO `0.0 \9\ `0.0 O.0 •OO `0.0 0.0 `0.0 `0.0 O.0 `0.D ®.0 +D.D '0., `0.1 +0.2 +0.2 ' +D.3 •D. `O.5 +D.S '0.5 ` 0.4 0.4 `0.3 +0.3 +O2 `0.1 + .2 '0.2 + 0.3 `0.2 + +D.2 ••0.1 + +D., ••0.1 + +D., ••0.1 `0.1 +D., •0.1 + +D.1 `0.1 0.1 +D.2 `0.3 O.2 `0.3 •0.3 + +D.1 'n.o 0.1 +0.1 +0.1 `O.1 +0.o +0. +0.0 +0. `0.0 +0.0 +O.o +0. 0.0 +O.o .�.,V +0.° +0.0 °.° °.0 d ♦�a / 0.o '0.0 '0.0 '0.0 '0.0 '0.0 R ' 0 '0.0 'D.0 '0.0 '0.0 'D.0 +0.0 '0.0 'D.D +OD °0.0 'D.0 +0.0 +0.0 'Do +0.0 °0.0 'Do +0.0 +0.0 'Do +0.0 +0.0 'Do +O.o °0.0 'Do +OD °0.0 'Do +0.0 °0.0 'Do +0.0 �I-40 +0.0 +0.0 'Do +.0 °0.0 'O.O +0.0 O.o *Do +0.0 +0.1 +0., +O�V9+0.2 'D.2 +0.3 '0.3 +D.3 '0.3 '0.3 +D.2 '0.2 0.1 I '0.1 '0.1 'D.1 '0.1 'D.1 '0.1 '0.1 'D.1 '0.1 '0.0 'D.0 'O.o '0.0 'D.0 '0.0 '0.0 'D.0 '0.0 'O.0 'D.0 '0.0 '0.1 'D.1 '0.1 '0.1 'D.1 - -0.1 +0.0 -0.0 +0.0 +0.0 +0.0 '0.0 +0.0 +0 +0.0 +0.0 +0.0 0 '0.0 '0.0 +.0 +0.0 +0.0 Do +0.0 +0.0 +0 +0.0 'Do '0.0 +0.0 'D.0 '0.0 +0.0 'D '0 +0.0 'D.o '0.0 +0.0 'D.o '0.0 +0.0 '0.0 '0.o 'o.o '0.0 'O.o °0.0 '0.0 'O.o °0.0 '0.0 'O.o °0.0 '0.0 'o.o °0.0 '0.0 'o.o °0.0 '0.0 'o.o °0.0 '00 'o.o °o.o '00 'o.o 'LIO +0.0 '0.0 �'00 'o.0 °o.0 *o.o '0 0.0 +D.O •o.0 +0., +0., ,4; '0.1 +0.z '0.2 +0.2 'O.2 •0.2 +0.2 'O.1 +0.1 '0.1 +0.1 +0.1 '0.0 'Do +O.o '0. 'Do +O.o +O.O 'Do +O.o +O.O 'Do +o.o +0.0 'Do +o.o +0.0 '0.0 +0.0 '0.0 '0.0 +00 �,0. �9.9 0.0 +0.0 '0.0 +0.0 +0.0 +0.0 +0.0 ' 0.0 0.0 '0.0 ' +0.0 '0.0 .0 0. .0 +0. 0 '0.0 +011 ' +0.0 '0.0 '0.0 +0.0 'o.o `o.o `o.o 'D.o `o.o 'o.o +o o `o.o 'o.o `o.o `o.o 'o.o `o.o `o.o 'o.o •D.D `o.o 'o.o `D.o `o.o `o.o `D.o `o.o `o.o •o.D `o.o `o.o `o.o `o.o `o.o `o.o `o.o `o.o `D.o `o.o `o.o `o.o `o.o `o.o 'o.o aI 0.0 •D.o `o.o `.o •o.D "oa `.D �o.D `o.o `o.o `o.o "o.o +o., `D., `0.1 'o., 'oy 1.1 `0.1 '0.1 `0.1 `0.1 'o.1_q,1=oa-=o.r suv�'S:o-"o-o �o.o o.o ° o.°�o.o o.o o.° o.o�°-°'o.o o.0 00 `o.° 'o.o '°.° `o.o `o.° '°.° `o.o `o.o •o.° `o. o.o +°.o •o.° `o.o +o.o +°.° `o.o +o.o `°.0 `o. +o.o +°.° 'Co + o + ` ° o.o +o.° o.° G. G. +°.° `o.° +off 4 \ .I ---- - - --1� ---- � A+ � A d d '0.0 '0.0 'o.o 'a.o 'o.o ' .o 'ox 'o 'o.o '0.0 '0.0 'o.o '0.0 +O.O 'o.o 'D.o +D.o +o.o 'D.o +o.o +o.o 'D.o +o.o +o.o 'D.o +o.o +o.o 'D.o +o.o +o.o 'D.o +o.o +o.o 'D.o +D.o °o.o 'D.o +o.o +o.o 'D.o +o.0 0.0 0.0 '0.0 '0. 'O.° 'D.O o.o 'D.o 'o.o 'o.o 'D.o^+o.o o.o '6.�`0'i�o-i tea., 0.,✓0.1 0.1 •°.1 '0.1 'O.1 •O.1 'o.o 'D.o •o.o 'o.o 'D.o •o.O 'o.o 'o.o •O.0 O. 'a.a 'o.a 'o.o 'o.o 'o.D 'o.o 'o.o •0.0 'o.o 'o.o 'o.a 'o.o 'a.o 'o.D ' . 'o.o 'o.o 'o.o 'o.o 'o.o 'o.o 'o.o 'o.o 'o.o 'o.o '°.o 'o.o 'o.o '°.o 'o.o '0.0 'o.o o.o o. '°.o 'e70 '°.o 'o.o 'o.o .o .o ' 0 '0.0 'o.o V I �/1 p 0.0 '0.0 'o.o ' 0.0 'o.o '0.y1 '0 'o.o 'D.o '0.0 'o.o 'D.o 'o.o 'o.o 'no 'o.o 'o.o 'no '°.° °o.o 'D.D 'o.o 'o.o •o.D 'o.D 'o.o 'D.D '°.° °o.o 'D.D '°.° °o.o 'D.o 'o.o 'o.o 'D.D '°.° °o.o 'D.D 'o.o °olo •o.o 'o.o • .o •o. o.o 'o.o 'D.D 'o.o °o.o 'o.o 'o.o 'o.o 'o.o 'n.o '0.1 +0.1 '0.1 '0.1 +0.1 'O.1 •o.1 'o.o •o.o +°.° 'o.o •o.o +°.° 'o.o •o.o +°.° 'o.o •o.o '0.0 +o.o •0.0 •o.o 'o.n •o.o +o.° 'o.n •o.o +°.° 'o.o •o.o + 0.0 •o.o +°.° 'o.n •o.o +°.0 'o.n •o.o +0.0 +o.o •o.o +0.0 +o.o 'o.o +0.0 +o.o 'o.o +o.o 'o.o +0.0 o.a'D.o +o.o 'o.o 'o.o + o. o.o o. 'o.o +0.0 +'o.o I I m♦ U 0 U 'o.o 'o.o o.o +O.O 'o.o `o.o +D.B 'o `o.o 'o.o 'o.o `o.o 'o.o 'o.o `o.o 'o.o '0.a 'o.o 'o.o 'o.o 'o.o 'o.o 'o.a 'o.o 'o.o 'o.a 'o.o 'o.o 'o.o 'o.o 'o.o 'D.o 'o.o 'o.o 'D.o 'o.o 'o.o 'o.o 'o.o 'o.o 'D.o '0.8 'o.o 'D. ' 'o.o 'o.D 'o.o 'o.o 'o.o 'o.o 'o.o 'o.o `o.o 'o.o 'o.o `o.o 'o.o 'D.o `o.o 'o.o 'D.o `o.o 'o.o •o.o `o.o 'o.o •o.o `o.o 'o.o •o.o `o.o 'o.o •0.0 `o.D `o.o •D.o +o.D '°.° `o.o 'o.o •o.o `0.0 'D o.o `o.o 'D.o •o.o `o.o 'D.o •o.o `o.o 'D.o •o.o `o.o +D.O '°.° `o.o +o.o +°.° `o.o +o.o +°.° `o.o at o.o `o.D\.o I+o.o `0. .o +°.° +0.0 tN.o 6 , PHOTOMETRIC SITE PLAN 2022-0195.12 SCALE: 1" = 30'-0" � GR&IEF 275 West Wisconsin Avenue, Suite 300 Milwaukee, WI 53203 414 / 259 1500 414 / 259 0037 fax KIWIK TANIP KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 1Nq.1TT7.q. QeQ ii IQ �� i SITE PLANNING LANDSCAPE 9 3 1 3 1 F e ARGI-bTHCIRigEk L a n e N orth, STE 260 P l y m o u t h M In n e s o to 5 5 4 4 7 7 6 3. 3 8 3. 8 4 0 0 f n v 7 A A- A A A A A A n I hereby certify that this plan, specification, or report was prepared by me or under Try direct supervision, and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. Date >000000C Reg. No. 19306 Signed Robert J. Mueller - IN Z J L_LJ 0- Q::� W O Q U) V / V / U W z U z W W z IC LLI O W 1 Q > J 0 z O = O Iz 0- U NO. DATE DESCRIPTION - 2 2 APR2 5 INTERNAL REVIEW - 22MAY05 SUBMITTAL DRAWN BY DLC SCALE GRAPHIC PROJ. NO. 22-1266 DATE 04-25-22 SHEET E 1 a_ 0 0 0 c\I - z 7 1k - ti 7F ' I!— T T T / 1 � •� o U +, 1 1 1 WETLAND A. /, kkI EMS f9 • ��- 'a-°'e'IEEi!'19!l1:1!!l:I:il�I:IDI' r n1 '� !1" w'�I!ll:l0'!111111111 "� a 2� ■ ■ 1111111;/■.+•I� 1111111u_-�• _ �., � � _ •• _ � � r� �. 4 r -- � v ',a: � 4 - i 6No ■ • -- - _ - �v Iii ... a =� L5"J'"J'"J'"J'_I_I �1 ■ I I I'_• '1 iiiiii■n SI \1■■I■I■I�■■ `I■ _.- _ t 1� 1 �J ■ f ` i 1 it _ T f } - 1• + 41F • r ' � I _ I :je • • 1 . 1 . e•. . + • !:' i�/�'�%r•11111111--- •i1:. � ��Ii��R=11I :, � Illllllllia I i�.Gii■1■ii:IdGii■1■iia■iGii■IG:G■1■iGil■IGiiaaiill., —Ilr I I ITS 11 —. — - -�In1 � I-1� E—E� �� r u. a � " � ` �A'"'z"'; �'�` s„ !• '%.. YAa ��. _ 'Sl .d�1P,i�yY ¢'; _ �f�����2`` �� � 4 �:{ •- ` . _ ' 3��F_� Ir -;x .. � F-�_���� I I I I I I i 1�"=T" 7I ■!■■�—i. �� �II��._:,�.. _� f1' .. 1=__. —� �>.■O■ _.__�:, � .:,._. .. .. _.._ ... _ _ - -'� �... • , .:. ...:. .. '�.'. r 5 3..�� ..... .; :,. s ... .. �.. §gip ,_ .:�;•,. n r �- $>... - �,. ,. ,�; i �� �o� ` - '- n11+:.�,■11� -- ,- -' w�S-S,,, _ •��... <tl F� S.. l I^ / •Si, l��ry ,�I�r!�� --E- c�'�c.�n .. - �E�---- fir^-` ii• i • • IfIWIK TI?IP KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 o °o o °❑ � o 0 0 O ❑ Q v0 � OD O ^ v0 SITE PLANNING LANDSCAPE ARCHITECTURE- 3 13 1 Fernbrook Lane North, STE 260 Plymouth Minnesota 55447 763.383.8400 fax 763.383.8440 I hereby certify that th15 plan, Specification, or report was prepared by me or under my direct 5upervl5lon, and that I am a duly llcen5ed Landscape Architect under the laws of the State of Mlnne50ta Date XXXXXXX No. 1930G SI ned o ert J. Mueller to CIO Z O O U) 0 U) W W LU z (n V Z Z Z W J Z w a w > a W Z0 J ~ O V z i J NO. DATE DESCRIPTION 22APR25 - 22MAY05 INTERNAL REVIEW SUBMITTAL - 22MAY20 - 22JUN27 ROW WAY/SITE SF11FT CITY COMMENTS DRAWN 13Y SCALE GRAPHIC PROJ. NO. 22— 1 2GG DATE 04-25-22 SHEET S PS s siwA v.m 5 CV 0V 1 FRONT ELEVATION 2 SIDE ELEVATION 8" HIGH RED CHANNEL STRIPE WITHOUT LEDS 120'-0" 4g1b9 0 KWIK TRIP IfWIK ST*R KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LA CROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 10 MPD FULL HEIGHT BRICK A002 Canopy Elevation Typical Abbreviations List A/G AIR GONDITIONING GYP BD GYPSUM BOARD ACT ACOUSTICAL CEILING TILE Hai/ HEATING a VENTILATION AD AREA DRAIN HC HOLLOW GORE ADJ ADJUSTABLE HM HOLLOW METAL AFF ABOVE FINISHED FLOOR HO HOLD OPEN ARM ALT ALTERNATE HR HOURS ALUM ALUMINUM HYD HYDRANT AP AGCESS PANEL INSUL INSULATION APPROX APPROXIMATE INT INTERIOR @ AT JT JOINT BD BOARD JST JOIST BRG BEARING MBD MARKER BOARD BIT BITUMINOUS MAS MASONRY BLKGBLOGKING MO MASONRY OPENING _ BR BRICK MAX MAXIMUM BLDGBUILDING MEGH MECHANIGAL BM BEAM MTL METAL B.O. BOTTOM OF MIN MINIMUM BOTT. BOTTOM NIG NOT IN GONTRAGT BRG BEARING NTS NOT TO SCALE BTWN. BETWEEN OC ON GENTER GAB CABINET OD OUTSIDE DIAMETER GB CONCRETE BLOCK OH OVERHEAD GIP GAST-IN-PLAGE PNT PAINT CF GUBIG FEET PLAS PLASTER GPT CARPET PLAM PLASTIC, LAMINATE CLG CEILING PL PLATE CLG CAULK PLBG PLUMBING GLR CLEAR PLYWD PLYWOOD CT CERAMIG TILE PCT PORGELAIN CERAMIG TILE GTR GENTER P/C PRECAST GO GLEAN OUT P/C TERR PRECAST TERRAZZO GOL COLUMN PREFAB PREFABRICATED ` CONCCONCRETE PREFIN PREFINISHED GMU CONCRETE MASONRY UNIT PT PRESSURE TREATED GONT CONTINUOUS OT QUARRY TILE CONST CONSTRUGTION REINF REINFORGING OR GONTR GONTRAGTOR REINFORCEMENT CJ CONTROL JOINT REal) REQUIRED COORD GOORDINATE R RISERS <FD CRPT CARPET RD ROOF DRAIN CY GUBIG YARD RFC, ROOFING DBL DOUBLE RFS ROOM FINISH SGHEDULE DET DETAIL RM ROOM DIA DIAMETER SCHED SCHEDULE DIAL DIAGONAL 5 SEALED DIM DIMENSION SIM SIMILAR DIST DISTANCE SC SOLID GORE DN DOWN S.SURF SOLID SURFAGE DRS DOORS SPEC, SPEGIFIGATION DS DOWNSPOUT ST STAIN EWC ELEGTRIG WATER CHILLER 55 STAINLESS STEEL ELEGT ELECTRICAL STRUCT STRUCTURE OR STRUCTURA EL ELEVATION SW SITE WASTE - ELEV ELEVATOR TBD TACKBOARD EP EPDXY PAINT TEMP TEMPERED N EQUIP EQUIPMENT TERR T TERRAZZO TILE EXIST EXISTING T$6 TONGUE $ GROOVE EPS EXPANDED POLYSTYRENE T/ TOP OF EXP EXPOSED TP TOILET PARTITION EXT EXTERIOR TR TREADS EIFS EXTERIOR INSULATION TYP TYPICAL FINISH SYSTEM UNFIN UNFINISHED FV FIELD VERIFY VB VAPOR BARRIER FIN FINISH VERT VERTICALLY FE FIRE EXTINGUISHER VGT VINYL COMPOSITION TILE FL FLOOR VWC VINYL WALL GOVERIN6 FD FLOOR DRAIN VB VINYL BASE FTC, FOOTING WWF WELDED WIRE FABRIC, FDN FOUNDATION WDW WINDOW GEN GENERAL W/ WITH GC GENERAL CONTRACTOR WD WOOD GL GLASS OR GLAZING GFGMU GROUND FACE GMU SYMBOL LEGEND SEC, A MATCH LINE SE6 B GRID LINE - FAGE OF BRIGK F 1 VENEER $ FOUNDATION WALL CA GRID LINE -GENTER OF STEEL Graphic Symbols Room name 710-11 ROOM TANG 1 SECTION A101 CALLOUT A101 ELEVATION CALLOUT A101 DETAIL CALLOUT DOOR NUMBER Gw- CURTAIN WALL TYPE Al WALL TYPE VERTICAL WORKING POINT ELEVATION REVISION INDICATOR O GRID LINE - GENTER OF STEEL STUD Material Symbols EARTH CONCRETE CONCRETE MASONRY UNIT FA FACE BRICK SPRAY -FOAM INSULATION STRUCTURAL STEEL BATT INSULATION ROUGH LUMBER RIGID INSULATION GYPSUM BOARD PLYWOOD 0 A F1 G1 F2 G2 F3 C3 F4 Cq F5 II II I I 9T - 4" 29' - 4" 68' - O" 11 " 29' - 2" 34' - 6" 31' - 1 O" 11 V. Overall Plan 1/5" = 1'-0" 4'-0"4'-0"4'-0" 22' - 8" 4'-(Y"4'+D"4'-()" 10'-8" FG FE FC CA FE THERMAL ENVELOPE NOTES RETAIL STORE AREA SYSTEM COLD ATTIC 1. R-49 BLOWN FIBERGLASS WITH 4 MIL POLY VAPOR BARRIER CEILING: AT GYP. BD. SURFACES. PROVIDE DEPTH MARKERS ON TRUSSES KNEE WALL 1. R-27 SPRAY FOAM POLYURETHANE (4") APPLY INTUMESCENT AT CEILING: COATING @ ALL EXPOSED AREAS. EXTERIOR 1A.TYPICAL EXTERIOR WALLS: WALLS: 3" UNFACED POLYISOCYANU RATE INSUL. (R18.5) WITH VAPOR BARRIER COATING ON ALL INTERIOR GYP. BD. SURFACES 1 B.WALLS AT FREEZER AND COOLER: 3" UNFACED POLYISOCYANU RATE INSUL. (R18.5) WITH 5/8" DENS SHIELD, BEAD OF SEALANT AT ALL EDGES. NO ADDITIONAL FINISH OR VAPOR BARRIER. NO TAPE OR PAINT. 2. PACK ALL DOOR AND WINDOW VOIDS. 3. FOAM ALL PENETRATIONS. 4. SEAL ALL VAPOR BARRIER PENETRATIONS (OUTLETS, LIGHT FIXTURES, ETC.) 5. USE VAPOR BARRIER COATING ON ALL INTERIOR DENS SHIELD SURFACES. INTERIOR 1. NO SOUND INSULATION WALLS: ROOF: 1. R-35 TAPPERED POLYISOCYANU RATE (6" MIN) 2 LAYERS W/ STAGGERED JOINTS. FOUNDATION 1. R-10 EXTRUDED RIGID INSULATION (2"THICK). SEE SPEC. PERIMETER: CONTINUOUS FROM TOP OF FOOTING TO TOP OF FOUNDATION WALL. HEATED 1 R-20 EXTRUDED RIGID INSULATION (4"THICK) SEE SLAB: SPEC. UNDERSLAB RADIANT FLOOR. AIR BARRIER 1. AIR & VAPOR BARRIER SPRAY @ ALL EXTERIOR WALLS. SEE SPEC & DETAIL 2. AIR BARRIER AT KNEE WALL WITHIN TRUSS SPACE, BETWEEN STORE AND ATTIC IS 4" CLOSED CELL SPRAY FOAM OVER GYPSUM BOARD THERMAL BARRIER. 3. SEAL ALL UTILITY PENETRATIONS TO AIR BARRIER. 4. SEAL ALL WINDOW AND DOOR FRAMES. 5. VAPOR BARRIER: A. GYP. BD. WALLS AND SPRAY FOAM KNEE WALL PAINTED: HALMAN LINSAY 530-1 FOR PERM RATING OF 0.30 B. 4 MIL POLY AT ATTIC CEILING. FENESTRATION ZONES 5&6 ALUMINUM WINDOWS: U = 0.36, SHGC: 0.40 ZONE 7 ALUMINUM WINDOWS: U = 0.29, SHGC: 0.45 ALUMINUM DOORS: U = 0.67, SHGC: 0.35 H.M. INSULATED DOORS: U = 0.44 ALUMINUM DOORS AND WINDOWS VALUES PER NFRC100 BY TUBELITE FOR T14000 WINDOWS AND NARROW STYLE DOORS. THERMAL ENVELOPE NOTES CAR WASH AREA SYSTEM COLD ATTIC 1. (R-36) BLOWN FIBERGLASS (14") PLUS 2" SPRAY FOAM CEILING: (R 13.0) EXTERIOR 1. TYPICAL EXTERIOR WALLS: WALLS: 3" POLYISOCYANU RATE INSULATION (R-18.5) AND EPDXY PAINT ON ALL INTERIOR SURFACES. 2. PACK ALL DOOR AND WINDOW VOIDS. 3. FOAM ALL PENETRATIONS. 4. SEAL ALL VAPOR BARRIER PENETRATIONS (OUTLETS, LIGHT FIXTURES, ETC.) INTERIOR 1. NO SOUND INSULATION WALLS: COMMON 1. (R-20) SPRAY FOAM POLYURETHANE (3"). APPLY WALLS: INTUMESCENT COATING @ ALL EXPOSED AREAS. ROOF: 1. AT CENTER FLAT ROOF: TPO MEMBRANE ROOFING SYSTEM FULLY ADHERED OVER A MIN. OF 6" TAPERED POLYISOSANUATE INSUL. (R-35) OVER VAPOR BARRIER OVER 8" CONC. PLANK 2. AT PERIMETER METAL ROOF: R-25 BLOWN IN INSULATION OVER 2" CLOSED -CELL SPRAY FOAM (R-13) 3. PRECAST DECK - CONCRETE SEALANT. FOUNDATION 1. R-10 EXTRUDED RIGID INSULATION (2"THICK). SEE PERIMETER: SPEC. CONTINUOUS FROM TOP OF FOOTING TO TOP OF FOUNDATION WALL. AIR BARRIER A. CARWASH AIR BARRIER IS EXTERIOR BRICK VENEER. FENESTRATION GLASS BLOCK WINDOWS: R-1.96, U = 0.51, SHGC: 0.35 FIBERGLASS REIN. PANEL U = 0.500 DOOR & FRAME: OVERHEAD POLYCARBONATE U = .260 (INCLUDES VINYL & AIR FILMS) DOORS: UQ0 T_ co z N 00 -> N 4 00 6"- (n 0 0 O C0 U X U M IL J U � N N 00 U 00 o CO ► Z Q O � KWIK Tarp Kewwr Sri KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 O CL _--j O O L CIO CU V i U) U U i co 6i o C) U N ' ~ o .� w (3)_�e O w 0� 0- �O V J 0 d ,1 w ;a DATE: 06.21.2021 DRAWN BY: Author TYPE: Generic REVISIONS NO. DATE SHEET TITLE Overall Floor Plan & Thermal Envelope Insulation Values & Notes SHEET NO. AOOO Gen 3 - 1 Bav CW with Side vestibule & Rear Gable per 2D elevation 07.01.2021 Front elevation — 2428 overall SF Square Footage Percentage Glazing 312 12.9 Green Metal Roof 1,049 43.2 Metal Fascia (Red & Tan) 139 5.7 Stucco 87 3.6 Brick/Soldier Course 720 29.6 Door & Window Aluminum 121 5 Rear Elevation — 2428 overall SF Glazing 132 5.4 Green Metal Roof 1,055 43.5 Metal Fascia (Red & Tan) 128 5.3 Stucco 115 4.7 Brick/ Soldier Course 981 40.4 Door & Window Aluminum 17 .7 Vestibule Elevation — 3000 overall SF Glazing 140 4.7 Green Metal Roof 1,430 47.7 Metal Fascia (Red & Tan) 153 5.1 Stucco 106 IS Brick/ Soldier Course 915 30.5 Door & Window Aluminum 163 5.4 Carwash Door 93 3.1 Delivery Elevation — 3000 overall SF Glazing 23 .7 Green Metal Roof 1,547 51.6 Metal Fascia (Red & Tan) 152 5.1 Stucco 0 0 Brick/ Soldier Course 1,125 37.5 Door & Window Aluminum 60 2 Carwash Door 93 3.1 CITY OF LINO LAKES RESOLUTION NO. 22-94 APPROVING KWIK TRIP CONDITIONAL USE PERMIT FOR MOTOR FUEL STATION WHEREAS, the City received a land use application for a conditional use permit for Kwik Trip motor fuel station and commercial car wash and hereafter referred to as "Development"; and WHEREAS, the property is zoned GB, General Business and allows for a motor fuel station with a conditional use permit; and WHEREAS, the legal description of the property is: That part of Government Lot 1, Section 30, Township 31 North, Range 22 West, Anoka County, Minnesota, described as follows: Lying southeasterly of the centerline of County State Aid Highway No. 23 and lying westerly of the centerline of County State Aid Highway No. 49 (a/k/a Hodgson Road) Abstract Property; and WHEREAS, City staff has completed a review of the land use application based on the following plans: • Applicant Narrative prepared by Kwik Trip dated July 8, 2022 • ALTA Survey prepared by EG Rud & Sons, Inc. dated July 5, 2022 • Site Improvement Plans including site plan, civil plan set, and landscape plans prepared by Insites Site Planning and Sunde Engineering dated June 27, 2022 • Architectural Plans prepared by Vantage Architects dated June 21, 2021 • Stormwater Management Plan prepared by Sunde Engineering, PLLC. dated May 17, 2022 • Traffic Impact Analysis prepared by SEH dated July 8, 2022 • Sound Control Plan prepared by Insites dated May 20, 2022; and WHEREAS, a public hearing was held before the Planning & Zoning Board on August 10, 2022 and the Board recommended approval of the conditional use permit with a 5-0 vote. NOW, THEREFORE BE IT RESOLVED by The City Council of The City of Lino Lakes hereby makes the following findings: FINDINGS OF FACT 1. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: a. Land Use Plan. b. Transportation Plan. c. Utility (Sewer and Water) Plans. d. Local Water Management Plan. e. Capital Improvement Plan. f. Policy Plan. g. Natural Environment Plan. The proposed Kwik Trip motor fuel station with commercial car wash is consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including Land Use, Utility, Local Water Management, Capital Improvement, Policy and Natural Environmental Plans as detailed in this staff report. 2. The proposed development application is compatible with present and future land uses of the area. The proposed Kwik Trip motor fuel station with commercial car wash is compatible with present and future land uses. The subject site and adjacent parcels are guided and zoned for residential and commercial use. Adequate landscape screening and buffers have been provided on site. 3. The proposed development application conforms to performance standards herein and other applicable City Codes. A Site & Building Plan Review has been completed and the proposed Kwik Trip motor fuel station with commercial car wash meets zoning performance standards with conditions listed in this staff report. 4. Traffic generated by a proposed development application is within the capabilities of the City when: a. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade. b. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C. c. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D. d. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. e. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies. f. The traffic generated from a proposed subdivision shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However, the City may, at its discretion, consider developer -financed improvements to correct any street deficiencies. g. The LOS requirements in paragraphs a. to d. above do not apply to the I- 35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties, that contribute to traffic at the interchange. h. The City does not relinquish any rights of local determination. The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the traffic generated by the proposed motor fuel station with commercial car wash is within the capabilities of the City. CSAH 23 (Lake Drive) is an A -Minor Reliever road and CSAH 49 (Hodgson Road) is an A -Minor Expander road. These roads have structural capacity to handle the traffic volume of the motor fuel station with commercial car wash. The City does not relinquish any rights of local determination. 5. The proposed development shall be served with adequate and safe water supply. The proposed Kwik Trip motor fuel station with commercial car wash will connect to an adequate and safe municipal 16" water supply. 6. The proposed development shall be served with an adequate and safe sanitary sewer system. The proposed Kwik Trip motor fuel station with commercial car wash will be served by an adequate and safe municipal 10" sanitary sewer system. 7. The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. No City funds are being expended on this project. 8. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. Motor fuel stations and commercial car washes are an allowed use in the GB, General Business District with an approved conditional use permit. The project will not generate excessive traffic, noise, smoke, fumes, glare or odors. 9. The proposed development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. There are no known natural, scenic or historic features on the existing site. BE IT FURTHER RESOLVED by The City Council of Lino Lakes in addition to the administrative requirements of a conditional use permit, the following specific performance standards of Section 1007.112 (8) must also be met: (g) Motor fuel stations provided that: 1. Motor Fuel Facilities. Motor fuel facilities shall be installed in accordance with State and City standards. Additionally, adequate space shall be provided to access fuel pumps and allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict with circulation, access and other activities on the site. Fuel pumps shall be installed on pump islands. 2. Architectural Standards a. As a part of the conditional use permit application, a color illustration of all building elevations shall be submitted. A color illustration of all building elevations has been submitted. b. The architectural appearance, scale, and functional plan of the building(s) and canopy shall be complementary and compatible with each other and the existing buildings in the neighborhood setting. The architectural appearance and scale of the proposed building and canopy are complementary and compatible with each other and the other existing buildings in the neighborhood setting. c. All sides of the principal and accessory structures are to have essentially the same or a coordinated harmonious finish treatment pursuant to § 1007.043 (2) of this Ordinance. All sides of the principal and accessory structures have essentially the same or a coordinated harmonious finish treatment pursuant to City Code Section 1007.043(2) of this Ordinance. The exterior material of the principal and attached accessory structure (trash enclosure) is brick. d. Exterior wall treatments like brick, stone (natural or artificial), decorative concrete block and stucco shall be used. The motor fuel station uses both brick and stucco as exterior wall treatments. e. Earth tone colors of exterior materials including the canopy columns shall be required. "Earth tone colors" shall be defined as any various soft colors like those found in nature in soil, vegetation, etc., such colors are limited to brown, black, gray, tan, beige, brick red, soft green, soft blue, or white. Exterior materials including the canopy columns consist of earth tone colors. The color palette consists of earth tone tan, almond, red and green. The canopy columns are wrapped with brick similar to the building. f. Ten (10) percent of the building facade may contain contrasting colors. Contrasting colors shall be those colors not defined as earth tones. The canopy may have contrasting color bands or accent lines not to exceed an accumulative width of four (4) inches. The color bands shall not be illuminated. The motor fueling station has a red accent band that makes up less than ten (10) percent of the building's fagade. The canopy has a color band with an accumulative width of eight (8) inches which exceeds the allotted accumulative width of four (4) inches and shall be revised. The color band is not illuminated. 3. Canopy. A protective canopy structure may be located over the pump island(s), as an accessory structure. The canopy shall meet the following performance standards: a. The edge of the canopy shall be thirty (30) feet or more from the front and/or side lot line, provided that adequate visibility both on -site and off -site is maintained. The edge of the canopy is 230ft from the Lake Drive lot line, 70ft from the Hodgson Road lot line, 900 ft from the south lot line and 230 ft from the west lot line, and adequate visibility both on -site and off -site will be maintained. b. The canopy shall not exceed eighteen (18) feet in height and must provide fourteen (14) feet of clearance to accommodate a semi -trailer truck passing underneath. 5 The canopy is 18 feet in height and provides 14 feet of clearance to accommodate a semi- trailer truck passing underneath. The canopy fascia shall not exceed three (3) feet in vertical height. The canopy fascia exceeds three (3) feet in vertical height and shall be revised. d. Canopy lighting shall consist of canister spotlights recessed into the canopy. No portion of the light source or fixture may extend below the ceiling of the canopy. Total canopy illumination may not exceed one hundred fifteen (115) foot candles below the canopy at ground level. Canopy lighting consist of canister spotlights recessed into the canopy. No portion of the light source or fixture extends below the ceiling of the canopy. Total canopy illumination does not exceed 53 foot candles below the canopy at ground level. e. The architectural design, colors, and character of the canopy shall be consistent with the principal building on the site. The architectural design, colors, and character of the canopy are consistent with the principal building on the site. Both the building and canopy will utilize a color palette of earth tone red, tan, and white and have brick exterior materials. f. Signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that: The individual canopy sign does not exceed more than twenty (20) percent of the canopy facade facing a public right-of-way. The applicant shall revise the canopy plans as noted and submit signage calculations compliant with the 20% requirement. g. Canopy posts/sign posts shall not obstruct traffic or the safe operation of the gas pumps. The canopy posts/sign posts do not obstruct traffic or the safe operation of the gas PUMPS. 4. Pump Islands. Pump islands shall comply with the following performance standards: a. Pump islands shall be elevated six (6) inches above the traveled surface of the site. The pump islands are elevated six (6) inches above the traveled surface of the site. b. All pump islands shall be set at least thirty (30) feet back from any property line. Additionally, the setback between the pump islands curb face must be at least twenty-four (24) feet. The pump island is 230ft from the Lake Drive property line, 70ft from the Hodgson Road property line, 900 ft from the south property line and 230 ft from the west property line. Additionally, the setback between the pump islands curb face is 24 ft. 5. Dust Control and Drainage. The entire site other than taken up by a building, structure, or plantings shall be surfaced with asphalt, concrete, cobblestone, or paving brick. Plans for surfacing and drainage shall be subject to approval of the City Engineer. Drainage from all fueling areas shall be directed to an oil/grit separator. Minimum design standards for the oil/grit separator shall include the following: a. A minimum of four hundred (400) cubic feet of permanent pool storage capacity per acre of drainage area. Permanent pool storage volume of 884 cubic feet is required and 960 cubic feet is provided. b. A minimum pool depth of four (4) feet. Pool depth is eight (8) feet. c. A minimum oil containment capacity of eight hundred (800) gallons. Oil containment capacity is 3,140 gallons. d. Minimum maintenance/inspection of two (2) times per year and/or after measurable spill events. A measurable spill shall be defined by the Minnesota Pollution Control Agency (MPCA). Any measurable spill event must be reported to the MPCA. Minimum maintenance/inspection of two (2) times per year shall be conducted and/or after measurable spill events. Any measurable spill event will be reported to the MPCA. 6. Landscaping. a. At least twenty-five (25) percent of the lot, parcel or tract of land used exclusively for the gas sales facility shall remain as a grass plot, including trees, shrubbery, plantings or fencing and shall be landscaped. Required minimum green area should be emphasized in the front and side yards abutting streets or residential property. The lot has 86% open space with trees, plantings and wetlands. Screening, landscaping and buffer yards have been provided in compliance with City Code Section 1007.043(17). required: b. At the boundaries of the lot, the following landscape area shall be VA i. From side and rear property lines, an area of not less than ten (10) feet wide shall be landscaped in compliance with § 1007.043 (17) of this Ordinance. The motor fuel station is properly landscaped and screened in compliance with City Code Section 1007.043(17). A 55ft to 235ft wide buffer of heavily wooded area is provided along the west (side) lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south (rear lot line) are over 800ft from the parking lot and are screened with additional landscaping and berm. ii. From all road rights -of -way, an area of not less than fifteen (15) feet wide shall be landscaped in compliance with § 1007.043 (17) of this Ordinance. From all road rights -of -way, a 15-35 foot wide landscape buffer is provided in compliance with City Code Section 1007.043(17). iii. Where lots abut residentially zoned property, a buffer yard of not less than twenty (20) feet wide shall be landscaped and screened in accordance with § 1007.043 (17) of this Ordinance. The motor fuel station is properly landscaped and screened in compliance with City Code Section 1007.043 (17) of this Ordinance. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west (side) lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south (rear lot line) are over 800ft from the parking lot and are screened with additional landscaping and berm. iv. The property owner shall be responsible for maintenance of all landscaping, including within the boulevard. The property owner will be responsible for maintenance of all landscaping, including within the boulevard. 7. Exterior Lighting. The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with § 1007.043 (6) of this Ordinance. A comprehensive lighting plan shall be submitted as part of the conditional use permit application, and shall be subject to the following performance standards: a. Canopy Lighting. Canopy lighting shall only be permitted under the canopy structure, and shall consist of canister spotlights recessed into the canopy. No portion of the light source or fixture may extend below the ceiling of the canopy. Total canopy illumination below the canopy may not exceed one hundred fifteen (115) foot candles at ground level. Canopy lighting consists of canister spotlights recessed into the canopy. No portion of the light source or fixture extends below the ceiling of the canopy. Total canopy illumination does not exceed 53 foot candles below the canopy at ground level. b. Perimeter Lighting. Lighting at the periphery of the site and building shall be directed downward, and individual lights shall not exceed fifteen (15) foot candles at ground level. Lighting at the periphery of the site's parking lot is directed downward, and individual lights do not exceed five (5) foot candles at ground level. c. Illumination. Maximum site illumination shall not exceed four -tenths (4) foot candle at ground level when measured at any boundary line with an adjoining residential property or any public property. Maximum site illumination does not exceed four -tenths (4) foot candle at ground level when measured at any boundary line with an adjoining residential property or any public property. The west lot line and south lot line, which abut residential zoning, limits illumination to zero (0.0) foot candles. The site does not abut any public property. d. Access. Vehicular access points shall create a minimum of conflict with through traffic movement and shall comply with § 1007.044 of this Ordinance. Vehicular access points will create a minimum of conflict with through traffic movement and comply with City Code Section 1007.044. The site plans have been reviewed and approved by Anoka County Highway Department and the City Engineer with conditions. 8. Circulation and Loading. The site design must accommodate adequate turning radius and vertical clearance for a semi -trailer truck. Designated loading areas must be exclusive of off-street parking stalls and drive aisles. A site plan must be provided to illustrate adequate turning radius, using appropriate engineering templates. The site design accommodates adequate turning radius and vertical clearance for a semi- trailer truck. Designated loading areas are exclusive of off-street parking stalls and drive aisles. A site circulation plan, Sheet SPO, Site Circulation Plan, has been provided and approved. 9. Parking. a. Parking spaces shall be calculated solely based upon the use(s) and the square footage of the principal building(s). Parking spaces have been calculated solely based upon the use(s) and the square footage of the principal building. Twenty-one (21) parking spaces are required and 42 spaces are provided. C b. Parking spaces shall be screened from abutting residential properties in compliance with § 1007.043 (17) of this Ordinance. The parking spaces are properly landscaped and screened in compliance with City Code Section 1007.043 (17). A 55ft to 235ft wide buffer of heavily wooded area is provided along the west (side) lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south (rear lot line) are over 800ft from the parking lot and are screened with additional landscaping and berm. 10. Noise. Public address system shall not be audible at any property line. Play of music or advertisement from the public address system is prohibited. Noise control shall be required as regulated in § 1007.043 (10) of this Ordinance. Public address system will not be audible at any property line. Music or advertisement from the public address system is prohibited and shall not be played. Noise control will be provided as regulated in City Code Section 1007.043(10). Provisions have made to control and reduce noise. A Sound Control Plan has been reviewed and approved. The sound on the site is mitigated by distance and vegetation buffer. 11. Outside Storage, Sales and Service. No outside storage or sales shall be allowed, except as follows: a. Public phones may be located on site as long as they do not interrupt on -site traffic circulation, and are not located in a yard abutting residentially zoned property. Public phones will not be provided. b. Propane sales of twenty (20) pound capacity tanks may be located outside provided the propane tanks are secured in a locker and meets all State Uniform Building and Fire Codes. Propane sales of 20 pound capacity tanks are provided and are located outside. Propane tanks will be secured in a locker that meets all State Uniform Building and Fire Codes. Large, bulk sale propane tanks must meet all applicable building and fire code requirements. Large bulk sale propane tanks are not provided on site. c. A compressed air service area may be located on site as long as it does not interrupt on -site traffic circulation. 10 A circulation plan has been provided and the compressed air service will not interrupt on - site traffic circulation. The compressed air service is located near the proposed commercial car wash exit abutting the east lot line landscape buffer. d. Accessory outdoor services, sales, or rental as regulated by § 1007.112 (7)(f) of this Ordinance. Accessory outdoor sales are proposed near the building and under the canopy and are compliant with City Code Section 1007.112(7)()9. 12. Litter Control. The operation shall be responsible for litter control on the subject property, which is to occur on a daily basis. Trash receptacles shall be provided at a convenient location on site to facilitate litter control. The operation is responsible for litter control on the subject property, and will occur on a daily basis. Trash receptacles will be provided at convenient locations on site to facilitate litter control. 13. Additional Stipulations. All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request finds that the general welfare and public betterment can be served as well or better by modifying or expanding the conditions set forth herein. BE IT FURTHER RESOLVED by The City Council of the City of Lino Lakes hereby approves the conditional use permit for the Kwik Trip motor fuel station subject to the following conditions: 1. A Site Improvement Performance Agreement shall be executed. 2. A Permanent Drainage, Utility and Roadway Easement shall be granted to the City and recorded. 3. A Public Trail Easement with exhibit shall be granted to the City and recorded. 4. The public trail extending from Sandhill Drive shall be developer installed and City maintained. 5. A Wetland Buffer Declaration and Conservation Easement in favor of RCWD and the City shall be recorded. 6. A Declaration for Maintenance of Stormwater Facilities in favor of RCWD and the City shall be recorded. 7. A separate sign permit application shall be submitted and approved by the City prior to signage installation. 8. The development shall be in compliance with the approved plans and conditional use permit criteria at all times. 9. The commercial car wash hours of operation shall be 7:00 a.m. to 9:00 p.m. BE IT FURTHER RESOLVED by the City Council of the City of Lino Lakes hereby approves the conditional use permit subject to the following requirements being addressed prior to issuance of a building permit: 11 1. All comments from the City Engineer letter dated August 3, 2022 shall be addressed. 2. All comments from the Environmental Coordinator letter dated August 1, 2022 shall be addressed. a. Staff and the applicant will work together to locate these shrubs and trees in lieu of shrubs in places that provide additional screening to the west. 3. The applicant shall consult with SHPO prior to site disturbance. Any study or mitigation as directed by SHPO shall be completed in accordance with SHPO guidance. 4. The applicant shall draft the following documents for City review and approval prior to recording: a. Permanent Drainage, Utility and Roadway Easement with exhibit including drainage and utility easements at least 10 feet wide along the lot lines, stormwater pond 100 year HWL, and delineated wetland boundary b. Public Trail Easement with exhibit. c. Wetland Buffer and Conservation Easement with exhibit. d. Declaration for Maintenance of Stormwater Facilities with exhibit 5. Sheet SP1, Site Dimensional Plan: a. Turn lane arrows on the driveways at Lake Drive and Hodgson Road shall be provided. b. A minimum 8.5ft wide trail or 5ft wide sidewalk shall be installed from the Lake Drive and Hodgson Road intersection to the parking lot. c. A minimum 8.5 ft wide trail shall be constructed from Sandhill Drive north to the parking lot between the stormwater pond and wetland. d. The drive aisle between the car wash stacking area and curb shall be a minimum of 24 ft wide. e. The text on the underground fuel tanks is backwards and shall be revised. f. The "layout base line" shall be removed and all measurements shall be made from the "proposed ROW line". g. Under "Parking Requirements": i. Include retail square footage used in calculation. ii. The "Parking Provided" shall be revised to show the correct number of spaces provided. h. The Building Heights calculations do not match the architectural plan sheets and shall be revised. i. The note under Building Setbacks -Front shall be revised from 30ft to 40ft. j. Add the building footprint square footage to the plan sheet. 6. Sheet SP L I, Site Keynote Plan: a. Show location of#11, Bike Rack. 7. Sheet SP2, Grading Plan: a. The berm along Hodgson Road shall not extend into the road right-of-way. 8. Sheet SP4.0, Utility Plan: a. An additional fire hydrant shall be installed along the curb near the car wash entrance on the northside of the entrance from Lake Drive. 9. Sheet SPA, Site Plan with Aerial: a. Add scale. 10. Sheet A001, Store Elevation: 12 a. Add scale. 11. Sheet A002, Canopy Elevation: a. The 3ft canopy measurement does not appear to be correct. b. The canopy fascia shall not exceed three (3) feet in vertical height and shall be revised. c. Signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that the individual canopy sign does not exceed more than twenty (20) percent of the canopy facade facing a public right-of-way. d. The canopy color band shall not exceed four (4) inches in width and shall be revised. Adopted by the Council of the City of Lino Lakes this 12th day of September, 2022. The motion for the adoption of the foregoing resolution was introduced by Council Member and was duly seconded by Council Member and upon vote being taken thereon, the following voted in favor thereof: The following voted against same: ATTEST: Julianne Bartell, City Clerk 13 Rob Rafferty, Mayor CITY OF LINO LAKES RESOLUTION NO. 22-95 APPROVING KWIK TRIP CONDITIONAL USE PERMIT FOR COMMERCIAL CAR WASH WHEREAS, the City received a land use application for a conditional use permit for Kwik Trip motor fuel station and commercial car wash and hereafter referred to as "Development"; and WHEREAS, the property is zoned GB, General Business and allows for a commercial car wash with a conditional use permit; and WHEREAS, the legal description of the property is: That part of Government Lot 1, Section 30, Township 31 North, Range 22 West, Anoka County, Minnesota, described as follows: Lying southeasterly of the centerline of County State Aid Highway No. 23 and lying westerly of the centerline of County State Aid Highway No. 49 (a/k/a Hodgson Road) Abstract Property; and WHEREAS, City staff has completed a review of the land use application based on the following plans: • Applicant Narrative prepared by Kwik Trip dated July 8, 2022 • ALTA Survey prepared by EG Rud & Sons, Inc. dated July 5, 2022 • Site Improvement Plans including site plan, civil plan set, and landscape plans prepared by Insites Site Planning and Sunde Engineering dated June 27, 2022 • Architectural Plans prepared by Vantage Architects dated June 21, 2021 • Stormwater Management Plan prepared by Sunde Engineering, PLLC. dated May 17, 2022 • Traffic Impact Analysis prepared by SEH dated July 8, 2022 • Sound Control Plan prepared by Insites dated May 20, 2022; and WHEREAS, a public hearing was held before the Planning & Zoning Board on August 10, 2022 and the Board recommended approval of the conditional use permit with a 5-0 vote. NOW, THEREFORE BE IT RESOLVED by The City Council of The City of Lino Lakes hereby makes the following findings: FINDINGS OF FACT 1. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: a. Land Use Plan. b. Transportation Plan. c. Utility (Sewer and Water) Plans. d. Local Water Management Plan. e. Capital Improvement Plan. f. Policy Plan. g. Natural Environment Plan. The proposed Kwik Trip motor fuel station with commercial car wash is consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including Land Use, Utility, Local Water Management, Capital Improvement, Policy and Natural Environmental Plans as detailed in this staff report. 2. The proposed development application is compatible with present and future land uses of the area. The proposed Kwik Trip motor fuel station with commercial car wash is compatible with present and future land uses. The subject site and adjacent parcels are guided and zoned for residential and commercial use. Adequate landscape screening and buffers have been provided on site. 3. The proposed development application conforms to performance standards herein and other applicable City Codes. A Site & Building Plan Review has been completed and the proposed Kwik Trip motor fuel station with commercial car wash meets zoning performance standards with conditions listed in this staff report. 4. Traffic generated by a proposed development application is within the capabilities of the City when: a. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade. b. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C. c. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D. d. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. e. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies. f. The traffic generated from a proposed subdivision shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However, the City may, at its discretion, consider developer -financed improvements to correct any street deficiencies. g. The LOS requirements in paragraphs a. to d. above do not apply to the I- 35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties, that contribute to traffic at the interchange. h. The City does not relinquish any rights of local determination. The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the traffic generated by the proposed motor fuel station with commercial car wash is within the capabilities of the City. CSAH 23 (Lake Drive) is an A -Minor Reliever road and CSAH 49 (Hodgson Road) is an A -Minor Expander road. These roads have structural capacity to handle the traffic volume of the motor fuel station with commercial car wash. The City does not relinquish any rights of local determination. 5. The proposed development shall be served with adequate and safe water supply. The proposed Kwik Trip motor fuel station with commercial car wash will connect to an adequate and safe municipal 16" water supply. 6. The proposed development shall be served with an adequate and safe sanitary sewer system. The proposed Kwik Trip motor fuel station with commercial car wash will be served by an adequate and safe municipal 10" sanitary sewer system. 7. The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. No City funds are being expended on this project. 8. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. Motor fuel stations and commercial car washes are an allowed use in the GB, General Business District with an approved conditional use permit. The project will not generate excessive traffic, noise, smoke, fumes, glare or odors. 9. The proposed development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. There are no known natural, scenic or historic features on the existing site. BE IT FURTHER RESOLVED by The City Council of Lino Lakes in addition to the administrative requirements of a conditional use permit, the following specific performance standards of Section 1007.112 (8) must also be met: (c) Commercial car washes (drive -through, mechanical and self-service) provided that: The site is serviced by municipal sanitary sewer. The site is served by 10" municipal sanitary sewer. 2. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or areas as to cause impairment in property values or constitute a blighting influence. The architectural appearance and functional plan of the building and site are not dissimilar to the existing buildings or areas and will not cause impairment in property values or constitute a blighting influence. The commercial car wash building meets zoning ordinance architectural and building material performance standards for commercial buildings. 3. Magazining or stacking space is constructed to accommodate that number of vehicles which can be washed during a maximum thirty (30) minute period and shall be subject to the approval of the City Engineer. The average carwash takes S to 6 minutes. This would require stacking space for six (6) vehicles. The site plan provides stacking space for 10 vehicles. 4. At the boundaries of a residential district, a strip of not less than five (5) feet shall be landscaped and screened in compliance with § 1007.043 (17) of this Ordinance. The commercial car wash is properly landscaped and screened in compliance with City Code Section 1007.043 (17) of this Ordinance. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south are over 800ft from the parking lot and are screened with additional landscaping and berm. 5. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with § 1007.043 (17) of this Ordinance. The commercial car wash parking and car magazine storage space are properly screened from view of abutting residential districts in compliance with §1007. 043 (17) of this Ordinance. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south are over 800ft from the parking lot and are screened with additional landscaping and berm. 6. The entire area other than occupied by the building or plantings shall be surfaced with material which will control dust and drainage which is subject to the approval of the City Engineer. The entire area other than buildings and plantings is surfaced with standard duty concrete pavement, heavy duty concrete pavement, or concrete sidewalk. 7. The entire area shall have a drainage system which is subject to the approval of the City. A grading and drainage plan has been reviewed and approved with conditions by the City Engineer and Rice Creek Watershed District. 8. All lighting shall be hooded and so directed that the light source is not visible from the public right-of-way or from an abutting residence and shall be in compliance with § 1007.043 (6) of this Ordinance. All lighting is hooded and downlit. A photometric plan and lighting fixtures have been reviewed and are in compliance with City ordinance. 9. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movement and shall be subject to the approval of the City Engineer. Two (2) driveway access points are proposed into the site that create minimal conflict with through traffic movements. The access points have been reviewed and approved by Anoka County Highway Department and the City Engineer. 10. Provisions are made to control and reduce noise. Provisions have been made to control and reduce noise. Per the submitted Sound Control Plan, the sound on the site is mitigated by distance and vegetation buffer. The trees to the west of the site provide a natural sound buffer for residential zoning. The closest residential property is over 300' from the proposed car wash. At 300' the carwash is well below the acceptable level of sound as set by the Minnesota Pollution Control Agency (MPCA). BE IT FURTHER RESOLVED by The City Council of the City of Lino Lakes hereby approves the conditional use permit for the Kwik Trip commercial car wash subject to the following conditions: 1. A Site Improvement Performance Agreement shall be executed. 2. A Permanent Drainage, Utility and Roadway Easement with exhibit shall be granted to the City and recorded. 3. A Public Trail Easement with exhibit shall be granted to the City and recorded. 4. The public trail extending from Sandhill Drive shall be developer installed and City maintained. 5. A Wetland Buffer Declaration and Conservation Easement in favor of RCWD and the City shall be recorded. 6. A Declaration for Maintenance of Stormwater Facilities in favor of RCWD and the City shall be recorded. 7. A separate sign permit application shall be submitted and approved by the City prior to signage installation. 8. The development shall be in compliance with the approved plans and conditional use permit criteria at all times. 9. The commercial car wash hours of operation shall be 7:00 a.m. to 9:00 p.m. BE IT FURTHER RESOLVED by the City Council of the City of Lino Lakes hereby approves the conditional use permit subject to the following requirements being addressed prior to issuance of a building permit: 1. All comments from the City Engineer letter dated August 3, 2022 shall be addressed. 2. All comments from the Environmental Coordinator letter dated August 1, 2022 shall be addressed. a. Staff and the applicant will work together to locate these shrubs and trees in lieu of shrubs in places that provide additional screening to the west. 3. The applicant shall consult with SHPO prior to site disturbance. Any study or mitigation as directed by SHPO shall be completed in accordance with SHPO guidance. 4. The applicant shall draft the following documents for City review and approval prior to recording: a. Permanent Drainage, Utility and Roadway Easement with exhibit including drainage and utility easements at least 10 feet wide along the lot lines, stormwater pond 100 year HWL, and delineated wetland boundary b. Public Trail Easement with exhibit. c. Wetland Buffer and Conservation Easement with exhibit. d. Declaration for Maintenance of Stormwater Facilities with exhibit 5. Sheet SP1, Site Dimensional Plan: a. Turn lane arrows on the driveways at Lake Drive and Hodgson Road shall be provided. b. A minimum 8.5ft wide trail or 5ft wide sidewalk shall be installed from the Lake Drive and Hodgson Road intersection to the parking lot. c. A minimum 8.5 ft wide trail shall be constructed from Sandhill Drive north to the parking lot between the stormwater pond and wetland. d. The drive aisle between the car wash stacking area and curb shall be a minimum of 24 ft wide. e. The text on the underground fuel tanks is backwards and shall be revised. f. The "layout base line" shall be removed and all measurements shall be made from the "proposed ROW line". g. Under "Parking Requirements": i. Include retail square footage used in calculation. ii. The "Parking Provided" shall be revised to show the correct number of spaces provided. h. The Building Heights calculations do not match the architectural plan sheets and shall be revised. i. The note under Building Setbacks -Front shall be revised from 30ft to 40ft. j. Add the building footprint square footage to the plan sheet. 6. Sheet SP L I, Site Keynote Plan: a. Show location of#11, Bike Rack. 7. Sheet SP2, Grading Plan: a. The berm along Hodgson Road shall not extend into the road right-of-way. 8. Sheet SP4.0, Utility Plan: a. An additional fire hydrant shall be installed along the curb near the car wash entrance on the northside of the entrance from Lake Drive. 9. Sheet SPA, Site Plan with Aerial: a. Add scale. 10. Sheet A001, Store Elevation: a. Add scale. 11. Sheet A002, Canopy Elevation: a. The 3ft canopy measurement does not appear to be correct. b. The canopy fascia shall not exceed three (3) feet in vertical height and shall be revised. c. Signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that the individual canopy sign does not exceed more than twenty (20) percent of the canopy facade facing a public right-of-way. d. The canopy color band shall not exceed four (4) inches in width and shall be revised. Adopted by the Council of the City of Lino Lakes this 12th day of September, 2022. The motion for the adoption of the foregoing resolution was introduced by Council Member and was duly seconded by Council Member and upon vote being taken thereon, the following voted in favor thereof: The following voted against same: Rob Rafferty, Mayor ATTEST: Julianne Bartell, City Clerk CITY OF LINO LAKES RESOLUTION NO. 22-96 RESOLUTION APPROVING KWIK TRIP MOTOR FUEL STATION AND COMMERCIAL CARWASH SITE IMPROVEMENT PERFORMANCE AGREEMENT WHEREAS, the City has completed review of the site and building plans for Kwik Trip motor fuel station and commercial car wash; and WHEREAS, the legal description of the property is: That part of Government Lot 1, Section 30, Township 31 North, Range 22 West, Anoka County, Minnesota, described as follows: Lying southeasterly of the centerline of County State Aid Highway No. 23 and lying westerly of the centerline of County State Aid Highway No. 49 (a/k/a Hodgson Road) Abstract Property; and WHEREAS, City Code Section 1007.020(5)(d) requires the execution of a site performance agreement prior to issuance of a building permit. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lino Lakes that the Site Improvement Performance Agreement between the City of Lino Lakes and Kwik Trip Inc. is hereby approved and the Mayor and City Clerk are authorized to execute such agreements on behalf of the City. Adopted by the Council of the City of Lino Lakes this 12th day of September, 2022. The motion for the adoption of the foregoing resolution was introduced by Council Member and was duly seconded by Council Member upon vote being taken thereon, the following voted in favor thereof: The following voted against same: Rob Rafferty, Mayor ATTEST: Julianne Bartell, City Clerk and Kwik Trip Council Work Session September 6, 2022 f CITYOF LNOLAKES Land Use Application Applicant = Kwik Trip Conditional Use Permit and Site & Building Plan Review Motor Fuel Station Commercial car wash Site Conditions • 14 acre site • CSAH 23 (Lake Dr ) • A -Minor Reliever • CSAH 49 (Hodgson Rd) • A -Minor Expander • Zoning = GB, General Business • 1958 Site Location & Aerial Map LINOLKwi k Trip Site Conditions North Portion= Woods t- ` Central = Open Field South = Wetland t. Rice Lake Estates Neighborhood � � r City of Lino Lakes � �•, v;- ���''Platted 1985 -,�. - - - ��� � _ :.,;���,_. - • ,��� �_ � = -. ; , 820ft- arkin lot '. p g l�L 1,000ft-building Pine Hollow Neighborhood R City of Circle Pines Platted 2004 ` 6' privacy fence & landscape screen n.1y Y r,r ..8 4 ��� '.fir,• � �• y �'.t a�.�•sr �:�•-� .!r .�.^4,•. "`-..=,s...:•:t `� �1c. "-�S« �•.�'�4!, -�ta - a� � - �._ . "�_ Y r r I �a5TING TREES TO REPWN la { • 111800sf building • North portion of site • Separation from resident • Lake Dr = RI/RO • Hodgson Rd = Full Access • Attached car wash • Exit towards road • Vacuum near Hodgson • Stacking for 10 cars • 10 fuel dispensers & canopy • 24 hour operations • Car Wash = 7am-9pm • 10" sanitary sewer Hodgson • 16" watermain Lake Dr • Impervious = 14% < 75% Additions • Trail/Sidewalk to intersection Tra i I System Trail from Kwik Trip parking lot south to Sandhill Dr. will connect to existing City and Regional trail system Building Setbacks Lake Dr J.1 Hodgson Rd Side (west) Rear (south) -% A A r%'fA V.= 0- Aq. 40ft 40ft 35ft 30ft looft 160-200ft 11000ft Er WJ I F WIT I 41(4�86, "M .. ......... Architectural • Exterior Materials • Red Brick • Tan Stucco • Tan 6" soldier course • Glass • Green standing seam metal roof • Red LED strip lights in gables • Height = 23ft < 45ft • Attached trash enclosure w/ 8ft vinyl panel gate • Mechanical equipment inside Canopy 1 FRONT ELEVATION TJO • 10 fuel dispensers • 120' x 40' canopy • Height = 18ft • Clearance = 14ft • Canopy Fascia = 4ft • 8" red channel stripe • NOT Lit • Brick columns • Fascia cannot > 3ft SIDE ELEVATION • Color band cannot > 4" • Kwik Trip sign cannot be lit ^I —� NAC Daytime Nighttime _ (7:00 a.m. —10:00 p.m.) (10 p.m. — 7 a.m.). -- 1-Residential L10 = 65 L50 = 60 L10 = 55 L50 = 50 t! ilk•./ � y f:� ��I� �� l \ x 1 \t 56' \ ~ O ON - 69.5 dB � � +� � � z 1 DU o f OFF 51.6 9 - Ln x� ON-B1.4c2 W , x x fir i ° i y�y .wry H 'f CN, *'Jf yyy4P 150 i z / f d OFF - 4B.?. di3 (PRQ.: ECTEG'i ON - 56.4 dBLn PROJECTED)h � 209 — OFF -42.Bcil(PPOJECTED) -- _- — ON - 52.4 c8 (PROJECTED) - — — I —Vol I l r ; OtF - 39. B a (PROJECTED) � i — I ti ON - 49.4 dD (PROJECTED) Sound Control Plan • MPCA Noise Levels • Example: 60cIBA is normal speech • Car wash = 49.4 d BA 300ft from entrance • Nearest Pine Hollow rear yard = 350 ft • Landscape buffer, trees and existing 6' fence provide addition sound level mitigation Lighting ---- 32.9 36.7 41.2 45.8 50.1 55.1 51.6 t + + t t + t t � i 46.2 42.9 / � ��[�".V�J' d., �.��• .LL~ „ 5...��.•.iii.4• ..,, ii � + + � � � + . 5 r 0 39.9 44.7 48.2 50.7 D5054.1 52.3 46.7 40.9 37.2 ";;; ;;;;;; ;;AA 9 47.8 52.8 0 51.6 48.7 46.8 44.7 41.3 38.0 36.8 - - - - - i� = - - • t`• .�i�i�4 i'S•- - , i + + 4 , 0 562 53.7 47.6 42.4 39.5 38.7 39.5 39.1 40.2 --- tiv v...R, 50.5 47.7 42.4 38.1 36.3 37.4 40.8 44.7 4 • , �Li'4 , .SLiii. S'S i i ] Li.i �51111k•. •-}` ' ' ' .i.LSL1ii'. 4*= • i' + t + + + + + + + �- 0 44.0 42.4 40.7 39.2 37.8 40.4 45. 49.7 �9.1 2 37.3 36.7 37.0�39 41.2 42.8 43.9 �6. 46.6 42.7 YLL LLSSJJL�IVLL Si 45' •_`. 5.11E 5. �15. ice.•. 5.'i 115'. n ir[L LLI4SLL•.. 1. i.'•. •. .'.'`LLi.ii.L` ? .' .i i.k5 •. • • .. i. •. 3 34.9 35.7 38. 43.6 47.1 43.9 40.0 36.4 31.0 6 35.8 38.4 2.2 49.2 45.5 37.9 30.6 25.1 20.3 V `•••'iiLi'.•••,,,,i•.Y�y 1i'1.'••4]'i. 11.r'}y�',_ r~�rt}�O� 'j,y,�}L+,.,',t r`L •', __ �i• i, i .••.,,�••• .. .ii.5- . . . . . . . .. . . . . . . . . ..• - . . . . . . . . . . . v.Sr ,r �+ - "17- • i.}. •. •, '11'''.'.i'.L LL Li. t.L{ .`. •.]•. Li.LL• ii.5'.LL S.Li' }. 5.•....,„ ., 5± ---LLLl i\ ]].115.L•, •. SiLLL 1.11'. ..:::::::::::::::::::::::::: .rrrr ,.r::, ,. �`: r.r,,,,,r.r ., r ,•+�'�:�::: .:r „�'` •. .. .,. .•.•v �••i .. .. .:. 4. rrrr., a.�'�5 VSia }.1 L a 5• i. 5. y 1 i. i.11 L ♦.LL=•............................•'.LiS.'yL115.ii. S.LLL.LLi15•.L'.•_}S#15iL: ].1 Lijy L•. ••,, •• .-- - -.SLL SLS'.i• -- -� 1 10- 1. ~fir yr_ . 1 ., • 11 1 • ' , , . r . r 'r'LYr 4. • • , , , • • , , , , . • . • • , `r'`4 i.yzry.M�r err 'y'ryrlYrt 4. 4. •.• , , . • , , • '. L. 5 .tiY „5, y,• tiirrYS.titii.i i i ii. ti�Frti r.i.i. .Ir..5...4tir#i*. r.ri. wVtiLr ri.iiii •. ri.ir4 i.'.4•••"•iLL•••"„"••••'Li.S.'. LLLLii L•.'.'.•!L15.iLL5.LL1.•-.ti.i.L'.S.Li.LLt'..Ll LLi.Lii5.41 yLiiL5.L1L1•.ii.i i'.5 •.14 i.iLLS:`.!•"i'..'L, • 5.'_.LL L'. L5.1 ].1155r.).'.• •.11111LLLL1.• -. i.4.;'cl 5,L11.11'. 1.Lv41111L4 L111L LLLLL 5,1' •,L4'.' •.LSi '. L+�1'-'_LLLLL - _ }.LL LLti15''LL4`"' .11 L115i1 �LL41111LL L`.415 .. L411Li1LL L11' .ELL ~.L„ r }.LLLi................--------------- . . . .. .. .LtiLi.li�i. 4` LSiL11LL L`SLi.iL L'. .5115,M1.Li.LLLL1= iS.L LLh - ..L r r , rrrr rrr ~ ♦.LL In , ... .- - - - - . . r r . -:-- LLLLLSLL...LL-5FLStrrtirrrrrrrrtirrrrtirrrrrr rrrrrrrr r.rrrrrrrrrrrrrrrrr1.rrrrrrr}.v.ry rrryltitirrrrss}.titi}.rri.tisrtitiv.ry Lssyrti}. 1.s,. ---y Road ROW • 0.1fc<= 1.0fc Adjacent Property • 0.0fc<=0.4fc Canopy Lighting • Recessed into canopy • 53 fc <115 fc Light Poles w/ downlit • 16ft < 45ft Parking 21 spaces required 42 spaces provided Performance standards are met Stormwater Management J 5 — � yy rr •y + _— 0.Y61A.C1LY119�ilr�6.21LTL' . •_ `+�Y �r4 4 � r � l "} `� _ ;-,_--�.�,-.•�.o....:. • Parking lot catch basins r 1�• • P �-�� — `r.i�.M. e . �• pN Rg�AL py-,+7F�?mow. LVa _o aanrnfs ;3 •_, _- _, _ r - - -.cmceuxmm�,rv- Storm sewer pipes {' 1T` � � ,_L- y-•�`p! v h� �-h116A'L-TRWSGLLTJSLLYdLaf4�-�- On site pre-treatment 00 devices Oil and grit -22 separator .. 1 t •. -I � �' � � '�'�R.TPrvas,o-vux rrncwuL�x ti � .rt it � Y - 2 � IIS� Q1T11G WIIRYL[J!. 2 M1 �� •�3 t a� � urr neo err [eoc mraa oesa®M�[eo ` �F L ; yi4 �.. t 44n ti #�€ ' • Discharge to wet 41 detention basin with 2ft _LpE 4 thick clay liner a x 1 x � k l 4�` I eF r� r L F �� { q sa�mw�asunaxLro „ . � � 4 904-906 E L+. • Discharge to wetland • Water quality and rate control requirements are met • RCWD and City review 2 A S C - ---- --- �F A y5 .,, °°NIEN moo` , �\ \TREES WITNIN�BASIC U5E AND D15TURDED AREAS J \ 1 �1 qV V a EXISTING TREES TO REMAIN 6ft privacy fe q z Tree Preservation Plan • Env Coordinator and Env Board reviewed • Basic Use Area • 240 trees removed • Non -ESA • No mitigation required • Tree Preservation • 55' - 235' wide tree preservation area along west lot line • Trees also preserved along Lake and Hodgson • Buffer & Screen • 55' - 235' wide buffer • Pine Hollow 6' fence • Berm and landscaping south of gas tanks 2 � G G 5.P moo` ��� ALL TREES WITHIN BASIC �C, 1 I ail, AND D15TURBED AREA5 J \ TO BE REMOVED EEh 31 I �1 V a A » EXISTING TREES TO REMAIN �q d a Z. Landscaping • Open Area Landscaping * Add CQ larap rhri -b- • Substitute in 20 coniferous and deciduous trees along west lot line & trail for additional screening • Canopy Cover • Requirements met • Foundation Plantings • Add 2 large trees • Add 4 large shrubs • Ground Cover • Sod • Irrigation • Seed near SW pond Kwik Trip Store 1266 Trip Generation ITE Land Use Code Proposed Size Weekday Daily AM Peak In Out Total PM Peak In Out Total Vehicle Gasoliner'Service Station with Fueling Convenience Market 945 20 x Positions 4105 125 125 250 140 140 280 205.36 51% 49% 12.47 51% 49% 13.99 Driveway Trips 4105 125 125 250 140 140 280 Total Pass -by Trips (Reduction) Total Linked Trips Reduction 1725 55 55 110 60 60 120 0 0 0 0 0 0 0 Total New Trips 2380 70 70 140 80 80 160 Traffic Impact Analysis • July 19, 2022 prepared by SEH • Analyzed 3 intersections • Lake Dr at Pointcross Dr • Lake Dr at Hodgson Rd • Hodgson Rd at Existing Driveway • 2,380 new weekday daily trips • AM peak is 7:15am to 8:15am • PM peak is 4:15pm to 5:15pm • Pass -by trips occur when motorists already on the highway system stop at the development site prior to continuing their intended route. Notes: 42% of Proposed Trips assumed to be Pass -by Trips Level of Service (LOS) LOS is used to describe the operating conditions and driver delay (measured in seconds) of an intersection. Operations are given letter designations from "A" (best) to "F" (worst). City ordinance states: If the LOS is A or B, the proposed development shall not the degrade the LOS more than one grade. If the LOS is C or D. it shall not degrade the LOS. Intersections with a LOS of E or F must be improved to ensure a LOS of D or better. Level of Service (LOS) 2022 No -Build Overall LOS 2022 Build Overall LOS Intersection A.M. Peak P.M. Peak A.M. Peak P.M. Peak Lake Dr at Pointcross Dr A A A A Lake Dr & Kwik Trip Driveway A A Lake Dr & Hodgson Rd D D D D Hodgson Rd & Rice Lake A A A Professional Center Driveway The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the traffic generated by the proposed development is within the capabilities of the City. CSAH 23 Preliminary Traffic Study August 2020, Anoka County prepared a CSAH 23 Preliminary Traffic Analysis of the CSAH 23 corridor from Lexington Avenue to Main Street. Hodgson Road/North Road intersection was analyzed as both a signal and a roundabout. Existing signal system is adequate to address current and future traffic; however, there is some benefit to constructing a roundabout. There is no construction timeframe for any intersection improvements at this time. Anoka County Comments An additional 10ft of right-of-way along CSAH 49 is required. Right in/right out on CSAH 23 and the full access on CSAH 49 are acceptable. Right turn lane on CSAH 23 shall be extended with 300' of storage and 180' taper before their access. Signal timing may be adjusted by County if necessary after construction of the development. City Traffic Engineer Comments Stripe right and left turn lanes at Hodgson Dr site entrance. Provide signage to clarify turning movements for drivers. Study indicates that Hodgson Rd. northbound left and right turn lanes exceed the existing storage. Applicant to provide an explanation on how this will be handled with additional traffic from the site. Applicant to provide a narrative on how future builds will impact the site access (i.e. if a roundabout is constructed, traffic forecasts in 10 or 20 years). \ \� / � � \ ,. � : \ z\ � � \� \ &� \ � i :5.07 acres 1 0 OOr r Shoreland Management District r. • Rice Lake = Natural Environment • Required OHWL setback = 150ft • Proposed OHWL setback = 400ft • Max. Allowed Impervious = 60% • Proposed Impervious = 14% • Both requirements are met • No floodplain on site Cultural Resources • 1996: Hodgson Rd reconstructed • Archaeological site identified in ROW • Per 1996 Phase III report, if land adjacent to site is to be disturbed, SHPO office should be consulted. City of Circle Pines Comments 1. A berm with trees should be planted along the west lot line. A berm would require additional trees on site to be removed. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. Buffer and screen requirements have been met. Staff would not recommend an additional berm. 2. Circle Pines has traffic concerns in regards to the right in/right out so close the intersection of Hodgson, North and Lake Drive. Anoka County Highway Department reviewed and approved the right in/right out access. D ° p D b � 5544 4 ��� III 'n++ . , • ' N _. f l `d W �` p tl�IW C1P [•S�JI IY 1 �{�q7�V � J J�� 44 f Q V 441 1 L NJ' , . f t `i yea}or' l4 . i i:... ?�� � � Ys'Y� =� p�'�y �� r i � I�` t �,s8�pyi'; •.,`�*��.ti9�4 } �_ ��3� �o Ea" rp 4 �: }-V' ry 1., y� u� �`4✓~ tiM1G'"+J fi 'gLoYi / }!yJ' %0q 4 ! I I7L R . : �' x ram.'.. !k } .•$� 3 r t ra hs 2004 Pine Hollow plat, a 60' x 300' lot was platted as Frontage Road along CSAH 23 (Lake Drive). Plat dedicated to the City of Circle Pines the right of access onto the frontage road. It was the City of Lino Lakes understanding this would be the subject site's access from Lake Drive; however, the City of Circle Pines is not allowing access at this location. Anoka County and Lino Lakes would certainly be open to discussing again the opportunity to use the Frontage Road area as an access to the site. City of Circle Pines Comments 3. Circle Pines is concerned with lighting and noise impacts. All lighting and noise performance standards are met as noted tonight. 4. Circle Pines is concerned about pedestrian safety along Lake Drive as well as the potential for trespassing on the private property in Pine Hollow. Lino Lakes staff would certainly support the City of Circle Pines in constructing a trail along Lake Drive within their municipal jurisdiction to provide a safe pedestrian corridor. Pictometry 79 05103/2019 U1 of 15 9 7► r .h F '' �.. .{Y im l<97 t� Staff & Board Comments Public Safety: Fire Division: Add hydrant near car wash entrance Police Division: No issues. Environmental Board July 27, 2022: Recommended approval with conditions Emphasized the need for: tree preservation and protection stormwater management wetland protection Planning & Zoning Board August 10, 2022: Held Public Hearing Some residents expressed concerns regarding: Traffic impacts Noise impacts Light pollution Too many motor fuel stations Existing tree preservation Carwash operating hours Board recommend approval with 5-0 vote with added condition that carwash operating hours be limited to 7am to 9pm. Findings of Fact -CUP Motor Fuel Station Res. No. 22-94: Kwik Trip meets all CUP Motor Fuel Station criteria in regards to: Principal Building Architecture Canopy Standards a. Accent band exceeds 4" and shall be revised. b. Fascia exceeds 3ft in height and shall be revised. c. Kwik Trip sign cannot be lit and shall be revised. Pump Islands Dust Control and Drainage Landscaping Findings of Fact -CUP Motor Fuel Station Exterior Lighting Circulation and Loading Parking 9. Noise 10. Outside Storage, Sales and Service 11. Litter Control Findings of Fact -CUP Car Wash Res. No. 22-95: Kwik Trip meets all CUP Car Wash criteria in regards to: Municipal sanitary sewer Architectural appearance Stacking space 4. Landscape screening abutting residential 5. Landscape screening of car stacking space 6. Dust control 7. Drainage system 8. Lighting 9. Vehicular access points 10. Noise Council Consideration Consider Resolution No. 22-94 Approving Conditional Use Permit for Motor Fuel Station Consider Resolution No. 22-95 Approving Conditional Use Permit for Commercial Car Wash Consider Resolution No. 22-96 Approving Site Improvement Performance Agreement (To Follow) Unused slides Findings of Fact- Conditional Use Permit Consistency with Comprehensive Plan Compatible with present and future land uses Conforms to performance standards with required plan revisions Traffic generation is within City capacity Adequate water and sanitary sewer No premature expenditure of funds No excessive traffic, noise, smoke, fumes, glare or odors No destruction, loss or damage of natural, scenic or historic features (SHPO consult) Comprehensive Plan Resource Management System Plan Stormwater management BMP's (curb, gutter, SW ponds) Wetland buffer and easement Land Use Plan Motor fuel station with commercial car wash is consistent with commercial development Housing Plan Not negatively impacted Comprehensive Plan Transportation CSAH 23 (Lake Drive) is an A -Minor Reliever CSAH 49 (Hodgson Road) is an A -Minor Expander Capable of handling the traffic volume proposed by development Sanitary Sewer Plan and Water Supply Plan Both systems have capacity rl;4, � �NORTHa Know what's below. Call before you dig. P�oT*iuc uolE: Puns rwneo To iixi� sneer s¢e rarer, scn�-i°-sa I SECTION AA SECTION BB SECTION CC AWIK TRIP Awar ST*;? KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LACROSSE, WI 54602-2107 PH. 608 781-8988 FAX 608 781-8960 ISITES w�m«x repo w„ R�e co to N T Cl) Z W CC O U 0 rn F V) � W Z w z Z J W Z 2 06 Y a W Z J ~ O (% z J 61—mic Pzai�ua zz-izss 8 04-25-22 n SPS WS — Item 7 WORK SESSION STAFF REPORT Work Session Item No. 7 Date: September 6, 2022 To: City Council From: Katie Larsen, City Planner Re: Belland Farms Addition Second Addition Preliminary Plat and New Horizon Academy Conditional Use Permit Background At the Work Session, staff will present the September 12, 2022 Council staff report. The property owner, Rehbein Properties, is preliminary platting one 1.57 acre commercial lot for the purpose of constructing a 12,027sf commercial day care facility. The name of the preliminary plat is Belland Farms Second Addition. The name of the day care facility is New Horizon Academy. Requested Council Direction None, discussion only. Attachments 1. September 12, 2022 Council Staff Report STAFF ORIGINATOR MEETING DATE TOPIC: VOTE REQUIRED INTRODUCTION CITY COUNCIL AGENDA ITEM 6B Katie Larsen, City Planner September 12, 2022 Belland Farms Second Addition and New Horizon Academy i. Consider Resolution No. 22-97 Approving Preliminary Plat ii. Consider Resolution No. 22-98 Approving Conditional Use Permit for Commercial Day Care Facility iii. Consider Resolution No. 22-99 Approving Site Improvement Performance Agreement (To Follow) iv. Consider Resolution No. 22-100 Approving Parking Deferment Agreement 3/5 Staff is requesting City Council consideration the above noted resolutions. Review Deadline: Complete Application Date: July 11, 2022 60-Day Review Deadline: September 12, 2022 60-Day Extension Deadline: November 11, 2022 Environmental Board Meeting: July 27, 2022 Park Board Meeting: NA Planning & Zoning Board Meeting: August 10, 2022 City Council Work Session: September 6, 2022 City Council Meeting: September 12, 2022 BACKGROUND The property owner, Rehbein Properties, is preliminary platting one 1.57 acre commercial lot for the purpose of constructing a 12,027sf commercial day care facility. The name of the preliminary plat is Belland Farms Second Addition. The name of the day care facility is New Horizon Academy. The Land Use Application is for the following: Preliminary Plat o Lot 1 and Outlot A, Belland Farms Second Addition • Conditional Use Permit o Commercial Day Care Facility This staff report is based on the following information: • Summary Report prepared by Rylaur dated July 11, 2022 • Belland Farms Second Addition Preliminary Plat Plan Set prepared by EG Rud & Sons, Inc. dated July 8, 2022 • Site Construction Plans for New Horizons Academy prepared by Contour Civil Design dated July 11, 2022 • New Horizon Academy Architectural Plans prepared by Rylaur dated July 11, 2022 • Landscape Plan prepared by Carmen Simonet Design, LLC dated July 11, 2022 • Stormwater Management Report prepared by Contour Civil Design dated July 11, 2022 • Traffic Analysis Memorandum prepared by SSTS Traffic Solutions dated June 28, 2022 This Council staff report provides edits to the August 10, 2022 Planning & Zoning staff report. Changes are either narratively described or shown as str-ikethfettgk (deletions) or underline (additions). ANALYSIS Existing Site Conditions The 13 acre site is located in the northwest quadrant of CSAH 14 (Main Street) and 24th Avenue. 24th Avenue/Elmcrest Avenue is the municipal boundary between the City of Lino Lakes and the City of Hugo. The site is currently vacant commercial land with cropland, a small wooded area and wetlands. A 66 ft wide Minnesota Pipeline Easement bisects the site. Elevations range from 920EL in the south east portion of site down to 912EL at wetland in northwest corner of site. The soils are clayey sand and sandy lean clay. Hydrologic soil group is C. Groundwater elevations range from 908 to 912EL. An eye care clinic is under construction in the southeast quadrant of the Belland Farms development. Zoning and Land Use The parcel is zoned GB, General Business and allows for commercial day care facilities with an approved conditional use permit. The parcel is guided commercial per the City's 2040 Comprehensive Plan. Current Zoning GB, General Business Existing Land Use Agricultural Future Land Use per 2040 Comp Plan Commercial Utility Staging Area 1A=2018-2025 Surrounding Zoning and Land Use Direction Zoning Existing Land Use Future Land Use R-BR, North Rural Business Agricultural Commercial Reserve South GB, General Commercial Commercial Business East PUD Residential Residential (Cit of Hugo) West Vacant Commercial Commercial General7Business Subdivision Ordinance Conformity with the Comprehensive Plan and Zoning Code The preliminary plat is consistent with the comprehensive plan for commercial development and zoning code requirements for GB, General Business as detailed in this staff report. Blocks and Lots The proposed preliminary plat contains Lot 1, Block 1 and Outlot A, Belland Farms Second Addition. Parcel Acres Purpose Lot 1, Block 1 1.57 acres Commercial day care Outlot A 11.22 acres Future development & stormwater pond TOTALAli 12.79 acres Since there is no underlying preliminary plat and development plans for Outlot A, the outlot will need to be preliminary and final platted in the future. Staff Comments: 1. The preliminary plat is not consistent with the preliminary plat approved for Belland Farms. a. Rosemary Way street right-of-way shall extend to the west lot line on the preliminary plat. b. Lot 3 shall be shown on the preliminary plat to the west of Lot 2. 2. The Certificate of Survey and Preliminary Plat for Belland Farms Second Addition shall orientate on the page the same direction as the approved plans for Belland Farms. 3. The preliminary plat shall plat the balance of the site into lots consistent with Sheet 5, Ghost Plat. This is similar to the preliminary plat for Belland Farms (Lots 1-3) and will save time and the expensive of preliminary platting one (1) lot at a time. The final plat may then show the lots as an outlot until they are ready to be developed. Streets and Alleys Rosemary Way is a public street aligning with Rosemary Way in the City of Hugo and extends from 24th Avenue west across the north lot lines of Lots 1-2, Block 1, Belland Farm. It is 32 ft wide paved back to back within 60 66ft of street right-of-way. With the second addition, the public street will extend to the west lot line where it will eventually connect with the private street in Main Street Shoppes to the west. Both developers and the City have reviewed conceptual street alignments. Staff notes Rosemary Way will eventually extend west and connect to Otter Lake Road to serve future development in both Belland Farms and Main Street Shoppes. This connection will create an important "backage road" from the City of Hugo and parallel to CSAH 14/Main Street to support transportation in the area. CSAH 14/Main Street is an A -Minor Connector road and has limited access points throughout the corridor. Southbound 24th Avenue access onto CSAH 14/Main Street is right in/right out. A shared driveway from Rosemary Way serving Lot 1 and future Lot 2 is proposed. This driveway aligns with the eye clinic driveway to the south. Maintenance of the shared driveway is private. Staff Comments: 1. An additional 7ft of street right-of-way along 24th Avenue is required for future turn lanes. 2. A shared driveway agreement and exhibit shall be drafted by the developer. a. The agreement shall detail private maintenance responsibilities of the driveway, landscaped parking lot median, island landscaping, lighting etc. 3. A 5ft wide sidewalk shall be installed along both the north and south side of Rosemary Way and terminate at the end of the street construction. Easements Standard drainage and utility easements at least 10 feet wide have been provided over the lots lines. An oversized 20 ft wide drainage & utility easement is provided along the east lot line of Lot 1 for drainage. Public Land Dedication The City will collect a cash fee of $3,956.40 in lieu of land dedication for commercial development for final platted Lot 1, Belland Farms Second Addition. Belland Farms Second Addition 1.57 acres x $2,520 per acre = $3,956.40 Site and Building Plan Review Site Plan This site and building plan review is only for Lot 1, Block 1, Belland Farms Second Addition and the proposed 12,027sf commercial day care. Future development of the remaining lots will require a separate land use application for site and building plan review. The building is located in the northwest corner of the site with parking lot in the front. Three (3) play areas are located north and east of the building enclosed with a 5ft high black metal picket fence. Staff has completed a full site and building plan review of the project. The applicant's narrative provides additional information. Overall, the proposed site plan and building meets ordinance and performance standard requirements unless otherwise noted. Staff Comments: 1. The property lines on all plan sheets shall be shown as a solid line. Lot Size and Setbacks The front lot line is along Rosemary Way. Lot size, lot width and setback requirements are met. GB Requirements Lot 1 Min. Lot Size 20,000 sf 68,482 sf Min Lot Width 100 ft 227 ft Setbacks -Street Required Proposed Principal Building-24th Ave (local) 30 ft 85 ft Principal Building -Rosemary Way 30 ft 132 ft Accessory Building (trash enclosure) 30 ft 33 ft Parking Lot 15 ft 32 & 20 ft Setbacks -Side Yard Required Proposed Principal Building 10 ft loft Accessory Building loft NA Parking Lot/Driveway loft 11 ft Architectural Plans and Exterior Building Materials The day care facility is single story with exterior materials consisting of stone veneer, glass and Hardi-Board lap siding. The color palette consists of earth tone blue accent bands, white board & batten, gray lap siding, dark bronze and pale white coping. The materials are compliant with performance standards. The building height is 22' 6" to the parapet top which is less than that maximum 45 ft allowed. A 320sf trash enclosure/storage area is proposed on the east side of the building. Construction details provided on Sheet A200 indicate stone veneer, gray lap siding and pale white coping to match the principal building. The swing gate is trex fencing woodland brown that has 100% opacity. The trash enclosure is 6' 11" in height and the storage area is 10' 5" in height. The trash enclosure/storage area meets performance standards. Per Sheet A102 and A300, the mechanical equipment is located on the rooftop and screened by 5'6" high parapets. Per the applicant's narrative, the building will be sprinkled for fire suppression. Outdoor Lighting Per City Code Section 1007.043(6)(d), no light source shall exceed 1.0 foot candle onto right of way or 0.4 foot candle onto adjacent property. Per Sheet SL2.0, Photometric Plan, no light sources exceed 1.0 foot candle along 24th Avenue or Rosemary Way and are compliant. Light sources do max at 1.3 foot candle within the shared driveway because a light pole is located in the island which is acceptable for safety purposes. Light fixtures on the 25 ft high poles are down lit and cutoff as required by city code. Downlit wall mounted lights are provided on the exterior of the building. Staff Comment: Light sources that exceed 0.4 foot candles onto adjacent property north of the shared driveway shall be revised. Off -Street Parking Requirements Per City Code Section 1007.044(6), day care facilities require one (1) space per teacher on the largest shift, plus (1) space per five (5) students/children based on maximum capacity. Per the applicant's narrative, the facility has a licensed child population of 176 children and 25 staff. This would require 60 stalls (25 + 176/5 = 60 total). The applicant's narrative states 61. Sheet C2.1, Site Plan and Sheet A001, Architectural Site Plan indicate 47 paved parking stalls, 2 ADA parking stalls and 12 deferred parking stalls for a total of 61 parking stalls. City Code Section 1007.044(7) details requirements for Parking Deferment. The applicant's narrative details compliance with the parking deferment requirements. The City Engineer is requesting an additional seven (7) ft of road right-of-way be dedicated along 24th Avenue. This would impact the required 15ft parking lot setback for the proposed 12 deferred parking stalls. Staff does not have concerns regarding the reduced setback. First, the City is in the process of updating its zoning ordinance and parking requirements for a commercial daycare are proposed to be changed to 1 space per 300 gross floor area. Applying this standard, New Horizon Academy would only need 40 parking spaces vs. 60. They are proposing 47 spaces which would exceed the minimum requirement. Second, staff does not anticipate the need for the 12 deferred parking stalls. For example, Love to Grow On daycare facility (6499 Lakota Traill was constructed in 2018.The 14,405sf facility is larger than the proposed New Horizon Academy and has not had issues with its existing parking lot. Staff Comment: 1. A Parking Deferment Agreement has been drafted by the City and will be recorded against the property. Grading Plan and Stormwater Management Per the Stormwater Management Report prepared by Contour Civil Design dated July 11, 2022, the site has a generally flat topography, with elevations ranging from 920 to 916 EL. Currently, stormwater from the site either drains south to Rosemary Way and ultimately to Clearwater Creek or northwest to an existing wetland located about 170 feet northwest of the parcel, which ultimately drains to Anoka County Ditch 55. Both the daycare facility and extension of Rosemary Way are included in the stormwater analysis. Storm sewer will be used to collect stormwater from the site. The storm sewer will be routed to a new stormwater pond located northwest of the New Horizon Academy parcel on Outlot A. Due to onsite soils consisting of clayey sand and sandy lean clay, infiltration of stormwater is not feasible. Therefore, wet sedimentation basins are proposed to provide the water quality treatment. The stormwater pond will discharge to the existing wetland located about 170 feet northwest of the parcel. The stormwater pond will provide water quality treatment and rate control for the project. Additionally, an irrigation reuse system is proposed to provide volume reduction for the site. The proposed stormwater management facility has been reviewed by the City Engineer and RCWD for compliance for rate control, water quality and volume control. Public Utilities The day care facility will be municipally served by a 27" sanitary sewer main and a 12" watermain located along Rosemary Way. The subject site is located in Utility Staging Area IA (2018-2025) and Sanitary District 5 (Sub - District 5A). Sanitary flows from this district are conveyed to the southeast, discharging into the MCES Lino Lakes Relief Interceptor located at the intersection of CSAH 14 and 24th Avenue. Staff Comments: Public utilities shall be extended north along 24th Avenue to the north lot line to service future development. Tree Preservation and Mitigation Standards The Environmental Coordinator and Environment Board reviewed the tree preservation and landscaping requirements. The following comments are from the July 27, 2022 Environmental Board staff report. Additional comments are provided in the attached August 1, 2022 memo. A tree survey will not be required for this site, because there are no trees over 6 inch DBH to survey. Preservation and mitigation standards are met. Open Areas Landscape Standards Open area equals 23,600 sf which requires 12 large trees and 35 large shrubs. Nine (9) large trees and 93 large shrubs are proposed. Open space requirements are not met. Additional open space plantings are required for the open space area around the stormwater pond. A landscape plan for this area shall be submitted. Buffer and Screen Standards The Landscape Plan calls for a 5-foot high black picket fence on the west, north, and east perimeters, with landscape plants to provide additional screening and aesthetic value. The east perimeter, because it is adjacent to a less intense land use (residential), must have a 6- foot continuous planting screen that blocks visibility completely. This could be accomplished with a different fence material for this perimeter or additional plants that will provide continuous, year-round screening. Buffer and screen standards have not been met for the east perimeter between the north property line and northern edge of the parking lot. Canopy Cover Canopy cover standards call for a minimum of 40% canopy coverage. Vehicular hardscape planned: 22,701 sq. ft. Canopy cover requirement: 9,080 sq. ft. Canopy cover provided: 9,200 sq. ft. Canopy cover requirements have been met. Foundation Landscaping Foundation landscaping is provided along the south and east side of the building and the requirements have been met. Sod and Ground Cover Standards All areas not otherwise improved in accordance with the approved site plans shall have a minimum depth of 4 inches of topsoil and be sodded including boulevard areas. Seed may be provided in lieu of sod in certain cases, including when the area is adjacent to natural areas or wetlands. A landscape plan for Pond 100 must be submitted that includes a native seed mix suitable for stormwater ponds. The city native plant establishment requirements will apply to the native seeded area. Boulevard Trees Boulevard trees are not required for commercial developments. Signage A monument sign is shown on the southeast corner of Lot 1. A separate Sign Permit Application with detailed sign information is required for any on site or building signage. Impervious Surface Coverage The allowed maximum impervious surface coverage per lot in the GB, General Business District is 75%. Per Sheet C2.1, Site Plan, Lot 1 has 63% impervious surface and is compliant. Traffic Study A Traffic Analysis Memorandum was prepared by SSTS Traffic Solutions dated June 28, 2022 for the entire of the Belland Farms site. The study analyzed the following intersections: • Main St (CSAH 14) & 24th Ave N • Main St/Frenchman Rd/CSAH 8 & Victor Hugo Blvd • Victor Hugo Blvd & Rosemary Way • 24th Ave N & Rosemary Way Trip Generation The year 2025 was used for full build scenario and a 1.5% annual traffic growth rate was used. AM peak is lam to Sam and PM peak is 4:30pm to 5:30pm. Total net weekday ADT is 1,999 trips. The table below provides a detailed breakdown of land use, peak trips, shared trips and pass -by trips. Shared trips account for the complimentary nature between the land uses of the Proposed Project (i.e., an employee visiting the retail uses or coffee shop). Pass-by/diverted trips are trips that are attracted to the site from existing traffic already passing on adjacent roadways. The pass -by trips are accounted for in the turning movements at the access locations as they enter and exit the site, but do not result in an overall increase in traffic in the study area. Diverted trips are trips that are diverted from a roadway and travel through adjacent roadways and intersections to access the site. For this study diverted trips are likely to be to/from Main St. Table 3. Trip Generation - Proposed Project Land Use Land Use Code Size Trips Generated: AM peak PM Enter Exit Enter Peak Weekday ADT Exit Day Care Center 565 13,193 s.f. 75 69 67 79 639 Medical -Dental Office Bldg. 720 12,230 s.f. 30 8 14 34 440 General Office Building 710 19,830 s.f. 27 4 5 24 215 Strip Retail Plaza 822 28,930 s.f. 41 27 95 95 1,575 Coffee/Donut Shop - w/Drive Thru 937 1 1,800 s.f. 79 76 35 35 960 Totals -Gross 251 184 216 267 3,830 435 483 Shared Trips 25 18 22 27 383 44 48 Pass -By Trips 103 1 103 92 92 1.448 207 1 183 Totals - Net 123 1 62 103 1 148 1,999 185 252 Trip Generation rates for New Horizons Childcare Centers were provided by New Horizons. Pass -by trips per land use are per ITE's Trip Generation Manual, 11' Edition. A 10% shared trip reduction was applied. Level of Service Level of Service (LOS) is used to describe the operating conditions and driver delay (measured in seconds) of an intersection. Operations are given letter designations from "A" (best operating conditions) to "F" (worst conditions). City Code Section 1007.020, Site Plan Review and Section 1001.013(2)(c), Premature Subdivision establishes minimum Level Of Service (LOS) requirements. The ordinance states that if the LOS is A or B, the proposed subdivision shall not the degrade the LOS more than one grade. If the LOS is C or D, it shall not degrade the LOS. Intersections with a LOS of E or F must be improved to ensure a LOS of D or better. 2025 No -Build Overall LOS 2025 Build Overall LOS Intersection A.M. Peak .M. Peak A.M. Peak P.M. Peak CSAH 14 (Main St) & 24th Ave N A A A A CSAH 8 (Main St) & Victor Hugo B C B C Victor Hugo & Rosemary Way A A A A 24th Ave N& Rosemary Way A A A A 24th Ave N & North Access NA NA A A 10 The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the development is not considered premature and the traffic generated by the development is within the capabilities of the City's road system. Otter Lake Road Master Plan The City is currently drafting an Otter Lake Road Master Plan that analyzes future Otter Lake Road alignment and other local street connections, utilities, land use designations, transportation, and natural resource management. Otter Lake Road is the future north -south A - Minor expander road servicing development in this northeast corridor of the City. Alternative Urban Areawide Review (AUAR) The site is within the 2005 I-35E Corridor AUAR environmental review boundary. The AUAR was updated in May 2020. The AUAR identifies this site as commercial in the land use scenarios. The Belland Farms Second Addition and New Horizon Academy project is consistent with commercial development. No further environmental assessment is required. Wetlands A WCA Notice of Decision for wetland delineation of the entire Belland Farms commercial site was issued by RCWD on September 7, 2021. Five (5) wetlands were delineated on site totaling 3.9 acres. Per the RCWD CAPROC dated November 2, 2021, the commercial subdivision requires 0.7928 acres of permanent wetland impacts to Wetland 3 and Wetland 5. Wetland impacts were mitigated via the purchase of wetland bank credits from the City of Blaine Wetland Bank #1664. The wetlands are not within the Wetland Management Corridor (WMC) so WMC wetland buffers are not required. Standard drainage & utility easements 1Oft wide have been recorded over Wetlands 1 and 2 on the Belland Farms final plat. No wetland impacts are proposed with Belland Farms Second Addition and no additional wetland mitigation is required. Shoreland District The site is not located in the Shoreland District. Floodplain There is no FEMA floodplain on site. Additional City and Government Agency Review Comments Anoka County Highway Department Anoka County Highway Department reviewed the original Belland Farms preliminary plat and has no concerns with the plat as proposed. City of Hugo Comments 11 Lino Lakes staff communicated with Hugo staff that Lino Lakes is in the process of analyzing alternative transportation routes for the extension of Otter Lake Road. This corridor will extend north and connect to 24th Avenue and serve as a north -south A -Minor Arterial Expander road serving future commercial and industrial development in the area. 24th Avenue south of the connection will continue to serve as a local road capable of handling the proposed commercial development. The new street section of Rosemary Way in Lino Lakes will have turn lanes onto 24th Avenue. Public Safety Comments Deputy Director -Fire Division L'Allier notes the driveway and turning radius for their ladder trucks are tight but functional. Lino Lakes Public Safety Department -Police Division reviewed the preliminary plat and day care facility and have no comments. Environmental Board The Environmental Board reviewed the development proposal at their July 27, 2022 meeting and noted some with minor revisions are needed. These are summarized in the attached August 1, 2022 Environmental Coordinator memo. Planning & Zoning Board The Planning & Zoning Board held a public hearing on August 10, 2022. There were no public comments. The Board recommended approval with a 5-0 vote. Agreements Stormwater Maintenance Agreement The stormwater facilities (Pond 100P and outlet pipes to the wetland) on Outlot A will be privately maintained and a Stormwater Maintenance Declaration will be required. New Horizon Academy will have a separate declaration for onsite facilities. Development Agreement and Final Plat The applicant shall submit a Land Use Application for final plat after preliminary plat approval. A Development Agreement will then be prepared by the City as part of the final plat application. Site Improvement Performance Agreement A Site Improvement Performance Agreement is required for construction of the New Horizon Academy facility. Parking Deferment Agreement 12 As note above, a Parking Deferment Agreement is required for New Horizon Academy to allow for the reduction in the number of paved parking stalls. Comprehensive Plan Resource Management System The Resource Management System Plan goal of preserving surface water quality is supported by the construction of stormwater management BMP's such as curb, gutter, and stormwater pond. Land Use Plan The Comprehensive Plan guides this property for commercial use. The proposed commercial day care facility and commercial building is consistent with commercial land use. Housing Plan The goals and policies of Housing Plan are not negatively impacted by the commercial day care facility. Transportation Plan Goals of the Transportation Plan are to ensure that street and roads are as safe as possible and to reduce unnecessary traffic. CSAH 14 (Main Street) is an A Minor Arterial Connector road and has capacity to handle the traffic volume of the commercial development. Sanitary Sewer and Water Supply Plan The commercial day care facility will be municipally served by a 27" sanitary sewer main and a 12" watermain located along Rosemary Way. The subject site is located in Utility Staging Area IA (2018-2025) and Sanitary District 5 (Sub - District 5A). Sanitary flows from this district are conveyed to the southeast, discharging into the MCES Lino Lakes Relief Interceptor located at the intersection of CSAH 14 and 24tn Avenue. The sanitary sewer and water supply systems have capacity for the proposed development. Findings of Fact Council Resolution No. 22-97 details the findings of fact for the Belland Farms Second Addition preliminary plat. Council Resolution No. 22-98 details the findings of fact for the conditional use permit for the New Horizon Academy. RECOMMENDATION 13 Staff and Boards recommend approval of the preliminary plat, conditional use permit, and site improvement performance agreement for Belland Farms Second Addition and New Horizon Academy. ATTACHMENTS 1. Preliminary Plat & Ghost Plat 2. Civil Plan Set 3. Architectural Plan Set 4. Resolution No. 22-97 5. Resolution No. 22-98 6. Resolution No. 22-99 7. Site Improvement Performance Agreement (To Follow) 8. Resolution No. 22-100 9. Parking Deferment Agreement 14 PRELIMINARY PLAT OF: 918.46 ELLAND FARMS SECOND ADDITION>- OMHST „� N LL_ � !i \ / 1 / \ -I- / r \ / \ A r", r,, r n I / n I / ♦ r -I -I- I I \ / I I 1 A / ♦ r- --- NORTHEAST CORNER OF THE NORTHEAST Zi3813.....•• 8x zez 91s.7 16.8 917 9 -- 9'...922.2.x.,....1.. 922.4 ..x,y2z.a............... 9�9Ii............r 813........ �.�4381� -, 132i3813 LI3�2i?J381� 2i3813 .........?Jd3�. -fir*- b3&13..........®.� 2i381� 213813 ?J 2 x 921•.9... .x 921.8 922• .. ! �i�SS ...4..............................:............................................ 1g 917..............................................................................R ..... 7.0 ARTER °o a . . U OF SECTION 24 TOWNSHIP 31 RANGE 22 x x " 9issx y� z91791 x. x'91'7:7............................. . ......:..................... :..... ,500 04 3 :::................. 9Ts.4 .......................... -�1 x 917.4 x g1 i 6 ..........................9 2 x ...,:,:,:::x9.1'7:9:::::::::::::::::::::::::::::::::x 91.i.:g................ x917.1 9 6.3 ........... xg 9 ....... Q ............�.H x 920.7 "^'92b.0..........., 919. x 918.3 ..........9 ... x.91.7.3... .......... IS. r r ........x /x921.6 x921.0 ..............9'I9:b.x .................. .... 920.0 �f�i............................x.::::::::::::::::::::::::::::::: .:Sad 3 Ij� 0 ....... 921Ax 2b.................. 1 60.15111.2x 18.9x 919.Ox 917.Sx 6.Z 917.6x Z......, 914.6x 4'8 513. �.�i381 '> 917:2 WASHINGTON COUNTY CAST IRON MONUMENT .a2° 9z�1-x921.6 921.s ..................g2 9 1 g 18.9x " """"""""""918.3x""""" 1 - 916.5x 1 x x920.9 921.9x >x � 7••� 914.SxA13.8 15.2 �.y�' :Ln � o �1'3 N 458.9 0 301.2 V _PROPOSED DRAINAGE__i o \� a p Q mNJ� 91s6X •..gyo°ox �o ZSyC w �tiy N 1 N 66 PROPERTIES �•4 AND UTILITY EASEMENT PIN No. 24-31 22-11-0014 n 0 92 9 0 ................................. 2a ; ✓------------------------ Owner: REHBEINPROPE ; � x U I Address: UNASSIGNED �`� �gj CA 206 ti°: _ _ y o m ,3 Z Z Z v m " �........ '" '^ I v of of of � A x ,Y:o' N � DEVELOPER N O- o N " z m GB .(GENERAL BUSINESS) x •g x M N \ J'. m m m m m W x x x x x x vi '^ N rn \• \ r-I d''. m x h •' "-I x.916.0 rnQ........... x..........................I •z �,x 00 9150 x x - O REHBEIN PROPERTIES O S J .......... I.< w 9� w x . Ln 9M N - I� �y� wwcn7625 24TH AVENUE N.' zw a.............v................. Z ��..�.... xMHUGO, MN 55038 ..... ....Z �, LOT 1 M -- ^ >: 918.9 x91$.0 �\ / n Ind I N•_ I. it >a'y Z' - - I •917.C.••' ..916................... r\ r- I 1 A n 1 r " •. �. L \, \, . Ir r; BLOCK �o IN SITE ADDRESS 91.g, o - I 213 x 918,8 4 ............................... 'L/ L- L_ L_ / \ ....I..V L/ .... I 8,4 a Q 6 I... r� 9 - ' '�... 6 8 S sal _. s 2 \ .'� F< I I I I K I LD ' 6.3 m 0..Q >LU cR N n Nm m •'m UUNASSIGNED ADDRESS 9 Q < O J / 91> •. a m <_�� d PIN No. 24-31-22-11-0012 LINO LAKES, MN 55038 918.7x 2 : 9161 I w a_ / Owner: DRF LINO EYE BUILDING LLC / / g2Y921 L I. ............. \ " �1�� / Address: UNASSIGNED / GPS 0\ I 132 0 / ..... ..... O 9r� GB (GENERAL BUSINESS) M ♦ / a 91s?x ' N 914 .. I _PROPOSED DRAINAGE iti �• / / a / / G GPS I u, Sao. N " M I I io `�" o -� / o a IA i /'1 AND UTILITY EASEMENT " "•m. °' °� m m / / °' GPS 6 P� �, '; Cl IZ-1 s 916 4 f x 9f4.1 / i x x x x x x I o / 91>WETLAND ____ 74.9 ----- ------ - - - - - Ln // / / .GPS'9• .917.8, ! 4 3 I w " t 301.2 GP S / ��. Vf Z w I I I N / // Gp'S W 915.6x °i /� < a Q r / U) a \•................................ �..... GPS I a 9� oo �; � 9, I " M N •'' ....N/ / / GPS �,,' 9 91g1 x I `'Q \ �A Q W W3 x \ " m ,o m ti r:l y N a WE m m / " / / ^ / IB° pm \1 lai F Z ^ I M m ✓9 a, m m V U) M �W^ m co \g12,............ x a : ......... . N In y�2 m Z M \ �_........... tiM.. GPS x: / m < o+. I S 2 2 o .. w ci . m I m �_ - _ _ N OUTLOfi A Z a`� v 97S:m I ✓ .N. 66 _ 488, 6.65 S.F. Z 3 I .p \..\ m PIN No. 24-31-22-11-0013 I 3 C o ¢ I 9/� -� GPS ��' / / Owner: REHBEIN PROPERTIES Im 91g9� ;14'2 I ;• c' \ x9IIo / \ \...... es . m I t j Addr s• UNASSIGNED � / GB (GENERAL BUSINESS) o+ 91S.Zx \ 911 // \• m' m m m m m m // m '•;,hS 1�6/ rn // m m Z .�1111""'�. I i p / 1/ / � GPS j ay�h I Z \\ '/ bx DRAINAGE AND UTILITY EASEMENT ----3- PER PLAT OF BELLAND FARMS PROPOSED DRAINAGE AND UTILITY /' / 9184x i / \ I I C\^J EASEMENTS ARE SHOWN THUS: WETLAND x9 ............. 920 x �- 5 0°0 \ 6 xy\\\ 91 °I 500O00'00"E5---1 - G 9s 9s I a:' � 9 385.20 420.2x I I I o 0 06 w \ \ I .... • '„ 920.9 30 x ' \\ I ,{ °i °' 183 x 7 9184 919.2 20.b ..... /\ N \ 4 ILIL s o I: 9� \ \ I o .M�. / / �N� �,'9 G \ GPS / 1-1°1 V of / �\ \ °' N N / \ °� 0 I•' ti \ I S / \ N BEING 5 FEET IN WIDTH, AND ADJOINING SIDE LOT �y w°� / �� �L / k. VNI LINES, AND 10 FEET IN WIDTH AND ADJOINING �-�{ / PZ •Gv / G ' �\ �\ •o 0 it .o Ol /�\ O / \ 2 < \ l9 rn rn• 1 S RIGHT OF WAY LINES AND REAR LOT LINES, UNLESS -�-�--So.o---- I \ ,I, I I r / ,_, / �v v 92 OTHERWISE SHOWN HEREON.911.Ix GPS �P��rvG'`� 0 x x U I F -_ 1 / / Pg GPS'916s / / r- A r� n A \ / �� /': \\�� DRAINAGE AND UTILITY EASEMENT / �'� w N. o w O SURVEY LINE %/ // S / F- i F! Ivl \ R` \ \ U p o I 1 /-�., I \ 1 1 .i _��� o' r�o ^ -- PER PLAT OF BELLAND FARMS o:til w w a I / W P`' P/// ti� N \ N \ WETLAND <Z H � / \ 1 �G / Gam' �1 x �� � 1. a t <a H W \ / / S GPS / / m o LO ° \ U' `n2� \ ° ql I 12.0 9- o Z (n z I / GP G z�� / O1 \ \: • II EASEMENT 6PE-1 PER ANOKA COUNTY z9s �jf` wI \ / / / / / \ \ o I: 1 HIGHWAY RIGHT-OF-WAY PLAT NO. 65 GRAPHIC SCALE � I S � � � I / / GPS S \ / \ I? II (DOC. NO. 1958835 AND 1980487.00 50 0 25 50 100 I\ ---' I 262.4 \/ / 1 x / / 956.2 `� 5/8 INCH REBAR GP PS .57...... 9 x9� `: ox RLS NO. 40361/ 9u�G o f44'fr;: 9iz.2 �0 9a 92°1 2 N: atio ` ..9221 i 21..ch NOo�a. x9'•: m BENCHMARK MNDOT BM: 0282 S DATUM:NAVD88 ELEVATION: 931.461 -1- 900, / 9 / `'9 I r I I I b LL -4 Z O M O L \ LU = / / ♦ O Z < \a/ I U U }} w O z /-\ C N 5 \-' j Z N O W --' d0w<� <LU<0 w U) OC « I _ _ J r\ L 1 _ � I/ Ll_ -T- r-\ I I\ I -T- _1_ I r r\ 1 I I L1 I 1 �iJ Lam. v / n _ I' - ' I -T- / r \ \ / I -T- _1_ .: ..' ......................... �.. °' ,. 1 x ir: .� x '�' ...... . .... v m rn a C0 �' NO x 222 ti ... N.... ••A T O+ in 923.5 * 9 2`� > x 909.9 ......: N N .\o ; O M I x 910.8 .................... m M m .:.� x m 'n .o ,o ✓ ✓ N .� x m: .p ,x .: o m rn N N N N Is A A I nI /� -1- r `F r- - r- -1- /� I I/\ r,,r,,r- /, /\ A I r\ A r,,r,,1 -1- 1/� n I O m rn ' 1 b x x N N 1 1\I `. 1 F! F1 1 1 F/ F/ F- `. / 1\1 1 1 /_\ I I I 1 1 1 1 1 1 I ye' .,'l'� M W N 1\ L- L- 1 �/ I I \/ 1 1 L- �/ L_ 1 V L/ / \ L/ L/ 1 1 1 \/ 1 V GB BUSINESS) I SITE DATA GB (GENERAL BUSINESS) (GENERAL PIN No. 0 0 CM PROPERTIES Owner: CM PROPERTIES 14 LLC p PROPERTY DESCRIPTION TOTAL BOUNDARY AREA 557,147 S.F. (12.79 ACRES) PIN No. 24-31-22-11-0011 Address: NA I EST.1911 Professional Land Surveyors www.egrud.com 6776 Lake Drive NE, Suite 110 Lino Lakes, MN 55014 Tel. (651) 361-8200 Fax (651) 361-8701 (Per Schedule A of Title Commitment Number 655945, dated February 7, 2022, prepared by Land Title, Inc., as issuing agent for Stewart Title Guaranty Company) Outlot B, BELLAND FARMS, Anoka County, Minnesota. NOTES. - Field survey was completed by E.G. Rud and Sons, Inc. on 4/04/22. - Bearings shown are on Anoka County Coordinate System. - Parcel ID Number: 24-31-22-11-0015. - Proposed improvements shown hereon provided by Contour Civil & Development. PROPOSED LOT AREA 68 482 S F (1 57 ACRES) Owner. CM PROPERTIES 14 LLC LEGENb Address: NA PROPOSED OUTLOT AREA 488,665 S.F. (11.22 ACRES) E-LAND USE DESIGNATION DENOTES SECTION MONUMENT, AS NOTED DENOTES IRON MONUMENT FOUND, MARKED - CBL RLS# 41578, UNLESS OTHERWISE NOTED 2040 Land use is Commercial. O DENOTES IRON MONUMENT SET, MARKED RLS# 41578 FIBER -GAS- ZONING: A © DENOTES FOUND PKNAIL DENOTES CABLE PEDESTAL Existing zoning is GB -General Business. X 952.36 DENOTES EXISTING SPOT ELEVATION 10DENOTES FIBER OPTIC BOX oHu Setbacks: (__1 DENOTES GUY WIRE Building Parking �Cf DENOTES HYDRANT From streets 30 (40*) 15 71) DENOTES POWER POLE F_ - - ---I Rear yard 30 (5**) 10 L__ Side yard 10 10 ❑ DENOTES CATCH BASIN F_ - - * From > DENOTES EXISTING SANITARY SEWER L_ Li _J collector or arterial street DENOTES EXISTING WATER MAIN -� ** Accessory building DENOTES UNDERGROUND ELECTRIC LINE DENOTES UNDERGROUND CABLE LINE DENOTES UNDERGROUND FIBER OPTIC LINE DENOTES UNDERGROUND GAS LINE DENOTES EXISTING CONTOURS DENOTES EXISTING STORM SEWER DENOTES OVERHEAD UTILITY DENOTES RIGHT OF ACCESS PER BELLAND FARMS DENOTES BITUMINOUS SURFACE DENOTES CONCRETE SURFACE DENOTES GRAVEL SURFACE DENOTES WETLANDS DELINEATED BY KJOLHAUG ENVIRONMENTAL COMPANY IN 2021 Y- In r�\ V V I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota. JA5•QU-F-/RU D Date: 7/08/22 License No. 41578 DRAWN BY: KCM JOB NO: 210639BT DATE: 7/08/22 CHECK BY: JER FIELD CREW: DT/CT 1 2 3 NO. DATE DESCRIPTION BY S:\RUD\CAD\21PROJ\210639BT\FINAL PLAT\BELLAND FARMS 2ND SHEET 2 ADDITION\PRELIMINARY\210639BT - PRELIM.PLAT S2.DWG N I it I I I I I I I I I I I I I, I I I I I I I I I I I I I , I I I , I I I I I I I I I II I I I I I I I I I I II I I I I I I I I I I I II I II �I � I I I I I I I I I I I I I I I I I I I I I I � I I I\ I I I I I I FL - I I I I I I I I I I I I I I I I I I I I I I I I � I I\ I I - I I I I'I I� LEGEND EXISTING L---------- BENCHMARK PROPOSED PROPERTY LINE EASEMENT LINE BITUMINOUS PAVEMENT CONCRETE PAVEMENT CURB LINE MINNESOTA DEPARTMENT OF TRANSPORTATION GSID STATION #93822, NAMED 0215 AC ELEVATION: 885.07 (NAVD 88) �f2n m0 E9ro O {.1 m o A Nz °c O W 0 O 0 O O U LL >� J — w w Ln {J/' ~ N N N z o O cn z I- L N W � >Ln 00 m J r-I LU 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 NAME: JOSEPH T RADACH PE SIGNATURE: DATE: 07/11/22 LIC #: 45889 ac F- } 00 N N c-I -I O W Q LU N N N z O w cr- W z O mmmmmmm V W H = w 00 W o a zLr) LU Ln Paz a Zoo N W N W I I I I I I I I I I I I I I I IVILvI\r Y1L CLINIC I RETAI L �00 LLLI \ J 0 Z -_ — -- — — — — — — - \ ---- ---- _ _ _ �- _ ------ �p I a � c — - - - _ - - - �_ -- __ ___ _-__- — — — -------------------- ------------ ---- -- ------ ----- T C CC G p Q Z Y MAIN STREET-$�$---e J O w W o OO 0 40 80 160 < SCALE IN FEET > Know what's below. Call before you dig. SHEET NUMBER SHEET 5 9 i 9 1p 9 \ \ 9 \ \ PROPOSED POND 100P \ 9 I — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — / 9 \ \ G 9 \ \ o \ \ \G 9 \ \ 9 \ 9 \ \\ \ \ 9 \ KEYNOTES \ \ G 9 \\ 1. MATCH EXISTING CURB/SIDEWALK/PAVEMENT. \ 9 \\ \ \\ 2. CONCRETE DRIVEWAY ENTRANCE PER CITY PLATE GEN-6. \ 9 \ \ 9 \ \ 3. DRIVEWAY CURB PER CITY PLATE GEN-5. \ G \ 9\ \\G 9 \\ 4. 5 FT. CONCRETE WALK PER CITY PLATE GEN-10. 5. PEDESTRIAN CURB RAMP PER CITY PLATE GEN-26. \ \ \ \ G \ \ SEE ARCHITECTURAL SITE PLAN A001 FOR ONSITE KEYNOTES \ 9 \ G 9 \ \ \ \"' N \ G 9 \ \ \ 9 9 \ 9 \ \ G \ PROPOSED 35 FT. DRIVEWAY 9 \ \ 9 \ ACCESS EASEMENT 9 �9 o \ 9 \ \ 1 \ 9 \s \ \ \ G \9 G \ \ 9 G \ 9 I \ \ \\ G \ \ 9 9 \ \\ 2do 9 1 , 1 ' 1 I 1 , 1 1 0O0,6 PROPOSED BUILDING I I II I II I I i I I I I I I I II II I I II 17 . _ I II w I 17 W PINING - O N I -PIP 16 I' M 28 28 16 I 24 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — �' I I I- V G 4+00 A 1-00 2 1 1 _I9 - > do 00 � \ G \ • d 1 \ 9 d I A- \ \ X d 6koo \ \ \ \ \ 9 \ \ \ \ `\ \ \ G \ \ \ \ \ / 4 / I \ G G 1-1-1 1 ROSEMARY.00WAY 4 I �z LEGEND (Ij M o EXISTING PROPOSED U -- PROPERTY LINE EASEMENT LINE W D O r -i BITUMINOUS PAVEMENT C) 13 z ---------J O O L°__— °1 —J CONCRETE PAVEMENT U CURB LINE O 1 —>> STORM SEWER Of 3: --->--->— SANITARY SEWER w - ----- — WATER MAIN � LO ue UNDERGROUND ELECTRIC 20 N u9 UNDERGROUND GAS �I ut UNDERGROUND TELEPHONE z N ufo UNDERGROUND FIBER OPTIC 0 u ♦o o I x FENCE J 1 SEE SURVEY STORM CATCH BASIN I w H SEE SURVEY STORM MANHOLE SEE SURVEY STORM FLARED END SECTION 31 SEE SURVEY HYDRANT I SEE SURVEY GATE VALVE I SEE SURVEY OTHER SYMBOLS 1---------- WETLAND 1 I I I III I BENCHMARK I I I I I HEREBY CERTIFY THAT THIS PLAN, MINNESOTA DEPARTMENT OF TRANSPORTATION SPECIFICATION OR REPORT WAS GSID STATION #93822, NAMED 0215 AC PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ELEVATION: 885.07 (NAVD 88) A DULY LICENSED PROFESSIONAL o I ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA I NAME: JOSEPH T RADACH PE o SITE PLAN NOTES SIGNATURE: x �� 1. SEE ARCHITECTURAL SITE PLAN A001 FOR ONSITE DIMENSIONS. ; DATE: 07/11/22 LIC #: 45889 o 2. ALL ONSITE CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISE NOTED. CURB AND GUTTER IN ROSEMARY WAY SHALL BE B618 UNLESS 1 OTHERWISE NOTED. I I I o 3. TYPICAL PARKING STALLS ARE 9' X 18'. HANDICAP PARKING STALLS ARE 8.5' X 18'. I 4. ALL PEDESTRIAN RAMPS SHALL MEET CURRENT ADA STANDARDS. 5. UNLESS OTHERWISE SHOWN IN THE PLANS, CONTRACTOR SHALL PROVIDE CONTROL JOINTS AND EXPANSION JOINTS IN SLAB ON m iGRADE, SIDEWALKS, AND DRIVES PER THE FOLLOWING REQUIREMENTS: o CONTROL JOINTS: WALKS @ 8' SPACING OTHERS @ 10' SPACING N I I N I SAWCUT CONTROL JOINTS MINIMUM % CONCRETE THICKNESS. I I EXPANSION JOINTS: WALKS @ 24' SPACING o OTHERS @ 40' SPACING °I II I a 3 ; PROVIDE EXPANSION JOINT AT ALL POINTS WHERE A CHANGE O IN PAVEMENT THICKNESS OCCURS AND WHERE NEW w I PAVEMENT WILL MATCH EXISTING PAVEMENT. U) o cn DOWEL ALL EXPANSION JOINTS AT 24" SPACING MAX. I I SITE DATA _o cn o EXISTING ZONING: GB, GENERAL BUSINESS ni I Z PROPOSED ZONING: GB, GENERAL BUSINESS L LI PARCEL AREA: 68,482 SF I IMPERVIOUS AREA: z BUILDING: 12,027 SF 18% I II PAVEMENTS: 30,806 SF 45% ° TOTAL: 42,833 SF 63% I II PERVIOUS AREA: 25,649 SF 37% I I I I N PARKING SUMMARY I I I STANDARD STALLS: 47 HANDICAP STALLS: 2 1 PROOF STALLS: 12 TOTAL STALLS: 61 °IIII I I I I SIGNAGE AND PAVEMENT MARKING NOTES of II\ I I 1. ALL SIGNS SHALL BE PLACED 18" MINIMUM BEHIND BACK OF CURB V II----- UNLESS OTHERWISE NOTED. \ J , `� II-- '-- 2. SIGNS SHALL INCLUDE HARDWARE, POST, FOOTING, CASING, AND ALL II �;I APPURTENANCES REQUIRED FOR TYPICAL INSTALLATION. ;I 3. PARKING LOT STRIPING AND PAVEMENT MARKINGS SHALL BE 4" SOLID 5 °II o o WHITE PAINT. ALL PAVEMENT LETTERING SHALL BE 12" HEIGHT. v 4. ALL SIGNS AND PAVEMENT MARKINGS SHALL BE PER THE LATEST `2 ;I EDITION OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL oIl Da DEVICES (MMUTCD). x- - - 1 SIGN SCHEDULE ;I A. STOP SIGN: R1-1 (24" X 24") SEE ARCHITECTURAL SITE PLAN A001 FOR ONSITE SIGNAGE II I II II I V I I I � I I I o ; I I I =I I I I III I I I I II I I I I d I 0 15 30 60 I I I 1 I < SCALE IN FEET > C� G W G = � az� V a w Z � � N zc) N — IX O Q J a Q Z a� z ~ o = U-) a 0 M z LLI Z 0 a Lu W W z a v aF-LLI a o Z Z a H z N 062 � v� LLJ Y N O a 0 = w Z 0 O Of z SHEET NUMBER C2.1 9 41- _ 15" RCP FES IE 911.88 OCS 106 ° PLACE 3.5 CY n RE 915.00 G \ IE 912.00-15" N RIPRAP CL III IE 911.50-15" S _ - - \ \ 9 \ 24'-15" RCP CL.5 (SEE DETAIL) \ \ 9 \ \ - - - - � \ 9 \ @ 0.50% \ - 26-15" RCP CL.5 POND 100P @ 8.00% NWL = 912.0 \ \ 9 \\ \ \ 100 YR HWL = 914.6 IE 909.50 \ \ 9 9 G \\ 9\ \\G \\ \------ - - - - ------� \ G 9 \ \ \ 9\ \ o \ \ \G 9 \ \ 9 9 \ 9 \\ \ \ G 9 \\ \ G \ \ G \ \ \Gfl \ \ \ 9 \ G 9 \ \ \ 9 9 \ \ 9 �9 \ 9 \s \ \ 9 G \ \ 9 \ G \ \ 9 9 \ \ \ CB 105 RE 919.63 N N 0 0 r� 133'-15" RCP CL.5 CBMH 101 @ 0.90% RE 920.30 1 E 913.20-15" W IE 913.52 15" SE 77-15" PE L CBMH 102 RE 920.30 IE 913.98-15" NW IE 913.98-15" S r23'-15" PE @ 0.60% I CBMH 103 RE 921.00 IE 914.12-15" N IE 914.12-15" S IE 916.38-8" W 203'-15" PE @ 0.40% -�J _ I � I CBMH 104 RE 919.33.33 IE 914.93-15" N IE 915.10-12" W i� 1 1 H 1 1 H 1 1 f H 1 1 I I I I I I I I I I I I II I I I I I I I I li I I I I I I II I I I I II II I I I I I I I II I I I I I II I I I I I I I III I I� I I I I I I II III I I I I I I I II I I I I I II I I I I � I I I I it I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I II I I I I I I I I I XI I I I II I I II I I I I I � I I I I � I I I I I I I LEGEND EXISTING --J L-=-�-J Lie ug ut uf0 SEE SURVEY SEE SURVEY SEE SURVEY SEE SURVEY SEE SURVEY -_SEE SURVEY -- BENCHMARK PROPOSED F9 0 0 N PROPERTY LINE EASEMENT LINE BITUMINOUS PAVEMENT CONCRETE PAVEMENT CURB LINE STORM SEWER SANITARY SEWER WATER MAIN UNDERGROUND ELECTRIC UNDERGROUND GAS UNDERGROUND TELEPHONE UNDERGROUND FIBER OPTIC FENCE STORM CATCH BASIN STORM MANHOLE STORM FLARED END SECTION HYDRANT GATE VALVE OTHER SYMBOLS WETLAND MINNESOTA DEPARTMENT OF TRANSPORTATION GSID STATION #93822, NAMED 0215 AC ELEVATION: 885.07 (NAVD 88) UTILITY PLAN NOTES 1. SANITARY SEWER, WATER MAIN, AND STORM SEWER CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE LATEST EDITIONS OF THE CITY'S STANDARD DETAIL SPECIFICATIONS, CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) STANDARD SPECIFICATIONS, AND THE MINNESOTA PLUMBING CODE. 2. A MINIMUM OF 7.5 FEET OF COVER SHALL BE REQUIRED FOR ALL WATER MAIN AND FORCEMAIN. 3. FIRE HYDRANTS AND GATE VALVES SHALL BE IN ACCORDANCE WITH THE CITY'S REQUIREMENTS. 4. A MINIMUM OF 2.0 FEET OF VERTICAL SEPARATION SHALL BE REQUIRED FOR ALL UTILITY CROSSINGS. 5. ALL WATER MAIN WORK AND TESTING SHALL BE COORDINATED WITH THE CITY'S PUBLIC WORKS DEPARTMENT. 6. ALL WATER MAIN MUST HAVE A CONDUCTIVITY TEST, HYDROSTATIC TEST, AND BACTERIA TEST BEFORE THE PROJECT IS COMPLETE AND TURNED ON. 7. FINAL BUILDING UTILITY SERVICES AND DOWNSPOUT LOCATIONS SHALL BE VERIFIED WITH ARCHITECTURAL AND PLUMBING PLANS. 8. LOCATING WIRES SHALL BE INSTALLED ON ALL NON-CONDUCTIVE STORM SEWER, SANITARY SEWER, AND WATER LINES IN ACCORDANCE WITH THE MINNESOTA RURAL WATER ASSOCIATION (MRWA) TRACE WIRE SPECIFICATION GUIDE AND DETAILS. 9. INSTALL METER BOX FRAME AND SOLID LID (NEENAH R-1914-A, OR APPROVED EQUAL) OVER ALL CLEANOUTS. STORM SEWER SCHEDULE STRUCTURE NO. SIZE NEENAH CASTING OR EQUAL CBMH 101 48" DIAMETER R-2577 CBMH 102 48" DIAMETER R-2577 CBMH 103 48" DIAMETER R-2577 CBMH 104 48" DIAMETER R-3067-VB CB 105 24" X 36" R-3067-VB OCS 106 48" DIAMETER SEE DETAIL 0 15 30 60 < SCALE IN FEET > Know what's below. Call before you dig. �z m o LO 0 N Z U z W O cl Z O Y Y O LL U U ` O Z O oM Z r- w >� E) (31, J W oo F- 1 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 NAME: JOSEPH T RADACH PE SIGNATURE:�- DATE: 07/11/22 LIC #: 45889 } m N N 0 LA.I Q 0 LU N 0 U) Z O > LU N M -ci +n %.6 lr_� W C � Q VLU Q z Z Z y Z N_ J � 0- Q Z ~ Oa_j Z Lo a O M LU LU Z O C� G LU W 0 w Q Z J a Q 0 Q y Qo^ N V ) z Z F J z oQw N 0� } a O = ao w Z 0 0 W Z SHEET NUMBER C3.1 0 v \ I w I c \ \ \ REINFORCED SPILLWAY TOPPBERM @ 916.0 I 9 c \ REDUNDANT SILT FENCE / (TYP) - -914 I I \ ADJACENT TO WETLAND (SEE DETAIL) • • • • • • • 1 .\ / _\ \ ,-4'-� /9 \ \ • • 916 // S 916 i I \ c • 912 • • / / I of I \ o • 911 908 \ '° � \c \ • • 906 \ •••• l IoI II \ 9 \ �\� \ 9 \� • - - - NWND 90�P0 \ ' • • • • / / SILT FENCE I 100 YR HWL = 914.6 \ • • • •' • • • • • • • / / (TYP)c::= 906 • • • • • • • % N 916 • • • • • • • • I 908 N- 918 / • • • • • • • • • • • • • • • o I \ \ 9 \------------------ -- --- -- �- 1 \ c \ � ---- - - 911 - - - - -- - -- < 920 • 1 1 I I \ 9 \ \ 9 \ ��� - - 922 - • II II I \ \ c \ 912 IoI \ \ 9 9 \ \ 2 .5 < 922 22.5 • II j 914 << I • I I \ \ 9 \ 916 x 21.7 c0� I • 978 -21.7 -- 20.3 x • II o1 \ I 7-- I • \ \ 9 22.2 °, ' 922 . ° ° • . 22. ° � � I • I II 1 I 3 22.3 • I °OObd 20.3 21.2 I • II \ 9 \ a 1E • j _ \ Q \ 9 \ 22.8 ^ 22.8. , 22.9 • 9 I I I c > 21.0 � I 1 I IIIII \ 9 \ n 2 .8 1 II \ \ \ \ c \ I ° I 11 910 \ 9 N I I 1 I I I \ 9 \ \ PROPOSED BUILDING \ \ \ \ 9 \ FFE = 923.0 • I I I I \ \ 9 \9 \ \ �2.2 ,\ ,p I \ \ \ 1 9 -•� .9 I I 011 I I 1 \ \ °o \ • I I \ c V \ • � 22.E I 1 I I ,o I \ ° °` I 1• I \ 1 I I •1 22.3--- - - - - -- -- -- -- \ -- --- - - - - -- - -- -- 22.3 I 922 U 922 21.1 1 91 22.5 °° R°° 22.5 \ T 22.3 T 21.5 T22.8 T22.8 \\ G21.8 n G21.5 \ \ 9 \ \ G 22.3 T 22.8 G 22.3 918 n z \ 9 G 22.8 \ o I I 1 \ \ \ \c 5 V 922 21.0 - w WI ° M 1 9 \ z I I I 1 c \ ° 9\ \\ 78\ I NW O� - 1 • I L\U III I \ 9 \ c \ \ w I`n n - • co ° / 1 I I \ \ 9 \ y I n 7T I \ \ 9 \ ROCK i ° � o - • co \ \ CONSTRUCTION NI o = I I I I I \ \\ 9 \ \ ENTRANCE `w `✓ I • I 1 \ I \ - I • TIP -OUT CURB n I � • o I II I I II II \ � � \ \ � I I (TYP - - -) 920 19.8 I - � • 1I I1 I I I \ \ o o \ \ 19.8 >>� � 20.6 0� 0.8°� 19.5 19.6 _ - t�2 SILT FENCE \ V�3'2.0 �2.0 .0 --------------- I (TYP) I � • °II I� li li • • • • • \ 29 0 2Q:. 21•.1 ' PVI 1+75 978 PVI 0+75 �� 'EL. 920.10_ � • • • 6 / • • • 920 ,o \ - - - -- `� - � �7592V.C.0 920 978 v- • II I �\ i � i . • STA. 6 00.00 CURVE • 9 \ y2 50' V.C. 920 � E75 i ---._ • 20' STA. 6+00.00 • 2.0 \ 9 \ / ) °; • • 0 21� PVI EL. 923.08 �II'------- • 9 9 I 2a6 I I zoz I I -92o I I e l I 92 I ;I •• SILT FENCE ROSEMARY WAY � °II II I • g20c 4+00 3+00 (TYP) +00 +oo I, o 0 • 6 g22 220 -I 9 21.7> > - >�- I - -�- - - - - � �`11 19.61 21. 9 21.0�>�>� 20.3 \ 20.5 v \5koo ,� V \ � � \� 0.70% 0.70% >-�0 0 I °II x - >� g� �1 >�> I ,{ - 1 X_ 920®• 9 d 0�70% OB70% it L-- 2rL . • • • • • I of •-----_ \ 7 0lo -- - - -- - - 0 � - 6 2 5 22 \ 920 920_ � v 918 976 -975- \ o I / 2 6 \\ u 9 \ \\ ,, 974 - 113 972 EXISTING POND 10P - 2 / / / • • n \ / 9 \ \\ 908 APPROVED 100 YR HWL = 17.)I I ° \ \ \ PROPOSED 100 YR H L = 18. n I ° 1"• 2 % g22 / / 92O • ' • 1 c \ 9 \\ \ \ 906 • 9 9 \ /\ 6, � o o rn I of I I • / • • • N \ 920 ° \ % \ /\ N c \ 906 1 I \ �� // \ \ 9oa • •••• �9 I \ \ \S \ \ \ \ \ \\ 912 I I �'\� ' • r• • • �' 20. 1 11 \ \ \ \ \\ 914 I it 1 END CONSTRUCTION \ 1 \ \ \ \ \ STA. 6+64.62 \ \ \ I V 9 ELEV.922.62 976 \ 9 c ------915------ 1 I \ \ \ 9 \ \ %% \ / I (I /�/ LEGEND EXISTING PROPOSED -- PROPERTY LINE ------ ------ EASEMENT LINE L _j BITUMINOUS PAVEMENT L CONCRETE PAVEMENT ------____- CURB LINE -->> » STORM SEWER --->--->- > SANITARY SEWER ----- - I WATER MAIN ue UNDERGROUND ELECTRIC J9 UNDERGROUND GAS ut UNDERGROUND TELEPHONE ufo UNDERGROUND FIBER OPTIC x x FENCE SEE SURVEY ® ® STORM CATCH BASIN SEE SURVEY STORM MANHOLE SEE SURVEY STORM FLARED END SECTION Y SEE SURVEY HYDRANT SEE SURVEY GATE VALVE SEE SURVEY OTHER SYMBOLS ---------- WETLAND 920 920 10' CONTOUR - - 918 - - 978 2' CONTOUR 00.0 00.0 SPOT ELEVATION E--- x IE x (CURB ELEVATIONS ARE TO GUTTER LINE) • • • • • • - SILT FENCE ,- RIPRAP BENCHMARK MINNESOTA DEPARTMENT OF TRANSPORTATION GSID STATION #93822, NAMED 0215 AC ELEVATION: 885.07 (NAVD 88) GOVERNING SPECIFICATIONS 1. THE LATEST EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" AND THE CITY OF LINO LAKES SPECIFICATIONS. 2. THE LATEST EDITION OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MMUTCD). 3. THE LATEST EDITION OF THE CITY ENGINEERS ASSOCIATION OF MINNESOTA (CEAM) STANDARD SPECIFICATIONS. GRADING NOTES 1. VEHICLE TRACKING REDUCTION DEVICE, SILT FENCE, AND EXISTING CATCH BASIN INLET PROTECTION SHALL BE INSTALLED PRIOR TO GRADING CONSTRUCTION, AND SHALL BE MAINTAINED UNTIL THE SITE HAS BEEN STABILIZED. 2. CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES PRIOR TO THE START OF GRADING CONSTRUCTION. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY OF DISCREPANCIES OR VARIATIONS FROM THE PLAN. 3. CONTRACTOR SHALL STRIP, STOCKPILE AND RESPREAD SUFFICIENT TOPSOIL TO PROVIDE A MINIMUM OF 6" OF TOPSOIL OVER ALL DISTURBED AREAS THAT WILL BE SODDED, SEEDED OR LANDSCAPED. 4. ALL DISTURBED AREAS MUST BE STABILIZED WITHIN 7 CALENDARS DAYS AFTER LAND -DISTURBING WORK HAS TEMPORARILY OR PERMANENTLY CEASED. 5. ALL SLOPES STEEPER THAN 3:1 SHALL HAVE MNDOT CATA EROSION CONTROL BLANKET AND SEED, OR APPROVED EQUAL. 6. STOCKPILES SHALL BE STABILIZED WITHIN 7 DAYS OF ROUGH GRADING OR INACTIVITY. 1441.4 0 15 30 60 < SCALE IN FEET > Know what's below. Call before you dig. M � O Lo U U-)o Z U O z 00 ILL U O O 1_ w - w L0 H N N zo z r_ = N LU > �o +0 p, J �w w H 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 NAME: JOSEPH T RADACH PE SIGNATURE:�- DATE: 07/11/22 LIC #: 45889 Z O LU = N M zi UP 'I I-� w z O C� G = W 0 � Q Z V LU L0 Lo Q z Z N < z J ZC/) N a ~ <o Z O<� _ +n a 0 LLI Z a 2 w W =) 0 W < V a o Q F_ Z N N Z Z °6 2 �cj� NLLJ Y � J O<O 2 w Z J 0 O Of Z SHEET NUMBER C4.1 YLAU RR create + solve + advise W i RYLAUR, LLC 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com Q 2022 RYLAUR, LLC PROJECT INFORMATION: NEW HORIZON ACADEMY ROSEMARY WAY & 24TH AVE LINO LAKES, MN CLIENT INFORMATION: NEW HORIZON ACADEMY 3405 ANNAPOLIS LANE N. PLYMOUTH, MN 55447 A. PETER HILGER #15862 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 Architect under the laws of the State of Minnesota le i 0 ICENSED RCHITECT 00 15862 F M1N Drawing Date: 07.11.2022 O+OC --� Drawing History/Revisions: Project Architect: A. PETER HILGER, AIA Drawn By: Checked By: VJH APH SHEET TITLE: ARCHITECTURAL SITE PLAN ARCHITECTURAL SITE PLAN SCALE: 1" = 20'-0" 4 Sheet No.: A001 YLAU RR create + solve + advise SEE 3/A003 FOR GATE HARDWARE GRADE SEE SHEET A001 FOR FENCE LOCA' SHOWN AS PLAY YARD FENCE SCALE: 1/2" = 1'-0" ILLUMINATE YELLOW HALF ROUND SUN (Color = Yellow) 00 II N � I Cl) 3'-11 " EXTERIOR BUILDING SIGN SCALE: 1/2" = V-0" 6'-0" & 8'-0" O.C. 8'-3" 17'-11" v 17/-" RAIL 'OST t5 CKET ILLUMINATED BLUE CHANNEL LETTERS (Color = SW 6811 or sim. equal) EW D SEE 6/A200 ---------------------� iv FOR SIGN COLOR A D INFORMATION L -- - - - - yE BLACK CABINE INTERNALLY IL SIGN FACE BY VENDOR- 32 SF x Both Sil CAST STONE STONE VENEE SOUTHERN LEDGESTONE "CHARDONNA` BY CULTURED GRADE CONC. BLOCK FOUNDATION I CONC. FOOTIf kRCHITECTURP 1/Anni FnR i nc MONUMENT SIGN ELEVATION & SECTION Approx. 34 Sq Ft Quantity = 4 (1) each building side V-8" �TREX SECLUSIC COMPOST' FENCE Gi PANELS (1 3/4" this GRADE TRASH ENCLOSURE GATE SCALE: 1/2" = V-0" 5-0" high BLACK METAL PICKET FENCE SEE 1/A002 8 A200 6'-0" high TREXFENCE SINGLE GATE SEE 4/A002 0 CD 4'-4" 4'-0" Clear Opening Width 10'-0" Clear Opening Width 9 A200 15-0" 6'-4" CONC. APRON (See 1/A001) r OUTDOOR STORAGE 102 Sf 00 r` CONC. SLAB 13'-4" C!l�:3Y IT ITRASH ENCLOSURE 151 Sf CONC. SLAB Id 10'-0" 4'-4" 10'-2" , 6'-0" high CONC. APRON SEE 6/A002 TREX FENCE (See 1/A001) FOR ROOF PLAN DOUBLE GATE 10 LAYOUT SEE 4/A002 A200 OUTDOOR STORAGE & TRASH BUILDING PLAN N N 7 A200 N Tapered Insulation for _ 1/4" per Foot Minimum Slope SEE 5/A002 FOR FLOOR PLAN LAYOUT 15-0" OPEN TO TRASH ENCLOSURE LOW T/PARAPET 10'-5" (4-Sides) METAL DOWNSPOUT OUTLET TO LANDSCAPE GRADE T/PARAPET 6'-11 " (3-Sides) RYLAUR, LLC 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com (D 2022 RYLAUR, LLC PROJECT INFORMATION: NEW HORIZON ACADEMY ROSEMARY WAY & 24TH AVE LINO LAKES, MN CLIENT INFORMATION: NEW HORIZON ACADEMY 3405 ANNAPOLIS LANE N. PLYMOUTH, MN 55447 A. PETER HILGER #15862 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 Architect under the laws of the State of Minnesota ICENSED o RCHITECT 15862 �Q O N�cJ�� � F M1N Drawing Date: 07.11.2022 Drawing History/Revisions: Project Architect: A. PETER HILGER, AIA Drawn By: Checked By: VJH APH SHEET TITLE: SITE DETAILS �j OUTDOOR STORAGE BUILDING ROOF PLAN SheetNo.:AOO2 SCALE: 1/4" = V-0" SCALE: 1/2" = 1'-0" SCALE: 1/4" = V-0" a N 132'-4" 1 A201 ARCHITECTURAL SITE PLAN KEYNOTES OUTILITY CHASE: INTERIOR CHASE FOR INTERNAL ROOF DRAIN PIPING AS NEEDED O FIRE DEPARTMENT LOCKBOX: INSTALL ON WEST SIDE OF EAST ENTRANCE PILLAR. MOUNT 48" min. to 60" max. ABOVE PAVEMENT. MODEL R3-RECESSED BY DAMA COMPANY. O ACCESSIBLE ACCESS AISLE: 8'-0" wide STRIPPED HANDICAP PARKING ACCESS AISLE AND SIDEWALK ACCESS - SEE SITE PLAN ON A001 O HANDICAP PARKING SIGN: INSTALL PARKING SIGN AT HEAD OF STALL ON BOLLARD SEE 4/A003. QUANTITY =2 O STEEL BOLLARD: INSTALL STEEL BOLLARDS AS SHOWN IN PARKING STALL ADJACENT TO HC PARKING STALLS. QUANTITY = 4 TOTAL ODOWNSPOUT: METAL DOWNSPOUT PER PLAN O CONC. APRON: INSTALL CONC. PAVEMENT APRON IN FRONT OF TRASH ENCLOSURE BUILDING. SEE 1/A001 & 5/A002 O LOADING ZONE STRIPPING: PAVEMENT TO BE STRIPED IN VICINITY OF TRASH ENCLOSURE AS SHOWN ON 1/A001 OFIRE DEPARTMENT SIAMESE CONNECTION: 1 O CT CABINET & ELECTRICAL METER: WALL MOUNTED CT CABINET & METER LOCATION. PAINT TO MATCH ADJACENT WALL COLOR. 11 FIRE SPRINKLER / UTILITY ROOM: EXTERIOR UTILITY ROOM DOOR TO BE PAINTED TO MATCH ADJACENT WALL COLOR & TO HAVE "FIRE SPRINKLER ROOM" ON EXTERIOR OF DR 12 LANDSCAPE PLANTING AREA: FOUNDATION LANDSCAPE PLANTING AREA. SEE LANDSCAPE PLAN 13 PERIMETER SIDEWALK: CONC. SIDEWALK AROUND BUILDING AS SHOWN ON 1/A001 14 PLAY YARD HARDSCAPE: CONC. SIDEWALK AREA INSIDE CHILD PLAY YARD 15 TRASH & OUTDOOR STORAGE BLDG: PLAY YARD STORAGE BUILDING & TRASH RECEPTACLE ENCLOSURE. SEE 5/A002 16 PLAY YARD FENCE: BLACK 5'-0" tall METAL PICKET FENCE ENCLOSING PLAY YARDS SEE 1/A002 FOR FENCE DETAIL. SEE 3/A003 FOR GATE INFO. SHOWN BLUE ON 1/A001 17 EXTERIOR WALL LIGHTING: DOWNCASTING LED WALL PACK SURFACE MOUNTED FIXTURE ON EXTERIOR BUILDING FACADE. SEE SHEET A200 & PHOTOMETRIC PLANS 1 8 STEEL BOLLARD: INSTALL STEEL BOLLARD EACH SIDE OF TRASH ENCLOSURE GATE SEE 5/A002. QUANTITY = 2 1 9 STOOP: INSTALL CONC. STOOP AT ALL EXTERIOR DOORS )CAPE YL U R R create + solve + advise RYLAUR, LLC 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com Q 2022 RYLAUR, LLC PROJECT INFORMATION: NEW HORIZON ACADEMY ROSEMARY WAY & 24TH AVE LINO LAKES, MN CLIENT INFORMATION: NEW HORIZON ACADEMY 3405 ANNAPOLIS LANE N. PLYMOUTH, MN 55447 A. PETER HILGER #15862 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 Architect under the laws of the State of Minnesota a® 00 ICENSED RCHITECT 15862 �Q �7j� O N�cJ�� � F M1N Drawing Date: 07.11.2022 Drawing History/Revisions: Project Architect: A. PETER HILGER, AIA Drawn By: Checked By: VJH APH SHEET TITLE: FLOOR PLAN FLOOR PLAN SCALE: 1/8" = V-0" 12,027 SF Sheet No.: Al 01 O STONE VENEER Chardonnay 3 13 LAP SIDING + CORNICE 17 Adaptive Shade 6 ACCENT BAND 9 DD 7 7 Honorable Blue 4 METAL COPING 15 Dark Bronze EXTERIOR MATERIALS PALETTE SCALE: 1/8" = 1'-0" WEST SIDE ELEVATION 5 BOARD & BATTEN 16 Winter Walk 14 METAL COPING White 12 TREX FENCING TRASH GATE Woodland Brown 11 PLAY YARD FENCE Metal Picket, Black 22'-6" r, EAST SIDE ELEVATION SCALE: 1/8" = 1'-0" " / SCALE: 1/8" = 1'-0" NORTH REAR ELEVATION SCALE: 1/8" = 1'-0" 22'-6" 111, 22'-6" r, YELLOW HALF ROUND SUN BLUE CHANNEL LETTERS (Color = Yellow) (Color = SW 6811 or sim. equal) SEE 2/A002 NEW HORIZON FOR ADDITIONAL ACADEMY SIGN INFORMATION 6 EXTERIOR BUILDING SIGNAGE - APPROX. 34 Sq Ft SCALE: 3/8" = 1'-0" 7 EAST SIDE ELEVATION SCALE: 1/8" = 9)NORTH REAR ELEVATION SCALE: 1/8" = 1'-0" LAU R 01 cr*at* + solve{ + adviso RYLAUR, LLC 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com QQ 2022 RYLAUR, LLC PROJECT INFORMATION: NEW HORIZON ACADEMY ROSEMARY WAY & 24TH AVE LINO LAKES, MN CLIENT INFORMATION: NEW HORIZON ACADEMY 3405 ANNAPOLIS LANE N. PLYMOUTH, MN 55447 A. PETER HILGER #15862 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 Architect under the laws of the State of Minnesota ICENSED RCHITECT 15862 Q op:*M1IL IL NN ®A� Drawing Date: 07.11.2022 Drawing History/Revisions: Project Architect: A. PETER HILGER, AIA Drawn By: Checked By: VJH APH SHEET TITLE: COLORED EXTERIOR ELEVATIONS AND MATERIAL PALETTE SOUTH FRONT ELEVATION SCALE: 1/8" = 1'-0" $ WEST SI��ELEVATIOSCALE: 1/8" = 1 10 SOU�JTH FRONT ELEVATION SCALE: = 1'-0" Sheet No.: A200 YLAU RR create + solve + advise C i � REAR NORTH ELEVATION SCALE: 1/8" = V-0" WEST SIDE TRASH STOREAGE ELEVATION SCALE: 1/8" = V-0" 14 T/ TRASH WALL 106'-11" IE� E 1 SCUPPER 14 OPNG 16 T/PARAPET 110'-5" 3 T/STONE 102'-8" METAL DOWNPSOUT TO MATCH SIDING COLOR EAST SIDE TRASH STOREAGE ELEVATION SCALE: 1/8" = V-0" / VVL%71 %71VL LLLV/-%I IVIV I\J SCALE: 1/8" = V-0" C 5) EAST SIDE ELEVATION SCALE: 1/8" = 1'-0" EXTERIOR MATERIAL LEGEND SEE SHEET A200 FOR COLORED EXTERIOR ELEVATIONS & MATERIAL PALETTE Tag Building Material Percentage CULTURED STONE VENEER- SOUTHERN LEDGESTONE 19.5% O1 COLOR CHARDONNAY OCOLOR: PRECAST CAPSTONE - COLUMN PILLAR CAP & WINDOW SILL LIMESTONE 1.5% LAP SIDING - JAMES HARDIE 5" EXPOSURE OHORIZONTAL 3 COLOR: ADAPTIVE SHADE SHERWIN WILLIAMS SW 7053 17.5% O ALUMINUM STOREFRONT- Glazing = 20.25% COLOR: DARK BRONZE Alum Frame = 1.25% OVERTICAL BOARD & BATTEN SIDING - JAMES HARDIE 24.5% COLOR: SHERWIN WILLIAMS SW 9628 WINTER WALK OHORIZONTAL ACCENT BAND - METAL 4.0% COLOR: HONORABLE BLUE SW 6811 OSQUARE MEDALLION TILES - METAL .05% COLOR: HONORABLE BLUE SW 6811 O8 ILLUMINATED EXTERIOR WALL SIGNAGE QUANTITY (4) 1.5% CHANNEL LETTERS AND SUN LOGO = 34 sf - SEE 2/AO02 OEXPOSED TUBE STEEL CANOPY POST .10% COLOR: HONORABLE BLUE SW 6811 - QUANTITY (2) 10 EXTERIOR WALL PACK LIGHTS .05% SEE PHOTOMETRICS - QUANTITY (12) 11 N/A PLAY YARD FENCE- 60" high BLACK METAL PICKET - SEE 1/AO02 TRASH ENCLOSURE GATE - TREX FENCING 12 COLOR: WOODLAND BROWN - SEE 4/AO02 .10% 13 HOLLOW METAL DBL DRS - OUTDR STORAGE BLDG, .60% COLOR: ADAPTIVE SHADE SW 7053 14 PREFIN. METAL COPING - PARAPET 3.0% COLOR: WHITE 15 PREFIN. METAL COPING - PARAPET 1.0% COLOR: DARK BRONZE 16 CORNICE - JAMES HARDIE 2.75% COLOR: WINTER PARK SW 9628 17 CORNICE - JAMES HARDIE 1.0% COLOR: ADAPTIVE SHADE SW 7053 RYLAUR, LLC 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com Q 2022 RYLAUR, LLC PROJECT INFORMATION: NEW HORIZON ACADEMY ROSEMARY WAY & 24TH AVE LINO LAKES, MN CLIENT INFORMATION: NEW HORIZON ACADEMY 3405 ANNAPOLIS LANE N. PLYMOUTH, MN 55447 A. PETER HILGER #15862 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 Architect under the laws of the State of Minnesota r ;�' ,4ICENSEDso RCHITECT 10 15862 �Q F M1N Drawing Date: 07.11.2022 Drawing History/Revisions: Project Architect: A. PETER HILGER, AIA Drawn By: Checked By: VJH APH SHEET TITLE: EXTERIOR ELEVATIONS Sheet No.: A201 CITY OF LINO LAKES RESOLUTION NO. 22-97 APPROVING BELLAND FARMS SECOND ADDITION PRELIMINARY PLAT WHEREAS, the City received a land use application for Belland Farms Second Addition preliminary plat for hereafter referred to as "Development"; and WHEREAS, City staff completed a review of the Development based on the following: • Summary Report prepared by Rylaur dated July 11, 2022 • Belland Farms Second Addition Preliminary Plat Plan Set prepared by EG Rud & Sons, Inc. dated July 8, 2022 • Site Construction Plans for New Horizons Academy prepared by Contour Civil Design dated July 11, 2022 • New Horizon Academy Architectural Plans prepared by Rylaur dated July 11, 2022 • Landscape Plan prepared by Carmen Simonet Design, LLC dated July 11, 2022 • Stormwater Management Report prepared by Contour Civil Design dated July 11, 2022 • Traffic Analysis Memorandum prepared by SSTS Traffic Solutions dated June 28, 2022; and WHEREAS, a public hearing was held before the Planning & Zoning Board on August 10, 2022 and the Board recommended approval of the preliminary plat with a 5-0 vote. NOW, THEREFORE BE IT RESOLVED by The City Council of The City of Lino Lakes hereby makes the following: FINDINGS OF FACT Per City Code Section 1001.013, Premature Subdivision: (1) General. Any concept plan, preliminary plat or final plat deemed premature pursuant to the following criteria shall be denied by the City Council. (2) Conditions for establishing a premature subdivision. A subdivision may be deemed premature should any of the following conditions not be met. (a) Consistency with the Comprehensive Plan. Including any of the following: l . Land use plan; 2. Transportation plan; 3. Utility (sewer and water) plans; 4. Local water management plan; 5. Capital improvement plan; and 6. Growth management policies, including MUSA allocation criteria. Belland Farms Second Addition is consistent with the goals and policies of the comprehensive plan in regards to resource management, land use, housing, transportation and utilities. The development is also consistent with the local water management plan, capital improvement plans and growth management policies. (b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill policies: 1. The urban subdivision must be located within the Metropolitan Urban Service Area (MUSA) or the staged growth area as established by the city's Comprehensive Plan; 2. The cost of utilities and street extensions must be covered by one or more of the following: a. An immediate assessment to the proposed subdivision; b. One hundred percent of the street and utility costs are privately financed by the developer; c. The cost of regional and/or oversized trunk utility lines can be financed with available city trunk funds; and d. The cost and timing of the expenditure of city funds are consistent with the city's capital improvement plan. 3. The cost, operation and maintenance of the utility system are consistent with the normal costs as projected by the water and sewer rate study; and 4. The developer payments will offset additional costs of utility installation or future operation and maintenance. Belland Farms Second Addition is consistent with infill policies. The development is within the current Utility Staging Area IA (2018-2025). The cost of utility and public street extension is being privately financed by the developer. The cost, operation and maintenance of the utility system are consistent with the normal costs projected by the water and sanitary system plans. No future utility costs are proposed. (c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the following requirements for level of service (LOS), as defined by the Highway Capacity Manual: 1. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade; 2. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C; 3. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D; 4. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better; 5. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies; 6. The traffic generated from a proposed subdivision shall not require city street improvements that are inconsistent with the Lino Lakes capital improvement plan. However, the city may, at its discretion, consider developer -financed improvements to correct any street deficiencies; 7. The LOS requirements in divisions (2)(c) 1. to 4. above do not apply to the I-35W/Lake Drive or I-35E/Main St. interchanges. At city discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Department of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties that contribute to traffic at the interchange; and 8. The city does not relinquish any rights of local determination. Belland Farms Second Addition meets the requirements for level of service (LOS). The I-35E Corridor A UAR and Traffic Analysis Memorandum prepared by SSTS Traffic Solutions dated June 28, 2022 analyzed traffic impacts for commercial development of this entire corridor. The proposed commercial day care facility with the AUAR Land Use Scenarios for commercial development. CSAH 14 (Main Street) is an A Minor Arterial Connector road and has structural capacity to handle the traffic volume of the commercial development. The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the development is not considered premature and the traffic generated by the development is within the capabilities of the City's road system. No street improvements are proposed that are inconsistent with the City's capital improvement plan. The city does not relinquish any rights of local determination. (d) Water supply. A proposed subdivision shall be deemed to have an adequate water supply when: 1. The city water system has adequate wells, storage or pipe capacity to serve the subdivision; 2. The water utility extension is consistent with the Lino Lakes water plan and offers the opportunity for water main looping to serve the urban subdivision; 3. The extension of water mains will provide adequate water pressure for personal use and fire protection; and 4. The rural subdivision can demonstrate that each of the proposed lots can be provided with a potable water supply. Belland Farms Second Addition will have an adequate water supply. The commercial day care facility will be municipally served by a 12 " watermain located along Rosemary Way. The water supply system has capacity for the proposed development. (e) Waste disposal systems. A proposed subdivision shall be served with adequate waste disposal systems when: 1. The urban sewered subdivision is located inside the city's MUSA or is consistent with the MUSA allocation criteria; 2. The city has sufficient MUSA and pipe capacity to serve the subdivision if developed to its maximum density; 3. The subdivision will result in a sewer extension consistent with Lino Lakes sewer plan and capital improvement plan; 4. A rural subdivision can demonstrate that each lot can be served by an adequate sanitary sewer disposal system; and 5. A rural subdivision with a proposed communal sanitary sewer or water system has an effective long range management and maintenance program with proper financing. 3 Belland Farms Second Addition will be served with an adequate waste disposal system. The development will be municipally served by a 2 7 " sanitary sewer main along Rosemary Way. The development is located in Utility Staging Area IA (2018-2025) and Sanitary District 5 (Sub - District 5A). Sanitary flows from this district are conveyed to the southeast, discharging into the MCES Lino Lakes Relief Interceptor located at the intersection of CSAH 14 and 24`h Avenue. The sanitary sewer system has capacity to accommodate the commercial day care facility. BE IT FURTHER RESOLVED by the City Council of The City of Lino Lakes hereby establishes that Belland Farms Second Addition is not a premature subdivision; and BE IT FURTHER RESOLVED by The City Council of The City of Lino Lakes hereby approves the preliminary plat for Belland Farms Second Addition subject to the following conditions: 1. A Land Use Application and submittals are required for final plat after City Council approval of preliminary plat. 2. A Declaration for Maintenance of Stormwater Facilities related to the private storm sewer shall be recorded related to the final plat. 3. A Development Agreement and securities related to the final plat shall be required. BE IT FURTHER RESOLVED by The City Council of The City of Lino Lakes hereby approves the Development subject to the following comments being addressed at the time of final plat submittal: 1. All comments from the City Engineer memos dated August 3, 2022 shall be addressed. 2. All comments from the Environmental Coordinator memo dated August 1, 2022 shall be addressed. 3. Sheets 1 and 2, Certificate of Survey and Preliminary Plat: a. The Certificate of Survey and Preliminary Plat for Belland Farms Second Addition shall orientate on the page the same direction as the approved preliminary plat for Belland Farms. b. The preliminary plat is not consistent with the approved Belland Farms preliminary plat. i. Rosemary Way street right-of-way shall extend to the west lot line on the preliminary plat. ii. Lot 3 shall be shown on the preliminary plat to the west of Lot 2. c. The preliminary plat shall plat the balance of the site into lots consistent with Sheet 5, Ghost Plat. d. An additional seven (7) ft of road right-of-way is required along 24th Avenue 4. A separate plan set shall be submitted for the public street and utility improvements related to Belland Farms Second Addition and Rosemary Way. 5. The property lines on all plan sheets shall be shown as a solid line. 6. A 5ft wide sidewalk shall be installed along both the north and south side of Rosemary Way and terminate at the end of the street construction 7. Sheet C3.1, Utility Plan: a. The existing municipal utilities shall be labeled. b. Public utilities shall be extended north along 24th Avenue to the north lot line to service future development. Adopted by the Council of the City of Lino Lakes this 12th day of September, 2022. The motion for the adoption of the foregoing resolution was introduced by Council Member and was duly seconded by Council Member and upon vote being taken thereon, the following voted in favor thereof: The following voted against same: Rob Rafferty, Mayor ATTEST: Julianne Bartell, City Clerk CITY OF LINO LAKES RESOLUTION NO. 22-98 APPROVING NEW HORIZON ACADEMY CONDITIONAL USE PERMIT FOR COMMERCIAL DAY CARE FACILITY WHEREAS, the City received a land use application for a conditional use permit for New Horizon Academy commercial day care facility and hereafter referred to as "Development"; and WHEREAS, the property is zoned GB, General Business and allows for a commercial day care facility with a conditional use permit; and WHEREAS, the legal description of the property will be Lot 1, Block 1, Belland Farms Second Addition after recording of the final plat; and WHEREAS, City staff has completed a review of the land use application based on the following plans: • Summary Report prepared by Rylaur dated July 11, 2022 • Belland Farms Second Addition Preliminary Plat Plan Set prepared by EG Rud & Sons, Inc. dated July 8, 2022 • Site Construction Plans for New Horizons Academy prepared by Contour Civil Design dated July 11, 2022 • New Horizon Academy Architectural Plans prepared by Rylaur dated July 11, 2022 • Landscape Plan prepared by Carmen Simonet Design, LLC dated July 11, 2022 • Stormwater Management Report prepared by Contour Civil Design dated July 11, 2022 • Traffic Analysis Memorandum prepared by SSTS Traffic Solutions dated June 28, 2022; and WHEREAS, a public hearing was held before the Planning & Zoning Board on August 10, 2022 and the Board recommended approval of the conditional use permit with a 5-0 vote. NOW, THEREFORE BE IT RESOLVED by The City Council of The City of Lino Lakes hereby makes the following findings: FINDINGS OF FACT 1. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: a. Land Use Plan. b. Transportation Plan. c. Utility (Sewer and Water) Plans. d. Local Water Management Plan. e. Capital Improvement Plan. f. Policy Plan. g. Natural Environment Plan. New Horizon Academy is consistent with the official City Comprehensive Plan. The parcel is guided commercial and a day care facility is consistent with that land use. The development is also consistent with the goals and policies of the comprehensive plan in regards to resource management, transportation, utilities and local water management plan. 2. The proposed development application is compatible with present and future land uses of the area. New Horizon Academy is compatible with present and future land uses of the area. Land uses surrounding the subject site are guided for commercial and residential development. 3. The proposed development application conforms to performance standards herein and other applicable City Codes. New Horizon Academy conforms to performance standards with only minor revisions required as detailed in the September 12, 2022 Council staff report. 4. Traffic generated by a proposed development application is within the capabilities of the City when: a. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade. b. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C. c. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D. d. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. e. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies. f. The traffic generated from a proposed subdivision shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However, the City may, at its discretion, consider developer -financed improvements to correct any street deficiencies. g. The LOS requirements in paragraphs a. to d. above do not apply to the I- 35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties, that contribute to traffic at the interchange. h. The City does not relinquish any rights of local determination. Traffic generated by the New Horizon Academy is within the capabilities of the City. The development does not change the level of service of the surrounding intersections. The road system has capacity to handle the traffic volumes created by the development and local roads will not be negatively impacted. 5. The proposed development shall be served with adequate and safe water supply. New Horizon Academy will have an adequate water supply. The commercial day care facility will be municipally served by a 12 " watermain located along Rosemary Way. The water supply system has capacity for the proposed development. 6. The proposed development shall be served with an adequate and safe sanitary sewer system. New Horizon Academy will be served with an adequate waste disposal system. The development will be municipally served by a 2 7 " sanitary sewer main along Rosemary Way. The development is located in Utility Staging Area IA (2018-2025) and Sanitary District 5 (Sub -District 5A). Sanitary flows from this district are conveyed to the southeast, discharging into the MCES Lino Lakes Relief Interceptor located at the intersection of CSAH 14 and 24`h Avenue. The sanitary sewer system has capacity to accommodate the commercial day care facility. 7. The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. No City funds are being expended on this project. 8. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. New Horizon Academy is an allowed use in the GB, General Business District with an approved conditional use permit. The project will not generate excessive traffic, noise, smoke, fumes, glare or odors. 9. The proposed development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. There are no natural, scenic or historic features on the existing site. BE IT FURTHER RESOLVED by The City Council of Lino Lakes in addition to the administrative requirements of a conditional use permit, the following specific performance standards of City Code Section 1007.112 (8) are also met: (d) Commercial day care facilities provided that: 1. All requirements of the Minnesota Department of Health and Human Services, as may be amended, are satisfactorily met and the structure and operation is licensed accordingly. New Horizon Academy shall be responsible for obtaining all required State and County licenses. 2. Screening is provided along all shared property lines. Such required fencing and screening shall be in compliance with the applicable provisions of § 1007.043 (17) of this Ordinance. Landscaping and screening is provided along all shared property lines as well as the east lot line across from residential uses. 3. Adequate off-street parking is provided in a location separated from any outdoor play area(s). Adequate off-street parking is provided and is separated from any outdoor play areas. BE IT FURTHER RESOLVED by The City Council of the City of Lino Lakes hereby approves the conditional use permit for a commercial daycare facility for New Horizon Academy subject to the following conditions: 1. Separate sign permit applications are required for all permanent monument/pylon and wall signage. 2. Separate sign permit applications are required for all temporary signage. 3. A shared driveway agreement and exhibit is required detailing private maintenance responsibilities of the driveway, landscaped parking lot median, island landscaping, lighting, and other related appurtenances. 4. A Site Improvement Performance Agreement related to the New Horizon Academy facility shall be executed. 5. A Declaration for Maintenance of Stormwater Facilities related to private storm sewer shall be recorded. 6. A Parking Deferment Agreement shall be recorded. BE IT FURTHER RESOLVED by the City Council of the City of Lino Lakes hereby approves the conditional use permit subject to the following requirements being addressed prior to issuance of a building permit: 1. All comments from the City Engineer memos for Belland Farms Second Addition and New Horizon Academy dated August 3, 2022 shall be addressed. 2. All comments from the Environmental Coordinator memo dated August 1, 2022 shall be addressed. 3. A separate plan set shall be submitted for the private site improvements related to New Horizon Academy. 4. The property lines on all plan sheets shall be shown as a solid line. 5. A draft shared driveway agreement and exhibit shall be submitted for City review and comment prior to recording. 6. Sheet SL2.0, Photometric Plan: a. Foot candles shall not exceed 0.4 onto adjacent property north of the shared driveway. Adopted by the Council of the City of Lino Lakes this 12th day of September, 2022. The motion for the adoption of the foregoing resolution was introduced by Council Member and was duly seconded by Council Member and upon vote being taken thereon, the following voted in favor thereof: The following voted against same: Rob Rafferty, Mayor ATTEST: Julianne Bartell, City Clerk CITY OF LINO LAKES RESOLUTION NO. 22-99 RESOLUTION APPROVING NEW HORIZON ACADEMY SITE IMPROVEMENT PERFORMANCE AGREEMENT WHEREAS, the City has completed review of the site and building plans for New Horizon Academy; and WHEREAS, the legal description of the property will be Lot 1, Block 1, Belland Farms Second Addition after recording of the final plat; and WHEREAS, City Code Section 1007.020(5)(d) requires the execution of a site performance agreement prior to issuance of a building permit. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Lino Lakes that the Site Improvement Performance Agreement between the City of Lino Lakes and New Horizon Real Estate Development 6, LLP is hereby approved and the Mayor and City Clerk are authorized to execute such agreements on behalf of the City. Adopted by the Council of the City of Lino Lakes this 12th day of September, 2022. The motion for the adoption of the foregoing resolution was introduced by Council Member and was duly seconded by Council Member and upon vote being taken thereon, the following voted in favor thereof: The following voted against same: Rob Rafferty, Mayor ATTEST: Julianne Bartell, City Clerk CITY OF LINO LAKES RESOLUTION NO. 22-100 RESOLUTION APPROVING NEW HORIZON ACADEMY PARKING DEFERMENT AGREEMENT WHEREAS, the City Council approved a conditional use permit for a commercial day care facility for New Horizon Academy with Resolution No. 22-98 on September 12, 2022; and WHEREAS, the legal description of the property will be Lot 1, Block 1, Belland Farms Second Addition after recording of the final plat; and WHEREAS, per the City Code Section 1007.044, Off -Street Parking, a day care facility requires one (1) space per teacher on the largest shift, plus one (1) space per five (5) students/children based on the maximum capacity of the facility. The proposed day care facility requires 60 total spaces; and WHEREAS, New Horizon Academy requested a reduction in the number of required parking stalls pursuant to the parking deferment provisions of City Code Section 1007.044 (7); and WHEREAS, the City agrees to reduce the number of required stalls provided all requirements of City Code Section 1007.044(7) are, and remain, satisfied. NOW, THEREFORE BE IT RESOLVED by The City Council of The City of Lino Lakes hereby approves the Parking Deferment Agreement between New Horizon Real Estate Development 6, LLP and the City of Lino Lakes and authorizes the Mayor and City Clerk to execute such agreement on behalf of the City. Adopted by the Council of the City of Lino Lakes this 12th day of September, 2022. The motion for the adoption of the foregoing resolution was introduced by Council Member and was duly seconded by Council Member and upon vote being taken thereon, the following voted in favor thereof: The following voted against same: Rob Rafferty, Mayor ATTEST: Julianne Bartell, City Clerk PARKING DEFERMENT AGREEMENT This Agreement is entered into by and between the City of Lino Lakes, a Minnesota municipal corporation, and New Horizon Real Estate Development 6, LLP, a Minnesota limited liability partnership, effective , 2022. Recitals 1. New Horizon Real Estate Development 6, LLP provides daycare services and is constructing, or has constructed, a new facility (the Facility). 2. The legal description of the property will be Lot 1, Block 1, Belland Farms Second Addition, Anoka County, Minnesota after recording of the final plat. 3. Per the City Code Section 1007.044(6), a day care facility requires one (1) space per teacher on the largest shift, plus one (1) space per five (5) students/children based on the maximum capacity of the facility. The proposed day care facility requires 60 total spaces. 4. New Horizon Real Estate Development 6, LLP requested a reduction in the number of required parking stalls pursuant to the parking deferment provisions of City Code Section 1007.044(7). 5. The City agrees to reduce the number of required stalls provided all requirements of City Code Section 1007.044(7) are, and remain, satisfied. Agreement 1. The City agrees to defer the parking stall requirements set forth in City Code Section 1007.044 for the Property subject to the following conditions: a. New Horizon Real Estate Development 6, LLP shall install a minimum of 47 improved parking stalls and shall provide for a minimum of 12 deferred parking stalls. This number shall not be decreased without written permission from the City. b. On -site parking only occurs in areas designed and constructed for parking in accordance with the City Code. The parking deferment area may encroach into the required 15ft setback along 24th Avenue due to the need for additional dedicated road right-of-way. c. Additional parking shall be installed by the Property owner if the City Community Development Director finds that such additional stalls are necessary to accommodate the use of the Property for daycare services. Any additional stalls shall be constructed in accordance with the ordinance requirements existing as of the date of this Agreement. d. Any change in the use of the Property requires compliance with the then -current Zoning Code standards for parking. 2. New Horizon Real Estate Development 6, LLP, its employees, successors and assigns, agrees to adhere to these conditions in consideration for receipt of the parking deferral. 3. This Agreement may only be modified in a writing signed by both parties. 2 CITY OF LINO LAKES By Mayor ATTEST By City Clerk STATE OF MINNESOTA ) ) SS COUNTY OF ANOKA ) This instrument was acknowledged before me on day of by Rob Rafferty as Mayor of the City of Lino Lakes on behalf of said City. Notary Public STATE OF MINNESOTA ) ) SS COUNTY OF ANOKA ) 2022, This instrument was acknowledged before me on day of , 2022 by Julianne Bartell as City Clerk of the City of Lino Lakes on behalf of said City. Notary Public STATE OF MINNESOTA ) SS COUNTY OF DEVELOPER By Jill Dunkley Its Executive Vice President and General Counsel On this day of , 2022, before me, a Notary Public within and for said County, personally appeared of . (Developer), who executed the foregoing instrument. Notary Public This instrument drafted by: City of Lino Lakes 600 Town Center Parkway Lino Lakes, MN 55014 0 WS — Item 8 WORK SESSION STAFF REPORT Work Session Item No. 8 Date: September 6, 2022 To: City Council From: Michael Grochala, Community Development Director Re: Gateway Design/Hodgson & CRJ Streetscape Proposal Background In May of 2022 the City Council discussed the Planning & Zoning Boards' recommendation to prepare master plans for gateway areas of the City. The City Council supported the development of signage and streetscape design guidelines for the gateway areas included in the comprehensive plan. These areas include: • Lake Drive and 35W • Sunset Avenue and Main Street — Key western gateway into city — Robinson Farms being considered for development. County planning intersection improvements for 2024. • Lake Drive and Main Street — principal crossroad in City — NW corner being considered for redevelopment. • Main Street and 35E — Developing commercial center — NE Master Plan underway. • County Road J and 35E — Southeastern Gateway to City — Planning underway for reconstruction of bridge and CRJ corridor from Centerville Road to Otter Lake Road. Possible 2026 project. • County Road J and Hodgson Road — Southern Gateway — Lyngblomsten redevelopment in northwest corner — Design for reconstruction of CRJ and Hodgson in progress. Construction planned for 2023 or 2024. Given the timing of improvements of the Hodgson and CR J intersection staff has requested a proposal from WSB that includes both the development of design guidelines for the 6 areas above and final plans for the Roundabout and Streetscape of this intersection. WSB is proposing to hold a design charrette with Planning & Zoning Board and City Council, to develop a shared vision for the gateways. They will prepare two alternative schematics design approaches for each gateway area. Deliverables will include a Gateway Design Document and final plans for the 49/CRJ intersection streetscape. WSB has also included two rendered virtual graphics of two gateway locations. The proposed fee is $37,000. Funding is proposed from the Closed Bond Fund. Staff has reached out to the City of Shoreview with regard to their possible participation in the Roundabout landscape design. Requested Council Direction Staff is requesting City Council direction to place consideration of the WSB proposal on the September 12, 2022 regular agenda. Attachments 1. WSB Proposal 0 U Z W m U) 0 Co m LO Lo Z W J 0 IL a W Z Z 2 0 am W U) T W Z W a a Z W x 0 wsb August 26, 2022 Mr. Michael Grochala Community Development Director City of Lino Lakes 600 Town Center Parkway Lino Lakes, MN 55014 Re: Community Gateway Planning Dear Mr. Grochala: I am pleased to submit this letter proposal on behalf of WSB (Consultant) to the City of Lino Lakes (City) for development of community gateway design guidelines and final design of the initial gateway streetscape and roundabout at County Road J and Hodgson. PROJECT UNDERSTANDING It is our understanding that this project is to include the creation of a design guideline document to guide future implementation of community gateways at strategic locations in Lino Lakes to include six (6) primary gateways. The documents will provide guidance related to materials, colors, design approach, characteristics, and sizes of the gateway features based upon a design hierarchy. SCOPE OF SERVICES The following scope of services is meant to provide the Client with the steps necessary to complete a successful design document for the community gateways. WSB is always willing to adjust our scope of services as necessary in order to be more tailored to your needs or account for budgetary concerns. A. Project Start -Up, Data Collection & Programming: WSB will gather all pertinent project related data, set up project documents, provide ongoing project management, and determine programming. a. Project Start -Up & Programming Meeting: The Consultant will facilitate a project start-up/focus meeting with the Client to review the project schedule, confirm the anticipated gateway locations, and create a list of preliminary programming ideas for determining appropriate materials and methodology related to the gateway design approach. b. Data Collection: The Consultant will gather relative project data from the Client necessary for the planning project and set up GIS-based drawings for planning purposes. c. Site Reviews: The Consultant will conduct site reviews of the gateway locations to review existing conditions, opportunities, constraints, and views for consideration in the planning process. W.Clients All\Lino Lakes\Proposals\2022 Gateway Planning\LTR PROPOSAL - Lino Gateway Planning.dou Mr. Grochala August 26, 2022 Page 2 B. Design Guidelines: This task includes the design steps necessary to develop a preferred architectural design guideline for a signature placemaking style for the community and will include the following: a. Design Charette: The Consultant will facilitate a design charette with city staff, and a joint meeting with Planning and Zoning and City Council members. This task is meant to explore ideas related to community characteristics, a shared vision for the gateways, and participation in engagement activities and a design brainstorming charette. b. Schematic Design: The Consultant will prepare up to two alternative schematic design approaches for each of the six gateways based on the desired programming, existing conditions, opportunities, and overall design characteristics identified during the design charette. Each design approach is meant to provide a varying degree of style, materials, colors, and extent of development for consideration. The effort may start with County Road J and Hodgson as the primary baseline design for the gateway elements and roundabout meant to carry into the additional gateways. Review Meetings: The Consultant will facilitate a virtual design review meeting with the Client to review the alternative design options to determine any minor refinements prior to meeting with the Planning and Zoning and City Council. After making refinements, an in -person meeting will be held with the joint groups to review the design approaches and determine which elements best reflect the community image to carry forward into the preferred design approach. d. Preferred Design Approach: The Consultant will identify the preferred design approach based on feedback from review meetings that represents the preferred general colors, materials, and site elements for the streetscape and gateway designs. The design approach will illustrate a hierarchy of design elements based upon each of the six primary gateway locations. e. Review Meeting: The Consultant will facilitate a virtual design review meeting with the Client of the preferred design approach and determine any necessary refinements. Gateway Design Document: The Consultant will develop a comprehensive written document that will outline the gateway design guidelines. The document will provide guidance for future implementation of the gateways reflective of the community for placemaking purposes. The document will include the following: • Gateway locations • Hierarchy of design styles based upon location • Information with plan and graphic illustrations identifying materials, sizes, colors, and appearance related to signs, landscaping, pavements, site furnishings, and streetscape elements including potential locations for public art pieces. W.Clients All\Lino Lakes\Proposals\2022 Gateway Planning\LTR PROPOSAL - Lino Gateway Planning.dou Mr. Grochala August 26, 2022 Page 3 Corten weathered steel - 9.-5.. 11'3'• Sm,ndddddddptone s'yngs&Pmk Public Library Sandstone Lanes y s Country Cafe Sprouts on 5th Franklin's Ben Franklin Northview Bank Post Office Ace Hardware Midwest Country Family Pathways Food Bank Arlen Krantz Ford City Clerk LED lights Colored panels should be printed, not routed, with colored background. Colors not final yet. 8•-6., , Hinckley Sandstone Z'Y with a pink hue (quartz arenite / sandstone karst) C. Roundabout & Streetscape Final Design This task includes utilizing the preferred design approach for the roundabout and streetscape elements at County Road J and Hodgson. This includes preparing a final site and landscape plan for the proposed improvements which may be incorporated into the roadway design package or may be bid out separately. This will include coordination with all stakeholders to ensure the design meets the varying requirements and agency reviews. The final plans will be used for obtaining quotes or bids for construction of the improvements. Electrical engineering and irrigation design services are not included but can be added if deemed appropriate. D. Rendered Graphic Examples: The Consultant will prepare a rendered 3-dimensional visualization graphic of two (2) primary gateway locations for the Client to provide a more realistic view of the proposed gateways to better illustrate the design intent. E. Additional Services: Services other than those listed in the Scope of Services above and requested and authorized in writing by the Client. These services shall be billed on an hourly basis according to the current Hourly Rate Schedule. FEE PROPOSAL It is proposed that the Scope of Services identified in Tasks A and B above to be billed on an hourly not to exceed basis as follows: Task A (Start -Up & Programming)................................................................ $3,000 Task B (Design Guidelines)........................................................................ $24,000 Task C (Roundabout & Streetscape Final Design) ..................................... $10,000 Task D (Rendered Graphic)................................................................................. $0 TOTAL: ....................................................................................................... $37,000 W.Clients All\Lino Lakes\Proposals\2022 Gateway Planning\LTR PROPOSAL - Lino Gateway Planning.docx Mr. Grochala August 26, 2022 Page 4 ACCEPTANCE This letter represents our entire understanding of the project scope. All work under this letter proposal will be governed by the Master Agreement for Professional Engineering Services entered into between the City of Lino Lakes and WSB on January 1, 2014. If the scope and fee appear to be appropriate, please sign on the space provided and return one copy to our office. Sincerely, WSB Candace Amberg Sr. Landscape Architect Jason Amberg Director of Landscape Architecture I hereby authorize WSB to proceed with the above -referenced work under the terms and conditions of the Master Agreement for Professional Engineering Services entered into between the City of Lino Lakes and WSB on January 1, 2014. ACCEPTED BY: Signature: Printed Name: Date: W.Clients All\Lino Lakes\Proposals\2022 Gateway Planning\LTR PROPOSAL - Lino Gateway Planning.docx WS — Item 9 WORK SESSION STAFF REPORT Work Session Item No. 9 Date: September 6, 2022 To: City Council From: Michael Grochala, Community Development Director Re: Appraisal Requests Background Winter Wetland Bank Staff has been working with WSB and Associates to evaluate the potential establishment of a new wetland bank, east of 35E on a 135 acre property owned by Les and Deidra Winter. A large part of the property is identified as a potential greenway in the City's 2040 Comprehensive Plan. Preliminary investigation of the property and evaluation with the Minnesota Board of Water and Soil Resources (BWSR), Rice Creek Watershed District (RCWD) and the Army Corp of Engineers has indicated a high suitability for reestablishment and restoration which would generate wetland credits. The property also includes potential for floodplain mitigation and additional stormwater holding capacity. It is also likely that the future Otter Lake Road extension would cross the southeastern corner of the property. An appraisal for the property will be used in developing a project pro forma and determining a potential purchase price for the property. Funding will be from the City's Surface Water Management Fund. Water Treatment Plant No. 1 The City Council authorized the preparation of plans and specifications for the construction of the Water Treatment Facility. The feasibility study identified the need for a minimum of 4 acres for the plant. Three sites along the Birch Street corridor where evaluated with the preferred site located at the SW corner of 12th Avenue and Birch Street. Staff is working with WSB to determine final site needs. Concurrently with design staff would like to begin title and appraisal work to develop a potential offer for site acquisition. Funding will be from the City's Trunk Utility Unit and Area Fund. Staff is estimating $7,500 for each appraisal including title investigation. Requested Council Direction Staff is requesting City Council direction to proceed with the appraisal work. Attachments 1. Winter Wetland Bank 2. Water Treatment Plant No.1 CI -rVIA OF LINO KES Figure 5 Existing Public Utilities Water Treatment Plant Feasibility Study City of Lino Lakes, MN Legend Water Valve Water Hydrant Watermain Sanitary Lift Station • Sanitary Manhole Sanitary Forcemain ► Sanitary Gravity Main Storm Inlet Storm Manhole ► Storm Gravity Main RCWD Ditch RCWD Culvert Storm Detention Pond :� Wetlands City Boundary N 0 100 Feet 1 inch = 100 feet Document Path. K.\01 PublicUtilities. mxd Date Saved. 6/15/2020 6.41 00 PM WS — Item 10 WORK SESSION STAFF REPORT Work Session Item No. 10 Date: September 6, 2022 To: City Council From: Hannah Lynch, Finance Director Re: 2023 Draft Budget & Tax Levy Background This is a continuation of the Special Budget Work Session held on August 8, 2022. Please refer to that Meeting Packet for a detailed staff report and budget book. The only update is to the 2023 Proposed Tax Capacity Rate (Page 3 of the Budget Book) due to an updated Fiscal Disparity Distribution from Anoka County. An updated Page 3 is attached along with an updated Residential Impact Calculator. Requested Council Direction Staff is prepared to discuss the draft budget and tax levy with the City Council during the budget work session on Tuesday, September 6th Budget work sessions may be scheduled at the discretion of the Council to achieve the desired budget level for 2023. Council action is requested by the September 26th meeting in order to set the preliminary tax levy and to schedule a public hearing date in December on the budget and tax levy. The preliminary levy set at the September meeting may not be increased thereafter, but may be lowered before approving the final budget and levy in December. Attachments 2023 Draft Budget and Tax Levy — Updated Page 3 Residential Impact Calculator CITY OF LINO LAKES 2023 PROPOSED TAX CAPACITY RATE Actual Actual Adopted Actual Proposed 2020 2021 2022 2022 2023 Taxable Market Value 2,299,471,394 2,435,156,410 2,591,670,167 2,587,650,762 3,295,834,164 Annual % Change 10.40% 5.90% 6.43% 6.26% 27.37% Total Tax Capacity Value 24,887,837 26,491,445 27,950,000 27,908,349 35,555,319 Less FD Contribution in Value 1,486,924 1,537,086 1,643,524 1,643,524 1,502,577 Less Captured Value for Tax Increment 717,399 845,716 783,368 783,140 941,019 Total Net Tax Capacity Value 22,683,514 24,108,643 25,523,108 25,481,685 33,111,723 Annual % Change 9.28% 6.28% 5.87% 5.70% 29.94% Actual Actual Adopted Actual Proposed 2020 2021 2022 2022 2023 Total Levy 10,491,518 11,141,815 11,819,287 11,819,287 12,667,057 Less FD Distribution 1,447,780 1,472,118 1,587,612 1,587,612 1,384,776 Total Net Levy for Tax Rate 9,043,738 9,669,697 10,231,675 10,231,675 11,282,281 Annual % Change 4.19% 6.92% 5.81% 5.81% 10.27% City Tax Capacity Rate 39.870% 40.109% 40.088% 40.154% 34.073% *Very Preliminary Estimate from Anoka County 9 City of Lino Lakes Residential Homestead City Tax Impact Calculator September 6, 2022 Taxes Payable 2022 Taxable Market Value (TMV) $ 325,514 Taxes Payable 2023 Taxable Market Value (TMV) $ 402,400 City of Lino Lakes 2023 Tax Rate 34.073% Pay 2022 Pay 2023 TMV $ 325,514 TMV $ 402,400 Homestead Exclusion $ (7,944) Homestead Exclusion $ (1,024) TMV after exclusion $ 317,570 TMV after exclusion $ 401,376 Net Tax Capacity $ 3,176 Net Tax Capacity $ 4,014 City Tax Rate 40.154% City Tax Rate 40.154% City Tax $ 1,275 City Tax $ 1,612 Net Tax Capacity Tax Capacity City Tax Rate City Tax $ 401,376 24% TMV % Increase 26% TMV after exclusion % Increase $ 337 Increase due to taxable market value increase & homestead exclusion decrease $ 4,014 34.073% $ 1,368 $ (244) Decrease due to city tax rate decrease $ 92 Total increase in city taxes payable For more information on Minnesota's property tax system please reference League of Minnesota Cities Property Taxation 101 Memo: his://www.imc.ora/resources/property-taxation-101 / City of Lino Lakes Residential Homestead City Tax Impact Scenarios September 6, 2022 Change Needed to 9/6/2022 Levy Proposed Tax Rate with Increase with 2023 Levy Change Change $ (500,000) 32.563% 2.94% $ (300,000) 33.167% 4.63% $ (176,000) 33.542% 5.68% Currently Proposed $ - 34.073% 7.17% $ 176,000 34.605% 8.66% $ 300,000 34.979% 9.71 % $ 500,000 35.583% 11.40% Proposed 2023 Residential City Tax Bill Decrease Total Increase due due to City Increase to market Tax Rate (Decrease) in value Change City Tax Bill $ 337 $ (305) $ 32 $ 337 $ (280) $ 57 $ 337 $ (265) $ 72 $ 337 $ (244) $ 93 $ 337 $ (223) $ 114 $ 337 $ (208) $ 129 $ 337 $ (183) $ 154