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HomeMy WebLinkAbout2015.01.22 PC PacketAGENDA HUGO PL.kNNING COMMISSION Friday, January 22, 201.4 HUGO CITY HALL 7:00 p.m. A. ROLL CALL (Arcand, Gwynn, Kleissler, Knauss, Lessard, McRoberts, Rosenquist) B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. December 4, 2014 2. January 8, 2015 D. NEW BUSINESS 1. Elect Vice Chair to Planning Commission 2. Review and Approval of 2015 Goals 3. Review of Bald eagle Sportsman Association (BESA) — CUP Review E. PUBLIC HEARING 1. O'Reilly Auto Parts — Site Plan and Variances F. OLD BUSINESS G. PLANNING COMMISSION MEETING UPDATE H. ADJOURNMENT If you need accommodations for the Planning Commission meeting please contact Rachel Juba at (651) 762-6304 or r'uba ci.hu o.mo.us, thank you. MINUTES HUGO PLANNING COMMISSION December 4, 2014 Call to Order Chairman Gwynn called the meeting to order at 7:00 pm. PRESENT: Arcand, Gwynn, Kleissler, Knauss, Lessard & Rosenquist ABSENT: McRoberts ALSO PRESENT: Rachel Juba, Planner Connor Schaefer, Community Development Intern Bryan Bear, City Administrator Approval of Minutes Arcand made motion, Kleissler seconded, to approve the Planning Commission minutes of October 23, 2014. Ayes: Arcand, Gwynn, KIeissler, Rosenquist Abstentions: Knauss, Lessard Motion carried. Cindy Bellamy and Shirley Smith — Conditional Use Permit —17260 Ingersoll Ave N Planner, Rachel Juba, presented on Cindy Bellamy and Shirley Smith's application for a Conditional Use Permit for the property located at 17260 Ingersoll Ave N. The property is generally located on the west side of Ingersoll Ave N and north of 170a' St N. It is located in the Agricultural (AG) zoning district and is guided in the 2030 Land Use Plan as Agricultural (AG). The surrounding properties are also zoned Agricultural and are large lots with agricultural uses. The applicant requested a conditional use permit to allow double the amount of animal units on the property. Seven animal units are allowed on the property, meaning the applicant was requesting for fourteen units to be allowed. Planner Juba stated that there has been questions on acreage of the property. After research and City Attorney reviews, the staff considered the property to be 10 acres. Planner Juba stated there was a complaint filed and violations found of animal waste management, drainage from paddocks, and excess number of horses for the 17260 Ingersoll Ave N property in May 2014. The City sent a letter to the applicant requesting compliance. Over the last few months, the City met with the property owner and the Minnesota Pollution Control Agency (MPCA). The MPCA conducted two compliance reviews to ensure regulations for feedlots were met. The applicant worked with staff and the MPCA to comply with City ordinance and State standards. A feedlot is a permitted use in the Agricultural (AG) zoning district. There are performance standards that need to be met. The feedlot on the property does not meet the requirements of a mandatory environmental assessment. Staff feels that the property has met the performance standards. The MPCA issued a letter of compliance stating that they are in conformance with State rules. The applicants submitted a Facility and Waste Management Plan. Staff is comfortable with the plan as submitted. The MPCA allows manure stockpiling on properties for no longer than a year. As a condition of approval, staff is requiring Lot E to be graded to the dirt base, like the other lots on the property. This is work that shall be completed at the time a culvert on the west side of the property is to be relocated. Initial inspections showed there was drainage onto neighboring properties. The culvert must be relocated as a condition of approval. The applicant has been working on selling and removing horses to the 14 they are requesting with the CUP application. Staff inspected the property has found 14 horsed on the property and the applicant understands they may not breed the horses or exceed this number. Planner Juba presented on the criteria to approve a proposed conditional use permit. This included permissible by law, spirit and intent, compatible with the Comprehensive Plan and character of the area, and screening and buffering. Juba stated the conditions of the proposed conditional use permit. There will be no more than 14 hoses on the property at any time. The property shall comply with Section 90-241. The property shall comply with comments made by the MPCA and all other applicable MPCA regulations. The property shall be inspected each year by the MPCA and provide the City with a compliance letter. The property shall comply with the submitted Facility and Waste Management Plan dated November 2, 2014. All lots shall be graded and bermed to ensure that drainage stays on the property. MPCA and the City will inspect the relocation of culvert west of Lot E. Wetlands shall not be impacted without approval. All stock piles shall be removed from the property within one year. All buildings shall meet setback requirements. Planner Juba stated there are few items to be complete in regards to conditions of approval, but the applicant has made significant improvements to the property. It is in Staff s opinion that the application meets the conditional use permit criteria. Staff recommended approval of the conditional use permit for property located at 17260 Ingersoll Ave N. Chairman Gwynn opened the floor for Planning Commission to ask star questions. Knauss asked if the western third of the property is wetland. Juba answered it looks like it is wet. Arcand asked why the culvert must be relocated. Juba answered saying drainage was not working properly and it is draining on the neighboring property. Chairman Gwynn opened the public hearing. Cindy Bellamy, 17260 Ingersoll Ave N, stated that the culvert was installed in the swale to allow farming equipment to drive over the area. She reiterated that she is willing to relocate the culvert. Shirley Smith, 17260 Ingersoll Ave N, asked if yearly inspections by the City and MPCA were indefinite. Juba answered stating that the yearly inspections will be indefinite until the conditional use permit is revoked or amended. Lawrence Keck, 17376 Ingersoll Ave N, displayed a survey map of the applicant's property from 1994, pointing out a differing legal description and acreage. Chairmen Gwynn clarified that Staff's opinion is that the applicant's property is 10 acres and that the Planning Commission has no power in discrepancies of legal descriptions or property lines. Keck reiterated that the property should be viewed at 9.1 acres and therefore only six horses should be allowed on the property. Keck referenced a letter that a neighboring property owner wrote to the Commission requesting denial of the proposed conditional use permit. Keck referenced complaints taken in 2004 regarding the applicant's property. Keck referenced the University of Minnesota's Extension Office feedlot guidelines. He stated that according to the MPCA and Minnesota Department of Agriculture the property is in the protected shoreland area due to its proximity to the creek south of the property. Drainage from the property is within 300 feet of water. He states that the Hugo city ordinance does not allow a feedlot within 100 feet of a wetland. He claims there is a wetland on his property within 100 feet of the feedlot. He stated that one horse accumulates 864 pounds of waste per year. He stated that the waste management plan the applicant submitted is not in compliance with state regulations, as stockpiles are within 300 feet of flow distance of a DNR wetland. He stated that a wetland on the applicant's property has been filled. He stated that there could be 1 million pounds of manure on the applicant's property over the next ten years if the applicant is allowed to have 14 horses and he has concerns it will drain on to his property. He stated concerns on the placement of the culvert that is to be relocated, believing it will be drain into the wetland located west of the paddock areas. He stated concerns with the land only having 2.5 acres of usable land to spread the horse waste. He stated that the City has five pages of ordinances that deal with dogs and very Iittle ordinances that deal with horses. He stated that the applicant's maintenance of the property has become a public nuisance and that it has degraded the value of his property. He stated the applicant has not been in compliance with feedlot regulations and won't be in the future. He requests the applicant be allowed six horses. He stated he has a video of manure being illegally spread in the wetlands. He asked the Planning Commission to deny the conditional use permit for the property located on 17260 Ingersoll Ave. June Young, 17396 Ingersoll Ave N, requests the denial of the conditional use permit for the property located on 17260 Ingersoll Ave. She stated she owned the property before it was sold to Cindy Bellamy. Commissioner Knauss asked June Young if the feedlot paddocks existed before the property was sold to Cindy Bellamy. June Young said no. Cindy Bellamy was allowed to respond. She stated the manure runoff Keck referred to has a high decomposition rate so 1 million pounds of animal waste over the next ten years is unrealistic. She stated that only in extreme conditions does any waste drain onto the neighboring properties and the MPCA has visited the site and approved the location where the culvert is to be relocated. Chairman Gwynn closed the public hearing. Commissioner Knauss asked the applicant why she needs to maintain 14 horses. Bellamy, the applicant, answered saying she breeds rare horses, she is down -sizing, and it is a hobby farm for her and Shirley Smith (her mom). Knauss asked if it was only Cindy Bellamy and Shirley Smith maintaining the property. Bellamy answered saying she has help from relatives and friends. She states that the property has maintained street appeal. Planner Juba addressed Keck's comments. She reiterated the property was considered by the staff and City Attorney as ten acres. She stated that staff used the MPCA representative as an expert when it came to feedlot state regulations and that they received a letter stating the property was in compliance based on their criteria. She stated that the potential drainage into the wetland with the relocation of the culvert will be reevaluated when the weather permits for the relocation to take place. Commissioner Rosenquist asked the applicant if she will spread all the manure on her own property or get it hauled away. Bellamy said she would be able to get it all hauled away. Rosenquist asked the applicant if she would be willing to make it part of the conditions of approval for the conditional use permit. Bellamy answered saying yes. Knauss asked staff for clarification on the previous violations found at the applicant's property. Juba answered saying there was a complaint filed in 2004 against the applicant's property on the number of horses. At that time, the City sent a letter to the applicant stating that they could get permission from neighbors to use their property for grazing. Juba stated that to staff's knowledge, there is no City Code that outlines this process. Juba stated that the City received complaints again in the summer that brought this issue to the City's attention again. Knauss asked the staff if they had an application that approved the filling in of a wetland. Juba answered saying it is unclear if there was permission for a wetland to be filled on the applicant's property. Commissioner Arcand asked the staff if any of the information brought up in the public hearing was new information that the City was not aware of. Juba answered saying no. Commissioner Rosenquist proposed that the applicant haul off all animal waste off the property as part of the approval conditions. Bellamy addressed the Planning Commission asking if she could be allowed to spread a small amount of the animal waste on her property. Rosenquist stated he would not be comfortable unless the applicant's property was completely clean. Bellamy stated that Lot E, the lot to be cleaned as part of the conditions for approval for the conditional use permit, will be cleaned as soon as weather permits. She stated that the MCPA gave direction on to where to spread the remaining animal waste and some would be removed. Commissioner Rosenquist stated he would be more comfortable with a limited percentage of animal waste being allowed to spread on the applicant's property. Arcand stated he had concerns with how that would be managed. Juba stated that the conditions laid out in the resolution allow for the applicant to spread animal waste in addition to removing it from the property. City Administrator stated that the submitted Facility and Management Plan requires getting rid of animal waste stockpiles within one year. Commissioner Rosenquist stated that aside from the MPCA, he would like staff to inspect the property every year in the spring for continued compliance. Commissioner Lessard asked the applicant if Lot E could be moved. Bellamy answered saying there is no other reasonable relocation due because the current location works best for maintenance. Commissioner Rosenquist made a motion to add the condition of having an annual review of compliance for 2 years by City staff with the approval of the proposed conditional use permit for the property located at 17260 Ingersoll Ave N. Gwynn seconded the motion. Commissioner Knauss stated she had concerns with the usable acres on the property with the maintenance of 14 horses. She stated concerns with unclear permits to fill wetlands on the applicant's property. These are the reasons she will not support the proposed motion. Commissioner Arcand stated that the ordinance states the land is measured by gross acreage, not by usable acres. Knauss stated she was still uncomfortable with approving the conditional use permit. Gwynn ordered a vote on Commissioner Rosenquist's motion to add the condition of having an annual review of compliance for 2 years by City staff with the approval of the proposed conditional use permit for the property located at 17260 Ingersoll Ave N. Ayes: Rosenquist, Gwynn, Arcand, Kleissler Nays: Knauss, Lessard Motion carried. Adiournment Rosenquist motioned, Arcand seconded, to adjourn at 8:25 pm. All Ayes. Motion carried. Meeting adjourned. RespectUly submitted, Connor Schaefer Community Development Intern MINUTES HUGO PL-ANNING COMMISSION January 8, 2015 Call to Order/Potluck Chairman Kleissler called the meeting to order at 6:00 pm. PRESENT: Arcand, Kleissler, McRoberts, & Rosenquist ABSENT: Gwynn, Lessard, Knauss ALSO PRESENT: Rachel Juba, Planner Connor Schaefer, Community Development Intern Bryan Bear, City Administrator Review of Planning/Building Annual Report Community Development Intern Connor Schaefer presented the 2014 Hugo Building Report. The report reviewed City projects and data on planning applications, building permits, inspections, lots available, and foreclosures. Review of 2030 Comprehensive Plan Planner Rachel Juba presented on the 2030 Comprehensive Plan. The report summarized the City's Comprehensive Plan Hugo adopted in 2010. The report included suggestions for the Planning Commission to look at for 2015. Discussion on 2015 Goal Setting The Planning Commission had a discussion on their goals for 2015. The goals included: Resolution of 2030 Comprehensive Plan, Zoning Ordinance text amendments, and initiating discussion on the 2040 Comprehensive Plan. Resolution of the 2030 Comprehensive Plan includes reviewing and providing recommendations on the Storm water Management Plan and evaluating next steps with the Eastern Hugo Study. The Zoning Ordinance text amendments goal has many sub -categories that include scheduling regular Ordinance Review Committee (ORC) meetings, cleaning up ordinances that are inconsistent within the City Code, and evaluating and revising the parking, landscaping, subdivision, and PUD sections of the City Code. Last, the Planning Commission will reach its goal of initiating discussion on the 2040 Comprehensive Plan through reviewing and commenting on the Met Council System Statements and reviewing the Policy Plan section of the 2030 Comprehensive Plan. Adjournment Rosenquist motioned, Arcand seconded, to adjourn at 8:05 pm. All Ayes. Motion carried. Meeting adjourned. Respectfully submitted, Connor Schaefer Community Development intern 71, J m O 0 LO r 0 N Oq O 12 � 5 c� x o CD O cu V C\1 +� u w .� ° a' U w o 4" c av C ,d (v o api bJD M 5 � P� W coo UV W 1:4 cri�a Oq Agenda Number D3 CITY OF HUGO CONEWUI ITY DEVELOPMENT DEPXRTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Planner SUBJECT: Bald Eagle Sportsman Association (BESA) - Special Use Permit Review. DATE: January 16, 2015 for the Planning Commission Meeting of January 22, 2015 ZONING: Rural Residential (RR) I. SPECIAL USE PERMIT REVIEW: The Bald Eagle Sportsman Association (BESA) has a special use permit (SUP) to operate a gun club on property located at 6557 125'j' Street. Condition 19 of the permit states that it shall be reviewed prior to December 1St of the even -numbered years, or if the SUP is amended or violated. Staff N isited the gun club on January 9, 2015. There were not changes on the property. There is an area of the fence that needs to be repaired. Staff discussed this with the President of BESA and he stated the fence would be fixed immediately. 2. CONCLUSION/RECOMMENDATION: Staff is not aware of any violations of the existing special use permit. The staff finds BESA to be in compliance with the SUP. Staff recommends approval of the SUP review. Attachments 1. Location Map 2. BESA SUP 6557 125th Street N 1 inch= 350 feet - VI - Site - fw Site Return: City of Hugo 3664077 Receipt#: 49894 If . USE $46.00 Certified Filed and/or recorded on: 10!0112007 3:45 PM 3664077 Office of the county Recorder Riftmtw, Property Records 3 Taxpayer Services CITY 14689 RMRALO AVE N Washington County, MN 14000MN5M KMOJCorhid, Couno-Recoreler MOMMOMMENOU Special Use Permit $46 SPECL4L USE PERAffT DATE OF APPROVAL: August 20, 2007 ADDRESS FOR WHICH SUP IS GRANTED: 6557125x' Street North LEGAL DESCRIPTION: E %: of the SW'/4 of Section 33, T3 IN, R21 W, Washington County, Minnesota OWNER(S): Bald Eagle Sportsman Association ZONING DISTRICT: Agriculture THIS SUP ALLOWS FOR THE FOLLOWING: Operate gun club. THIS SPECIAL USE PERMIT IS APPROVED SUBJECT TO COMPLIANCE WITH THE FOLLOWING SPECIAL CONDITIONS: 1. Any and all conditions of the Special Use Permit must be met within 60 days, unless otherwise stipulated in this Permit. 2. A 'sign listing the name, hours of operation, club and emergency telephone number (911) shall be installed at the main gate. The safety rules are to be posted on the sign, which shall be 4' x 8', lateral dimension. 3. A legal fence shall be maintained in a tight and upright condition. Signs identifying the property are to be posted so that at no point is there not a sign readable. 4. An annual declaration of membership shall be filed with the City. 5. The City of Hugo to be provided with a current list of names, addresses, and phone numbers of the Club's officers. This list should be filed annually, or when there is any change of officers. 6. A reforestation plan shall be filed with the City and revised annually. 7. A range officer must be on duty at all times the Club is opened to the public. The range officer requirement shall be waived for the Washington County Sheriffs Tactical Unit, allowing them use of the facility up to a maximum of six (6) times per year while under approved supervision subject to the requirements of Condition #8. 8. HOURS OF OPERATION S The Club may be open on six (6) consecutive Sundays ending with the Sunday closest to the Minnesota Deer Season Opener. Hours of operation shall be from 11:00 a.m. to 5:00 p.m. MONDAY THROUGH FRMA Hours of operation -- 8:00 a.m. until 8:00 p.m. SATURRIDDA„ Hours of operation --10 a.m. until 5:00 p.m. RQUIDA The Club will close Memorial Day weekend, Labor Day weekend, and the week of the 4" of July. 9. Youth groups and firearm groups are allowed unlimited use of off hours during the days the Club is authorized to be opened. Use is limited to 22 -caliber rimfire. 10. Impulse noise levels shall at no time exceed the maximum levels established by Minn. Stat. § 87A.05. 11. The owners shall have sixty (60) days from the day they are notified that they exceed the standards established by Minn. Stat. § 87A.05 to prepare and submit to the City Council and Planning Commission, detailed plans for abatement of noise so that the operation will be brought within the required standards. Once the plans are approved by the City Council, the owners will have six (6) months to complete construction in accordance with the abatement plans so approved. 12. At no time shall there be a change in the physical operation of the Club without notification to and approval by the City, and at no time shall the current size of the physical operation of the club be increased except for the purposes of buffering or noise mitigation. 13, The Club shall be allowed to construct and use a 200 -yard range, subject to berming of the site for noise abatement. 14. Should the City Council determine that any of the conditions of the Special Use Permit have been violated, and that said violation has not been corrected within thirty (30) days of notification of the property owner of said violation, the City Council shall schedule a public hearing, with notice to the owners, to consider the violation or violations and thereafter, may suspend, modify, or revoke the SUP, giving reason for the action taken. 15. The facility may be used by Club members and their guests, and may be opened to the public, subject to the requirements of Condition #8. 16. The City shall be notified five (5) working days prior to the next regular -scheduled City Council meeting preceding any day during which extended hours will be requested. 17. The owners shall hold the City of Hugo harmless for any loss, expense, damage, including reasonable attorney fees that may be incurred as a result of granting this SUP. 18. The owners shall provide the City with a performance bond, in the amount of $5,000, to insure maintenance of the physical facilities in the condition herein outlined. 19. The SUP shall be reviewed prior to December ist of the even numbered years, or if the SUP is amended or violated. 20. The existing facility is approved as shown on Exhibit A. Changes to Exhibit A may only be approved by the City Council after a public hearing with the Planning Commission. 21. Hand held muzzleloaders are permitted to use the facility. 22. BESA will provide the names of three (3) people responsible for maintaining the rules of the Club so that they can be contacted in case of any rule infraction. The Club will provide a copy of their shooting schedule to any neighbor requesting a copy. A copy is to be provided to City Hall. 23. Four (4) days will be designated as CMP shoot days: one day in June; one day in July; one day in August; and one day in September. 24. The BESA shall be allowed to conduct archery shoots and tournaments for the general public on Sundays, from 9:00 a.m. to 5:00 p.m. 25. This permit may be modified or amended by the City Council to incorporate any restriction authorized or permitted by the Shooting Range Protection Act § 87A.01 or any amendment, revision or repeal thereof including, without limitation, reimposition of membership limitations. 26. It is expressly understood and agreed that the modifications made to this Permit as of the date below shall not impair or affect the effective date of this Permit and this Permit is agreed to be in effect on the effective date of Minn. Stat. § 87A.01 et seq., Subd. 8 of which permits continued regulation of days and hours of operation imposed by the terms and conditions of ordinances and permits that are in effect on the effective date of Minn. Stat. § 87A.01. it being the intent of the parties, the existing regulation of days and hours of operation shall not be impaired or affected hereby. ATTEST: May ger, City Clerk el Subscribed ands rlseip me this day of a'jWPAtIC-MNrEffi M Wpwsomimst.2o.: STATE OF MIIJNESOTA ) ) SS. COUNTY OF WASHINGTON) On this 19 day of 2007, before me, a Notary Public, personally appeared Alan Savage, President Jf BESA, Fran Miron, Mayor, and Mary Ann Creager, City Clerk, who signed the foregoing instrument and acknowledged said instrument to be his free act and deed. • � MI( IE a �M3AU NWAA1W (�,��.1 90x11 No Public Ab00 6 a � �,2Dl '' Y THIS INSTRUMENT DRAFTED BY: David K. Snyder ECKBERG, LAMMERS, BRIGGS, WOLFF & VIERLING, P.L.L.P. 1835 Northwestern Avenue Stillwater, MN 55038 N rr.,,.. �'• � is .. �' � !, 1U- (p _.0 Su -p �,,Jty 1. r Agenda Number a I CITY OF H11GO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING .AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Planner SUBJECT: O'Reilly Auto Parts - Site Plan and Variances at 14777 Forest Boulevard North DATE: January 12, 2015 for the Planning Commission Meeting of January 22, 2015 COMPREHENSIVE PLAN: Commercial ZONING: (C-1) Central Business REVIEW DEADLINE: February 3, 2015 1. DESCRIPTION OF REQUEST: The applicant is requesting approval of a site plan and variances for an auto parts store located at 14777 Forest Boulevard North. The site plan includes an approximately 7,000 square foot single story building and parking lot on a 0.64 acre parcel. The property is located on the northeast corner of 147ei Street and Highway 61 (former Ricci's property). The property is zoned Central Business (C-1) and is located in the area of the City where development is guided by the downtown plan and design guidelines. The applicant is also requesting four variances from the building setback and parking requirements. The variance requests include: 1. A front yard setback to be 8 feet from the west property line, where 10 feet is required by ordinance. 2. A front yard setback to be 2 feet from the south property line, where 10 feet is required by ordinance. 3. A parking lot setback to be 5.5 feet from the east property line, where 10 feet is required by ordinance. 4. The number of parking spaces to be 26 spaces, where 41 is required by ordinance. O'Reilly Auto Parts — Site Plan and Variances 2. BACKGROUND In early 2014, the applicant submitted a sketch plan and requested informal comments from the City Commissions and City Council for development of the property for an auto parts store. At that time the building was placed at the north property line with parking in the front and to the east. The building was approximately 7,500 square feet and showed 22 parking spaces with dead- end aisles. The architecture of the building resembled a traditional downtown design encouraged in the downtown design guidelines. Staff commented that the building still needed additional design elements to closer relate to a traditional downtown design. At that time it was in staff's opinion the project did not meet the intent of the downtown plan and design guidelines, because of the building orientation and placement, site plan layout and design, and building architecture and design. The Commissions comments were forwarded to the City Council. At its February 3, 2014, meeting the City Council reviewed the sketch plan and provided comments. There were five comments that the City Council provided on the sketch plan. Below are the items that the City Council stated that they would like to see accomplished if the development moves forward on the property: Move the building to the corner of Highway 61 and 147'J' Street to orient towards the street 2. Smaller building footprint 3. Adequate parking for a typical retail user 4. Four sided architecture with design elements that meet the downtown design guidelines 5. Incorporate gateway and pedestrian oriented elements into the site design 3. LEVEL OF DISCRETION IN DECISION-MAKING The City's discretion in approving or denying a site plan is limited to whether or not the proposed project complies with the Comprehensive Plan and Zoning Ordinance requirements. If it meets these standards, the City must then approve the site plan. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that they meet the standards in the ordinance. 4. CONTEXT: A. Surrounding Land Use and Zoning The properties to the north and south are zoned Central Business (C-1) and are occupied by commercial development. The property to the east is zoned Central Residential (CR -3) and is occupied by a single family home. The property to the west across Highway 61 is zoned Future Central Business (FCB) and is occupied by single family homes. O'Reilly Auto Parts — Site Plan and Variances B. Natural Characteristics of Site The property is currently vacant and is flat. There are no wetlands on the property. 5. ANALYSIS: A. Site Plan Building Setbacks and consistency with the Downtown Design Guidelines The City approved the downtown plan and design guidelines in April of 2007. The plan and guidelines identify the core downtown area focused along Highway 61 from County Road 8 to 147' Street, however, the plan extends north to the post office and south to 140"' Street. The downtown design guidelines state that buildings in this area should be oriented to the street with fully articulated street facades (doors and windows) based on traditional downtown storefronts. Furthermore, the design guidelines state "zero lot line commercial buildings are allowed and highly encouraged on all streets within the downtown district". The downtown plan shows a building at the southwest corner of the property with the building placed at the corner of 147' Street and Highway 61. The former Ricci's building was placed at the southwest corner of the property and this was considered the downtown area at that time. The Central Business (C-1) zoning district requires a 10 feet front yard setback, a 0 foot side yard setback, and 30 foot rear yard setback. Since the property is a corner lot it has two fronts along the streets and two sides to the north and east. The applicant is showing the building 8 feet, at the closest, from the west property line along Highway 61 and 2 feet from the south property line along 147a' Street. There is only a small corner of the building encroaching into the front setback along Highway 61. This does include the 8 feet of additional right-of-way along Highway 61 and the northwest corner of the building is at the right -of way line. Variances are required for both proposed front yard setbacks. Staff used these standards to review the variance requests and finds that it meets the standards as follows: (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2) Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties" as used in the granting of a variance means. a. Reasonable Use. The property owner proposes to use the property in a reasonable manner root permitted by the .zoning ordinance and; A retail building is allowed in the C-1 zoning district and the property is in an area guided by the downtown plan and design guidelines. The downtown design guidelines state that c O'Reilly Auto Parts — Site Plan and Variances buildings in this area should be oriented to the street with fully articulated street facades (doors and windows) based on traditional downtown storefronts. The applicant is requesting the front yard setback variances to place the building at the corner in an effort to meet the downtown plan and design guidelines. b. Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner and; The property is unique in that it is in the Central Business (C-1) zoning district with front yard setback regulations and is also guided by the downtown plan and design guidelines. The downtown plan and design guidelines encourages buildings to orient towards the street to create a traditional downtown storefront design. In this case the property is a corner lot adjacent to two streets. Since the property is a corner lot it has two fronts along the streets and two sides to the north and east. The design guidelines encourage zero lot line commercial buildings so they can be oriented to the streets. In an effort to meet the downtown design guidelines the applicant is requesting the front yard setback variances. c. Character of Neighborhood. The variance, if granted, will not alter the essential Character of the neighborhood. Prior to the adoption of the downtown plan and design guidelines, there were buildings that were placed further back on properties. Since then the City has adopted guidelines that encourage buildings to orient to the streets and to anchor the corners at key intersections like a traditional downtown. Highway 61 and 147h Street is identified as a key intersection. Although buildings in the area are not as close to the streets as the proposed building, there are several in the area that line Highway 61. The applicant is providing articulated facades along the streets with doors and windows to create a feel of a traditional downtown storefront design. The variances will not alter the character of the area. The property is within the Central Business (C-1) zoning district in an area guided by the downtown plan and design guidelines. Although the required front yardsetback is 10 feet from the property line, the guidelines encourage zero lot line setbacks and buildings anchor the corner of key intersections. The applicant has tried to accomplish the intent of the design guidelines by placing the building at the corner, this has resulted in the front yard variance requests. It is in staff's opinion that the applicant has established practical difficulties in complying with the front yard setback regulations. (3) Spirit and Intent. The granting of the variance would be in keeping with the spirit and intent of this chapter and with the policies of the City's Comprehensive Plan. The spirit and intent of the ordinance is to provide a reasonable amount of space between the property line and building. There is a small corner of the building that will encroached into the 4 O'Reilly Auto Parts — Site Plan and Variances front setback along Highway 61 and will provide a reasonable amount of space between the building and the property line. The south side of the building will encroach 8 feet into the front setback along 147t' Street. There will be a small grass area between the building and the property line as well as the side walk constructed between the building and the street. Chapter 4 of the Comprehensive Plan includes the downtown plan and design guidelines. There are sections in the design guidelines encouraging buildings to be oriented towards the street and to anchor the corner. It is in staff's opinion that the variance requests meet the spirit and intent of the ordinance and policies in the Comprehensive Plan. (4) Prohibited Use. The variance, if granted, shall not have the effect of allowing any use prohibited in the district. The retail use is allowed in the Central Business (C-1) zoning district. (5) Hazard Consideration. The variance, if granted, shall not permit a lower degree offload protection than required by this chapter. The variance shall be determined the minimum necessary, considering the flood hazard, to afford relief, and the variance shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result. The property is not located within a FEMA designated floodplain. (b) Septic and Well Compliance. The sewage treatment system and water system of the subject property is in compliance with city and state codes The property is served by municipal sewer and water. Parking The Section 90-253 PARKING of the City Code states that a retail user shall have 8 parking stalls plus 1 parking stall for every 200 square feet of retail space. The proposed retail space totals 6,600 square feet. With this calculation the applicant is required to have 41 parking stalls. Since the applicant is only proposing 26 spaces, a variance is necessary. Staff has been working with the applicant on the number of parking stalls that would be adequate for the retail use. Staff feels that the current parking regulations for a retail use are more restrictive than typical parking standards found in most other zoning codes. The way that the applicant and staff figured out the number of parking stalls that they would need was 4 stalls per 1,000 square feet of retail space. This brings the total to 26 parking stalls to accommodate a typical retail use. Staff is comfortable with this number of parking stalls proposed for the retail use. Additionally, staff finds that 26 parking spaces is adequate for nearly all other retail uses that would be allowed in the Central Business (C-1) zoning district. Staff used these standards to review the variance request for the number of parking spaces and finds that it meets the standards as follows: E O'Reilly Auto Parts Site Plan and Variances (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2)'Practical Difficulties. The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties" as used in the granting of a variance means. a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance and, Parking and loading areas are allowed as an accessory use in the Central Business (C-1) zoning district. The applicant is proposing 26 parking spaces, where 41 are required by ordinance. It is in staff's opinion that a reduced amount of parking for the retail use is a reasonable request. b. Unique Circumstances. The plight ofproperty owner is due to circumstances unique to the property not created by the landowner and, The property is with the area guided by the downtown design guidelines. In a typical downtown setting the parking does not meet the strict parking requirements. In reviewing the zoning code, staff has found the existing parking requirements to be quite excessive based on our experience with the typical demand for parking associated with various uses and also when compared with ordinances in other communities. For that and other reasons, staff will soon be proposing zoning text amendments to address the excessive parking requirements found in the code. A typical requirement for retail uses is four parking spaces for each 1,000 square feet of floor area. in that case, for this 6,600 square feet of retail space, 26 spaces would be required. Staff believes that 26 parking spaces for a retail building of this type is reasonable. Despite this, a variance is still required. c. Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood The variance to allow a reduced number of parking spaces will not noticeably alter the character of the area. It is in staff's opinion that the applicant has practical difficulties in meeting the ordinance regulations. (3) &irit and Intent: The granting of the variance would be in keeping with the spirit and intent of this chapter and with the policies of the City's Comprehensive Plan. The spirit and intent of the parking regulations in the ordinance is to ensure that adequate parking is in place for the intended use. Staff's opinion is that the proposed parking spaces are adequate C". O'Reilly Auto Parts — Site Plan and Variances for the intended use. The variance on the property will be keeping with the spirit and intent of the ordinance as it develops. (4) Prohibited Use. The variance, if granted, shall not have the effect of allowing any use prohibited in the district. Parking and loading areas are allowed as an accessory use in the Central Business (C-1) zoning district. (5) Hazard Consideration. The variance, if granted, shall not permit a lower degree of flood protection than required by this chapter. The variance shall be determined the minimum necessary, considering the flood hazard, to afford relief, and the variance shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result. The property is not located within a FEMA designated floodplain. (6) Septic and Well Com fiance. The sewage treatment system and water system of the subject propert)• is in compliance with city and state codes. The property is served by municipal sewer and water. Parking Setbacks Section 90-253 requires the back of the curb of all parking areas to be a minimum of 10 feet from the property line when abutting a residentially zoned property. The applicant is requesting a corner of the parking lot to be 5.5 feet from the east property line, where 10 feet is required by ordinance. The property to the east is zoned Central Residential (CR -3). Staff used these standards to review the parking setback variance request and finds that it meets the standards as follows: (1) Law. The variance as requested is permissible by law. The proposed variance is permissible by law. (2) Practical Difficulties The applicant for a variance shall establish that there are practical difficulties in complying with the provisions of the zoning regulations. The term "Practical Difficulties" as used in the granting of a variance means: a. Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance and; Parking and loading areas are allowed as an accessory use in the Central Business (C-1) zoning district. Due to the location of the building and parking lot, in order to provide for circulation within the parking lot a small corner of the back of the curb will encroach into 7 O'Reilly Auto Parts — Site Plan and Variances the required setback. The property owner is proposing to use the property in a reasonable manner. b. Unique Circumstances. The plight ofproperty owner is due to circumstances unique to the property not created by the landowner and, The downtown design guidelines state that parking lots should not be located between the building and the street. Due to parking lot dimension requirements and the required amount of parking stalls, in order to allow circulation within the parking lot in this location, a variance would need to be requested. It's in staff s opinion that the applicant needs all the parking spaces proposed and traffic circulation is important for the site. c. Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. There are other parking lots in the neighborhood that do not meet the setback requirement. The variance would not noticeably alter the character of the area. It is in staff's opinion that the applicant has practical difficulties in meeting the ordinance regulations. (3) Spirit and Intent. The granting of the variance would be in keeping with the spirit and intent of this chapter and with the policiesof the City's Comprehensive Plan. The spirit and intent of the ordinance is to provide a buffer and green space between the commercial use parking lot and a residential use. The applicant is proposing landscaping in this area and a fence to provide a buffer between the uses. It is in staffs opinion that the variance meets the spirit and intent of the ordinance. (4) Prohibited Use. The variance, if granted, shall not have the effect of allowing any use prohibited in the district. Parking and loading areas are allowed as an accessory use in the Central Business (C-1) zoning district. (5) Hazard Consideration. The variance, if granted, shall not permit a lower degree of flood protection than required by this chapter. The variance shall be determined the minimum necessary, considering the flood hazard, to afford relief, and the variance shall not be issued within any designated regulatory floodway if any increase in flood levels during the base flood discharge would result. The property is not located within a FEMA designated floodplain. (G) Septic and Well Compliance. The sewage treatment systema and water system of the subject property is in compliance with city and state codes. The property is served with municipal sewer and water. O'Reilly Auto Parts — Site Plan and Variances Building Height In the Central Business (C-1) zoning district the maximum building height is 35 feet. The building at its highest dimension is proposed to be 24 feet and will meet the building height regulation. Building Coverage and Lot Coverage The ordinance limits lot area to be covered by a building to 60% and lot area to be covered by impervious surface to 90%. The proposed site plan complies with the coverage requirements. Landscaping Section 90-181 LANDSCAPING of the City Code provides landscaping requirements for the development. The table below shows the ordinance requirements and the proposed landscaping: This total includes landscaping that is proposed for the corner of Highway 61 and 147' Street included in the proposed gateway element (discussed in next section). The remaining greenspace on the property will be sod. The applicant meets the landscape requirements for the development. Although the landscape plan meets the ordinance, staff would like to continue to work with the applicant on the design of the plan to ensure compliance with perimeter landscaping and screeninglbuffering. There is also an area west of the parking lot used for an in -ground stormwater management system where landscaping cannot be located. This system is likely to be removed and landscaping would then be allowed in that area. The downtown design guidelines state where parking is located along the street, it should be well landscaped and screened with a combination of fencing or wall plantings along the street edge. The applicant has done a good job of creating a wall edge of shrubs along 147`x' Street, but two or three trees could be added. This would further soften the parking area and provide a landscaped W Required Proposed Number of Number of Trees/Shrubs Minimum Size Trees/Shrubs Minimum Size Overstory Deciduous 7 2.5 -inch caliper 7 2 -inch & 2.5 -inch Coniferous 4 6 -foot height 4 6 -foot Ornamental 4 1.5 -inch caliper 8 1.5 -inch Deciduous shrubs: Deciduous shrubs: 3 -gallon pot 24 3 -gallon pot. Coniferous shrubs: Coniferous shrubs: Shrub 23 5 -gallon pot 32 5 -gallon pot Native Grasses NIA NIA 20 3 -gallon pot This total includes landscaping that is proposed for the corner of Highway 61 and 147' Street included in the proposed gateway element (discussed in next section). The remaining greenspace on the property will be sod. The applicant meets the landscape requirements for the development. Although the landscape plan meets the ordinance, staff would like to continue to work with the applicant on the design of the plan to ensure compliance with perimeter landscaping and screeninglbuffering. There is also an area west of the parking lot used for an in -ground stormwater management system where landscaping cannot be located. This system is likely to be removed and landscaping would then be allowed in that area. The downtown design guidelines state where parking is located along the street, it should be well landscaped and screened with a combination of fencing or wall plantings along the street edge. The applicant has done a good job of creating a wall edge of shrubs along 147`x' Street, but two or three trees could be added. This would further soften the parking area and provide a landscaped W O'Reilly Auto Parts — Site Plan and Variances edge, using a combination of materials, between the sidewalk and the parking lot as detailed in the design guidelines. Staff added a condition in the site plan resolution to include trees in this area. Gateway Elements The downtown design guidelines identifies key points that are primary entrances into downtown and should be designed as "gateways". Highway 61 and 147th Street is identified as a key point. While the downtown plan and design guidelines do not specify the gateway elements in each location it states that "gateway elements could include openspace, unique landscaping, walls or gates, water features, or City signage. Banners and flags could also be used for gateway elements. The applicant is proposing landscaping and a bench located at the corner of Highway 61 and 147th Street. Although it is in staff's opinion that landscaping and a bench can create a gateway element to meet the design guidelines, the proposed landscaping is not unique. The applicant has not submitted details on the design of the bench. This area could also include landscape walls or large landscape pots, that include annuals, which form around the bench. Staff would like the Planning Commission to discuss whether landscaping and a bench is enough to create a gateway or if other elements should also be considered. Staff would like to continue to work with the applicant on the gateway elements. Staff added a condition to continue to work with the applicant on the gateway elements and design. Sidewalks and Trials There is an existing five foot sidewalk along Highway 61 and small section of trail along 147'1' Street. The applicant is proposing to remove the trail for installation of a sidewalk. Staff is comfortable with the removal of the trail. The downtown design guidelines promote a pedestrian friendly downtown area. The site plan does create a pedestrian friendly atmosphere by connecting the sidewalk along Highway 61 to a new proposed side walk on the south end of the property along 147' Street. The sidewalk then heads north to connect to the sidewalk at the cast side of the building to the main entrance. The sidewalk also connects the west side of the building to the doors. The sidewalk along 147' Street is proposed within the right -of way. The applicant will be required to apply for a permit to work within the right -of way. The applicant has done a good job connecting sidewalks and making pedestrian access to the building. Lighting The ordinance requires lighting to consist of cut-off fixtures and for light cast on adjacent property and roads not to exceed '/2 foot candle measured at the property line or 1 foot candle measured at the street's centerline. O'Reilly Auto Parts — Site Plan and Variances The applicant is proposing pole mounted cut-off light fixtures within the parking lot area. The applicant is proposing decorative wall lighting on all sides of the building. Staff is comfortable with the proposed lighting. Screening Trash enclosures are required to be screened with material consistent with the exterior materials of the building. Furthermore, the downtown design guidelines state that they should be integral to the architecture of the building. The applicant is proposing the trash enclosure to be located on the northeast area of the parking lot and it will be constructed of the same rock -face block material as the building. The trash enclosure will fully screen the dumpsters for the auto parts store and the gates will be constructed of treated wood. Although the applicant is using the rock -faced block used on the building it is on a small portion of the building and the majority of the building material for the building is brick. It is in staff's opinion for the trash enclosure to be consistent with the architecture of the building, the brick materials should also be included in the design. Staff added this as a condition in the resolution for the site plan. The applicant has provided a roof top mechanical unit and roof line plan that shows how the equipment will be screened from view. Most of the parapet wall is extended 4 feet, or more, above the roof line. Staff feels the parapet wall is of sufficient height to screen the roof top mechanical equipment from public view. Architecture and Building Materials The downtown design guidelines encourage new buildings to be designed with elements of traditional main street design, Hugo's French trading post roots, or "mid -western" prairie style architecture. Traditional main street style buildings usually have flat roofs with well defined roof lines. The French trading post architectural elements include steeper or mansard roofs, open storefronts, and exterior plaster with stone and brick. Prairie style architecture has hipped roofs with low spreading deep overhangs. All of these designs are presented with more detail in the guidelines. The applicant used traditional main street design elements for the architecture of the building. The building is single story and has a flat, well defined roof line as seen in elements of traditional main street design. The building uses a combination of rock -face block and two colors (crimson and dove grey) of brick for a majority of the building material. The applicant has used interesting layout of the brick along the cornice using a soldier course design to further define the roof line. The applicant used a mix of brick colors to provide visual interest and a quality design. Staff would like to see a stone sill between the rock -face block and brick to provide a transition between the different materials. The applicant is proposing Exterior Insulation and Finish System (E.I.F.S) in the areas of the building that will be used for the sign with a color to match the crimson color brick. Flat metal awnings are proposed over all the windows along each side of the building. 11 O'Reilly Auto Parts — Site Plan and Variances The applicant is proposing windows at the main entrance and spandrel glass for the "windows" along all other elevations. The spandrel grass is proposed to have a black backing and cannot be seen through. Staff added a condition for staff review and approval of the spandrel glass color. The spandrel glass could include a light grey or smoked look so the business does not look closed from the road. Staff requested additional "real" windows along the west side of the building. The applicant stated that there will be product racking along the walls and did not want to show case that through the windows. The applicant added the trellis's along the east side to fill the space where windows were requested. The applicant has not provided the detail for the trellis. Staff added a condition for staff's review and approval of the trellis detail. Depending on the details, staff may request the trellis be removed from the elevation. The downtown design guidelines encourage four-sided architecture, using the same quality materials on all sides. It also states that all facades shall be articulated with a variety of materials, details, and visual interest. Roof lines and cornices shall be completed in the three dimensional manner. It's in staffs opinion that the applicant has done a good job of accomplishing these items encouraged by the downtown design guidelines by having the materials, details, design elements, and windows wrap around the entire building. Staff will show the building material board at the meeting. Signage The applicant is proposing wall signs on all elevations of the building. The wall sign will be approximately 60 square feet. All signage is required to have a permit and approval by the City prior to construction and installation of the signs, to ensure compliance with the sign ordinance. Parkland Dedication Commercial developments are exempt from park dedication requirements. Ponding and Stormwater Management Because the project results in a net decrease of impervious surface from existing conditions, the project is exempt from the watershed management requirements. Utilities, Streets, and Access City utilities are available to the site and the application is proposing connections. Specific construction details will be reviewed as part of the building permit. The application is proposing access to the site from 147th Street. Since the property abuts Highway 61 the site plan was forwarded to MnDOT for their comments. The entrance into the site is a reasonable distance away from the Highway 61 intersection. 6. CONCLUSION: Since the sketch plan process the applicant has made revisions to the site to address the comments from the Commissions and City Council. They have done a good job meeting the 12 O'Reilly Auto Parts — Site Plan and Variances intent of the downtown plan and design guidelines. There are items listed in the site plan resolution that staff would like to continue working with the applicant on. Staff recommends the Planning Commission discuss the site plan and variances, as well as, provide direction on the following: 1. Gateway elements (landscaping and bench) 7. STAFF RECOMMENDATION: It is in staffs opinion that the applicant meets all the requirements necessary to approve the site plan and variances. Staff recommends approval of the site plan and variances, subject to the conditions listed in the attached resolutions. ATTACHMENTS: 1. Location Map 2. Resolutions 3. Engineers Memo 4. MnDOT Comment letter 5. Downtown Plan and Design Guidelines b. Site Plan Submittal 13 14777 Forest Boulevard 1 inch = 80 feet P-1 W111- 517�r W Site Map N W+H S RESOLUTION 2015 - APPROVING A SITE PLAN O'REILLY AUTO ENTERPRISES, LLC, IN THE CENTRAL BUSINESS ZONING DISTRICT ON PROPERTY LOCATED AT 14777 FOREST BOULEVARD NORTH WHEREAS, O'ReilIy Auto Enterprises, LLC, has requested approval of a site plan for an approximately 7,000 square foot retail building and is legally described as follows: See Attached WHEREAS, the Planning Commission has reviewed said site plan and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve site plan for O'Reilly Auto Parts, under the following conditions: 1. A site plan is approved in accordance with the plans submitted on January 9, 2015, except as amended by this resolution. 2. Prior to the installation of any signs, the applicant shall obtain a sign permit. Prior to the issuance of a building permit: 1. All items on the Engineer's memo and "red -line" detailed engineering comments that have been sent directly to the applicant's engineer dated January 14, 2015, shall be addressed. 1. All items in. the MnDOT comment letter shall be addressed. 2. An easement shall be dedicated for right of way for the future expansion of TH 61. 3. A City permit shall be issued for any work completed in the 147a' Street right-of- way. ArchitecturelBuilding Material 3. The applicant shall provide a material sample in the proposed color for the E.I.F.S proposed for review and approval by staff. 4. The applicant shall provide details for the spandrel glass for review and approval by staff. 5. The applicant shall provide details for the trellis for review and approval by staff. Resolution 2015 - Page 2 6. The elevations shall be revised to include a stone sill, or comparable material, between the rock -face block and brick to provide a transition between the different materials. 7. The application shall provide details for the awning for review and approval by staff. 8. The trash enclosure elevation shall be revised to include the rock -face block, as well as, the brick used on the building. Landscaping/Gateway Elements 4. The applicant shall continue to work with staff on revisions to the landscape plan. The final design shall be reviewed and approved by staff. 5. The applicant shall add trees in the landscaped areas along 1471h Street. 6. The applicant shall continue to work with staff on what is included for the gateway elements and the design. The final design shall be reviewed and approved by staff. Prior to issuance of a Certificate of Occupancy: 7. Landscaping shall be fully installed per approved Iandscape plan. 8. All roof top mechanical equipment must be screened from view of adjacent properties. Staff shall perform an inspection when equipment is installed to ensure compliance with City code. ADOPTED by the City Council this 2nd day of February, 2015. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2015 - APPROVING A VARIANCE FROM THE FRONT YARD SETBACK REQUIREMENTS IN THE CENTRAL BUSINESS (C-1) ZONING DISTRICT FOR O'REILLY AUTO ENTERPRISES, LLC, ON THE PROPERTY LOCATED AT 14777 FOREST BOULEVARD NORTH WHEREAS, O'Reilly Auto Enterprises, LLC, has requested approval of a variance to allow a building to be 8 feet from the front property line along Highway 61, where 10 feet is required by ordinance for the property legally described as follows: SEE ATTACHED WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval and; NOW, THEREFORE, BE IT HEREBY RESOVLED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the request by O'Reilly Auto Enterprises, LLC, for a variance to allow a building to be 8 feet from the front property line along Highway 61, where 10 feet is required by ordinance based on the following findings: I . The proposed variance is permissible by law. 2. The property is within the Central Business (C-1) zoning district in an area guided by the downtown plan and design guidelines. Although the required front yard setback is 10 feet from the property line, the guidelines encourage zero lot line setbacks and buildings anchor the corner of key intersections. The applicant has tried to accomplish the intent of the design guidelines by placing the building at the corner.The applicant has established practical difficulties in complying with the front yard setback regulations. 3. The spirit and intent of the ordinance is to provide a reasonable amount of space between the property line and building. There will be grass area between the building and the property lines. Chapter 4 of the Comprehensive Plan includes the downtown plan and design guidelines. There are sections in the design guidelines encouraging buildings to be oriented towards the street and to anchor the corner. The variance request meets the spirit and intent of the ordinance and policies in the Comprehensive Plan. 4. The retail use is allowed in the Central Business (C-1) zoning district. 5. The property is not located within a FEMA designated floodplain. 6. The property is served by municipal sewer and water. ADOPTED by the City Council this 2nd day of February, 2015. Torn Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2015 - APPROVING A VARIANCE FROM THE FRONT YARD SETBACK REQUIREMENTS IN THE CENTRAL BUSINESS (C-1) ZONING DISTRICT FOR O'REILLY AUTO ENTERPRISES, LLC, ON THE PROPERTY LOCATED AT 14777 FOREST BOULEVARD NORTH WHEREAS, O'Reilly Auto Enterprises, LLC, has requested approval of a variance to allow a building to be 2 feet from the front property line along 147th Street, where 10 feet is required by ordinance for the property legally described as follows: SEE ATTACHED WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval and; NOW, THEREFORE, BE IT HEREBY RESOVLED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the request by O'Reilly Auto Enterprises, LLC, for a variance to allow a building to be 2 feet from the front property line along 147th Street, where 10 feet is required by ordinance based on the following findings: 1. The proposed variance is permissible by law. 2. The property is within the Central Business (C-1) zoning district in an area guided by the downtown plan and design guidelines. Although the required front yard setback is 10 feet from the property line, the guidelines encourage zero lot line setbacks and buildings anchor the corner of key intersections. The applicant has tried to accomplish the intent of the design guidelines by placing the building at the coiner, this has resulted in the front yard variance request. The applicant has established practical difficulties in complying with the front yard setback regulations. 3. The spirit and intent of the ordinance is to provide a reasonable amount of space between the property line and building. There will be grass area between the building and the property lines. Chapter 4 of the Comprehensive Plan includes the downtown plan and design guidelines. There are sections in the design guidelines encouraging buildings to be oriented towards the street and to anchor the corner. The variance request meets the spirit and intent of the ordinance and policies in the Comprehensive Plan. 4. The retail use is allowed in the Central Business (C-1) zoning district. 5. The property is not located within a FEMA designated floodplain. 6. The property is served by municipal sewer and water. ADOPTED by the City Council this 2nd day of February, 2015. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2015 - APPROVING A VARIANCE FROM THE PARKING STALL REQUIREMENTS FOR O'REILLY AUTO ENTERPRISES, LLC, ON THE PROPERTY LOCATED AT 14777 FOREST BOULEVARD NORTH WHEREAS, O'Reilly Auto Enterprises, LLC, has requested approval of a variance to allow a 26 parking spaces, where 41 parking spaces are required by ordinance for the property legally described as follows: SEE ATTACHED WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval and; NOW, THEREFORE, BE IT HEREBY RESOVLED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the request by O'Reilly Auto Enterprises, LLC, for a variance to allow 26 parking spaces, where 41 parking spaces are required by ordinance based on the following findings: 1. The proposed variance is permissible by law. 2. Parking and loading areas are allowed as an accessory use in the Central Business (C-1) zoning district. A reduced amount of parking for the retail use is a reasonable request. 3. The property is with the area guided by the downtown design guidelines. In a typical downtown setting the parking does not meet the strict parking requirements. A typical requirement for retail uses is four parking spaces for each 1,000 square feet of floor area. In that case, for this 6,600 square feet of retail space, 26 spaces would be required. Allowing 26 parking spaces for a retail building of this type is reasonable. 4. The variance to allow a reduced number of parking spaces will not noticeably alter the character of the area. 5. The applicant has practical difficulties in meeting the ordinance regulations. 6. The spirit and intent of the parking regulations in the ordinance is to ensure that adequate parking is in place for the intended use. The proposed parking spaces are adequate for the intended use. The variance on the property will be keeping with the spirit and intent of the ordinance as it develops. 7. Parking and loading areas are allowed as an accessory ase in the Central Business (C-1) zoning district. 8. The property is not located within a FEMA designated floodplain. 9. The property is served by municipal sewer and water. ADOPTED by the City Council this 2nd day of February, 2015. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk RESOLUTION 2015 - APPROVING A VARIANCE FROM THE PARKING LOT SETBACK REQUIREMENTS FOR O'REILLY AUTO ENTERPRISES, LLC, ON THE PROPERTY LOCATED AT 14777 FOREST BOULEVARD NORTH WHEREAS, O'Reilly Auto Enterprises, LLC, has requested approval of a variance to allow a portion of a parking lot to be 5.5 feet from the east property line along, where 10 feet is required by ordinance for the property legally described as follows: SEE ATTACHED WHEREAS, the Planning Commission has reviewed said request at a duly called public hearing and recommends approval and; NOW, THEREFORE, BE IT HEREBY RESOVLED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the request by O'Reilly Auto Enterprises, LLC, for a variance to allow a portion of a parking lot to be 5.5 feet from the east property line along, where 10 feet is required by ordinance based on the following findings: 1. The proposed variance is permissible by law. 2. Parking and loading areas are allowed as an accessory use in the Central Business (C-1) zoning district. Due to the location of the building and parking lot, in order to provide for circulation within the parking lot a small corner of the back of the curb will encroach into the required setback. The property owner is proposing to use the property in a reasonable manner. 3. The downtown design guidelines state that parking lots should not be Iocated between the building and the street. Due to parking lot dimension requirements and the required amount of parking stalls, in order to allow circulation within the parking lot in this location, a variance is requested. The applicant needs all the parking spaces proposed and traffic circulation is important for the site. 4. There are other parking lots in the neighborhood that do not meet the setback requirement. The variance would not noticeably alter the character of the area. 5. The applicant has practical difficulties in meeting the ordinance regulations. 6. The spirit and intent of the ordinance is to provide a buffer and green space between the commercial use parking lot and a residential use. The applicant is proposing landscaping in this area and a fence to provide a buffer between the uses. The variance meets the spirit and intent of the ordinance. 7. Parking and loading areas are allowed as an accessory use in the Central Business (C-1) zoning district. 8. The property is not located within a FEMA designated floodplain. 9. The property is served with municipal sewer and water. ADOPTED by the City Council this 2nd day of February, 2015. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk Al iI /' Sim LANU�_ 1 d- Associalec, lite% engineering • planning • environmental • construction 701 Xenia Avenue South Suite 300 Minneapolis, A 55416 Tel: 763-54iA600 Fax: 763-541-1700 January 14, 2015 Ms. Rachel Juba City Planner City of Hugo 14669 Fitzgerald Avenue North Hugo, MN 55038 Re: Site Plan Review O'Reilly's Auto Parts WSB Project No. 1904-710 Dear Ms. Juba: We have completed a plan review for the preliminary submittal and drainage analysis of the O'Reilly's Auto Parts project. The following documents were provided for review: • O'Reilly's Auto Parts Site Plan dated August 22, 2014 and revised December 04, 2014. • O'Reilly's Auto Parts Grading, Drainage, ESC & Utility Plan dated August 22, 2014 and revised December 04, 2014. Based on our review, we offer the following comments that must be addressed prior to City approval: Grading, Stormwater Management & Utility Plan 1. Because the project results in a net decrease of impervious surface from existing conditions, the project is exempt from the watershed management requirements. 2. City utilities are available to the site. The specific connection details will be reviewed as part of the building permit application. We will continue to work with the applicant to address technical design and other minor issues related to the project as the project moves forward. It is recommended that approvals related to this application be subject to resolving the issues outlined within the "red -line" detailed engineering comments that will be sent directly to the applicant's engineer. St. Cloud • Minneapolis • St. Paul Equal Opportunity Employer wsbeng.com K:k1904-71&%dm[MU)�d.TR-r Jaba4l141S0'RAUy's.dae Ms. Rachel Juba January 14, 2015 Page 2 Thank you for the opportunity to provide comments on this project. If you have any questions, please do not hesitate to contact me at 763-287-7192. Sincerely, W & Ax eC. J nnedy, PE City ngineer cc: Scott Anderson, Public Works Director Steve Duff, Senior Engineering Technician Katy Thompson, Water Resource Engineer (email only) Ed Youngquist, Engineering Specialist (email only) K; 01904710".!WImo Don 17R-rjuba-011415-OReiIIY sAm ma,NTdESpT��o Minnesota Department of Transportation Q Metropolitan District r Waters Edge Building OF 1900 1500 County Road B2 West Roseville, MN 55113 September 26, 2014 Rachel Juba City Planner City of Hugo 14669 Fitzgerald Avenue Hugo, MN 55038 SUBJECT: O'Reilly Auto Parts Mn/DOT Review # S14-045 NE Corner of US 61 (Forrest Blvd.) and 147th St. N. Hugo, Washington County Control Section 8206 Dear Ms. Juba: Thank you for the opportunity to review the site plan for O'Reilly Auto parts. MnDOT has reviewed the plan and has the following comments. We Iook forward to working with the City as development progresses. Design Make sure to provide a minimum of a 4' wide accessible route with 1.5% cross slope between the existing pedestrian curb ramp at the TH 61 and 147th corner and the new sidewalk connection. It appears that the space between the curb and signal pole is tight. If you have any questions regarding these design comments please direct them to Nancy Jacobson at 651-234-7647, Nancy.L.Jacobson(c�r�,state.mn.us. Drainage Based on the plans that were submitted no drainage permit is required at this time. If plans change from submitted information, MnDOT Water Resources will need to re- review the information and a permit may be required at that time if MnDOT right of way drainage is adversely affected. If you have any questions regarding these drainage comments please contact Bryce Fossand at 651234-7529, B ce.fossand state.mn.us. Review Submittal Options: Mn/DOT's goal is to complete the review of plans within 30 days. Submittals sent in electronically can usually be turned around faster. There are four submittal options. Please submit either: 1. One (1) electronic pdf version of the plans. Mn/DOT can accept the plans via e-mail at metrodevreviews.dot@state.mn.us provided that each separate e- mail is under 20 megabytes. 2. Three (3) sets of full size plans. Although submitting seven sets of full size plans will expedite the review process. Plans can be sent to: Mn/DOT — Metro District Planning Section Development Reviews Coordinator 1500 West County Road B-2 Roseville, MN 55113 3. One (1) compact disk. 4. Plans can also be submitted to Mn/DOT's External FTP Site. Please send files to: :Ilft 2.dot.state.mn.us/ ublincomin etroWatersEd a/Plannin Internet Explorer doesn't work using ftp so please use an FTP Client or your Windows Explorer (My Computer). Also, please send a note to metrodevreviews.dota`tate.mn.us indicating that the plans have been submitted on the FTP site. If you have any questions concerning this review please feel free to contact me at (65 1) 234-7784. Sincerely, 1�11 W. Karen Scheffing Principal Planner Copy sent via E -Mail: Buck Craig, Permits Nancy Jacobson, Design Bryce Fossand, Water Resources Tiffany Kautz, Right -of -Way Ryan Coddington, Area Engineer Clare Lackey, Traffic Kaare Festevog, Traffic Russ Owen, Metropolitan Council ty of Hugo Downtown Plan & Design Guidelines April 10, 2007 k co Go,vnio ^rn Far iewoik Pl-v Credits & Acknowledgements: F nal Flan & Dee J, n GJ i ICinec We would like to thank the City of Hugo's citizens — the residents and business owners — who attended the workshops and meetings, sent in their comments and gave their time to participate in the planning process. Their input has been invaluable in developing a master plan and design guidelines for the downtown area. We would like to thank the City of Hugo's City Council, Planning Commission, City staff and consultants for leading this planning process. Funding for development of the downtown design guidelines and the preparation of this document was provided by a Livable Communities Opportunity Grant from the Metropolitan Council in 2004. City Council Fran Miron, Mayor Becky Petryk, Council Member Ward I Frank Puleo, Council Member Ward 2 Chuck Haas, Council Member Ward 3 Mike Granger, Council Member At Large Planning Commission Dave Schumann, Chairperson Bronwen Kleissler Tom Weidt Ron McRoberts Victoria Hoffbeck Bob Rosenquist Kelly Bailly City of Hugo Mike Ericson, City Administrator Bryan Bear, Community Development Director Michele Lindau, Community Development Assistant Mary Ann Creager, City Clerk Jay Kennedy, City Engineer (WSB) Kendra Lindahl, City Planner (Landform) Plannina & Urban Design Consultant Carolyn Krall, AIA Page] of 23 A� LANDFC)RM III. N t A rUL If 1-1.11 I lugo Downtown Framewor!; Ron Final Flan & Design Guidelines Hugo Downtown Planning Framework Incorporated in 1906, Hugo is a rural small town with a family-oriented feel. As Hugo grew, the intersection of Forest Boulevard (now Highway 61) and Frenchman Road (now 145t" Street) became the center of town. With a train depot and an active feed mill, this was the ideal location for local, small businesses. A downtown neighborhood began to grow into a comfortable, rural village. It is this small village familiarity that the residents of Hugo wish to preserve. Minnesota Historical Society The Hugo Downtown Framework Plan and Design Guidelines are intended to provide direction to new development in downtown Hugo and, where needed, to shape plans for redevelopment. The Pian illustrates the type of commercial and residential development, civic and community facilities, and amenities envisioned by the citizens of Hugo. The Plan extends beyond the central commercial business district (CBD) to illustrate the entire downtown commercial area of Hugo, both existing and envisioned in the future. This vision of future development in Hugo encourages commercial growth, while seeking to concentrate that growth, around the downtown area. The Piannina Process The Hugo downtown plan and preliminary design guidelines were originally developed in 1998 to address redevelopment of the downtown commercial "Main Street" on Forest Boulevard (Highway 61). But the County Road 8 improvements and rerouting required that the original plan be revisited. The new plan was needed to address the developable area along County Road 8 and to consider the impact of the new County Road 8 and Highway 61 intersection. This planning process began in the fall of 2003 and included workshops with the City Council and downtown business and property owners. A community -wide open house was held in May 2004 to encourage public input on the final plan. In August 2004, the City was awarded an Opportunity Grant from the Livable Communities Demonstration Account to develop design guidelines for the downtown area to assist in implementation of the downtown plan. The process for developing these guidelines has continued through 2005-2006 with significant public participation in the planning process. Page 2 of 23 {uco Dc:✓n awn F,ar,,e vo k alar Final F'an & Der'gn GLA.'in:,c The Influence of Transportation Improvements A major influence on the plan is the County's re -alignment and improvement of County Road 8. The county's plan will widen and reroute the road to the south, connecting to Highway 61 at approximately 143"o Street. The County Road 8 re- alignment will have a significant impact on the downtown, offering opportunities for growth, improved vehicle and pedestrian access around the downtown area, and the potential for redevelopment to make improvements to the core of the downtown CBD and surrounding public and civic spaces. It is vital that the CBD not be cut off from County Road 8 and from the high volume of traffic which will use this route to access the interstate. Highway 61 is planned to continue to run north and south through downtown and the CBD. Despite projections of increased traffic volumes, this highway should not be widened beyond four lanes except to provide for turn movements. Instead, improvements to the roadway and access improvements can help accommodate the increased volumes. The downtown plan recommends improvements to improve street access and connectivity within downtown, as well as enhancements to pedestrian access and walkability. ..J,_ _-- 0&ofm"o W"hoom c "WY, "r The plan also calls for extending the regional trail south across County Road 8 on the existing railroad bed and allows for the possibility of future commuter transit within this corridor (in the railroad ROW or on Highway 61). If Hugo is to continue to have a healthy downtown, it is important to plan for these future transportation changes. Page 3 of 23 I 3i, ?o DD-mntcwn Fiarie-wk `112r, F .Fal P -n " res2n GL7idelir, S- Definina Downtown The downtown CBD in Hugo has always been located on Forest Boulevard (Highway 61) on both sides of the main traffic signal at 145th Street. But over time, the commercial area has grown and extended north and south along Highway 61, and the new development has been less compact and more auto- or highway -oriented than the older, more traditional downtown CBD. Without planning controls, this same pattern of commercial development could be expected to occur along the improved and upgraded County Road 8. While the core downtown central business district (CBD) is focused along Forest Boulevard - Highway 61 from County Road 8 to 147th Street, the Downtown Plan extends north to the Post Office and 150'h Street, south to 140th Street, and from the shores of Egg Lake on the east to the bend in County Road 8 to the west. One of Hugo's planning goals is to maintain a more compact and concentrated downtown CBD. This goal will be achieved by encouraging new development in and around the core of the downtown area, while planning for limited but well -ordered commercial development in specific areas along other commercial routes such as Highway 61 and County Road 8. Community feedback has consistently supported new CBD uses which complement downtown (such as restaurants and entertainment) and suggest that larger, single -use development and auto sales/service businesses, for instance, be located in commercial areas planned closer to 1-35. Page 4 of 23 f;u;o Dev'ni-,wn F.ar.ie:vork ?ire F,nal Fan € Feslgn Grid? !ins; To create a sense of arrival in downtown, the plan recommends placing gateway elements — a landscaped sign, monument, or other feature — at these key entry points into downtown. While the plan doesn't specify the elements at each location, when you enter downtown you should know that you are downtown. New development at these "gateway" locations should be planned not only to allow for these gateway elements but to convey the sense of quality and character that the downtown plan envisions. Gateway elements - signs, flags or monuments - should be included in the new downtown area to welcome a resident or visitor into an established and thriving downtown. Elements depicting the quality and character of downtown Hugo are displayed based on the historical and current architectural elements of Hugo. Proposed monument sign, Nov. 29, 2004 RSP Architects for Contractor Property Development Company The Downtown Plan The plan is a tool to help the City of Hugo create a pedestrian -friendly downtown and concentrates new development and redevelopment around the existing intersection of 145th Street and Highway 61. As Hugo continues to develop, the actual projects built may differ from the Illustrative Downtown Plan in the details of the development of any specific block or site, but the primary elements of the plan, including the public infrastructure (roads, parks, trails, open space) and the quality and character which makes this plan unique to Hugo are expected to be maintained. Page 5 of 23 I,f ;o Cae<atcwr Far:iewors Plcr The Downtown Plan Improved park with future community center - Traditional=t residential blocks New mixed-use development with !4 housing, offices and complementary u, retail/commercial uses New mixed-use development blending office and multi -family housing uses Proposed trail connections f &I, F -ml Fen "De;,:,�n Guidalines FF t ' l YYE Hugo Downtown Framework (North City park with trails, gazebo, dock, pedestrian bridge Shared public parking Carpenters on the Lake able community spaces trail ROW itional downtown or housing Page 6 of 23 I'uco Dow-itcwr: Framework Plan Design Guidelines Final P!, n & rierign C-Od_ fine,_ The intent of the Hugo Downtown Design Guidelines is to provide a baseline for quality in order to revitalize and expand the downtown business district. These guidelines are written to meet the community's goals: Goal 1: Preserve the rural small town character of Hugo Goal 2: Establish a threshold or baseline for design and quality Goal 3: Maintain a harmonious visual environment within the existing architectural context Goal 4: Communicate the community's high expectations for new development in Hugo Obiectives The specific objectives for downtown Hugo design guidelines are: • To establish a clear definition of urban design standards that informs property owners, developers, builders and decision -makers. • To serve as a tool that planners and designers can use and incorporate into their plans to achieve and support the City's design objectives. • To act as a basis for a uniform and consistent review of development and redevelopment proposals by the City Council and Planning Commission. The design guidelines which apply specifically to the CBD also include principles that can be broadly applied to the entire Hugo Downtown Area. Downtown CBD '—'". w The Design Guidelines apply specifically to the central business district or "Old Downtown" concentrated around Highway �. 61, from 147th Street to the new County Road 8 intersection. The guidelines provide more detailed definitions of requirements for site planning, placement , of building mass, materials, architecture, j ��+r' . lighting, signage, and design of the public#'�.;' p realm. i Page 7 of 23 Flugo ncwn.cwn Frar f -work Plan Final Ran & DeGign Guidelines Framework Principles for Downtown Hugo 1. Preserve and celebrate Hugo's small town character. 2. Enhance the public realm, to maintain a pedestrian -oriented downtown. 3. Expand civic space and uses around City Hall. 4. Add new retail which complements existing businesses and shops and supports downtown neighborhoods. 5. Encourage unique small businesses to locate downtown and larger, single -use developments closer to the 1-35 corridor. 6. Provide life -cycle housing to encourage senior -living in the downtown area. 7. Provide recreational uses for diverse age groups in the downtown area. 8. Improve downtown access and circulation with improvements to Highway 61 and downtown intersections (147tH, 1451H, County Road 8). 9. Reduce the impact of development close to Egg Lake to improve lake quality and preserve wildlife habitat. 10. Build upon unique assets such as the church, feed mill and City Hall with complementary design and materials. Page 8 of 23 f;ugo CDwnto.vr. Frarnawork Plan F'nid Flan & Design Guideline_ Downtown District Design Guidelines General Desictn Standards These design guidelines are intended to apply to the Downtown District CBD, but include principles that can be broadly applied to the greater Hugo Downtown Area (as indicated on the Downtown Plan), including the Central Business, Future Central Business and Central Residential zones If the CBD development extends beyond this boundary, the Downtown District boundaries may need to be extended accordingly. • On all streets in the downtown district, the guidelines are intended to apply to street frontage properties on both sides of the street. New downtown development shall provide for pedestrian as well as vehicular circulation and shall create linkages to existing and proposed sidewalks and trails. • All new development should be sensitive to existing downtown neighborhoods and residences in the design and location of new uses and buildings with respect to shading, views, light or noise pollution; where necessary appropriate screening or buffering shall be provided. • All new development shall be designed to value, respect, and preserve identified natural features and resources. A sense of City history should be encouraged, and landmarks such as St. John's Cemetery and St. John's Church should be preserved as important contributors to Hugo's character. • Key points which have been identified as primary entrances to downtown Hugo should be designed as "gateways" to the City; gateway elements could include open space, unique landscaping, walls or gates, water features and City identity signage. lA These points include: • From the west — the bend in the County Road 8 at the western edge of Hugo; From the east — At Egg Lake and the intersections where 147th and 140th meet Highway 61; From the south — Where 140th meets Highway 61; • From the north — Where 147th meets Highway fit. Along the west side of Highway 61, new downtown development will need to be designed to integrate with the railway corridor as it comes through the center of town: as a public open space, supporting the proposed trails, and considering future uses. Page 9 of 23 Hugo Dc.vnicwn Frainewcik Plan General Land Use Final PIFn & Decion Guideiine� • Downtown development should be appropriate for a traditional downtown area: mixed- use buildings combining retail, commercial, and residential uses, and encouragement of multi -story buildings in the downtown. • Neighborhood retail, service, and commercial buildings and uses which support downtown residential neighborhoods such as drug stores, banks, and specialty markets or small grocers are encouraged. • Destination retail, restaurant and entertainment uses, particularly mixed with compatible, complementary, or other synergistic uses, are highly encouraged. • New auto -dominated commercial development such as fast food, auto service, or similar high traffic drive-through facilities and large, single -use developments are discouraged in the downtown CBD. • Uses appropriate to the downtown area such as banks, coffee shops and pharmacies which enhance their business by providing drive-through services may be permitted provided they are designed to minimize impact on local downtown traffic circulation and pedestrian access. Parking lots should only be allowed as an accessory use, except for municipal or public district parking; larger parking areas should be broken up into smaller areas to reduce the overall area of paving and promote a friendlier pedestrian environment. • New residential development should provide for the full range of life -cycle housing, offering choices of housing types (single -level flats, condominiums or lofts, single -level and multi -story townhouses, and single-family attached or detached), styles and prices, at a density appropriate to the downtown area. • New residential development should be sensitive to existing residential neighborhoods and incorporate well-designed transitions from multi -family to existing single-family residential areas. • Traditional neighborhood design (TND) based on a traditional street grid is a desirable option for downtown, medium -density areas. Single-family homes (detached or attached) or row townhomes should line the street with front porches and stoops, front yards, sidewalks and boulevards with regularly spaced trees and street lights. _-- Garage access at rear of house TND example with traditional street grid and porches facing the street �----- Sidewalks and boulevards on both sides of the street with regularly spaced street trees Page 10 of 23 I lvgo r)z;•Nntcwn Frvmework Flan Final Pl n & De:irn Guids,ines All downtown residential developments should be planned and designed to minimize paving for driveways and surface parking. Garage -forward or "snout -house" homes or townhomes are highly discouraged. Streets, Public Space & Amenities Highly hly Discouraged: Example of Garage -forward design, dominating view from sidewalk and street. Forest Boulevard (Highway 61) and 145' Street should be restored to be closer to their original, traditional downtown "Main Street" form, lined with street trees and planters, pedestrian street lights, and street furniture including benches and trash receptacles. The fixtures that are selected for these streets should be required continuously within the downtown CBD district and highly encouraged throughout the downtown commercial area for visual continuity. Downtown intersections should be designed to be safe for pedestrians; enhancements to safety include use of textured -colored paving or striping to mark crosswalks, narrowed or throated intersections, pedestrian -oriented street lighting, planted center medians or landscaped boulevards, and warning signage at busy crossings along Highway 61, such as 147th, 145th and County Road 8. Page 11 of 23 Change in paving or striping marks the safe crossing zone for pedestrians at major crosswalks. Planted center medians or landscaped boulevards provide resting points for pedestrians at major crosswalks, facilitate turning movements, and help calm traffic speeds. I lugo 17-p nfov n Framework FiFn Final Ran & Peeign Guidelines To be safe for both pedestrians and vehicles, downtown Hugo should include street improvements. narrowed intersections, pedestrian lighting (top left), planted medians (top right and bottom left), and visible signs warning of pedestrian crossings/vehicular speed decrease (top right). • The City street grid is a vital part of the way the downtown functions, so restoring streets or adding new streets that connect to the existing street grid are encouraged; disconnected streets and cul-de-sacs are highly discouraged. • Forest Boulevard (Highway 61) and 145th Street are the original "Main Streets" of downtown and, to an extent, the few remaining brick buildings along these streets should be preserved, renovated, or restored to productive use; new buildings close to these older structures warrant careful attention to design and detailing in order to relate well to the original structures. • The small park which is planned on Highway 61 across from City Hall is intended to act as a Town Square or Village Green — a community focal point with passive uses (green space, gardens, historical markers) and active uses (a gazebo, lake overlook, Farmers Market) incorporated into the design. Civic and mixed-use buildings should be located adjacent to the Town Square or Village Green, welcoming visitors to downtown Hugo. The plan proposes a future pedestrian bridge over Highway 61, connecting the park and Egg Lake to City Hall and the bulk of the downtown area. This bridge, if well-designed, could also act as a visual cue to drivers to reduce speed and could create a sense of arrival and welcome for the downtown CBD. Page 12 of 23 h Euc.o Downicwn Fri me',voi k Fl -r F'sral Fan 1 Deign Guldelinev The edge along the railroad ROW and the Hardwood Creek Regional Trail along the west side of Highway 61 should be maintained as an open -space corridor connecting City Hall and the CBD to new development to the south. This edge should include: trail connections for bicycles and winter sports uses • landscaping to act as a year-round buffer; pedestrian -oriented trail and street lighting; 16 places to rest with benches, planters and trash receptacles. On downtown streets where retail and commercial uses are proposed, on -street parking is encouraged; streets should be designed with the parking lane designated either by curbing or with a change in paving materials. Downtown district streets should allow for public right-of-way between the curb and the building wall, a minimum 10'-12' wide. This area should be "zoned" to provide for street signs, landscaping and street trees, and both street and sidewalk lighting closest to the curb. There should be a clear pedestrian walking path in the center, and then an area designated for seating or other street furniture (trash receptacles, bus benches, etc) and commercial opportunities (including newspaper boxes). Where necessary, such as where the street ROW does not allow for a wider sidewalk, these amenities may need to be accommodated within the parcel boundaries. Page 13 of 23 I iugo Downtown Frarnework, Plan Minimum ROW from curb to buildh (10'-12') 2'-3' Shop related furniture & ameniti 5'-6' Walking Area 3' Public Area: trash receptacles, newspaper stands streetlights, signs & street trees plan where sidewalk wi Final Pian & Resign Guidelines Page 14 of 23 nother option is a defined 20' ead-in angled parking zone I lu Wo 17O-vi,tV. n Frame%voik —;ar Final Ran ` Design Guidelines Architecture • Architecture of new buildings should be respectful of the existing historical structures which enhance the character of Hugo; design which reflects the elements of vernacular "Main Street", Hugo's French trading post roots, or mid -western "prairie style" architecture is encouraged: Cornice or roof line distinguishes 151 story from 2nd story i Awnings with accent lighting and graphics instead of applied signs Well defined roof line r+w� r1k,i'I , ri 1 .r Building base expressed with masonry Entry feature; well distinguished and covered from the weather T a Early trading post and mill buildings in rural Minnesota were often made of stone with a simple gabled roof and expressed chimney. Page 15 of 23 Hugo Dc-vr.',cwn Framev.,ork Plar. ^final Plrn & Desig i Guidelhes Traditional Main Street style building: flat roofs, often an extended or false parapet on "front" side or marking the main entrance. AIM M.—m— Prairie Style: roofs are hipped, low and spreading with deep overhangs and eaves; Hugo City Hall has many of these elements. Page 16 of 23 Hugo was once a French trading post, and many residents have expressed a desire to reflect those roots in the architecture of the downtown. Appropriate architectural elements include: steeper or mansard roofs with dormer windows, open storefronts with awnings, and exterior plaster, stone and brick. Hugo Do• (town Frmewc.k PIGn • Architecture of new buildings should be built upon Hugo's existing assets such as the church, the feed mill, and the new City Hall, with complementary design and sense of scale. Final Flan 3, f:a..inn Guidefinep • Buildings should be designed to relate well to the existing natural and man-made environment and stay within context in massing, materials, style and color; design of the landscape and hardscape should be coordinated and harmonious with the building design and materials. Buildings should be constructed and maintained for permanence and longevity; therefore durable, maintainable materials (brick, stone, etc.) should be used; temporary buildings, metal sheds, etc. shall not be permitted. New "Main Street' buildings should complement an established downtown through their architectural character. • Building entries should be visible from the street, well lit, covered or protected from weather, and include significant glazing and glass doors where the public will be entering buildings. Page 17 of 23 Hugo Downtown Frame�tvork Plan Final Plan &. De-ign Guidelines • Awnings, overhangs and arcades are encouraged where pedestrians are expected to walk and shop; flat awnings are preferred (no barrel awnings) with adequate clearance above sidewalk. • Building design elements should include an expression of a building base (of brick or stone), a middle, and a top with cornice elements at the top of the first floor and the top of the building. • Buildings should be designed with "four-sided architecture", using the same quality materials on all sides: • all facades shall be articulated with a variety of materials, glazing, awnings, or other details to add visual interest; roof lines and cornice details shall be completed in a three-dimensional manner so that the features on the back of the roof or similar unfinished areas are not visible; • the front fagade may have a unique design or more significant glazing. • Buildings should be oriented to the street with fully articulated street facades based on traditional storefronts (doors and display windows) along the sidewalk. • Zero Lot Line commercial buildings are allowed and highly encouraged on all streets within the downtown district. • Along CR 8 and Hwy 61, entrances may be oriented to a side or rear parking lot, as long as the entry also has good pedestrian access and visibility from the street, and any building wall along these streets must contain significant amounts of "real" windows. • Equipment, mechanical systems, transformers, trash enclosures, etc. must be screened from view in a way that is integral to the architecture of the building with similar materials: • metal fencing or a mechanical vent screen alone is not sufficient; • access to these service areas needs to be provided at the alley, side or rear of the building. Rooftop equipment shall be screened from the line of site of pedestrians and integrated ~� into the design and massing of i� ^ the roof form ,• 1 4o,;6 Page 18 of 23 I lugo Downtcvm Frarne.Jork PI:n Final Flan u Dedgn Guide,ines Parkina & Service Areas • Within the downtown CBD, shared parking is encouraged to take advantage of varying parking demands between mixed uses. • Businesses are encouraged to establish or participate in a municipal parking district providing shared, public parking with reductions in required on-site parking. Parking should not be located between a building and the street or main road the building faces and be distributed around the building, especially to the side and back of buildings. • Parking adjacent to the street should be minimized; • Where a parking lot is located along a street, the same zero -lot -line or setback conditions of the adjacent buildings should be maintained with a wall, ornamental fence, or similar landscape elements to continue the built edge along the street. • Where a parking lot is located along a street, it should be well landscaped and screened with a combination of fencing or wall plantings along the street edge. Page 19 of 23 6' zone between parking and sidewalk with fence or wall centered in zone ndscaped edge combines fence :h trees, low shrubs and ground ver for parking lot screening and ffering along the street I luno r�.:)wutcwn FiemeworL Flan Fnai Flan & De:. n C UIde'snes Larger parking areas (over 25 vehicles) should be planned with internal landscaping, pedestrian sidewalks or walkways and be divided into smaller areas where possible: ■ pedestrian walkways provided in larger parking lots should be landscaped, include path lighting, and provide direct access for pedestrians to an entrance of a commercial building; ■ walkways should be raised, paved areas or defined paths distinguished by striping or a change in paving provided that pedestrians are kept safe from vehicular travel on the route to an entrance of a commercial building. Page 20 of23 Pedestrian walkways through busy parking lots are important because they provide a safe, well lit, direct access to the entrance of a building. Larger parking lots should have pedestrian walkways that are clearly identified and combined with landscaping to break up large areas of pavement. lugo Downtov,n Framework Plan Fine] Ran & OCL4gn Guidelines • Buildings should be oriented to minimize views of service areas and loading docks from the street; service areas should be buffered with a combination of landscaping and screening; mechanical equipment and trash areas must be fully enclosed and integrated into the architecture using the same materials as the building: • metal fencing or a mechanical vent screen alone is not sufficient; • access to these service areas needs to be provided at the alley, side or rear of the building. Residential buildings (single-family homes and multi -family buildings) should be oriented to minimize views of garages and parking areas from the street: • free-standing or detached garages should not be allowed for multi -family residences. • parking should be located below buildings or underground where possible. Below -grade parking: side or rear access. Garages should not be as invisible from the street as possible to create a traditional neighborhood feel. Page 21 of 23 I ;r�, Downtown Fr2rn 2work F 2n Siona�e Final Flan Desin.,n Co!de!!n • Downtown signage is critical to the character of the area, especially at night; all downtown signage is subject to careful review with the City and must comply with all zoning and ordinance requirements for size, placement, materials, etc; • Signage and graphics should be integral to the building architecture or used as a decorative design element. Back -lit, box signs are not acceptable downtown. Decorative neon, moving or other decorative sign types are desirable only when displayed within storefront window interiors of downtown buildings. • Corporate chains are encouraged to customize their architecture to express their design "brand" within a design, context, and material appropriate to the character of downtown Hugo. Projecting Hanging Sign Wall Sign integrated into the building design awning face or fringeJim Page 22 of 23 Hugo Downtown Framework Plan Final Plan u Design Guidelines Open Space and Storm Water Management • New development should provide both private and public usable open space, plazas etc; these spaces should be connected to existing or proposed trail and sidewalk networks. • The downtown area should plan cohesively for storm water management and for improving the water quality of Hugo, however, where possible rain gardens or similar infiltration and holding areas should be integrated into the design of parking areas; design which harmonizes more groomed and landscaped areas with more natural landscape is encouraged: and soil provide filtration • Storm water ponds, rain gardens and other storm water management or holding areas shall be designed to be attractive in both flooded and dry conditions; use of native plants for filtration around pond and wetlands and other sustainable design approaches to site and landscape design are encouraged: 1 / y Filtration Egg Lake Vegetation Page 23 of 23 More formal Trail or and groomed Sidewalk landscape N i i} Imo- M YCE ',. i..:, f:.. 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DO ha to Me perm of ` bob, mad thea h'm.In6.g. S -N p el -to.. Q&77.".rys v 77,759 SIA*t to mly eel -le, M. fp6mt, w reaa or a of ncmL R Qwx Y .AMI Mdxawl - ORsctar) FAST SATE OF SRI St. 104 F. hJRRf OF (4691 - ewadnewlK;fhvgo.nm.w SIAEET M (APPROX. 30ID FT. I'M7T1r Q' E:r£N ' R,e Me1': prod BParffi door $tk, 6! :m hw'am d.:e. yn Me - PrcpvY' (hof :r desr tw l P- Leg, 0c.-clpllw, Pa- T." I co -&-i Nes Z)4m. C'fy pl Ne4e Fng� Ierh ((eesst1) 76s -63f. 9J:.3B (NASO ee DARRU Stow lAl.`- Sr, // svf176+fhggprpwgs J !'r 1 -� t• .� ' I �+ ('(. s r _ 208 Mn CPL of I -*-tat.- (Em) 2Jf-Tell J !' _ - - - - SITE BENCHMARK � ��i ! 7 ,� ,�' � RRf NEAR SW CCWNEt f.' SOR.F'CT PRQKRTY 77 r iM Fh.rgY f:}. (657) 4112-C2Qi EIk�ARRJ-D37.05 (NAM/ 68 _`A71All) _ f_ 4 `` I 1r _ IPA7ALLE XdT.r. R'- , I [; `' I I•'f -: a'ArER.r Rnatr MAY ' L,= OF N. "N S: oEEr i,. 1: I A'oM E , (•look (051) i82-BY01 ZON __ R ] fr_ . !,' `.� St" R. k KdOry RornBp - 0�.. En�g9rmr pplq PROPERTY L' WTI N 7W CITY OF t"O C? 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RhRU TIRE 6_L�B Our AL(,w TIr aft uw. PPN]t fdA�,.---s-� V L dE PAr4LLEL Wtf THE-�__-___C__ r � i, l'•A.t�7� .rAF-rR) 9 9x.. ! f r r J 9 jI } NJ.eI x Z -'G P'id NOR'YERLY R -h r GF N,r r APP J 1 d AE �.'.1]i x&1?fa L. dE Or 14791 31R'Er:r. �/ L� 2 P'R R:1£ W rr Cr It.GQ RA'JPE IS APPARENT LY A SAAA'TARY #Nd OLE At'.) b -]?KX FQT T',s ,^.YOPEgN NEAR INF NE.,y. , vv ,LTO Iv 5^.lM L7AE L'F R.£ O'A'9h `' tr r)E PARCEL Af'7 _ 2: SAMrARY Lf -1 RWTS TO 7PT NORTWAST (APATCrMT7E LC 1'- SH.,IWlk yI ' !� q' 1j 1'- ,.,,�r „ 7SOL)TH 50 IT 'r O FT 5F PV, -a r:EO�� use, �` I r / V PER ITA CJ7Y Q"MIiQ R:EAF PSA STw'M SERE' 11tiE PIAT RU'AR ACROSS THE PRLWERN AY RAE EAS, ' SIDE NTRf i _ L � �/ O L 1~�,� �.� -Ix � aa.zer ' A^- amq BAsN MANh_l LOCATED ALAR RA NE COR:A77 IF THE PARCEL (APPRO.RLMA7E WCATWN !HOUR)• f 111 `S Ero xaraea n 1 ' �yyy . • v `: (+a A:� n•i t•:S LWE OAN Ip10.R(#70IA'1D CAS LS'.'F RL6T5 Al- TNE.LWRf --TY LATE IT? 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LEGEND T r GL EL N•TN R'i -J I 1 _ YM YL.P 0 CEWTES SET If l":tel P E EI` f T O ':• 8\!} vpuu ..cTSA . Lac +I `'-�p�it �„r,a„ -•._ - Y x BWYC:10 Lti d 1 / r� NCRT. Y - rQ,6.iY---_ ax- 0e TN x 6f SEN'1SSA.I TAr:: MA TOLL.rE L'i 4 7 s HN. A Wr S SMW Sr' -?CATCH F. sa I ' I I 'C:'E='-d-Kc- i 7 O S. •ti 1 -c .- •PL7fVT OF i ''F • -'-3 .Ai'I""'1 T .r.••L �7!.YT'uw_ ssxr - sz , '��-a. ri' ' 1 1I' F , _ '] IfENOIFS wAiFT I'kLIE �.- 1 1 -'% 4 I I O - OENOf--.- F36_R F'xE , : ' I j 1 i BEC M'�-.r�.- fA;O,'"S.. SGB-1.AE -. _ .. !1 'Y ^'wrp^aa sea, 44 �p �a .- I sg - 0 i-r--� s-i•--,�.0 - :.'MIES S"'EET SP'•J M9 POST � ' P.l!r A iu-= 31 1 WIES I-DE6' 4 `./A.' S7C-:A1-'-�- 3 Cc'O1F JJER vq-IAT SA-TAcr i'N£R ! ._jC= Y::.LI.. - �R___._, I+F.TC 4N: d,..._•.nt LA7EA'Mr.NP_� �... y.. _ _ - -_W _:. rN Y.,C 7',. SIE 1,4r •_ _v I ! W77H STREET . IW71J7[8 [kD$R.'RCU':.] CAs WA= I f. ''d ^i _ - -T. --- �... E„ r Sr k 'rte E OF 1.ES 4" T.R43RM ELECa C i•iP' _ - F. r;R OF1l0 FSI rr;4:',. F. -.' 0-•,:� Li:1E l n i .i - t. yr.,., •� xi, .' Tru iL "'r.'Ei- SO AfiPN f NA.NOJ: - I.TY OFNJI,,'V' n w' 1p r / H CNH------ -- 04wo-L ovrr r• r - m.,., PHov& r;RX (.: EW X77.0) 411 1 31'7 -G -w (P!L•t_! PIti ••.'7 PC :115:F EA31N'..rr f'tiJ7x Pl^r:�Xll_'AP"OL_E 7R.a 1E'L SU AL TRI L --WO S ST ff - M' 40 EY.EIM 1]rr h I 1 i• i _ ' @" F iTA:; S -AR DE17 .NIR' "7r: "X aEYAr..Av -L-'U �� )) / prE) :§ 'v DU'O7ES OL'fo1E" 1111 ffr 1.7- XY t(�J 1 yl 1/ y/ / 4 �/i r r E.- ; RC, sTM :149 �r 1a Asn .'.'.'� �.r-?I E^o+ sN : _-^ ,,•x D.-/O7ES CO."EV AAE4 s� s ri ` �. Y -11 -0 �' i i} Imo- M YCE ',. i..:, f:.. •: :c55 ' W' -Ju, P----Vr!RAL Ir.':e a. trace M. g6x 9*axa and herho9e x7860 e^ J . a:'It of ny; and .-I Tech -t f -e u Ae of oo'.3-f M va. ri,«rt of .• A-- hereon 5']fe ft,,n NL,.v t'- M PoI^4fA: ON ANC R. S. °J DRAWN ,. []TAdfEO fNDAf Y7E9E' L 157 : TR6fG DTT. FO 7015 -N CF PJC. AG -`f%e AN 7 57C'TM AVER A.�P WaE ASM 9@ NE CO. : Q` 11(15 m lot e: erX 7. F'O' LOCA17L:f OF i.fE J..M rARY SNASR sy -zz? ^'L' ERN AAE SMr APPRar r -TE Lovyn ?6)7H VERE B'4 150 BENEATH S% 7W THAT RAS REM Po: -O C. P E PR7PERN At,,) CQL'LO - D7 P PNY.AC.,L.Y LOCA IEC, SO rI#'Y Afir S OY 1 PER S fWC'� OF FLN GT:' �$ ANDERSON PASSE SURVEYOR'S CERTIFICATION A=Or eA7A^T AND 1G'RD IA7AWAT:S C3TAlh Y) fN--t STEVE DUT E :r.'.eFT;f1He oEPT. AP RP. 6 1 s AND RLU7 "7RL°z,C SY.AN f.`W=DNI: +� NOTES CORRESPONDING TO TITLE INSURANCE ! NOTES P owe' Aolo Di" 1. LLC and 4:: Caps MIOL- , r+eawl c n.F;- to ext - f l Mk Baa u,r p;,l W4' • g k rJWAY STAAL7 fF� 1,MD07 I^ •+T r� WAY '�h xLD /,'LED LNNst PtR vry,.cNlr1 LOC4Rm COMPANY SCHEDULE B - SECTION 11 EXCEPTIONS I. FLR Ifo PD 'f AR's : A7NE :7 NWB T: 1T 7f "^AI RWR,T •` E.: ST AP0 NEST AL,: R 7N£ k rzY,a W' h M ape d +a r:':' M pemrtA ,.. eNh Me N1 Mb T' n SL.ndwd Dahi Ra-. r cols Ax ALG !1CSM M T'e S_ 1 Via• i Fy ALG "'+d N, 74. 0.N x'rk r+. •(seed �. Ft Wary 3f, 2014. 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RF NORTH 5:TE C' I,7w S, 7: `nAdYAna to pId ans'n W'1 act fw:h : f.:sl Ca'lMmb Red temt v ."� i0 iQ 6 6:•'. i .Y � l Dr -K. 11. T- right. Septa- _ . - Pili 57151E LJFF E R " :L1IO CJ -7 O!l 7N£ C'N O' flee J e J fp-197. BAW VMT' Lt AL'. 4. :2: C'PTN w'' TH - A d IS MATMY 7 70 t FEET AL .Y..EOY TO REL'OPO 0 1NA' 5 OCTAr:,:O ', fe r_.Jy, MN RLS �-r - � � SL . 0 - L .r& Pag. 5fA w DaI. meant M'. 2d4OZ'. ITi..NA FRDA! ST9£ Jf/F' ENf ".• fhR' c 1 P- :OR r'Y_' f7Y w= ERIC. - 1' 4- • �.,("er e; + i'-" O M:irvmvnl It aT•:n 'ia.slR exec, f 1 r.. 'HL'. 5. 17UE m S7.DW AND ME "TV - 7, B LC_+f:7P ,." MAA rLv t.;fA-RORIX.,10 1:7,ef77.3 A J : SFBLf E:..sr"•: 'S CR'._3 E� LOCrAIW :AN 'RIF FPO C. m,-'Q,a AT P r REVISIONS �, -"'•...•..•••�� rror'' r y u srt: emm9 art . wmCAYA -%S f Q - TF Ate- SHGAN A5 005'T -9F 1'A «gme.," Lhlw ^:i He ': - dee-pu- �� r, C'r„A{gn•, CaMIffN7' Tnfa dxumevrr my RicL the a'(e:l PrS-� b hr 4:ff R ellprAwed c awe:A,e .til- c srY) !w ,:w - Y P rW 7h15 5URKY WjS . 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AP RP. 6 1 s AND RLU7 "7RL°z,C SY.AN f.`W=DNI: +� g k rJWAY STAAL7 fF� 1,MD07 I^ •+T r� WAY '�h xLD /,'LED LNNst PtR vry,.cNlr1 LOC4Rm Rs loce_n1 M I_•dw'r"need Yl.f0m Moxa bl- ore P., r. mole ad .•. you! alt 1J 1pnh- of ..We AW?OMWAre ART ..OrW & PE. sTme D4'Y E kERNO LEP T, FU• T,{E -rY [ f -..w, THE MY HIS A 3.T rT. EASEW . FO? TItE 'j huptrv.,; mw5helge M fhb 15.1•: 1, - eilMfi a d c�rvq,'.,p pe -aide 'r -um ft'.4c! a, ext•.. ut ,y Acs "Of. SW'P+ FIA?.' OF Tf_ '47:0 . T. N. RYa'tT ..F VAY LII R �S AfrA. 7W :NI DAVE , S. IL] CA. ialGGE NN p" 6:1 rt:l F'A -,d 9vwmnlmtd W1.1- rhe ':arA'Nge aA.. a., 4 • of 64, eprrr r.1 px C. ler qIe Oop Tk'xt h:.r x 1.2510062 767'.19-Ic/l M. (76, 42 r f r� y W o a - P. Cr 07 1 t C IrC i^�Ela: -'E -'3.2 H 2..:i O' I ! i �! 1 ______ _____ ___ � _ S88°54'43`W �`_ 208.00'—'__- --��. � . i �.i !.1 1 i�L' li 1 P1.- �7- 1.'-r .�-Yr. T' __-� �� I -� ! _LOC. -L STR-E.' - 33 `,i.P.H. - U[TU;tiIMC - - C.TY C- HUCC- 3-- R -O -W NC'TH P-3TICi;j PCs, 5150- E . -'-'.ENT (C3.ITH P]RTIG) `.+i?3'RBLE TR: "EL SUfr'',CE ';;DT-H— Rv U 6 it Az O' I ! i �! 1 ______ _____ ___ � _ S88°54'43`W �`_ 208.00'—'__- --��. � . i �.i !.1 1 i�L' li 1 P1.- �7- 1.'-r .�-Yr. T' __-� �� I -� ! _LOC. -L STR-E.' - 33 `,i.P.H. - U[TU;tiIMC - - C.TY C- HUCC- 3-- R -O -W NC'TH P-3TICi;j PCs, 5150- E . -'-'.ENT (C3.ITH P]RTIG) `.+i?3'RBLE TR: "EL SUfr'',CE ';;DT-H— Rv U-1 cBTIa L Pc,; • �_ N a1 soars! 11°=2W 20 0 20 A2 i0 REFER'iOLANDSCAPE PLANS POR PLAN-fING3 0RAF,i.v 66ALE - FE7r ORVI FiAL C ! ICS . A. REFER TO PROIEI:T MANUAL FOR ADDITIONAL REQUIREMENTS. B. 5TTE CONDITIONS BASED UPON SURTE SURVEY SUBMITTED BY OWNER FIELD VERSFY EXIFTING CONDITIONS BY DETAILED SITE INSPECTION PRIOR TO SUBMNTI9G SIO AND BEGINNING CUNSTRUCTION. C. REHOVE ALL EY!STING SITE CONSTRUCTION AND DELETERIOUS MATERIALS UNLESS OTHERWISE. TOTED. D. REFER TO SITE U`nU7IE9 PLAN FOR DEMOLITION OF EXISTING UTILITIES. E. ALL DEMOLISHED MATERIALS SHALL BECOME PROPERTY OF CONTRACTOR FOR PROPER DISPOSAL UNLESS OTHERWISE NOTED. F. PRIOR TO INSTALLATION, GENERAL CONTRACTOR TO CONFIRM THATUGHT POLES, LANDSCAPING AND uTifTES DO NOT CONFLICT WITH SIGH LOCATION SHOWN. IFANY POTF,NTIALCoNELICT IS DISCOVERED, GENERAL CONTRACTOR TO CONTACT THE O'REILLY - PROJECT AOMINISTRATOR BEFORE PROCEEDING. �IFY N 0 Y E 8; �1 PORTION OF FASTING CURB TO LZ REMOVED TO ALLOY FOR CONSTRUCTION OF NEW ENTRANCE DRIVE AS SHOWN ONSHEET C2 EXISTING ASPHALT PAVING TO SEREMOVED. 4 8 PORTION OF EXISTING CURB AND UUTTERTOBE REMOVED. ® EXISTING TREE TO REMAIN. PROTECTAS REQUIRED. SFE€:AP. �1,ZkRDIINJIZ ;V-FATEMALS ACTE: 1. All ENVIRONMENTAL ANALYSIS HAS BEEN PERFORMRD ON THE EXISTING SITE. REFER TO PROJECT MANUAL 2. IF THIS PROJECT CONTAINS HAZARDOUS MATERIALS CONTRACTOR IS TO PROVIDE PROPER HANDLING, REMOVAL AND DISPOSAL PER ENVIRONMENTAL ANALYSIS RECOMMENDATIONS, REFER TO SURVEY FOR EXISTING CONDITION SYMBOLS LEOPID EJSTN61', EMS TO BE REMOVED r-nar rr+ DATE: $.2:-14 REVISION DATE: 124-16 1 -S -I5 DI f 1 FROZI'w � � A r � ■ DA- CO. -L & IIIkAUNTENWI- ��CZ +4�■&14 INiffl-cS■ � L'�■ Izr'�P 1] p1^,� �.. n� �■`1 1 A f�+ + AA■ FrCEY W077.s■ 5TOP,J,..a II��A I ER RIUM i��F�- CA„C;jU- 1000: 1. RETAIN-LOA7ABLEWINDBLOWNMATERIALSON & CONTR4CTORSSHALLINSPECTPOLLUTION DRAIN APPURTeWNCCFSS,PUBUCSTREETS.AND orARY1N CONTROL TOTAL PROPERTY AREA= O,&i7ACRES; TOTAL DISTURBED AREA =0.637ACRES 1.1) ACRES I SITE IJV STORING ALL TRASH AND BUILDING CONTROL MEASURES AT LEA.+T ONCE EVERY ONTO PRIVATEPRDPERTYUNRIL IMPERVIOUS 1 AMT; REFER TO FENCE; REFER TO DETAIL IWCS. THEREFORF OI NOT REQUIRED. IL ID F4.TERAL WASTE IN ENCLOSURES UNTIL PROPE'i DAYS 'NO WYTFIIN 24 HOURS AFTER ASTORM MATER'ALSROADIPARpNG AREA SURFACE) IS STORMLYATER GALCiIIATION METHOD: MODIFIED RATIONAL METHOD ON DISPO:�,L AT OFFSITE FACILITIES. CHECK EVCNTOF VZ INCH ORGREATER. DAMAGED APPLIED OR UNTIL PROPOSED LANDSCAPE HAS ADJACENT AREAS DAILY AND PIG( UP MEASURES THAT PROVE TO BE INEFFECTIVE' SHALL BEEN ESTABLISHED. INSTALL CONSTRUCTION EGRESS PFR NOTE. 1,ON-31TE AREAS A RUNOFF COEFFICIENT'S: I1APERVIOUS='.98 PERVIOUS -0.35 CONSTRUCTION wmmt! TATERIALS AM DEBRIS BE REPLACED WITH MORE EFFECTIVE MEASURES & REFER TO 10X;3 FOR SILT FENCE CONSTRUCTION. -IN W1TH 24' DESIGN PROJECT AREA= 0.937 ACRES THAT HAVE BLOWN OR WASHED OFFSITE. OR ADDITIONAL MEASURES WITHIN SEVEN DAYS. 7. ALL OWES SLOPES WHICH EXCEED 3:1 (HIV), INSTALL 18'NYLORAST DR ® SUMP MIN. TOP =SELL PRE-UrVELOPMENT 2. PERMANENTLY STABILIZE ALL SURFACE MEA REPEATED FAILURE OFA CONTROL MEASURE BWALEBAND PRf:A50F HIGH FLOW SHALL UTILIZE REFER TO DETA!_4fC1 E7{ISTINO BUILDING =0.9 ACRES POST -DEVELOPMENT WITHIN AND ADJALENTTO THIS SRE THAT IS REQUIRES INSTALLATION OFA MORE SUITABLE DDNTECH CONSTRUCTION PRODUCTS PERMANENT DISTURBED BY VEHICLES, GRADING AND OTHER DEVICETO PREVCNT D;SCHMCE OF POLLUTANTS TURF REINFORCEMENT MATS TRIM 450 OR EXISTING DRIVEWAYSIPARRING LOT -OA13ACRES PERVIOUS_ 0.622 ACRES BUILDfNG=0.17-ACRES ® INSTALL APROX IO LP OF I7 PIPE. DRIVEWAVWPARKINGLOT-0.273ACRE` CONSTRUCTION FORTHE PROPOSED FACILITY. FROM THE CONSTRUCTION SITE 'PPROVED EQUAL MATS SHALL BE INSTALLED REPER TO PIPE NOTES. PRE IN 2919 PERVIOUS= 0.191 ACRES STABIGZATION IS OBTAINED WHRN THE 133TURSED 4. INSTALLATION OFADDITIONAL EROSION CONTROL PER MANUFACTURERS SPECIFICATIONS AND PERVIOUOPMENTS E70STING PERVIOUS = O.f51:,CRES STING SURFACE IS COVERED WITH STRUCTURES. PAVING MEASURES MAYBE REQUIRED BY THE CITY OR STANDARDS. CONTRACTOR SHALL COORDINATE INSTALL Z4 STORMTECH CH7A1_ERS.. PERVIOUS=9.090 ACRES " ANDOR PETENNIAL VEGETATION HAVOG A STATE. CONTRACTOR TO VERIFY REQUIREMENTS UNIFQR15CoVF_RAGE DENSITY OF AT LEAST 7G%. PRIOR TO BEGINNING ANY WORK ON PROJECT INSTAuaTIONINSPECTIONWITHMANUFACTURER. 6. DISTURBED AREAS THAT WILL BE LEPT IDLE OVER REFERTO STORMTECH DETAILS. POST -DEVELOPED IMPERVIOUS AREA 15 LESS THAN PREVIOUSLY EXISTING IMPERVIOUS ST.`BILIZAT.ON OF ALL O''STURBED AREA IS SITE WINTER MUST HAVE TEMPORARY ETiJS IN AREA REQUIRED BEFORE TERMINATING MAINTENANCE 5. CARE SHALL BETAKEN TO MINIMIZE THE CDONTROLS APPLIED PRIOR TO ONSET OF WINTER ®INSTALL APRmL -.J3 U= OF 12 -PIPE. AND REMOVAL OF EROSION CONTROL MEASURES. ENCROACHMENT OF SEDIMENT INTO ALL STORM WEATHER. REFER TO PIPE NOTES 2. WATER QUALITY REQUIREMENT: p r MOSITTREATIAIN OVERALL RECONSTRUCTED PAVEMEAT R. ■� �J c1 -ter �Trr. //��r,1 EGRESS 11 0WS I VNm`bI Y Il."i\ EGRlwE�7iTiS WCi 711Z: I�^-r �t"h !+ PIPIES !LN_�.11ES: INSTAU.3G"NVLDPVST DR. wITH 2a' 43560 SFF1 ACdLE)=19.450 SF ® SSTALL3'NYLDPs9A' RECONWATER TRUCQUALITED PAVEMENT AR (7 (0.1TI 1`3 A I. CONSTRUCTION EGRESS SHALL 8:25 MINIMUM WIDTH AND 30'MIMMUM LENGTHAND 8" M:N 1. PIPE MATERIALS SHALL BE IN ACCORDANCE WITH 7C7B3C REFER TO DETAIL IIC5 WATER QUALITY VOLUME PROVIDED 4.6 CFA -NIT THICKNESS OF STONE (I. 1'a5h COARSE AGGREGATE WITH GEO7EXRLE UNDERUNER REFER AND AS APPROVED BY THE CITY OR APPLICABLE NUMBERSTORMTOF UNITS PROVR ED = 24 ® INSTALL. ',PAOTL 93 LF OF 12' PIPE. NUMBER OF UNITS PROVIDED = 24 UNITS TO THE CITY OR STATE FOR ANY ADDTRONAL REQUIREMENTS. AUTHORITY. REINFORCED CONCRETE PIPE IRCP), REFER TO PTPF NOTES. WATER OUALITYVOLUME PROVIG,?D = {74.9 CF1UiJITAIL UNITS] - 1746 CF 2. THE EXIT SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENTTRACKING OR FLOW OF HIGH DENSITY PDLYETHLYENE (HDPE), N-12 REFER TO SHEET C4 FOR STORMTECH DETAILS MUD ONTO PUBLIC RIORT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH 2.535 OORRUOATED METAL PIPE (CMPI MAY BE USED AS INS7ALL4' X 4'AREA INLET. INCH STONE, AB CONDITIONS DEMAND, AND REPAIR AND/GR CLEAN OUT OF ANY STRUCTURE ALLOWED BY LOC.'IL GUIDEUNES, ® RIM =937.0 INV - 9Z W USED TO TARP SEDIMENT. ALL MATERIALS SPILLED, DROPPED, WASHED, OR TRACKED FROM 2. ALL PIPE IS TO BE INSTALLED PER THE VEHICLES OR SITE ONTO ROADWAYS OR INTO STORM DRAINS MUST BE REMOVED I'.1MEDIATELY. MANUFACTURERS REQUIREMENTS AND MEET REFER TO DETAIL 31CI 3. WHEELS ML'aT SE CLEANED TO REMOVE MUD PRIOR TO ENTRANCE ONTO PUBLIC RICHT-OF-WAY. E CO R REQUIREMENTS PER THE MANUFACTURER I 93S.SSWF ti HEN WASH NO IS REQUIRED, IT SHALL BE DONE ON AN AREA WITH CRUSHED STONE WHICH ®j INSTALL APROX 37 LF OF I- PIPE. GRAINS INTO AN APPROVED SEDIMENT TRAP ORSEDIMENTT BASIN LOCATED PER THE CITY OR w y'-'+ :-.r SITE- EXCA f A f �� k"" I N REFER TO PIPE NOTES. `/ f 923.35 SNY � 97315 5MN STATE REQUIREMENTS. ,SII .A,..■1� �Tj• /A���$-■ ctij�Ai�■■ A= E� y■ {J'� l:*AaS GYR !-'W:Iz� S V � y ■ rl'" R R 1�l1.11'RE a i'�li 5■ U:3A 933.4 SW 933(.4 PVT RIM -932.8' INV"' -927.5 Tr REFER TO DETAIL ELI1. 4 INSTALL 4'.: C AREA DETENTION CUTLET, 932.95PVT� K'125PVT 9'LAPVT4..\ 933,355W 999.355W 933.25 PVT 932.BS PTT CONTRACTOR TO PERFORM DETAILED SITE INSPECTION TO LOCATE ALL EXISTING ANY POSSIBLE CONFUCTS✓!ITH PROPOSED IMPROVEMENTS 1. A GEOTECHNICAL ANALYSIS HAS BEEN THIS PROJECT SNOW ON GROUND AT TOME OF SURVEY.PRIOR UT(LITES AND VERIFY TO BEGINNING.4Y CC.43TRUCTION. COMTACT OWNER WITH ANY CONFLICTS. PERFORMED ON SITE. FERFERTO MANUAL THEREFORE CONTRACTOR SHALL FIELD MONTH 12. FOLLOV! GEOTECHNICAL ANALYSIS2. ALL ELEVATIONS AND NOTIFY INSTnLLATION OF CONSTRUCTION ENTRANCE. MONTH 1 3. INOF EROSION CONTROL FENCE. M!ONTH1 RECOMMENDATION FOR SITE EXCALATION.VERIFY 3. REFORTO STRUCTURAL DRAWINGS FOR BUILDING }] E�N0NEE.R IF OtSCREPANCY OCCURS 4. DEMOLITION OF EXISTING SITE I?1PROVEMENTS. MONTH 1 S. REMOVAL OF EXISTINB PAVEMENT ON THE SITE, MONTH 1�■.Ir-r4ar.:--`�-_ E)a AVATION REQUIREMENTS. , H EFORE STARTING ANY WORK. .-T.tErF-=A ��', - ! F. INSTALLATION OFALL STORM WATER DRAINAGE IMPROVEMENTS. MONTH 1ilCil7 �!� ■ E.li * ! VOTES; E N S�.AL 13 S; - '_ONTRACTOR SHALL FIELD VERIFY '�j, ply �j. 7'1.7, 'T •!' 7. ROUGH GRADING. TAONTH 1 & MCNTH 2 9. CONSTRUCTION OF NEWSITE II.iPRDVEHENTS. MONTH 2 A. REFER TO PROJECT MANUAL FOR ADDITIONAL F ROPOSED GRADES MATCH EXISTING I" AVEMENT AT DRIVEWAY ENTRANCL S. HANDICAP ARF%TO BE ADA CCi--PLIANT. SLOPES SHALL NOT EXCEED 2.03M INANY 9. FINALGRADING. MONTH 3 10. PLACEMENTOF FINAL LANDSCAPING ITEMS AND SOD. MONTH 3 REQUIREMENTS. IJ. SITE CONDITIONS BA3EiD UPON SURVEY SUBMITTED BY 'vONTRACTOR SHALL NOTIFY ENGINL ER DIREOTTON IN TRISIREA. 11. REMOVAL OF ERDS'")NI CONTROL FENCE.MONTH3 OWNER. FIELD VERIFY EXIBTiNG CONDITIONS BY DETAILED iINSPECTION IORTOSUBMI7NGBID AND BEGINNING II'DISCREPANCY OCCURS. ' HIN ■ -0-1 PARK10i' OrVAIL ��■� � rGai!mNDtTyaa■■ OU C.CRTON. FIELD VERIFY SANITARY SEWER SEANCE CONNECTION INVERT PRIOR TO ESTABLISHING FINAL FINISH FLOOR E'1SCALE: V T 10' SUBJECT PROPERTY IS LOCATED WITH IN "ZONE X' ANO IS SPECIAL NOTEI LOCATED W!TNIN AN AREA DETERMINED TO HE OUTSIDE D. COORDINATET WITH OTHER SITE RELATED COORDELEVATINATE - FIELD VERIFY SANITARY SEWER CONNECTION NEENAH R -ISLET (2.4 SQ. UDEN THE 500 -YEAR ANNUAL CHANCE FLOODPLAIN; PER FIRM DEVELOPMENT DRAWINGS, INVERT PRIOR TO ESTABLISHING FINAL FINISH H AREA MIN.) INLET WITH MAP NUMBER 271e3C 013SE. T SITE FLOOR ELEVATION. REFER TO SITE UTILITIES ANGLE NEENAH R-4899 ANGLE FRAME -TI -�+i VAAIE9� WN MTRi-eFdf14'_CIt' F.M. r )dm 1 S CO �l I .4 S' - I t$f3.Sf;'f { 933 - ---------- i i 3 ..- 1 A Is 441?fl -�I �J_ I 7c�, _ e AEP 6 SN4 U GO O'Reilly Auto Parts, 117-C)rmz �B;.3• SVW- SD PT = 7,697 ROORZFVATM. 1 3,0'1Fr E ON �1FI:DEEt'7�ti S}IEE`f570 L(- 1'W,00) _ 993.36 SW- E I T' E 9-3 83 PIPVT TTo ' 99.5 F JT�.1 2T 119' • P� 922.5 TC 17'12.0 PV SITELoNTROL RIBBEDPVC HANDIL'1,P II ' V -i £i -IRR✓UICAS PARKING ARFA II SEE DETAII, 213° 4, M iE w 1r i I cr , � 00 9316m- ,11 114 ILII R E•d GRADE GD CNWCREIE OONC SyVG TOP OF CURB ETC ■0d72NG GRADE EGD <ISTING PAVEMENT EPVT 9, 1 S° Tet-.,.: 6 BASIN 0EY,44iL4 -5 _W 933.96 Sr - 1 f� 93.21 0 TEMPORARY ERC91ON FENCE 0 W LL6 E I T' E 9-3 83 PIPVT TTo ' 99.5 F JT�.1 2T 119' • P� :� 25w wX7 sa, W _ - �� •- ary B32.B SW APT W - - 832.1 LPVT 4 -- r( N 1 :-'E 11RAWN- 1 ��LAN -0 as o as n11111111111 1 1 pa S!W ' `932.5 ETC 932.P EP'vT 4'x4' CONCRETE INLET !ATH CUSTOM TOP UP. ALL CONCRETE TO BE MIN 3,000 PSI AT 28 DAYS ALL STEEL 4T' TO BE 1y a 60.000 PSI. Nc,n'- END VI -M7 1- N"_TC.NB. SNEMTIR7iD 4.:TH F1OlIG :1 �IINNJ: T3. scALE. Nor TO SCALE F,T ^31.6' 916.6, VAREU'a TYP66OFOUTL-r!i,TH WATENIICz'.TP ?_':: PTEP3 FIR: A03, .'. SC -.ED11L.40 DNV VICINITY MAP u}uca WN 'NO SCALE' AMR4 y� N wffl SIT srx MEE x sr 0 T�72� Ir=C I NFL I c' CCCJFIGnTEOI'VG 922.5 TC 17'12.0 PV SITELoNTROL RIBBEDPVC g PIPE FROM RETENTION ,' ' V -i £i -IRR✓UICAS 31� � LS :� 25w wX7 sa, W _ - �� •- ary B32.B SW APT W - - 832.1 LPVT 4 -- r( N 1 :-'E 11RAWN- 1 ��LAN -0 as o as n11111111111 1 1 pa S!W ' `932.5 ETC 932.P EP'vT 4'x4' CONCRETE INLET !ATH CUSTOM TOP UP. ALL CONCRETE TO BE MIN 3,000 PSI AT 28 DAYS ALL STEEL 4T' TO BE 1y a 60.000 PSI. Nc,n'- END VI -M7 1- N"_TC.NB. SNEMTIR7iD 4.:TH F1OlIG :1 �IINNJ: T3. scALE. Nor TO SCALE F,T ^31.6' 916.6, VAREU'a TYP66OFOUTL-r!i,TH WATENIICz'.TP ?_':: PTEP3 FIR: A03, .'. SC -.ED11L.40 DNV VICINITY MAP u}uca WN 'NO SCALE' AMR4 y� N wffl SIT srx MEE x sr 0 T�72� Ir=C I NFL I c' CCCJFIGnTEOI'VG REFER TO SURVEY C:V;) FOR EXISTING CONDITION SYM::C„S LEGEND AN.) SITELoNTROL RIBBEDPVC g PIPE FROM RETENTION ,' ' V -i £i -IRR✓UICAS 31� � LS LE ABBREVIATION GRF7E NONE SIDEY.AU( SW:' TOP OF'r-ALL TN TOA OF CURB TC 4, M iE w 1r I cr , � TOP OF PAVEMENT PVT Rliw-MUE.i RFCC4MENDEO LITO S v Lu L, ERALL Y-,GHT E•d GRADE GD CNWCREIE OONC SyVG TOP OF CURB ETC ■0d72NG GRADE EGD <ISTING PAVEMENT EPVT 15 1 S° Tet-.,.: 6 BASIN 0EY,44iL4 � I SGALd NOT TO SCALL I za 1 PIAN VIEW 24` NEENAH SOLID LID Ire i _ -- -- -- -- RPE FROM RETENTf!I 1 REFER TO SURVEY C:V;) FOR EXISTING CONDITION SYM::C„S LEGEND AN.) SITELoNTROL W g PIPE FROM RETENTION ,' ' V -i £i -IRR✓UICAS I za 1 PIAN VIEW 24` NEENAH SOLID LID Ire i _ -- -- -- -- RPE FROM RETENTf!I 1 REFER TO SURVEY C:V;) FOR EXISTING CONDITION SYM::C„S LEGEND AN.) SITELoNTROL W O �z ' V -i £i -IRR✓UICAS 31� � LS LE ABBREVIATION GRF7E NONE SIDEY.AU( SW:' TOP OF'r-ALL TN TOA OF CURB TC 933- M iE w I cr , � TOP OF PAVEMENT PVT LITO S v Lu E-9 E•d GRADE GD CNWCREIE OONC SyVG TOP OF CURB ETC ■0d72NG GRADE EGD <ISTING PAVEMENT EPVT O zoulV �a f� NEW CONCRETE PAVING 84OCK 0 TEMPORARY ERC91ON FENCE 0 W LL6 �O = p r 44111 ELEV = 931.0 ri EtEV -927.&- I`3B WEW ELEVATION INSTALL G' THICK WEIR WALL Wl �A4'S @ B' F.W. DOWEL WEIR WALL INTO CONCRETE BOX ELEV- 931.0' 932.0' EMSTING UNKNOWN SIZE SI'ORMPIPE I ASSUMED IV PIPE. FIELD VERIFY BEFORE CONSTRUCTION SRDS VIEW NOTES: 1. BE. MALL CONNECTIONS WITH NGNSHRINK GROUT. 2. I11N. J: BARS @ IT O.C. EACH WAY (A'L W..LLS VERT, HOR6 SLAB) 3. INSTALL 8'THIC;(VMR WALL W1 Y4 S -.,! G' [:.W.. DOWEL WEIR WALL RTO CONCRETE BOX. 4. AFTER EACH MAJOR RAINFALL EVENT OWNER MUST INSPECT WATER OUAUTWD _TENTION OUTLET FOR ZEDIME19 ACCLIIIULATION AND REMO`.'E SEDIME'4T IF PRESENT. ■r3 T, c'A 0797E07110i IE'LE:Fc7� 0 a: il. V 1 SClM i NOT TO SCALE SYMBOLS L,EIEND REFER TO SURVEY C:V;) FOR EXISTING CONDITION SYM::C„S LEGEND AN.) SITELoNTROL W EXISTING GRADE LINES ' V -i £i -IRR✓UICAS LE ABBREVIATION GRF7E NONE SIDEY.AU( SW:' TOP OF'r-ALL TN TOA OF CURB TC 933- PROPOSED NEW GRADE LINES I NEIN BUILDING CONSTFUIC70N , � TOP OF PAVEMENT PVT NEW POLE SIGN LO-ATTON E-9 E•d GRADE GD CNWCREIE OONC SyVG TOP OF CURB ETC ■0d72NG GRADE EGD <ISTING PAVEMENT EPVT EX STING SIDEW.1': ESWL r. -MUNE FL TG?OF BERM TOP f� NEW CONCRETE PAVING 84OCK 0 TEMPORARY ERC91ON FENCE I.'NcHA K- H- , EL' WATT Wa efNole AIIX unuu.J'aR 21-P iM.9VR .:Y�'M�iRTHELW:HWF`T WRIER OF NEPRaPEr:T' B._ L=ee ILS -�- SURFACrncwARRDW Fi•isi,u i'1� fLsar �-5-� sly Comm A DATE': 532-14 C1 of 5 f.'/ r _ r,: a f C-1 C' m J 1 k •:E-uI." 9.2 r.1-23: 1 -'-N89"54'43"E 2f18�,ObT'i-� Itre� om'ea" airy I- A 1 � 97 _ - a LOCI'_ .:TENET :J I.P.H..- RITUIlAOJii - C'TY Cr' HUGO f �I I I_ I y �rU 4'31 33 K-C-B-0RTH P_D. T:DN . O3SIBLE ERSE(!SNTr (` -)I ITH PORlIC'!} Y,-,RI;.3LE l iA':EL SU77ACE Vv-)THt ��— 11 � (� SCA I 7• - 2W as o 10 ka ila REFER TO LANDSCAPE PLANS FOR PLANTINGC FIR hl1 '3GAL(= - I -I SYMBOLS MBOLS LErwritAl) IRFER TO SUM" CONDI SYN®uL%LMANo NEW BUILDING CONSTRUCTION AREADFcaucRlTE [ I IE,' CONCRETE PARKING CLOCK DOE NEW LIGHT POLE LOCATION - -X NEW FENCE CONSTRUCTION Z.,. _,. - NEW I ILSONRY ENCLOSURE GfR.'AMFI&OWN imG'71Taw: A REFER TO PROJECT MANUAL FOR ADDRDNAL REQUIREMENT& S. ALL SITE DIMENSIONS TO THE GUTTER UNE OF CUI CONCRETE OR PROPERTY LINE UNLESS OTHERWISE NOTED. CONTRACTOR TO FIELD VERIFY E%ISTING CONDITIONS BY CETAILED INSPECTION PRIOR TO SUBMITTING BID AND STARTING CONSTRUCTION. C. COORDINATE WORK WITH OTHER SITE RELATED DEVELOPMENT DRAWINGS. D. REFER TO STRUCTURAL PLANS FOR DEVELOPMENT OF SIOEwALKB ADJACENT TO FOUROATIONS. G. PRIOR TO IN$YALLATION, GENERAL CONTRACTOR TO CONFIRM THAT LIGHT POLES, LANDSCAPING AND UTIL111E8 00 NOT CONFLICT WITH SIGN LOCATIONSHOWN, IPANYPOTENTUU,CONFLICYIS DISCOVERED, GENERAL CONTRACTORTO CONTACT THE O"REILLY PRQIECT ADi.9NLRTRATOR BEFORE PROCEEDING. K Z-: k0 TES: OCONCRETE PAVING: REFER TO DETAIL I= O2 NDT USED. O CONCRETE CURB: REFER TO DETAIL 310:L O CONCRETE SIDEWALK REFER TO DETAIL 4K9. ® NOT USED. O6 STEEL BOLLARD: REFER TO DETAIL BIC3. PROBE ( 2) AT TRASH PAD AND OVERHEAD DOOR, PROVIDE (9 )AT SIDEWALK REFER TO STRUCTURAL PLAN FOR LOCATION. OT HANDICAP PARKING SIGN: REFER TO DETAIL WMIL O8 CONCRETE HANDICAP RAMP: REFER TO DETAIL IMM, O HANDICAP PARKING SYMBOL REFER To DETAIL SIM 1R HANDICAP ACCESS UNLOADING ZONE SLOPE 2'', MAK EACH WAY (ADA COMPLUNT) AND STRIPE AS SHOWN. f1 E -0 -TALL MASONRY FNCLD$URE AND WOOD GATE. REFER TO DETAIL 1 TIM 12 SCREEN FENCE: INSTAI L AT 1'-0' FROM PROPERTY UNE. REFER TO DETAIL 12/C:;. 13 CONCRETE BUMPER BLOCK Ww k S'h x &4r LONG CONCRETE. ANCHOR TO PAVING WITH (2 ) 1'-8' LONG IM RESAR (TO SIT LEVEL `-!ITH PAVING). 14 PARKING LOT LIGHTING: REFER TO SITE UTILITIES RAN FOR LOCATION AND TYPE, 15 LIMITS OF NEW PAVING: MATCH DISTlNG PER CITY AND OR STATE STANDARDS, 1B ROLL DOWN CURB: TERMINATE AND ROLL DOWN NEW CURB WHERE INDICATED. ROLL DOWN AT 1:2. 1T BACKLESS BENCH EQUAL TO MODEL PBB(F-COLOR TO BE BLf.CIQ BY BELSON OUTDOORS (1.500.42960647. 18 STRIPING; PROVIDE 4' WIDE PARIONG LOT STRIPING AI SHOWN. USE HIGHWKI MARKING PAINT -YELLOW (2 COATS) ONOT USED. ® SIGN LOCATION: SIGN FURNISHED AND INSTALLED BY OWNER. REFER TO S17E UTILITIES PLAN FOR DTrAL3. 21 CONCRETE DRIVE APRON: TOBE INSTATED PER CITY AND OR STATE DESIGN STANDARD=. IF NO STANDARDS PROVIDE CONCRETE PAVING CONSTRUCTION AS SHOWN ON DETAIL :A.I. ® CONCRETE SIDEF ALi: TO BE INSTALLED PER CITY A.0 OR STATE STA'JD•AnS ITO MATCH E)USTING SIDEArALi.]. 23 DWANNAGE CHAN'JEL THROUGH SIDEWALK: REFER TO DETAIL 1?'C.a., �a�tk-vs.��at:nt \-2 a jla(t�, k� T _ d P m I _ m �r J] a RqZ u yz`N N C9 f CCM*1 # DA'M, R 1^44 Rla'VISTOTN 124:4 DATE: 1-8.15 ra.r-=o rr.4+Ieei C2 of 5 PROVIDE CONTROLJOIN79 AT i1 1T D.D. (26%SLAB THICKNESS) yrs S THICK: CONCRETE PAVINO WITH BXB-W7.4XW7.4 WWF (PLACED AT MID HEIGHT OFSLABJ COMPACTED SUB BASE COMPACTED SUB GRACIE CONCRETE � PASOV R BC SECTIONI 18107 "SEN:' SCAB: JV4• . 11w C3 -9- N.T.S. BOLLARD: STANDARD C' INSIDE OI0.4ETER STEEL PAINT CUSTOM GREEN MIX BY GLIDDEN. REFER TO EXTER4OR FINISH SCHEDULE CONCRETE PAD OR SIDEWALK: REFER TO SITE DEVELOPMENT FOR LOCATION AND TYPE. CONCRETE FILL CONCRETE FOOTING S 3 -re L BCLGAURD SECT50N ±3j •a SCAM aW -,W STARE ON ' J '. iC L'NF11 BPALTN3 WATER ROIH Y'tk'l.. AREATOBEPrJ3TMTM Pry RLTROC,:- CO'!POST WORKAAEA I 511_'BO l FILTRE)OW SILTBOXX-'I PLAN VIEW xIr WDOOC'J]TAKE RLTRFw:®FILTB- �•�` (12'7_ TYPICAL) WOfK lrA .VTJ, TO BE PRCTEOTED FILTREXX®8ILT5OXXTR SECTION NOTE: 1. .AL F'.,TERIALTOME�TFILTFE.';. SPECIFICA7NINSCR,"^ OVPD CDUn. 2. SJLTSM" CY;POSTfJSOLlP7CKS-EDRLLTO,IEETAPPLICATION REWnd 'ENIS. 3. SILTSD7C.'' DEPICTED IZ FOR F''NIK,Ull SLONA GREATER SLOPL 3 MAY 7CM_ UIRE lAD3R1 WC" PER TFE ENGINEFJL A.LJMPOST MATERWLTO BE 018?RiSEYl ON BRE, An TT.A4NRDBY� ETIG :JEER � scAlJll i+Ta - PRO' ! IDE CONTROL JOINTS AT Fl J_1 _11 I .F�I�L �. STEEL TL'3E OR'_'x Z'4 VB" ANGLE I I I Wl WELDED JOINTS. PAINT CUSTO'H GREEN MIX JI 11Y O.G (2B', SLAB THICKNESS) 1d• 'RESERVED PARK NG' EQUAL TO r. - MIN'IESOTA STATE SPECIFIED ON OPPOSITE SIDES OF FENCE SIGNAGE REQUIREMENTS.ATTACH CONCRETE PAVING. r.a^ 4• e^ x -v MOUNTING BOLTS. AT RIGHT HAND DISCHARGE NOTE: CONTW.CTOR'S OPTION To POUR r INTETGRA'. (MONOLITHIC) CURB AND PAVING. LOCATION PROVIDE "VAN wy WHERE PAI.AG POURED uEP: RATE, PGT2 CONNECTORS FOR I'^ PROVIDE KEY-WA1Y OR i4 X 1'A"DDVWLS AT X 1 D ER (BOTH DOOR-,) 4B' Q.C. I BOLLARD Wf CONCRETE. ALIGNED FJR SENT BAR, 2^X4' C.C.A. HORIZONTAL AiiL T'I (3)S4% CONT, 4.!" MIN. COVER s4 TIE BARSAT48" O.C. ;0N-0RFrE CURB SECTION !!j SCALE 314"=,dw• SIGNAGE: r r NANDIA1CAP PARKING SIGH `� 31CALEi 814•.,•-0' GATE FRAME: I M. I 1Yfx 1,'8" Fl J_1 _11 I .F�I�L �. STEEL TL'3E OR'_'x Z'4 VB" ANGLE I I I Wl WELDED JOINTS. PAINT CUSTO'H GREEN MIX JI _ ! 1d• 'RESERVED PARK NG' EQUAL TO v+�J MIN'IESOTA STATE SPECIFIED ON OPPOSITE SIDES OF FENCE SIGNAGE REQUIREMENTS.ATTACH s< -J s:r 4 TO BOLLARDS Wl GALT'. ATTACH HOR2, 2 x '. TREATED MOUNTING BOLTS. AT RIGHT HAND DISCHARGE LOCATION PROVIDE "VAN ACCESSIBLE" SIGNAGE EQUAL PGT2 CONNECTORS FOR TO" BEST• ND. 5552. ------ X 1 D ER (BOTH DOOR-,) LZE GALiANI2ED POLE SETINSIDE SET GA OLE E I BOLLARD Wf CONCRETE. r NANDIA1CAP PARKING SIGH `� 31CALEi 814•.,•-0' GATE FRAME: I M. I 1Yfx 1,'8" Fl J_1 _11 I .F�I�L �. STEEL TL'3E OR'_'x Z'4 VB" ANGLE I I I Wl WELDED JOINTS. PAINT CUSTO'H GREEN MIX JI _ ! 1d• BOARDS ALTERNATE BOARDS CIRCULATION PARALLEL TO RAMP. :.rrae STR�ONG.TM PG- T2 ON OPPOSITE SIDES OF FENCE n CONCRETE MANN -CAP RAMP 2"GALV, STEEL PIPE ATTACH HOR2, 2 x '. TREATED ALLFASrNE:'LTOBE CENTERED ON STC. TUBEING, STOP &SOTTO-4VI4"x1W GALV- CARRIAGE BOLTS ON OUTSIDE .ATH SIMPSON STRONS-TIE TO R_-CEIVE FENCE FACE BOARD. PGT2 CONNECTORS FOR I I I 3M' BENT STC. BAR ATTACI'ING FENCE. (BOTH DOOR-,) -1 Int'I.Q.x2TOFRIL PIPE WELDED NFRA7IE& ALIGNED FJR SENT BAR, 2^X4' C.C.A. HORIZONTAL AiiL I '—! J �''.'� BOTTOM OF FENCING �.� 4'ABOIJECRADE PLACES. CONCRETE PAD 1' HOLE IN PAVMT N- I TTL. SLEEVE TO RECEIVE STL. BAR (3' DEPTH MIN.) FRONT SIDE ,1F Y NOTE: ALL N'. TL PM PPRIED L1 P - PRI! ER&PAINTrDTO CUSIOMGREEN MOf UY�DDEN.I n C3 I —J ,• r'u'ET�� r L' HINGE: TYP. (2 ) STANLEY BBSST (AP-LICATION B- FU4L SURFACE HINGE) PHOSPHATE WITH NO HOLES ON ONE SIDE FOR WELDING TO STEEL PIPE PROVIDE TOOLED CONTROL JOINTS AT fiJ. N { 25 n SLAB 7HLCNT♦£SS) AND ISOLAnON JOINTS AT 24' O.C., I1NLE53 OTHERWISE NOTED. 4• THICK CONCRETE SIDEWALK W!B XB W1.tx WIA VIWF COMPACTED9USBASE COMPACTED SUB GRADE IIF-, l CONTROL JOINT COACREiIE SIDEWALK SECTION JBCALEI 314" : ,'HT• L 0,41E M7&IL SCALEI H.T.s" vw TREATEDDOG EAR BOARDS d" :4"X lPr STEEL TUDE GRLY.JT FILLED & CAPED, C_,Jn.REYE. PAE'T CJST'O.i GREEN F.'.X SCOL§DDEN, ,• F N P TYP (2)STAIs.E' BLAS APPLICATIOK C - FULL URFACE HINGE) r.IOSPHATE V:.T. TH NO HOLES ON ONE SIDE FOR WELDING TO STEEL PIPE. REFER TR STRUCTURAL FOR SECTION O SEAL C.N.U. vlITH M. !.l) COATS — 117X11Y!';5, XA'D" ENVRX.Al.PBTI.'YBAS: QRErjAL LONG WELDED TO GATE SEALER MUST BE INETALLLP PER ILL (- } •ANLFACTIIRJT'S RECOMI.'FNDr.Tl"T 1 I I 314'SENT STLB 3 (BCTHDOORS) SINGLE 3'-0" GATE AT HVAC ENCLOSURE r�IPve,� �0 LTJ -- 1, SYMBOL TO BE PAINTED (HIGHWAY GRADE) YELLOW PER ACCESSIBILITY STANDARDS, 12• HANDICAP FS-) PARKIN2 SYMBOL !!j snoiz 314• - 1b" -IDE DBT$CTABLE WARNINGS WITH RAISED PATTERN (CAUTSON YELLOW COLOR WITH.W DIA AND RAISE.D2• PER AOAAG 4.7.7) yy �A��44sr��wr,r�.■ DETECTABLE WARNINGS WIDTHOTHEFULL� Sero THE C RB RAP PER THE CURB RAMP PER ADAAG 4.T3 SLOPE 1• IN O, � FOR LOCATIONS WITH 1d• BOARDS ALTERNATE BOARDS CIRCULATION PARALLEL TO RAMP. :.rrae STR�ONG.TM PG- T2 ON OPPOSITE SIDES OF FENCE n CONCRETE MANN -CAP RAMP !•3 !CACI[ I, '1 MAX PROVIDE POST CAPS I III � 1-6 CCATREATED DOG EAR BOARDS ALTERNATE BOARDS - STR�ONG.TM PG- T2 ON OPPOSITE SIDES OF FENCE � fi 11 1 2"GALV, STEEL PIPE I ALLFASrNE:'LTOBE (SCHEDULE 4C. -3 GAGE) 16 1 ' GALVANIZE F-4HBO .ATH SIMPSON STRONS-TIE n \ / PGT2 CONNECTORS FOR F� \ ATTACI'ING FENCE. - -1 MINIMUM OF PGTxS PER PIPE. 2^X4' C.C.A. HORIZONTAL AiiL ' ITYP,) ME71BERS THREE (3) PLACES. I III � ;IMPSON STR�ONG.TM PG- T2 i J � fi 11 1 TOP I I ALLFASrNE:'LTOBE ' .�. 7• 16 1 ' GALVANIZE F-4HBO n \ / F� \ - 2 ��iLE !c PROVIDE (2) 3W DIA. WEEP HOLES, TYP. f i CONCRETE FOOTING SET POtEu IN DUMP—R I I PAD. 0 Z N NZ 11C �J and 1.= C4 U) -t �ns+s.-c ria DATP: 6-27.14 C3 of 5 HMIBEPS 91 WL MEETASTM F 0HSA5'STANDARD THE INSTALLEDCHM91ERSYGMJS LLPRDVDE SPECS] TIONF MLY M"LSW(PP)CCRRU44TED THE LSDSIGN .BPECIFLD]NTHEA! U.1 LRFD WALL TTCRMWtTER CCU.EC ION CHAMSENT ERI�GEARTH AND LIV8LOAIM.WT1 SECTIONU.1:FOR EARTH AND LIVE CDriSIPERATIDN FOR GF.i`UARWELLGP 7EDSOILIACM3R.'.GATEMUOURES S4PACTARUMULTPLE VEHICLE PRESE.NCEB. ;36;_PINEe. COMPACiN 01NU,SHOES`. PRCVTOROENSRY 8C-140 A•JER PEETFETAHLE OF ACCEPTABLE FILL MATERIALS. %-21NCR WASHao. 8Pr40 ENP p,P CAUSED, ANGULARSIOer< AC: W1 GEOrEKTLL OR BOLIN- PAVEMER PAVES LENT I S ELEVATIONS VARY. _L SEE PLANS. rte. �J' - y >. x - e :: . B, 78e 9S' EL�31.3 I -F -IN MAX. EL=430.8' % F. ! I I JIjJ ,ir EL -228.3• N - - EL -227.8' S• PIPECONNECTION TO 8' 81" 12"MIN. TYP. BOTTOP OF END r_'1P& MIN. THIS CROSS SECTION DETAILS THE REQUIREMENTS NED6SSAFTY TO SATISFY THE LOAD FACTORS SPECIFIED IN THE AATITTO USD BRIDGE DESIGN SPEI- RTCATIONS FORSTONMfECHWIORMATON SECTION 12.12 FOR FART1 AND LIVE LOADS USING CALL 54Wa43924MM STORMTECHCHAMSERS 'EE arTgM!ECH OF416NMARUAL 5� SC -740 TYPICAL CROSS SECTION ACCEPTABLE FILL MATERIALS • lrrrr LLOL',.1N1 DF J2ILPE'•I MdirOLU. A:7HT0 M1!1 WNPADTIG'a�1Y oFYtF: •:F:1 -531- 1 : ®uRR - fjFJ-NwmTaML N{G:, ss• :_Ra.LWDO[L-IIT. NIALLS,INTM1E TOTAL SYSM,E STORaCE ONCL'IOES PERIMETER STONE): 1,I?WA C. Pei¢P p+INq wvP' TOtl1.0EPBO"S GyIe7 EA: tKMLSBR Pr ReWECRSPIN-- NSTHL,TIL ". •`\Y W:!, eTAP 3BNr116 CIffOL r`IANSflTRPAYENEM eteAAl'HFTIRF ENTL THE RUNOFF FROF.I THE REQUIRED WATER QUALITY RAIN ANOPFL]SVV,iDNREOI"�YaL EHfF r\yRu. `.ATFnAt FN{e•rotw GMF."LIAR'.DLGOI _'D "'ry 40r. EL-. Ff.TLO1M 1W ' ODA .iaG,l6: pE'•1 .TURFS, � G.- .- :'.t C•'•tP/BTw B'LIR9 TOA WNxIM [•' aTAMOI_TDPWeron e.NBtY.CAlHTS�Te• p{'FOR C, ^W,.MNIK rW TK {YI 4YF­ 'q-]!, rAU e B0.0.1� A9 VEWCLEMF.W1rr"RTOEGCE'G i',DOIB'. OYn1AMI1C.BRCENDT TO EN2'iB2NAV LSL .. 6YBELMF:RHIONE AJRROIND::p Yf/w HEDANBMARBmNE WItHTIF 06i.4.4D,; w HOOOAPAi_ REWIRED n�nAeouL r.JDr..rr c'FMDIL'Fa eeswerl sQ,Fr OIi.: .,;RBB ,-alhcli ON SHEET Cl. �lVLWLa10NE.r.r'-4 NMOHEO.I.3UL,<.16{EI.: HT1f_: {e1j YER r -x waf �PN{ttclarlWcsl AA0.5T PIMTE eTANOMDPIBICTOR OBIBIIY CRUSHED A G LA FOR E eyn l V u HE EITONE MUST BE SPEC4FIE l S W 1pNLT. I Nk tl IUHL eNGiU AR No.4 WARNr, CRl15HE0 ANGULAR. FOR EIfAMPLE, THE STONE MUST BE SPECIFIED AS WASHED, CRIlSNEO, ANGULAR N0.4 STONE, I1B" MNL 4 .flr0ue . f LLQ, IXA'O /JIT' 4M SHORE 3. STORMTECH ACCEPTABLE FILL MATERIALS FLOOR 1.0 FRAME A':D LO W.C.S. /rCAP SCREW LW `.LOSURE // rNsr eenON Y,NTT2.ITH aeR=M'-'�Ier PAYT.IEM' / / Rc1Y:8TC'COKCI•ETE X-740 18' RG MIN A • NSPECUON PORTIO BE ATTAC IED TROUr4 MLOCK-OUTLOCATED ATCE`1TE.T-CHI EBEA _ NINFC.`tMAnCN CALL ST STORMTECH INSPEHCTION PORT DETAIL JF. C WER ENTIRE RC..V' rH [AA.eHTIIMLI:LASSIII'NV.W '!iN n.e DB a' L MIFF T. NFGRT C1110.e IDE.TRP /rSY MAF.1., .rCR9iCN 9C 310-0'1 'DE _•1RIP / ay I"1*11 "C' / rSIIXRH'1ECH kNI;T.P FCH 51w CR MAIIHq E 6.0 AA5'1ro MM_I C1'SS 1 Fro. tiN GEOTE]OLE OR EOLL'L, BEIWECNFOUNOATHDHSTONEANOCI A -9 Ba"10-411 WIDE SM BaT?FBP 17 HDPE PIPECONNSCTOi.7'1 BOTrO'1 OP END CAA, 0077DU OFC .`9ER!J ELEVATM1,11 A' SOTTQ IOFI NIFIATION STONE ELPM, 92r.7 STORMTECH CHAMBERS 1 PUCE MIH7',UM 12.3' OF AASHTO L12C9 CLASS 1 WOVEN GE nF-"LE OVER BEDDING STONE FOR SCOUR PROTECTIOM.'.TALL CHAMBER INLET ROWS 7 1 F tri S.OF%T I: FTRFIATION 0 L f -E^ e9228L. / IA f�y,lji. SECTIum.&B SECTIONM! so STORMTECH ELEVATIONS NOTES: - _--. 1. ALL DESIGN SPECIFICATIONS FOR STORMTECH CHAMBERS SHALL BE IN ACCORDANCE WITH THE STOR:ATECH DESIGN MANUAL. 2. THE INSTALLATION OF STORIITECH CHAMBERS SHALL BE IN ACCORDANCE WITH THE LATEST STORMTECH INSTALLATION INSTRUCTIONS. 3. THE CONTRACTOR IS ADVISED TO REVIEW AND UNDERSTAND THE INSTALLATION INSTRUCTIONS PRIOR TO BEGINNING SYSTEM INSTALLATION. CALL 1488.882-2684 OR VISIT WWWSTORMTECH.COM TO RECEIVE A COPY OF THE LATEST STORMTF.CH INSTALLATION INSTRUCTIONS. 4. CHAMBERS SHALL MEET THE DESIGN REQUIREMENTS AND LOAD FACTORS SPECIFIED IN SECTION 12.12 OF THE LATEST EDITION OF THE AASHTO LRFD BRIDGE DESIGN SPECIFICATIONS LOADS SHALL BE CALCULATED IN ACCORDANCE WITH SECTION 3 AND SHALL INCLUDE H2O DESIGN TRUCK, IMPACT FACTOR, MULTIPLE PRESENCE, AND LANE LOAD, STORMTECH GENERAL NOTES 1. STDRMT`I.R LLC ('3TO} I'ECHI REWIRES INSTALLING CONTRACTORS TO USE AND U 67ORMTED8 LATes�LNSTA 110N INSTRUCTIONS PPIOR70 BEZZMNING SYSTEM INSTALLATION. OUR TECHNICAL SERVICES GEP'JTD :IDR OFFERS NOT LATION CONSU' NATIONS TO NSTAA.LNG CONTR'.CTORfl, CONTACT OUR TECHNICAL SERV.CES REPRL-34TATVEAT u,,:Sr 0DAYS PRIM TO SY&TEM I-ST.LLU.TKINTOARRANGE A PR64MTAUATION DONSI'LTATION. CUR REPRLSENTt TIERS CAN THEN ANSWER CLJESnONS ORADDREr-•. COMMENTS C:i THE STORMT[CH CHW1r3E^. SYSTEM AND NFOPM THE D e3fALLJNG OONTa.CRON OFTME MINIMUM IWTALLATON FL7UIRF`NENTs BEr0 %11MIININGTHESYSTEMS COMMUCTDN. CAUL 1•L3B-BD29 84 Tf SPEAK TOA TECHNICAL SERVICE REPRE'_EI'TATNE OR VIER WWWBTORMTECH.cOM TO P2vEIVEACOPY OF OUi INSTALLATION 16ITRUCTIONS 3. STO"ATN.-R6QUIREIE'VTSFOREYSTEA._WrrH rVENENT DESOV ,'SP�:ILT. CC iUt rEF. H:T'-..•ETC'G MINI; L1e'C01',T L3181N0}I63NOTINCLUDI, r P`V="E'4T;" %XMUr:. LIVER C. AINC. VNCLLCIN�PX'E"ENT P1CIJ,, ALLATIOHSTV7 OOAOT,4CLUYPAV::I.CNT,; HEREMn7d4GFPo'MMLEKrL^% MAYD .JP,".II IMUN'FE]U,P i7 CG!ER IS.'1 F:CX -'kXF J -CD It 11911-L HE ­ 4, THE CDM.3,TSTCR%W: r REPORT ANY CZ2 '.TPAWC.:,4'.ilFl cHCMnE' FtluND.TIONi! aTEF'!LLB VAR'.'G CAPACTIi'S TO THE�.SIE''ICNGINEE . C. AASHTO:^20CLAS'2NON`VGVE''r ':7TEXTILEIF'.TFR FABRR:)MJGTBEUSEDASINDK'A'.EOI'T1EP::OI'ECTFI, ".;. 1;:-OLFWR: - L"ENFLOW :)EIR ECCEI.TRI: F- ;r4R r•: u'd v-F.,1u: � :: v re AA&HrG � zA: SIGNING 8ro EF R'::OLIR F.Rf:: ECT.JN Ar r1 CPwMBL'ie TMs r:' -JR5 6. SDINEPLADEMENTBET"IFN CHAM9ER5ROW8+4DARULNU PERIMETE,. MUST FOLLOW INST.RUCTION9 A8 INDICATED IN THE MOST CURRENT VE_R610N OF smmdTECHb INSTALL. -.TON NSI'RU cit.s. T. r, CKFILLI. a OVFRTHE CHAMBERRS MUST FOLLOW REQUIREMENTS AS INDICATED INTHE MOST CURFENT VERSION OF SIMImILCHS INSTAL ATMN OPSTRLIGTIP'B, THE NTRACTOR MUSTF.EFER TO STORIUITECH4 INSTAU :TCN ii4STRUCTIDN- FC :A TABLE OF ACCEPTABLE'.Emi= LOADS AT V 64OUS DEPTSS OF COYLR THIS INFORMATION IF ALSO VXL BLE AT STORME'CKS':JEBRHF'. V4WW.STONMTECHAOM. THE CONTRACTOR 18 7ESPON _ISLE FOR PRE'tWTING L-HKAES TN.%T m=m 9T9rwrEG3'8 RECJIREMENTS m.•ATR.VEUNG ACROS.C:7 PARTING CVFn 7H.E STOW -1' -NATER UV TEAL TF'{PC RARY FFJIGNG, Y: VU41NG TAPE N.O AF e..r14R1ATF LV LOCF.TE7 SIGNS ARE C]X!l ANLY USED':J P E. FAT UK i'rrH011241 VE:'BRF: F, `FPA E4TFr IG SENSHIVE cONS1-JCr 1 N AF EAS, B. TI{EOC 17i A-,TOR.i.U61'-PREYEi'CFL[`::P'.'.-OINFNT CoiiiFtOLME SURESTOF.RO'.,_CTT T:1R IVATE1,0'741 OURT.3 LL'. PHASE OF S"iE CrNE WCTj I -FFR LOCAL CODES I CM-- TI=C IPT]D .T P'R'Nr. L ..RU. ZE=CURRiNT I.MO'CT 'I I'.-Mry : FOR DE:'&S. T DACOLh:.A C( ": CALL MTI L. -am ..r'l-0.B•8E2.3W40R' ;.TN'WW.STOMS,ITECH.CDM. SCH 40 PIPE FIMPORT 30.T 9D.r ACTUAL LENGTH PIPE -N-oN TO Of END CAP� AL CHAMBER PF1:IF,CATIONS 811E LWaHxINS1AL1,EO LENl3TH1 - 51 A'x]OA'a85A" CHAMBER STORAGE - 4&9CU61C FEET MINIMUM INSTAtIm STORAGE - 74,9 CUMCFEET MBrW - 78t98 STDIRSATMPfFENODAP 3TU8SATBOTIOMOF ENDGIP Fq{ PARTE NINBER9ENR.'L FORPA.RfS NUM@EFFENDINC WITH- MITI" B C O + '. b BM UMy :efV/ 9EeM-amp xw ONR,•mmj 9f;N\9�6H 125i'OO rvn1 RmnRd T.rONGOe maJ '_SON(910 Bf NOB'el'9 9G'40 12NpOC m1 I.m NG 9,m A.I.Pra: rlal L?Ox:Vm4 eI: !ON�E1ef 99 w0 =n C' mm1 :AOni{Er Rti.nlaF: -'n-4 Nnl er: •"J>EtSa �cna 'n la -e me} ,':9sf+arr.m .vbC­ a IRON Tan .. aCIeC 10:!5,"n+, 0.:-NCCR mn r0'N 11.:1m! WA 1 �AIMv9 7- IlN hnr„O mN . Rn{Pr:mm NII. IAun PI mm1 EL -.mus W.- & ICO ml Oa2n4N - 4M5wOrt•G WA O..Pn _ ..,. a.nr i Ye1VEM'{AlPF RT1Er.'r ,lB TE .N4G6Ft 10 THF 1111 D�EELWINF1101TOFDF11EExD'AF -THF ArPR:. IN:YY I.TY.F'LiRL'C.iERV4 Mm41: s'e.IIL,:�Th: BW G". R-i'01fLrB061 B6LG IlFE 'xwFGS•,an•.: x:r.-- 15{,.,sn®Fan:-.TTreFmveatmlcuFL .Nv�: F.4MR'4ICR.Ae4 g4 TECHNICAL DETAILS STORMTECH PRODUCT SPECIFICATIONS fA GENERAL 1.1 STGRNT mCRAMERSARE DESIGNED TOOMTRD'- BTORN.'ATER RUNOFF. AS ASLNBUIEACE ROINTKN BYaIEM, STOp4!TFCH CH4NBEF3 RETAIN AND ALLOW EFFECri44 IMRLTAAHCV OF WATER IN., THESOL. AS ASU. ALE DETENTION SYSIF.M, BTORMTEM CHAMBERS DETAIN AND ALLOW FOR THF MF,ZRED FLOW OF WATERTOMI OUIFALLL 9A CHI6B It PARAMETERS 2.1 THE CHAMBER SHALL BE INJLFTION No- n®CF POLYPROPYLENE REAM TO BE INHERENTLY RES137ANT TO ENVIRONMENTAL STRESS CRACKING (EBCR}, A, •D TO FMDNTAJN AOEQUAM STIFFNE: 4 THROUGH H1d5EH TEMFERATURES EXPEWENIM CURING INBTALLATNW P -41)Z IMMIE. 22 THE NCAIBVLLOHAMBEROWENSIONSOFTHE aTCRMTECHSF74061WM URINCHESTA11,61.0 NCH:B W JUFAND:u.71N WES LONG. THE NOMINAL ^.HA BER DIMTNWNS OF THE LTURFTECH SC'ID SHALL BE 15" WCH'.3 TALL.':1A INCHES RACE WRC 80.7 INCHES LONG. THE INSTWLED LENGTH OF A JOINED CHAMBER SHALL b._e0A IROHM 21 THE CHM4'ER SHALL W. E A CONTL' UDU0.Y OLWVEF BL:BONPRORLE. 2A T, .ECJ{AABEN FRALL GE GPEgADTTONED. THECF'.V.7mrf LiNzr-MATEANC'.'E-RLAWP'NG CORRUGATJCN JOINT S STEM roPLL(-.'CHP."MSIR NOWTOFAL'+C'ITA':Y L' '1TOBECR..ATE--THE O- E.ilA PPIN; CCFRUO°TCN JOIN `BYalEl.i=`HALLSF. EFFECI:JE W'.OEAL' M INSACHAMBBR TO BE TP At LEO TDL40RTEN 17. �''ER'd-L Lw'GTH. z �g d i Q W W$ L;j C, ZwO v s K 0 W _ Itw % m g N W 3 a C�� w 19 +� Lo 4xa- ii w� �r <m Lheribne.hrl Ir slgmTetl, sa7a, ac 810Rr.Ra•',IJ,W'ti. t. OfmOen elleY mrHmn b we ngliNnmNdABTM FN10G, ":arced.,,+, fi®Im'•; f4tl PnPYla4 Nw}Denprab MVI abm• alef C: bm4l Cle:rdxe'. 2 ChambmnweefRA pnr: rAOINIn.umhOutrllMarlel apace no NIeM elgppl}enek'. .-. Th OerM. d di•NdOre ar-rt.a,wa aN Ter mdnUandh IrndBtiaeon reR�nme',N teElamum Ou lOr nofe6lh�bak•.dP 1M Yn AA.FRO lRFO PX,"Ccl9n apautiuioiv, 4r'wn 1212 me mr u:r. ' AASHTOs . rc bOdaena 23 N10IAdubbn li a b0'- E.. J min AAst{ror.. -T. www �'1J,mRR'-Inpatlarc m:Fpin�.,: h 1eacllmN a. o.Irwlrbea Errwr,prnm ey nr.:'m..r B'. -w:.a ma mntratlOreh 0P�M dq }Pf9eb11e•'+Mmwe RRFr:. b app.v+M bebn tla- aAn2 l y mhreb NO pm)etl Nee: n. al1•--.tunY rnOWb„bFa rgevred ",m+�ralr,pNrr AASHM UCM- OtlW Be nfeAltMOmsPe:.3rc.r-'.v M8NT0 uLn] B1YMe Oaeim apes rvBF•., BeMen 52.52 mer. TNe E6yearoxpm'.e,4,,edw e'-dlrcA A'{TM M1606 muallr wlF p\AIc'F®AA8NT0 elAnhlm' w aL:Nm b:.. Tf N09'MnR v'rbmNnce. o. Au'dEni'r,r,N1' A,Il mendmA,il Fut N-d,&:hO•. Ore 1 BON10enu 5k' RATIN FN1Sg5. s, cre,,J'ear•dt_�trloLurAd manle0 vN15-,uRJ"�"rn�.n6 4BeFG. 6. Au tlRpyn elx_fl=na +radeRA-�ehlra ,Namrd®,N,ww me nmrSRiwely l',MMdaei, mm1leL T. lle FaNirwld if YOFOn .Nel.e H azc' Yrw w11h P9 mnOMcbrelb NN+[ NeNddMA ha1VVBJvm. 22 1HENOMNF SIONAUELOLUisCFAJONEUSTORMrEOH CHAMBCHAMBERSHALLBE74.B STQRFEETPBT DETAIBERMREDINSTALLEDPER or R U3HED ANGULAR STMES ITH AN ES THE VOLUME CF CAU3HEDANGIILAR SroTO2.2CUR FEETOF IEO40%PCR091TY1, THIS EC10.1E9 MEN MNAFEETOF$TOUJf.zOUANI ITU B®. THE NOMCH . 1IAGEV 1!RiF FAN 31!.00UED PERHAMS BWIBCHAMBERSHALL BE814CUBIC FEET PERCHAMBER WHEN INSTALL® PER aro OF B TYPICf4- DETAILS pmHENCLLoTVOLVItEOF CRU CAUBHEO MIS ANGULAR TO lJC BI0 AN TorSTOW POR AREF. UT EQUATES T019 WBIC FEET OF BTGRAGEBgl1ARE FOOT OF OEM THE CW T ER SHALLHA E FORTY-EIGHT' BRIFEEZ 2.7 PENETHATIN6T SiDeWLSTOALLMFJRLATERAL COYVEY INCE OF WATF]9. E0 THE CHAMSEiI SHALL HAVE TWO ORIFICES NEAR RSTOPTO AU1 O -'I FOR BOLIN DATION OFAR P11E88WRE BETYEEN ITS INTERIORARU EAFERCOR. ...r THEM HAVE BOTTII"R8 EN080PEIVro ALLOW FEMUNIMPISOCD HYDFAULIC FLOWS FND V ,TIAL INSPECT" JNS GOWN A ROWS ENTRE LENG:H. 2,10 THECWJABERS,Xl HAVEu�11RUGATONa, ..-..11 THE CHW'.SER5.SALLHAMAC'RO-ARNUL'M=I.0.0 8UFFACEO. THETOPC7MECW-dErt FO':AN WfDK:: HNG IN.PECTIONM)RTOROLEV44]IIT. 2,12 TH' CR'.'9FR E {MLSEAi'N-\2E0 ANO OSJGNED UaNq AASHM :FTTMFIS130. THERM. AST6:C11LVERTS CONTAINED NTIE LF.FU SWAGE[; r,*N SPEOFN•ATON-. iNO ED.MA J LUOINO N17, SPCCOW r'iAlB THROU :112W 1. JESIGN LIVE LO C SHALL BE THEAA8NT0 HSTD TRl1Cl: DESIGN X.-:LCONSIDER EARTH, ND LINE LOAnSA8 PPPROFRNTE FOR THE A�'NN. Mmuml:JM SPE. F,ED DEPTH OF RLL. - PROPOSED LAYOUT -.$. (c) SC -740 END CAPS: (24) SG4740 C'AMBERS -_TORACE PER CHAMBER (6' STONE BASE): 74.^ CF TOTAL SYSM,E STORaCE ONCL'IOES PERIMETER STONE): 1,I?WA C. ISOLATOR ROW STORMTECH CHAMBER NARRATIVE: STO%MTEe;H CHAMBERS ARE DESIGNED TO FULLY CONTAIN THE RUNOFF FROF.I THE REQUIRED WATER QUALITY RAIN EVENT, CHAMBERS ARE INTENDED TO BE FLAT, NO SLOPE, TO PROMOTE INFILTRA-ION AND GROUND WATER 9I'LF•'iECH Cv 1,01, RECHARGE. LARGER STORM EVENTS PISS THROUGH SYSTEM AND TO EXISTING STORM SYSTEM. REFER TO STORMWATER CALCULATIONS ON SHEET Cl. SW- -7FC4 ��-- PY'. ENO CJPS �2' �yI FOR S'.]i:REI.H NL JRIATON FORSTOPMECH INFORMATION 7'0 tL.5 MIN I MLI -MIS -'124H94 CALL I-V RL2-TFM1f STORMTECH ISOLATORTM ROW MANIFOLD DETAIL 213 THE CHAMBER 511-.L BE MANUFACTURED W AN BO 9001',2080 CERTIFIED FAOIUY. SA ENDOAPPARAMETERS 2.1 THE END CAP SHALL BE INJECTION NGLDED OF POLYPROPYLENE NESIH TO BE INHERENTLY RE wl TANT TOE IHDNMENTALSfRE 3 f2ACKIMANOTO MMNTMNADEOL'.1TE STIMNES57HLOUGH HIGHER TEMPERATURES ENPEWENCEO DURING NSE.LLAnON A.ISERYICIL 92 THEEND CAPUNALL.::DEOiGNw OFHINTOANY CO INGACHACFI.CHAMBER.NR U,.4GMIA': CAFPINGACHAMWS I THRT HASf18 BASIN! IRLRN.O; BEGMF's LEN ROW. INTO STORAGE BI161N5 Q' VARKlU6 LENGIN3. '..T THE END CAP SHALL HAIT SAW GUIDE3TO ALLOW LmY CUTTINO FOR VARIOUS DIAMETERS OF PIPE T ,TMAr BE L IM M INLETTIE'"TELL 3M THE END CAP SWILL HAVE LMEM LTRUMRAL SIMAANYI VERTCNMA NOAR ORIFICE OF TIGHT SIZE ATANY INVERT [=EVAT{LtV, &0 THE PFONW- T. M OF AN END CAP SHALL BE CUR ED OMR.'-'ARD TO REG..T HORIZONTAL LOi n5 GFJAERATFO NFMTHE EDGM^ ORDS. :.0 THE END CAF EHAI_I. R'f; AN IAD 900' 2G IT CODIFIED FA.LILITY 24 SC-; OSTOROTECH CHAMBERS DETENTION OUTLET -Nu .1181 OF ItiSPEC7104 PORTS AND THEIR STRUCTURE. REFER TO I OCJSTICNB TO SE DETEMPIED PER-1ANUFACTURERS SHEET Ci FOR DETAILS, RECOMMENDATIONS. CONTJ.OT STORMTECH FOR FURTHER DETAILS. CHAMBERS SHALL MEET THE DESIGN REQUIREMENTS AND LOAD FACTORS SPECIFIED IN SECTION 1212 OF THE LATEST EDITION OF THE AASH -0 WVD BRIDGE DE' -SIGN SPECIFICATIONS LOADS SHALL BE CALCULATED IN ACCORDANCL WITH SECTION 3 AND SHALL INCLUDE H2O DESIGN TRUCK IMPACT FACTOR, MULTIPLE PRESENCE, AND LANE LOAD. 5T STORMTECH SC -740 CHAMBER LAYOUT 101"Loe i'li-!a f'a rd 8 Ore- emD m N t• m f4a IELEEI W "+ Yr�i4 F' -L r� r4 it e rema r p m ti R r tl fan, 6 r m Y TIS L ED T y 1N �a }L11n= ria i a w u- zg iNR�1 a~ 1V rO tY I L'p:•IA1 DATE. &22-1. RETr 1510'.J DATP: 32-4-14 C4 of 5 300 DRAIN BASIN DUCTILE ]RON FRAME AND GRATE INLET AND OUTLET ADAPT•ERBAVAILABLE 24r 6 ; ; VARIOUS TYPES OF OUTLETS 1.... WITH WATERTIGHT ADAPTERS FOR: ADS N-12 SDR -36 SEWER SCHEDULE 40 DVN CORRUGATED PVC RIBBED PVC VARIABLE INVERTEli, HEIGHT VARIABLE OVERALL HEIGHT*(2) "(2)MAXIMUM RECOMi !ENDED OVERALL HEIGHT 10, 01� 5 `I�L4y NGT 70 SCALi :Ii fa'fIYG��1+F ' I^I M I S . -43l a14FF P !IM WW_ 1 'Ifyh- J -a fes. 1i4>F- I �17. s�� is�wi � � I ars aa�� a� i �� r" 'r -: 114L hrat7 f � I It ! , jY r "� Vii' (( � • ♦ its Y�:'�r.'d N �' � •..c l}.I �r Ti,! YiS a.,-. + f •VII 1�P♦ "•�'i l� _ ... _ _ 'a F I idAl, n?Ru(,,.K EL ��i:��'Q�"SII. iRKEN.!e' it Cii fiCA•LEe NGT TO 6taR1.! 4� Z C) 99P wI f w o w r4 W :Iii Z rvnra � z �F W _wig w R m fd P.l•] O 7 FAlw!♦ 1 1 �fiG m lu Z d a J n .F; m 7 �. 3pC7N NlOv �.i✓ts -J Iw�.alwlaw�i C5 of 5 N89°54'43 .2U6A(j .� - . �' �.r.- A 2 I � ' � �_ ii it R�- ' l •• C � 1 a O'Reilly Auto Paris 1r .f�T�X VA Fl. 7, r %IWNr-LEVATIIMkmTo9 •' a -__ _ y��1 SU(`L1Ei,JINGS!le�15 TO f0AGl7' I 1 NOTE: f STORMWATER COLLECT N7N AND STORMTECH SYSTEM SHOWN FOR RETEFIENCE ONLY FOR PLANTING COORDINATION. REFER M1 TO SHEET CI FOR ADDITIONAL INFORMATION. I — 11 - NORS IAY SPRUCE I PICFA ABIES 4 5' TALL MIN. 41Y- SG'TALL b DECICUOUS SHRUB -0 1; 1 PRUNUS £ESSEYI 14 #5 CONTAINER T TALL •4 � I r SLOB= TO BE PROVIDED OE7D'.lfTH SOD. (5 GALLON) C� NEW"OX RETE PAVING BLOCK ORNAMENTAL TREE N-,7 LIGHT POLE LCATICT4 CRABAPPLE MALUFE ACIRONDACW 4 1 11T CALIPER MIN. 15' TALL 511-2 BUXUS SINICAVAR. INSULARIS #3 CONTAINER CONIFEROUS SHRUB '.OLDEN GLOBE ARBORVITAE X B. SEMPERVIRENS'GREEN IS (3 GALLON) 2.5 TALL S1L2 VELVET SERBERIS THUNBERGII N89°54'43 .2U6A(j .� - . �' �.r.- A 2 I � ' � �_ ii it R�- ' l •• C � 1 a O'Reilly Auto Paris 1r .f�T�X VA Fl. 7, r %IWNr-LEVATIIMkmTo9 •' a -__ _ y��1 SU(`L1Ei,JINGS!le�15 TO f0AGl7' I 1 NOTE: f STORMWATER COLLECT N7N AND STORMTECH SYSTEM SHOWN FOR RETEFIENCE ONLY FOR PLANTING COORDINATION. REFER M1 TO SHEET CI FOR ADDITIONAL INFORMATION. I — 11 r w23- �f col ' I 14 7TH STREET r Df4 LOC:-!- ST-EET - -C ZP.H. - 51TUR1IN2IL�`" - GT`. OF HUHU - - -- ! 3- ;-C- G:' u,ORTH PCSTION P6: M:LZE'.SE: i_:NT (SC'ITH FORTL J) 'J,;F:I:.F:LE 1�1A%EL .,L:.F.;CE Y:,.-TFie m r � N pLj 20 O 20 _0 s0 C4ZAPI", %&E - FEET F- S ANWICA SCHEDULE REFER TO PROJECT MANUAL FOR ADDITIONAL REQUIRE RENTS. ALL PLANTINGS MAY BE SUBSTITUTED DUE TO RE^ION OR LOC,,L REQUIREMENTS IF NECESSARY SYMBOL I i,']PHMON NAME BOTANICAL NAME QUANTITY I SIZE @ PLANTING I SIZE 0 MATURITY I DETAIL G:'ERSTOF'Y DECIDUOUS TRE= I I RED MAPLE I ACER RUBRUM I 1 12 112" CALIPER MIN. ` 4U' -BO TALL f 31L2 CONIFEROUS TREE - NORS IAY SPRUCE I PICFA ABIES 4 5' TALL MIN. 41Y- SG'TALL b DECICUOUS SHRUB -0 1; 147T' I ?' PRUNUS £ESSEYI 14 #5 CONTAINER T TALL •4 � I r w23- �f col ' I 14 7TH STREET r Df4 LOC:-!- ST-EET - -C ZP.H. - 51TUR1IN2IL�`" - GT`. OF HUHU - - -- ! 3- ;-C- G:' u,ORTH PCSTION P6: M:LZE'.SE: i_:NT (SC'ITH FORTL J) 'J,;F:I:.F:LE 1�1A%EL .,L:.F.;CE Y:,.-TFie m r � N pLj 20 O 20 _0 s0 C4ZAPI", %&E - FEET F- S ANWICA SCHEDULE REFER TO PROJECT MANUAL FOR ADDITIONAL REQUIRE RENTS. ALL PLANTINGS MAY BE SUBSTITUTED DUE TO RE^ION OR LOC,,L REQUIREMENTS IF NECESSARY SYMBOL I i,']PHMON NAME BOTANICAL NAME QUANTITY I SIZE @ PLANTING I SIZE 0 MATURITY I DETAIL G:'ERSTOF'Y DECIDUOUS TRE= I I RED MAPLE I ACER RUBRUM I 1 12 112" CALIPER MIN. ` 4U' -BO TALL f 31L2 CONIFEROUS TREE - NORS IAY SPRUCE I PICFA ABIES 4 5' TALL MIN. 41Y- SG'TALL 512 DECICUOUS SHRUB -0 1; WESTERN SAND CHERFY PRUNUS £ESSEYI 14 #5 CONTAINER T TALL au r SLOB= TO BE PROVIDED OE7D'.lfTH SOD. (5 GALLON) C� NEW"OX RETE PAVING BLOCK ORNAMENTAL TREE N-,7 LIGHT POLE LCATICT4 CRABAPPLE MALUFE ACIRONDACW 4 1 11T CALIPER MIN. 15' TALL 511-2 BUXUS SINICAVAR. INSULARIS #3 CONTAINER CONIFEROUS SHRUB '.OLDEN GLOBE ARBORVITAE X B. SEMPERVIRENS'GREEN IS (3 GALLON) 2.5 TALL S1L2 VELVET SERBERIS THUNBERGII FCRSQEFNDTYPE DECIDUOUS SHRUB Tr CRIMSON P.-GMY ATROPUPUREA 10 #3 CONTAINER (3 GALLON) 2,5' TALL 5112 'CRIMSON PYGMY CpNIFERr3US'eNRU6 KOREAN L;TCi.>=LEAF PRUNUS X CISTENA 94 #5 CONTAINER 2.5' TALL 512 • BCXWOOO (5 GALLON) GATEWAY FEATURE I A DSS U'll"2 G ORNAME13TAL T. -.EE �7 �•� GRAY DOGIN 300 CORNUS RACF.MOSA 4 1 112' CP` IPER MIN. 1G' TALL 5u DECICUOUS SHRUB AREA OF SHREDDED CYP.iES= WESTERN SAND CHERFY PRUNUS £ESSEYI 14 #5 CONTAINER T TALL au - SLOB= TO BE PROVIDED OE7D'.lfTH SOD. (5 GALLON) C� NEW"OX RETE PAVING BLOCK NATIVE GRASS N-,7 LIGHT POLE LCATICT4 BOTTLEBRUSH L- WS HYSTRIX PATULA 2D #3 CONTAINER (SCALLION) 3.5' TALL 5A2 BUXUS SINICAVAR. INSULARIS #3 CONTAINER CONIFEROUS SHRUB '.OLDEN GLOBE ARBORVITAE X B. SEMPERVIRENS'GREEN IS (3 GALLON) 2.5 TALL S1L2 VELVET A REFER TO PROJECT MANUAL FOR ADDITIONAL REQUIREMENTS. B. SITE CONDITIONS BASED UPON SURVEY PROVIDED BY G•:YP_R. CONTRACTOR TO FIELD VERIFY E70STING CONDITIONS BY DFTAILFD INSPECTION PRIOR TO SUBMITTING BID AND SEGINNI 'Ci CONSTRUCTION. C. REFER TO CIVIL URAW'-InS FOR ADDITIONAL REQUIREMENTS. D. ALL PLAYTINC TYPES SHALT. COMPLY WITH LOCAL GOVERNING CODES AND REGUILATIC 49. CONFORM TO REQUIREMENTS OF PLANT LIST ANO TO THE AMERICAN ASSCCIATION OF NURSERYMEN 'AMERICAN STANDARD OF NURSERY STOW AND"HORTICDLTURAL STANDARDS' AS TD SPECIES, AGE. SIZE. AND PLANTING RECOMt.JBVDATIONS. E. NO MATERIAL SUBSTITUTIONS SHALL BE MADE L ITHOUT THE ARCHITELT$ PRIOR WRI77EN P?PROVAL ALTERNATE MATERIALS OF SINIiL4F7 SIZE AND CHARACTER AY BE CONSIDERED IF SPECIFIED PLANT MATERIALS CANNOT BE OBTAINED. F. PLANT LOCATIONS ARE APPROXIMATE. AOALSTAS NECESSARY TO AVOID CONFLICTS. G. QUANTITIES OF MATERIALS SHORAN ON LANDSCAPING PL1N TAKE PRECEDENCE OVER OLItATRIES SHCI .N ON PLANTING SCHEDULE. CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL QUANTITIES ON LAi DSCAPI"1G FLAN. H. PROVIDE 4- TOPSOIL AT ALL SOD, SEED AND PLANTING AREAS. GRADE SHALL BE ADJUSTED FOR SOD THICKNESS. REFER TO CIVIL SITE GHAWNG PLAN FOR SLOPE REQUIREMENTS. I. WHEN CLAY SOIL 15 ENCOUNTERED N THE ESTABLISHMENT OF THE LAWN OR THE INSTALLATION OF PLANT MATERIAL IT SHALL BE IW,PROVED IN ACCORDANCE WITH STANDARD TRADE TRACTICE. J, REESTABLISH TURF IN AREAS DISTURBED DY GRADING OR UTILITY TRENCHING IN THE RA•H" JF'.VAY. K. COORDINATE WORK VXTH OTHER SIVE RELATED DEVELL"MENT DRAVANGS. L. PRIOR TO INSTALLATION. GENERAL CONTRACTOR TO CONFIFM THAT UGHT POLES. LANDSCAPING AND UTIUTI =S DO NOT CONFLICT WITH SIGN LOCATION SHOWN IF ANY POTENTIAL CONFLICT IS DISCOVERED, C£NERAL CONTRACTOR TO CONTACT THE O'REILLY PROJECT ADMINISTRATOR BEFORE PROCLEDING. LYE% L ;y1L. 7 :' O HYDRO MULCH 1 SEED AND STRAW: ( UNLESS NOTED OTHERWISE )A4. ARFS DISTURBED BY CONSTRUCTION ARE FIRST TO BE RN' GRADED AND THEN FOLLOWED BY HYDRO MULCH OR SEED AND STRAW OVER MINA' TOPSOIL STOCKPILED FROM SITE OR HAULED IN AS REOUIRZD. Q AREA OF SOR REFER TO DET1JL 111-2. O SHREDDED CYPRESS MULCT} REFER TO DETAIL 242 ® EMSTNG TREE TO REI CMN. PROTECT AS REQUIRED. LANUSIOMPE CVM130aNR 1.EMCR N 0 REFER TO SURVEY POA EXIST -40 CONDITION SY 1-015 LEGEND lL_L_G/--�-s NEVI BU0.DII:�G'X'I5TRU^.TIGs: 7.RE.l OF CONCRETE AREA OF SHREDDED CYP.iES= ICOLOR TO BE APPROVED Fri' LMULCH _J O'REILLY RFPRi-SEKTATNE) AREA OF LAWN AREA WHICH EXCEML. 25% SLOB= TO BE PROVIDED OE7D'.lfTH SOD. REFER TO GRADIN^, PLA J C� NEW"OX RETE PAVING BLOCK [JVD N-,7 LIGHT POLE LCATICT4 —X—X NEW FENCE C-1NST RuCTIC'd ... ..-_., .:... NEW MASONRY ENCLOSURE AREA OF NEW TFE� REFER TO PLANTING SCHEDULE FCRSQEFNDTYPE PTEA OFNEW SHRUB -- REFL7 TO PLANf.413 5: HEOULE ". FCR SIZE AND TYPE 1n AEYI4ILLV 77.-474 + DhTE: Ll of 3 REFER TO SITE GRADING PLAN FOR SLOPE. PLACE THREE PINS EVERY 2'4", SPACING EQUALLY, SOD SHALL BE COMPOSED OF TWO VARIETIES MINIMUM OF FESCUE GRASS. F7 30D bit -IM +'-,'ITN PIR43 •CALEI 3!4" = 1'"0' PLANTING: REFER TO PLANTING SCF=IJLE FOR TYPE. 'ti J -mss SET TREE LEVEL AND PLUM. STRAIGHTEN AFTER SETTLEMENT IF NEEDED. ENCASE WIRE AROUND TRUNK IN BLACK B ^UB THE HEI HT OF �yT�ri II // R -MOV UP ABOEEOUPLT01l2 TO 1.0 B VEE. TwDsTRAND3aF%IRE 1'X4"X10'WHITE 1 TWO STRANDSOF {IRE �-.�.-��' WOOD FLAG _ k = tiz TRUNK WRAP REFER TO LANDSC.SPr PLAN 7 I FOR GROUND fXYVER TYPE SE77REE'elffH TOP f! � OF ROOT ABOVE I / FINI .I GRADE. AND LOCA710N3. PROVIDE 9" SHREDDED CYPRESS MULCH 2X ZX 16' WGJD STAKES BURY BELOW OVER BLACK VISQUEEN VAPOR FINISH GRADE B.RRIER r i LAWN .- 17- �-111-1. � ' ,I 'I FXTEKT �OF P[ATING / -�: "� - IY I1•� Iy II1� BERM TO HOLD WA -:-R --'I 11----- ! -- „'-'-. I �1� -�•I.� FkEP^IL' :7 PLvNTIN3 it IXTU-_. TCOFPAC7ED PLANUTA SUB GRAC' Ss' TREES G' -0':N HE' -HT OR LESS HAJ1 BE STAKED PREPARELe; -IIG MIXTURE. E;TENTS OF PLANTING BERM TO H(ZD WATER TREES TALLER THAN :--0' MUST B=TIED. SCALE1 a/4" = T -w 3" SHREDDED CYPRESS MULCH OVER BLACK V'SQUEEN VAPOR BARRIER.LAyN A,= I!1 1 ISI i ISI I I_ I-1 I I 4' BLACK POLY VINYL EDGING MuiLCH 1, AR.01 two, I vC,A.C't. E 1.1A iC. �S SCALM SW = 11W R -FFR TO LANL3CAPE RAN — PU NT.,Q3: FOR LROUNO COVET TYFF REFER '.O PLWTING %:D LOrATKI I6 r 3" .LADE CliREDDE7 C:T" S:.ULCH SCHEDULE FLR TYPE. OVER MACK-'ISQUE0 v, POP. 4'BLACK POLY'ANYL BARRi„j' EDC. -1G �- LAWN _� u-.._ I - �_ r T PLX.rTING �PREPARED MIXTURF..LAWN SUB GFA DE Lj BC#AM WIV _ 11W EVERCREEN SCALE[ 814" G 1'A - GENERAL fi OTFS: A, REFER TO PROJECT MANUAL FOR ADDI OONAL REQUIREMENTS. B. COORDINATE WORK WRH OTHER SITE RELATED OS ELOPMENT DRwWINGS. PLANTING: REFER TO PLANTING SCHEDULE FORTYPE. SET TREE LEVEL AND PLUM, STRAIGHTEN AFTER SETTLEMENT IF NEEDED. ENCASE WIRE AROUND TRUNK IN BLACK RUBBER. MOVE UP ABOVE EQUAL TO 12 TO 113 OF THE HEIGHT OF TREE. SET TREE WITH TOP V3 OF ROOT ABOVE FINISH Of_1DE. 'REFER TO LAND:.CAPE PLAN FOR GROUND COVERTYPE AND LOCATIONS. PROVIDE 3' SHREDDED CYPRESS MIA4.10" ER BLAC:C VISQUEEN VAPOR BAPJbER 2' X 2' X 10' V:JOD a i'AKFS BURY RZLO.V FIN: -H GRADE LAWN PREFERRED SAIL COMPACTED PLANONG mccr1T.- 1 DATE: 8'2,14 12 of 3 is .7 N 'Al e"2! 085*541WE 208.00--�T F- J, t-77 ----------- --- -7 n x�lF-F r. T W -v/4 yi- 7 �: �_1 illy Auto Parts 12vx I Ar ly V'y C") 260. [IPA 6111m, nj I 147T11 STREET A� LOC,l :;T -.EE- -n 'LRH. - RITIJIMC, 3 - ClY Cr HUG) —3:; R -3-Y. ::ORT.F-o�-nONT—,OSSIC—LEE--Ei IENT =n (SOUTH FORM,!) VWI,U-)T. TRi,"EL -b.-FCE WI\e -3 CE' '..,L vaniG-Angim COVERAG-19. PLAN -111. 11"- 211 i I I REFER TO LANDSCAPE PLANS FOR PLANTINGS GENERAL NOTES: A. REFER TO PROJECT MANUAL FOR ADDITIONAL REQUIREMENTS. S. COORDINATE WORK WITH OTHER SITE RELATED DEVELOPMENT DRAWINGS. G PRIOR TO INSTALLATION, GENERAL CONTRACTOR TO CONFIRM THAT L13HT POLES. LANDSCAPING AND UTILITIES DO NOT OaNFUCTWITm SIGN LOCATION SHMIN. IF ANY POTENTIAL CONRICT Is DISCOVERED, GENERAL CDN(TrACTOR TO CONTACT THE CrREILLY PROJECT ADMINISTRATOR BEFORE PEOCEEDING. ClOVERAGE DETATEN: 1. IRRIGATION HEAD SFV-LLBE PLACED TO PROVIDE 100% OVERLAP HEAD-TCIHEAD COVERAGE. 2. A RAIN SENSOR AND ANTI -FREEZE ASSEMBLY SHALL HE I msTALLEL) ON IRRIGATION SYSTEM. S. THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR PRaVIDINCA COMPLETE AND OPERABLESYSTEM FOR THE IRRIGATION OF ALL LANDSCAPE PLANTING(S) AND DESIRE COVERAGE AREAS ON SITE. 4. 7HE mmnoN CONTRACTOR is FLILLY RESPONSIBLE FOR THE WORK UNTIL OWNER GIVES FINN ACCEPTANCE 5. NO WATER TO BE SPRAYED ON SIDEWALK,PARKING LOT, ROAD OR ADJACENT PROPERTY A13JWST ARC AND RADIUS OF REQUIRED SPRINKLERS AS NEEDED. H ALL CIRCUIT PIPE IS TO BE CLASS 1S0 PVC 01 HIGHER GRADE. T. ALL MAIN FITTINGS SHALI. BE REINFORCED WITH mapS POURED CONCRETE THRUST BLOOM 8. THE CONTRACTOR SHALL 85 RESPONSIBLE FOR CONSTRUCTING THE REQUIRED SYSTEM IN COMPLETE ACCORDANCE WITH ALL APPLICABLE CODES, ORDINANCES, AND LAWS. ANY MODIFICATOK MADE AFTER INSTALLATION TO CONFORM WITH SAID CODES, LAWS AND ORDINANCES SHALL BE PERFORMED AT CONTRACTORS EXPE74SE AT NO ADDITIONAL COST TO DREILLY. LAW03CAPE lQVIMFIBOLS LEGEND REFER TO SURVEY FOR EXISTING CONDITION SYMBOLS LEGEND NEW BUILDNG C'ONS7:-rJCnON IF CONCRETE fJ AREA C-- UESIR-') IRRIGATION CC rE:RAGE E=::= I NEV'CON(,7.=-PAMNLBL(--K 000 1 NM%fUGHT POLE LOCATION I) ><< I NEW FENCE GM-7RUCTI-N I I I NFV 'ASONAYENCLO!:VRE I MTV 8422-' t N.TE:---------- 114-14 L3 of 3 - FLOOR Aa.E'_N N Al 501 lw - t' w 'J IN&LL T "'IDES: CONT. STUDS TO ROOF p[ , CDNT. STUOG TO CONT. STUDS TO 1_-6'AF.F. F^AMING ABOVE [^G? 8' 6' A P- 3AP TYPE x GYP. BD. EACH SIDE, TO ROOF DECK ON —"TYPE xOYF. IDE TO GYP. FF ON " PARTS AREA 8.6 "C'. TO BD. EACH SIDE (1) ISH FLOOR. R. OFF I 170." OFF :1NISH TLOOR FINISH FLOOR. 3v''IS"(2561.) MR. ON PARTS AREA ".�. ."1 STUD'+A724'O.C. G.' .) MTS., -UDS FET . -E W (26 GA.) MIL. 24, O. STUDS AT24° D.C. 3 UNPAGED SlTwT. SOUND 9141 $42 $3 INSULATION ' - CCuVTX100- . STUDS TJ ROOF 7 BRICK VEPaER CONT. STUDS TO 0'6"A-.:. FRAMING ABOVE (REFERTO EL-V.,TION) SIL' TYPE x GYN. BIT. EACH 5J8' EXT- FIBERGLASS F'S' TYPE x GYP. BOON EACH '1108 TO riCOF DECK ON I REINFORCED SHEATHING W _) SIDE PARTS ARES "B• _,'C•. } TOONT. WEATHER BARRIER ) TO 17 a' OFF FINISH FLOOR _ - &b' TYPE'R GYP. SO. CN , -�-' B" (26 GA.I Mn. MUDS C2-0-C- C'M PARTJ AREA•A•. ;i INTERIOR SIDE TO ROOF DEC:C b' METAL STUD9 W7 R-:9 31l2" UNFA(t0 B TT -SC' -11 &'..5 T PGA.I -j INSl1LA'RON -- ATL. 9TITOS AT � J BATTINSULATION `-�. S44 .I.O.C. S80 Sol _``?---- ] I REFER 1x4w000TRIM(PAINT --- 1. PROVIDE PRE STOPPING AND FIRE SEALANT R:ITERIALS AS REQUIRED ATALL RI TED WALL CONSTRUCTION MATERIAL TRJNSITK)NS AS SHOIW�N, GRADE PINE) NEW kND PENETRA71GId+- M. JG TO BE EQW.L TO RATED WALL AS]EMBLY. NOTE: REFER TO SPACIN UF4L ITO T UD FRAMING WITH T FRAMING I PROV.DE DIAGCN.IL BACKING BRACING I3"X 16 GA. FLATSTRP )AT COmFR FACE40P FREE"TANDING PARTITION srsiEMs. FOR GAUGEANO SPACING FOR EC:i 12 OEC:1125CREH. AI A' 3. P:9OV[p--AOI'47LLRERESISTAMTYPE'X'GYPSUI BOARD IN REST RDCi15. ALL EXTERIOR MEiALSTV DS O.C.: ET FLUSH. PANT 4.P,;MDE'J',.IOLDINGRECLETBoRCDRNER BEAD AT ALL DISSIMILARWALL MATERV,L TRANSI).ONS. GAMETAL STUDS QG'O�?DSLYL .ICES T'O iCi- 5- EXPO -IED INSULATION SK LL HAI'E AFLAME SPREAD RATING OF 0-25 ANG A S 1KE DEVILOPMENT RATING OF 0460. CONCEALE-) WA: MATCHDs Lf INSULATION SHALL I_LV'E A FLAME SPREAD FATING OF D-75 AND A SMOKE DEVELOPMENT KAIING OF 84517, 6..:. MEE BOTTCM OFG!PSUM BOARD ELEVATIONS DIFFLR So -JEEN WALL TYPE EXTE:D GYPSUM BOARD FROM FINISH FLOO7 TO g RI STUD -E iIND OWNER SUPPLIEC FIXTURES, BUT NJT LESS THAN 12; SELF TAP"iNG SCREW:. CONT. STUDS TO ROOF p[ , CDNT. STUOG TO CONT. STUDS TO 1_-6'AF.F. F^AMING ABOVE [^G? 8' 6' A P- 3AP TYPE x GYP. BD. EACH SIDE, TO ROOF DECK ON —"TYPE xOYF. IDE TO GYP. FF ON " PARTS AREA 8.6 "C'. TO BD. EACH SIDE (1) ISH FLOOR. R. OFF I 170." OFF :1NISH TLOOR FINISH FLOOR. 3v''IS"(2561.) MR. ON PARTS AREA ".�. ."1 STUD'+A724'O.C. G.' .) MTS., -UDS FET . -E W (26 GA.) MIL. 24, O. STUDS AT24° D.C. 3 UNPAGED SlTwT. SOUND 9141 $42 $3 INSULATION ' - CCuVTX100- . STUDS TJ ROOF 7 BRICK VEPaER CONT. STUDS TO 0'6"A-.:. FRAMING ABOVE (REFERTO EL-V.,TION) SIL' TYPE x GYN. BIT. EACH 5J8' EXT- FIBERGLASS F'S' TYPE x GYP. BOON EACH '1108 TO riCOF DECK ON I REINFORCED SHEATHING W _) SIDE PARTS ARES "B• _,'C•. } TOONT. WEATHER BARRIER ) TO 17 a' OFF FINISH FLOOR _ - &b' TYPE'R GYP. SO. CN , -�-' B" (26 GA.I Mn. MUDS C2-0-C- C'M PARTJ AREA•A•. ;i INTERIOR SIDE TO ROOF DEC:C b' METAL STUD9 W7 R-:9 31l2" UNFA(t0 B TT -SC' -11 &'..5 T PGA.I -j INSl1LA'RON -- ATL. 9TITOS AT � J BATTINSULATION `-�. S44 .I.O.C. S80 Sol _``?---- ] I REFER �tl '-' x E.I.F.S. O''ER 3' THICK R 31D B'4ULAT7(�N 518- EXT. FIDEROLASB REINFORCED SHEATHING W f CONT..iEATHER SARFIER AS SHOIW�N, FOR MORE INFORMATION TYPcx GYP. SO. TO a• Mn. STUD — CONSTRUCTION REFER TO A4. f zi W ATL. STUD ROOFDECK ON PARTS AREA S63 E-- "C'.10 17-V OPF FINISH FLOOR ON PARTS AREA 'A, B"METAL STUDS S' METAL 3TUDa ` R-19 GAMETAL STUDS BATT INSULATION MOO. BRICK VENEER (REFER TO ELEVATION( —V --- 510- EXT. FIBERGLASS Y' REINFORCED-HEATHIHG W I CONT, WEATHER BAR:JFR CONT -STUDS TC 12'-WA.F.F. (-, 5V TYPE x GYP. BD. ON (1) SIDE To i2'-0" OFF KNISH FLOOR. 3-618' (25 GA) MR hTU0. $� V METAL STUDS Wl RI BATTfNSULATION CORNER r6"I. m. STUDS (?q GA.) 24" BEAD f O.C. %;,MI LAYER OFLtivf' !! Tv:'E"XGYP-BD. EA SIDE F. 77 UNPAGED .,,,_ -. � - �•=-sal 3ATT INSUL4TI0'! RFR.i TO FLOOR PLAN FOT:'.JALL TYPES. AYaT4CL L ACOUSTICALL TILE .'� CEILING 14 PI.RTS AREA'A' RM 100 f 38/8"(2060.) MTL. STUDS fire "P. 90VRD SEALDo PCUSHED CONCRETE CONCRETE PARTS AREA A' INTERIOR WALT. SECTION Ai aoaaS. I-- D_L. S L- V %(211 GA) REFER TO 9T,11CTURAL EXACT PII-ASTER WICTH AS SHOIW�N, FOR MORE INFORMATION TERICRSHEATHINC. a• Mn. STUD — CONSTRUCTION REFER TO A4. f zi W ATL. STUD X 711e (1)PIECE KICKER: 3 &B' (a0 ill K. MOD. BRICK VEAFSR GAMETAL STUDS Cd 4!-V D.C. AFX. (2) 3.'3"TECH 12 g 1 11'$ SELF TAP"iNG SCREW:. =-.- '�l.nY-INCLG HEAOFR WALL: ACOUSTIC."LLTILE CEILING IN PARTS S S"P (20 Grp) ATL. AREA "A' RM 1DD STUDS X24.0 -C. &e• TYPE x GYP. BD. EACH SIDE. TO (2) 2X FIREROOPSTRUCTURE 19EtiTED ON PARTAREA IB' CONTINUQ SIDE. T012-0°OFF BLOCKING FINISH FLOOR ON SHOWROO" SIDE 1Ld-10' r'L_ �ry ■ i vt-i- 'S gg ma A9 ski yr . t'•o" REFERTOSTRUCTUR-L FOR MORE INFORMATON AYaT4CL L ACOUSTICALL TILE .'� CEILING 14 PI.RTS AREA'A' RM 100 f 38/8"(2060.) MTL. STUDS fire "P. 90VRD SEALDo PCUSHED CONCRETE CONCRETE PARTS AREA A' INTERIOR WALT. SECTION Ai aoaaS. I-- D_L. S L- V %(211 GA) REFERTO PL'.,1 FOR r L STUDS 0 C.I. EXACT PII-ASTER WICTH AS SHOIW�N, I �t� TERICRSHEATHINC. a• Mn. STUD — CONSTRUCTION REFER TO A4. f zi W ATL. STUD X 711e (1)PIECE GENEMAL NOTHS: A. REFER TO PROJECT MANUAL FOR APDRIONAL REQUIREMENTS. B. REFER TO COVER SHEET FOR BUILDING DESIGN CRITERIA C. REFER TO P.EM.B. DRAWINGS FOR ADDITIONAL REQUIREMENTS. D. ALL DIMENSIONS TO ROUGH FACE OF ROUGH FRAMING. CONCRETE OR CENTERLINE OF STRUCTURE, UNLESS OTHERWISE NOTED. 3S,J° METAL STUD INTERIOR PARTITION DIMENSIONS NOT SHOWN FOR CLARITY, E. REFER TO SHEET FI FOR INTERIOR FINISH REQUIREMENTS AND OWNER FURNISHED AND INSTALLED FIXTURES AND EQUIPMENT, MEY F- OTE,5: O STEEL COLUMN: PER METAL BUILDING MFG. GC TO PRONOE PRE -FINISHED BREAK METAL MATCHING. ALUMINUM STOREFRONT FINISH AND DOLOR WITH NO HCRIZONTALSFW. O NOTUSED: OFLGORSAFE: OWNER FURNISHED AND CONTRACTOR INSTALLED. SRE TO BE VERIFIED BY CWNER. PROVIDE iS-X 15' BLOCK OUT A DO NOT INSTALL UNTIL AFTER OFFICE GYP. HA WORK HAS BEEN COMPLETE. O4 FIRE EXTINGUISHER: MOUNT 42• ABOVE FINISHED FLOOR OSHOWROOM CORNER BOX CUTE INSTALL PLYWOOD BAC19NO TO EACH FACE FROM V& TO 10'-0" A.F.F. FOR INSTALLATION OF SPCUR17Y MIRRORS. EO KNOXBO%: PAO1.'IUE AND INSTAL RECESSED KNOX BRAND SECURITY KEY BOX AJAPPROVGD BY THE LOCAL FIRE DEPARTMENT, LOCATE WHERE ;,.OWN AT HEIGHT ABOVE GRAPE GIVEN BY LOCAL FIRE DEPARTMENT. (VERIFY EXACT LOCATION AND HEIGH. WITH FIRE DEPARTMENT PRIOR TO INSTALLATION} 0 10' % B' STAR'?EO STEEL BgBE RETURN wALLVENT-PREFFlNISHED WHITE. PROVIDE AND INSTALL OPENING INWALLAT:tiLL DEPTH OF WALL FOR VENTILATION. PLACE VENTSAT TOP AND SCTTOM CF WALL, 24" D.C. BEWMEN STUDS. NOTE: G.C. TO REVIEW METAL BUILDING ERECTION DRAWINGS BEFORE CONSTRUCTION BEGINS TO GONHNM THATARY RCO BRACES SHOWN IN THOSE DRAWINGS WILL NOT INTERFERE WITH CLEARNICES, ACCESSORIES OR PLUMBING FIXTURES SHOWN IN REST RDOMS. G.C. TO NOTIFY 07OLLY REPRESENTATIVE AND ARCHITECT IF THEY BEUEVE THATTHERE MIGHT SE A CONFLICT. IF THERE IS SUCH A CONFLICT, INSTALL 6" STUD WALL AGAINST EXTERIOR WALL TO ENCAPSULATE RODS (PLUMBING FIXTURES AND WALL OPPOSITE EXTERIOR WALL TO SHIFT TO ALLOW FOR THIS V WALL AB WELL.(. REC213 CLEAR SPACE 11_0. PROVMED FOR FRONT PROVIDED FOR FRONT ^ APPROACH (AT APPROACH (AT EXTERIOR INTERIOR DOOR) DOOR) DISTANCE IS 7 -(rt - I- I•4r DISTANCE 13 5' -I's �I —- \ErsHAPEO..LOT ' FRO'.':JE fJOIS7URE RESISTMTT CD{TT OLJDL"T 61] BOA H GYP. SD. BALL S:C L:C.i-� o. H1 7:R REQUIRED 5' TUf:NING SPLCE ' CsL I Ad705i �:ZI F NM J CEEUNCR SECTi' OW 6 C't',P. BOARD C.S. o VEW BLIP -r,: DIA C Rel Ai SCAM 11.11M = 119' -- Al SGANRI 1-112'. V -D^ AY S-1. — - t'•v' CGNT. STUBS TO ROOF _ FRWtr;INGAHA-! C MOO. BRI :K VENEER (REFER 701 .FVATIP') SM' TYPE W GYP. W. ON •, (1) SIDL TO 12'-0" OFF FINISH FLOOR ON PARTS 7� B- MET,_ S NDS :NI R-19 BA71'NSULATION $ 518• LXT. FIBERGLASS REINFORCED SHE- _THS:G "I 1 CONT- WEATHER HARRIER REFER TU PL43d FCR E::ACT PILASTER WIDTH Ii� a� 8"L1TL STUDS - REFERTO PL'.,1 FOR REFER TO STFUCTURAL EXACT PII-ASTER WICTH w ---''-L' TERICRSHEATHINC. a• Mn. STUD — CONSTRUCTION REFER TO A4. f zi W ATL. STUD CONST.'LOTION ill K. MOD. BRICK VEAFSR (REFFRTO ELFWTION) REFER TU PL43d FCR E::ACT PILASTER WIDTH Ii� a� 8"L1TL STUDS - REFER TO STFUCTURAL ' a• Mn. STUD — CONSTRUCTION y ,--,- �i >GL�---a ATL. STUDS. REFFR EXTFRIOR SHEATHING. = - n -- STOREFRONT SY-,TE,4 I �;�'LLii'' TO sTRUCTUR-L REFER TO 0.4. 5V TYPE W GYP. BOON JATERIOR=ID_TO R00F L':GY. ■_ { ] ��1 i!� T 3T!9'I.iETAL STUDN.4 'R-19 V,`r1*�'�aY7O�JEt`'�+f5L�i+�i�LFS.s V/'i��ealGi Er �{s3Y��/TWi1''i41� BATTINSS:t"TION ' �ti j !� Ai .,..... tn• • t a A� st:AL�L t!s^ . r•P REFERlO PIAN FOR w LOCATION OF W -dL VENTS �U 1 �.—I Comm O DATE; 5-22-14 RESION 1zA14 DATE: 1-OLF Al. of 5 0 T.O. MASONRY �.:JIL 4w- -.�_ �.�..yN,. �„�� � � w 3"r�'r„• �.-v-'y �.1•� j F P- r I i7 TO? OF STOREFRONT ELLV. 171 W" \ a 'I Ifj t_ 4 LSF 1 L: i � E T,O. STONE VENEER 25 .- - - \ ti ` \ .: .____.�_c_.__'__ •.I. i2_ 12 -'�_ .�=j ET_EY. 103'4• ,. FINIS La__ORHENGFfT ELe.'. torr -m - BOTTOM OF FOOTING I I I I I I L-_L--J--J--------_ -- - RE: TO FOUNDATION PLAN -- -- -- ---._----- -- 26 13 14 15 25- ��`�'F SIGN INFO:4B"OREILLYAND I9'AUTO PARTS [STACKED) � 9M:ALfI 7fe' � �� NOTE: ALL SGNor" IS TO BE 8 / VE Y WITHIN THE PROPOSED \\\/// ^ ORAL. ARE'.s ABLE FA FOFLSIGNAGE q 2 Z 77 16 S 4 24`i --I ON ALL APPLICABLE FACADES T.O. TJASONRY 17 2N 23 -�- - (- a1w.11':'4" T.7. i•A4ONRY 23 ELEV. 11x4• - p _ �.-� 20- h T.O. STONE VENEER 15 ELEV' 1114" - t 15 T.O. STONE VENEER FINISH FLOOR HEIGHT BOTTOM OF FODTIN6 _ � � - 2a� 25 78 25 - 14 - :� mapr H nFEVA71--i T! #r ,A-11 � SIGN INFO: 4S' O'REILLY AND IQ' AUTO PARTS (STACKED) U EAVE HEIGHT 23 ti a� 5 Lt'yt�� �� t�YGv{HTL}i� f SCALE 7/P s +'-w �) 4 ETV' HvI GHT 1r ; �*,, EWE'. ,- 16 { T.O. STONE VLNEQd .111'4" (1 _ -{;.T >. - •_ 1E T.O. STDNr"ENEER SIGN 94F0:4J'O'RE'LLY,'NC 16 P1PI'O PA:LT3 (STACKED) f Is I 1 80'TTOM OF FOOT�:dG � 2 E I ! I RE: TO FOUi PLAN 14- 5 13 souii I SIGN INFO:49"4'REILLV AND 19' AUTO PARTS [STACKED) Q SCALLS. IW - I1W T.n. MRS(`-DRYI ELT V. 12NA' o T.O. STOREFROr T ELEV. 111',0' EXTERIOR FINISH SCHEDULE TYPE: COMPANY TYPE: SEALANT G=ri+�', M MOTES: BRi'2( COLOR: SL Si GRAY' � MORTAR COLOR: MATCH BRICK COLOR A. REFER TO PROJECT MANUAL FOR AUDMONAL REQUIREMENTS. SIZEIk` COURSING: f.UNNINp AND SOLDIER NINGAR BRICK COLOF.: BL 3'OTIi" ON• ACME BRICK S•�' 11 INDICATED BY HATCH: __1) BRICK (OR APPR01_D EQUAL) S. REFER TO COVER SHEET FOR BUILDING DESIGN CRITERDI. 17 .I III ' MASTER FLASH"OR C. REFER TO PRE-ENGINEERED METAL BUILDING DRAWINGS FOR - I APPROVED EQUAL PIPE FLASHING WITH ADDITIONAL REOUIREI2=NT8. UNIT 'Ti CREMP APPROPRIATE D. REFER TO MECNPNIGIL / T],EDTRICAL PLAN FOR Si n TYPES ADHESIVE AND LOCATIONS. 'EATHERLI7EBYA'- EBRICK TO OWNER FOR APPROVAL , (OR EQUAL) E REFER TO SITE DEVELOPMENT PLANS FOR ADDITIONAL T.O. STOC'IF VENEER I `� Sr X B" X 19" Nn I.; REQUIREMENTS. ELEV. i11'-4' .PRCi ,'�'' SEAL EDGE OF COVER EDGE y�� �R� L+.F�■ � 07, ,J0S% i 'V4N'JFACTURER9 RECOMMENDATIONS. COURT..: RUIN"dG tlCND WITH LAP SEALANT Ctf ] FI ■ ' EXTER10, INSULATION AND FINISHFIELD iO EFURRINSULATION AND FIN'_ _TC ". (ELF.x7: MP CALOR- CONTRACTOR-, C P?LOVIDEA SYzTE'1 SANDBL4STANISH ehNPLETOUREILLY PRQIEDT REFER TO E]CfERlO.: FE119H SCHEDLILE. V ADMINISTRATOR FOR COLOR APPROVAL EFCO O2 MPSOFlRY WALL CO�'LS_TRUCTION BOND BRIM STCREFRONT ijWNEER (NO CUBSTITUTES ) REFERTO E7CfERIORFlNt9H SCHRUNNING SECTIN WBR1p BROWN �R'' y S ' '� I FIELD PAINT BRONZE TO MATL;H -`- IN RD.D 7TOREFROi!T E ." i, JR DOORS ® MNRY WALL OONSTRUCTION FACTORY FINISHED BIRCH WHITE �• SCALE) M.T-S. FIELD PAINT SHERWIN WI LLIAME REFER TO EXTERIOR FINISH SCHEDULE ANO WALL SECTIONS. I OWNER SOFTER TAN' SIA 8141 (SEMI -GLOSS) FACTORY PRI'4i SHEET METAL ) BY METAL BUILDING MFGR O MASONRY WALL CONSTRUCTION(SOLDIER COURSE BRICK: REFER TO EXTERIOR FIKISH SCHEDULE AND WALL SEC140NS. CAP FI-A81{It." ..TUF'- rRCNT E.I.F.S. REFER TO ELEVATIONS O PRE -FINISHED STANDING SEAM ROOF f£':YONDY. FOR TYPE BY PRE-ENGINEERED METAL BUILnING COMPANY. 'dRUSTICATION JOINT O4 SFIEET METAL CAD FLASHING WE BREAK): II REFER TO EXTERIOR FINISH SCHEDULE. O DRANAGE CRANNELTHROUGH SIDEWALK: [L 3/4" R1517i OETML 13103. O PRE - ENGINEERED TNTERNAL METAL GUTTER PER METAL I BUILDING MANUFACTURER AND (r PVC D.S.(BY CONTRACTOR). 7O CONCRETE MASONRY UNIT fCMUk SPLIT FAGS Hf1,6 P'dD JAMB UNITS. V O8 IJNEOFRDOF: 6 i `(f� �r� DASHED LINE INDICATES LINE OF ROOF SEYOND WITH SLOPESF OF IAP PER FOO')'. {D 4 Y YFCCL�I[I•. OS SIGN: A9 BC/LLRe FI.TA. APPROXIMATE OUTLINE OF SIGN. PRO' 0E BLOCKING AS REQUIRED FOR MOUNTING OF SIGN, COORDINATE WITH SIGN COMPANY FOR EXACT SIGN PLACEMENT. OWNER FURNISHED AND MODULAR BRICK VENEER: INSTALLED LOGO. REFER TO SIGN PACKET INFORMATION FOR RES AT in- D.C. VERT. AND 2q" O.C. HORIZ. FURTHER DETAIL. i ELEVATIONS FOR COLDR) REFER TO 10 8nnRE38 NUMBERS: << W METAL SKID FRAMING. STRUCTURAL FAR GAUGE THICKNESS AND SPACING. 8" VINYL BY CONTRACTOR. COLOR 70 BE WHITE. Iq r: CAULK AROUND PERIMETER OF SCUPPER TYP. 11 E. I.FJ3 CORNICE, -� 2 X CONTINUOUS NAILER FIRE TREATED: DRYVST- OUTSULATION PLUS NO WITH SANDBLAST FINISH. FIELD PAINT SHERV?IN WILLIAMS *SOFTER TAM SW8141. REFER TO i 2 2 (CUT DOPIN THICKNESS AS REQUIRED)ATTACHED TO SHEET A4 FOR MDRE INFORMATION. 1M STUD FRAMING WITH Y12 SCREWS AT 24" O.C. STAGGERED. GUTTER DDDR AND FRAME: 45PRE- al �F - g. V ENGINEERED INTERNAL METAL PPR METAL BUILDING M�.NUFACTURER. (REFER TO DOOR SCHEDULE.) ' MC, TO SUPPLY AND INSTALL [R -3O} FIBERGLASS Si qg STOREFRONT: IRSULATiON WITH FOIL FACE VAPOR BARRIER. (REFER TO FLOOR PLAN FOR WINDOW TYPES.} - INSULATION CLIP TO BE SUPPLIED BY P.E.M.G. AND INSTALLED Iq LINE OF FOUNDATION: eYCONTRAGTOR. STEEL SCUPPER BY SUTLER (REFER TO FOUNDATION RAN.) 13 GA STAINLESS 100. -INSTALL PERMFGRINSTRUCTCONS. 15 STEEL SOLLARDS: INSIDE OPEMNO WIDTH TO BE 14". ( 9 )TYPICAL AT STOREFRONT ( 2 ) AT O.H. DOOR LOCATION. FIELD Tpj_XBONF PMi-i PER EXTERIOR FINISH SCHEDULE. (REFER TQ FOUNDATION . 1234 � SCUPPER 1�T w MEC METAIL PLAN.) ! f I (REFER TO PLUMBING PLAN) ti a� 5 Lt'yt�� �� t�YGv{HTL}i� f SCALE 7/P s +'-w �) 4 ETV' HvI GHT 1r ; �*,, EWE'. ,- 16 { T.O. STONE VLNEQd .111'4" (1 _ -{;.T >. - •_ 1E T.O. STDNr"ENEER SIGN 94F0:4J'O'RE'LLY,'NC 16 P1PI'O PA:LT3 (STACKED) f Is I 1 80'TTOM OF FOOT�:dG � 2 E I ! I RE: TO FOUi PLAN 14- 5 13 souii I SIGN INFO:49"4'REILLV AND 19' AUTO PARTS [STACKED) Q SCALLS. IW - I1W T.n. MRS(`-DRYI ELT V. 12NA' o T.O. STOREFROr T ELEV. 111',0' EXTERIOR FINISH SCHEDULE TYPE: COMPANY TYPE: COLOR: BRi'2( COLOR: SL Si GRAY' ACME BRIE:: MORTAR COLOR: MATCH BRICK COLOR SIZEIk` COURSING: f.UNNINp AND SOLDIER NINGAR BRICK COLOF.: BL 3'OTIi" ON• ACME BRICK S•�' 11 INDICATED BY HATCH: __1) BRICK (OR APPR01_D EQUAL) NX'RTAR Cpl UR: MATE{ BROIL COLOR SIZE: MODULAR COUP.^.IIG: RUNIti.idG AND £: AC KED INTEGRALLY COLDRL 7 - STAND.ARO CONCRETE RASO, :3'.Y FIELD COLOR EOU.17o UNIT 'Ti CREMP CONTRAC,Tf-I' SHALL SUBMIT SM PLE SPLITF.iCE{UNLL'58 NOTED 'EATHERLI7EBYA'- EBRICK TO OWNER FOR APPROVAL OTHERWISy (OR EQUAL) I 3EAL WITI4 MIN. (2) COATS ENVIROWAL Sr X B" X 19" Nn I.; PBT BY f ; 3P OR EQUAL .PRCi SEALER MyU13 � INSTALLED PER ALL EUI",.. FACE i 'V4N'JFACTURER9 RECOMMENDATIONS. COURT..: RUIN"dG tlCND PAINT TO iCRIMSON BRICK EXTER10, INSULATION AND FINISHFIELD Di- OU"ULATION PLUS 'ID CALOR- CONTRACTOR-, C P?LOVIDEA SYzTE'1 SANDBL4STANISH ehNPLETOUREILLY PRQIEDT [E.I.FS,, ADMINISTRATOR FOR COLOR APPROVAL EFCO DIRK Iii STCREFRONT ijWNEER CLASSICSRONZE (NO CUBSTITUTES ) E 11151 BROWN I FIELD PAINT BRONZE TO MATL;H BOLLARDS IN RD.D 7TOREFROi!T E ." i, JR DOORS OWNER FACTORY FINISHED BIRCH WHITE FIELD PAINT SHERWIN WI LLIAME r]VET:.'1Ei0 DOOR I OWNER SOFTER TAN' SIA 8141 (SEMI -GLOSS) FACTORY PRI'4i SHEET METAL ) BY METAL BUILDING MFGR FIELD PAINT BRLHd2PTJ MATCH CAP FI-A81{It." ..TUF'- rRCNT 17 LIGHT FIXTURE (REFER TO ELECTRICAL PLAN) 13 METAL STANDING SEMI AWNING Ai STRUCTURE: AWNING STRUCTURE To BE A WELL; D GALVANIZED STEEL FRAME fT}{24 DA STANDING -ERN 161 O.C. RIBS WITH A= IMSM. COLOR OF STANDING SEAM AWNING TO SE"DARK - PRGFILEAS SHOWN ON PUVISIELE',:AT16'J9AND SECTIONS. PROVIDE 0. END. TO AU. A'MNINGSAS SHO'.JN. 19 ROOF TOP UNIT [BEYOND): API ROXIMATE LOCAT'7N I) (REFER TO MECHANICAL PLAN FOR EXACT LOCATION) 1 ® 11ECHANICAL4':ALLPSMETRA7IONS: PROVIDE FRAMING, Fl1SF:ING, AND SEILANTAS RE.2UIRED. (REFER TJ M.E.P. SHEETS) 21 ROOF ROOF PIPINS' NT��ND,- REFER TO DETAIL 61 © CONCRETE SPIN BLOCK: INSTALL AT LACH DLP :NSPOUT. 23 M JIDNRYCnNTROLlLJDlANTON JOINT: (M'.TCH MASONRY)PROl'!DE SEALANT OVER 1PZ' DIM:ETER FOAM SACKER ROD. REFF_R TO STRUCTURAL DRAWINGS. ® RUST[CAni JOINT: REFER TO DETAIL Skis. ® MA_�ONRY:VALI. MIJ9TRUCTIW • (RUHi BOND CMD.): REFER TO EXTERIOR FINSH SCHLDUL'e AND WALL SECTIONS. ® OVERFLOW SCUPPER 18 OA PRE -FINISHED STeJNLE88 STEEL SCUPPER BY BURER MFG. CO. - INSTALL PER MFG'S INSTRUCTIC.NS. INSIDE OPENING? ADN{ TO BE I'-4', REFER TO DETAIL 71,09. 2T PR3V0E AND INSTALL IIiX1-4r STEEL TUBE TRELLIS W!TH EQUAL INTERMEDIATE Si REFER TO SHEET A4 FOR ADDITIONAL INFORMATION, PAINTTO MATCH STOREFRONT. DATe: RDVISIOY U_4.14 1-&1: A3 of 5 ANICHOR iWLT• �' �� FULL CUICFF TYPE LUMPWR£(S). IDEATION IN ANLTNOIT RDD REFER To SITE UTU-M '3 PLAN RELATION TO POLE FOR WrAIION5 010 HEI HUf $IVAFf To LNRRI P(I(TURE SCHEDULE FOR PLVN WL65HER ROTATION HANIONOLE SPEORG1nONS. _- __ \ r5-"\ PARKING LOT LIGHTING 5U1 NO SCALE /3 RHEAH TIES AT AIF O. C. ° /0 REM (TYR, RF 5). ° A CONOAT. ANCHOR BDL73 FURNSHETT BY POLE MANUFACTURER. #tk +� MATCH LIANIhACRIAEA- ANCHOR BELT PATTERN PACT L,RDUT UNDER POLE T° 0 PROVIDE FULL CONTACT WITH FOOTING• J RADIUS EDGE. •-3 - /3 TIM AT TOP. 11093V HEADED ANCHOR BOLTS .° -((AME F1II R11H HARDENED STEEL W'1l5HERS. WHEN OESIGN WIND SPEED Damss IGOMPH, GRADE F1554 (FY-55Ra1) SM79 IN USf BE USED. IIIA[,- \FI�N)ISH GRADE - STN 16 BV8 VERT. (Af P..10 ME CRETE AROU a PERIMETIEW BF CONCRETE CHER). TACK WELD ANCHOR NUF k 1/CxSA3r PLATE wASHER To _- BOLT. 3/Cx1O GROUND ROD, 18' OIANERR /3 REBHR TIESSPACED AT 1 O.C. CONCRETE POLE BASE DETAIL NO SOME DEfECdBLE PLASTIC VMRNm TAPE (SPEC 26 05 53). PIPE INSTAL LATIO0 DETAIL NO SCALE MINIMUM FOR' I_ �V'�• ..'r .' NIOOVI ELECTRIC � M•: !+ SELECTED ONCE AND E Ii ( :.�SELECTED B4CIblLL CLEAN GRAVEL WIDE EPIpNY. 54RMCE. Y1 (•' •� .7 �,t ".` PAVFNENT/CONCRET MINIMUM NOIR s:J'- k TIy.EAH SANG OR SOI TATER 1'HWV ROW. l; jii • ..,. / COAHPA pAcT D Noax SI PROR DENSITY. 3 _ EIECIICAL CONDUIT REFER To ELECRtlQ O AMU TT. MIN caNDurr9. r UNDERGROUND C1ELECTRICAL CONDUITS Sul NO SCALE BASE GROUT FHLB GRADI CROUP AFTER 1HDR NUf- If- x 3C HEADED ANCHOR BOLTS _ (OWE F1554S WITH HARDENED 91E0. FDUNDATON - WASHERS. WHEY OESIM WIND SPEED aVE_ ..E. 110 MPH, GRACE £1554 (Fye) BOLTS MUST BE USED ANCHOR BOLT DETAIL BASE DIAGRAM P -T) NO SCALE EN'.-qNO P -LE MOUNOL TRF'4w Omen. EKhTNG , :! ELECTRICAL VAULT 0 OD SITE UTILITIES PLAN � J 20 O 20 1 SCALS V-20' GRAPHIC scME - FEET GRAVEL GROSSM NOTEN WHERE NEW UTILITY SERVICES ALE ROUTED UNDER EKISTNC GRAVEL AREAS, ALL EmFnNG GRAVEL SHALL BE REMOVED IN THE FOLLOWING STEPS: 1j REMOVAL A TRENCHING 2} INSFALLATON OF UTILITY BACIDTLL k CG.PACION 4 INSTALLATION OF NEW GRAVEL THAT MATCHES THE DUSITNG SURROIUNONcs IN SOTH IMATENAL AND PAVATCR CONTRACTOR SHALL COORDINATE, OBTAIN k PAY FOR ALL REQUIRED PERMITS k LTCDNSES TO PERFORM THIS WGRK A SHALL BE RESPONSIBLE FOR ALL TRAFFIC CONTROL I:ws�awx>E�tWAI DA -w, 33-4-1r . 'A S li 1 of 1 NOTES - OI PDLL TNRL VENSTAR GURVEYOR/LIGHTING CONTROL PANEL. SEE SINTER 431 AND VENSTAR SCOPE OF WORN. O NEW UNDERGROUND PHONE SERVICE CONDUIT. ALL BENDS SMALL BE LCNC SWEEP TYPE CONTPACM SHALL NbNTFDLUSim R40NE COMPANY CC) PEINSON- MEET THd CAI SITE ANO LEIERHNE ER IC REFER Po TELEPHONE SERVICE R I ENTS INCLUDE ALL CGNORT AND TRENCNNO N on BRAIM CIRCUIT i FEEDER SCIEMM © 2 - /B AND 1 - 08 GROUND IN 0.75" CONDUIT. O 3 - /10 AND I - /10 GROUND IN I- CONDUIT. �L NOTE& 1. BRANCH CIRCUIT CONDUCTOR SIZES ARE INCREASED. TO ALLOW FOR VOLTAGE DROP. 2. CONTRACTOR SHALL CDDRDRHATE wITH ALL UTILITY COPIANR ES. USING UTILITY COMPANY CONTACT INFORMATION GIVEN. COOf+pI NATE FOR ALL Uf ILTY WORK SHOWN. GIVE UTILITY COMPAN IES NOT ICE OF CM97MMYjON START DATE AND EST MATEO COMPLETION DATE. S. GENERAL ORRRACTOR SHALL CONFIRM THAT LIGHT POLES, LANDSCAPING AND UTILITIES DO NOT CDNFLICT WITH SIGN Low ICN SHORN. IF ANY POTENTIAL CONFLICT IS DISCOVERED, OENBRAL CONTRACTOR SMALL ODHTACT THE O'REILLY PROJECT ADM INISTRATOt BEFORE PROCEEDING. TELEPHONE SERVICE REOUii MEWS, 9PFLYAL . Go "I ClOR SHALL 9CHED NSFALIAnON OF U/O TELEPHONE SERVICE CONDUIT RWTH GUINEA. CONTACT (4TY)874-Q SCHEDULE 40 PVC CONDUIT WITH RIGID M AWED STEEL LONG SWEEP BENDS O 18'-2C DEPTH FOR PHONE SERVICE PROVIDE 1/C PGLYPROPYL0.IE PULL UNE PLACE CONCUR A MIM UM OF 1Y FROM U/G 0.ECRIFAL CONDU115 IN SANE TRENCH. UM ow OF A- PRaPEWY LINE BELOW FlNSHm GRADE MID NsrML DAB MARKER FOR 'HOME COYPAMf, 1F NEC68NtY. DIHERWSE NAIE PHONE SERVICE CONDOR TO A POLE AND INSTALL RIGWI GALVA = STEEL ONDUT TO A MINDAJM 1O1 ABOVE FINISH GRACE, ATTACHED TO POLE OONIRICICR $WILL COORDINATE INSTALLATION AND Vs7affY REWIREUENTS wrm PHONE ODIPANY, PLUS INCLSOE ALL FEES (IF ANY) Lf PHONE H'QAPMD' FOR INSTALLATION OF NO LESS THAN 1L IN MENTIONED ONDUR, To CONTRACTOR mrAWTU 4SIB'x3/C M OUSOARD WITHIN BUILDING. CONTRACTOR SMALL PROVIDE MW. GROUND TT TELEPHONE EQUIPMENTWCATION, FiJM G GROUNONG ELECTRODE SYSTEM. FINAL CONNECTIONS AND INLWDE PHONE WMINIG BY OWNER. CDNIRACIOR INSTALL AWROP,dATE Gl4RNIFJO PFIDFIE SERVILE RSH. WFATNFRHFN. FRC- COdRONATE 1YfT11 oYAVFR AND PHOF:� CD. SAWCUT NOTE, WHERE NEW UTILITY SERVICES ARE ROUTED UNDER ERISIING PAVED AREAS. ALL EXISTING PAYING SNAIL BE REMOVED IN THE FOLLOWING STEP& I SAWCUTING PAVING, REMOVAL AND TRENCHING INSTALLATION3 INSTALLATIONOF UMM. 4 BACKFILL AND COMPACTION 5) IKSTALUATION OF NEW PAYING THAT MATCHEt 7HE E10711 6 SURROUNDING PAVING N SIMI MATERIAL AND EIEVITON. CONTRCM SHALL COORDINATE OwNN AND PAY FOR ALE REDUIRED PENINS MID UOENSLS TO PERFORM THS WOWC AND SHALL BE RESPONSI@E FDR ALL TRAFFIC CDNT.ICL WHILE PMmAmNG SAWWfiING OPERATIONS AS NECEtS,MRA; CONTRACTOR CAUTIONII VERIFY SEWER LNE ELEVATION BFFGIE STARITNa ANY BOLDING PAD GRACING AND PURRING WORK THESHALL FEUD Y0.WFY LLICATICN, MATERML =R CONDITONI, ACCESSIBARY {INCLUDING STATE HIGHWAY OR OTHER Bows-of-WAY3 AND WORKABLE FLOW LINE MLEvATM Or THE RUING SANITARY SEEDER SERVICE UNE OR MAIN. IF A WORKABLE FLOW UNE WAS NOT BEEN ESTABLISHED AT THE TIIZC OF FINAL SANITARY SEWER SERVI E CONNECTION. THEII THE CONTRACTOR E*KL BE RESPONSIBLE FOR ALL EIPE MES ASSOCIATED WITH THE INSTALLATION OF A NEW GRINDER PUMP SYSTEM TO 'MEET OWNER MID LOCAL REOBREMEARS E%IB rM DMIUMS NOTES, 1. BINDING INSTAUATRTHS (SUCH AS WATER ILANS/UNM GAS MAI S ES. SEWER MANS/LINES TELEPHONE LINES. PaNER UNES, AN UITLIIY STUACTURES IH THE KONITY OF THE WORK TO BE DO AK INDICATED ON THE ORW,= ONLY TO THE ERTENT THAT INFORNKTON HAS BEEN MADE AVAILABLE TO OR DISCOVERED BY THE ST161NEFA IN PREPARING THE QUMNINGS. THERE R N) GUARANTEE AS TO THE ACCLONLY OR COMPLETENESS OF SUCH INFORMATION. MO ALL RESPONEBUTY FOR THE ACCURACY AND COMPLETENESS THEREOF IG E71PRA'SSLY DBCIMMED. 2. THE CDNIAACMR SHALL. BE SOLELY REM NSME FOR I.O=KG ALL DnnNG IN VALLATIONS. I:ws�awx>E�tWAI DA -w, 33-4-1r . 'A S li 1 of 1 LIGHTING FIXTURE SCHEDULE ALL TIM LISTED GR THE 'U(Hr FI%NRE SCHEDULE' GR ymR ELECR➢G COMRAN'. INC. ATM SW01 YOUNC - DIRECT LINE 1 S14) 573-2081 WILL DE SUPPLIED BY THE OWNER (GIMLLY). ALL ITBAS 1)686 LACKLAND ROM OR SRM CAST - DIRECT UNE: I 14) .T}2095 SHALL 6E LMRECr ORDERED AND/OR RELEASED FROM THE ST. LOUIS, MO B3146 LIS= ELECTRICAL EOUPMENT VffI1RI9U1WL T(LL-FREE 1-600- -52&F TOLL FRET. FAL( - 1-888-28.!-0120 MTC. LAMPS MIMBBi wL7A6E Y ( )71)L-M"TIQN OF _oITALd: A05 NOTES ET FAI'I➢ER ACCESSORis EXTERIOR LIGHNS - DECORATIVE 1209 FYai-S,py�B-f$ NAA-y/-42-CFL-UE347-RUT-FEES h:�-LDSB6-FG 120 BLACK X X 1 IWIH FlXRIRE 42 ___ "HOrOCELL INSTALLED SY IbMR\Cf0I1. N,_" ER TO ARCH. DRAAINNGS FOR MOUNTING HEIGFR LED POLE LIGHTS - SHOEHOX - FORWARD THROW (TIPE N MTM" 9$ GE EASE -E4 -r -S-40 22'-B' POLE i.ENG-, AW MCE BALLASTS. (162 WRIT. SINGLE) -- NO suns IR1110NS QvADD-ry2E RE: 5Ut . (IR OTY. ,6. X X WITH FIKIURE ANCHOR BDLt3 W/NARDWARE & TEMPLATE SECURRY X22A-6d-1-DB-IAB: LIGHTING Al (DRLLED FOR 1 TI m y � AF�E50615>IDI$ MIG - .o. 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SPLIT-FAIIF C Y..,'J Pk'�ZK COMRNN Y [.: F NH ?± - CG .-pR TO MFS APAAAS SX . L'OrCH CRI BRACK ( i I� METAL AYMtING jSTOREY-RCYTAND W FLASKI 3 L"JL'c"�i TO BE DARK SRCf1&M lii'H.AEEFt L) f 1 f1 s Q E 2 st Z L) l J~. w � mm" ` SPK 0%T EMW 7 : W—ky t PAR" AREA 9" v F -j 1104 YOMANd i [.: -4 :osr L) i O E�k .l w � N . �:5] FLOOR PLAN PARTS AREA k' lOD L"JL'c"�i TO BE DARK SRCf1&M lii'H.AEEFt ftft 4 SOWH ELEVATION ---- -- — - _. O0olwaN�Tcww 0[S[RIICT DEMON CEl! sc1IW f10.i+0 AUTk3rA':T;I-STAM'ir GUIDELINETHATINCLEi4E5 A NOW40 FOR SEATUIG " f 1 f1 s Q E 2 st Z L) l J~. w � 0%T EMW - W—ky t U) YOMANd � [.: -4 :osr L) i O ftft 4 SOWH ELEVATION ---- -- — - _. O0olwaN�Tcww 0[S[RIICT DEMON CEl! sc1IW f10.i+0 AUTk3rA':T;I-STAM'ir GUIDELINETHATINCLEi4E5 A NOW40 FOR SEATUIG " f 1 f1 s Q E 2 st Z L) l J~. w � 0%T EMW - W—ky t U) ftft 4 SOWH ELEVATION ---- -- — - _. O0olwaN�Tcww 0[S[RIICT DEMON CEl! sc1IW f10.i+0 AUTk3rA':T;I-STAM'ir GUIDELINETHATINCLEi4E5 A NOW40 FOR SEATUIG my 01RY 1 f1 s Q E 2 st Z L) l J~. w � U) z�^ L) i O Z Co Of 1 N . �:5] FLOOR PLAN .ell& IAr-1'40' S ' 2 1 f1 s Q E 2 st Z L) l J~. w � U) z�^ L) O Z Co Of 1 VIEW FROM SOUTHEAST (ALONG 147TH ST. N.) VIEW FROM SOUTHWEST (ALONG FOREST BLVD) VIEW FROM NORTHWEST (ALONG FOREST BLVD;° ev RENDER 4> A3 TOTAL EXTERIOR SQUARE I ITOTAL INTERIOR SQUARE FOOTAGE = 7067 s.f. IFOOTAGE=860091 A3 1 FLOOR PLAN _ N Ai SCMEI IJr. i' -w