HomeMy WebLinkAboutPL PACKET 01192021If you would like to request special accommodations or alternative formats, please contact the City Clerk at 612-782-3313 or
email city@savmn.com. People who are deaf or hard of hearing can contact us by using 711 Relay.
Our Mission is to be a progressive and livable community, a walkable village, which is sustainable, safe and secure.
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in person.
For those not in attendance, If you wish to submit a comment or question, electronically submit your
comments at https://www.savmn.com/FormCenter/Public-Comments-for-City-Meetings-conduc-20/Public-
Comments-for-Planning-Commission--95 no later than 5:30 pm on the day of the Planning Commission
meeting.
Following guidance from state health officials, some commissioners may choose to participate in upcoming
meetings electronically pursuant to MN Stat. §13D.021.
Call to Order.
Pledge of Allegiance.
Roll Call.
Consideration, discussion, and possible action on all of the following items:
I.Approval of the January 19, 2021 Planning Commission Meeting Agenda. (action requested)
II.Approval of the December 15, 2020 Regular Planning Commission Meeting Minutes.
(action requested)
III.Public Hearing.
A.Consider a request for a Conditional Use Permit by Culvers restaurant, to allow for a Dynamic
Display Electronic Sign at 4004 Silver Lake Road. (pp.13-31)
B.Consider a request for a Preliminary Plan stage PUD by Development 65, for construction of a 135
unit full service senior living building on a 4.35 acre site along the eastern edge of Stinson Parkway,
between Lowry Avenue and 27th Avenue at 2501 Lowry Avenue. (pp.33-93)
IV.Staff Reports.
CITY OF SAINT ANTHONY VILLAGE
PLANNING COMMISSION MEETING AGENDA
JANUARY 19, 2021
COUNCIL CHAMBERS
7:00 PM
If you would like to request special accommodations or alternative formats, please contact the City Clerk at 612-782-3313 or
email city@savmn.com. People who are deaf or hard of hearing can contact us by using 711 Relay.
Our Mission is to be a progressive and livable community, a walkable village, which is sustainable, safe and secure.
V. Other Business.
A. Motion clarification regarding request for Conditional Use Permit for a car wash facility for
Boulevard Autoworks 2701 Kenzie Terrace. (pp.95-167)
B. Ordinance amendment discussion of Accessory Building regulations in Zoning Ordinance. (pp.169-
176)
VI. Community Forum.
Individuals may address the Planning Commission about any City business item not included on the
regular agenda. Speakers are requested to come to the podium, sign their name and address on the
form at the podium, state their name and address for the Clerk’s record, and limit their remarks to
five minutes. Generally, the Planning Commission will not take official action on items discussed at
this time, but may typically refer the matter to staff for a future report or direct the matter to be
scheduled on an upcoming agenda.
VII. Information and Announcements.
VIII. Adjournment.
CITY OF ST. ANTHONY 1
PLANNING COMMISSION MEETING 2
3
DECEMBER 15, 2020 4
7:00 p.m. 5
6
CALL TO ORDER. 7
8
Chairperson Westrick called the meeting to order at 7:00 p.m. 9
10
PLEDGE OF ALLEGIANCE. 11
12
Chairperson Westrick invited the Commission and the audience to join her in the Pledge of 13
Allegiance. 14
15
ROLL CALL. 16
17
Commissioners Present: Chair Westrick, Commissioners Socha, Neumann, Payne, Rude, 18
Erickson, and Morita. 19
20
Absent: None. 21
22
Also Present: City Planner Stephen Grittman 23
24
I.APPROVAL OF THE DECEMBER 15, 2020, PLANNING COMMISSION MEETING 25
AGENDA. 26
27
Motion by Commissioner Neumann, seconded by Commissioner Payne, to approve the 28
December 15, 2020, Planning Commission agenda. 29
30
Motion carried 7-0. 31
32
II.APPROVAL OF THE SEPTEMBER 15, 2020, REGULAR PLANNING COMMISSION 33
MEETING MINUTES. 34
35
Commissioner Payne indicated he was not present at the September 15, 2020 meeting. 36
37
Motion by Commissioner Neumann, seconded by Commissioner Erickson, to approve the 38
September 15, 2020, Regular Planning Commission Meeting Minutes as corrected. 39
40
Motion carried 7-0. 41
42
III. PUBLIC HEARING.43
44
A.Consider a request for a Conditional Use Permit to construct a single pull-45
through car wash with twelve parking stalls with vacuum stations at the property46
located at 2701 Kenzie Terrace.47
48
1
Planning Commission Regular Meeting Minutes
December 15, 2020
Page 2
Chair Westrick reviewed how the public hearing will proceed this evening. This item will 1
come before Council on January 12, 2021. 2
3
Chairperson Westrick opened the public hearing at 7:05 p.m. 4
5
City Planner Grittman reviewed the request for Conditional Use Permit for a car wash located 6
at 2701 Kenzie Terrace. 7
8
Mr. Tom Archambault, owner of Boulevard Auto Works, 2801 Kenzie Terrace, addressed the 9
Commission. 10
11
Mr. John Grotkin, RJ Ryan Construction was at the meeting to answer questions. 12
13
Commissioner Neumann asked if this is the site where there used to be a pig farm with some 14
concerns of toxicity being in the ground. She wondered why the business owner being born 15
and raised in St. Anthony and St. Anthony being so wonderful chose to move his family out 16
and live somewhere else but does business in the City. 17
18
Mr. Tom Archambault explained as it pertains to a pig farm being on that location, they would 19
have to look into site records and history. He noted a Phase One Environmental Investigation 20
has been done and is complete. Boring of the soil with samples taken has been done as well. 21
To his knowledge there are no contaminates there and there does not appear to be any history. 22
He stated to answer the second question, the most honest answer is that in 2015, right after he 23
bought the business, his wife was expecting their second child. They were residents of 24
Columbia Heights because that was an area they could afford to live for the previous ten 25
years. His wife was also born and raised in St. Anthony. When looking to move into a larger 26
home, they looked at houses in St. Anthony but were not able to find any that they could 27
afford. They ended up moving to the neighboring community of Shoreview and have found a 28
nice neighborhood there, similar to what can be found in St. Anthony, to raise their family. 29
He stated the people of St. Anthony have done a wonderful job of creating a great place to live 30
that is very desirable, but his family was not able to afford it. 31
32
Commissioner Socha explained her question had to do with the City Planner’s 33
recommendation for a canopy. She did not love that recommendation because it seems like it 34
will add more visual to look at but aesthetically, sometimes less is more. She asked how 35
noisy are the vacuum stalls that are planned to be installed and what are the owner’s thoughts 36
on a canopy. She thought maybe there could be a requirement added to the number of 37
maximum decibels for noise and the canopy requirement could then be dropped. 38
39
Mr. Tom Archambault explained he did not have the exact decibel rating for the vacuum 40
cleaners themselves. There are decibel ratings available for the blowers that would be used 41
for drying the vehicles and those ratings are at: 10 feet away from the blowers is 90 decibel, 42
20 feet away it goes down to 86 decibels, 50 feet away the decibel is 79 and at 100 feet away 43
the decibel rating is 75. By comparison, if they were to look at what 75 decibel is equivalent 44
to, 75 decibels is equivalent to a vacuum cleaner. He would suspect that 75 decibels would be 45
the proper range, but he could get further information from their equipment provider. 46
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Planning Commission Regular Meeting Minutes
December 15, 2020
Page 3
1
Mr. Tom Archambault stated in regard to the canopy, he agreed with Commissioner Socha 2
that aesthetically less may be more but listening to some of the residents of The Kenzington, 3
owners of the condos, noise is the largest concern and the reason whey they decided to put the 4
entrance of the car wash closest to their building. Then the area where vehicles are dried and 5
exit the building will be the farthest distance between the blowers and their building to 6
mitigate the noise and lower it as much as possible. With staff recommendation of a canopy, 7
he thought it is a very good consideration to act in good faith as a good neighbor. 8
9
Chairperson Westrick asked if there was anyone in the public who would like to address the 10
Commission. 11
12
Mr. Grittman indicated there was no one in the chamber but there where some written 13
submissions from the following public: 14
15
• Ms. Jeanette Fleming, owner at #410, The Kenzington 16
• Mr. Lee John Kurtz, 2601 Kenzie Terrace, Apt. 109, The Kenzington 17
• Mr. Dave Hess, owner at #409, The Kenzington 18
19
Mr. Grittman read the emails into the record. 20
21
Mr. Dave Hess addressed the Commission and indicated he was against the car wash being 22
built. 23
24
Mr. Dave Colling, 2708 27th Avenue, addressed the Commission with concerns about the 25
noise, not necessarily with the car wash itself but from radios playing, people talking, etc. He 26
would also love to see a study done with similar facilities in a residential area and how they 27
have impacted those spaces. 28
29
Ms. Jeanette Fleming addressed the Commission and indicated she was against the car wash 30
being built. Her main concern is going back to the Code Mr. Grittman was quoting in the 31
beginning, Section 152.243c. There was one requirement that is not included in the ten 32
conditions that staff was giving to the Commission to consider, which is Subsection 3. One of 33
the requirements for a Conditional Use Permit; “The use will not be detrimental to the health, 34
safety, or general welfare of persons residing or working in the vicinity or to the values of 35
property in the vicinity.” That particular Subsection was not dealt with at all in the ten 36
conditions and she asked that somehow that be taken into consideration before the CUP is 37
approved. She thought this was an incompatible use for the land. 38
39
Councilmember Walker asked why the owner did not, as a precondition, talk to the residents 40
before even approaching the City to request to install the car washing units because from what 41
he is hearing from the residents, they have a good relationship with the owner. He was 42
thinking from the context of making things simpler, to have a conversation with the residents 43
before it even becomes formal with the City itself. He wondered if this occurred or not. 44
45
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Planning Commission Regular Meeting Minutes
December 15, 2020
Page 4
Mr. Tom Archambault explained they did not have a conversation, when it comes to 1
construction and planning and things of that nature, there are a lot of moving parts and they 2
had to start in one area which was finding out where the property lines were. In that same 3
fashion, they wanted to do soil sampling and a Phase One Environmental Study for the shear 4
fact that if they found things within those reports that deemed the property unbuildable, it 5
would be a moot point and they would not need to have conversation with anybody until they 6
would figure out how to mitigate those issues. Also, for budgetary purposes, if a plan were 7
put together that was unaffordable then they would not need to discuss it. It is not a matter of 8
avoiding the residents there, but they had to start someplace. He explained he does have a 9
good relationship with the residents with The Kensington and many have supported his 10
business for years. He noted they will continue to be a good neighbor and look at the 11
concerns those residents have. 12
13
Ms. Cary Zahrbock, addressed the Commission and shared her concerns about the noise and 14
exhaust. She asked what the hours of operation would be. 15
16
Mr. Tom Archambault explained currently they are looking to have lower hours of operation 17
Monday through Friday, 8am to 5pm. Saturday and Sunday hours would tentatively be the 18
same as Monday through Friday. 19
20
Ms. Fleming asked for confirmation that the car wash would be open seven days for nine 21
hours a day. 22
23
Mr. Tom Archambault indicated that was correct. 24
25
Mr. Steve Baylor indicated he lived at The Kensington and was on the Board of Directors. He 26
asked if there was anything else considered for that piece of property similar to a small 27
grocery store or convenience store rather than a noisy, fumy car wash. 28
29
Mr. Tom Archambault indicated Mr. Baylor and he have had that conversation in the past 30
with his background in the grocery business. But his background is in automotive and he does 31
not know anything about a grocery business. He has heard that residents would like to see a 32
grocery or convenience store there or it turned into a park, but he needed to do what he knew 33
in order to find the most success which is why he looked at a car wash. 34
35
Chairperson Westrick closed the public hearing at 7:52 p.m. 36
37
Commissioner Neumann stated she noticed that the landowner seems to have a very good 38
relationship and a good understanding of what the individuals living in that area are like. 39
Also, to the point of if he owns already an automotive business, it makes sense that he would 40
conveniently put in a car wash nearby. She thought it seemed smart and makes sense. It also 41
would seem there would already be noise from the auto shop along with fumes and gas. She 42
noted regarding noise, lawnmower are louder than what was indicated for vacuums. She 43
noted the first letter that was written and put in the packet, stated this is a community where 44
people are older and those things. She wondered if the writer was talking just about the area 45
where they were living or if they are talking about St. Anthony Village as a whole because she 46
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Planning Commission Regular Meeting Minutes
December 15, 2020
Page 5
has lived in the City since 2006 in various capacities, is in her forties, a person of color, and a 1
black woman of African descent. There are not many of them here, but she thought there has 2
been in increase with a Mosque coming in so more Africans who are new Americans, like 3
herself, have entered the City and are coming in more and more. The point she wanted to 4
make is there was a whole space at Walmart vacated that ended up being leveled for building 5
housing for seniors and there are other places that have car washes that are local around here. 6
However, it seems to her that this gentleman, from the way he is speaking, it does not sound 7
like he is going to be bringing a jenky enterprise in to build something that is going to have all 8
of this noise. 9
10
Commissioner Neumann noted another speaker, Mr. Hess, indicated they have a right to enjoy 11
their property, which she does not disagree. She lives on the Ramsey County side and there is 12
not one day that goes by where she is not getting harassed in her own home. She understands 13
that there are things that happen right where they live that they cannot always have it be 14
exactly how you want, but to block something that might potentially benefit the community as 15
a whole and also serve Northeast Minneapolis, because she owned a house on Lincoln Street, 16
it just seems to be the modus operandi of individuals living in St. Anthony who are coddled, 17
nurtured, sheltered, and for whom the decisions are made to benefit them. Commissioner 18
Neumann stated in her opinion there is just a lot of whining that she did not think was 19
necessary. She noted this is her last meeting. She wanted to thank everyone for these last 20
three years, to speak her peace, and represent individuals who are told they do not live here. 21
22
Commissioner Erickson stated his observation that he could not think of a car wash on a 23
development like this with a car wash building and room for two traffic lanes and several 24
parking spots and vacuum stalls. He asked if they were sure this will all fit on a parcel that is 25
less than an acre. The way he sees the diagram, it looks like the cars that go behind the 26
building and are cued up to enter the car wash, if that line got to be long enough, it may block 27
cars exiting the car wash. He asked if that has been considered as well. 28
29
Mr. Grittman indicated staff was comfortable with what the applicants have shown will fit on 30
the site. He thought the stacking was unique and unusual because normally you would not see 31
stacking like this. In this case, it would be unlikely that the stacking lane would back up into 32
the exit and interfere with that because there are so many available stacking spots. 33
34
Commissioner Payne indicated the car wash he frequents the most in St. Anthony is on the 35
block of 38th and Stinson and it appears that the entrance of that car wash is approximately 36
fifty to one hundred feet from the balconies of The Landings multi-family units in that part of 37
town. He wondered if there has been any type of feedback to the City or the car wash owner 38
about issues with noise because it seems that the two businesses would be similar. 39
40
Mr. Grittman indicated he was not aware of anything from the Code Enforcement 41
Department. 42
43
Commissioner Socha indicated she was quite interested in Ms. Flemings comment about the 44
criteria she quoted and finds it unlikely that property values would drop in half. But the 45
concerns being expressed seemed valid about fumes and radio noises and that would have 46
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Planning Commission Regular Meeting Minutes
December 15, 2020
Page 6
some effect on property value. She noted she looked and confirmed that St. Anthony Code 1
does state “detrimental” and not “unreasonably detrimental” or not “extremely detrimental” so 2
she wondered if there was any further clarification about what “detrimental” means on 3
purposes of when the City Council is supposed to grant a Conditional Use Permit because the 4
if the criteria is just not detrimental at all and detrimental does not have to rise to a certain 5
level, she had a hard time seeing how it would not be detrimental to some effect, to some 6
point on neighboring property values. She was not so sure about health and safety but general 7
use of it, which does affect the property value. 8
9
Mr. Grittman explained the citation referred to means the use will not be detrimental to the 10
health, safety or general welfare of persons residing or working in the vicinity or to the values 11
of property in the vicinity. This is a standard action that is mirroring the State Law related to 12
Zoning in general. It is the standard of review that cities put any zoning question to and 13
typically where a value in property has been an issue there has been a requirement to show 14
actual evidence rather than a concern. It is something the City takes into consideration the 15
best they can, but they would want to have some hard evidence before they would deny an 16
application on that basis. 17
18
Commissioner Socha asked whose burden is it to provide the hard evidence. Mr. Grittman 19
explained the burden would be on the people making the claim of detrimental value. 20
Commissioner Socha asked how burdensome it would be for the City to initiate a study on 21
that. 22
23
Commissioner Neumann expressed that she did not want her property dollars going towards a 24
study on this. Mr. Grittman explained he was not aware of any situation where the City has 25
undertaken, not just St. Anthony, but the City generally has undertaken that kind of a study on 26
its own. He thought it would be somewhat unprecedented in his experience. 27
28
Commissioner Rude stated his take on what Commissioners Socha and Neumann have just 29
commented on, in his read of the materials sent to him, he interpreted it to say that there is a 30
presumption that the use is allowed on properly zoned land. In other words, this is 31
commercially zoned property so the presumption is that a commercial business can be built 32
there. In reading that, it almost seems like their hands are tied and if they can put reasonable 33
limits on it, the City cannot stop them from a commercial building on commercial property. 34
The City can only try to seek some mitigating factors to limit it. He stated this is commercial 35
property and he hated to admit it but if they could build a residential property next to a 36
commercial property there needs to be some expectation of this at some point. 37
38
Commissioner Rude stated in regard to noise and hours of activity, he understood that trucks 39
and moving and garbage trucks are not supposed to be on the roads before 7:00 am. He 40
wondered if there was some limit on sound such as between 7:00 am and 10:00 pm., that 41
would affect the hours of this business to make sure they are at least contained within those 42
time frames. Mr. Grittman believed there are limits to construction traffic and to other types 43
of service traffic. On public roadways there would not be that kind of limitation but on 44
private property, occasionally there are some limitations. He noted he was not able to site 45
those at this time, but it would be his impression that the applicants proposed hours of 46
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Planning Commission Regular Meeting Minutes
December 15, 2020
Page 7
operation would be easily within that limitation, but he would have to check on that specific 1
timing. 2
3
Commissioner Rude asked if there were some sort of Conditional Use Permit issue that could 4
be limiting the hours to certain time periods. He thought that might be a practical solution to 5
the sound issue. 6
7
Commissioner Rude also asked what a permanent canopy is. Mr. Grittman explained that 8
would be something staff would need to resolve with the applicant and would need to meet 9
the City’s typical building standards. Staff’s intent with the language is that it would be 10
constructed in a way that would have the affect of blocking light and mitigating noise out of 11
the site to the west and north. Commissioner Rude suggested making it much like a garbage 12
enclosure and would have to be made out of similar material as the main building. 13
14
Commissioner Rude asked if the applicant would be willing to do all of the recommendations 15
made by City Staff and move the project forward as proposed. 16
17
Mr. Tom Archambault indicated as he looked at the ten criteria from staff, there is not one that 18
seemed to be out of the realm of possibility. The largest change to the design would be the 19
canopy and canopies come for the vacuum stations in many different shapes, forms, and 20
materials. He thought even with that being sort of a larger hurdle, it is not insurmountable, 21
and they would be willing to proceed with the criteria laid out to get this approved. 22
23
Commissioner Rude proposed the Commission add something about the hours of operation 24
and the materials of the canopy if this will be recommended to the City Council. 25
26
Commissioner Morita noted regarding the land use itself, it sounded like this land is approved 27
for a car wash, the car wash itself is not a blocked business and the goal of this 28
recommendation by staff is to help mitigate any of the risks that could impact the homeowners 29
next door. He wondered if that was correct. Mr. Grittman stated he would generally agree 30
with Commissioner Rude’s formulation and although it is not impossible or required to 31
approve it, there is a very high burden on the City where if a CUP is denied the burden is that 32
the City needs to find that the impacts of the use are not mitigatable. This is an eligible use on 33
the site with an understanding that the Commission has the authority and probably the 34
requirement to impose conditions that make it no worse than what a permitted use might be 35
eligible to do on that property. 36
37
Chairperson Westrick indicated Mr. Tom Archambault cited that he is working with his 38
vendor and the vendor makes vacuums at lower decibels. She wondered if this is something 39
being investigated as part of working with his vendor on this. Mr. Tom Archambault 40
indicated it was and as previously stated, they are looking at noise mitigation as it pertains to 41
the blowers and also at it pertains to the vacuum cleaners and will likely select the lowest 42
volume vacuum that they can get. 43
44
Commissioner Socha asked if Mr. Tom Archambault would be objectionable to the 45
Commission adding criteria that limits hours to a specific time of 7:00 am to 10:00 pm, which 46
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Planning Commission Regular Meeting Minutes
December 15, 2020
Page 8
was proposed. She also wondered if there was any objection of the Commission putting in 1
criteria that none of the decibel levels would be over a certain point for any individual item, 2
such as one hundred decibels. Mr. Tom Archambault did not deem it necessary for there to be 3
an addition to hours of operation, considering all of the other commercial businesses within 4
the area operate in longer hours, including his own. If the Commission wanted to put a 5
stipulation on it, he asked that it be longer than what he has already proposed in all fairness, 6
but he was not of the mindset that a Planning Commission or Government body should have 7
to set that standard for them. He stated the second question as it pertained to adding a 8
condition of one hundred decibels per each individual item, if that is added he would like the 9
Commission to provide some research to show that they are not being too stringent and setting 10
a standard that is not obtainable. He noted he could also do that and have his vendor do that 11
as well. 12
13
Commissioner Neumann stated she agreed with Mr. Tom Archambault and thought 14
Commissioner Socha likes to get overly involved with things that have nothing to do with 15
what the Commission is supposed to do here as a Planning Commission from asking about 16
decibels. She asked Commissioner Socha to put herself in her shoes. She stated it is no 17
wonder that nobody wants to come to the City because they get picked at over things that do 18
not really matter and are not really relevant. She indicated Commissioner Socha is a lawyer 19
but did not know how she then becomes an aviation specialist, a builder, etc. This is the stuff 20
that makes these meetings go for longer than they have to. Commissioner Neumann indicated 21
this is her last meeting and she wanted to make sure that everyone hears what she has to say 22
because she is not going to be on the Commission next year to make these comments. She 23
thought it was really unreasonable, a lot of things that Commissioner Socha asks for. She 24
explained Commissioner Socha argues about two inches, three inches, etc. and it is not backed 25
up by anything and now she wants the City to pay for a study because one building is 26
complaining and does not make sense. She stated they need to let this man live. 27
28
Commissioner Socha explained she understood the vacuum cleaners were going to be 75 29
decibels, so she thought imposing the restriction of 100 decibels was proper. She was getting 30
that information from materials that had been presented. This was to clarify where she came 31
up with the suggestion of 100 decibels. 32
33
Commissioner Neumann stated that is not any of the Commission’s business. She asked if 34
Commissioner Socha thought the applicant was really going to put up something that is illegal 35
when he is using a company that does this for a living. She explained she did not understand 36
these questions that get asked that make no darn sense. He is hiring an individual that does 37
this, who has done this at multiple spots, and cares about the people in that building. She 38
asked why did Commissioner Socha want, as a Planning Commission, put all of this stuff in 39
there that limits and restricts the applicant unnecessarily. She indicated she did not 40
understand why Commissioner Socha was asking for a condition with restricted hours unless 41
every other business had that same condition. 42
43
Commissioner Socha explained she was trying to explore different options to mitigate, which 44
is what she understands is what the Commission is tasked with. She stated she was not going 45
to have any more response to her position. 46
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December 15, 2020
Page 9
1
Commissioner Rude stated since he was the one who proposed the sound hours he will speak. 2
The City does limit, for example, commercial traffic, construction work and things like that by 3
hours so they do have that in the City. He was suggesting it be kept the same hours, 7:00 am 4
to 10:00 pm. He noted sound pollution is something that would be a mitigating factor. He 5
also wanted to point out that Ms. Fleming who spoke out, he read her emails and appreciated 6
those as well. He thought one of her comments was there are limits to drive-throughs and the 7
City has denied them in places in the City based on where they would be located but he did 8
not think a car wash would have a speaker that would be disturbing and did not having a 9
bearing on this item, but he wanted to point that out for Ms. Fleming. 10
11
Commissioner Neumann stated the other piece on the Ramsey County side, not only is there a 12
car wash but there is also The Unofficial and there are all sorts of residential properties around 13
there. She did not understand why this particular item is being singled out when the exact 14
same thing exists already in the City over on the Ramsey County side by the St. Anthony 15
Business Center. 16
17
Motion by Commissioner Neumann, seconded by Commissioner Rude, to recommend that the 18
City Council approve a Conditional Use Permit for a car wash facility at 2701 Kenzie Terrace, 19
with the conditions as detailed in the staff report. 20
21
Commissioner Rude indicated he would like to amend the motion to add the hours of 22
operation to be 7:00 am – 10:00 pm and that the canopy match the colors of the building. 23
24
Commissioner Neumann stated a wall or window air conditioner is approximately 85 decibels 25
and each unit at that property has one of these on their balcony. The applicant has already 26
stated he would install a canopy, so she was confused as to why the Commission is asking it 27
to be the color they want. She understood it would have to match the building because it is in 28
the City Code. The area is zoned for commercial and she did not understand why they are 29
discussing other types of businesses when that is not what is being proposed. A City study on 30
behalf of a citizen’s complaint about a hypothetical issue is going to be an undue burden to the 31
other taxpayers. She stated the responsibility for conducting that type of study is on the 32
people complaining and she did not believe it would be an appropriate action for the City to 33
undertake. 34
35
Commissioner Socha stated in response to the current motion which is to approve with the 36
two conditions that Commissioner Rude set forth, she did not support requiring the canopy to 37
match and did not think that was necessary to get that detailed. She also was just exploring 38
the option before of the decibel levels and based on the conversation that has happened and 39
the reassurances from the property owner, she did not think that was necessary. She would 40
support the motion if amended another time to just include the hour limits of 7:00 am to 10:00 41
pm, which is substantially more than what the property owner has proposed he intends to do 42
but provides some assurance that this will not be a 24-hour car wash. She would not support 43
the motion as it stands with the two amendments but would support it with the hour 44
amendment. 45
46
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December 15, 2020
Page 10
Chairperson Westrick reviewed the motion but did not think there was an approval of that 1
amendment made by Commission Rude and would have to be voted on. 2
3
Commissioner Rude withdrew the amendment condition regarding the canopy. 4
5
Commissioner Rude made an amended motion to recommend that the City Council approve a 6
Conditional Use Permit for a car wash facility at 2701 Kenzie Terrace, with the conditions as 7
detailed in the staff report and adding a condition of restricting car wash hours from 7:00 am 8
to 10:00 pm. 9
10
Commissioner Neumann indicated because Commission Rude already seconded her motion 11
he cannot make an amended motion until the first motion is voted on. 12
13
Mr. Grittman stated procedurally there is a motion on the floor that has been seconded. Under 14
the rules somebody could move to amend that motion and that amendment would have to pass 15
or fail and then the Commission could return to the original motion if it fails. 16
17
Substitute motion by Commissioner Rude, seconded by Commissioner Socha, to recommend 18
that the City Council approve a Conditional Use Permit for a car wash facility at 2701 Kenzie 19
Terrace, with the conditions as detailed in the staff report and adding a condition of restricting 20
car wash hours from 7:00 am to 10:00 pm. 21
22
Motion carried 7-0. 23
24
IV. STAFF REPORTS – NONE. 25
26
V. OTHER BUSINESS. 27
28
A. 2021 Planning Commission Work Plan. 29
30
City Planner Steve Grittman reviewed the 2021 Planning Commission Work Plan with the 31
Commission. 32
33
Commissioner Neumann indicated she was abstaining because she will not be on the 34
Commission in 2021. 35
36
Chairperson Westrick thought the lighting and sign discussion should be added. 37
Commissioner Rude agreed. 38
39
The Commission indicated the work plan looked good so consensus was to move forward 40
with the work plan with adding lighting and sign discussion. 41
42
VI. COMMUNITY FORUM – NONE. 43
44
VII. INFORMATION AND ANNOUNCEMENTS – NONE. 45
46
10
Planning Commission Regular Meeting Minutes
December 15, 2020
Page 11
Chairperson Westrick thanked Commission Neumann for her service over the last three years. 1
She also believed Commission Payne will no longer be on the Commission as well and she 2
thanked him for his time on the Commission. 3
4
Commissioner Payne indicated this has been a good experience and was leaving because his 5
family is moving to Stillwater. He appreciated the opportunity to be of service to the City and 6
will miss it. 7
8
Commissioner Neumann thanked everyone and stated when she came on the Commission 9
three years ago, it was on the heels of the active fight that was going on with residents being 10
upset about what was going on at Lawry Grove. During that time, she had seen proposals 11
come through, for example, a mural honoring Philando Casteel who was murdered by the St. 12
Anthony Police Department in 2016, and she has seen things that do not look right, fair, or 13
ethical. She has also seen some good things come out of it. 14
15
Commissioner Neumann stated she is not leaving because she is disgruntled, her term is 16
ending and she was not provided with how to renew a term. But she understood why because 17
she does not keep quiet about things such as environmental justice and what is happening in 18
the City because she lives here and cares a lot about the community and there is a large 19
segment of the community that gets ignored, even in these meetings. What she is always 20
hearing and who is being catered to is the “silent majority.” To her, that is a dog a whistle, but 21
a lot people think that is normal language in the City who have a voice. She hoped in these 22
three years she has given voice to the issues that a lot of the residents face communicatively, 23
and she hoped that other people watching this who have views like hers will at least try to 24
apply even if individuals like Mayor Stille will not necessarily want a vote to have them be on 25
the Planning Commission. She thought it was still very important to hear voices that may not 26
agree with what your beliefs are because this is not a ‘Stepford’ community. We are diverse, 27
there are a lot of different people here, and everyone respects a voice unless it is hate speech. 28
29
VIII. ADJOURNMENT. 30
31
Chairperson Westrick adjourned the meeting at 9:00 p.m. 32
33
Respectfully submitted, 34
Sue Osbeck 35
TimeSaver Off Site Secretarial, Inc. 36
11
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12
MEMORANDUM
To: St. Anthony Village Planning Commission
From: Stephen Grittman, City Planner
Date: Planning Commission Regular Meeting for January 19, 2020
NAC File No: 323.01 – 21.01
Request: Request for a Conditional Use Permit for an electronic (digital display) sign
for Culver’s at 4004 Silver Lake Road NE.
BACKGROUND AND STAFF RECOMMENDATION
The applicant is proposing to upgrade an existing ground sign identifying its business location at 4004
Silver Lake Road. The ground sign would be located along the northeast side of the building, adjacent to
Silver Lake Rd NE. Because a portion of the sign will include an electronic digital display, the sign
requires a Conditional Use Permit pursuant to Section 155.29 of the City’s Sign Ordinance.
Based on a review of the proposed sign and the applicable regulations, Planning Staff recommends
approval of the CUP request, with conditions related to compliance with code requirements applicable
to dynamic display signs.
GENERAL INFORMATION
Applicant: Springfield Sign
Owner: Sweet Cream Prop St Anthony (Steve Sparks)
Location: 4004 Silver Lake Road NE
Existing Land Use / Retail and Other Commercial / Zoned: C- Commercial District
Zoning:
Surrounding Land North: Retail and other Commercial / Zoned: C- Commercial District
Use / Zoning: East: Single Family Attached / Zoned: R3- Townhomes District
South: Retail and other Commercial / Zoned: Planned Unit Development
West: Multifamily / Zoned: R4-Multiple Dwellings District
Deadline for Agency Complete Application Date: 12-18-20
Action: 60 Days: 02-16-21
Letter Sent: No
120 Days: 04-17-21
13
January 11, 2021
Page 2
ANALYSIS
1. Background
The applicant proposes to upgrade ground sign at the subject property along Silver Lake Road NE.
The new sign would be located approximately 5 feet 2 inches from the property line along Silver
Lake Rd NE, and 2 feet five inches from the property to the north. The plans show an overall sign
height of 8 feet, 2 inches. The permanent sign display area is 16.78 square feet, and the proposed
electronic message board sign area is proposed to be 11.5 square feet – a total sign area of 28.28
square feet.
For ground signs in the C, Commercial District, the relevant requirements are as follows:
Maximum Height: 8 feet
Setback: 15 feet from street curb
Sign Area: 34 square feet per surface (up to 2 surfaces totaling 68 square feet)
For Dynamic Displays in the C District, these additional requirements are imposed:
Percentage of total sign display area: 35%
Minimum duration of continuous image: 5 minutes
Transitions: Image changes must be instantaneous, without special effects or gradual
transitions
Messages: Must be complete with each image, not continuing in context or intent to the next
images
Color: Must be monochromatic against a solid black background
Sign Construction and Maintenance. All permanent freestanding ground signs shall have self-
supporting structures erected on and permanently attached to concrete foundations. The base
of Dynamic Display signs must maximize the use of natural materials, such as stone, brick, rock
14
January 11, 2021
Page 3
or similar decorative material, in construction and should conform to the material design of the
principal structure.
In addition to these requirements, there are several operational requirements which are designed
to prohibit the impression of video, movement, flashing, scrolling, or similar perceptions of motion.
The image must be static for the full 5 minutes (or more). The applicants and owner should be sure
to familiarize themselves with the operational requirements, as compliance with these
requirements will be a component of the Conditional Use Permit.
The proposed sign slightly exceeds the dimensional requirements of code, being 2 inches above the
maximum higher of 8 feet. It appears that the height may be an existing condition, and would be
presumably legally non-conforming. If this is the case, the applicant should verify that they are not
adding to the height of the existing sign.
The digital display area, at 11.5 square feet, is 33.8% of the maximum allowable sign area. While the
overall sign display area on this site is less than the maximum, the digital portion is compliant with the
potential display. As such, staff finds that the proposed digital sign complies with the intent of the code.
The locational requirements of the code are met. The sign may be allowed under the CUP, if the
applicant reduces the height and the size of the dynamic sign.
In summary, the proposed sign does not meet the requirements of the relevant Zoning and Sign
Ordinance requirements.
2. Applicable Code Sections.
Title XV Land Usage, Chapter 152 Zoning Code, Section 152.253 establishes the process and findings
required for consideration of Conditional Use Permits.
Title XV Land Usage, Chapter 155 Sign Code, Section §152.29 Dynamic Displays regulates the
construction and use of electronic dynamic display signs by Conditional Use Permit, and sets the
various performance standards applicable to such signs.
CONCLUSION AND RECOMMENDATION
Staff recommends approval of the requested Conditional Use Permit for an electronic dynamic display
sign at 4004 Silver Lake Road NE with the following conditions:
1. Applicant will submit plans either showing a height of 8 feet, or verifying the existing height of
the sign as it currently exists as a “grandfathered” condition.
2. Applicant will submit plans verifying that the dynamic sign accounts for a maximum of no more
than 35% of the maximum allowable sign area.
3. Compliance with the operational standards of the code in Section 155.29, notably the
requirements for a static, monochrome message of at least 5 minutes duration, and other
related requirements.
As such, planning staff recommends the following motion:
1. Motion to recommend approval of the Conditional Use Permit application for a dynamic
display sign, pursuant to findings related to compliance with the applicable city regulations,
conditioned on modifications to the sign, along with ongoing operational practices, that meet
the requirements of the sign ordinance.
ALTERNATIVE PLANNING COMMISSION ACTION
15
January 11, 2021
Page 4
2. Motion to recommend denial of the CUP. In the event of a recommendation for denial, the
Planning Commission must state its findings related to denial on the record.
3. Request Additional Information and Table Action. A motion to table should be accompanied by
the specific information requested of staff or the developer necessary to make a
recommendation.
ATTACHMENTS
Exhibit A: Application and Supporting Material
16
Saint Anthony Village
Planning Commission
3301 Silver Lake Road
Saint Anthony Village, Mn. 55418
Conditional Use Permit Request:
An Electronic Message Sign (EMS)
Culver’s of Saint Anthony Village
4004 Silver Lake Road
Saint Anthony Village, Mn. 55421
Lots 1 & 2, Block 1, Apache Plaza
We are requesting a conditional use permit to make an upgrade of signage from a
Manual Reader Board (MRB) to an Electronic Message Sign (EMS). We feel the
new upgrade will give us a more aesthetical appeal, as well as a more clear and
legible message of our services and goods to the public. Our message will also be
more legible at a distance to help improve traffic safety. Our sign will also
conform to all the regulations set forth in the City Code of Ordinances Title
XV,155.29 Dynamic Displays.
We are respectfully asking for you to review our requests, see our need, and
approve our request.
Sincerely,
Chris Hampton
Springfield Sign
4825 E. Kearney St., Springfield, Mo. 65803,
chrish@springfieldsign.com
417-862-2454
17
18
19
20
5'-312"
2'-612"2'-5"
LOCATION:NSILVER LAKE ROADCUB FOODS SERVICE ROAD
PROPOSED
MONUMENT
SIGN TO BE
UPDATED
SCALE 1" = 30'Client:
Culver Franchising System, Inc.
540 Water Street
Prairie du Sac, WI 53578
p (608) 643-7980Sheet Number:1 OF 1
Project Number:
Drawn By:
Reviewed By:
Date:
CLH
MW
SPRINGFIELD SIGN
4825 E. Kearney St.
Springfield, MO 65803
(417) 862-2454
11-18-20
27794
ST. ANTHONY, MN.
NEW CULVER'S-SIGNAGE
4004 SILVER LAKE ROAD
ST. ANTHONY, MN. 55421
SIGN PLACEMENT PLAN
CULVER FRANCHISING SYSTEM, INC.
21
SIGN PACKAGE PROPOSAL
Culver’s of St. Anthony, MN
RE-IMAGE
PRESENTED TO:
10/14/20 - Preliminary
10/20/20 - Revision - EMC change
10/23/20 - Revision - Size Change to Monument
10/26/20 - Revision - Dimension Change
11/02/20 - Revision - Cap removal
11/13/20 - Revision - Monument change to ME-27
12/21/20 - Revision - Change EMC to Amber Monochromatic
12/21/20 - Revision - EMC Size change
DATE PREPARED:
2019 Springfield Sign & Graphics Inc., Springfield Sign
22
NOTES
SITE SURVEY INFO
MONUMENT
MONUMENT RE-IMAGE ST. ANTHONY, MN
*SCALE AND COLORS NOT REPRESENTATIVE FROM EMAIL ATTACHMENTS
*ALL MEASUREMENTS ARE APPROXIMATE
SCALE: 3/8” = 1’
Culver’s sign cabinet of aluminum
construction and internally
illuminated with LED’s
Watchfire RGB full color
Electronic Message Center (EMC)
with RF wireless communication
Amber EMC option available
Culver’s Oval is 3M Panaflex faces
with 3M HP vinyl decoration
UL marked product
Broadband communication option
available
NOTES
OVAL: 60.00” X 99.00” = 32.40 SF (MATH.)
EMC: 29.00” X 75.00” = 15.10 SF
PATTERN EXISTING:YES
SITE SURVEY RECEIVED:
Proposed Signage
EXISTING SCALE: N.T.S.
NO
SCOPE OF WORK:
SITE SURVEY INFO
FIELD VERIFIED SURVEY EXISTING:
- REFACE EXISTING UPPER CULVER’S OVAL CABINET
NO
DATE SURVEY RECEIVED:
SALES PERSON:
MARK WESSELL
AO:
27794
DESIGNED BY:
J KROEGER T:\o27794 - Culver_s of St. Anthony_ MN _214 (1558)\Art
T h i s i s a n a r t i s t i c r e n d i t i o n a n d f i n a l c o l o r s / s i z e s m a y v a r y f r o m t h a t d e p i c t e d h e r e i n .
This drawing is Copyrighted material, it remains the property of Springfield Sign & Graphics Inc. unless otherwise agreed upon in writing. It is unlawful to use
this drawing for bidding purposes, nor can it be reproduces, copied or used in the production of a sign without written permission from Springfield Sign.
2019 Springfield Sign & Graphics Inc., Springfield Sign
SIZING IS APPROXIMATE
SITE SURVEY REQUIRED
- REPLACE EXISTING MRB WITH EMC
NIGHT VIEW SCALE: N.T.S.29”7’-0.5” OVAL
6’-0” EMC
8’ 2” O.A.H. APPROX.SUNDAES
-MONUMENT CANNOT EXCEED EXISTING HEIGHT.
-LETTER HEIGHT MUST BE AT LEAST 9” TALL.
-EMC SQUARE FOOTAGE: 2’x5’-9”=11.5 SF.
-OVAL SQUARE FOOTAGE IS 16.78 SF.
-AMBER COLOR.
-CHANGE WILL BE INSTANTANEOUS.
-BRIGHTNESS SHALL NOT EXCEED A MAX ILLUM. OF 4,500 NITS
DURING DAYLIGHT HOURS. MAX 450 NITS BETWEEN DUSK/DAWN,
AS MEASURED FROM THE SIGNS FACE AT MAX BRIGHTNESS.
DATE CREATED / REVISION HISTORY
10/14/20 - NEW
10/20/20 - REV1-EMC Change
10/23/20 - REV2 - Size Change
10/26/20 - REV3- Dimension edit
11/2/20 - REV4- Cap removal
11/13/20 - REV5 - Monument change
12/21/20-REV6-Change to Amber EMC
12/21/20 - REV7 - EMC size change
SUNDAES
-MUST BE EQUIPPED WITH A DIMMER
CONTROL OR MECHANISM TO AUTO CONTROL
THE SIGNS BRIGHTNESS TO COMPLY WITH
REQUIREMENTS.
-HOLD TIME IS 5 MINUTES.
23
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24
PLANNING COMMISSION
JANUARY 19, 2021
4004 Silver Lake Road NE
Culvers: Dynamic Display Sign Conditional Use Permit
DYNAMIC DISPLAY CUP -SITE LOCATION
25
DYNAMIC DISPLAY CUP –AERIAL PHOTO
DYNAMIC DISPLAY CUP –SIGN ILLUSTRATION
26
DYNAMIC DISPLAY CUP –REVIEW SUMMARY
DYNAMIC DISPLAY CUP –PLANNING COMMISSION ACTION
Motion to recommend approval of the request for CUP at 4004 Silver
Lake Road N, with the following conditions:
1.Applicant will submit plans either showing a height of 8 feet, or verifying the existing
height of the sign as it currently exists as a “grandfathered” condition.
2.Applicant will verify that the dynamic sign accounts for a maximum of no more than
35% of the maximum allowable sign area.
3.Compliance with the operational standards of the code in Section 155.29, notably
the requirements for a static, monochrome message of at least 5 minutes duration,
and other related requirements.
27
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28
CITY OF SAINT ANTHONY VILLAGE
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO. _____________
A RESOLUTION APPROVING A REQUEST FOR A CONDITIONAL USE PERMIT
FOR AN ELECTRONIC DYNAMIC DISPLAY SIGN AT 4004 SILVER LAKE ROAD
IN THE “C”, COMMERCIAL ZONING DISTRICT
WHEREAS, the City of St. Anthony Village received a request from Springfield Sign on behalf
of Culver’s for a ground sign with an electronic dynamic display at 4004 Silver Lake Road; and
WHEREAS, the property consists of approximately .92 acres and is located in the “C”,
Commercial Zoning District; and
WHEREAS, the subject parcel is currently developed with a restaurant building; and
WHEREAS, such electronic digital display signs are allowed by Conditional Use Permit in the
Commercial District; and
WHEREAS, subject to verification, the proposed sign is consistent with the requirements of the
Sign Ordinance with regard to size, setback and other standards, or will be made so pursuant to
City approval; and
WHEREAS, the sign can be constructed to be consistent with the materials standards required
by the Sign Ordinance related to such signs; and
WHEREAS, the Planning Commission has considered all of the comments and the staff report,
which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission held a public hearing on January 19, 2021 on the
application and the applicant and members of the public were provided the opportunity to present
information to the Planning Commission; and
WHEREAS, the Planning Commission recommended approval of the Conditional Use Permit
with the conditions noted in the Staff report, and as listed below; and
WHEREAS, the City Council makes the following findings of fact in support of the resolution
for approval:
1. The property is located in an area of commercial land use on a collector roadway.
2. The proposed sign is reasonably consistent with the character of the neighborhood in
which it is located.
3. The dimensional requirements of the City’s Sign Ordinance can be met by the proposed
application as modified.
4. With the modification or verification of the size under conditions as recommended by the
Planning Commission, the proposed improvements constitute a reasonable use of the
property.
5. The operational aspects of the City’s Sign Ordinance can be met on an ongoing basis by
the owner/operator of the sign.
29
6. The proposed sign, constructed and operated within the requirements of the Code, will
not adversely impact surrounding property or public areas.
NOW THEREFORE MAY IT BE RESOVLED, that the City Council of the
City of St. Anthony Village accepts the findings and recommendations documented in the staff
report and approves Conditional Use Permit for a dynamic display sign as shown on the plans
submitted on or before December 18, 2021, at 4004 Silver Lake Road, with the following
conditions:
1. Applicant will submit plans either showing a height of 8 feet, or verifying the existing
height of the sign as it currently exists as a “grandfathered” condition.
2. Applicant will submit plans verifying that the dynamic sign accounts for a maximum of
no more than 35% of the total sign area.
3. Compliance with the operational standards of the code in Section 155.29, notably the
requirements for a static, monochrome message of at least 5 minutes duration, and other
related requirements.
Passed in regular session of the City Council on the ___ day of _________, 2021.
____________________________________
Randy Stille, Mayor
ATTEST:____________________________
Nicole Miller, City Clerk
Review for Administration: ____________________________________
Charlie Yunker, Interim City Manager
30
Name
Address
Address
NOTICE OF A PUBLIC HEARING
January 19, 2021, 7:00 p.m.
City Hall, 3301 Silver Lake Road, St. Anthony, MN 55418
Notice is hereby given that the City of Saint Anthony Village Planning Commission will hold a public
hearing to solicit public response to a proposed Conditional Use Permit by Culvers restaurant, to allow
for a Dynamic Display Electronic Sign at the property located at 4004 Silver Lake Road.
The Planning Commission agenda and packet item relating to this application will be made available
prior to the meeting online at www.savmn.com.
Ways to Comment:
Online
Those persons having an interest are encouraged to attend via Zoom. The link to participate via Zoom
can be found at http://www.savmn.com/Calendar.aspx?EID=1220
In Person
The public is welcome to attend in person at the City of Saint Anthony Community Center, 3301 Silver
Lake Road, in the Council Chambers at 7:00 p.m. Please note seating is limited due to the pandemic.
Written
Written comments may be taken at the St. Anthony Village City Hall, 3301 Silver Lake Road, St. Anthony
Village, Minnesota 55418 until the date of the public hearing.
Comments can also be conveyed via email, to planner@savmn.com until the date of the public hearing.
Questions?
Questions may be directed to the City Planner at 763-957-1100.
The Planning Commission will make a recommendation regarding the proposed request to the City
Council for their meeting to be held on February 9, 2021 at 7:00 p.m. at City Hall.
Steve Grittman
City Planner
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32
MEMORANDUM
To: St. Anthony Village Planning Commission
From: Stephen Grittman, City Planner
Date: Planning Commission Meeting – January 19, 2021
NAC Project No. 323.01 – 20.19
Request: Request for a Preliminary Plan Planned Unit Development for a Senior
Housing Project
Property Address: 2501 Lowry Avenue NE
Property PID: 07-029-23-23-0001 (part)
STAFF RECOMMENDATION
Staff has reviewed the project for land use compliance with the intent and policies of the City’s
Comprehensive Plan, and for zoning consistency with the R-4, Multiple Family Residential
District as a baseline. In summary, the Comprehensive Plan promotes use of the subject
property for high density multiple family residential uses of up to 40 units per acre as allowable
in this area. The applicant is seeking the PUD, consisting of up to 155 units of “aging-in-place”
senior housing on 4.25 acres, a density of 36.24 units per acre.
The site plan also relies on a shared driveway with the Urban Grove Manufacture Home Park,
extending from the east side of the building to Kenzie Terrace on the south. That shared
driveway (approximately .5 acres in area), would have the effect of reducing overall density to
approximately 32 units per acre if including in the subject property total.
The proposed PUD meets the requirements of the Zoning Ordinance for the majority of the
baseline standards. The principal areas of flexibility under the PUD include:
(1) Building height (code is 35 feet/3 stories); applicant proposes approximately 56 feet
to top of parapet and 4 stories.
(2) Lot coverage/impervious surface (R-4 code limits this to 50%); applicant’s proposal is
approximately 50.5%.
(3) Density (R-4 code limits this to approximately 24 units per acre, Comprehensive Plan
calls for 20-40 units per acre); applicant is proposing approximately 32 - 36 units per
acre.
33
January 19, 2021
Page 2
Staff believes that the flexibility requested under the PUD is appropriate, given the objectives of
the Comprehensive Plan and the related improvements and amenities proposed as part of the
project. Staff is recommending approval of the Preliminary Plan stage of the PUD Amendment
for St. Anthony Village Senior Housing at 2501 Lowry Avenue NE, with a series of conditions as
noted in the summary section below.
GENERAL INFORMATION
Applicant: Robert Wall – Development 65, LLC
Owner: The Village, LLC
Location: 2501 Lowry Avenue NE
Existing Land Use Vacant (former manufactured home park)
Zoning: R-1, Single Family Residential
Surrounding Land North: R-1, Single Family Residential
Use / Zoning: East: R-1, Manufactured Home Park (under development)
South: C, Commercial (Bank/Office Building)
West: Mixed Residential (City of Minneapolis)
Deadline for Agency Application Complete Date: December 17, 2020
Action: 60 Days: February 15, 2021
Letter Sent: NA
120 Days: April 16, 2021
1. Background
The applicant is proposing to redevelop a 4.25 acre portion of the former Urban Grove
manufactured home park property with a senior-living multiple family residential project of
up to 155 dwelling units. The property was recently approved by City Council for
subdivision from the larger Urban Grove property. The development parcels in question are
shown on the zoning map below. The unit count is variably identified as 153, 154, or 155
units in the submittals – the applicant should finalize the unit count as a part of the public
hearing process.
The project is proposed to be developed in a single phase. The project had undergone a
Concept PUD review with the City Council and Planning Commission in January of 2020, at
the time, a 125 unit project. Upon the withdrawal of the developer from the potential
housing project on the Bremer Bank site to the south, the applicant has redesigned the
proposal to add nearly 30 additional units, but on essentially the same property.
The facility is proposed to include, initially, 89 independent living units, 42 assisted living
units, and 24 memory care units – as shown on the floor-by-floor plans submitted with the
application, a total of 155 units. As noted, other narrative material refers to 153 or 154
units. In staff’s experience, it is not uncommon that these facilities shift between assisted
and independent living status, based on the needs of the individual tenants.
34
January 19, 2021
Page 3
Within the apartment building, a range of unit types are to be provided. The independent
living units are broken down into the following unit sizes:
• 11 studio units, from 434 to 804 square feet,
• 38 one-bedroom units from 651 to 754 square feet,
• 22 one-bedroom plus den units 942 square feet, and
• 18 two-bedroom units from 1,127 to 1,226 square feet.
The site is currently zoned R-1, Single Family Residential, as noted previously. The
consideration of a Planned Unit Development for this project would include a rezoning to
PUD zoning district, and adoption of a PUD ordinance limiting the use of the property to the
approved site plan, building plan, density, and related facilities.
2. Analysis
Planned Unit Development
Purpose. The applicant wishes to establish a PUD, Planned Unit Development zoning
district to accommodate the proposed apartment project. For PUD applications, it is
important that the purpose of planned unit development be considered and that a
determination is made that this purpose will be fulfilled.
Generally speaking, planned unit development is intended to allow a mixture of uses and/or
flexibility from the strict terms of the Zoning Ordinance in return for higher site and building
design standards than what would otherwise be allowed or required.
35
January 19, 2021
Page 4
Section 152.202 of the Zoning Ordinance specifically states that planned unit development
may allow the following:
(A) Variety. Within a comprehensive site design concept, a mixture of land uses, housing
types and densities;
(B) Sensitivity. Through the departure from the strict application of required setbacks,
yard areas, lot sizes, minimum house sizes, minimum requirements, and other
performance standards associated with traditional zoning, a PUD can maximize the
development potential of land while remaining sensitive to its unique and valuable
natural characteristics;
(C) Efficiency. The consolidation of areas for recreation and reductions in street lengths
and other utility-related expenses;
(D) Density transfer. The project density may be clustered, basing density on a number
of units per acre in place of specific lot dimensions; and
(E) District integration. The combination of uses which are allowed in separate zoning
districts such as:
1. Mixed residential uses to allow both densities and unit types to be varied within
the project;
2. Mixed residential uses with increased density based upon the greater sensitivity
of PUD projects to regulation; and
3. Mixed land uses with the integration of compatible land uses within the project.
Processing. To accommodate the requested PUD amendment, a two-stage review process
will take place. In this regard, the application under consideration is the Preliminary PUD
Plan stage. Generally speaking, Preliminary Plan approval is similar to a basic rezoning in
that it establishes that the proposed use is appropriate for the subject site. Also, as part of
Preliminary Plan review, various conditions of approval are typically imposed. The
Preliminary Plan will be subject to a public hearing, review and recommendation by the
Planning Commission and consideration of approval by the City Council.
The second stage is the Final PUD Plan which basically serves to implement the various
conditions of Preliminary Plan approval and ensure that such conditions have been satisfied.
The Final Plan is reviewed by the City Council for adoption as an ordinance. No public
hearing is required for Final Plan.
Comprehensive Plan. The City’s 2040 Comprehensive was adopted last year. The Metropolitan
Council has classified St. Anthony Village as an “urban community.” “Urban communities” are
expected to plan for forecasted population and household growth at average densities of at
least 10 units per acre for new development and redevelopment. In addition, “urban
communities” are expected to target opportunities for intensive development near regional
transit investments.
The City’s 2040 Comprehensive Plan identifies the subject property as an important
redevelopment opportunity. Recognizing that the City is expected to accommodate an increase
in population and that little to no vacant land presently exists, redevelopment of previously
36
January 19, 2021
Page 5
developed sites is considered the primary means of achieving the City’s residential density
objectives.
The Land Use Plan included in the 2040 Comprehensive Plan high density development on the
subject property. The 2040 Comprehensive Plan also establishes a desired density range of 20
to 40 units per acre for high density residential development. The applicant has proposed a
residential density of 32 - 36 units per acre (154 dwelling units/4.25 acres) which is within the
density range directed by the draft 2040 Plan.
With the preceding in mind, the proposed redevelopment project is considered consistent with
the City’s 2040 Comprehensive Plan.
With regard to planned housing and affordability, the Metropolitan Council assigned (as a part
of the 2040 Plan Update process) an allocation for 152 additional “affordable” units to St.
Anthony for the 2021-2030 decade. The Plan accommodates this allocation with land
designated for residential development that could support “affordable” housing of more than
460 units. This measurement accounts for land that is available for development at densities of
more than 8 units per acre, according to Metropolitan Council definition.
Planning staff would note that while rent ranges for the proposed project are not considered in
this calculation, not every project will meet every goal of the Comprehensive Plan. The primary
goals met by this project would include compatible redevelopment of the subject property, and
attention to supporting park-like development along the Stinson Parkway frontage in the City.
Land Use Compatibility. In consideration of the proposed apartment building project, a
determination should be made that the proposed use is compatible with surrounding uses.
Land uses which surround the subject site include the Urban Grove manufactured home park
(along Kenzie Terrace NE), single family residential neighborhoods to the north, office-
commercial to the south, and mixed single family residential in Minneapolis to the west
(homestead and non-homestead). Just east of the manufactured home park is additional senior
housing and other multiple family on either side of Kenzie Terrace.
The primary potential conflicts raised by this type of housing would relate to building massing in
the areas adjoining the lower density small-structure neighborhoods. The applicants have
addressed this issue by setting the building back from Stinson Parkway nearly 90 feet, and
minimizing the paved parking areas from the front yard space. The face of the building is
approximately 220 feet from the faces of the residential buildings line the west side of Stinson
Parkway.
The nearest parking/drive aisle is approximately 25 feet from the front property line, 35 feet
from the public sidewalk, and 60 feet from the nearest drive lane of Stinson Parkway. Typical
front setbacks in the R-4 District would be 30 feet at minimum.
To the north (also single family), the building setback is approximately 110 feet from the north
property line, which is the south boundary of the alley serving those properties. The building
37
January 19, 2021
Page 6
would be approximately 135 feet to the south edge of the garages adjoining the alley, and
approximately 240 feet or more to the nearest wall of the residential structures themselves.
The applicants have proposed a grass-pave emergency drive access along the north front of the
building to a point adjoining the alley and the rear parking area, an employee parking lot of 20
spaces. The employee lot accesses the shared drive, and would utilize the Kenzie Terrace access
point to the south. No traffic is able to use the alley, with exception of emergency vehicle use
which would need to navigate a gated access restriction, again via grass pave surface.
Site Access. Front door access the property is planned for the existing curb cut from Stinson
Boulevard. The driveway serves a covered front entry canopy area, with guest parking arrayed
around the recessed area.
This drive then also accesses a parking area of 16 spaces in front of the south wing, then
provides access to the underground parking garage. From this point, the driveway continues to
the east to join the shared driveway leading to Kenzie Terrace.
From the rear shared private road, access is available to the northerly employee parking area,
as well as the loading location for food service deliveries. The applicants have indicated that
trash handling equipment will be located in the underground garage, with access to the
equipment a part of the design of the garage entry.
Access-related issues should be subject to further comment and recommendation by the City
Engineer.
Setbacks. The PUD zoning district does not impose specific structure setback requirements.
For reference purposes however, the following table illustrates setback requirements imposed
in the City’s R-4 Multiple Family Residential zoning district (commonly applied to high density
residential housing projects) and setbacks proposed by the applicant:
R-4 District Setback Proposed Setback
Front Yard 30 feet 90 feet
Side Yard 15 feet 110 feet (north)
110 feet (south)
Rear Yard 40 feet or 20 % of the lot
depth, whichever is
greater
55 feet+
As shown above, the proposed structure setbacks meet or exceed the requirements imposed in
the City’s R-4 District. Recognizing that the site is bordered on the north and west by single
family, and to the south by commercial uses, shadows cast on adjacent properties (from the
five story buildings) are not expected to have impacts on those properties. For these reasons, it
is the opinion of staff that the proposed structure setbacks are acceptable. Existing and
proposed tree height will already create greater shadow impacts than the building at these
setbacks.
38
January 19, 2021
Page 7
Off-Street Parking
Supply. According to the Zoning Ordinance, apartments must provide one off-street space per
three units. For the 155 units, the minimum requirement would be 52 spaces. The applicants
have provided this count as surface parking, and provided an additional 99 spaces
underground. For senior facilities, a large number of the tenants will not drive or have
automobiles. None of the memory care tenants will have cars, and typically, fewer than 20% of
the assisted living tenants will keep automobiles – even though fewer than this number will
drive in any case. For independent living tenants, a maximum automobile count of one space
per unit is more than enough, according to most data. As such, we would expect a tenant
utilization of parking of about 100 parking spaces, with another 30 spaces needed for maximum
shift staff. The proposed plan exceeds this count, at 151 spaces total.
The applicants have also provided a “proof of parking” area in the front of the north wing with
an additional 20 parking spaces if needed. Presuming that these spaces are not needed, the
area is covered with grass pave to maintain a green and pervious appearance in lieu of unused
pavement. If this area is needed for some reason, the City or the applicant could initiate an
amendment to add this parking to the supply.
Building Height. The structure consists of a below-ground level parking garage and four floors
above the garage. The building is four stories in height (46 feet to the top of the parapet). The
only garage exposure is at the entrance, which is graded to a point below ground, and not
visible from surrounding public or residential areas. While the PUD zoning district does not
impose a specific height requirement and can provide for “flexibility” in this regard, it is
important to note that the City’ R-4, Multiple Family Residential District imposes a maximum
height requirement of 3 stories or 35 feet.
As a condition of Preliminary PUD approval, findings should be made by City Officials that the
proposed four-story building height is acceptable as component of a project which meets the
intent of the City’s PUD requirements in consideration of other aspects of the project.
Emergency Vehicle Access. As a part of the review process, emergency services (fire and
police) have reviewed the project and made a finding that proper emergency vehicle access and
hydrant availability is provided. Building plans will be evaluated when submitted. In similar
applications, staff will take considerations of such items as key box locations, address markings,
and fire lane designations, among other items, at that time.
As a part of Final PUD approval, the submitted development plans should be subject to review
and comment by the Fire Chief.
Building Materials. According to the submitted building elevations, the apartment buildings
are to be finished in a variety of materials including the following:
• Tan brick encompassing ground level, and portions of the second level
• Grey shake siding
39
January 19, 2021
Page 8
• Medium grey and beige cement board siding
• Glass
Balconies appear to be constructed of metal railing materials.
The applicant suggests that the materials are intended to reflect colors found in the area,
including the St. Charles Borromeo Church, one block to the north.
Landscaping. The applicant has provided a landscaping plan that emphasizes tree plantings in
perimeter site locations, with shrub planting areas around the building in rock mulch planting
areas. Tree planting along Stinson Parkway includes a variety of (mostly) deciduous over- and
under-story tree planting in the front yard space between the parking areas and the property
line. Existing tree planting in the boulevard space between the sidewalk and the travel lanes is
a part of the Parkway improvements, as well as significant tree planting in the median.
One addition to the landscaping plan should be large evergreen plantings at the north end of
the shared driveway to screen headlight glare from north-bound employee traffic from
affecting the residential area to the north. Because these facilities have staff changes around
the clock, this glare could have an impact at certain times.
Sidewalks, Parks, and Open Space. The submitted site plan illustrates concrete sidewalks along
the south, east and west sides of the site. Sidewalks are also illustrated within the interior
court area. The City Engineer has noted that those sidewalks should be shown as 6 feet in width
to match existing improvements in the area.
The site establishes an impervious surface coverage of 50.05% of the development property.
The resulting impervious only slightly exceeds the R-4 standard. The applicant has provided a
stormwater management plan which has been reviewed by the City Engineer to ensure
appropriate drainage control to meet the City’s objectives of flood management in this area.
The facility will be subject to a park dedication requirement which will be detailed as a part of
the development agreement..
Lighting. The applicants have submitted a lighting plan that shows a series of 25 foot poles with
down-cast fixtures along the front area of the building, and other limited illumination of the
site. Footcandle readings at the perimeter are typically less than 0.5 footcandles, and 0.1 at the
alley.
Signage. The Preliminary PUD application does not appear to include any information related
to signage. As a condition of Final PUD approval, a sign plan must be submitted which
demonstrates compliance with applicable City sign requirements.
Trash Handling. As noted above, trash equipment will be located within the garage level.
40
January 19, 2021
Page 9
Grading, Drainage, and Utilities. Issues related to grading, drainage and utilities should be
subject to comment and recommendation by the City Engineer. The City Engineer has reviewed
the project at Preliminary Plan stage, and has identified review comments related to civil plans
will require technical comment and attention, but none that appear to impact the Preliminary
Plan documents or the general site planning.
PUD Agreement. As a condition of Final PUD approval, the applicant will be required to enter
into a PUD agreement with the City and post all the necessary securities required by it.
3. Criteria for and Consistency with Criteria for PUD Approval. Title XV Land Usage, Chapter
152 Zoning Code, Section §152.209.
SUMMARY AND STAFF/PLANNING COMMISSION RECOMMENDATIONS
Preliminary Plan PUD - Staff recommends approval with the following conditions:
1. An access easement shall be in place to accommodate the easterly shared access road
with the Urban Grove development site to Kenzie Terrace. Proof of such access easement
shall be provided to the City as a part of the final PUD documentation.
2. Access-related issues shall be subject to comment and recommendation by the City
Engineer.
3. The City finds that the proposed parking supply is adequate to serve the facility.
4. Final PUD Plans demonstrate compliance with ADA parking supply requirements (for
disabled persons).
5. City Officials find the proposed four-story apartment building heights to be acceptable
(within the context of the PUD).
6. As a part of the Final Plan submission, the submitted landscape plan be amended to add
evergreen plantings along the north edge of the shared driveway.
7. As part of the Final PUD Plan submission, a signage plan be submitted for review which
demonstrates compliance with City requirements.
8. Issues related to grading, drainage and utilities shall be subject to comment and
recommendation by the City Engineer.
9. The applicant enter into a PUD agreement with the City and post all the necessary
securities required by it.
41
January 19, 2021
Page 10
10. Consideration of comments of other City Staff.
This recommendation is based on a finding that the proposal, with the conditions cited, is
consistent with the requirements for PUD consideration, with the long-term objectives of the
recommendations and policies of the St. Anthony Comprehensive Plan.
ATTACHMENTS
Exhibit A: Location map
Exhibit B: Application and Supporting Material
Exhibit C: Draft resolution
42
kaas
wilson
architects
St Anthony Village - Senior
Cover Page
ST ANTHONY VILLAGE SENIOR LIVING
Parking Schedule
Type Count
Level -1
91
91
Level 1
51
51
142
Total Gross Area
Level Area
Level 4 34,793 ft²
Level 3 34,756 ft²
Level 2 33,961 ft²
Level 1 38,760 ft²
Level -1 39,304 ft²
Grand total 181,574 ft²
MEMORY CARE
• 24 UNITS
• (24) Studios
ASSISTED LIVING
• 28 UNITS
• (15) Studios
• (13) 1 Bedroom
INDEPENDENT LIVING
• 83 UNITS
• (37) 1 Bedroom
• (34) 1+Den
• (12) 2 Bedroom
Residential Unit Mix
Name Count
Unit Gross Area ADA
Type
AL Unit 0-0 6 434 ft²AL Studio
AL Unit 0-1 9 508 ft²AL Studio
AL Unit 1-0 3 696 ft²AL 1BR
AL Unit 1-1 4 651 ft²AL 1BR
AL Unit 1-2 3 694 ft²AL 1BR
AL Unit 1-3 3 726 ft²AL 1BR
IL Unit 1-0 11 726 ft²1BR
IL Unit 1-1 5 687 ft²1BR
IL Unit 1-2 10 651 ft²1BR
IL Unit 1-5 3 763 ft²1BR
IL Unit 1-6 2 640 ft²1BR
IL Unit 1-8 6 719 ft²1BR
IL Unit 2-0 22 943 ft²1BR+D
IL Unit 2-1 3 1,071 ft²1BR +D
IL Unit 2-2 4 915 ft²1BR+D
IL Unit 2-3 2 865 ft²1BR+D
IL Unit 2-4 3 857 ft²1BR+D
IL Unit 3-1 4 1,212 ft²2BR
IL Unit 3-2 8 1,177 ft²2BR
MC Unit 0-1 10 429 ft²MC Studio
MC Unit 0-2 11 508 ft²MC Studio
MC Unit 0-3 1 477 ft²MC Studio
MC Unit 1-1 2 599 ft²MC Studio
Grand total: 135 135
43
N 0°06'35" W 311.63N 0°06'35" W 225.45L = 3 0 9 .8 9 R =8 5 1 .7 3
=2 0 °5 0 '4 7 "5101
05510S A N IT A R Y S E W E R E A S E M E N T
P E R D O C . N O . 2 7 9 4 3 3 5
C E N T E R L I N E O F S T A T E
H I G H W A Y N O . 6 3 A N D S T .
A N T H O N Y A N D T A Y L O R S F A L L S
R O A D
N O R T HE R LY LI N E O F S T A T E
H I GH W A Y N O . 6 3 P E R F I N A L
C E R T I F I C A T E N O . 1 6 5 2 5 0 0
(F O R ME R L Y K N O WN A S S T A T E H I G H W A Y N O . 6 3
A N D S T . A N T H O N Y A N D T A Y L O R F A L L S R O A D )4' WOOD FENCESTINSON PKWY.K E N Z I E T E R R A CE
(C O . R D . N O . 1 5 3 )
24"
15"
7"
10"
15"
16"
16"
16"
16"
16"
2-8"
28"
14"
14"
2-10"
14"
12"
14"
18"
7"
RIM=929.61
INV W=922.5
VERIFY SIZE
AND LOCATION
8" STEEL
GUYSEMIPHORE
SIGN 0.90BENCHMARK: TOP NUT OF
HYDRANT ELEV.= 935.34 FEET
ST
BENCH
PK
F L A G P O L E
SS
H
H
H
WV
WV
WV
WV
WV
S
S
ST
ST
ST
ST
ST
ST
ST
ST
ST
ST
GV
ST
WV
S
DYH16'GATED FIRE DEPT ACCESS FROM ALLEY ONLY
BIKE
RACK PROOF OF PARKING (20 STALLS)122'-0"
TRANSFORMER
4-STORY SENIOR
LIVING BUILDINGSTINSON BLVDSTINSON BLVDMC
GARDEN
DINING
PATIO52 SURFACE STALLS92 UNDERGROUND STALLSSTORMWATER
POND
STORMWATER
POND
RETAINING
WALL490'-0"62'-0"
kaas
wilson
architects
St Anthony Village - Senior
Site Plan
1" = 60'-0"1 Site Plan
URBAN GROUP
COMMUNITY BUILDING
N
Parking Schedule
Type Count
Level -1
91
91
Level 1
51
51
142
44
REF.
.. ..
SD_1275
SD_126 6
SD_126
7
SD_126 4
SD_1273
SD_127
2
SD_1271
SD_126 2
SD_126
1
MAU
674 ft²
Staff
351 ft²
Mechanical Room
1
2
23
15
14
13
80
76
75
73
29
30
33
35
27
88
87
86
85
5
6
7
89
12
11
10
72
70
69
68
67
65
64
39
40
41
42
43
44
45
46
50
51
52
37
38
9
84
66
54
55
56
57
63
62
36
1,883 ft²
Resident STO
EXHAUST
STAIR
8
81
34
Bike Storage
SD_126
5
SD_127
4
Restroom
SD_126
3
18
19
20
21
22
53
47
48
49
59
60
61
79
83
26
90
91
3
4
92
71
74
STAIR
32
54 LOCKERS @ 4'x5'
(~42 @ 5'x5')
362 ft²
Building Sto
554 ft²
Maintenace RM
16
17
24
25
31
58
77
78
82 STAIRELEV LOBBY
TRASH
ELEV LOBBY
TRASH490'-0"71'-4"
146'-8"
Schema 1 Legend
1BR
1BR+D
2BR
Circulation
Commons
Core
MC Studio
972 ft²
Lobby
1,018 ft²
AL Dining
2,164 ft²
Kitchen
3,116 ft²
IL Dining
1,290 ft²
Mail Cafe
1,196 ft²
MC Lounge
437 ft²
Bistro
1,131 ft²
MC Dining
FIRE WALL
OUTDOOR
PATIO
MEMORY
CARE
GARDEN
347 ft²
Pvt. Dining
PARCEL
RRNURSE SUITECLUB
ROOM
TRASH
IT
OFFICE
OFFICE
OFFICE
OFFICE
WORK RM
CONF.
OFFICE
RECEPTION
ELEV.
LOBBY
Elec/LV
JAN.
CLOSET
LAUNDRY
STAIR
STAIR
STAIR
kaas
wilson
architects
St Anthony Village - Senior
Level -1 & Level 1
1/32" = 1'-0"1 Level -1
1/32" = 1'-0"2 Level 1
Unit Mix by Floor
Name Unit Type Count Area Level Total Area
Level 1
IL Unit 1-0 1BR 1 726 ft² Level 1 726 ft²
IL Unit 1-5 1BR 1 763 ft² Level 1 763 ft²
IL Unit 2-0 1BR+D 1 943 ft² Level 1 943 ft²
IL Unit 2-2 1BR+D 1 915 ft² Level 1 915 ft²
IL Unit 3-1 2BR 1 1,212 ft² Level 1 1,212 ft²
IL Unit 3-2 2BR 2 1,177 ft² Level 1 2,354 ft²
MC Unit 0-1 MC Studio 10 429 ft² Level 1 4,288 ft²
MC Unit 0-2 MC Studio 11 508 ft² Level 1 5,593 ft²
MC Unit 0-3 MC Studio 1 477 ft² Level 1 477 ft²
MC Unit 1-1 MC Studio 2 599 ft² Level 1 1,198 ft²
31 18,467 ft²
Level 2
AL Unit 0-0 AL Studio 2 434 ft² Level 2 868 ft²
AL Unit 0-1 AL Studio 3 508 ft² Level 2 1,525 ft²
AL Unit 1-0 AL 1BR 1 696 ft² Level 2 696 ft²
AL Unit 1-2 AL 1BR 1 694 ft² Level 2 694 ft²
AL Unit 1-3 AL 1BR 1 726 ft² Level 2 726 ft²
IL Unit 1-0 1BR 3 726 ft² Level 2 2,179 ft²
IL Unit 1-1 1BR 1 687 ft² Level 2 687 ft²
IL Unit 1-5 1BR 1 763 ft² Level 2 763 ft²
IL Unit 1-8 1BR 2 719 ft² Level 2 1,439 ft²
IL Unit 2-0 1BR+D 7 943 ft² Level 2 6,598 ft²
IL Unit 2-1 1BR+D 1 1,071 ft² Level 2 1,071 ft²
IL Unit 2-2 1BR+D 1 915 ft² Level 2 915 ft²
IL Unit 2-4 1BR+D 1 857 ft² Level 2 857 ft²
IL Unit 3-1 2BR 1 1,212 ft² Level 2 1,212 ft²
IL Unit 3-2 2BR 2 1,177 ft² Level 2 2,354 ft²
28 22,583 ft²
Level 3
AL Unit 0-0 AL Studio 2 434 ft² Level 3 868 ft²
AL Unit 0-1 AL Studio 3 508 ft² Level 3 1,525 ft²
AL Unit 1-0 AL 1BR 1 696 ft² Level 3 696 ft²
AL Unit 1-1 AL Studio 2 651 ft² Level 3 1,302 ft²
AL Unit 1-2 AL 1BR 1 694 ft² Level 3 694 ft²
AL Unit 1-3 AL 1BR 1 726 ft² Level 3 726 ft²
IL Unit 1-0 1BR 4 726 ft² Level 3 2,905 ft²
IL Unit 1-1 1BR 2 687 ft² Level 3 1,374 ft²
IL Unit 1-2 1BR 5 651 ft² Level 3 3,254 ft²
IL Unit 1-6 1BR 1 640 ft² Level 3 640 ft²
IL Unit 1-8 1BR 2 719 ft² Level 3 1,439 ft²
IL Unit 2-0 1BR+D 7 943 ft² Level 3 6,598 ft²
IL Unit 2-1 1BR+D 1 1,071 ft² Level 3 1,071 ft²
IL Unit 2-2 1BR+D 1 915 ft² Level 3 915 ft²
IL Unit 2-3 1BR+D 1 865 ft² Level 3 865 ft²
IL Unit 2-4 1BR+D 1 857 ft² Level 3 857 ft²
IL Unit 3-1 2BR 1 1,212 ft² Level 3 1,212 ft²
IL Unit 3-2 2BR 2 1,177 ft² Level 3 2,354 ft²
38 29,294 ft²
Level 4
AL Unit 0-0 AL Studio 2 434 ft² Level 4 868 ft²
AL Unit 0-1 AL Studio 3 508 ft² Level 4 1,525 ft²
AL Unit 1-0 AL 1BR 1 696 ft² Level 4 696 ft²
AL Unit 1-1 AL Studio 2 651 ft² Level 4 1,302 ft²
AL Unit 1-2 AL 1BR 1 694 ft² Level 4 694 ft²
AL Unit 1-3 AL 1BR 1 726 ft² Level 4 726 ft²
IL Unit 1-0 1BR 3 726 ft² Level 4 2,179 ft²
IL Unit 1-1 1BR 2 687 ft² Level 4 1,374 ft²
IL Unit 1-2 1BR 5 651 ft² Level 4 3,254 ft²
IL Unit 1-5 1BR 1 763 ft² Level 4 763 ft²
IL Unit 1-6 1BR 1 640 ft² Level 4 640 ft²
IL Unit 1-8 1BR 2 719 ft² Level 4 1,439 ft²
IL Unit 2-0 1BR+D 7 943 ft² Level 4 6,598 ft²
IL Unit 2-1 1BR+D 1 1,071 ft² Level 4 1,071 ft²
IL Unit 2-2 1BR+D 1 915 ft² Level 4 915 ft²
IL Unit 2-3 1BR+D 1 865 ft² Level 4 865 ft²
IL Unit 2-4 1BR+D 1 857 ft² Level 4 857 ft²
IL Unit 3-1 2BR 1 1,212 ft² Level 4 1,212 ft²
IL Unit 3-2 2BR 2 1,177 ft² Level 4 2,354 ft²
38 29,330 ft²
Grand total: 135 135 99,675 ft²
Total Gross Area
Level Area
Level 4 34,793 ft²
Level 3 34,756 ft²
Level 2 33,961 ft²
Level 1 38,760 ft²
Level -1 39,304 ft²
Grand total 181,574 ft²
Parking Schedule
Type Count
Level -1
91
91
Level 1
51
51
142
N
Residential Unit Mix
Name Count
Unit Gross Area ADA
Type
AL Unit 0-0 6 434 ft²AL Studio
AL Unit 0-1 9 508 ft²AL Studio
AL Unit 1-0 3 696 ft²AL 1BR
AL Unit 1-1 4 651 ft²AL 1BR
AL Unit 1-2 3 694 ft²AL 1BR
AL Unit 1-3 3 726 ft²AL 1BR
IL Unit 1-0 11 726 ft²1BR
IL Unit 1-1 5 687 ft²1BR
IL Unit 1-2 10 651 ft²1BR
IL Unit 1-5 3 763 ft²1BR
IL Unit 1-6 2 640 ft²1BR
IL Unit 1-8 6 719 ft²1BR
IL Unit 2-0 22 943 ft²1BR+D
IL Unit 2-1 3 1,071 ft²1BR +D
IL Unit 2-2 4 915 ft²1BR+D
IL Unit 2-3 2 865 ft²1BR+D
IL Unit 2-4 3 857 ft²1BR+D
IL Unit 3-1 4 1,212 ft²2BR
IL Unit 3-2 8 1,177 ft²2BR
MC Unit 0-1 10 429 ft²MC Studio
MC Unit 0-2 11 508 ft²MC Studio
MC Unit 0-3 1 477 ft²MC Studio
MC Unit 1-1 2 599 ft²MC Studio
Grand total: 135 135
45
....Schema 1 Legend
1BR
1BR+D
2BR
AL 1BR
AL Studio
Circulation
Commons
Core
SD_1275
SD_126 6
SD_126
7
SD_126 4
SD_1273
SD_127
2
SD_1271
SD_126 2
SD_126
1
FIRE WALL
SD_126
5
SD_127
4
SD_126
3 1,826 ft²Community Rm467 ft²
Family Room
434 ft²
Lib. 2 Story
487 ft²
Activity
871 ft²
Fitness
420 ft²
TUB
759 ft²
Theater
Rooftop Deck -Verify w/ StructuralTRASH
ELEC/LV.
ELEV.
LOBBY
542 ft²
Salon
Elec/LV
OFFICELAUNDRY
RRACTIVITY
DIR. OFFICEFR
SD_1275
SD_126 6
SD_126
7
SD_126 4
SD_1273
SD_127
2
SD_1271
SD_126 2
SD_126
1
SD_126
5
SD_127
4
SD_126
3 207 ft²
Lounge
Schema 1 Legend
1BR
1BR+D
2BR
AL 1BR
AL Studio
Circulation
Commons
Core
TRASH
ELEC/LV.
ELEV.
LOBBY
Elec/LV
OFFICELAUNDRY
SD_1275
SD_126 6
SD_126
7
SD_126 4
SD_1273
SD_127
2
SD_1271
SD_126 2
SD_126
1
SD_126
5
SD_127
4
SD_126
3
Schema 1 Legend
1BR
1BR+D
2BR
AL 1BR
AL Studio
Circulation
Core
TRASH
ELEC/LV.
ELEV.
LOBBY
Elec/LV
OFFICELAUNDRY
kaas
wilson
architects
St Anthony Village - Senior
Level 2-4
1/32" = 1'-0"1 Level 2
1/32" = 1'-0"2 Level 3
1/32" = 1'-0"3 Level 4 N
46
MAU674 ft²
Staff
351 ft²
Mechanical Room
12
23 15 14
13
80
76
75
74
73
29
30
3335
27
88
87
86
85
5
6
7
89
12
11
10
72
71
706968676564
39404142434445465051
52
3738
9
84
66545556576362
36
1,883 ft²
Resident STO
EXHAUSTSTAIRSTAIR8
TRASH81
34 Bike StorageNRR554 ft²
Maintenace RM
616059
50 49 48
53
79
83
1820192221
STAIR34
90 91 92
26
25
24 17 16
58
kaas
wilson
architects
St Anthony Village - Senior
Garage - Overall
1/16" = 1'-0"1 Garage Level Plan
GARAGE LEVEL
• 92 Underground Parking Stalls
• Bike Parking
• Maintenance Shop
• Resident Storage Lockers
• Staff Lounge
47
REF... ..
972 ft²
Lobby
1,018 ft²
AL Dining
2,164 ft²
Kitchen
3,116 ft²
IL Dining
1,290 ft²
Mail Cafe
1,073 ft²
Club RmTRASH
1,196 ft²
MC Lounge
1,405 ft²
Offices
437 ft²
Bistro
Nurse's Suite1,131 ft²
MC Dining
FIRE WALL
OUTDOOR
PATIO
MEMORY
CARE
GARDEN
347 ft²
Pvt. Dining
M/E508 ft²
MC Unit 0-2
429 ft²
MC Unit 0-1
429 ft²
MC Unit 0-1
508 ft²
MC Unit 0-2
NRRRRRRSkills StationPARCELIT429 ft²
MC Unit 0-1
915 ft²
IL Unit 2-2
1,177 ft²
IL Unit 3-2
429 ft²
MC Unit 0-1
477 ft²
MC Unit 0-3
1,212 ft²
IL Unit 3-1
1,177 ft²
IL Unit 3-2
943 ft²
IL Unit 2-0
429 ft²
MC Unit 0-1
599 ft²
MC Unit 1-1
599 ft²
MC Unit 1-1
508 ft²
MC Unit 0-2
429 ft²
MC Unit 0-1
508 ft²
MC Unit 0-2
429 ft²
MC Unit 0-1
508 ft²
MC Unit 0-2
508 ft²
MC Unit 0-2
429 ft²
MC Unit 0-1
429 ft²
MC Unit 0-1 508 ft²
MC Unit 0-2
429 ft²
MC Unit 0-1 508 ft²
MC Unit 0-2
763 ft²
IL Unit 1-5
726 ft²
IL Unit 1-0
508 ft²
MC Unit 0-2
508 ft²
MC Unit 0-2
508 ft²
MC Unit 0-2
STAIRSTAIRkaas
wilson
architects
St Anthony Village - Senior
Level 1 - Overall
1/16" = 1'-0"1 Level 1 Plan
LEVEL 1
• 2-Story Lobby
• 2 Full Service Dining Rooms
• Commercial Kitchen
• Staff Offices and Concierge
• Club Room
• Outdoor Patio
• Memory Care Lounge and Dining
• Memory Care Garden
48
434 ft²
Lib. 2 Story
1,826 ft²
Community Rm
487 ft²
Activity
542 ft²
Salon
434 ft²
AL Unit 0-0
508 ft²
AL Unit 0-1
508 ft²
AL Unit 0-1
508 ft²
AL Unit 0-1
696 ft²
AL Unit 1-0
467 ft²
Family Room
759 ft²
Theater
420 ft²
TUB
FIRE WALL M/E/TRM/E871 ft²
Fitness
943 ft²
IL Unit 2-0
687 ft²
IL Unit 1-1
NRRACTIVITY OFFICESTORR719 ft²
IL Unit 1-8
1,071 ft²
IL Unit 2-1
915 ft²
IL Unit 2-2
1,212 ft²
IL Unit 3-1
1,177 ft²
IL Unit 3-2
1,177 ft²
IL Unit 3-2
943 ft²
IL Unit 2-0
726 ft²
IL Unit 1-0
943 ft²
IL Unit 2-0
749 sf Rooftop Deck
VISITG PHY.434 ft²
AL Unit 0-0
694 ft²
AL Unit 1-2726 ft²
AL Unit 1-3
943 ft²
IL Unit 2-0
943 ft²
IL Unit 2-0
943 ft²
IL Unit 2-0
726 ft²
IL Unit 1-0
943 ft²
IL Unit 2-0
857 ft²
IL Unit 2-4
726 ft²
IL Unit 1-0
763 ft²
IL Unit 1-5
STAIRSTAIRkaas
wilson
architects
St Anthony Village - Senior
Level 2 - Overall
1/16" = 1'-0"1 Level 2 Plan
LEVEL 2
• Lobby Overlook
• Theatre
• Salon and Spa
• Fitness Room
• Community Room
• Rooftop Deck
• Family Room
• Activity Room
• Library
• Medical Charting Area
• Community Laundry
49
865 ft²
IL Unit 2-3 687 ft²
IL Unit 1-1
508 ft²
AL Unit 0-1
508 ft²
AL Unit 0-1
508 ft²
AL Unit 0-1
696 ft²
AL Unit 1-0 M/E/TRM/E651 ft²
IL Unit 1-2
651 ft²
IL Unit 1-2
N1,071 ft²
IL Unit 2-1
1,212 ft²
IL Unit 3-1
1,177 ft²
IL Unit 3-2
1,177 ft²
IL Unit 3-2
915 ft²
IL Unit 2-2
434 ft²
AL Unit 0-0
687 ft²
IL Unit 1-1
943 ft²
IL Unit 2-0
943 ft²
IL Unit 2-0
640 ft²
IL Unit 1-6
726 ft²
IL Unit 1-0
943 ft²
IL Unit 2-0
943 ft²
IL Unit 2-0
943 ft²
IL Unit 2-0
943 ft²
IL Unit 2-0
943 ft²
IL Unit 2-0
726 ft²
IL Unit 1-0
726 ft²
AL Unit 1-3
651 ft²
AL Unit 1-1
651 ft²
AL Unit 1-1
651 ft²
IL Unit 1-2
651 ft²
IL Unit 1-2
651 ft²
IL Unit 1-2
857 ft²
IL Unit 2-4
726 ft²
IL Unit 1-0
434 ft²
AL Unit 0-0
694 ft²
AL Unit 1-2
763 ft²
IL Unit 1-5
STAIR STAIR
kaas
wilson
architects
St Anthony Village - Senior
Level 3-4 - Overall
1/16" = 1'-0"1 Level 3 and 4 Plan
LEVEL 3 & 4
• Medical Charting Area
• Community Laundry
• Resident Lounge
50
SD_127
5
SD_126
6
SD_126 7
SD_126
4
SD_127
3
SD_127
2
SD_127
1
SD_126
2
SD_1261
SD_126
5
SD_127
4
SD_126
3 RWLODRWLODRWLODRWLODRWL
OD RWLODRWLODRWLODRWLODRTURTURTU
RTU
FLAT ROOF
MEMBRANE, TYP.
FLAT ROOF -1-STORY FLAT ROOF MEMBRANE, TYP.NFLAT ROOF
MEMBRANE, TYP.
FLAT ROOF
MEMBRANE, TYP.
FLAT ROOF
MEMBRANE, TYP.PORTE COCHERE -
FLAT ROOF
RWL
OD
RWL
OD
kaas
wilson
architects
St Anthony Village - Senior
Roof Plan
1/16" = 1'-0"1 Roof Plan
51
Exterior Material Tag Key
4.1 BRICK MASONRY
5.1 BALCONY - ALUMINUM RAIL - COLOR: CHAMPAGNE
7.1 CFB SHAKE SIDING - COLOR: B.MOORE - POLO BLUE
8.1 MAGIC PAK GRILL - COLOR: CUSTOM PAINTED TO
MATCH SURROUNDING FIELD COLOR
7.4 CFB TRIM - COLOR: SW7636 ORIGAMI WHITE
7.3 CFB PANEL SIDING - COLOR: SW7636 ORIGAMI WHITE
7.2 CFB LAP SIDING - COLOR: SW7641 COLLONADE GRAY
4.2 SPLIT FACE BLOCK MASONRY
4.1 5.1 8.17.47.3 7.27.4 7.1
49'-9"4.1 5.1 7.1 7.37.2 7.4
47'-6 3/4"7.4
Level 1
100'-0"
Level 2
111'-1 7/8"
Level -1
88'-8"
Level 3
122'-3 3/4"
Level 4
133'-5 5/8"
Truss Brg.
142'-6 3/4"
4.15.1 7.1 7.47.3 7.2 7.47.4 4.2
52'-3 1/8"Level 1
100'-0"
Level 2
111'-1 7/8"
Level 3
122'-3 3/4"
Level 4
133'-5 5/8"
Truss Brg.
142'-6 3/4"
4.1 5.1 7.17.47.3 7.27.4
47'-6 3/4"45'-6 3/4"4.15.1 7.1 7.47.3 7.27.4
4.1 5.1 7.17.47.3 7.27.4
45'-6 3/4"47'-6 3/4"4.1 5.1 7.17.47.3 7.27.4
45'-6 3/4"kaas
wilson
architects
St Anthony Village - Senior
Exterior Elevations
3/32" = 1'-0"4 West Elevation 3
3/32" = 1'-0"2 West Elevation 1
3/32" = 1'-0"1 South Elevation
3/32" = 1'-0"6 West Elevation 5
3/32" = 1'-0"7 North Elevation
3/32" = 1'-0"3 West Elevation 2
3/32" = 1'-0"5 West Elevation 4
52
Exterior Material Tag Key
4.1 BRICK MASONRY
5.1 BALCONY - ALUMINUM RAIL - COLOR: CHAMPAGNE
7.1 CFB SHAKE SIDING - COLOR: B.MOORE - POLO BLUE
8.1 MAGIC PAK GRILL - COLOR: CUSTOM PAINTED TO
MATCH SURROUNDING FIELD COLOR
7.4 CFB TRIM - COLOR: SW7636 ORIGAMI WHITE
7.3 CFB PANEL SIDING - COLOR: SW7636 ORIGAMI WHITE
7.2 CFB LAP SIDING - COLOR: SW7641 COLLONADE GRAY
4.2 SPLIT FACE BLOCK MASONRY
Level 1
100'-0"
Level 2
111'-1 7/8"
Level 3
122'-3 3/4"
Level 4
133'-5 5/8"
Truss Brg.
142'-6 3/4"
4.1 5.1 7.1 7.47.37.2 7.4
47'-6 3/4"4.1 5.1 7.17.47.27.4
45'-6 3/4"45'-6 3/4"4.1 5.1 7.17.47.27.4
Level 1
100'-0"
Level 2
111'-1 7/8"
Level 3
122'-3 3/4"
Level 4
133'-5 5/8"
Truss Brg.
142'-6 3/4"
4.1 5.1 7.17.47.3 7.27.44.2
45'-6 3/4"4.15.1 7.17.47.3 7.24.1
51'-7 1/8"kaas
wilson
architects
St Anthony Village - Senior
Exterior Elevations
3/32" = 1'-0"1 East Elevation 1
3/32" = 1'-0"2 East Elevation 2
3/32" = 1'-0"3 East Elevation 3
3/32" = 1'-0"4 East Elevation 4
3/32" = 1'-0"5 East Elevation 5
53
kaas
wilson
architects
St Anthony Village - Senior
Exterior Rendering
54
kaas
wilson
architects
St Anthony Village - Senior
Exterior Rendering
55
kaas
wilson
architects
St Anthony Village - Senior
Exterior Rendering
56
kaas
wilson
architects
St Anthony Village - Senior
Exterior Rendering
57
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SILVER LAKE ROAD NE29TH AVE NEAPPROXIMATEPROJECTLOCATIONARCHITECTKAAS WILSON ARCHITECTS1301 AMERICAN BLVD E.BLOOMINGTON, MN 55425(P) - (612)-332-5420CONTACT: LINK WILSON, AIAENGINEERWENCK ASSOCIATES, INC.7500 OLSON MEMORIAL HWYGOLDEN VALLEY, MN 55427(P) - (763)-252-6886CONTACT: DAN LAVENDER, P.E.VICINITY MAPNOT TO SCALEPRELIMINARY CIVIL SITE CONSTRUCTIONPLANSFORINDEPENDENT SENIOR LIVINGST. ANTHONY, MINNESOTA 55418DECEMBER 2020PROJECT LOCATIONCITY: ST. ANTHONYCOUNTY: HENNEPINDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-001 COVER SHEET 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:47:50 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2
C-001COVER SHEETSHEET INDEXSHEET NUMBERSHEET TITLEC-001COVER SHEETC-003EXISTING CONDITIONSC-004 REMOVALS AND PRE-CONSTRUCTION EROSION CONTROL PLANC-101OVERALL SITE PLANC-102ENLARGED SITE PLANC-201POST-CONSTRUCTION STABILIZATION PLANC-301GRADING PLANC-401UTILITY PLANC-501OVERALL STORM SEWER PLANC-502ENLARGED STORM SEWER PLANC-801DETAILSC-802DETAILSC-803DETAILSC-804DETAILSC-805DETAILSL-101LANDSCAPE PLANL-102NOTES & DETAILS58
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119121123120118116114112110108106104102201203205207209211213202204206208210212214216218220228230SINGLE T
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SINGLE TRAILEROAK STIRONWOOD STLOCUST STJUNIPER STELM ST WELM STHEMLOCK STASH STPINE STASH STELM STMAIN STMAIN ST
CEDAR STGUM STPINE STKENZIE
TERRACENE STINSON PKWYALLEY915
915915 915915 915915915915915915915915
920920920920920920
920920920 920925925925925925925 925 925
925925
925 925925925 925 925925925925925925925925925925925925925930930930
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916 916916916916916916
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923 923924924924 924924 924 924 924 924924924924
924 924926 926 926926926926926926926926926926926927927927927927927927927927927927927928928928928928928928928928928928928929929929929929929
9
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9 929PROPERTY BOUNDARYPROPERTY BOUNDARYPROPERTY BOUNDARYPROPOSED PROPERTY LINEPROPERTY BOUNDARYURBAN GROVE MANUFACTUREDHOMES COMMUNITYDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-003 EXISTING CONDITIONS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:48:21 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 ( IN FEET )GRAPHIC SCALE01 inch = 60 ft.6012060XXLOT LINEEASEMENT LINESETBACK LINEEXISTING FENCE LINEEXISTING STORM SEWEREXISTING SANITARY SEWERFMFMEXISTING FORCEMAINEXISTING WATERMAINF/OF/OEXISTING UNDERGROUND FIBER OPTIC LINEOUEXISTING OVERHEAD UTILITY LINEEXISTING TREE LINEEXISTING CONCRETE SURFACEEXISTING ASPHALT SURFACEEXISTING BUILDINGEXISTING MINOR CONTOUREXISTING MAJOR CONTOURRIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYEXISTING CURB AND GUTTEREXISTING SANITARY MANHOLEEXISTING CLEANOUTEXISTING STORM SEWER MANHOLEEXISTING STORM SEWER INLETEXISTING STORM SEWER INLETEXISTING FLARED END SECTIONEXISTING CURB STOPEXISTING HYDRANTEXISTING WATER WELLEXISTING WATER VALVETPWVWDYHEXISTING COMMUNICATIONS PEDESTALEXISTING ELECTRIC METEREXISTING SIGNEXISTING UTILITY POLEEXISTING ANCHOR CABLEEXISTING LIGHT POLEEXISTING STUMPEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREELEGENDC-003EXISTING CONDITIONS1. SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.2. PROPOSED URBAN GROVE MANUFACTURED HOMES ARESHOWN ON PLANS AND ARE CURRENTLY UNDERCONSTRUCTION. VERIFY CONDITIONS IN THE FIELD PRIOR TOCONSTRUCTION.NOTES59
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER101
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LOCUST ST
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DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:48:52 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 ( IN FEET )GRAPHIC SCALE01 inch = 30 ft.3060301. SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.2. CONSTRUCTION SITE SHALL HAVE A STABILIZED EXIT AT ALLTIMES THROUGHOUT THE DURATION OF THE PROJECT.CONTRACTOR IS ULTIMATELY RESPONSIBLE TO PROTECTDOWNSTREAM WATERS FROM CONSTRUCTION RUNOFF.3. CONSTRUCTION LIMITS AND SILT FENCE ARE SHOWN OFFSETFOR CLARITY, WHERE APPLICABLE.4. CLEAR AND GRUB AS NEEDED FOR CONSTRUCTION WITHIN THELIMITS OF DISTURBANCE.5. REMOVE ALL UTILITY SERVICES AND STRUCTURES WITHINAREAS OF IMPROVEMENTS, UNLESS OTHERWISE NOTED.COORDINATE WITH UTILITY COMPANIES AS NECESSARY FORREMOVAL OR RELOCATION.NOTESLEGENDLOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYXXREMOVE FENCEREMOVE STORM SEWERREMOVE SANITARY SEWERFMFMREMOVE FORCEMAINREMOVE WATERMAINCOMREMOVE UNDERGROUND COMMUNICATION LINEOUREMOVE OVERHEAD UTILITY LINEREMOVE SANITARY MANHOLEREMOVE CLEANOUTREMOVE HYDRANTTPDYH
REMOVE COMMUNICATIONS PEDESTALREMOVE ELECTRIC METERREMOVE BOLLARD/POSTREMOVE UTILITY POLEREMOVE ANCHOR CABLEREMOVE LIGHT POLEREMOVE STUMPREMOVE BITUMINOUS PAVEMENTREMOVE CONCRETE PAVEMENTSAWCUT PAVEMENTREMOVE BUILDINGREMOVE TREEC-004REMOVALS ANDPRE-CONSTRUCTIONEROSION CONTROL PLAN1. REMOVE BUILDING2. REMOVE BITUMINOUS SURFACE3. REMOVE CONCRETE SURFACE4. REMOVE TREE (TYP.)5. REMOVE BOLLARD6. REMOVE UTILITY POLE (TYP.)7. REMOVE LIGHT POLE (TYP.)8. REMOVE WATERMAIN9. REMOVE SANITARY CLEANOUT (TYP.)10. REMOVE SANITARY SEWER (TYP.)11. REMOVE SANITARY MANHOLE12. PROTECT EXISTING TORNADO SHELTER13. SALVAGE EXISTING FIRE HYDRANT14. REMOVE EXISTING LIFT STATION15. INSTALL TREE PROTECTION (TYP.)16. INSTALL INLET PROTECTION17. INSTALL ROCK CONSTRUCTION ENTRANCE18. INSTALL SILT FENCE19. REMOVE EXISTING FENCE20. REMOVE COMMUNICATIONS PEDESTAL (TYP.)21. REMOVE ELECTRIC METER (TYP.)22. ABANDON EXISTING WATER WELL23. REMOVE EXISTING STEPS AND RETAINING WALLKEYNOTES#ROCK CONSTRUCTION ENTRANCESILT FENCEINLET PROTECTIONTEMPORARY DIVERSION DITCHCULVERT PROTECTIONTREE PROTECTIONTEMPORARY SEDIMENT TRAP DISCHARGE60
SINGLE TRA
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12110108106104102 201203205207209211213202204206208210212214216218220228230SINGLE T
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224DOUBLE TRAILER
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224DOUBLE TRAILER
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SINGLE TRAILERKENZIE
TERRACENE STINSON PKWYALLEYURBAN GROVE MANUFACTUREDHOMES COMMUNITYSENIOR LIVING4 STORIES135 UNITSSTORMWATERPONDSTORMWATERPONDGRASSED FIRE LANECONCRETE PAVEMENTGRAVEL SURFACINGRETAINING WALL (BY OTHERS)C-101OVERALL SITE PLANDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-101 SITE PLAN 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:49:26 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 1. SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.2. PROPOSED URBAN GROVE MANUFACTURED HOMES ARESHOWN ON PLANS AND ARE CURRENTLY UNDERCONSTRUCTION. VERIFY CONDITIONS IN THE FIELD PRIOR TOCONSTRUCTION.NOTESPROPERTY BOUNDARYCURB AND GUTTERROAD CENTERLINE#BITUMINOUS PAVEMENT( IN FEET )GRAPHIC SCALE01 inch = 60 ft.6012060LEGENDLOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEPROPERTY BOUNDARYCURB AND GUTTERROAD CENTERLINE#PROPOSED PARKING COUNTBITUMINOUS PAVEMENTSEE SHEET C-102EXISTING PROPERTY LINE61
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER101
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DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:49:37 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 1. SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.NOTES1. MATCH EXISTING2. BITUMINOUS PAVEMENT3. CONCRETE SIDEWALK4. CONCRETE PAVEMENT5. MEMORY CARE GARDEN- SEE ARCHITECTURAL/ STRUCTURALPLANS6. OUTDOOR PATIO - SEE ARCHITECTURAL/ STRUCTURAL PLANS7. TRENCH DRAIN8. GRASSPAVE FIRE LANE9. PAVEMENT STRIPE (TYP.)10. B612 CONCRETE CURB AND GUTTER (TYP.)11. RETAINING WALL (DESIGN BY OTHERS)12. UNDERGROUND PARKING ENTRANCE13. STORMWATER POND14. OVERHANGING BUILDING ENTRANCE - SEE ARCHITECTURAL/STRUCTURAL PLANS15. PROTECT EXISTING TORNADO SHELTER16. SURMOUNTABLE CURB AND GUTTER17. NOT USED18. 5' CURB TRANSITION TO SURMOUNTABLE CURB AND GUTTER19. STRUCTURAL COLUMN (TYP.) - SEE ARCHITECTURAL/STRUCTURAL PLANS20. NOT USED21. ADA ACCESSIBLE PARKING STALL W/ ACCESS AISLE22. PROPOSED ACCESS ROAD FROM KENZIE TERRACE WITHVEGETATED BUFFER STRIP ON EAST SIDE OF ROAD23. UNDERGROUND STORMWATER CHAMBER SYSTEM24. CONCRETE STAIRS - SEE ARCHITECTURAL/ STRUCTURAL PLANS25. PROPOSED LANDSCAPING EASEMENT26. 5' WIDE CONCRETE DRAINAGE SWALE27. 3' CURB TRANSITION TO ZERO HEIGHTKEYNOTESGRASSED FIRE LANECONCRETE PAVEMENTGRAVEL SURFACINGRETAINING WALL (BY OTHERS)C-102ENLARGED SITE PLAN#PROPERTY BOUNDARYCURB AND GUTTERROAD CENTERLINE#BITUMINOUS PAVEMENT( IN FEET )GRAPHIC SCALE01 inch = 30 ft.306030LEGENDLOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYCURB AND GUTTERROAD CENTERLINE#PROPOSED PARKING COUNTBITUMINOUS PAVEMENT62
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER101
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107
106
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER101
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NE STINSON PKWYALLEY 920920920920920920920
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925926DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-201 POST-CONSTRUCTION STABILIZATION PLAN 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:50:22 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 21. SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.NOTES1. SILT FENCE - SEE DETAIL2. EROSION CONTROL BLANKET - SEE DETAIL3. ROCK CONSTRUCTION ENTRANCE - SEE DETAIL4. TREE PROTECTION (TYP.) - SEE DETAIL5. INLET PROTECTION - SEE DETAIL6. CULVERT END PROTECTION - SEE DETAIL7. RIPRAP - SEE DETAILKEYNOTES#ROCK CONSTRUCTION EXITSILT FENCEINLET PROTECTIONEROSION CONTROL BLANKETRIPRAPCULVERT PROTECTIONTREE PROTECTIONEXISTING MINOR CONTOUREXISTING MAJOR CONTOURPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR900CONSTRUCTION LIMITSSTORM MANHOLESTORM CATCH BASINFLARED END SECTION►►SANITARY SEWERIIWATERMAINSANITARY MANHOLEHYDRANTGATE VALVE►►►►STORM SEWERC-201POST-CONSTRUCTIONSTABILIZATION PLAN( IN FEET )GRAPHIC SCALE01 inch = 30 ft.306030LOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYLEGEND63
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER101
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106
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102
201 203 205
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER101
103
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NE STINSON PKWYALLEY ►►►►►►►►►►►►►►►►►►►►►►
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921921
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922
922
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2
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926926926926926926926926926926 9269
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926926
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923924
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920
916
917
918
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2.7%1.9%2.0%2.6%3.2%2.9%5.3%5.7%3.7%3.4%1.9%2.6
%
5.8%
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24.9%
1.0%4.2%9.3%2.0%3.4%3.1%3.7%4-STORYSENIOR LIVING BUILDINGFFE=926.00LLE=915.00STORMWATER PONDNWL=919.00HWL=920.76STORMWATER PONDNWL=917.00HWL=921.754:13:1RETAININGWALLRETAINING WALLIIII I I I I I I I IIIIIIIIIIIIIIIII►►►►►►►►►►►►►►►►EOF:22.00EOF:22.00IIIIRETAININGWALLRETAINING WALL5.6%►►►►►►►►►►►►►►►►►►►►►►►►9159139149162.1%3.7%
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4926926 925923924915
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921 922 923 92492091791891992192292091791891992192291591491692292292292392592492592592492592492492492592592392492492091992192292091992192291591491691791891591691791810:14:1 925925923924924RETAINING WALLSTAIRSBW:27.17TW:27.17TW:28.10TW:29.59TW:27.49TW:26.22BW:23.65BW:26.19BW:24.67BW:26.48BW:26.22TW:28.91TW:22.60TW:22.50TW:21.84TW:21.00BW:21.00BW:15.00BW:17.45BW:22.60TW:26.00BW:22.50TW:26.00TW:26.00TW:26.00BW:22.50BW:24.50BW:24.50BW:23.12TW:23.129229239259242.4%
2.
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925921
922
923
924920920918919921920917918919921925926923
9249209259199219229239249199229239249209
2
1
9
2
2925924926927925924
925926926
DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-301 GRADING PLAN 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:51:09 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 LOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR900EXISTING MINOR CONTOUREXISTING MAJOR CONTOURC-301GRADING PLAN( IN FEET )GRAPHIC SCALE01 inch = 30 ft.306030LEGEND64
SINGLE TRA
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DOUBLE TRAILERDOUBLE TRAILERSINGLE TRAILERSINGLE TR
A
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SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE T
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TR
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TR
A
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2261011031051071
09
1111
13
1
15
1
17
119121123120118116114112110108106104102201203205207209211213202204206208210212214216218220228230SINGLE T
R
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224DOUBLE TRAILER
DOUBLE TRAILER
SINGLE TRAILER
SINGLE TRA
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DOUBLE TRAILERDOUBLE TRAILERSINGLE TRAILERSINGLE TR
A
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SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE T
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TR
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TR
A
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2261011031051071
09
1111
13
1
15
1
17
119121123120118116114112110108106104102201203205207209211213202204206208210212214216218220228230SINGLE T
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224DOUBLE TRAILER
DOUBLE TRAILER
SINGLE TRAILERKENZIE
TERRACENE STINSON PKWYALLEY►►►►►►IIII I I IIII920925918918918919919919924
926927 927925925 925 925925930925925915915920920925920920920920925925925925 925925925925925925 915915920920915
912
9
1
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913913914916
917
918
919
91592091
1911
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913914 916917918919921915 915
914914
916916
917917
918919915915913913
914914916917918920 925925925 ►►►►►►►►►►►►8" GV8" DIP►►►►►►►►►►
►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►6" GV6" HYDRANT6" GVFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMIIIIIIIIIIIIIIIIIIIII8" DIP8" DIP8" DIP6" DIP6" HYDRANT4" DIP4" DIP8" DIP8" DIP8" DIP8" DIP 8" DIPI IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII6" DIP6" HYDRANT6" HYDRANT6" DIP 6" DIP6" DIP6" DIP6" DIP6" HYDRANT►►►►►►►►►►►►II4" DOMESTIC WATER SERVICEVERIFY INVERT, MATERIAL,LOCATION WITH MEP PLANS4" FIRE SERVICEVERIFY INVERT, MATERIAL,LOCATION WITH MEP PLANS8" SANITARY SERVICEPROPOSED INV. = 908.89VERIFY LOCATION,MATERIAL, AND INVERTWITH MEP PLANS.LS-1RIM=915.358" INV IN=902.00 (S)8" INV IN=902.00 (SW)8" INV IN=902.00 (E)6" INV OUT=902.00 (NE)SSMH-04SSMH-03SSMH-02RIM=906.888" INV IN=903.42 (S)8" INV IN=903.42 (W)8" INV IN=903.42 (E)8" INV OUT=903.32 (N)SSMH-08RIM=923.328" INV IN=908.10 (SW)8" INV OUT=908.00 (NE)SSMH-07SSMH-06SSMH-12RIM=909.828" INV IN=906.36 (SW)8" INV OUT=906.26 (E)SSMH-11SSMH-10SSMH-09SSMH-14SSMH-13SSMH-058" PVC8" PVC 132 LF OF 8" PVC @ 1.00%164 LF OF 8" PVC @ 1.00%8" PVC8" PVC284 LF OF 8" PVC @ 1.00%8" PVC 8" PVC8" PVC8" PVC8" PVC8" PVC40 LF OF 8" PVC @ 2.00%CONNECT TO EXISTING LIFT STATION.EXISTING LIFT STATION TO BECONVERTED TO REGULAR MANHOLE.VERIFY LOCATION AND INVERT.CONNECT TO EXISTING8" WATERMAIN6" PVCEXMH-15RIM=917.206" INV IN=904.10 (W)CORE DRILL AND CONNECT TOEXISTING MANHOLERELOCATE HYDRANT AND CONNECTTO EXISTING WATERMAIN. VERIFYLOCATION AND INVERT.STORMWATERPONDSTORMWATERPOND8"X6" TEE8" 90° BEND8"X4" TEE8"X4" TEE8"X6" REDUCER8" 90° BEND8"X8" TEE6" 90° BEND8" 11.25° BEND8" 22.5° BEND8" 11.25° BEND8"X6" TEE8" 11.25° BEND8" DIP
CONNECT TO EXISTING8" WATERMAINAIR RELEASE MH►►4-STORYSENIOR LIVINGBUILDINGFFE=926.00LLE=915.00►►►►►►8" DIPDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-401 UTILITY PLAN 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:51:53 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 EXISTING MINOR CONTOUREXISTING MAJOR CONTOUREXISTING SANITARY MANHOLEEXISTING STORM SEWER INLETEXISTING STORM SEWEREXISTING SANITARY SEWEREXISTING WATERMAIN►►►►STORM SEWER►►SANITARY SEWERIIWATERMAINSTORM MANHOLESTORM CATCH BASINSANITARY MANHOLEHYDRANTFMFMSANITARY FORCEMAINGATE VALVEFLARED END SECTIONPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR900C-401UTILITY PLANLOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARY( IN FEET )GRAPHIC SCALE01 inch = 60 ft.6012060LEGEND914.0065
SINGLE TRA
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DOUBLE TRAILERDOUBLE TRAILERSINGLE TRAILERSINGLE TR
A
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SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE T
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TR
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2261011031051071
09
1111
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1
15
1
17
119121123120118116114112110108106104102201203205207209211213202204206208210212214216218220228230SINGLE T
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224DOUBLE TRAILER
DOUBLE TRAILER
SINGLE TRAILER
SINGLE TRA
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DOUBLE TRAILERDOUBLE TRAILERSINGLE TRAILERSINGLE TR
A
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SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE T
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERDOUBLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER
SINGLE TRAILERSINGLE TRAILERSINGLE TR
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A
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2261011031051071
09
1111
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1
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119121123120118116114112110108106104102201203205207209211213202204206208210212214216218220228230SINGLE T
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224DOUBLE TRAILER
DOUBLE TRAILER
SINGLE TRAILERKENZIE
TERRACENE STINSON PKWYALLEYIIII I I IIII►►►►►►►►►►
►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►IIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII925 925924924 925 923924 920919921922916917918915914920919921925923924 922925925924915913913914920917918919921922923920917917918919921921921922922 921923925 926 927924925926926925925925 923924920917918919921922923923
915915
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914914
916916
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1
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7 289 LF OF 12" RCP @ 0.42%FES-112" INV=912.30►►►►►►►►►►►►922 922923 923IIFES-612" INV=913.0026 LF OF 12" RCP @ 0.35%STMH-2RIM=915.3012" INV IN=912.91 (W)12" INV IN=912.91 (N)12" INV OUT=912.91 (SE)186 LF OF 12" RCP @ 0.33%4-STORYSENIOR LIVINGBUILDINGFFE=926.00LLE=915.00STORMWATER PONDNWL=919.00HWL=920.76STORMWATER PONDNWL=917.00HWL=921.75920916917918919921922923924►►►►►►►►925926925925923924 920917918919921922915920916917918919921922923924120'40'920917918919921920
918
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DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-501 STORM SEWER PLAN 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:52:46 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2
C-501OVERALL STORMSEWER PLAN( IN FEET )GRAPHIC SCALE01 inch = 60 ft.6012060LEGENDLOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYSEE SHEET C-502EXISTING MINOR CONTOUREXISTING MAJOR CONTOUR►►►►STORM SEWER►►SANITARY SEWERIIWATERMAINSTORM MANHOLESTORM CATCH BASINSANITARY MANHOLEHYDRANTGATE VALVEFLARED END SECTIONEXISTING STORM SEWERPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR90066
SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER101
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SINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILERSINGLE TRAILER101
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NE STINSON PKWYALLEY IIIIIIIIIIIIII I I I I I I I I ►►►►►►►►►►►►►►►►►►►►►►
►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►
►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►IIIIIIIIIIIIIIIIIII I I I IIIIIIIIIIIIIIIIIIIIIIIIIIIII I I I I I I I IIIIIIIIIIIIIIIII4-STORYSENIOR LIVING BUILDINGFFE=926.00LLE=915.00STORMWATER PONDNWL=919.00HWL=920.76STORMWATER PONDNWL=917.00HWL=921.75CBMH-19RIM=923.0312" INV IN=919.74 (N)15" INV OUT=919.74 (S)161 LF OF 15" RCP @ 0.50%CBMH-18RIM=923.6115" INV IN=918.94 (N)15" INV OUT=918.94 (S)56 LF OF 15" RCP @ 0.50%OCS-16RIM=925.0315" INV IN=917.85 (W)15" INV OUT=917.85 (E)27 LF OF 15" RCP @ 2.15%FES-1415" INV=917.00925925924924925923924920 919921922 916917918915914920919921925 923924922925
925924915913913914920917918919921922923920917
917918919921921 921922922921923925926927
924925926926925925925
923924 920 918919921922923923920916917918919
91592091691791891962 LF OF 10" PVC @ 2.00%55 LF OF 10" PVC @ 2.00%10" PVC STORM SERVICEINV=922.50SEE PLUMBING PLANS FOR CONTINUATIONVERIFY LOCATION AND ELEVATION10" PVC STORM SERVICEINV=922.50SEE PLUMBING PLANS FOR CONTINUATIONVERIFY LOCATION AND ELEVATIONFES-1318" INV=919.0089 LF OF 18" RCP @ 0.35%FES-915" INV=919.0013 LF OF 15" RCP @ 0.00%OCS-8RIM=921.9715" INV IN=919.00 (W)12" INV OUT=919.00 (SE)90 LF OF 12" RCP @ 0.35%CBMH-12RIM=921.5612" INV IN=919.31 (S)18" INV OUT=919.31 (NW)FES-515" INV=917.0032 LF OF 15" RCP @ 0.00%OCS-4RIM=922.0015" INV IN=917.00 (SW)12" INV OUT=917.00 (N)191 LF OF 12" RCP @ 0.30%104 LF OF 12" RCP @ 0.48%STMH-3RIM=922.4412" INV IN=914.13 (S)12" INV OUT=914.13 (E)289 LF OF 12" RCP @ 0.42%FES-712" INV=916.53INLINE FILTER SYSTEM►►►►►►►►►►►►►►►►CB-10RIM=922.8712" INV OUT=919.79 (N)34 LF OF 12" RCP @ 0.35%CBMH-11RIM=922.8712" INV IN=919.67 (S)12" INV OUT=919.67 (N)104 LF OF 12" RCP @ 0.35%INLINE FILTER SYSTEM922922 923923
IIIITRENCH DRAINRIM=914.90920
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►►►►►►CBMH-15RIM=921.9860 LF OF 15" RCP @ 0.45%23 LF OF 15" RCP @ 2.81%UNDERGROUND STORMWATERCHAMBER SYSTEMINV=918.00HWL=921.75►►►►►►►►►►►►►►►►►►STMH-20RIM=924.7710" INV IN=921.27 (E)12" INV OUT=920.54 (S)161 LF OF 12" RCP @ 0.50%32 LF OF 15" RCP @ 0.50%INV=918.50INV=918.50925926925925923924920917918919921922915
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920 917918919921920918919921925924920919921920
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DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-501 STORM SEWER PLAN 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:53:35 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 1. SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.2. UNDERGROUND STORMWATER CHAMBER SYSTEM DETAILS:2.1. ADS STORMTECH SC-740 OR APPROVED EQUAL2.2. 30" TALL CHAMBERS2.3. 120'X40' FOOTPRINT (INCLUDING STONE EMBEDMENT)2.4. BOTTOM OF FOUNDATION STONE=918.002.5. CHAMBER INVERT=918.502.6. TOP OF CHAMBER=921.002.7. TOP OF EMBEDMENT STONE=921.50NOTESC-502ENLARGEDSTORM SEWERPLAN( IN FEET )GRAPHIC SCALE01 inch = 30 ft.306030LEGENDLOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYEXISTING MINOR CONTOUREXISTING MAJOR CONTOUR►►►►STORM SEWER►►SANITARY SEWERIIWATERMAINSTORM MANHOLESTORM CATCH BASINSANITARY MANHOLEHYDRANTGATE VALVEFLARED END SECTIONEXISTING STORM SEWERPROPOSED MINOR CONTOUR901PROPOSED MAJOR CONTOUR90067
1C-801SILT FENCE MACHINE SLICEDNOT TO SCALE2C-801EROSION CONTROL BLANKET INSTALLATIONNOT TO SCALE4C-801INLET PROTECTION CATCH BASIN INSERTNOT TO SCALE3C-801STABILIZED CONSTRUCTION EXITNOT TO SCALE5C-801SLOPE TRACKING NOT TO SCALEDIRECTION OFSURFACE FLOWANCHOR TRENCH INSTALLATION:1. DIG 6" X 6" TRENCH2. LAY BLANKET IN TRENCH3. STAPLE AT 1.5' INTERVALS4. BACKFILL WITH NATURAL SOIL ANDCOMPACTOVERLAP END JOINTS MINIMUMOF 6" AND STAPLE OVERLAPAT 18" INTERVALSOVERLAP LONGITUDINALJOINTS MINIMUM OF 6"STAPLE DENSITY SHALL BE AMINIMUM OF 3 U-SHAPED 8",11 GAUGE METAL STAPLES PERSQUARE YARD (THIS MAY VARY ASDIRECTED BY THE CITY)ANCHOR TRENCH (SEE DETAILAND NOTES BELOW)ISOMETRICSEE GENERAL NOTESFOR BLANKET TYPESTAPLEBACKFILLEROSIONCONTROLBLANKETANCHOR TRENCH DETAIL6"6"12" TO 36"DIRECTION OF RUNOFFSTEEL FENCE (T-POST) MINIMUM 5'LONG, MAX6' SPACINGATTACH FABRIC TO POST WITH MINIMUM 3 ZIP TIES (50 LB TENSILE) PER POST IN TOP 8" OF FABRICGEOTEXTILE FABRIC OVERLAP FABRIC 6" ANDFASTEN AT 2' INTERVALSLAY FABRIC IN TRENCHFABRIC ANCHORAGE TRENCH BACKFILLTRENCH WITH TAMPED NATURAL SOILSUPPORT POST ANCHORAGE WITHTAMPED NATURAL SOILSECTION6"MIN.24" MIN.POSTEMBEDMENT8"MIN.NOTES:1.FILTER FABRIC SHALL BE PLACED UNDER ROCK TO STOP MUD MIGRATIONTHROUGH ROCK.2.ENTRANCE MUST BE MAINTAINED TO PREVENT SEDIMENTATION ON PUBLICROADWAYS.3.FUGITIVE ROCKS SHALL BE REMOVED FROM ADJACENT ROADWAYS DAILY ORMORE FREQUENTLY AS NECESSARY.ROAD1" - 2" WASHED ROCK18" MIN. CUT OFF BERM TOMINIMIZE RUNOFF FROM SITEISOMETRICISOMETRICCURB AND GUTTEROVERFLOW IS 1/2 OF THECURB BOX HEIGHTDEFLECTOR PLATEOVERFLOW IS 1/2 OF THECURB BOX HEIGHTOVERFLOW AT THE TOP OF THEFILTER ASSEMBLYCURB10" FILTER ASSEMBLYHIGH-FLOW FABRICWIMCO ROAD DRAIN CG-3067 HIGH FLOWINLET PROTECTION CURB AND GUTTERMODEL OR APPROVED EQUAL.NOTES:1.ALL SLOPES WITH A GRADE EQUAL TO OR STEEPER THAN 3:1 REQUIRE SLOPETRACKING.2.SLOPES WITH A GRADE MORE GRADUAL THAN 3:1 REQUIRE SLOPE TRACKING IF THESTABILIZATION METHOD IS EROSION CONTROL BLANKET OR HYDROMULCH.UNDISTURBED VEGITATIONSLOPETRACKED EQUIPMENT TREADSCREATE GROOVES PERPENDICULARTO SLOPE DIRECTIONISOMETRIC6C-801BEDDING METHODS FOR PVC AND HDPENOT TO SCALE7C-801BEDDING METHODS FOR RCP, CMP & DIPNOT TO SCALEPIPE FOUNDATION & BEDDING IN GOOD SOILSPIPE FOUNDATION & BEDDING IN POOR SOILSNOTE:1."D" DENOTES OUTSIDE DIAMETER OF PIPED+12" MIN.6"12"DGRANULAR FILL.MNDOT SPEC. 3149.2.F(MODIFIED - 100%PASSING 3/4 INCHSIEVE)COMPACTED BACKFILLCOARSE FILTER AGGREGATEMNDOT SPEC 3149.2HCOMPACTED BACKFILLDD+12" MIN.12"6"NOTE:1."D" DENOTES OUTSIDE DIAMETER OF PIPE2000# CONCRETECOMPACTED BACKFILLCOARSE FILTER AGGREGATEMNDOT SPEC. 3149.2HCOMPACTED BACKFILLCLASS A (LOAD FACTOR 2.3)CLASS B (LOAD FACTOR 1.9)CLASS C-1 (LOAD FACTOR 1.5)CLASS C-2 (LOAD FACTOR 1.5)COMPACTED BACKFILLCOARSE FILTER AGGREGATEMNDOT SPEC. 3149.2HCOMPACTED BACKFILLDD+12" MIN.D/2D/2
D/2
D/4 BUT NOT
LESS THAN 6"D+12" MIN.D+12" MIN.D/2DDDD+12" MIN.D/2D/4 BUT NOT
LESS THAN 6"8C-801SANITARY SEWER MANHOLENOT TO SCALEMANHOLE STEPS SHALL BE PLACED SO THATOFFSET VERTICAL PORTION OF CONE ISFACING DOWNSTREAMNEENAH R-1642 FRAME AND COVER OR EQUAL,LETTERED "SANITARY SEWER" WITH 2CONCEALED PICK HOLES AND SELF SEALING LID.27"7"GROUT BOTTOM OF MANHOLE TO 1/2 DIAMETER AT PIPEAND SLOPE GROUT 2" TOWARD INVERT. MORTAR SHALLBE AIR ENTRAINED UNDERGROUND UTILITY MORTARWHICH MEETS OR EXCEEDS ASTM C270 AND ASTM 387.36" - 48"5" MIN.12"VARIES
VARIES48" TYP.6"MINIMUM OF 2, MAXIMUM OF 5 CONCRETE ADJUSTMENTRINGS WITH FULL BED OF MORTAR BETWEEN EACH RING. 1RING WITH MORTAR = 0.2'. INTERIOR I&I BARRIER (EULL'SOR APPROVED EQUAL) SHALL BE INSTALLED INSIDE THECASTING AND ALL ADJUSTMENT RINGS. ALTERNATEINFILTRATION BARRIER SYSTEMS MUST BE APPROVED BYENGINEER. ONLY PLASTIC SHIMS SHALL BE ALLOWED IFNEEDED. ALL INFILTRATION AREAS SHALL BE REPAIREDUNTIL MANHOLE IS WATER TIGHT.MANHOLE STEPS, COPOLYMER POLYPROPYLENE PLASTIC, WITH1/2" GRADE 60 STEEL REINFORCEMENT OR EQUAL, 16" O.C.ALL JOINTS IN MANHOLE TO HAVE PROFILE GASKETS PERASTM C443PROVIDE EXTERNAL NEOPRENE SEAL ON ALL JOINTS(GATOR WRAP OR APPROVED EQUAL)PIPE SHALL BE CUT 2" FROM INSIDE FACE OF WALLKOR-N-SEAL MANHOLE CONNECTOR OR APPROVEDEQUAL. ALL DOG HOUSES SHALL BE GROUTED ONINSIDE AND OUTSIDE.MINIMUM THICKNESS OF PRECAST BASE IS 6" FORSTRUCTURES 14" DEEP OR LESS, AND INCREASES 1" INTHICKNESS FOR EVERY 4' OF DEPTH GREATER THAN14'. REINFORCE IN ACCORDANCE WITH MNDOTSTANDARD PLATE 4011E.PLANSECTIONPRECASTREINFORCEDMANHOLEDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:54:07 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:54:07 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2
C-801DETAILS68
6C-802STORM SEWER MANHOLENOT TO SCALE7C-802CATCH BASIN MANHOLENOT TO SCALE8C-80224"X36" CATCH BASINNOT TO SCALE7"VARIES 12"36" - 48"5" MIN.27"VARIES48" TYP.3"AC2VARIES48" TYP.5" MIN.3"VARIES 12"PIPEDIA.B
A3"24"
12"
6"24" X 36"5" MIN.6" MIN.36" MIN.BACK OF CURBGROUT BOTTOM OF MANHOLE TO A MINIMUM OF 1/2DIAMETER AT PIPE AND SLOPE GROUT 2" TOWARD INVERT.MANHOLE STEPS SHALL BE PLACED SO THATOFFSET VERTICAL PORTION OF CONE IS FACINGDOWNSTREAM FOR ALL PIPES UP TO 24''. PLACESTEPS ON RIGHT HAND SIDE WHEN FACING DOWNSTREAM FOR ALL PIPES 24'' AND OVERNEENAH R1642 FRAME AND COVER OR EQUALLETTERED, "STORM SEWER", WITH 2 CONCEALEDPICK HOLESMINIMUM OF 2 MAXIMUM OF 5 CONCRETEADJUSTMENT RINGS WITH FULL BED OF MORTARBETWEEN EACH RING. 1 RING WITH MORTAR = 0.2'.INSTALL INTERNAL I&I BARRIER EULL'S ORAPPROVED EQUAL. ONLY PLASTIC SHIMS SHALL BEALLOWED IF NEEDED. MORTAR SHALL BE AIRENTRAINED UNDERGROUND UTILITY MORTARWHICH MEETS OR EXCEEDS ASTM C270 AND ASTMC387.MANHOLE STEPS, COPOLYMER POLYPROPYLENEPLASTIC, WITH 1/2" GRADE 60 STEELREINFORCEMENT OR EQUAL, 16" ON CENTER. (NOSTEPS ALLOWED IN UPPER 27" BARREL.)ALL JOINTS IN MANHOLE TO HAVE PROFILEGASKETS PER ASTM C443PIPE SHALL BE CUT OUT 2" FROM INSIDE FACE OFWALL.MINIMUM SLAB THICKNESS 6" FOR STRUCTURES 14'IN DEPTH OR LESS. INCREASE THICKNESS 1" FOREACH ADDITIONAL 4' OF DEPTH, AND REINFORCE INACCORDANCE OF MNDOT STANDARD PLATE 4011E.MINIMUM OF 2 MAXIMUM OF 5 CONCRETEADJUSTMENT RINGS WITH FULL BED OF MORTARBETWEEN EACH RING. 1 RING WITH MORTAR = 0.2'.INSTALL INTERNAL I&I BARRIER EULL'S ORAPPROVED EQUAL. ONLY PLASTIC SHIMS SHALL BEALLOWED IF NEEDED. MORTAR SHALL BE AIRENTRAINED UNDERGROUND UTILITY MORTARWHICH MEETS OR EXCEEDS ASTM C270 AND ASTMC387.6" MIN. PRECAST REINFORCED CONCRETE MANHOLESLAB, REINFORCED IN ACCORDANCE WITH MNDOTPLATE 4020.TOP OF BARREL SECTION UNDER TOP SLAB TOHAVE FLAT TOP EDGE SEALED WITH 2 BEADS OFRAMNEK OR APPROVED EQUAL. EXTERNAL WRAP(GATOR WRAP OR APPROVED EQUAL) REQUIREDALL JOINTS IN MANHOLE TO HAVE PROFILEGASKETS PER ASTM C4434" PVC DRAINTILE CONNECTION (IF IDENTIFIEDON THE PLANS). PIPE SHALL BE CUT OFF 2"FROM INSIDE FACE OF WALL.MINIMUM SLAB THICKNESS 6" FOR STRUCTURES 14' INDEPTH OR LESS. INCREASE THICKNESS 1" FOR EACHADDITIONAL 4' OF DEPTH, AND REINFORCE INACCORDANCE OF MNDOT STANDARD PLATE 4011E.GROUTCATCHBASIN CASTING NEENAHR3067-V-VB OR EQUALFACE OF CURBMINIMUM OF 2 MAXIMUM OF 5 CONCRETEADJUSTMENT RINGS WITH FULL BED OF MORTARBETWEEN EACH RING. 1 RING WITH MORTAR = 0.2'.INSTALL EXTERIOR INFI-SHIELD OR APPROVEDEQUAL.ONLY PLASTIC SHIMS SHALL BE ALLOWED IFNEEDED. MORTAR SHALL BE AIR ENTRAINEDUNDERGROUND UTILITY MORTAR WHICH MEETS OREXCEEDS ASTM C270 AND ASTM C387.4'' PVC DRAINTILE CONNECTION (IFINCLUDED ON PLANS)GROUT TO HALF DIA. OF PIPE4" PVC DRAINTILE CONNECTION (IFIDENTIFIED ON PLANS). NO BENDSGREATER THAN 45° SHALL BE ALLOWEDDOG HOUSES MUST BE GROUTED BOTH INSIDE ANDOUTSIDE OF STRUCTURE. WASTERSTOP GROUTRING (RCP) OR WATERTIGHT BOOT (PVC) REQUIREDGROUTDOG HOUSES MUST BE GROUTED BOTH INSIDE ANDOUTSIDE OF STRUCTURE. WASTERSTOP GROUTRING (RCP) OR WATERTIGHT BOOT (PVC) REQUIRED4" PVC DRAINTILE (IF IDENTIFIED ON THE PLANS). NOBENDS GREATER THAN 45° SHALL BE ALLOWEDDOG HOUSES MUST BE GROUTED BOTH INSIDE ANDOUTSIDE OF STRUCTURE. WASTERSTOP GROUTRING (RCP) OR WATERTIGHT BOOT (PVC) REQUIREDORIENT GRATEWITH DIRECTION OFFLOWEDGE OF GUTTERFLOWPLANSECTIONPLANSECTIONCLPLANSECTIONNOTES:1.22" BREAKOFF SECTION2.LEFT HAND OPERATING NUT (1 1/2"POINT TO FLAT)3.PAINT BARREL SECTION RED TOGRADE4.PLUG DRAIN HOLES ONLY IFDIRECTED BY CITY ENGINEER5.SEE DETAIL WAT-01 FORINSTALLATION DETAILSNOZZLE ARRANGEMENT(THREE TOTAL)·(2) 2 1/2" NOZZLES, PLUS·(1) 5" STORZ PUMPER NOZZLENORMAL GROUND LINENOTE:HYDRANT SHALL BE PACER MODEL WB67-2503'STAINLESS STEEL BRACKET TOPERMANENTLY SECURE ACCESSBOX TO GRADE FLANGE1.ABOVE GROUND TEST STATIONSHALL BE COBRA T3 (T2-R75) ORAPPROVED EQUAL. OUTDOORRATED PVC CONDUIT SHALL BEINSTALLED FROM BOTTOM OFTEST STATION TO 2' BELOWFINISH GRADE.2.INSTALL TRACER WIRE TOMIDDLE TERMINAL3.INSTALL GROUNDING ANODEWIRE TO BOTTOM TERMINAL4.CONNECT JUMPER BETWEENMIDDLE AND BOTTOM TERMINAL3.0'3'5'#12 AWG COPPER CLAD STEELCORE WIRE WITHMIN. BREAK LOAD OF 270 LBSFOR OPEN CUT INSTALLRATED FOR 30 VOLTS.45 MIL HMWPE JACKET.NOTES:1.FACTORY INSTALLED PLUGS REQUIRED WHENEVER HYDRANTS ARE INSTALLED IN AREAS WITH HIGHGROUNDWATER LEVEL, AS DETERMINED BY DEWATERING REQUIREMENTS AND THE CITY ENGINEER.THE MAIN NOZZLE SHALL BE PAINTED BLUE FOR ALL HYDRANTS WITH PLUGGED DRAIN HOLES.2.ALL DUCTILE IRON WATERMAIN FITTINGS SHALL BE FUSION BONDED EPOXY COATED.3.HYDRANTS SHALL BE MARKED WITH STAINLESS STEEL TAG FROM FACTORY.4.CONTRACTOR SHALL SUPPLY TWO HYDRANT FLAGS, ONE TO BE INSTALLED ON THE HYDRANT ANDTHE SECOND DELIVERED TO CORCORAN PUBLIC WORKS.5.ALL HYDRANT LEADS ARE TO BE CONSTRUCTED WITH POLYWRAPPED DIP, CLASS 52.6.PROVIDE POLYWRAP UP THE HYDRANT BARREL TO THE BREAK OFF FLANGE.7.ALL WATERMAIN BOLTS SHALL BE COR-BLUE OR APPROVED EQUAL.8.HYDRANTS SHALL BE PAINTED IN ACCORDANCE WITH THE FOLLOWING SCHEDULE: FLOW RATE OF1,000 GPM OR MORE - GREEN; FLOW RATE BETWEEN 500 GPM AND 1,000 GPM - YELLOW; FLOW RATEOF 500 GPM OR LESS - RED.9.ABOVE GROUND TEST STATION SHALL BE COBRA T3 (T2-R75) OR APPROVED EQUAL. OUTDOORRATED PVC CONDUIT SHALL BE INSTALLED FROM BOTTOM OF TEST STATION TO 2' BELOW FINISHGRADE. SEE DETAIL WAT-11 FOR CONNECTION DETAILS.10.MIN 1 LB. DRIVE IN ANODE WITH MIN. 20' WIRE LEAD.11.CONNECTORS SHALL BE DRY CONN DIRECT BURY LUG AQUA, PRO-TRACE DB OR APPROVED EQUAL12.CONTRACTOR SHALL SUPPLY 1 HYDRANT WRENCH FOR EVERY PHASE OR EVERY 5 HYDRANTSINSTALLED, WHICHEVER IS GREATER.7.5' MIN.TOP1'CONNECTTRACER WIRETO MAINTRACER WIREGROUNDING ANODE(MIN 3' BURY)ABOVE GROUND TESTSTATION.GATE VALVEEXTENSION RODVERIFY THREAD TYPEWITH FIRE DEPT.WATEROUS PACERMODEL WB-67-250 HYDRANTHYDRA-FINDER TYPEHYDRANT FLAG1.5 CUBIC YARDS GRAVELOR CRUSHED ROCK.COVER WITH POLYETHYLENEWRAP8" CONCRETE BLOCKTIE ALL FITTINGS WITH MIN. OF TWO, 3/4" DIAMETER RODS(STAINLESS STEEL OR EPOXY COATED), OR WITH MEGALUGSWATER7.5' MINIMUM COVER REQUIRED OVERTOP OF WATER MAIN.DROP LIDTYLERMUELLERBIBBY-STE-CROIXNo. 6860 No.H-10361 No.B-5160ADJUST TOP TO 1/2" BELOW GRADE. BOX TOBE SET TO PROVIDE 12" OF ADJUSTMENT.GRADEGATE VALVE BOX·SCREW TYPE,·3 PIECE,·5 1/4" SHAFT,·SIZE G BOX,·7'-6" EXTENDED,·#6 ROUND BASETYLER NO. 6860MUELLER NO. H-10357BIBBY-STE-CROIX B-5001ALL VALVE BOX COMPONENTSSHALL BE MANUFACTURED IN THEU.S. OR CANADA, OR AS APPROVEDBY THE CITY ENGINEER.RESILIANT WEDGE VALVECONFORMING AWWA C-509-80STANDARDS INSTALLED WITH A VALVEBOX ADAPTER TYPE II.8" CONCRETE BLOCKNOTE:ALL WATERMAIN BOLTS ARE TO BE COR-BLUE OR AN APPROVED EQUALTOPTYLERMUELLERBIBBY-STE-CROIXNo. 6860H-10361VB50226"26"27"MUELLERTYLERNo. 58No. 59No. 60No. 58No. 5914"18"24"14"20"BIBBY-STE-CROIXVB520VB521VB522VB523No. 57No. 58No. 59No. 609"14"20"26"BOTTOMTYLERMUELLERBIBBY-STE-CROIXNo. 6860H-10361VB51665"65"60"ADAPTOR REQUIRED ON ALL GATEVALVESEXTENSIONS REQUIRED ON ALLGATE VALVESEXTENSION SHALL BE WITHIN 1-2'OF FINISHED GRADECOPPER TRACER WIREINSTALLED ON ALL PVCWATER MAINMEGALUGS (TYP)GATE VALVE ADAPTOR 1/4" STEELWITH PROTECTIVE COATINGBASEEXTENSION1/2" RUBBER GASKET INSTALLEDBETWEEN THE GATE VALVE ANDGATE VALVE ADAPTORNUT CAPWITHCHAIN5" PUMPER CONNECTION (STORZ NOZZLE)2 1/2" HOSE CONNECTION(THREAD SIZE 3.062" O.D., 7 1/2 TPI)NOZZLE SECTIONHYDRANT LOCATORSUPPLIED W/EACH HYDRANT3322112'-0"1'-6"D2'-8"2'-1"B90° BEND1'-6"1'-5"D2'-1"1'-5"B45° BEND1'-5"1'-5"D1'-5"1'-5"B22 1/2° BENDBUTTRESS DIMENSIONS8"6"SIZEPIPEB1B23SECTION A-AAAAAAAAAAB90°6"16"20"24"3'-0"3'-6"4'-4"2'-0"2'-8"3'-0"3'-10"5'-6"6'-10"3'-0"3'-4"3'-10"6'-2"8'-4"9'-8"3'-6"4'-0"5'-0"2'-6"4'-9"2'-0"3'-4"1'-10"1'-10"12"6'-0"17'-0"6'-0"9'-3"--30"321C1,C2,C3NOTE: ALL WATERMAIN BOLTS SHALL BE COR-BLUE OR APPROVED EQUALNOTES:1.SHAPE OF BACK OF BUTTRESSMAY VERY AS LONG AS POUREDAGAINST FIRM UNDISTURBEDEARTH.2.DIMENSION C1, C2, C3 SHOULDBE LARGE ENOUGH TO MAKEANGLE Ø EQUAL TO OR LARGERTHAN 90°.3.DIMENSION A1, A2, A3 SHOULDBE AS LARGE AS POSSIBLEWITHOUT INTERFERING WITH MJBOLTS.4.ANGLE SHALL BE 45° MINIMUM.5.PLACE POLYETHYLENEBETWEEN CONCRETE & PIPE.6.MEGALUGS SHALL BE INSTALLEDON ALL BENDS.APLAN 3 WAY TEES4 x DIAD1,D2,D3 3'Min.VARIABLECONCRETEUNDISTURBED EARTHBEDDING MATERIALCONCRETE SHALL BE IN CONTACTWITH THIS QUADRANT OF PIPE∠=(SEE NOTE 4)PLAN 22 1/2° BENDSPLAN 45° BENDSPLAN 90° BENDS∠=(SEE NOTE 4)∠=(SEE NOTE 4)∠=(SEE NOTE 4)NOTE:1.ALL FITTINGS SHALL BE FUSION BONDED EPOXY COATED DUCTILE IRON TO MEET OREXCEED ANSI/AWWA C550 AND C116/A21.116 REQUIREMENTS.2.MEGALUGS, IF USED SHALL BE SNUG FIT ON CIP WATER MAIN AND SHALL BOLTS SHALLNOT BE "SNAPPED" TIGHT.3.SELECT GRANULAR WILL BE REQUIRED BETWEEN INSULATION, WATER MAIN, ANDOBSTRUCTION.4.ALL BENDS SHALL HAVE MEGALUGS OR TIE RODS WITH BLOCKING.5.COPPER TRACER WIRE SHALL BE USED ON PVC WATERMAIN.6.ALL WATERMAIN BOLTS SHALL BE COR-BLUE OR APPROVED EQUAL.MIN.
2'-0'
MIN 7.5'
SEE PLAN
GRADE45° BENDMINIMUM 4" INSULATIONOBSTRUCTIONMECH.COMPACTEDSELECT GRANULARVARIABLE PVCWATER MAIN3/4" STAINLESS OR EPOXYCOATED TIE RODS, ORMEGALUGSSELECT GRANULAR3/4" STAINLESS OR EPOXYCOATED TIE RODS, ORMEGALUGS.45° BEND3/4" STAINLESS OREPOXY COATED TIERODS, ORMEGALUGS.6"CL3C-802TYPICAL HYDRANT INSTALLATIONNOT TO SCALE5C-802HYDRANTNOT TO SCALE2C-802GATE VALVE AND BOX INSTALLATIONNOT TO SCALE1C-802CONCRETE THRUST BLOCKINGNOT TO SCALE4C-802WATER MAIN OFFSETNOT TO SCALEDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:54:34 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:54:34 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2
C-802DETAILS69
1C-80327" Ø CATCH BASINNOT TO SCALE2C-803RCP FLARED END SECTION AND TRASH GUARDNOT TO SCALE3C-803RIPRAP AT OUTLETSNOT TO SCALE5C-803CONCRETE TRENCH DRAINNOT TO SCALE5" MIN.27" DIA.3"VARIES
5DDH6"24" MAX.36" MIN.TIE LAST 3 PIPE JOINTS. USE 2 TIE BOLT FASTENERSPER JOINT. INSTALL AT 60° FROM TOP OR BOTTOMOF PIPE. FOR PIPES SEGMENTS WITH FES ON BOTHENDS, ALL PIPE SEGMENTS SHALL BE TIEDPROVIDE 3 ANCHOR CLIPS TO FASTEN TRASHGUARD TO FLARED END SECTION. HOT DIPGALVANIZE AFTER FABRICATION.RIPRAP (PERTABLE BELOW)RIPRAPRIPRAPGEOTEXTILE FILTER-TYPE IVGEOTEXTILE FILTER-TYPE IVPRECAST REINFORCEDCONCRETE STRUCTUREMINIMUM SLAB THICKNESS6" FOR STRUCTURES 14' INDEPTH OR LESS. INCREASETHICKNESS 1" FOR EACHADDITIONAL 4' OF DEPTH,AND REINFORCE INACCORDANCE OF MNDOTSTANDARD PLATE 4011E.MINIMUM OF 2 MAXIMUM OF 5CONCRETE ADJUSTMENTRINGS WITH FULL BED OFMORTAR BETWEEN EACHRING. 1 RING WITH MORTAR =0.2'. INSTALL INTERNAL I&IBARRIER EULL'S ORAPPROVED EQUAL. ONLYPLASTIC SHIMS SHALL BEALLOWED IF NEEDED.MORTAR SHALL BE AIRENTRAINED UNDERGROUNDUTILITY MORTAR WHICHMEETS OR EXCEEDS ASTMC270 AND ASTM C387.6" MNDOT CLASS 5AGGREGATE BASE, 100% CRUSHEDSUBGRADE PREPARATIONNEENAH R-4990-CX TRENCHDRAIN W/ TYPE P GRATE#4 EPOXY COATED DEFORMED BARPROVIDE 3" CLEAR COVERCONCRETE TRENCHGROUT. SLOPE IN ONEDIRECTION TOWARD PIPERIPRAP TO EXTEND 2FEET AWAY FROM ANDBACKWARD 2 FEET FROMLIP OF FES (TYP.)BBAA4114ISOMETRICPLAN(ONE CUBIC YARD IS APPROX. 2,800 LBS)SECTION A-ASECTION B-BSLOPE BOTTOM OF TRENCH TOWARDDISCHARGE POINT AT 1% (TYP.)FLOWFLOWSLOPE 1%SECTIONPROFILEDRAIN45° PVC BENDOUTFLOW6C-806CURB TRANSITION AT CATCH BASINNOT TO SCALE7C-803ACCESSIBILITY SYMBOLNOT TO SCALEVARIES
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IONEXPANSION JOINTAASECTION A-ATOP OF CURB10' MIN TRANSITION2"EXPANSION JOINT
NO SCALE10' MIN TRANSITIONEXPANSION JOINTNOTES:1.AFTER INSTALLATION OF CURB &GUTTER, ENSURE EROSIONCONTROL MEASURES AREPROPERLY ESTABLISHED.2.TRANSITION SURMOUNTABLECURB & GUTTER INTO B618 TYPECURB & GUTTER AS ITAPPROACHES CATCH BASIN.3.DEPRESS CATCH BASIN 2" BELOWGUTTER LINE DESIGN GRADE.SURMOUNTABLE CURB(SEE STANDARD PLATESTREET 5 FOR DETAIL)CATCH BASIN FRAME & GRATENEENAH R-3067 V OR APPROVEDEQUALUSE BI-DIRECTIONAL CASTINGS ATLOW POINTS AND UNI-DIRECTIONALCASTINGS AT OTHER LOCATIONS2 #4-120"REBARS (TYP)GUTTER LINE DESIGN GRADEFRAME & CASTING2 #4-120" REBARS (TYP)ISOMETRIC11"
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24"24"18"10"5" (TYP)20"9.0°12"1' 6 3/4"26"4"4"6"BLUE HIGHWAY PAINTBACKGROUND 2 COATS (TYPICAL)INTERNATIONAL SYMBOL OFACCESSIBILITYAPPLIED TO THE CENTER OF EACHREQUIREDACCESSIBLE SPACE WITH BLUE PAINTBACKGROUNDAND WHITE PAINT FOR SYMBOL ANDPERIMETER EDGE5" WIDE WHITE STRIPING2 COATS (TYPICAL)FILL POST WITH CONCRETEMOUND SMOOTHLY AT TOP6" SCH. 40 STEEL PIPE FILLED W/ CONCRETEPROVIDE YELLOW IDEAL-SHIELD SLEEVEOVER PIPESLOPE TOP OF CONCRETESET POST IN CONCRETE36"24"6"12"4C-803BOLLARDNOT TO SCALEDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:54:47 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:54:47 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2
C-803DETAILS70
11C-804TYPICAL POND SECTIONNOT TO SCALE10'10H:1V SAFETY BENCHAREA TO BE SEEDED WITH BWSR W4MIX AND COVERED WITH CAT 1S ECB.NO POLY NET ALLOWEDBOTTOM:NORTH POND=914.00SOUTH POND=913.003H:1V4H:1V
14"7"136"6"1312"6.25% SLOPETOP OF BITUMINOUS MATERIAL3" R12 " R12" R12"18" B61812" B61224" B6246" CLASS 5AGGREGATE BASE(100% CRUSHED)8"3C-804CONCRETE CURB AND GUTTERNOT TO SCALE7C-804CONCRETE CURB AND GUTTER - TIP OUTNOT TO SCALE9C-804MEDIUM DUTY BITUMINOUS PAVEMENTNOT TO SCALE8C-804CONCRETE SIDEWALKNOT TO SCALE6C-804CONCRETE DRIVEWAY APRONNOT TO SCALE5C-804SIGN POSTNOT TO SCALE4C-804STANDARD PARKING LOT SIGNSNOT TO SCALE2C-804TYPICAL PAVEMENT MARKINGSNOT TO SCALE1C-804ACCESSIBILITY STRIPINGNOT TO SCALETOP OF BITUMINOUSMATERIAL12" R3" R136"12 " R6"1212"6" CLASS 5 AGGREGATEBASE (100% CRUSHED)MATCHROAD SLOPE12"8"7"18" B61812" B61224" B624COMPACTED SUBGRADE4" CONCRETE PAVEMENT (TYPE 3F52A)4" MNDOT CLASS 5 AGGREGATE BASE(100% CRUSHED)COMPACTED SUBGRADE2" BITUMINOUS WEAR COURSE(SPWEA340B) PER MNDOT 23608" MNDOT CLASS 5 AGGREGATEBASE (100% CRUSHED)BITUMINOUS TACK COATPER MNDOT 23572" BITUMINOUS NON-WEAR COURSE(SPNWA340B) PER MNDOT 2360SECTION A-AAPLANW18"VARIES - SEE PLANA6.25% GRADE6" X 6" #6 WELDED WIREMESH6" CLASS 5 BASE6" CONCRETEPAVEMENTCONTROL JOINTSMAX SPACING 8'EXPANSION JOINT (TYPICAL)NO SCALENO SCALE3"MIN 1% GRADEVARIES - SEE PLAN18"NOTES:1.CONTROL JOINT SPACING SHALL BE A MAXIMUM OF 12 FEET.ASPECT RATIO BETWEEN L AND W SHALL NOT EXCEED 1.5:1.B618 CURBANDGUTTERR25'R
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'POUR CURB INTEGRALWITH CONCRETE SLABPOUR CURB INTEGRAL WITHCONCRETE SLAB20"-0"OR AS REQUIRED4"15"2'-8"2'-8"9"15"4"4"15"28"8"TYPICALPAVEMENT STRIPINGTRAFFIC ARROWTYPICAL LETTERNOTES:1.PAINT SHALL BE APPLIED AT A THICKNESS OF 22 WET MILS AND 15 DRY MILS.2.PAINT SHALL BE NON-REFLECTIVE WHITE PAINT FOR ALL TYPICAL PAVEMENTMARKINGSTYPICALCROSSWALK PANEL5'2'STOPDO NOTENTERPARKINGVEHICLE IDREQUIREDUP TO $200 FINE FORVIOLATIONVANACCESSIBLER5-130"X30"W11A-224"X24"R1-130"X30"ACCESSIBLE PARKING - 12"x18"VAN ACCESSIBLE - 12"x6"ORR1-5C18"X24"3/8" DIA. HEX HEAD BOLTW/ HEX NUT AND WASHERS2 1/4" 12 GA.1' - 6"5' - 6"6"2 1/2" 12 GA.FINISHEDGRADEVANACCESSIBLERESERVEDPARKINGSIGNAGE OTHERTHAN ACCESSIBLE(PED XING, STOP, ETC.)GALVANIZEDSQUARE TUBEUSE 6" SCH. 40 STEEL PIPEFILLED W/ CONCRETE WITHTOP ROUNDED BLUE IDEALSHIELD ONLY WHEN SIGN IS INPAVED AREA OR SIDEWALK.SLOPE TOP OFCONCRETESEE BREAK AWAY TUBEPOST WHEN PIPE BOLLARDIS NOT REQUIRED3500 P.S.I. P.C.CONCRETE1'-6"BACK OF CURB OR EDGE OF SIDEWALK
1'-0"4'-0"3" MIN.4'-0"5'-0" (MIN) 5'-6" (MAX)NOTES:1.ALL SIGNS SHALL COMPLY WITH U.S.DEPARTMENT OF TRANSPORTATION,FEDERAL HIGHWAY ADMINISTRATION'S"MANUAL OF UNIFORM TRAFFICCONTROL DEVICES", LOCAL CODES ANDAS SPECIFIED. MOUNT SIGNS TO POST INACCORDANCE WITH MANUFACTURER'SINSTRUCTIONS.2.GALVANIZED SQUARE TUBE SHALL BE2"x2"X3/16" 14GA. POST TUBE SHALLMEET ASTM A1011 GRADE 50. POST TUBEGALVANIZED PER ASTM A653 GRADE 90.HEAVY DUTY ANCHOR TUBE SHALL BE2-1/4"x2"-1/4"x3/16" 14GA. ANCHOR TUBESHALL MEET ASTM A500 GRADE B.STRUCTURAL TUBE AND STEEL SHALL BEHOT DIP GALVANIZED PER ASTM A1233.THE UPPER SIGN POST SHALLTELESCOPE INSIDE THE ANCHOR TUBE AMINIMUM OF 12". THE ANCHOR TUBESHALL BE A MINIMUM OF 38" DEEP WITH3" MIN. 4" MAX EXPOSED ABOVE FINISHGRADE.BREAK AWAY TUBE POST2'4"ACCESSIBILITYSYMBOL, SEE DETAILNO PARKINGNOTES:1.STRIPING ADJACENT TO HANDICAP PARKING SHALL BE BLUE.2.DIMENSION HANDICAP SYMBOLS PER INTERNATIONAL SYMBOL OF ACCESSIBILITY DETAIL.3.SEE PLAN FOR STALL DIMENSIONS.4.DIMENSION "NO PARKING" TO BE 1' TALL.5.SIGNAGE AND MARKINGS TO BE IN ACCORDANCE WITH FEDERAL, STATE, AND LOCAL REGULATIONS.SIDEWALKSEE SITE PLAN ANDGRADING PLANSIGN POST 1' OFF BACK OF CURB OR SIDEWALKEDGE. SEE SITE PLAN FOR PLACEMENT1'1'SEE PLANINV: SEE PLANINV: SEE PLANCONCRETE WEIRPROFILE VIEWMONOLITHICALLYPOURED BOTTOMPLAN VIEWRIM ELEV: SEE PLANWEIRINLET
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PIPENOTES:1.MANHOLE SHOULD BE CONSTRUCTED AND INSTALLED IN ACCORDANCEWITH STORM MANHOLE STRUCTURE DETAIL 6/C-802OUTLET PIPEINLET PIPE4"10C-804OUTLET CONTROL STRUCTURE (OCS)NOT TO SCALEORIFICE3" INV=917.00 (OCS-4)3" INV=919.00 (OCS-8)6" INV=918.00 (OCS-16)NWL:NORTH POND=919.00, SOUTH POND=917.00HWL:NORTH POND=920.76, SOUTH POND=921.75TOP OF WEIREL=921.70 (OCS-4)EL=920.80 (OCS-8)EL=920.00 (OCS-16)DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:55:01 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:55:01 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2
C-804DETAILS71
918.00921.00918.50921.50NATIVE SUBGRADEADS STORMTECH SC-740 CHAMBER SYSTEM8 ROWS WIDE X 16 CHAMBERS LONG6"30"6"VARIES (~924-926)BITUMINOUS PAVEMENT SECTIONEMBEDMENT STONE120' X 40' FOOTPRINT40'1C-805UNDERGROUND STORMWATER CHAMBER SYSTEMNOT TO SCALEDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:55:11 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2DWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\C-801 DETAILS 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:55:12 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1
12/16/2020 CITY SUBMITTAL 2
C-805DETAILS72
NE STINSON PKWYALLEY
4-STORYSENIOR LIVING BUILDINGFFE=926.00LLE=915.00►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►►IIIIIIIIIIIIII I I I I I I I IIIIIII
IIIIIIIIIIIII I I I IIIIIIIIIIIIIIIIIIIIIIIIIIIII►►►►►►►►►►►►►►►►►►(1) SR(2) SR(2) SR(1) SR(1) SR(1) SR(1) SR(2) OV(1) OV(1) OV(1) CO(2) TA(3) PF(2) PF(2) PS(1) AC(1) AC(9) PM(5) HA(5) HA(4) HA(5) HA(5) HA(4) HA(2) HA(2) HA(9) HA(6) SJ(3) SJ(3) SJ(3) AM(3) AM(9) AM(1) TA(1) TA(1) TA(1) TA(1) PS(1) OV(2) OV(1) OV(2) AC(2) AC(1) AC(1) AC(2) PF(2) PF(2) PF(1) PF(1) MS(2) MS(1) MS(1) MS(1) MS(1) MS(2) MS(2) MS(1) TA(1) TA(2) TA(1) TA(1) TA(2) OV(1) OV(1) OV(1) CO(3) PF(2) PF(3) PF(3) HA(3) HA(7) NF(7) NF(15) NF(11) NF(37) NF(23) NF(4) ET(4) ET(8) RB(14) RB(8) RB(26) RBCONCRETE PATIOMEMORY GARDENRETAINING WALL,REFER TO CIVIL SHEETS(1) OV(2) HA(1) HA(4) HA(3) HA(3) HA(9) HA(3) SJ(3) AM(3) SJ(2) HA(2) PF(2) MSDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\L-101 LANDSCAPE PLAN 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:56:31 AM
SUB CONSULTANT:CLIENT:PROJECT TITLE:CHK'D BY: APP'D BY:CERTIFICATION:N
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 1. SEE SHEET C-002 FOR ADDITIONAL PROJECT NOTES.NOTESL-101LANDSCAPE PLAN( IN FEET )GRAPHIC SCALE01 inch = 30 ft.306030LOT LINEEASEMENT LINESETBACK LINERIGHT OF WAY LINESECTION LINEQUARTER LINEEXISTING EASEMENT LINEEXISTING PROPERTY LINEPROPERTY BOUNDARYLEGENDDECIDUOUS TREECONIFEROUS TREEORNAMENTALTREESHRUB/PERENNIAL PLANTTURF SEED MIXROCK MULCHTURF PAVERSWETLAND SEED MIX73
L-102NOTES & DETAILSDWN BY:ISSUE DATE:PROJECT NO.:M:\2112 - Kaas Wilson\20-500 St. Anthony Independent Senior Living\DESIGN\CAD\PLANSHEETS\L-101 LANDSCAPE PLAN 2112-20-500.dwg 12/17/2020 ROSHAAN A. GRIEME
DESCRIPTION:DATE:ISSUE NO.:ISSUE NO.:SHEET NO.:SHEET TITLE:12/17/2020 10:56:38 AM
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N 7500 OLSON MEMORIAL HWYSUITE 300GOLDEN VALLEY, MN 55427PHONE: 763-252-6800FAX: 952-831-1268WWW.WENCK.COMKAAS WILSONARCHITECTSST. ANTHONY INDEPENDENT
SENIOR LIVING
2501 LOWRY AVE
ST. ANTHONY, MINNESOTA 554182112-20-500MDH RAG DML12/16/2020211/17/2020 CITY SUBMITTAL 1WARNING:THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALLCOOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES.THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FORTHE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIEDSTRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURINGCONSTRUCTION AT NO COST TO THE OWNER.GOPHER STATE ONE CALLTWIN CITY AREA: 651-454-0002TOLL FREE 1-800-252-1166CALL BEFORE YOU DIG12/16/2020 CITY SUBMITTAL 2 1. TREES AND SHRUBS SHALL BE PROVIDED IN THE QUANTITY, SIZE, GENUS, SPECIES, AND VARIETY ASCHOSEN BY THE OWNER/OWNER AS LISTED ON THE LANDSCAPE PLAN L 101.2. TREES AND SHRUBS SHALL BE HEALTHY, VIGOROUS STOCK, GROWN IN RECOGNIZED NURSERY INACCORDANCE WITH GOOD HORTICULTURAL PRACTICE AND FREE OF DISEASE, INSECTS, EGGS, LARVAE,AND DEFECTS.3. OWNER RETAINS THE RIGHT TO INSPECT TREES AND SHRUBS FOR SIZE AND CONDITION OF BALLS ANDROOT SYSTEMS, INSECTS, INJURIES, AND LATENT DEFECTS, AND TO REJECT UNSATISFACTORY ORDEFECTIVE MATERIAL AT ANY TIME DURING PROGRESS OF WORK.4. NURSERY STOCK SHALL BE DELIVERED DIRECTLY FROM NURSERY. HEEL IN IMMEDIATELY UPONDELIVERY IF NOT TO BE PLANTED WITHIN FOUR HOURS, COVERING WITH MOIST SOIL OR MULCH TOPROTECT FROM DRYING. STORE PLANTS IN SHADE AND PROTECT FROM WEATHER.5. PROTECTION FROM EXTREMES IN EXPOSURE AND ROUGH HANDLING SHALL BE PROVIDED FOR ALLPLANT MATERIALS DURING TRANSPORT AND STORAGE.6. THE CONTRACTOR SHALL NOTIFY THE OWNER 48 HOURS PRIOR TO PLANTING SO THAT A MUTUALLYAGREEABLE TIME MAY BE ARRANGED FOR INSPECTION.7. LAY OUT INDIVIDUAL TREE AND SHRUB LOCATIONS WITH STAKES CENTERED AT PROPOSED PLANTINGLOCATIONS FOR APPROVAL BY OWNER.8. DO NOT START PLANTING WORK UNTIL LAYOUT IS APPROVED BY THE OWNER.1. UPON APPROVAL OF STAKING LOCATIONS CONTRACTOR SHALL EXCAVATE PLANTING HOLES CENTEREDAT STAKED LOCATIONS.2. DIG HOLES AS DETAILED AND TO A DIAMETER A MINIMUM OF TWO TIMES THE DIAMETER OF THE ROOTBALL OR CONTAINER.3. REMOVE STICKS, RUBBISH, FOREIGN MATERIALS AND UNDESIRABLE PLANTS AND THEIR ROOTS.REMOVE STONES MEASURING OVER 1-1/2 INCHES IN ANY DIMENSIONS.4. SET BALLED AND BURLAPPED (B&B) STOCK ON LAYER OF COMPACTED PLANTING SOIL MIXTURE, PLUMBAND IN CENTER OF PIT OR TRENCH WITH TOP OF ALL AT SAME ELEVATION AS ADJACENT FINISHEDLANDSCAPE GRADES.5. ROOT FLARE OF THE TREE MUST BE ABOVE FINISHED GRADE.6. CUT ALL CORDS AND TWIN AND REMOVE WIRE BASKET AND BURLAP FROM TOP AND SIDES OF BALLS;RETAIN BURLAP ON BOTTOMS.7. WHEN SET, PLACE ADDITIONAL PLANTING SOIL BACKFILL AROUND BASE AND SIDES OF BALL, AND WORKEACH LAYER TO SETTLE BACKFILL AND ELIMINATE VOIDS AND AIR POCKETS.8. WHEN EXCAVATION IS APPROXIMATELY 2/3 FULL, WATER THOROUGHLY BEFORE PLACING REMAINDEROF BACKFILL.9. REPEAT WATERING UNTIL NO MORE IS ABSORBED. WATER AGAIN AFTER PLACING FINAL LAYER OFBACKFILL.10. FOR CONTAINER GROWN STOCK, SAME AS FOR BALLED AND BURLAPPED STOCK, EXCEPT CUTCONTAINERS ON SIDES INTO QUARTERS WITH SHEAR. REMOVE CONTAINER BEFORE SETTING PLANTSO AS NOT TO DAMAGE ROOT BALLS.11. WATER EACH PLANT WITHIN 2 HOURS OF PLANTING.12. ALL PLANTINGS TO BE MULCHED UNLESS OTHERWISE NOTED ON THE PLAN.13. PLACE 4-INCH THICKNESS OF MULCH AROUND TREES AND SHRUBS WITHIN A PERIOD OF 48 HOURSAFTER THE SECOND WATERING.14. DO NOT PLACE MULCH IN DIRECT CONTACT WITH TRUNKS OR STEMS.1. LANDSCAPE WORK WILL BE INSPECTED FOR ACCEPTANCE IN PARTS AGREEABLE TO THE OWNER,PROVIDED WORK OFFERED FOR INSPECTION IS COMPLETE, INCLUDING MAINTENANCE, FOR THEPORTION IN QUESTION.2. AT THE CONCLUSION OF THE ESTABLISHMENT PERIOD, WHICH WILL BE ONE YEAR FOLLOWING INITIALINSTALLATION A FINAL INSPECTION OF PLANTING WILL BE MADE TO DETERMINE THE CONDITIONS OFAREAS SPECIFIED FOR LANDSCAPING.3. WHEN INSPECTED LANDSCAPE WORK DOES NOT COMPLY WITH REQUIREMENTS, REPLACE REJECTEDWORK AND CONTINUE SPECIFIED MAINTENANCE UNTIL RE-INSPECTED BY OWNER AND FOUND TO BEACCEPTABLE. REMOVE REJECTED PLANTS AND MATERIALS FROM SITE.1. WHEN INSPECTED LANDSCAPE WORK DOES NOT COMPLY WITH REQUIREMENTS, REPLACE REJECTEDWORK AND CONTINUE SPECIFIED MAINTENANCE UNTIL RE-INSPECTED BY OWNER AND FOUND TO BEACCEPTABLE. REMOVE REJECTED PLANTS AND MATERIALS FROM SITE.2. BEGIN MAINTENANCE IMMEDIATELY AFTER PLANTING.3. MAINTAIN TREES AND BUSHES INCLUDING WATERING FOR ONE YEAR AFTER ACCEPTANCE BY OWNER.IT IS CONTRACTORS RESPONSIBILITY FOR COORDINATE WATERING.4. TRIM, PRUNE, REMOVE CLIPPINGS AND DEAD OR BROKEN BRANCHES, AND TREAT PRUNED AREAS ANDOTHER WOUNDS.5. IT IS THE CONTRACTOR'S OPTION WHETHER OR NOT TO STAKE TREES. THE CONTRACTOR ISRESPONSIBLE FOR MAINTAINING TREES IN AN UPRIGHT POSITION THROUGHOUT THE ONE-YEARGUARANTEE PERIOD.1. PLANT MATERIAL SHALL BE GUARANTEED FOR ONE FULL YEAR AFTER OWNER ACCEPTANCE AND SHALLBE ALIVE AND IN SATISFACTORY CONDITION AT THE END OF THE GUARANTEE PERIOD. SUCHGUARANTEE EXCLUDES VANDALISM.2. AT THE END OF THE ONE-YEAR GUARANTEE PERIOD, INSPECTION WILL BE MADE BY THE OWNER UPONWRITTEN NOTICE BY THE CONTRACTOR AT LEAST FIVE DAYS BEFORE THE ANTICIPATED DATE. ANYPLANT MATERIAL REQUIRED UNDER THE CONTRACT THAT IS DEAD OR NOT IN SATISFACTORYCONDITION, AS DETERMINED BY THE OWNER, SHALL BE REMOVED FROM THE SITE, AND SHALL BEREPLACED AS SOON AS CONDITIONS PERMIT DURING THE NORMAL PLANTING SEASONS.3. THE OPINION OF THE OWNER SHALL GOVERN IN ANY AND ALL DISPUTES BY THE CONTRACTORREGARDING THE CONDITION AND DISPOSITION OF UNSATISFACTORY MAINTENANCE PROCEDURES ORREJECTED PLANTS.4. ALL REPLACEMENTS SHALL BE PLANT MATERIAL OF THE SAME KIND AND SIZE AS SPECIFIED IN THEPLANT LIST. REPLACEMENT COSTS SHALL BE BORNE BY THE CONTRACTOR.5. REPLACEMENT PLANTINGS REQUIRED AT THE END OF THE GUARANTEE PERIOD ARE NOT TO BEGUARANTEED. THE PLANT MATERIAL IS SUBJECT TO INSPECTION AND REJECTION BY THE OWNERBEFORE AND AFTER PLANTING.1. EDGE RESTRAINT BETWEEN PLANTING BEDS AND TURF SHALL BE BLACK COMMERCIAL GRADELANDSCAPE EDGING BY COL-MET OR APPROVED EQUAL, 6"x12 GAUGE STEEL.2. THE ESTABLISHMENT PERIOD FOR SOD SHALL BEGIN IMMEDIATELY AFTER INSTALLATION, WITH THEAPPROVAL OF THE OWNER, AND CONTINUE UNTIL THE DATE THAT THE OWNER PERFORMS A FINALINSPECTION.3. THE ESTABLISHMENT PERIOD FOR SODDED AREAS IS 1 YEAR.4. SOD SHALL CONFORM TO MNDOT SPEC. 3878.2.A MINERAL SOD; SOD SPECIES COMPOSITION SHALL BEMINNESOTA STATE SEED MIX 25-151 - HIGH MAINTENANCE TURF.5. FERTILIZER SHALL CONFORM TO MNDOT SPEC. 3881, TYPE 2 PHOSPHOROUS-FREE.6. FERTILIZER SHALL HAVE A FORMULA (N-P-K) AS DETERMINED BY THE RESULTS OF A SOIL TEST.CONTRACTOR TO CONDUCT SOIL TEST AND PROVIDE RESULTS ALONG WITH RECOMMENDED FERTILIZERFORMULA TO OWNER FOR REVIEW AND APPROVAL PRIOR TO APPLICATION.7. TOPSOIL SHALL BE IMPORTED AND CONFORM TO MNDOT SPEC. 3877.2B LOAM TOPSOIL BORROW.TOPSOIL SHALL BE SCREENED, PULVERIZED, AND CONTAIN LESS THAN 30% CLAY.8. 6" OF TOPSOIL SHALL BE PLACED IN ALL SEEDING AREAS.9. INSTALLATION OF SOD SHALL OCCUR WITHIN ONE (1) WEEK OF COMPLETING THE GRADING.10. PLACE ALL SOD STRIPS WITH LONG EDGES PARALLEL TO THE CONTOURS. STAGGER ALL JOINTSALTERNATELY WITHOUT SPACE BETWEEN. SECURE THE SOD TO SLOPES WITH BIODEGRADABLE ANCHORSYSTEMS.11. CONTRACTOR SHALL BE RESPONSIBLE FOR WATER DURING THE PLANTING ESTABLISHMENT PERIOD.THE IRRIGATION SYSTEM CONTRACTOR SHALL BE RESPONSIBLE FOR THE FOLLOWING:1. COORDINATION WITH ALL OTHER TRADES.2. DETAILED DESIGN OF AN IRRIGATION SYSTEM FOR THE SITE. THE LIMITS OF THE AREA TO BE IRRIGATEDARE INDICATED ON THE DRAWINGS. DESIGN SHALL INCLUDE PIPE SIZING, HEAD SELECTION, LOCATIONSOF HEADS, ZONING, AND CONTROL SYSTEMS. DESIGN SHALL PROVIDE NO OVERSPRAY ONTO WALKS.IRRIGATION PLAN, DESIGN DETAILS AND PRODUCT SHEETS SHALL BE SUBMITTED TO THE ENGINEER ANDOWNER FOR REVIEW AND APPROVAL PRIOR TO PURCHASING ANY MATERIALS.3. LABOR AND MATERIALS NECESSARY TO INSTALL A NEW IRRIGATION SYSTEM AS SHOWN IN GENERAL ONTHE PLAN. THE IRRIGATION CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR FURNISHING ANDINSTALLING THE IRRIGATION CONTROL SYSTEM ALONG WITH ANY CONNECTIONS MADE TO THE WATERSERVICE.4. TESTING OF THE COMPLETE IRRIGATION SYSTEM.5. STARTUP AND ADJUSTMENT OF THE SYSTEM.6. PROVIDE OWNER'S EMPLOYEES WITH OPERATIONAL TRAINING ONSITE AND SUBMIT OPERATION ANDMAINTENANCE MANUALS FOR ALL COMPONENTS.7. AS-BUILT DRAWINGS SHOWING THE LOCATION AND FEATURES OF ALL IRRIGATION COMPONENTS.1. ALL WORK AND MATERIALS TO BE IN FULL ACCORDANCE WITH LATEST RULES AND REGULATIONS OF THEDIVISION OF INDUSTRIAL SAFETY, THE UNIFORM PLUMBING CODE, NATIONAL ELECTRIC CODE, AMERICANSWITH DISABILITIES, AND OTHER APPLICABLE LAWS OR REGULATION.2. NOTHING IN THESE DRAWINGS OR SPECIFICATIONS IS TO BE CONSTRUED TO PERMIT WORK NOTCONFORMING TO THESE CODES.3. FURNISH, WITHOUT EXTRA CHARGE, ANY ADDITIONAL MATERIAL AND LABOR AS REQUIRED TO COMPLYWITH THESE RULES AND REGULATIONS, THOUGH THE WORK IS NOT MENTIONED IN THESE PARTICULARCONSTRUCTION DOCUMENTS.1. BECOME ACQUAINTED WITH ALL SITE CONDITIONS. LOCATE EXISTING UTILITIES AND EQUIPMENT TOREMAIN. SHOULD UTILITIES OR OTHER WORK NOT SHOWN ON THE DRAWINGS BE FOUND DURINGEXCAVATIONS, PROMPTLY NOTIFY ENGINEER. FAILURE TO DO SO WILL MAKE CONTRACTOR LIABLE FORANY AND ALL DAMAGE ARISING FROM OPERATIONS SUBSEQUENT TO DISCOVERY OF SUCH UTILITIES NOTSHOWN ON DRAWINGS.2. TAKE NECESSARY PRECAUTIONS TO PROTECT EXISTING SITE CONDITIONS. REPAIR ANY DAMAGED ITEMTO ITS ORIGINAL CONDITION OR FURNISH AND INSTALL EQUIVALENT REPLACEMENT AT NO ADDITIONALCOST TO OWNER.1. THE ENTIRE INSTALLATION SHALL FULLY COMPLY WITH ALL LOCAL AND STATE LAWS AND ORDINANCESAND WITH THE ESTABLISHED CODES ALLOCABLE THERETO.2. THE CONTRACTOR SHALL TAKE OUT ALL REQUIRED PERMITS, ARRANGE FOR ALL NECESSARYINSPECTION, AND PAY ANY FEES AND EXPENSES IN CONJUNCTION WITH THE SAME AS PART OF THEWORK UNDER THIS CONTRACT.1. SCHEDULE AND COORDINATE WORK WITH OTHER TRADES TO FACILITATE WORK AND AVOID CONFLICTS INCONSTRUCTION SEQUENCE AND EQUIPMENT INSTALLATION.2. REVIEW ENTIRE PLAN SET AND COORDINATE WITH OTHER TRADES AS REQUIRED BY SEQUENCE OFCONSTRUCTION TO ENSURE PROVISION OF MAINLINE AND ELECTRICAL CONDUIT STUB-OUTS AT ALLREQUIRED LOCATIONS.LANDSCAPE NOTESTURF RESTORATION NOTESINSPECTION AND ACCEPTANCEPLANTING NOTESMAINTENANCE NOTESGUARANTEE AND REPLACEMENTSCONTRACTORS RESPONSIBILITYCODES AND INSPECTIONQUALITY ASSURANCEPROTECTION OF EXISTING CONDITIONSCOORDINATIONL-102PRUNE ANY DAMAGED OR BROKEN BRANCHES. DONOT CUT LEADER.ROOT FLARE MUST BE ABOVE FINISHED GRADE.DO NOT COVER ROOT FLARE WITH MULCH; MULCHSHOULD NOT TOUCH TRUNK.DOUBLE SHRED, HARD WOOD MULCH (4") MIN.ROUGH THE SIDES OF THE HOLE SO THEY ARE NOTGLAZED FROM DIGGING.LOOSEN SIDES OF ROOT BALL AND PRUNE DAMAGED,DESICCATED, OR GIRDLING ROOTS. REMOVE ALL BURLAPTWINE BEFORE PLANTING.SET ROOT BALL ON SOIL BACKFILL SO THAT TOP OF ROOTBALL IS ABOVE FINISHED GRADE.BACKFILL AROUND THE ROOT BALL WITH LOOSE SOIL. WORKSOIL TO SETTLE AND ELIMINATE VOIDS AND AIR POCKETS.WATER THOROUGHLY WHEN BACKFILLED 2/3 FULL AND ALLOWTO SETTLE.2X ROOT BALL DIA. MINDECIDUOUS TREE PLANTINGSPECIES AS SHOWN ON PLAN1L-102NOT TO SCALECONIFEROUS TREE PLANTING2NOT TO SCALE2X ROOT BALL DIA. MINPRUNE ANY DAMAGED OR BROKEN BRANCHES. DONOT CUT LEADER.ROOT FLARE MUST BE ABOVE FINISHED GRADE.DO NOT COVER ROOT FLARE WITH MULCHDOUBLE SHRED, HARD WOOD MULCH (3") MIN.ROUGH THE SIDES OF THE HOLE SO THEY ARE NOTGLAZED FROM DIGGING.LOOSEN SIDES OF ROOT BALL AND PRUNE DAMAGED,DESICCATED, OR GIRDLING ROOTS.SET ROOT BALL ON SOIL BACKFILL SO THAT TOP OF ROOTBALL IS ABOVE FINISHED GRADE.BACKFILL AROUND THE ROOT BALL WITH LOOSE SOIL.WORK SOIL TO SETTLE AND ELIMINATE VOIDS AND AIRPOCKETS. WATER THOROUGHLY WHEN BACKFILLED 2/3FULL AND ALLOW TO SETTLE.SPECIES AS SHOW ON PLANSHRUB/PERENNIAL PLANTINGROCK MULCH (2") MIN. OR DOUBLESHREDDED HARDWOOD MULCH (3")MIN. MULCH SHOULD NOT TOUCH BASEOF PLANT.COMMERCIAL METAL EDGING, SEEPLANCONTAINER GROW MATERIALS SHALLHAVE ROOTS HAND LOOSENED UPONPLANTINGUNDISTURBED SUBGRADESCARIFY SIDES AND BOTTOM OF ENTIREBED WITH SPADE BY HAND TO BIND WITHPLANTING SOIL6"MINPREPARE SOIL FORTHE ENTIRE BEDPLANTING SOIL18" MIN.SEE PLAN3L-102NOT TO SCALE74
Dear Land Use Applicant:
As a part of the Land Use Permit you are seeking, you will be asked to provide funds to cover the
City’s expected costs of review and processing of your request. There are two components to this
amount.
The first is a base fee, which is a non-refundable amount. This fee covers several expenses,
including:
• The City’s costs of internal review of your application for completeness;
• Ensuring that all required materials are available to properly process your request;
• Public hearing notices which must be published in the City’s official newspaper (the St.
Anthony Bulletin);
• Mailed notice to all neighboring property owners within 350 feet of your property;
• This base fee also covers a portion of the City’s costs in preparing staff reviews and reports to
the appropriate public officials who will consider and ultimately make a decision on your
request. For most applications, this includes the Planning Commission, which prepares an
advisory recommendation following a formal public hearing on the matter, and the City
Council, which makes the final decision. Other public bodies may be involved as well,
depending on the exact nature of your request.
The second component of the funds is an escrow amount, above the base fee. While the base fee
covers most of the fixed expenses, it is common that staff and consultant review will exceed the base
fee. To ensure that the costs of extraordinary review are not borne by neighbors, the City requires
the escrow from which to draw those costs.
You can minimize the amounts necessary to review your application by making sure it is complete
and clear. Properly drawn plans and thorough narrative descriptions all help to streamline the City’s
processing, which leads directly to lower costs.
Following the final decision on your application by the City Council, staff will account for costs and
review the escrow. If any funds remain, those will be refunded to you. It typically takes a couple of
months to assemble final invoices before the City’s finance department can reconcile the account.
The staff works diligently to finalize accounts as soon as possible, so please be patient. If you are
curious as to the status of your escrow, feel free to contact City Hall.
Before you begin this process, please consider a pre-application conference (by phone, email, or in
person) with City community development staff. We are ready to assist in helping you understand the
complexities of the review process, and the standards on which a potential application will be
considered. We can also advise you on the materials that will help ensure you have a complete and
clear application.
City of St. Anthony City Hall 612-782-3301
Thanks for your interest in improving your property and reinvesting in the St. Anthony Village
community.
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Our Mission is to be a progressive and livable community, a walkable village, which is sustainable, safe and secure.
Address of Property Involved: _________________________________________________________________________
Property ID Number: _________________________________________________________________________________
Legal Description: ___________________________________________________________________________________
__________________________________________________________________________________________________
Applicant Information
Applicant Name: ____________________________________________________________________________________
Applicant Address: __________________________________________________________________________________
Applicant Telephone Number: ________________________________ Other: ___________________________________
Applicant Fax Number________________________________________________________________________________
Applicant Email Address: _____________________________________________________________________________
Property Information
Property Owner (if different from above):________________________________________________________________
Owner Address: _____________________________________________________________________________________
Owner Telephone Number: ___________________________________________________________________________
Owner Email Address: ________________________________________________________________________________
Type of Request (Check All that Apply)
Appeal ($100 fee)
Comprehensive Plan Amendment ($750 fee + $1,500
escrow if residential; $3,500 escrow if
commercial/industrial)
Conditional Use Permit (CUP) ($500 fee+ $450 escrow if
residential; $850 escrow if commercial/industrial)
Easement Vacation ($200 fee + $500 escrow)
Preliminary Plat ($500 fee + $500 escrow)
Final Plat ($500 fee + $500 escrow)
Minor Subdivision/Lot Split ($250 fee + $1,250
escrow)
Planned Unit Development (PUD) ($750 fee +
$2,500 escrow)
Rezoning ($500 fee + $750 escrow)
Zoning Text Amendment ($500 fee + $750 escrow)
Site Plan ($250 fee + $450 escrow)
Variance ($500 fee + $450 escrow if residential;
$850 escrow if commercial/industrial)
3301 Silver Lake Road
St. Anthony Village, Minnesota 55418
Office: (612) 782-3301
Fax: (612) 782-3302
www.savmn.com
-For Office Use Only-
Planning File Number _____________
Project Number _____________
Application Submittal Date _____________
Application Completed Date _____________
Fee Paid _____________
Receipt Number _____________
Planning Commission
Meeting Date _____________
Council Decision _____________
Council Decision Date _____________
LAND USE APPLICATION
2501 Lowry Avenue Ne, St Anthony Village, MN 55418
component of 07-029-23-23-0001
See Attached Site Plan
Robert Wall - Development 65, LLC
2445 Nevada Avenue North, Golden Valley, MN 55427
310-994-1610
send all correspondence via email.
rwall@development65.com
The Village LLC
1907 Wayzata Blvd. Suite 250, Wayzata, MN 55391
(952) 473-1700
bahoyt@gmail.com
4
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Description of the Request (OR a separate detailed narrative explaining the project):
________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
Filing and Information Requirements
The City recommends that you contact the planner prior to submission to discuss the application process, requirements,
and deadlines.
Incomplete Applications and Submission Deadline
A complete land use application (including all required fees and escrows) must be received at least 30 days prior to the
meeting of the Planning Commission or City Council meeting at which the request will be heard. Submission of an
incomplete application may delay the processing of your land use request. The application approval time commences
and an application is considered officially filed when the City Planner has received and examined the application and
determined that the application is complete. A decision on whether the application is complete or incomplete shall be
made within fifteen (15) working days following the submittal of the application. When the application is deemed to be
“complete” it shall be placed on the agenda of the first possible Planning Commission meeting provided that all required
public notices have been sent and published. Upon submission of a complete application, state statute requires that a
decision be issued within 60 days regarding each request; however, a 60-day extension may be obtained if more time is
needed.
Notice of Meeting Attendance
In order for the Planning Commission and the City Council to consider any application, the applicant or a designated
representative must be present at the scheduled meeting. If not, the matter may be tabled until the next available
agenda.
Agenda Deadline and Meeting Schedule
Planning Commission meetings are typically held on the third Tuesday of every month at 7:00 p.m., while City Council
meetings are held typically the second and fourth Tuesday of every month at 7:00 p.m. Meeting dates and times are
subject to change so please contact City Hall to verify the meeting date and time. All meetings are held at the St.
Anthony Community Center in the Council Chambers, 3301 Silver Lake Road, St. Anthony, Minnesota 55418, unless
otherwise stated. Applications are advised that additional meetings and/or workshops are scheduled when necessary.
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Acknowledgement and Signature
I acknowledge that I have read all of the information listed in the City of St. Anthony Village Land Use Application and
fully understand that I am responsible for all costs incurred by the City related to the processing of this application. If
additional fees are required to cover costs incurred from processing of the application, the City has the right to require
additional payment from one or more of the undersigned, who shall be jointly liable for such fees. Such expenses may
include (but are not limited to) direct city payroll and overhead costs, fees paid to consultants and other professionals,
and the cost of printing, mailing, and supplies. Applicants are advised that an escrow deposit is required at the time of
the submittal of the land use application to offset costs associated with the proposed project. Unused portions of an
escrow are returned to the applicant upon successful implementation of an approved plan. I understand that approval
from other agencies may be required before commencement with the stated project.
__________________________________________________ __________________________
Property Owner Signature (Required) Date
__________________________________________________ __________________________
Applicant Signature (If different than the property owner) Date
Please contact the City Planner at 763-957-1100 or
planner@savmn.com if you have any questions regarding this application.
Brad Hoyt 11/16/20
Robert Wall 11/16/20
12 12/16/20
12/16/20
78
PAGE 1 OF 1Drawn By: SANDYDate:11/10/2020Scale: AS NOTEDRevisions# Date CommentsGENERAL NOTES:A. PULSE PRODUCTS DOES NOT ASSUME RESPONSIBILITYFOR THE INTERPRETATION OF THIS CALCULATION ORCOMPLAINCE TO THE LOCAL, STATE, OR FEDERALLIGHTNG CODES OR ORDINANCES.B. LIGHTING LAYOUT IS NOT INTENDED FOR CONSTRUCTIONDOCUMENTS BUT ONLY TO ILLUSTRATE THE PERFORMANCEOF THE PRODUCT.C. ALL READINGS/CALCULATIONS SHOWN ARE SHOWN ONOBJECTS/SURFACES.ST. ANTHONY VILLAGEChecked By: ROSSCalculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinLuminaire ScheduleSymbolQtyLabelArrangementLLFDescriptionArr. WattsMax/MinLum. Lumens5AASINGLE0.900RAYON T322LEDB MOUNT ON 25FT POLE WITH 3FT BASE306.238522SITE GROUNDIlluminanceFc1.3318.90.0N.A.N.A.SOUTH PARKINGIlluminanceFc3.7310.84BB1.03.7310.80WEST PARKINGIlluminanceFc2.887.41.22.406.17SINGLE0.900RAYON T322LEDB-300-UNI12-40-T3 MOUNT ON 25FT POLE WITH 3FT BASE4CCSINGLE0.900RAYON T632LED WALL MOUNT AT APPROX 10FT10.1410549DDSINGLE0.900ATLANTIC COM4-SYL20-35K-4CM10-HZ RECESSED AT APPROX 10FT17.11660299.236079Plan ViewScale: 1 inch= 40 Ft.GMSTSTSTSTSTHST11812925.39MHST12163924.90CBE12166925.22CBEAAAAAABBBBCCCCCCCCBBBBDDDDDDDDDDDDDDDDDDAAAA0.0 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 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 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 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 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MEMORANDUM
Tel: 612.879.6000 1301 American Blvd E. Suite 100, Bloomington, MN 55425 www.kaaswilson.com
Page 1 of 1
Date: December 18, 2020
Attention: City of St Anthony Village
Re: Development 65 Senior Housing Proposal
Development 65 is proposing a 135-unit full service senior living building on a 4.35 acre site along the eastern
edge of Stinson Parkway, a part of the historic Horace Cleveland Grand Rounds, between Lowry Avenue and 27th
Avenue in St Anthony Village, Minnesota. Of these 135 senior units, 24 will be memory care, 28 will be assisted
living, and 83 independent living. Once the proposed building is complete, Great Lakes Management will become
the service provider for the community. Both Development 65 and Great Lakes Management have a proven track
record in both responsibly developing and operating senior living communities throughout the MSP metro area.
The proposed building layout would stretch north south along Stinson Parkway, with a jog eastward at the
intersection with 26th Avenue. Main site access would align with this existing intersection as well, allowing vehicular
traffic to easily flow into the established urban framework. Additionally, along a shared easement on the eastern
edge of the site, an access road will be constructed to further aid site access for the potential of future
developments. Between the access road and the proposed building will be a dense landscape buffer, allowing
future residence to have access to peaceful outdoor spaces.
The proposed senior living building is 4 stories with an underground parking garage, and will include amenities
such as a large club room, multiple dining space, a commercial kitchen, separate memory care dining and lounge
space, a memory care garden, and outdoor patio. The primary building materials will include brick, shake siding,
and cement fiberboard siding. The brick and siding tones are reflective to what is found on the nearby St Charles
Borromeo church and school, assuring the proposed building is complimentary to the existing neighborhood. The
building must be large in order to provide needed resident services. However, consistent with Horace Cleveland’s
ideas of “buildings in a park”, the façade is broken down into a series of “buildings” that project from the flat
primary massing. Lastly, aluminum balconies and light accent trim shall also be featured in the design.
The total parking for the development shall include approximately 91 garage stalls and 51 surface stalls, creating a
1.05:1 stall to unit ratio. Per city code, only 1 parking space is required for every 3 retirement home living units,
therefore our current plan far exceeds the city requirements. We believe this parking count is more than sufficient
to serve all residents, guests, and the building staff needed for the operation of this community. However, 20 proof
of parking stalls have been designed into the site plan if the current parking amount is not adequate.
Due to this site’s location along the Grand Rounds trail network, special considerations were put into the
landscaping design of the site. Boulevard trees are proposed to be planted along Stinson Parkway to maintain its
parkway appearance. Additionally, the stretch of drive that runs north of the main entrance parking would be grass
paved, limiting the hardscaping visible to the public. Enhanced landscaping would be consistent throughout the site
as well.
Upon completion of the financing and various other development milestones, the goal for the project would be to
break ground in the summer of 2021. The 14-16 month long construction timeline leads to a projected opening
in the Fall of 2022.
80
PLANNING COMMISSION
JANUARY 19, 2021
2501 Lowry Avenue NE
Development 65 –Preliminary Plan PUD
PRELIMINARY PLAN PUD -ZONING
81
PRELIMINARY PLAN PUD –SURROUNDING PARCELS, ETC.
PRELIMINARY PLAN PUD –MAIN LEVEL PLAN
82
PRELIMINARY PLAN PUD –WEST ELEVATION CONCEPT
PRELIMINARY PLAN PUD –FRONT ENTRY PERSPECTIVE
83
PRELIMINARY PLAN PUD –ELEVATIONS
PRELIMINARY PLAN PUD –GARAGE LEVEL PLAN
84
PRELIMINARY PLAN PUD –UPPER LEVEL FLOOR PLAN
PRELIMINARY PLAN PUD –LANDSCAPE CONCEPT
85
PRELIMINARY PLAN PUD –PUD CONSIDERATIONS
Building height (code is 35 feet/3 stories); applicant proposes
approximately 46 feet and 4 stories.
Lot coverage/impervious surface (R-4 code limits this to 50%); applicant’s
proposal is approximately 50.5%.
Density (R-4 code limits this to approximately 24 units per acre,
Comprehensive Plan calls for 20-40 units per acre); applicant is
proposing approximately 32-36 units per acre.
PRELIMINARY PLAN PUD –RECOMMENDED STAFF CONDITIONS
1. An access easement shall be in place to accommodate
the easterly shared access road with the Urban Grove
development site to Kenzie Terrace. Proof of such
access easement shall be provided to the City as a
part of the final PUD documentation.
2.Access-related issues shall be subject to comment and
recommendation by the City Engineer.
3.The City finds that the proposed parking supply is
adequate to serve the facility.
4.Final PUD Plans demonstrate compliance with ADA
parking supply requirements (for disabled persons).
5.City Officials find the proposed four-story apartment
building heights to be acceptable (within the context
of the PUD).
6.As a part of the Final Plan submission, the
submitted landscape plan be amended to add
evergreen plantings along the north edge of the
shared driveway.
7.As part of the Final PUD Plan submission, a signage
plan be submitted for review which demonstrates
compliance with City requirements.
8.Issues related to grading, drainage and utilities shall
be subject to comment and recommendation by the
City Engineer.
9.The applicant enter into a PUD agreement with
the City and post all the necessary securities required
by it.
10.Consideration of comments of other City Staff.
86
PRELIMINARY PLAN PUD –PLANNING COMMISSION ACTION
Consideration of recommending approval for a Preliminary Plan PUD St.
Anthony Village Senior Housing as presented by Development 65, and
with conditions, including those recommended by staff and Planning
Commission.
PRELIMINARY PLAN PUD -PROCESS
Preliminary Review with Community Development Committee (staff)
Sketch Plan Review by Joint City Council and Planning Commission
Preliminary Plan PUD Application –
Public Hearing at Planning Commission;
Consideration by City Council
Financial Assistance Review and Consideration –HRA/City Council
Final Plan PUD –City Council
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CITY OF SAINT ANTHONY VILLAGE
HENNEPIN COUNTY, MINNESOTA
RESOLUTION NO. _____________
A RESOLUTION APPROVING A REQUEST FOR A PRELIMINARY PLAN STAGE
PUD, FOR THE SAINT ANTHONY VILLAGE SENIOR HOUSING PROJECT,
A MULTI-FAMILY RESIDENTIAL PROJECT OF UP TO 155 DWELLING UNITS
AT 2501 LOWRY AVENUE NE
WHEREAS, the City of St. Anthony Village received a request from Development 65 LLC for a
the St. Anthony Village Senior Housing PUD, redeveloping the subject site from single family
residential to a multiple family residential development of up to 155 dwelling units at 2501
Lowry Avenue NE, legally described as follows:
See Exhibit A; and
WHEREAS, the property consists of approximately 4.25 acres and is located along the east
boundary of Stinson Parkway and west boundary of the Urban Grove manufactured home park;
and
WHEREAS, the property is currently vacant; and
WHEREAS, the property is currently zoned R-1, Single Family Residential; and
WHEREAS, the project would be consistent with the St. Anthony 2040 Comprehensive Plan
related to the conversion of this property from single family residential to multiple family
residential use; and
WHEREAS, the density of the proposed project at 32-36 units per acre is consistent with the
Comprehensive Plan density range for such use; and
WHEREAS, the Planning Commission has considered all of the comments and the staff report,
which are incorporated by reference into the resolution; and
WHEREAS, the Planning Commission held a public hearing on January 19, 2021 on the
application and the applicant and members of the public were provided the opportunity to present
information to the Planning Commission; and
WHEREAS, the Planning Commission recommended approval of the Preliminary Plan PUD
with the conditions noted in the Staff report, and as identified below; and
WHEREAS, the City Council makes the following findings of fact in support of the resolution
for approval:
1. The property is located in an area of mixed commercial and residential use.
2. The proposed improvements to the property are consistent with the character of the
neighborhood in which it is located.
89
3. The various aspects of the proposed development are consistent with requirements of the
City’s high density housing requirements, or are supported by the goals and objectives of
the requirements for PUD consideration, and the long-term expectations of the
Comprehensive Plan.
4. With the modification to the site plan under conditions as recommended by the Planning
Commission, the proposed improvements constitute a reasonable use of the property.
5. The proposed PUD will accommodate reasonable use without negative impacts on
neighboring property nor on public improvements and services.
NOW THEREFORE MAY IT BE RESOVLED, that the City Council of the
City of St. Anthony Village accepts the findings and recommendations documented in the staff
report and approves Preliminary Plan for the St. Anthony Village Senior Housing PUD as shown
on the plans submitted on December 17, 2020, at 2501 Lowry Avenue NE:
1. An access easement shall be in place to accommodate the easterly shared access
road with the Urban Grove development site to Kenzie Terrace. Proof of such
access easement shall be provided to the City as a part of the final PUD
documentation.
2. Access-related issues shall be subject to comment and recommendation by the City
Engineer.
3. The City finds that the proposed parking supply is adequate to serve the facility.
4. Final PUD Plans demonstrate compliance with ADA parking supply requirements
(for disabled persons).
5. City Officials find the proposed four-story apartment building heights to be
acceptable (within the context of the PUD).
6. As a part of the Final Plan submission, the submitted landscape plan be amended to
add evergreen plantings along the north edge of the shared driveway.
7. As part of the Final PUD Plan submission, a signage plan be submitted for review
which demonstrates compliance with City requirements.
8. Issues related to grading, drainage and utilities shall be subject to comment and
recommendation by the City Engineer.
9. The applicant enter into a PUD agreement with the City and post all the necessary
securities required by it.
Passed in regular session of the City Council on the 9th day of February 2021.
____________________________________
Randy Stille, Mayor
90
ATTEST:____________________________
Nicole Miller, City Clerk
Review for Administration: ____________________________________
Charlie Yunker, Interim City Manager
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92
Name
Address
Address
NOTICE OF A PUBLIC HEARING
January 19, 2021, 7:00 p.m.
City Hall, 3301 Silver Lake Road, St. Anthony, MN 55418
Notice is hereby given that the City of Saint Anthony Village Planning Commission will hold a public
hearing to consider the application of Development 65 for a Preliminary Plan stage PUD consisting of a
135-unit full service senior living building on a 4.35 acre site along the eastern edge of Stinson Parkway,
between Lowry Avenue and 27th Avenue in St Anthony Village. The address of the subject property is
2501 Lowry Avenue a component of PID 07-029-23-23-0001.
The Planning Commission agenda and packet item relating to this application will be made available
prior to the meeting online at www.savmn.com.
Ways to Comment:
Online
Those persons having an interest are encouraged to attend via Zoom. The link to participate via Zoom
can be found at http://www.savmn.com/Calendar.aspx?EID=1220
In Person
The public is welcome to attend in person at the City of Saint Anthony Community Center, 3301 Silver
Lake Road, in the Council Chambers at 7:00 p.m. Please note seating is limited due to the pandemic.
Written
Written comments may be taken at the St. Anthony Village City Hall, 3301 Silver Lake Road, St. Anthony
Village, Minnesota 55418 until the date of the public hearing.
Comments can also be conveyed via email, to planner@savmn.com until the date of the public hearing.
Questions?
Questions may be directed to the City Planner at 763-957-1100.
The Planning Commission will make a recommendation regarding the proposed request to the City
Council for their meeting to be held on February 9, 2021 at 7:00 p.m. at City Hall.
Steve Grittman
City Planner
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94
MEMORANDUM
To: St. Anthony Village Planning Commission
From: Stephen Grittman, City Planner
Date: City Council Regular Meeting for January 19, 2021
NAC File No: 323.01 – 20.21
Request: Request for a Conditional Use Permit for a Car Wash facility for
Boulevard Autoworks at 2701 Kenzie Terrace.
REFERRAL FROM COUNCIL FOR PLANNING COMMISSION RECOMMENDATIONS
The applicant is proposing to construct a new car wash facility at 2701 Kenzie Terrace. The facility
requires a conditional use permit, and would replace the existing parking lot on the site.
Based on a review of the application, Planning Staff recommended approval of the CUP request, with
conditions related to compliance with code requirements applicable to the impacts of the proposed use.
The Planning Commission reviewed the application at a public hearing on December 15, 2020. Several
members of the public provided written and oral comments, expressing concerns related to noise,
lights, odors, and general compatibility with the neighborhood, with the potential to disrupt quality of
life and diminish property values. The applicant expressed an interest in mitigating those concerns, and
agreed to the required conditions recommended by staff.
After the hearing, Commission discussed the item extensively, ultimately passing a motion to
recommend approval of the Conditional Use Permit, based on the findings in the proposed resolution
and with the conditions recommended in the staff report, as well as one additional condition limiting
hours of operation to 7:00a.m. to 10:00p.m. The applicant had indicated that his proposed hours of
operation would be 8:00a.m. to 5:00p.m. With those conditions, the Planning Commission vote was 7 in
favor, 0 against.
Subsequent to the Planning Commission meeting, a significant amount of additional public comment has
been submitted through both written and verbal forums. One of those contributions has raised a
concern related to the Planning Commission motion. The Commission took up the staff
recommendation as a motion, then acted to incorporate an additional condition suggested by the
Commission. A vote was taken, but the observer suggests that the vote only incorporated the additional
condition into the Commission’s motion, and a subsequent vote on the motion as amended was not
taken.
While it appears that the intent of the Commission was clear, the City Council asked the Planning
Commission to clarify its formal action, and has referred the item back to the Commission. At this
meeting, therefore, staff is seeking a vote on the formal motion – as amended – which incorporates the
original 10 staff conditions, and the hours of operation condition added by the Commission at its
meeting on December 15.
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January 12, 2021
Page 2
To do this under the applicable rules of meeting procedure, a member of the Commission should move
the amended motion to bring it back to the table. Because the amendment language was approved by
the Commission, this motion would not need a second.
Because the public hearing was closed, the application is technically not up for additional public
discussion. Staff has included copies of the correspondence that has been provided since the hearing
for background. With this motion, the item will be on the table, with a recommendation of approval of
the Conditional Use Permit, including the now 11 conditions. Those conditions are listed below.
1. Revise the plan to shift the facility and westerly egress lane at least 5 feet to the east (see next
note).
2. In this additional setback space, plant a continuous row of Spruce trees no greater than 15 feet
on center, to create and grow a buffer between the access aisle and the adjoining multi-family
residential building. Due to the proposed grade and retaining wall, a wider space (and thus,
greater shift) may be necessary to accommodate this planting.
3. Add larger evergreen trees to the northwest corner of the site to moderate impacts of
headlights in the stacking lane.
4. Reorient the parking/access lanes in the front area to 90 degree parking angles, and eliminate
the one-way circulation patterns that add unnecessary pavement.
5. Add a solid fence line along the north boundary/alley to create a buffer between the
commercial activity and the single family neighborhood to the north, and add landscaping in
that space to enhance the visual aesthetic and reinforce the buffer.
6. Add larger evergreen stock in the northeast portion of the stacking lane area to screen
headlights from the single family properties.
7. Add a permanent canopy cover and solid side-walls to the vacuum area to buffer noise from this
area and direct any noise to the south towards Kenzie Terrace, to mitigate noise impacts on the
adjoining multi-family building. As noted above, there is no provision for outdoor commercial
uses in the zoning ordinance, and a permanent canopy would avoid this conflict.
8. Reduce parking lot light pole height to no more than 20 feet, and ensure full cut-off hooded
fixtures to reduce light spillage onto adjoining property.
9. Specify hooded, downcast wall lighting on the building to avoid any light-source glare.
10. Compliance with the requirements of the City Engineer with regard to a and construction,
including utilities, stormwater, and street improvements.
11. Hours of Operation limited to between 7:00a.m. and 10:00p.m.
The chair can then open discussion from the Commission, until the Commission is ready for a vote. A
majority vote in favor will send the item to the City Council with a recommendation of approval as
amended. The staff report, Commission discussion, and (draft) Council resolution will stand as the
findings of fact supporting this motion.
A majority vote in opposition will send the item to the City Council with a recommendation for denial. In
this case, those voting against the motion should state their reasons for the record, which would then
stand as the findings supporting the denial recommendation.
A Copy of the original staff report is included in the Planning Commission’s packet materials for
background.
96
MEMORANDUM
To: St. Anthony Village Planning Commission
From: Stephen Grittman, City Planner
Date: Planning Commission Regular Meeting for December 15, 2020
NAC File No: 323.01 – 20.21
Request: Request for a Conditional Use Permit for a Car Wash facility for
Boulevard Autoworks at 2701 Kenzie Terrace.
BACKGROUND AND STAFF RECOMMENDATION
The applicant is proposing to construct a new car wash facility at 2701 Kenzie Terrace. The facility
requires a conditional use permit, and would replace the existing parking lot on the site.
Based on a review of the proposed, Planning Staff recommends approval of the CUP request, with
conditions related to compliance with code requirements applicable to.
GENERAL INFORMATION
Applicant: Boulevard Autoworks
Owner: Boulevard Autoworks
Location: 2801 Kenzie Terrace
Existing Land Use /
Zoning: Vacant / Zoned: C, Commercial
Surrounding Land North: Single Family / Zoned: R-1 – Single Family Residential
Use / Zoning: East: Commercial / Zoned: C – Commercial
South: Commercial / Zoned: C – Commercial
West: Multi Family Residential/ Zoned: PUD – Planned Unit Development
Deadline for Agency Complete Application Date: 11-17-20
Action: 60 Days: 1-16-20
Letter Sent: Yes
120 Days: 3-17-20
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December 15, 2020
Page 2
ANALYSIS
1. Background
The applicant proposes to construct a car wash facility with a series of outdoor vacuum stations on
the subject property, a current vacant parcel along Kenzie Terrace, just west of their current
automobile service business. The subject property has been used as overflow parking, with limited
pavement, but no buildings or other formal principal use.
The proposed car wash building would be located toward the north/middle portion of the property,
utilizing the middle of three existing curb cuts to Kenzie Terrace. The other two curb cut access
points would be closed. Traffic is designed to enter the site and circulate counter-clockwise around
the building to the entrance at the west end, exiting the building to the east, with access to a series
of one-way driveways that provide access to outdoor vacuum stations on the south side of the
building. The site plan also provides 6 additional parking stalls on the site in two separate bays.
Automobile Service and Car Washes are both listed as Conditional Uses in the C, Commercial zoning
district. (Sections 152.122 D. and F.). The zoning ordinance provides a series of setback
requirements as follows:
Front Yard (from street right of way): 35 feet
Side Yard: 10 feet
Rear Yard: 25 feet to an alley
The zoning ordinance imposes an additional setback requirement in Commercial zoning districts
adjacent to Residential zoning districts, which provides: Setbacks from residential districts. There
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December 15, 2020
Page 3
must be a setback area of not less than 20 feet from any property in a residential district within
which setback area parking, storage, and/or loading facilities are excluded.
The proposed site plan appears to meet these minimum standards. In addition to the minimums,
however, a Conditional Use Permit is subject to the following requirements to qualify for City
approval, a specific in Section 152.243(C):
(1) The use is one of the conditional uses specifically listed for the district in which the
property is located;
(2) The City Council has specified all conditions which the City Council deems necessary to
make the use compatible with other uses in the area;
(3) The use will not be detrimental to the health, safety, or general welfare of persons
residing or working in the vicinity or to the values of property in the vicinity; and
(4) The use will provide a service or a facility which is in the interest of public convenience
and will contribute to the general welfare.
As such, the standard of review is heightened by measuring how a particular use will impact both the
public and the neighboring land uses. In addition to these review criteria, it must be noted that in
Minnesota, courts have ruled that Conditional Uses are presumed to be allowed in the zoning district in
which they are proposed, but that there are special aspects of the use that require attention and
perhaps, mitigation, to ensure that they are consistent with the requirements and intent of the City’s
zoning regulations and Comprehensive Plan.
That is, there is a presumption that the use is allowed on properly zoned land – the question is whether
the impacts of the use can or cannot be mitigated to a reasonable level expected of other permitted
uses in the district.
Therefore, the review of this use must consider how a typically permitted commercial use would impact
the area, and if there are special aspects of this use that require alteration or other attention.
For the Commercial zoning district, common commercial uses include retail and office facilities, as well
as most commercial service businesses, although many services are also required to obtain Conditional
Use Permits. Outdoor commercial uses are not listed as permitted uses in the district.
For a car wash, there are some extraordinary aspects that require particular attention, over and above
the common commercial use impacts. The most notable are headlight glare from vehicles sitting in
stacking lanes, and noise from two sources – the exit dryer location, and the proposed exterior vacuum
stations shown on the site plan.
To mitigate these issues, staff has proposed some specific additions and changes to the site plan
designed to moderate these impacts. As noted above, it is not reasonable to require the elimination of
all impacts of commercial activity on the property. However, these recommended changes are intended
to address those additional impacts of the proposed use.
1. Revise the plan to shift the facility and westerly egress lane at least 5 feet to the east (see next
note).
2. In this additional setback space, plant a continuous row of Spruce trees no greater than 15 feet
on center, to create and grow a buffer between the access aisle and the adjoining multi-family
residential building. Due to the proposed grade and retaining wall, a wider space (and thus,
greater shift) may be necessary to accommodate this planting.
3. Add larger evergreen trees to the northwest corner of the site to moderate impacts of
headlights in the stacking lane.
4. Reorient the parking/access lanes in the front area to 90 degree parking angles, and eliminate
the one-way circulation patterns that add unnecessary pavement.
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December 15, 2020
Page 4
5. Add a solid fence line along the north boundary/alley to create a buffer between the
commercial activity and the single family neighborhood to the north, and add landscaping in
that space to enhance the visual aesthetic and reinforce the buffer.
6. Add larger evergreen stock in the northeast portion of the stacking lane area to screen
headlights from the single family properties.
7. Add a permanent canopy cover and solid side-walls to the vacuum area to buffer noise from this
area and direct any noise to the south towards Kenzie Terrace, to mitigate noise impacts on the
adjoining multi-family building. As noted above, there is no provision for outdoor commercial
uses in the zoning ordinance, and a permanent canopy would avoid this conflict.
8. Reduce parking lot light pole height to no more than 20 feet, and ensure full cut-off hooded
fixtures to reduce light spillage onto adjoining property.
9. Specify hooded, downcast wall lighting on the building to avoid any light-source glare.
10. Compliance with the requirements of the City Engineer with regard to engineering and
construction, including utilities, stormwater, and street improvements.
These recommendations are illustrated, in part, as follows:
Without these additions to the proposal, staff could not recommend approval of the proposed
Conditional Use Permit. However, if these changes are made, staff believes that the use would meet the
expectations for the impacts of commercial land uses, minimizing those as necessary to be reasonably
compatible with the surrounding area.
2. Applicable Code Sections.
Title XV Land Usage, Chapter 152 Zoning Code, Section §152.243 establishes the process and
findings required for consideration of Conditional Use Permits.
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December 15, 2020
Page 5
Title XV Land Usage, Chapter 152 Zoning Code, Section §152.122 identifies the allowable Conditional
Uses in a C, Commercial zoning district.
Title XV Land Usage, Chapter 152 Zoning Code, Section §152.124 and 125 identify the performance
standards application to uses in the C, Commercial zoning district.
CONCLUSION
Staff recommends approval of the requested Conditional Use Permit for a car wash facility at 2701
Kenzie Terrace, only with the following conditions:
1. Revise the plan to shift the facility and westerly egress lane at least 5 feet to the east (see next
note).
2. In this additional setback space, plant a continuous row of Spruce trees no greater than 15 feet
on center, to create and grow a buffer between the access aisle and the adjoining multi-family
residential building. Due to the proposed grade and retaining wall, a wider space (and thus,
greater shift) may be necessary to accommodate this planting.
3. Add larger evergreen trees to the northwest corner of the site to moderate impacts of
headlights in the stacking lane.
4. Reorient the parking/access lanes in the front area to 90 degree parking angles, and eliminate
the one-way circulation patterns that add unnecessary pavement.
5. Add a solid fence line along the north boundary/alley to create a buffer between the
commercial activity and the single family neighborhood to the north, and add landscaping in
that space to enhance the visual aesthetic and reinforce the buffer.
6. Add larger evergreen stock in the northeast portion of the stacking lane area to screen
headlights from the single family properties.
7. Add a permanent canopy cover and solid side-walls to the vacuum area to buffer noise from this
area and direct any noise to the south towards Kenzie Terrace, to mitigate noise impacts on the
adjoining multi-family building. As noted above, there is no provision for outdoor commercial
uses in the zoning ordinance, and a permanent canopy would avoid this conflict.
8. Reduce parking lot light pole height to no more than 20 feet, and ensure full cut-off hooded
fixtures to reduce light spillage onto adjoining property.
9. Specify hooded, downcast wall lighting on the building to avoid any light-source glare.
10. Compliance with the requirements of the City Engineer with regard to engineering and
construction, including utilities, stormwater, and street improvements.
ALTERNATIVE PLANNING COMMISSION ACTION
1. Motion to recommend approval of the request for CUP at 2701 Kenzie Terrace with the
conditions identified in this report, recommending the attached resolution declaring terms
and findings for City Council consideration.
2. Motion to recommend denial of the CUP. In the event of a recommendation for denial, the
Planning Commission must state its findings related for denial on the record.
3. Request Additional Information and Table Action. A motion to table should be accompanied by
the specific information requested of staff or the developer necessary to make a
recommendation.
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December 15, 2020
Page 6
ATTACHMENTS
Exhibit A: Application and Supporting Material
Exhibit B: Draft resolution
102
103
104
105
ALLEYKENZIE TERR
ACE
COOLIDGE STREET NE
WILSON ST NE(COUNTY ROAD
NO
.
1
5
3
)C-0.0BLVD AUTOWORKS CARWASH
COVER PAGE 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONKnow what's below.Call before you dig.Dial 811BLVD AUTOWORKS CARWASH SAINT ANTHONY, MN 2701 KENZIE TERRACESHEET INDEX C-0.0C-1.0SITEEXISTING CONDITIONS SURVEYC-3.0SITE PLANC-5.0UTILITY PLANC-6.0DETAILSL-1.0LANDSCAPE PLANC-4.0GRADING PLANCLARK WICKLUND, PEALLIANT ENGINEERING INC.233 PARK AVENUE SOUTH SUITE 300MINNEAPOLIS, MN 55415Phone 612-758-3080/Fax 612-758-3099cwicklund@alliant-inc.comPETER GOERS, PLSALLIANT ENGINEERING INC.233 PARK AVENUE SOUTH SUITE 300MINNEAPOLIS, MN 55415Phone 612-758-3080/Fax 612-758-3099dolmstead@alliant-inc.comMARK KRONBECK, PLA, ASLAALLIANT ENGINEERING INC.233 PARK AVENUE SOUTH SUITE 300MINNEAPOLIS, MN 55415Phone 612-758-3080/Fax 612-758-3099mkronbeck@alliant-inc.comVICINITY MAPNOT TO SCALECIVIL ENGINEER LAND SURVEYOR LANDSCAPE ARCHITECT PHOTOMETRIC PLANJOHN GROTKINRJ RYAN CONSTRUCTION, INC.1100 MENDOTA HEIGHTS ROADMENDOTA HEIGHTS, MN 55120Phone 651-365-7003//Fax 651-681-0235john.grotkin@rjryan.comGENERAL CONTRACTOR COVER SHEETA1ARCHITECTURAL SITE PLANA2FLOOR PLAN AND ELEVATIONSA3COLOR BUILDING ELEVATIONSCONTACT: JAMES BERTHIAUMELAMPERT ARCHTITECTS420 SUMMIT AVEST. PAUL, MN 55102Phone 763-755-3=1211/Fax 763-757-2849james@lampert-arch.comARCHITECT C-2.0DEMOLITION PLAN CITY PLANNING SUBMITTAL P-1.0AND DETAILS 106
N89°18'31"E 372.25S39°13'14"E 231.88S
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IE
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COOLIDGE STREET NE
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(COUN
T
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NO
.
1
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EXISTING CONDITIONS 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLEGAL DESCRIPTIONThat part of the South Half of the Northwest 1/4 of Section 7, Township 29, Range 23 described as follows:Commencing at the intersection of the North line of the South 1079 8/10ths feet of the Northwest 1/4 with theNorthwesterly line of the original Northwesterly line of County Road No. 33, thence Southwestely 300 feet along saidNorthwesterly line, thence Northwesterly at right angles to the North line of the South 1079 8/10ths feet of theNorthwest 1/4, thence east to the point of beginning, except the road.NOTES1. This survey was prepared without the benefit of a title commitment and may not depict all easements,appurtenances, and encumbrances affecting the property.2. The locations of existing utilities on or serving the property are depicted based on Gopher State One Call Ticket No.202314033, available city maps, records and observed evidence locations. Lacking excavation, underground utilitylocations may not be exact. Verify critical utilities prior to construction or design.3. The orientation of this bearing system is based on the Hennepin County Coordinate System NAD83 1986Adjustment.4. All distances are in feet.5. The area of the above described property is 33,763 square feet or 0.775 acres.6. Bench Mark: City of Minneapolis Control Station GPS009, a MPLS Disk located south of the parking area alongRidgeway Parkway in the cemetery, approximately 4600 feet southeast of subject property, has an elevation of 956.96feet NGVD 29.7. Site Bench Mark: Sanitary manhole rim at the intersection of Wilson Street NE and Alley near the northwest cornerof site has an elevation of 916.90 feet NGVD 29Know what's below.Call before you dig.Dial 811107
ALLEYKENZ
IE
TERRACE
COOLIDGE STREET NE
WILSON ST NE
(COUN
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RO
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NO
.
1
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3
)C-2.0BLVD AUTOWORKS CARWASH
DEMOLITION PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONKnow what's below.Call before you dig.Dial 811108
ALLEYKENZ
IE
TERRACE
COOLIDGE STREET NE
WILSON ST NE
(COUN
T
Y
RO
AD
NO
.
1
5
3
)C-3.0BLVD AUTOWORKS CARWASH
SITE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONSITE PLAN NOTES: GENERAL NOTES: LEGEND: SITE DATA: Know what's below.Call before you dig.Dial 811109
ALLEYKENZ
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COOLIDGE STREET NE
WILSON ST NE
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5
3
)C-4.0BLVD AUTOWORKS CARWASH
GRADING PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONKnow what's below.Call before you dig.Dial 811110
C-5.0BLVD AUTOWORKS CARWASH
UTILITY PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONUTILITY NOTES: UTILITY LEGEND: STORM SEWER SCHEDULE: RAIN GUARDIAN TURRET NOT TO SCALE1OCS 3NOT TO SCALE3Know what's below.Call before you dig.Dial 811FILTRATION BASINNOT TO SCALE2111
13 1/2"R3
"
R3"1/2" PER FT.R12"R12"HANDICAPPEDPARKINGVEHICLE IDREQUIREDTYPTYPCLCLTYPTYPTYP
TYP
(VERIFY WITH SITE PLANS)FINISHED GRADE(SURFACE VARIES)PAVED SURFACE(PAVEMENT TYPEVARIES)COMPACTEDAGGREGATE BASESIZE NO. 53 AT 95%PROCTOR DENSITYCOMPACTEDSUBGRADECONCRETE CURB& GUTTER36"6" ROUND STEEL PIPEBOLLARD CONCRETE FILLEDEXPANSION JOINTBITUMINOUS PAVEMENT48"
8"20" DIA. FOOTINGC-6.0BLVD AUTOWORKS CARWASH
DETAIL SHEET 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONKnow what's below.Call before you dig.Dial 811112
ALLEYKENZ
IE
TERRACE
COOLIDGE STREET NE
WILSON ST NE
(COUN
T
Y
ROAD
NO
.
1
5
3
)L-1.0BLVD AUTOWORKS CARWASH
LANDSCAPE PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTIONLANDSCAPE LEGENDLANDSCAPE SCHEDULE: PLANTING NOTES: ZONING CODE: PERENNIAL PLANTINGNOT TO SCALE3EQUAL SPACINGPERENNIALS (TYP.),PLANT IN STAGGEREDROWS UNLESSOTHERWISE SHOWN ONLANDSCAPE PLANMIN. 3"-4" DEPTHHARDWOOD MULCH OVERFILTER FABRIC, SEE NOTESFOR TYPE & COLOR.MIN. 12" PLANTING SOIL ASSPECIFIED, SEE NOTES.UNDISTURBED ANDUNCOMPACTEDSUBGRADE2SHRUB PLANTINGNOT TO SCALEPROVIDE MULCH, DO NOT BURY STEMS ORTRUNK. SEE NOTES FOR TYPE AND DEPTHREQUIRED.UNDISTURBED ANDUNCOMPACTED SUBGRADEPRUNE DEAD AND BROKEN BRANCHESROOT BALL SHOULD SITDIRECTLY ON TOP OFUNDISTURBED SOIL.BACKFILL WITH TOPSOILFROM HOLE AND WATERTHOROUGHLY. PROVIDEPLANTING SOIL ASSPECIFIED IN NOTES.PROVIDE FILTER FABRIC,MIRAFI OR EQUALPLANT TOP OF ROOT BALL 1-2" ABOVESURROUNDING GRADE.PREPARE PLANTING AREA 3XTHE DIAMETER OF THEROOTBALL1TREE PLANTINGNOT TO SCALENOTES:1. TREE STAKING IS OPTIONAL.2. DO NOT PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS ANDBROKEN OR DEAD BRANCHES.3. FOR TREES IN CONTAINERS, REMOVE CONTAINER PRIOR TO PLANTING. FOR BARE ROOT TREES, PLACETREE IN MIDDLE OF PLANTING HOLE, SPREAD ROOTS OUT RADIALLY FROM THE TRUNK AROUND THEPREPARED HOLE.PREPARE PLANTING AREA 3X THEDIAMETER OF THE ROOTBALL OR PERPLAN IF PLANTED IN A BIORETENTIONOR LARGER PLANTING AREAPLACE ROOTBALL ON UNEXCAVATED OR TAMPED SOILEXPOSE TRUNK FLAREMULCH RING, DIAMETER PER PLAN ORLANDSCAPE NOTES. PLACE MULCH SO NOT INCONTACT WITH BASE OF TREE.COMPLETELY REMOVE AND DISPOSE OF ALLTWINE, ROPE AND BASKETS. DISPOSE INTOPROPER LOCATION.TAMP SOIL AROUND ROOTBALL BASE FIRMLY WITH FOOTPRESSURE SO THAT THE ROOT BALL DOES NOT SHIFT.PLANTING SOIL, BACKFILL PLACED IN 6" LIFTSGUYING PLANSODUNDISTURBED SUBSOILROOTBALLPRUNE DEAD AND BROKEN BRANCHES16" POLY STRAP, 40 MIL. 1-1/2" WIDE1 FLAG PER WIRE3-GUY CABLES, DOUBLE STRAND, 14 GA. WIRESAT 120° SPACING, SEE GUYING PLAN18" MIN.MACHINE EDGE V-DITCH AROUNDALL TREES IN SODDED AREAS2"X2"X24" WOODEN STAKE AT AN ANGLEKnow what's below.Call before you dig.Dial 811113
ALLEYKENZ
IE
TERRACE
COOLIDGE STREET NE
WILSON ST NE
(COUN
T
Y
RO
AD
NO
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1
5
3
)0.0 0.0 0.00.0 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 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.00.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.00.0 0.1 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.00.0 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.00.4 0.5 0.6 0.5 0.4 0.4 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.00.9 0.0 1.1 1.0 0.8 0.9 0.8 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.01.1 0.0 2.1 2.2 1.9 1.7 1.5 1.3 1.1 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.00.9 0.2 2.7 4.0 4.8 4.4 3.4 2.5 1.9 1.6 1.5 0.6 0.4 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.00.6 0.1 2.0 4.0 7.6 9.7 7.9 5.4 3.5 2.5 2.1 2.1 2.5 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.00.4 0.6 1.2 2.3 5.1 9.4 11.9 10.2 6.7 4.1 2.9 2.6 2.8 3.5 4.9 1.5 0.4 0.3 0.3 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.00.5 1.0 1.4 2.6 4.8 8.0 10.4 9.2 6.4 4.1 3.1 2.8 3.2 4.5 6.8 9.2 6.0 0.5 0.5 0.5 0.5 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.00.3 0.0 1.0 1.5 2.3 3.8 5.4 6.8 6.4 4.7 3.5 2.9 2.8 3.2 4.8 7.5 10.0 9.1 6.1 0.8 0.8 0.7 0.6 0.4 0.3 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.00.2 0.0 1.3 1.3 1.5 2.0 2.6 3.5 4.2 3.9 3.3 2.7 2.3 2.4 2.9 4.1 6.3 7.8 7.2 5.4 3.2 1.1 1.0 0.8 0.6 0.4 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.1 0.0 1.8 2.0 1.6 1.1 1.6 2.1 2.6 2.9 2.7 2.4 2.0 1.8 1.9 2.3 3.3 4.8 5.6 5.3 4.6 3.7 2.9 1.7 1.1 0.8 0.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.1 0.1 1.5 2.7 3.24.6 4.4 4.4 4.5 4.5 4.0 3.0 1.9 0.5 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.1 0.1 1.7 4.6 3.8 3.33.9 3.9 4.4 5.5 6.4 5.9 4.3 1.7 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 8.4 6.9 4.9 3.32.8 3.7 4.7 6.7 8.8 8.7 6.1 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 8.4 9.8 7.9 5.2 3.4 2.4 2.1 2.3 2.9 4.3 6.0 6.9 5.9 4.2 2.7 1.9 1.5 1.5 2.4 3.1 4.4 6.8 9.6 9.9 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.1 3.0 6.3 7.6 6.5 4.4 2.9 2.2 1.9 2.2 3.1 5.0 7.8 9.3 7.7 4.9 2.9 1.9 1.4 1.6 1.9 2.4 3.5 5.3 7.2 1.1 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.5 2.8 3.9 4.7 4.2 3.2 2.3 1.8 1.7 2.1 3.1 5.0 8.1 10.0 8.1 4.9 2.9 1.8 1.4 1.4 1.5 1.9 2.5 3.4 2.6 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.2 1.2 1.7 2.3 2.6 2.5 2.0 1.5 1.0 0.8 0.6 0.3 0.7 0.3 0.2 0.2 0.7 0.3 0.5 0.7 0.9 1.1 1.3 1.7 1.7 0.2 0.1 0.1 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 0.00.0 0.0 0.1 0.5 0.8 1.1 1.4 1.5 1.5 1.3 0.9 0.6 0.4 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.5 0.6 0.8 1.0 0.1 0.1 0.1 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 0.00.0 0.0 0.2 0.4 0.6 0.8 0.9 1.0 1.0 0.8 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.4 0.5 0.3 0.1 0.1 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 0.00.0 0.1 0.2 0.3 0.4 0.5 0.6 0.6 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.2 0.0 0.0 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 0.00.0 0.1 0.1 0.2 0.3 0.4 0.4 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 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 0.0 0.0 0.0 0.0 0.0 0.00.0 0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 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 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.1 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 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0AAHAAAAHAAHAABBBBP-1.0BLVD AUTOWORKS CARWASH
PHOTOMETRIC PLAN 733 Marquette AvenueMinneapolis, MN 55402612.758.3080www.alliant-inc.comSuite 700FOR REVIEW ONLYPRELIMINARYNOT FOR CONSTRUCTION6130 Blue Circle Dr., Minnetonka, MN 55343Ph 952-217-0400 - Fax 952-930-1632www.pulseproducts.comLuminaire ScheduleSymbolQtyLabelArrangementTotal Lamp LumensLLFDescriptionLum. Watts1AASINGLE10.792RAYON T322LEDB-250-UNI12-40-T5 MOUNT ON 20FT POLE WITH 2FT BASE (LLF ADJUST FOR2504AAHSINGLEN.A.0.900RAYON T322LEDB-250-UNI12-30-T4-HS MOUNT ON 25FT POLE WITH 3FT BASE255.52BBSINGLEN.A.0.900RAYON T632LED WALL MOUNT AT APPROX 10FT10.14Calculation SummaryLabelCalcTypeUnitsAvgMaxMinAvg/MinMax/MinSITE GROUNDIlluminanceFc1.1311.90.0N.A.N.A.SOUTH PARKINGIlluminanceFc2.774.21.81.542.33Know what's below.Call before you dig.Dial 811114
115
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117
From: JL Fleming <oxfordjet@gmail.com>
Sent: Monday, December 7, 2020 4:56 PM
To: planner@savmn.com
Cc: Yvonne M <yvonnemeyer@hotmail.com>; Steve Dehler <stevedehler@gmail.com>; bbrozak
<ebbrozak@comcast.net>; ljeremiason@outlook.com; David Eichinger <esw@usa.com>
Subject: Request to Postpone Agenda Item - December 15 Planning Commission Meeting
To Mr. Grittman, City Planner:
I am sending this individually as an affected homeowner at the property adjacent to the subject parcel mentioned
in the undated notice from the City of St Anthony regarding the "public" hearing (by Zoom) regarding 2701 Kenzie
Terrace use, currently on the agenda for Tuesday, December 15 at 7:00pm:
Request: Please postpone the December 15 meeting agenda item regarding the parcel at 2701 Kenzie Terrace to
instead be conducted in good faith at a later time, e.g., spring or summer of 2021, when there is no health crisis
and the limited participation solely by Zoom won't stifle the ability for many members of the public to provide
feedback to the meeting – esp. several directly affected homeowners on property adjacent to subject
parcel. See rationale for request for postponement:
• I believe fewer than half of the 25-30 homes at the Kenzington Condominiums most-affected by
the subject of the proposed permit use even have the technology or ability to participate in Zoom
meetings. Thus, it isn't really good-faith or equitable public access to a meeting to limit participation on
this important item to only those who have access to Zoom.
• While there is a different and separate hearing coming up - a December 8 public hearing (tomorrow) - I
note that meeting is regarding a development that, once it's built, won't have actual and known constant
disturbance of the quality of life for the specific owners of the 25-30 units instantly affected here at the
Kenzington by the proposed project at 2701 Kenzie Terrace - not asking for postponement of the
December 8 Zoom meeting. The specifically affected homeowners at The Kenzington need to be able to
have fair and full access to the meeting that is the subject of the current December 15 notification.
• This item is presumably an item on a monthly meeting agenda, but it is for a meeting just 10 days before
Christmas, during a pandemic, and there is undue stress on all Minnesotans and the populace in general,
this seems like a rush job to fluff over the subject matter of this mailed notice - doesn't feel fair. This item
could be postponed per above rationale and the rest of the meeting agenda go forward.
• The applicant for this item's conditional use permit should understand that postponement of this item
would be a sign of good faith dealing with residents in the community, and is not requested with an
adversarial intention at all. When it's safe to conduct Planning Commission meetings in person for the
public at City Hall, then let's have this meeting.
Thank you.
Respectfully submitted by:
Jeanette Fleming, Owner, #410, The Kenzington (working from home since March, full capability for web meetings,
myself, but know that is not the case for many of my neighbors who, along with myself, overlook the subject
parcel)
612-801-1882
oxfordjet@gmail.com
118
From:Lee John Kurtz
To:SA City; SA City
Subject:Please forward this e-mail to the Mayor and City Council of
Date:Saturday, December 05, 2020 3:37:41 PM
Caution: This email originated outside our organization; please use caution.
Hello, my name is Lee John Kurtz, and I reside at 2601 Kenzie Ter apt 109, the Kenzington
Condominiums in St Anthony. I was deeply disturbed yesterday by a letter I received about a possible car
wash being constructed at 2701 Kenzie Ter sometime in the future. My unit is one of the unlucky 25 that
overlooks the property. I have talked to 3-4 of my neighbors and we are vehemently AGAINST this
project! I'm sure NO ONE in their right mind would want a noisy car wash operating so close to their
home. The fact that I work from 4:15 PM until 2:30 AM makes this even WORSE for me as I generally
sleep from 4 AM until 11 or 11:30 AM during the work week. I see there is a ZOOM meeting scheduled
about this in a week or so, but my work schedule and my non experience with Zoom ANYTHING, makes
it a no go for me. I just want you all to know that, if necessary, I will rally the residents to at LEAST sign a
petition against the possible car wash being built AND a boycott of Blvd Auto. A couple of the neighbors
that I have talked to are 10 or more years OLDER than me (I am 60) and would enjoy the hell out of re-
living their activities of the 1960's and fighting for a cause/protesting for the greater good (greater good
being the residents of our building, and the 7 or 8 houses along 27 Ave NE that would also be affected by
this project.) I'm sure there are available industrial use type properties somewhere in the area where a
car wash can operate WITHOUT disturbing the lives of property tax paying citizens. Also, IF this car wash
were to be allowed to operate on this property, I am SURE that our property values ( along with our
property tax amounts) would take a tremendous turn downward. In my case, for example, I purchased my
unit in 2017 with the full intention of selling it in June of 2025, to help finance my relocation to my native
northern MN after my retirement. There as as many financial plans for the people living here as the
number of people living here. Originally, I thought about sending an e-mail to Tom (?), the owner of Blvd
Auto, to log my complaint, but reconsidered and decided to leave it to the people whose sworn oath is to
protect the citizens of this city. I am neither a Democrat, or a Republican. I generally vote for the person
who I think will do best at the job. Some of you I voted for, and others I did not. What I HAVE seen during
the almost 4 years of living here, is that St Anthony is WAY better ran than Minneapolis, where I lived the
majority of the 40 years since I relocated from Duluth in 1980. This is a simple quality of life issue. A car
wash will SEVERELY deter the quality of life for quite a few people if built here. I can only speak for
myself when I say that the farther along the plans for this proceed, the bigger the effort to stop it will be. I
am BEGGING you to nip this in the bud BEFORE we have to spend the time and effort to fight this. I am
ALL IN for this cause and consider myself to NOT be a "cause guy" at all normally. Thank you for your
time. I can be reached at this e-mail address or 612-789-7172 between the hours of 11 AM and 2 PM
Mon-Thurs, or anytime after noon on Fridays. I assume you take weekends off, but would be willing to
discuss this with anyone from city hall ANYTIME on the weekends. Thanks once again!!
LJK
119
Hello,
I am writing to notify you of my concerns with the recently proposed carwash between Blvd
Auto and The Kenzington. My house backs up to the proposed carwash site and I have many
concerns with the proposal. The planning work so far has many gaps. Frankly I am concerned
with the competence of the planning and zoning committee given these many gaps!
I have the following concerns:
1. Placement in a residential neighborhood
2. Alley traffic and parking
3. Lighting
4. Pollution (Noise and Car Pollution)
5. Water management
1. Although the lot is zoned commercial, it is quite small and triangular. The lot butts up
to residential housing on 2 of 3 sides. There will be a significant amount of traffic that
will negatively effect property values. We already deal with significant traffic due to the
Kenzington. The proposed site has a dumpster that faces the alley, which will result in
more traffic.
2. Due to the street layouts in the area, increased alley traffic is very likely. This is an alley
of single family homes where children frequently play and bike. Parking along our street
is already significant at times. Just this week cars were displaced from the Kenzington
parking lot due to a construction dumpster and a large crane! Currently Blvd employees
park in the empty lot. Where will Blvd and Car Wash employees park once that lot is no
longer available? There are not sufficient parking places indicated in the current plan,
accounting for the Blvd staff parking.
3. Kenzington already has extremely bright lighting along the alley that is disruptive to the
use of our home. We have had to install blackout shades in rooms facing the alley
because of the parking lot lights in order to sleep in them! The addition of the car wash
parking lot lights would add to the already present lighting problem, and further
decrease the usability of all of our yards and south facing rooms.
4. I am VERY concerned about the poor air quality that will result in area yards due to the
large volume of cars idling extremely close to my house. Car exhaust has been shown to
increase the incidence of developmental delays such as autism. Has a study been done
on the likely levels? Other area car washes have significant lines with idling cars for
hours at a time. This will be located 20 feet from fenced yards where children play
outside year round!
Additionally, there will likely be significant noise pollution from the car wash and
vacuum motors. I have not seen a study indicating how many decibels the motors will
120
produce. How could this have been approved by the Planning and Zoning Commission
without analyzing this data?
The volume of cars expected for a car wash is significant- as many as 600 cars on a
Saturday or Sunday, 20 feet from residents’ yards! Would you enjoy having a car wash
firing up in your back yard at 8 am on a Saturday or Sunday, nonstop, all day long? We
certainly would not like that, and I expect it will significantly reduce our property value.
I doubt any of you would appreciate that in your yard.
5. Has a full study done on water use and water management? There are already major
water drainage issues in that lot and along the alley during summer rains. Currently the
lot is permeable, and we already have this issue. How will this be managed? I have not
seen this in the plans. It seems possible that water will be directed into residents’ yards.
I do not believe the city has done their due diligence on any of these issues. I believe the Mayor
and City Council should investigate how this was passed by the Planning and Zoning
Commission with so many gaps. Regardless of the outcome of this matter, I encourage an
investigation into the competence of the Commission prior to their being presenting with
further proposals.
Given the lack of due diligence by the Planning Commission to fully analyze the project in the
interests of protecting the public and the current residents, I request that the Mayor and City
Council reject the permit application.
The Council must find that the use is not detrimental to health, safety, and general welfare of
persons residing or working in the vicinity or to the values of property in the vicinity. None of
this work has been done. This is a critical oversight. We believe the proposed use of the
property is detrimental on all fronts.
Best Regards,
Suzan Cox
2616 27th Ave NE
121
1
Charlie Yunker
From:noreply@civicplus.com
Sent:Friday, January 08, 2021 6:16 PM
To:Charlie Yunker
Subject:Online Form Submittal: Public Comments for City Council Meetings
Caution: This email originated outside our organization; please use caution.
Public Comments for City Council Meetings
First Name Cary and Gary
Last Name Zahrbock
Phone Number 612-270-0636
Email Address czahrbock@gmail.com
Address 2704 27th Ave NE
City St. Anthony
State Minnesota
Zip Code 55418
Public Comment January 8, 2021
Dear City Council members and City planner,
We have been pleased to be St Anthony residents since 1984,
and have owned our house on 27th Ave NE since July of 1987.
We are writing to express our concerns about the planning
commission’s approval of a Conditional Use Permit (CUP) for
the proposed BLVD Carwash at 2701 Kenzie Terrace. In order
for a Conditional Use Permit (CUP) to be given, the existing
laws regarding impact of the project must be satisfied,
specifically, in order for the CUP to be approved, The Council
must find that the use is not detrimental to health, safety, and
general welfare of persons residing or working in the vicinity or
to the values of property in the vicinity.
As owners of a single family home adjacent to the lot under
consideration, we have the following concerns that have not
been addressed and resolved by the St Anthony planning
commission:
122
2
1. Location next to residential property
2. Health/safety/general welfare
a. Air Pollution
b. Noise Pollution
c. Safety concerns
3. Water capacity and runoff management
4. Property values
1. LOCATION: The proposed carwash is in the middle of a
residential area. Our single family homes, zoned R-1 would be
adjacent to a carwash. Our neighbors to the South, the
Kensington, is a multi-family housing building. My sister, Jan
Cavanaugh, is an owner in the Kensington and shares our
concerns about the impact of a car wash built at this location.
There is no precedent in St. Anthony for a carwash adjacent to
an R-1. It is a poor choice for the use of the land considering
the housing nearby.
2. HEALTH/SAFETY/GENERAL WELFARE
A. Air Pollution. No environmental impact study was done by
St. Anthony Planning staff regarding the air pollution resulting
from idling cars. The plans submitted show a maximum
capacity of 16 cars in staging---all presumably idling. Imagine
having 16 cars idling outside your backyard for many hours a
day while in your back yard. There is no evidence presented by
the planning commission that assessed this impact. When
neighbors and I spoke with Tom, from Blvd, his business
projections are an average of 100-120 cars per day. As
someone who regularly uses a car wash, there are many rainy
or snowy days that would be eliminated, leaving the bulk of the
car washes occurring on nice days, when we would like to be
outside of our home.
B. Noise Pollution. The plan and planning commission
assessment does not include an analysis of decibel levels
during operating hours of the car wash.
a. Specific noise concerns from our perspective are cars idling,
car radios (imagine the cacophony of multiple car radios
playing different radio stations, including at least one with a
very loud bass thumping), multiple vacuums in use, and the
noise of the engine noise, buzzers, brushes, water spray and
dryers from the carwash itself. There is lack of analysis, or
demonstration that the proposal is compliant with existing city
and state noise ordinances. We believe that it is the planning
staff’s duty is to ensure that these noise elements have been
studied and submitted and are compliant.
b. Hours of operation are of concern, as the initial response of
the planning commission was to expand the requested hours of
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3
the car wash from 7 am to 10 pm, 7 days per week. This
neighborhood is quiet, so that currently, we can have
conversations with neighbors outside, enjoy the sounds of birds
and can sleep past 7 am on the weekends. Imagine living next
to the noise identified above, 7 days per week, 15 hours per
day. This is obviously detrimental to the health and general
welfare of residents.
C. Safety concerns. During a cordial and thoughtful discussion
with Tom, from Blvd, we discussed the proposed fencing that
would be bordering the north side of the proposed car wash.
His plan (in accordance with the planning commission’s
recommendation) would be to build a wooden fence at least 6
feet high the length of the alley. While this could provide some
relief from car wash noise and visually, the planning
commission did not provide an analysis regarding the impact
on neighborhood safety. We have concerns about the potential
risks to safety and property damage when the fence reduces
sightlines to potential criminal behavior.
3. Water capacity and runoff management: There are millions
and millions of dollars in upcoming proposed housing projects
that will all need water. When the Lowry-Grove project was
analyzed concerns were identified relative to insufficient
infrastructure to accommodate the water needs of that project
as well as the impact of water runoff by reduction of permeable
surfaces. The projects on this end of the city, Kenzie Terrace
and Stinson Parkway development, Development 65, and
Trident Redevelopment Bremer site are under consideration for
approval. We are concerned about potential impact on R-1
water volume and adequate volume for fire suppression. In
addition, by changing the current permeable surface of the
vacant lot to non-permeable surfaces, we are concerned that
the sewer infrastructure may be inadequate to manage the
volume of water used by the carwash as well as the change to
non-permeable surface. The planning commission has not
addressed or resolved this concern.
4. Property values: As required per ordinance for a CUP
request, the City Must demonstrate there is no adverse
devaluation of the R-1 occupancies. Until all the proper
analysis of these key factors has been done
(Health/Safety/General Welfare), there is no way to make an
assessment of what will happen to property values. Given the
impacts identified above - air pollution, noise pollution, safety
concerns and water capacity, it is hard to imagine that the
value of our property will not be negatively impacted. This will
not only impact the homes along the 27th Ave alley, but also
houses even a block or two away. Certainly, the value of the
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4
Kenzington condos overlooking the carwash will be negatively
impacted. From our perspective this proposed use will force
depreciation of property values. That is unacceptable to the
existing residents nearby who are paying considerable taxes to
be a part of this lovely area.
The Council must find that the use is not detrimental to health,
safety, and general welfare of persons residing or working in
the vicinity or to the values of property in the vicinity. None of
this work has been done. This is a critical oversight. We believe
the proposed use of the property is detrimental on all fronts.
In consideration of the lack of due diligence by the Planning
Commission to analyze and protect the public by examining
data required by law, we believe that the Council must reject
the conditional use permit.
Additionally we are asking that this letter be put into the public
record.
Respectfully Submitted,
Cary Zahrbock
Gary Zahrbock
2704 27th Ave NE
St. Anthony, MN 55418
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1
Charlie Yunker
From:Barbara Gottfried <bgott3joy@gmail.com>
Sent:Sunday, January 10, 2021 10:45 AM
To:Jan Jenson; Wendy Webster; Tom Randle; Bernard Walker; Charlie Yunker; *SAPlanner;
Randy Stille; Thomas Kuykendall
Subject:Kenzie Blvd Car Wash CUP
Caution: This email originated outside our organization; please use caution.
Please sign this in to the City Council Meeting for January 12, 2020:
Dear Mayor and City Council,
I live at the Kenzington Condos, a 55 + building, with my husband. Our home is facing and very near to the
proposed car wash, as are 24 other condo units.
I'm a cancer survivor of 6 years and I have asthma. My health is not as robust as a young person's. I'm sure that
other seniors in our building of 150 units can say the same about their health. We are a vulnerable population.
The idling car fumes from many cars, much of the day, everyday, is my biggest concern. This will negatively
impact our air quality. Most of every day, I won't be able to open any of my windows nor use my balcony
because of my health.
I'm asking you to please oppose the construction of this car wash for the health of the seniors in the Kenzington
condos. (Many retired seniors are at home much of the day.)
Thank you,
Barbara Gottfried
Unit #307
126
This letter is to notify the St. Anthony City Council and Planning Commission of the many critical
omissions in the proposal for the BLVD Carwash that is going to the council for approval based
on the recommendations of the Planning Commission guided by the City Planner. In order for a
Conditional Use Permit (CUP) to be given, the existing laws regarding impact of the project
must be satisfied. There is much that has not been done.
The proposal carwash is in the middle of housing. To the immediate south is the Kensington, a
large condominium complex; to the east and south across the street is Autumn Woods, a large
apartment complex; to the north and west, single family homes, some of which would be in the
neighborhood of 30 feet away from the proposed carwash. The housing is R-1 zoned. There is
no precedent in St. Anthony for a carwash adjacent to an R-1. It is a poor choice for the use of
the land considering the housing nearby.
The Council must find that the use is not detrimental to health, safety, and general welfare of
persons residing or working in the vicinity or to the values of property in the vicinity. None of
this work has been done. This is a critical oversight. We believe the proposed use of the
property is detrimental on all fronts.
HEALTH/SAFETY/GENERAL WELFARE
Car Pollution. No environmental impact study was done by St. Anthony Planning staff. The
plans submitted show a maximum capacity of 16 cars in staging---all presumably idling. Once
these 16 spaces are used, where will the other waiting cars be? I can only assume they will be
on Kenzie Terrace—a county road? People using a carwash may choose to leave their cars idling
when using the vacuums. What is the projected emissions and it’s impact on the health of the
people in the homes and condos and apartments? How many cars per hour are projected at
peak use? I,Tom Deegan, spoke to two staff persons at the nearest carwash similar to the
proposed BLVD Carwash---Mr. Carwash at 44th and Central Ave. in Columbia Heights. They told
me,Tom Deegan, that at peak the number of cars per day is between 600 -800 cars (hours
7:30am-7pm). What is expected volume of cars projected? What are the proposed hours for
the carwash? It is something to note that Mr. Carwash is quite loud and is nowhere near an R-1
zone.
Light Pollution. The current lighting at BLVD Auto, right next to the proposed carwash, is
exceedingly bright and, we believe, already there is a negative impact to existing housing. We
believe that the existing lighting needs remediation and is possibly not within the ordinance.
Now with the added light expected at the carwash, there would seem to be an issue of further
light pollution. There needs to be an elevation submitted that demonstrates the projection of
the lights proposed do not impact the adjacent R-1 dwellings.
Noise Pollution. Where is the analysis of the decibel levels when the proposed carwash is
working at full capacity? Specifically, cars idling, all vacuums being used, and the noise of the
dryers from the carwash itself. We can only assume there will be car stereo noise. Are the
127
plans compliant with existing city noise ordinances? The planning staff’s duty is to ensure that
these noise elements have been studied and submitted and are compliant.
The neighborhood is quiet. This is one of the reasons people enjoy living in this area. We like
to walk our dogs and visit with our neighbors. It is impossible to fully capture the negative
impact of this project on the overall quality of life and desirability of being a homeowner, a
condo owner, an apartment dweller in this neighborhood.
WATER CONSUMPTION
There are millions and millions of dollars in upcoming proposed housing projects that will all
need water. At the time of the first iteration of the Lowry-Grove project there was concern
that there may need to be added infrastructure to accommodate the water needs of that
project. While that project went away, new projects are coming. The projects on this end of
the city, Kenzie Terrace and Stinson Parkway development, Development 65, and Trident
Redevelopment Bremer site are under consideration for approval. Where is the analysis of
water usage for the BLVD Carwash and the expected needs of the area as there is further
development been considered? How will this affect R-1 occupancies water volume? Will there
be adequate volume for fire suppression? What is the big picture in terms of water needs to
the community?
We are a top tier Green City. There are systems for car wash facilities that are Green
compliant. As there are few specifics throughout the proposal being brought forth by the
Planning Commission, the Council cannot determine if this is a Green compliant project. In fact,
it is possible to wash a car with less than 15 gallons of water then recapture and reuse almost
100% of that water. (See Denver, CO – Gleam carwash)
All of the Health/Safety/General Welfare questions are about the impact of the proposed
carwash on the health of the neighborhood’s residents. As a Green City it would seems we can
do better to protect our citizenry by being diligent and following the law before bringing this
submission to the Council.
VISION FOR THE SOUTHERN GATEWAY TO ST. ANTHONY
Is there a big picture vision for the southern gateway to the city? Does a carwash fit into that
vision?
PROPERTY VALUES
As required per ordinance for a CUP request, the City Must demonstrate there is no adverse
devaluation of the R-1 occupancies. Until all the proper analysis of these key factors has been
128
done (Health/Safety/General Welfare), there is no way to make an assessment of what will
happen to property values.
Will this carwash in such close proximity be detrimental to the value of the Kenzington condos
which will overlook it? Will this carwash not affect the value the homes along the 27th Ave alley
as well as across 27th Ave. most directly? Will it not affect the housing even a block or two
away, especially in terms of air quality and noise as well as and property values? We believe it
will. It seems very unlikely that these property values will Not suffer. From our perspective this
proposed use will force depreciation of property values. That is unacceptable to the existing
residents nearby who are paying considerable taxes to be a part of this lovely area.
Finally, we can only wonder at the negligence of the Planning Commission and the City Planner.
How can it be that such shoddy work has been even proposed? We are concerned and
dismayed and would like the Mayor and the City Council to investigate what is going on and do
the necessary work of oversight of the Planning Commission. We are concerned that a very
careful choice is made for the permanent City Planner.
In consideration of the lack of due diligence by the Planning Commission to analyze and protect
the public by examining data required by law, we believe that the Council must reject the
conditional use permit.
Additionally we are asking that this letter be put into the public record.
Respectfully Submitted,
Thomas Deegan
Susan Guthrie
2616 Pahl Ave.
St. Anthony, MN 55418
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1
Charlie Yunker
From:Stephen Grittman <sgrittman@nacplanning.com>
Sent:Monday, January 11, 2021 8:56 AM
To:Charlie Yunker; Nicole Miller
Subject:FW: subject ; Boulevard Car Wash.
Caution: This email originated outside our organization; please use caution.
FYI
Stephen Grittman
Northwest Associated Consultants, Inc.
4150 Olson Memorial Highway, Suite 320
Golden Valley, MN 55422
763-957-1100 (office)
651-726-7293 (direct)
From: Walter Sentyrz <sentyrz@yahoo.com>
Sent: Monday, January 11, 2021 8:53 AM
To: planner@savmn.com
Subject: subject ; Boulevard Car Wash.
Mr. Steve Grittman City Planner of Saint Anthony Village. I am the owner of six homes in Saint
Anthony Village, 2604 27th Ave N.E., 3100 Wilson St. N.E., 3401 Coolidge St. N.E., 3713 33rd Ave
N.E., 2508 Saint Anthony Blvd., and my residence since 1985, 3316 Highcrest Road N.E. I am
excited to endorse the Boulevard Car Wash project. I have known Mr. Thomas Archambault and his
family for over 20 years. Tom has always been a caring and meticulous business owner. I believe
Mr. Archambault will continue to run the car wash with the same pride and care as his present
business. Also, the land use would transform a parking lot to a hard asset, paying Real Estate Taxes
to Saint Anthony Village.
Respectfully submitted,
Walter B. Sentyrz Jr.
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1
Charlie Yunker
From:Barbara Gottfried <bgott3joy@gmail.com>
Sent:Monday, January 11, 2021 5:09 PM
To:Randy Stille; Tom Randle; Bernard Walker; Wendy Webster; Jan Jenson; Charlie Yunker;
*SAPlanner
Subject:CUP for Car Wash on Kenzie Terrace
Caution: This email originated outside our organization; please use caution.
Dear Mayor and City Council,
Please add this to the public comments for the January 12th meeting at 7:00.
I want to emphasize a question I wrote in my previous email to you.
Can any of you, in truth, say you would welcome a car wash bordering your home and yard?
We, as the many neighbors bordering the proposed car wash on both sides have submitted our list of negative
impact statements and a petition.
I'm a senior. Seniors are a vulnerable population! And, we seniors are a protected class under the law.
Please keep in mind, the Kenzington Condos are not just a building to be counted as one neighbor. There are
more than 150 people living here.
Thank you,
Barbara Gottfried
Kenzington Condominiums
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1
Charlie Yunker
From:Thomas <thomas.isaacson@gmail.com>
Sent:Monday, January 11, 2021 6:29 PM
To:Charlie Yunker
Subject:BLVD Car Wash Proposal
Caution: This email originated outside our organization; please use caution.
Hello Mayor, Council Members and City Staff,
Regarding the proposed BLVD car wash on Kenzie Terrace:
The northern boundary of the proposed plan, the side that abuttes the single family residential neighborhood,
lacked considerable definition in comparison to the western boundary where The Kenzington is located.
Elevation, vehicular access, garbage collection and details of the screening considerations for light, sound and
visual aesthetics were not included in the proposal. Before the project is voted upon I think these details need
to be established so that the neighborhood knows exactly what is being proposed.
This development exacerbates what is a rather confusing area from a planning and safety perspective.
1.
2. The 27th Ave. alley that
3. runs next to the proposed development site is rumored to be a one-way intersection between Wilson
and Kenzie Terrace and two-way between Wilson and Stinson (a stretch that runs uninterrupted for 1.5
blocks, which is unusual). The correct traffic designation
4. could not be confirmed by the city management upon request for clarification (again, unusual).
5.
6.
7. The exit of the alley on
8. Kenzie Terrace is a safety concern (confirmed with the police department) because you cannot make a
legal left or right turn out of it, which may be why the traffic at this point of the alley is intended to be
one-way (again, unconfirmed).
9.
10.
11. The intersection of the
12. 27th Ave. alley and Wilson is signed as a dead end when approaching from the north however traffic
flows through the intersection.
13.
14.
15. There is visual obstruction
16. in the NE corner of the intersection which is a hazard for pedestrians, cyclists and drivers, all of whom
regularly use this route.
17.
I feel strongly that any development on this lot does not contribute further to traffic in the single family
neighborhood immediately to the north. This triangle neighborhood is essentially an island surrounded by the
major thoroughfares of St. Anthony Boulevard, Stinson and Kenzie Terrace that also experiences traffic from
St Charles Church and School (not to mention NE cut through traffic along 27th Ave).
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2
Finally, I feel like the peak operating times of the car wash are the exact opposite of what they should be for
successfully coexisting with the neighborhood. During normal times, people are home during the weekend and
that is when car washes are at peak times with constant operations. Any concerns around pollution (exhaust,
noise and light) would be amplified during times when people are home. This goes against the conditional use
permit approval condition of "not be detrimental to health, safety, general welfare of persons residing or
working in the vicinity or to the values of property living in the vicinity." in my opinion.
-Thomas Isaacson
2604 Pahl Ave
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1
Charlie Yunker
From:noreply@civicplus.com
Sent:Tuesday, January 12, 2021 10:48 AM
To:Charlie Yunker
Subject:Online Form Submittal: Public Comments for City Council Meetings
Caution: This email originated outside our organization; please use caution.
Public Comments for City Council Meetings
First Name JOHN
Last Name KUFUS
Phone Number 612-419-0722
Email Address john.kufus@gmail.com
Address 2712 27TH AVE NE
City ST. ANTHONY VILLAGE
State MN
Zip Code 55418
Public Comment January 11, 2021
Subject: Notice of Action on Proposed Car Wash 2701 Kenzie
Terrace
My name is John Kufus and I reside at 2712 27th Ave. NE. I
am one of the property owners who will most directly be
affected by the above proposal and I wish to strongly disagree
with the Planning Commission’s decision to approve a
conditional use permit to Boulevard Autoworks for the
construction of a carwash at 2701 Kenzie Terrace.
My concerns are principally:
Noise due to dryer blower motors, vacuum cleaners, idling
cars, car radios
Traffic congestion along Kenzie Terrace
Air Pollution due to idling cars
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Decrease in property values due to the above concerns
Sincerely,
John A. Kufus
2712 27the Ave. NE
St. Anthony Village, MN 55418
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135
1
Charlie Yunker
From:Randy Stille
Sent:Monday, January 11, 2021 6:55 PM
To:Charlie Yunker
Subject:Fw: Online Form Submittal: Send Mayor Randy Stille an Email
Randy Stille
Mayor
City of St. Anthony Village
3301 Silver Lake RD, St. Anthony, MN 55418
612-782-3301 | www.savmn.com
randy.stille@savmn.com
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Thursday, January 7, 2021 8:03 PM
To: Randy Stille
Subject: Online Form Submittal: Send Mayor Randy Stille an Email
Caution: This email originated outside our organization; please use caution.
Send Mayor Randy Stille an Email
First Name Suzan
Last Name Cox
Address 2616 27th Ave NE
City St. Anthony
State MN
Zip Code 55418
Contact preference By email
Phone Number 5154503368
Email Address Field not completed.
Comments Hello,
I am writing to notify you of my concerns with the recently
proposed carwash between Blvd Auto and The Kenzington. My
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2
house backs up to the proposed carwash site and I have many
concerns with the proposal. The planning work so far has many
gaps. Frankly I am concerned with the competence of the
planning and zoning committee given these many gaps!
I have the following concerns:
1. Placement in a residential neighborhood
2. Alley traffic and parking
3. Lighting
4. Pollution (Noise and Car Pollution)
5. Water management
1. Although the lot is zoned commercial, it is quite small and
triangular. The lot butts up to residential housing on 2 of 3
sides. There will be a significant amount of traffic that will
negatively effect property values. We already deal with
significant traffic due to the Kenzington. The proposed site has
a dumpster that faces the alley, which will result in more traffic.
2. Due to the street layouts in the area, increased alley traffic is
very likely. This is an alley of single family homes where
children frequently play and bike. Parking along our street is
already significant at times. Just this week cars were displaced
from the Kenzington parking lot due to a construction dumpster
and a large crane! Currently Blvd employees park in the empty
lot. Where will Blvd and Car Wash employees park once that
lot is no longer available? There are not sufficient parking
places indicated in the current plan, accounting for the Blvd
staff parking.
3. Kenzington already has extremely bright lighting along the
alley that is disruptive to the use of our home. We have had to
install blackout shades in rooms facing the alley because of the
parking lot lights in order to sleep in them! The addition of the
car wash parking lot lights would add to the already present
lighting problem, and further decrease the usability of all of our
yards and south facing rooms.
4. I am VERY concerned about the poor air quality that will
result in area yards due to the large volume of cars idling
extremely close to my house. Car exhaust has been shown to
increase the incidence of developmental delays such as
autism. Has a study been done on the likely levels? Other area
car washes have significant lines with idling cars for hours at a
time. This will be located 20 feet from fenced yards where
children play outside year round!
Additionally, there will likely be significant noise pollution from
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3
the car wash and vacuum motors. I have not seen a study
indicating how many decibels the motors will produce. How
could this have been approved by the Planning and Zoning
Commission without analyzing this data?
The volume of cars expected for a car wash is significant- as
many as 600 cars on a Saturday or Sunday, 20 feet from
residents’ yards! Would you enjoy having a car wash firing up
in your back yard at 8 am on a Saturday or Sunday, nonstop,
all day long? We certainly would not like that, and I expect it
will significantly reduce our property value. I doubt any of you
would appreciate that in your yard.
5. Has a full study done on water use and water management?
There are already major water drainage issues in that lot and
along the alley during summer rains. Currently the lot is
permeable, and we already have this issue. How will this be
managed? I have not seen this in the plans. It seems possible
that water will be directed into residents’ yards.
I do not believe the city has done their due diligence on any of
these issues. I believe the Mayor and City Council should
investigate how this was passed by the Planning and Zoning
Commission with so many gaps. Regardless of the outcome of
this matter, I encourage an investigation into the competence
of the Commission prior to their being presenting with further
proposals.
Given the lack of due diligence by the Planning Commission to
fully analyze the project in the interests of protecting the public
and the current residents, I request that the Mayor and City
Council reject the permit application.
The Council must find that the use is not detrimental to health,
safety, and general welfare of persons residing or working in
the vicinity or to the values of property in the vicinity. None of
this work has been done. This is a critical oversight. We believe
the proposed use of the property is detrimental on all fronts.
Best Regards,
Suzan Cox
2616 27th Ave NE
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138
1
Charlie Yunker
From:Randy Stille
Sent:Monday, January 11, 2021 6:55 PM
To:Charlie Yunker
Subject:Fw: Online Form Submittal: Send Mayor Randy Stille an Email
Randy Stille
Mayor
City of St. Anthony Village
3301 Silver Lake RD, St. Anthony, MN 55418
612-782-3301 | www.savmn.com
randy.stille@savmn.com
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Thursday, January 7, 2021 4:06 PM
To: Randy Stille
Subject: Online Form Submittal: Send Mayor Randy Stille an Email
Caution: This email originated outside our organization; please use caution.
Send Mayor Randy Stille an Email
First Name Sarah
Last Name Cole
Address 2420 27th ave NE
City Saint Anthony
State MN
Zip Code 55418
Contact preference By phone
Phone Number 2183907258
Email Address snwolff@hotmail.com
Comments Hello,
I am a resident of St. Anthony Village and live on 27th Ave NE
between Stinson Blvd and Wilson. I am writing in regard to the
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proposal of putting in a public car wash at the end of the alley
between 27th Ave NE and Kenzie Terrace. I would like to state
my strong desire for you to reconsider the location of this, and
if that is not an option, at least consider what implications
having this business in this location does to the surrounding
residents. At the very least, I would expect to see some
conversations around removing access to the alley for non-
residents so they don't use it as a thoroughfare or cut through
for easier access to the car wash.
I would beg you to think of adding barricades to restrict access
to the alley from Kenzie Terrace or Wilson at the fence line of
the apartment building. I can only imagine the increased traffic
and noise we would see, not to mention the deterioration of the
already compromised alleyway. We use this alleyway for
access to our garage while driving, and also use it when we are
walking our dog or out with our children. As with all updates to
the residential and commercial areas, I would hope and expect
the city to have the safety of our citizens at the forefront of all
decisions.
Thank you for your time and consideration.
Sincerely,
Sarah Cole, and family
2420 27th Ave NE
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140
1
Charlie Yunker
From:Randy Stille
Sent:Monday, January 11, 2021 6:54 PM
To:Charlie Yunker
Subject:Fw: Online Form Submittal: Send Mayor Randy Stille an Email
Randy Stille
Mayor
City of St. Anthony Village
3301 Silver Lake RD, St. Anthony, MN 55418
612-782-3301 | www.savmn.com
randy.stille@savmn.com
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Friday, January 8, 2021 1:33 PM
To: Randy Stille
Subject: Online Form Submittal: Send Mayor Randy Stille an Email
Caution: This email originated outside our organization; please use caution.
Send Mayor Randy Stille an Email
First Name Dan
Last Name Spriggs
Address 3331 Stinson Blvd
City St Anthony
State MN
Zip Code 55418
Contact preference No follow up needed
Phone Number 6122696118
Email Address michellejks@aol.com
Comments Mr. Stillie
There should be an ordinance that would bar the Confederate
Flag from being displayed in any public venue in the city of St.
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2
Anthony Max Spriggs, my father, fought at D-day. With an all
African American unit, and risked his life for this country. When
he returned from the war, he had to sit in the back of the bus
and drink from separate water fountains.
When the Confederate Flag was flown in the Nation Capital
and how it has become a staple of the Ku Klux Klan rallies and
how it has been it is waved to intimidate Black children who
were integrating schools after Brown vs. the Board of
Education. There should be no place for it in public places.
The Confederate Flag represents the states that disfranchise
Black Citizens. It is a flag that will be associated with the
January 6 insurrection. The Rebel Flag had never been flown
to my knowledge inside the halls of Congress.
In the picture that shows the Confederate flag in the halls of
Congress, there is a picture in the background of Summer, a
representative from Mississippi who was beaten by Preston
Brooks in May of 1856 on the floor of Congress for speaking
out about slavery.
So an Ordance should be introduced banning the Confederate
flag from being displayed in public places.
Thanks, Dan Spriggs
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142
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Charlie Yunker
From:Randy Stille
Sent:Monday, January 11, 2021 6:53 PM
To:Charlie Yunker
Subject:Fw: Online Form Submittal: Send Mayor Randy Stille an Email
Randy Stille
Mayor
City of St. Anthony Village
3301 Silver Lake RD, St. Anthony, MN 55418
612-782-3301 | www.savmn.com
randy.stille@savmn.com
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Monday, January 11, 2021 5:32 AM
To: Randy Stille
Subject: Online Form Submittal: Send Mayor Randy Stille an Email
Caution: This email originated outside our organization; please use caution.
Send Mayor Randy Stille an Email
First Name Jesse
Last Name Pikturna
Address 2616 27th Ave NE
City Saint Anthony
State Minnesota
Zip Code 55418
Contact preference By email
Phone Number 5154501572
Email Address pikturna@gmail.com
Comments Mayor Stille,
I am writing to notify you of my concerns with the recently
proposed carwash between Blvd Auto and The Kenzington.
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2
This site is just across the alley from my backyard. The
proposed project will negatively impact me and my family. If
approved it will be detrimental to our quality of life. I am
shocked that such a project was recommended for approval by
our Planning Commission.
I would like to call on the city to deny this project based on the
following concerns. All of these should have been raised by the
Planning Commission. Their oversight is cause for broader
concern as many larger projects are proposed in St. Anthony
over the next several years.
I have the following specific concerns with regard to the
proposed car wash:
Adjacency to a residential neighborhood
Alley traffic and parking
Noise pollution
Air pollution
Lighting
Adjacency To A Residential Neighborhood
The lot itself may not be zoned as residential, but the lot itself is
very small. Residential housing neighbors it. If the project
moves forward, neighboring single family homes will be
impacted by activity at the site: traffic, noise, traffic, air
emissions, and water pollution. Our quality of life will suffer. I
believe my property value will suffer. I certainly would not have
purchased my home had there been a car wash across the
alley at the time. I am aware of no study that has been
completed that demonstrates that property values cannot suffer
as a result of such a project. As such, the concern is real and
should have been addressed by the Planning Commission.
There is a reason why new construction of car washes next to
residential areas is rare, if it happens all.
Alley Traffic and Parking
The alley is already heavily used and this project might result in
congestion in the alley. It could well result in our neighbors
losing access to their garages if cars back up in the alley while
waiting for washes. I understand too that there is potential for
garbage trucks to access the alley to remove trash from a large
dumpster on the site, a very different activity from unloading of
small residential cans. Such activity could generate a lot of
noise in the neighborhood. Additionally, I anticipate traffic and
parking spilling onto Wilson and 27th Ave, creating crowding
and potentially safety issues.
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Noise Pollution
I am aware of no study that has been done to quantify the level
of noise that will be in our neighborhood after this project is
complete. However, I have a swing set in my backyard. If
children play on the swing set, I want them to be able to do so
without damaging their hearing. I want my children to be able to
sleep at night. I have no confidence that the carwash, if
approved, will not result in disruption to my family. The
Minnesota Pollution Control Agency has set thresholds for
noise in residential areas. The project has not demonstrated
that noise in our neighborhood will be below those thresholds
upon completion. It has not demonstrated that noise will be
below thresholds during construction. This work needs to be
done before anything can be approved on this site.
Air Pollution
I have no idea what impact a number of idling cars will have on
the air in the alley, but I want people to be able to walk down
the alley and use their garages without suffering ill effects from
fume inhalation. I want our neighbors at the Kenzington to be
able to use their balconies without suffering ill effects from
exhaust. I am aware of no study that has been done to study
these impacts.
Lighting
I am very concerned about the light pollution that could be
produced by this project. Bedroom windows in my house face
the site. Children sleep in those rooms. Light pollution from the
construction project and/or from the finished project could
negatively impact my children. It could cause issues with their
sleep. It could cause issues with their ability to learn in school.
It could be detrimental to our quality of life.
I do not believe the proposed project has done the necessary
work to address any of these issues. In order to approve, the
Council must find that the use is not detrimental to health,
safety, and general welfare of persons residing or working in
the vicinity or to the values of property in the vicinity.
However, this project, if approved, will be detrimental to
general welfare. There is also good reason to suspect that it
could lower property values and cause ill effects on health. For
those reasons, the council should reject the application.
In addition, the council should review the qualifications of
members of the Planning Commission members and offer
training or take other steps to ensure competent work by the
members.
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Best Regards,
Jesse Pikturna
2616 27th Ave NE
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Charlie Yunker
From:Randy Stille
Sent:Monday, January 11, 2021 6:34 PM
To:Charlie Yunker
Subject:Fw: BLVD Autoworks Car Wash Proposal
Randy Stille
Mayor
City of St. Anthony Village
3301 Silver Lake RD, St. Anthony, MN 55418
612-782-3301 | www.savmn.com
randy.stille@savmn.com
From: Michael Wandell <mwandell@gmail.com>
Sent: Monday, January 11, 2021 5:19 PM
To: Randy Stille; Beth Comstock Wandell (comstock.beth@gmail.com)
Subject: BLVD Autoworks Car Wash Proposal
Caution: This email originated outside our organization; please use caution.
Hi Randy,
It's Mike Wandell. I'm not sure we've ever really formally met outside of National Night Out events where you
end up talking to too many people to keep track of but we were on a Healing Circle call together a month or so
ago so I'm assuming my name might ring a bell.
I'm writing because I live on the south side of 27th Ave NE and the alley behind my house bumps up to the
proposed Car Wash development location and I have several concerns about that empty lot becoming a car
wash.
I'm very concerned about the environmental and economic impact that it will have on our neighborhood and
ultimately the community as a whole. Some broad stroke concerns I have are:
Air Pollution
Noise Pollution
Light Pollution
Water Runoff and Sewer Capacity
Traffic on 27th Ave and Kenzie Terrace
And of course how all the above will affect Property Values
I believe I have heard that the proposal for this Car Wash is going to be sent back to the Planning Commission
instead of being voted on tomorrow but I also have concerns as to how this was initially approved by the
planning commission without taking many of my above concerns into consideration - let alone that idea
building a car wash on that site means that there will always be a car wash in that location as the building
won't be easily converted into another type of business which probably isn't in line with the City of Saint
Anything Village's comprehensive growth plan.
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My wife Beth and I would appreciate an opportunity to discuss the proposal with you before this goes to a
vote. Is that something you'd be willing to do?
Also, I'd like to reinforce the fact that I'm a concerned citizen and neighbor to this proposed development. I'm
not someone that opposes change and/or growth and opportunity for SAV.
In fact, I've been a resident of SAV since 2002 and am actively involved with several organizations - Current
President of the WPPA, Board Member of the SANBE Foundation, Co-Navigator (leader) of the Voyager
Organization along with Mark Kalar who you know from his days on the Planning Commission, Boosters Soccer
Coach, Nourish 282 Volunteer and Fundraiser, the official unofficial mayor of SOSA (this title is quite an honor)
and supporter of all things in Saint Anthony Village that I believe in, including helping out neighbors in need
(example: Mark Sitarz and Richard Sonterre recently reached out to me asking if I could get a team together to
help clear out significant yard overgrowth for a house on Edward Street where the homeowner is physically
and financially unable to get his yard up to code). Oh, and I voted for you too if that counts for anything.
Anyway, please let me know when a good time to talk might be.
Thank you,
Mike Wandell
2800 27th Avenue NE
651-402-6421
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1
Charlie Yunker
From:Barbara Gottfried <bgott3joy@gmail.com>
Sent:Tuesday, January 12, 2021 1:15 PM
To:Randy Stille; Tom Randle; Wendy Webster; Bernard Walker; Jan Jenson; Charlie Yunker;
*SAPlanner
Subject:Fwd: Car wash CUP on Kenzie Terrace
Caution: This email originated outside our organization; please use caution.
Dear Mayor and City Council,
I am forwarding my letter that I sent to the planning commission. Please include this letter for tonight's meeting
of January 12th at 7:00.
---------- Forwarded message ---------
From: Barbara Gottfried <bgott3joy@gmail.com>
Date: Thu, Jan 7, 2021, 12:33 PM
Subject: Car wash CUP on Kenzie Terrace
To: Marcey Westrick <Marcey.Westrick@savmn.com>, Meridith Socha <Meridith.Socha@savmn.com>,
Thomas Kuykendall <Thomas.Kuykendall@savmn.com>, Dan Payne <dan.payne@savmn.com>, Brian Rude
<Brian.Rude@savmn.com>, Corey Erickson <corey.erickson@savmn.com>, Paul Morita
<paul.morita@savmn.com>
Cc: Steve Grittman <planner@savmn.com>
Dear Planning Commissioners,
I live at the Kenzington Condos, a 55 + building, with my husband. Our home is facing and very near to the
proposed car wash, as are 24 other condo units.
I'm a cancer survivor of 6 years and I have asthma. My health is not as robust as a young person's. I'm sure that
other seniors in our building of 150 units can say the same about their health.
The idling car fumes from many cars much of the day, everyday, is my biggest concern. This will negatively
impact our air quality. Most of every day, I won't be able to open any of my windows nor use my balcony
because of my health.
I'm asking you to please oppose the construction of this car wash for the health of the seniors in the Kenzington
condos. (Many retired seniors are at home much of the day.)
Thank you,
Barbara Gottfried
Unit #307
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1
Charlie Yunker
From:Randy Stille
Sent:Tuesday, January 12, 2021 2:19 PM
To:Charlie Yunker
Subject:Fw: Online Form Submittal: Send Mayor Randy Stille an Email
Randy Stille
Mayor
City of St. Anthony Village
3301 Silver Lake RD, St. Anthony, MN 55418
612-782-3301 | www.savmn.com
randy.stille@savmn.com
From: noreply@civicplus.com <noreply@civicplus.com>
Sent: Tuesday, January 12, 2021 1:58 PM
To: Randy Stille
Subject: Online Form Submittal: Send Mayor Randy Stille an Email
Caution: This email originated outside our organization; please use caution.
Send Mayor Randy Stille an Email
First Name Mike & Beth
Last Name Wandell
Address 2800 27th Ave NE
City Saint Anthony Villag
State MN
Zip Code 55418
Contact preference By phone
Phone Number 6514026421
Email Address mwandell@gmail.com
Comments January 12, 2021
Dear Randy,
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This is a more detailed and formal follow up to the email I sent
directly to your email address (randy.stille@savmn.com)
requesting the opportunity to speak with you regarding the
BLVD Autoworks proposed Car Wash addition.
My wife Beth and I are proud members of the Saint Anthony
Village community. We are active in many volunteer
organizations within the community and have done our best to
try and make SAV a better place. I am the current President of
the WPPA and a Co-Navigator (leader) in the Voyagers
organization. This organization has recently helped with
several situations that have directly helped the city and its
residents.
Beth volunteers for countless events and activities within the
community as well. She is also a substitute teacher at Wilshire
Park and was one of very few subs that was willing to work this
fall, which helped keep the school open as long as possible.
We have owned our home on 27th Avenue NE since 2002 and
have been very happy with our little pocket in the SAV
community (SOSA as it’s known).
We are reaching out to you because we are very concerned
about the planning commission’s approval of a Conditional Use
Permit (CUP) for the proposed BLVD Carwash at 2701 Kenzie
Terrace. In order for a Conditional Use Permit (CUP) to be
given, the existing laws regarding impact of the project must be
satisfied, specifically, in order for the CUP to be approved, The
Council must find that the use is not detrimental to health,
safety, and general welfare of persons residing or working in
the vicinity or to the values of property in the vicinity.
As owners of a single family home adjacent to the lot under
consideration, we have the following concerns that have not
been addressed and resolved by the St Anthony planning
commission:
1. Location next to residential property
2. Health/safety/general welfare
a. Air Pollution
b. Noise Pollution
c. Safety concerns
3. Water capacity and runoff management
4. Property values
1. LOCATION: The proposed carwash is in the middle of a
residential area. Our single family homes, zoned R-1 would be
adjacent to a carwash. Our neighbors to the South, the
Kensington, is a multi-family housing building.
As far as I am aware, there is no precedent in St. Anthony for a
carwash adjacent to an R-1 and we feel that building a car was
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is a poor choice for the use of the land considering the housing
nearby.
2. HEALTH/SAFETY/GENERAL WELFARE
A. Air Pollution. No environmental impact study was done by
St. Anthony Planning staff regarding the air pollution resulting
from idling cars. The plans submitted show a maximum
capacity of 16 cars in staging---all presumably idling. Imagine
having 16 cars idling outside your backyard for many hours a
day while in your back yard. There is no evidence presented by
the planning commission that assessed this impact.
B. Noise Pollution. The plan and planning commission
assessment does not include an analysis of decibel levels
during operating hours of the car wash.
a. Specific noise concerns from our perspective are cars idling,
car radios (imagine the cacophony of multiple car radios
playing different radio stations, including at least one with a
very loud bass thumping), multiple vacuums in use, and likely
most concerning is the constant noise of the blowers inside the
car wash along with the added noise of the sprayers and other
noises that emit from a carwash. There is lack of analysis, or
demonstration that the proposal is compliant with existing city
and state noise ordinances. We believe that it is the planning
staff’s duty is to ensure that these noise elements have been
studied and submitted and are compliant.
b. Hours of operation are of concern, as the initial response of
the planning commission was to expand the requested hours of
the car wash from 7 am to 10 pm, 7 days per week. This
neighborhood is quiet, so that currently, we can have
conversations with neighbors outside, enjoy the sounds of birds
and can sleep past 7 am on the weekends. Imagine living next
to the noise identified above, 7 days per week, 15 hours per
day. This is obviously detrimental to the health and general
welfare of residents.
3. Water capacity and runoff management: There are millions
and millions of dollars in upcoming proposed housing projects
that will all need water. When the Lowry-Grove project was
analyzed concerns were identified relative to insufficient
infrastructure to accommodate the water needs of that project
as well as the impact of water runoff by reduction of permeable
surfaces. The projects on this end of the city, Kenzie Terrace
and Stinson Parkway development, Development 65, and
Trident Redevelopment Bremer site are under consideration for
approval. We are concerned about potential impact on R-1
water volume and adequate volume for fire suppression. In
addition, by changing the current permeable surface of the
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vacant lot to non-permeable surfaces, we are concerned that
the sewer infrastructure may be inadequate to manage the
volume of water used by the carwash as well as the change to
non-permeable surface. The planning commission has not
addressed or resolved this concern.
4. Property values: As required per ordinance for a CUP
request, the City Must demonstrate there is no adverse
devaluation of the R-1 occupancies. Until all the proper
analysis of these key factors has been done
(Health/Safety/General Welfare), there is no way to make an
assessment of what will happen to property values. Given the
impacts identified above - air pollution, noise pollution, safety
concerns and water capacity, it is hard to imagine that the
value of our property will not be negatively impacted. This will
not only impact the homes along the 27th Ave alley, but also
houses even a block or two away. Certainly, the value of the
Kenzington condos overlooking the carwash will be negatively
impacted. From our perspective this proposed use will force
depreciation of property values. That is unacceptable to the
existing residents nearby who are paying considerable taxes to
be a part of this community.
The Council must find that the use is not detrimental to health,
safety, and general welfare of persons residing or working in
the vicinity or to the values of property in the vicinity. To date,
none of this work has been done. This is a critical oversight.
We believe the proposed use of the property is detrimental on
all fronts.
In consideration of the lack of due diligence by the Planning
Commission to analyze and protect the public by examining
data required by law, we believe that the Council must reject
the conditional use permit.
Additionally we are asking that this letter be put into the public
record.
Respectfully Submitted,
J. Michael Wandell
Elizabeth C. Wandell
2800 27th Ave NE
St. Anthony, MN 55418
JMW- 651-402-6421
ECW – 612-710-2436
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Charlie Yunker
From:Paul McHugh <paulmchughmn@gmail.com>
Sent:Tuesday, January 12, 2021 3:57 PM
To:Charlie Yunker
Subject:Public comment submissions re car wash CUP
Attachments:Written opinion from MN realtor Ella Ritzman (email) - Commercial lot use permit.pdf;
Kenzie Terrace Car Wash Noise Assessment, Stephen B. Platisha, P.E. (Professional
Engineer).pdf
Caution: This email originated outside our organization; please use caution.
Hi Charlie,
Please forward the attached to mayor and City council.
Neither of these statements were written by me, but rather by professionals in real estate and noise
assessment.
Both deserve close examination by the council in evaluating the car wash CUP proposal.
Thank you,
Paul McHugh
154
Commercial lot use permit
1 message
Ella Ritzman <ellampls@gmail.com>Mon, Jan 11, 2021 at 12:12 PM
To: paulmchughmn@gmail.com
Re: Proposed car wash at 2701 Kenzie Terrace
To Whom it may concern;
A resident from 2601 Kenzie Terrace reached out to me today. He asked if I would give an
opinion on the proposed development of a single lane car wash with 9 to 12 car vacuum
stations abutting his residential senior living condominium unit. I have not seen the property
but from what Paul McHugh explained to me I imagine that these are some of the
considerations that should be weighed:
Air pollution from idling cars
Noise pollution from vacuums, idling cars and the running carwash
Noise from the customers (loud talking,auto music, mufflers, etc)
Reduced value of residential property facing the car wash(potentially severe)
Reduced quality of life for the residents being subject to all of the above
I have never met Mr. McHugh. A fellow real estate broker gave him my name. Although the
above observations are expressed by a real estate professional they seem to me to be
obvious.
--
Ella Ritzman/ Real Estate Broker MN
3233 19th Ave S
Minneapolis, MN 55407
Ritzman Realty
612-532-0738
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Charlie Yunker
From:noreply@civicplus.com
Sent:Tuesday, January 12, 2021 4:37 PM
To:Charlie Yunker
Subject:Online Form Submittal: Public Comments for City Council Meetings
Caution: This email originated outside our organization; please use caution.
Public Comments for City Council Meetings
First Name Tim
Last Name Keane
Phone Number 612-334-5015
Email Address tim.keane@kutakrock.com
Address 60 South Sixth Street
City Minneapolis
State Minnesota
Zip Code 55402
Public Comment Mayor Randy Stille and
City Council Members
City of St. Anthony Village
3301 Silver Lake Road NE
St. Anthony, MN 55418-1667
RE: Conditional Use Permit Application for Car Wash located
at 2701 Kenzie Terrace
Dear Mayor and Council Members:
This letter is offered on behalf of multiple residents of the
Kensington Condominiums relating to the conditional use
permit (CUP) application for a car wash located at 2701 Kenzie
Terrace, St. Anthony Village, Minnesota (Property).
The proposed car wash is located contiguous to the
Kensington Condominiums (the Kensington) to the east, and
single family residential to the north. The Kensington is a senior
(55+) eligible building, occupied and owned by many residents
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2
with aging conditions. The five-story Kensington has 19
balconies that will directly overlook the entry to the car wash.
The granting of the CUP for this use is governed by the
required findings set forth in SAV Code §152.243. The burden
is on the applicant to prove, based upon facts in the record,
that the use will conform to the stated standards and criteria for
the issuance of the CUP. Roselawn Cemetery v. City of
Roseville, Minn. App. 689 NW2d 254, 259. SAV Code
§152.243(c)(4) provides:
(3) The use will not be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity or
to the values of property in the vicinity; and
Nearby residents of the Property have provided substantial
testimony on the record directly bearing on this finding. Fact-
based comments, concerns and testimony has addressed
issues relating, but not limited to:
• Adverse noise impacts from dryer blowers, vacuums, idling
vehicles;
• Adverse air quality impacts due to exhaust of idling vehicles,
airborne particles, potentially affecting the health of adjacent
senior residents;
• Adverse impacts on adjacent residential property values.
Additionally, sound expert, Stephen Platisha PE, submitted an
assessment of noise impacts of the proposed car wash and
nearby residential receptors, concluding that the car wash
operations could likely cause a violation of state standards.
Given the intensity of the car wash impacts of vehicle trips,
noise, air pollution and safety concerns, this use is simply
incompatible with existing surrounding neighboring residential
land uses. The undisputed evidence in the record compels the
conclusion that the proposed use for the Property would
produce adverse impacts, detrimental to the health, safety, or
general welfare to persons residing or working in the vicinity or
to the values of property in the vicinity. Based upon the facts
and the record, we respectfully submit that the CUP application
must be denied.
Sincerely,
Timothy J. Keane
Kutak Rock LLP
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NORTHWEST ASSOCIATED CONSULTANTS, INC.
__________________________________________________________________
4150 Olson Memorial Highway, Ste. 320, Golden Valley, MN 55422 Telephone: 763.957.1100 Website: www.nacplanning.com
MEMORANDUM
TO: St. Anthony Village Planning Commission
FROM: Stephen Grittman
DATE: January 12, 2021
RE: St. Anthony Village – Planning Commission - Accessory Buildings
FILE NO: 323.02
Accompanying this memorandum is a proposed mark-up of accessory building regulations
found in the City’s Zoning Ordinance. The information is presented in two formats. The first is
a two-column table which includes the existing code language from various sections relating to
accessory buildings (column 2). For the existing text, current language is either retained or
altered. Where it is to be altered (or deleted), you will see it stricken. Where it is to be kept
intact, it is left unchanged, and copied into the proposed language in column 1.
In column 1, staff has proposed new or changed language for those sections. This section
includes changes to Definitions and various district requirements, with the bulk of the text
being a complete update to the Accessory Building section of the code found in Section
152.176. In addition, there are a series of new regulations that are proposed to be added,
including a shoreland notation for accessory buildings adjacent to Silver Lake.
The second portion of the proposed material is a new table that would be added which is
designed to consolidate the bulk of the dimensional standards applicable to (mostly) R-1 district
requirements, and (partially) to other districts. The standards in this section primarily import
the current regulations from other sections of the code, but a few are new and intended to be
consistent with the manner in which they are addressed in current practice.
We will plan to discuss this material under “Other Business” at the January meeting. If
acceptable, the Planning Commission may move to call for a public hearing to formally consider
these amendments as an ordinance amendment at the February Planning Commission meeting.
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Accessory Buildings Generally
Existing Code
Definitions:
GARAGE: An accessory building (attached or
detached) which is used, or can be used, to store
passenger automobiles and light trucks, and
which has a door opening which is six (6) feet or
greater in width.
ACCESSORY BUILDING (Recreational, Garden
Shed, or Similar): An accessory building of no
more than 200 square feet in floor area
sheltering and accessory use such as recreation
(such as a gazebo), tools, lawn and garden
equipment, mechanical equipment (such as
swimming pool equipment), or similar purposes.
Such a building has a roof, and may or may not
have solid walls.
A. The following Accessory Buildings shall be
allowed as permitted uses:
1. R-1, Single Family Zones:
a. One (1) Attached Garage.
b. Two Detached Accessory
Buildings, provided only one is a
garage or other building greater
than 200 square feet. No more
than two garages, (only one of
which may be a detached
garage), shall be allowed on any
single family parcel.
c. One (1) Recreational Structure or
Garden Shed meeting the
requirements of this ordinance.
d. Recreational structures and uses,
including swimming pools, hot
tubs, play structures, animal
shelters of less than 36 square
feet in area, and landscape
elements that do not provide any
shelter for human occupancy,
provided all other conditions and
performance standards are met.
a.e. Setback from principal building.
Unless attached to and made a
Definitions:
GARAGE. An accessory building or portion of a
principal building which is principally used for the
storage of motor vehicles owned by occupants of
the principal building. Garages cannot be larger
than the principal structure or be more than
1,000 square feet in size in R-1, R-1A, and R-2
zoned property.
152.176 ACCESSORY BUILDINGS.
(A) In yards. No detached accessory building
may be located within any yard other than the
rear yard, except that garages may be located in
side yards. See Table
(B) Minimum setback. The wall of an accessory
buildings shall not be located less than five (5)
feet from any property line and in no case shall
any eave or other portion of any accessory
building may be located within 3 feet of any
property line, except as provided in division (L)
below. See Table
(C) Accessory buildings attached. If an accessory
building is attached to the principal structure, it
will be considered a part of the principal
building and must comply with all setbacks and
other requirements applicable to the principal
building. See Table
(D) Setback from principal building. Unless
attached to and made a part of the principal
building, no eave or other portion of an accessory
building may be closer than 5 feet from any eave
or other portion of a principal building, except as
provided in division (L) below.
(E) Design. All accessory buildings constructed
after the construction of the principal building
must be designed and constructed in a manner
consistent with the design and general
appearance of the principal building. Accessory
buildings constructed primarily of canvas, plastic
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part of the principal building, no
eave or other portion of an
accessory building may be closer
than 5 feet from any eave or
other portion of a principal
building.
f. Design. All accessory buildings
constructed after the
construction of the principal
building must be designed and
constructed in a manner
consistent with the design and
general appearance of the
principal building. Accessory
buildings constructed primarily of
canvas, plastic fabric, or other
similar non-permanent materials
shall be prohibited.
g. Commercial or Industrial
Districts. No accessory building in
a commercial or industrial district
shall exceed the height of the
principal building except by
conditional use permit.
h. Attached and Multi-family
Buildings. Attached and multi-
family buildings in the R3 and R4
districts are allowed one storage
or maintenance building and
one garden shed per complex,
plus detached garage structures
as needed.
i. Building standards. All accessory
buildings in excess of 200 square
feet shall be constructed to the
standards of the Minnesota State
Building Code. The architectural
appearance of accessory
buildings should be visually
compatible with the principal
building relative to color,
materials, and form.
j. Accessory buildings without a
Principal Building. No accessory
building or structure shall be
constructed on any lot prior to
the time of construction of the
principal building to which it is an
fabric, or other similar non-permanent materials
shall be prohibited. See Table
(F). Height.
(1) Residential Districts. A detached accessory
building, accessory to a principal use located in a
residence district shall not exceed the height of
the principal building or fifteen (15) feet,
whichever is less. The maximum height to the
highest point on a roof shall not exceed twenty
(20) feet. See Table
(2) Commercial or Industrial Districts. No
accessory building in a commercial or industrial
district shall exceed the height of the principal
building except by conditional use permit.
(G). Number of buildings. A maximum of two
individual accessory buildings per lot, including
detached garages, shall be allowed in all zoning
districts. Landscape features, such as statuary
and the like; easily movable seasonal temporary
structures not intended to remain erected for 12
months, such as party tents and the like; and
backyard play equipment, such as swing sets,
trampolines, slides, and the like, shall not count
towards the number of permitted accessory
buildings as provided in this division.
(H). Size.
(1) One- and Two-Family Dwellings. The
maximum floor area of one accessory building or
combination of two buildings in the R21, R1-A,
and R2 districts shall not exceed 750 square feet
in area or 80% of the area of the principal
building, whichever is less. See Table
(2) Attached and Multi-family Buildings.
Attached and multi-family buildings in the R3 and
R4 districts are allowed one storage or
maintenance building and one garden shed per
complex, plus detached garage structures as
needed.
(3) In all residential districts, one accessory
building in addition to any detached garage may
be permitted, except that it shall not exceed 120
square feet in area if a detached garage exists on
the same lot. (I). Garage door openings. Garage
door openings shall be limited in height to 8 feet
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accessory unless authorized
through an agreement as
prepared by the City Attorney
and approved by the City Council.
k. Accessory Dwelling Units.
Detached accessory buildings
shall be prohibited from
containing complete
independent living facilities
(accessory dwelling units), which
would include permanent
provisions for living, sleeping,
eating, and sanitation.
b. Permit Requirements. A zoning
permit shall be required for all
accessory buildings less than 120
square feet in area. All accessory
buildings over 200 square feet
shall require a building permit. A
fee as determined from time to
time by the City Council shall be
required to process the permit.
l. Accessory Dwelling Units.
Detached accessory buildings
shall be prohibited from
containing complete
independent living facilities
(accessory dwelling units), which
would include permanent
provisions for living, sleeping,
eating, and sanitation.
m. Drainage and Utility Easements.
No part of an accessory building
shall extend into a drainage and
utility easement or any required
setback.
as measured from the driveway apron at the
door opening. See Table
(J). Building standards. All accessory buildings in
excess of 120 200 square feet shall be
constructed to the standards of the Minnesota
State Building Code. The architectural
appearance of accessory buildings should be
visually compatible with the principal building
relative to color, materials, and form.
(K). Accessory buildings without a Principal
Building. No accessory building or structure shall
be constructed on any lot prior to the time of
construction of the principal building to which it
is an accessory unless authorized through an
agreement as prepared by the City Attorney and
approved by the City Council.
(L). Garage setback permit. A garage which will
cover an area of no more than 576 square feet
may be located within the side setbacks and/or
rear setbacks if a setback permit has been issued
for the garage under the following provisions of
this section.
(1) Application for a setback permit must be
made in writing on forms provided by the City
Manager and must be filed with the City
Manager, together with a filing fee in the amount
required under Chapter 33. The application must
include a survey showing the proposed location
of the building and the buildings on the property
adjoining the setback in question. The application
must also address the other matters to be
considered by the Planning Commission and City
Council, as set forth in division 79A St. Anthony -
Land Usage
(1) Application for a setback permit must be
made in writing on forms provided by the City
Manager and must be filed with the City
Manager, together with a filing fee in the amount
required under Chapter 33. The application must
include a survey showing the proposed location
of the building and the buildings on the property
adjoining the setback in question. The application
must also address the other matters to be
considered by the Planning Commission and City
Council, as set forth in division (B) above. The
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permit application will be considered by the
Planning Commission and City Council, and notice
of the hearing will be given, all in the same
manner as provided in § 152.243 for conditional
use permits. After the hearing by the Planning
Commission, the City Council will grant or deny
the permit, stating its reasons for doing so.
(2) In granting or denying the setback permit,
the City Council will consider the proximity of the
garage to any buildings on the adjoining
property, the extent of vegetation or other
screening on the subject property and the
adjoining property, the effect of the garage on
the light and visibility available to the adjoining
property, modification to/or blockage of drainage
ways, matters of fire safety, the existing garages
on the adjoining property, the ability to locate
garages elsewhere on the subject property, and
any other matters which may be relevant to the
degree of encroachment into the setback.
(3) If a setback permit is granted, it will run
with the title to the property for which it was
granted so long as the garage for which it was
granted continues to exist. If that building is
destroyed or removed, the permit will
automatically expire. (1993 Code, § 1650.02)
Penalty, see § 10.99
(M). Driveways. Driveways shall be required for
doorway openings meeting or exceeding 8 feet
wide by 7 feet tall. All driveways must meet the
standards as outlined in §152.179.
(N). Accessory Dwelling Units. Detached
accessory buildings shall be prohibited from
containing complete independent living facilities
(accessory dwelling units), which would include
permanent provisions for living, sleeping, eating,
and sanitation.
(O), Drainage and Utility Easements. No part of
an accessory building shall extend into a drainage
and utility easement or any required setback.
(P). Permit Requirements. A zoning permit shall
be required for all accessory buildings less than
120 square feet in area. All accessory buildings
over 120 square feet shall require a building
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permit. A fee as determined from time to time by
the City Council shall be required to process the
permit.
Landscape Elements Landscape elements, such as
vegetation, gardens, statuary, and the like shall
be allowed in all yards, provided other applicable
regulations are met. Retaining walls shall be
considered fences for the purposes of this
ordinance.
Trash Enclosures Trash enclosures, where
allowed, shall be required to be constructed of
materials that match the materials uses on the
principal building exterior, and shall not be
located in any yard closer to the public right of
way than the principal structure.
Detached Garage Materials (esp. MF Dwellings)
Detached Garages accessory to multiple family
dwellings, or any commercial or industrial use,
shall be constructed of materials that match
those used on the principal building.
Recreational Structures and Uses. Gazebos, pool
buildings, and other detached recreational
structures shall meet the setbacks, size
requirements, and other standards applicable to
Garden Sheds.
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District Performance Standards – Accessory Buildings and Uses. Unless otherwise specified in this
section, all accessory buildings and/or uses in the R-1 District shall conform to the following
requirements (except where noted as applying to other districts):
Detached Garage Attached Garage Other Accessory
Buildings,
Recreational
Structures,
Garden Sheds
Other
Accessory
Uses
Front Yard Setback No closer than principal
building, or 30 feet,
whichever is greater
30 feet Not Allowed Not
Allowed
Side Yard Setback 5 feet 5 feet, with an
aggregate total of
15 feet on two sides
Not Allowed Not
Allowed
Side Yard Setback
adjacent to public
street
20 feet 20 feet 20 feet 20 feet
Rear Yard Setback
from private
property
30 feet 5 feet 5 feet 5 feet
Rear Yard Setback
from Alley
5 feet 30 feet 5 feet 5 feet
Rear Yard Setback
from Public Street
30 feet 30 feet 30 feet 30 feet
Maximum Square
Feet
750 square feet, or
80% of ground floor
area of principal
building, whichever is
less
No greater than
ground floor area of
principal building
200 square feet NA
Maximum Height –
R-1, R-1A, R-2
15 feet to average roof
height, and no more
than 20 feet overall
No greater than roof
height of principal
structure
15 feet to peak
roof height
NA
Maximum Height –
R-3, R-4
30 feet 30 feet 15 feet to peak
roof height
NA
Maximum Height –
C, I Districts
No accessory building
in a commercial or
industrial district shall
exceed the height of
the principal building
except by conditional
use permit.
No accessory
building in a
commercial or
industrial district
shall exceed the
height of the
principal building
except by
conditional use
permit.
15 feet to peak
roof height
NA
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