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7.7. SR 02-18-1997ty of ivel? 7.8'7, MEMORANDUM TO: FROM: DATE: SUBJECT: Mayor and City Council Steve Ach, City Planner ~g',/4_ February 18,1997 Conditional Use Permit Request to Operate a Motor Vehicle Service Station and Car Wash, Public Hearing Case No. CU 96-25 Request Holiday Companies, Inc. is requesting a conditional use permit to operate a motor vehicle service station, convenience store and drive-through car wash. Location Northeast corner of Freeport Avenue and School Street (Lot 1, Block 1, Heying Addition). Zoning/Land Use C3 (Highway Commercial) / HB (Highway Business) Attachments * Report to the Planning Commission dated January 28, 1997 · Revised development plans dated 2/7/97 Overview Holiday Station Stores is proposing to construct a 4,232 sq. ft. gas station/convenience store along with an attached 973 sq. ft. drive-through car wash facility. The store will have a total of 5,205 sq. ft. The Holiday Station is proposed to operate as a 24 hour gas/convenience store with 6 dispensing stations (12 positions for vehicles) for gasoline service. The Holiday Station Store development is the first application received by the city received for development of the recently platted Heying Addition. The plan as proposed by Holiday is consistent with the concept plans presented to the City Council when the preliminary and final plat were approved by the Council. Please 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 ° Fax: (612) 441-7425 Memo to the Mayor and City Council Page 2 February 18, 1997 refer to the attached exhibits illustrating the plat as it was approved, as well as the concept plan for the Heying Addition plat. Traffic Circulation As discussed with the City Council when the plat for the Heying Addition was presented, one of staffs primary concerns was the first access point into the development. This access point off Freeport Avenue will provide access to both Holiday Station Stores and the first commercial lot to the north. The entrance drive is proposed to be designed with one lane of traffic entering the site and two lanes existing onto Freeport Avenue. This design was recommended to accommodate the number of vehicle trips anticipated by the Holiday Station Store and the first development immediately to the north. The Holiday site plan illustrates 26 parking stalls on site which meets the city's parking requirements. Access to the car wash facility can be achieved around the south and the east sides of the building in order to enter the car wash. This driveway will be signed accordingly for one-way traffic since the driveway is only 16 feet wide. Improvements to the Site Immediately to the North The Holiday Station Store will be developed with a common driveway with the first lot immediately to the north. This will require Holiday to actually construct some of their improvements (off site) to complete their traffic circulation needs. The final plans to be approved will need to clearly illustrate the improvements and the grading associated with the Holiday Station Store that will be done on the lot immediately to the north. Landscaping Staff has reviewed the proposed landscaping plan by Holiday and have offered a few suggestions. These comments have been included as part of the staffs recommendations for the Council to consider. These specific suggestions include the following: Relocating the four pine trees in the northwest corner of the site to improve visibility for both ingress and egress vehicle movements. Include a few overstory trees along the School Street side of the property. Relocate the conifers within the drainage and utility easement on the east side of the property elsewhere on site. s:\council\cu9625xx.doc Memo to the Mayor and City Council February 18, 1997 Signa~e Page 3 Holiday's plans originally included two free-standing signs, however, the Planning Commission and staff have recommended Holiday be limited to one free-standing sign. The sign shall be of monument style similar to other recent developments along the Highway 169 corridor. The specific sign proposed by Holiday is a 20 ft. high by 8 ft. wide free-standing sign. The sign area would have a total square footage of 140 sq. ft. The Planning Commission has recommended that the square footage of the sign be reduced down to 108 sq. ft. which would be closer in line with the SuperAmerica free- standing sign at 193rd and Highway 169 (15 feet high with a sign area of approximately 80 sq. ft.). Holiday Station Stores will also be amending their wall signage to include three wall signs on the building per city ordinance. In addition, it is proposed three sides of the canopy over the gas pumps will also include signage identifying the Holiday Station Store. This signage on the canopy has not been included in calculating Holiday's sign requirements. Canopy The canopy over the gas pump islands will have a back-lit PANA-flex panel. This is the same design utilized on the Holiday Station Store on Joplin Street and Highway 10. As mentioned above, the canopy will have a HOLIDAY sign on three sides. To mitigate the potential lighting impact on the residents immediately to the west the Planning Commission recommended the back-lit canopy, with the exception of the sign area, be turned offbetween 10 p.m. and 5 a.m. Outdoor Storage of Merchandise~Accessory Uses Staff has asked that Holiday provide information indicating where it is anticipated outdoor display of merchandise will occur. The ordinance does allow 10 percent of the building floor area to be used outside for the display of merchandise. It is also recommended that the display of merchandise not obstruct the required sidewalk area of 6 feet in width. Holiday has indicated that they will be able to comply with this requirement. It has also been requested that Holiday indicate other "accessory uses" typical of gas stations be included. For example, the location of air hoses, self-serve vacuum cleaners, telephones and any propane dispensing tanks, if this service is to be provided at this location. Refuse Collection s:XcouncilXcu9625xx.doc Memo to the Mayor and City Council Page 4 February 18, 1997 Holiday has indicated all of their refuse will be collected and stored inside of the building. There will be a garage door on the west elevation of the building near the southwest corner where the garbage trucks will gain access to the collected refuse. Building Materials The building is proposed to be constructed of a brick material around all four sides of the store. The roof will be a hip-style and will include typical shingles as a roof material resembling more of a residential roof construction. The entire fascia of the building will be a back-lit panel on which the wall signs will be a part of. This fascia will extend around all four sides of the building. Additional Information Please refer to the attached report to the Planning Commission for additional information. Planning Commission Recommendation The Planning Commission reviewed the request for conditional use permit and recommended approval of the request by Holiday Station Stores with the conditions outlined in the staff report along with following modifications: Free-standing signage be limited to one monument-style sign with a maximum height of 20 ft. and a total area of 108 sq. ft. and the sign should include aesthetic elements to reinforce the monument style. That portion of the west elevation of the back-lit canopy except for the sign shall be turned offbetween the hours of 10 p.m. and 5 a.m. to eliminate the light from shining in a westerly direction during the evening hours. 13. Outdoor display on sidewalk areas shall allow a minimum of 6 feet to be kept clear for pedestrian traffic. 14. Wall signage on the building shall be limited to 3 as set forth in city ordinance. Recommendation s:XcouncilXcu9625xx.doc Memo to the Mayor and City Council Page 5 February 18, 1997 It is recommended the City Council approve the proposed conditional use permit by Holiday Station Stores to construct a 5,205 sq. ft. gas station/convenience store and drive-through car wash with the conditions as follows: o 10. 11. 12. 13. COMMENTS IN TERRY MAURER'S LEI'I'ER DATED JANUARY 17, 1997 BE INCLUDED INTO THE REVISED PLANS. 14. HOLIDAY'S PLANS BE REVISED TO CLEARLY REFLECT THE IMPROVEMENTS THAT WILL BE MADE ON LOT 2 IN CONJUNCTION WITH THE HOLIDAY STATION STORE PROJECT. ADDITIONAL INFORMATION BE PROVIDED IDENTIFYING THE LOCATION OF ALL OUTDOOR DISPLAY AREAS. FREE-STANDING SIGNAGE BE LIMITED TO ONE MONUMENT-STYLE SIGN WITH A MAXIMUM HEIGHT OF 20 FT. AND A TOTAL AREA OF 108 SQ. FT. AND THE SIGN SHOULD INCLUDE AESTHETIC ELEMENTS TO REINFORCE THE MONUMENT STYLE. THAT PORTION OF THE WEST ELEVATION OF THE BACK-LIT CANOPY EXCEPT FOR THE SIGN SHALL BE TURNED OFF BETWEEN THE HOURS OF 10 P.M. AND 5 A.M. TO ELIMINATE THE LIGHT FROM SHINING IN A WESTERLY DIRECTION DURING THE EVENING HOURS. HOLIDAY COMPANIES WILL BE REQUIRED TO SIGN AN AGREEMENT ACKNOWLEDGING THAT ANY WORK DONE IN THE 30 FT. DRAINAGE AND UTILITY EASEMENT ALONG THE EAST SIDE OF THE PROPERTY WHICH REQUIRES THE REMOVAL OF ANY IMPROVEMENTS BE REPLACED AT THE EXPENSE OF HOLIDAY COMPANIES. CONSIDERATION BE GIVEN TO PROVIDING SOME PEDESTRIAN ACCESS (I.E., A SIDEWALK) FROM THE EXISTING 7 FT. SIDEWALK ALONG SCHOOL STREET TO THE HOLIDAY STATION STORE FACILITY. A SEGMENT OF SIDEWALK BE INSTALLED EXTENDING NORTH OF THE CAR WASH PROVIDING A CONTINUOUS SIDEWALK SYSTEM BETWEEN COMMERCIAL USES. THE PROPOSED CONIFERS LOCATED IN PROXIMITY TO THE FIRST ENTRANCE INTO THE HOLIDAY STATION STORE BE RELOCATED TO IMPROVE THE SITE VISIBILITY OF THIS INTERSECTION. THE 6 CONIFERS PROPOSED TO BE LOCATED WITHIN THE 30 FT. DRAINAGE AND UTILITY EASEMENT BE REMOVED FROM THIS EASEMENT. SOME ADDITIONAL LANDSCAPING BE PROVIDED ALONG THE SCHOOL STREET SIDE OF THE PROPERTY. ADDITIONAL INFORMATION REGARDING THE TRASH ENCLOSURE AREA BE PROVIDED. OUTDOOR DISPLAY ON SIDEWALK AREAS SHALL ALLOW A MINIMUM OF 6 FEET TO BE KEPT CLEAR FOR PEDESTRIAN TRAFFIC. WALL SIGNAGE ON THE BUILDING SHALL BE LIMITED TO 3 AS SET FORTH IN CITY ORDINANCE. s:XcouncilXcu9625xx.doc 'y of iver TO: FROM: DATE: SUBJECT: ITEM 6.4. MEMORANDUM Planning Commission Steve Ach, City Planne~ January 28, 1997 Conditional Use Permit Request to Operate a Motor Vehicle Service Station and Car Wash, Public Hearing Case No. CU 96-25 Request Holiday Companies, Inc. is requesting a conditional use permit to operate a motor vehicle service station, convenience store and drive-through car wash. Location Northeast corner of Freeport Avenue and School Street (Lot 1, Block 1, Heying Addition). Zoning/Land Use C3 (Highway Commercial) / HB (Highway Business) Attachments · Memo from the City Engineer dated January 17, 1997 · Location map · Zoning map · Proposed development plans · Plat of the Heying Addition · Concept plan for the Heying Addition · Copy of SuperAmerica's monument style sign Overview Holiday Station Stores is proposing to construct a 4,232 sq. ft. gas station/convenience store along with an attached 973 sq. ft. drive-through car 13065 Orono Parkway · P.O. Box 490 · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425 Memo to the Planning Commission/CU 96-25 Page 2 January 28, 1997 wash facility. The store will have a total of 5,205 square feet. Holiday is proposing to operate the facility as a 24 hour gas/convenience store with 6 dispensing stations (12 positions for vehicles) for gasohne service. The Hohday Station Store development is the first application received by the City for development of the recently platted Heying Addition. The proposed site to be developed is the current location of the 6,400 sq. ft. school administration building. With the Holiday development, the existing building along with the associated parking lot will be removed. Preliminary Plat~Concept Plan As mentioned above, the City Council recently approved the proposed Heying Addition consisting of 4 commercial lots extending north of School Street along Freeport Avenue, north to the city's water tower. Along with the approved plat there was a concept plan referenced as part of the Council approval illustrating identified access points which will need to be maintained with the future development of the remaining lots in the plat. The concept plan also illustrated necessary storm drainage pond areas, future building locations, and proposed parking areas. Traffic Circulation The primary access to the proposed Holiday Station Store will occur off of Freeport Avenue. This access point off of Freeport Avenue will be designed to accommodate one lane of traffic entering the site and two lanes exiting onto Freeport Avenue. This entrance was designed in this manner to accommodate not only the traffic from the proposed Holiday Station Store but also the possible development of a 6,500 sq. ft. commercial use on the next lot to the north. The Holiday site plan includes 26 parking stalls on site which meets the city's parking requirements. The car wash facility that is proposed for the north side of the Holiday Station Store would be accessed from the driveway which loops around the east side of the building. The 16 foot driveway will provide access to the car wash as well as the necessary stacking space for vehicles waiting to use the car wash. The driveway as designed at 16 feet is not wide enough for two-way traffic; therefore, it will have to be appropriately signed, identifying the one-way flow that will occur. Improvements to the Site Immediately to the North Although there are no immediate plans to develop the proposed site to the north, the Hohday plans will have to be modified to clearly reflect the s:\planningkpc\cu25pc.doc Memo to the Planning Commission/CU 96-25 Page 3 January 28, 1997 improvements that will be made along with the development of the Holiday Station Store. The proposed grading and parking lot improvements in this area will have to match in with the Holiday Station Store and in general conformance with the concept plans that have been presented along with preliminary and final plat to the City Council. Landscaping The proposed landscaping plan includes a variety of plant material as set forth in the city's ordinance. Based on the calculations to determine the required amount of landscaping, the proposed plan will need to include an additional two overstory trees. The plan also indicates that all landscaped areas will be sodded and irrigated. It has been recommended by Bryan Adams, the ELk River Utilities Manager, that large trees not be installed within the 30 ft. drainage and utility easement along the east side of the property. There is currently a 24 inch watermain within this easement, as well as overhead electric lines in this area. However, it was mentioned that medium-size shrubbery that would not grow higher than 15 feet would be acceptable. Therefore, the proposed Austrian pines in this area should be relocated somewhere else on site. The plan also shows four Austrian pines in the northwest corner of the site along the entrance drive and near the first curb cut into the Holiday Station Store. These pine trees should be removed from this location to improve the site visibihty triangles for vehicles entering and leaving the site. It would also be recommended that either some of the relocated conifers or the required overstory trees be located along the School Street side of the site. Currently this side of the site has no trees and it would be appropriate to include some trees along this side. I believe this could be done without compromising visibility of any signage. Signage The proposed plans currently show one pole pylon sign in the southwest corner and a secondary sign in the southeast corner. Attached are detailed drawings of each of these signs. These two signs resemble monument style signs; however, are larger than the signs in Elk Park Center and SuperAmerica at 193rd and Highway 169. Holiday is proposing both of these freestanding signs, which is one more than any other site has been allowed in recent history. Staff would recommend Hohday's freestanding signage be consistent with other developments along Highway 169. Specifically, SuperAmerica's "style" s: kplanningkpckcu25pc.doc Memo to the Planning Commission/CU 96-25 Page 4 January 28, 1997 and "size" of monument sign is a good comparison. SuperAmerica's sign is 17 feet high with a total square footage of approximately 80 square feet. The proposed wall signage will consist of two signs on the west elevation; one identifying the Holiday and the second, the touch-free car wash. The east elevation will also include two wall signs; one in the southeast corner of the building and the second, again, above the entrance to the car wash facihty. The ordinance allows a total of three wall signs; therefore, one of the proposed wall signs will need to be eliminated. Typically, Holiday gas stations include signage on their canopy. In addition, the canopies are usually designed as back-lit canopies providing full illumination of the canopy. The lighting can be bright and seen from a long distance. A good example is the Holiday at the corner of Joplin and Highway 10. Given the school and residential area to the west of this facihty, staff would recommend that at least the west side of the canopy which is oriented towards the school and residential properties be "blocked out" so no lighting be projected in a westerly direction. Outdoor Storage of Merchandise Typically gas stations/convenience stores store and/or display merchandise outside of the building, either in the sidewalk areas or next to the dispensing stations. The ordinance does allow up to 10% of the total floor area of the building to be dedicated for outdoor display of merchandise. It should be mentioned that the areas intended for outdoor display cannot occur within any driveways or in required sidewalk areas that will obstruct pedestrian movements from parked vehicles to the building. It would be recommended that Holiday demonstrate which areas are intended to be used for outdoor display and be included as part of the approval for the conditional use permit. Refuse Collection, The plans do not include any location for trash collection. The apphcant has indicated the refuse collection will most hkely occur outside of the building. A possible location will be in the rear of the building. Additional information will need to be provided indicating the location for the proposed trash collection area. Accesso~. Uses It would also be appropriate for Holiday Station Stores to identify on the site plan expected locations for other accessory-type uses that may occur on the s:Xplanning\pc\cu25pc.doc Memo to the Planning CommissionYCU 96-25 January 28, 1997 site. These types of uses may include air hoses, self-serve vacuums, telephones and propane dispensing tanks. Page 5 Building Materials The building is proposed to be constructed of a brick material around all four sides of the store. The roof will be a hip style and include typical shingles as roof material. The entire fascia will once again be a back-lit panel on which the wall signs will be mounted. Recommendation It is recommended the Planning Commission recommend approval of the proposed conditional use permit by Holiday Station Stores to construct a 5,205 sq. ft. gas station]convenience store, with the following conditions: COMMENTS IN TERRY MAURER'S LE'rrER DATED JANUARY 17, 1997 BE INCLUDED INTO THE REVISED PLANS. HOLIDAY'S PLANS BE REVISED TO CLEARLY REFLECT THE IMPROVEMENTS THAT WILL BE MADE ON LOT 2 IN CONJUNCTION WITH THE HOLIDAY STATION STORE PROJECT. ADDITIONAL INFORMATION BE PROVIDED IDENTIFYING THE LOCATION OF ALL OUTDOOR DISPLAY AREAS. FREESTANDING SIGNAGE BE LIMITED TO ONE MONUMENT STYLE SIGN WITH A MAXIMUM HEIGHT OF 15 FT. AND TOTAL AREA OF 100 SQ. FT. IF THE PROPOSED CANOPY IS TO BE LIT, THE WEST ELEVATION OF THE CANOPY BE "BLOCKED OUT" TO ELIMINATE THE LIGHT FROM SHINING IN A WESTERLY DIRECTION. HOLIDAY COMPANIES WILL BE REQUIRED TO SIGN AN AGREEMENT ACKNOWLEDGING THAT ANY WORK DONE IN THE 30 FT. DRAINAGE AND UTILITY EASEMENT ALONG THE EAST SIDE OF THE PROPERTY WHICH REQUIRES THE REMOVAL OF ANY IMPROVEMENTS BE REPLACED AT THE EXPENSE OF HOLIDAY COMPANIES. CONSIDERATION BE GIVEN TO PROVIDING SOME PEDESTRIAN ACCESS (I.E., A SIDEWALK) FROM THE EXISTING 7 FT. SIDEWALK ALONG SCHOOL STREET TO THE HOLIDAY STATION STORE FACILITY. A SEGMENT OF SIDEWALK BE INSTALLED EXTENDING NORTH OF THE CAR WASH PROVIDING A CONTINUOUS SIDEWALK SYSTEM BETWEEN COMMERCIAL USES. THE PROPOSED CONIFERS LOCATED IN PROXIMITY TO THE FIRST ENTRANCE INTO THE HOLIDAY STATION STORE BE REMOVED TO IMPROVE THE SITE VISIBILITY OF THIS INTERSECTION. s:XplanningXpc\cu25pc.doc Memo to the Planning Commission/CU 96-25 January 28, 1997 10. THE 6 CONIFERS PROPOSED TO BE LOCATED WITHIN THE 30 FT. DRAINAGE AND UTILITY EASEMENT BE REMOVED FROM THIS EASEMENT. Page 6 11. SOME ADDITIONAL LANDSCAPING BE PROVIDED ALONG THE SCHOOL STREET SIDE OF THE PROPERTY. 12. ADDITIONAL INFORMATION REGARDING THE TRASH ENCLOSURE AREA BE PROVIDED. s:XplanningXpc\cu25pc.doc 1 (O~[LTI~ 1326 Energy Park Drive St. Paul, MN 55108 612-644-4389 1-800-888-2923 Fax: 612-644-9446 January 17, 1997 File: 230-345-11 Mr. Steve Ach City Planner City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: HOLIDAY STATIONSTORE SITE PLAN REVIEW Dear Mr. Ach: CIVIL ENGINEERING ENVIRONMENTAL MUNICIPAL .~NING SOLID WASTE STRUCTURAL SURVEYING TRAFFIC TRANSPORTATION ELECTRICAL/MECHANICAL ENGINEERING: HVAC POWER DISTRIBUTION SCADA SYSTEM CONTROLS As requested, we have reviewed the package submitted by John Oliver and Associates for the proposed Holiday Stationstore on Lot 1 of the Heying Addition. This proposed Holiday Station is located at the corner of Freeport Avenue and School Street. The package we reviewed consisted of a Site Dimension and Utility Plan, Grading and Drainage Plan, Landscape Plan, and two detail sheets, all with a revision date of December 30, 1996. As you are aware, there were two staff review meetings, one reviewing an earlier submittal and one reviewing this most current submittal. In between these two meetings, there were several discussions with representatives of Holiday Companies and their engineer. Based on all of these meetings and our review of this submittal, we would offer the following comments: As part of the Heying Addition plat, additional easement needs to be provided on Lot 1 to cover the existing sidewalk on the south side of the lot, the extension of the existing hydrant to the north to provide fire protection, and the proposed drainage pond. The sanitary sewer and water services for the site are shown underneath the proposed drainage pond. If this is the chosen route, extreme care will need to be taken that sufficient cover is provided to ensure that the services will not freeze in the winter months. An alternative for providing water service to the site that could be considered would be to tap a new 2-inch service off of the 24-inch watermain that exists on the east side of the lot. OFFICES IN: ,}NEAPOLIS PRIOR LAKE ST. PAUL WASECA The drive behind the building on the east side of the lot that services the Car Wash is constructed within the existing watermain easement. Bryan Adams, the General Manager of the Elk River Municipal Utilities, has indicated he is not opposed to his easement being used for this purpose; however, he wants it noted that it would not be the Municipal Utilities' intention to repair the drive should it be necessary to excavate it for purposes of repairing the watermain. He would also not be responsible for any loss of business should the car wash need to be closed down to access the watermain in this easement. An Equal Opportunity Employer Mr. Steve Ach January 17, 1997 Page Two The access to this site is a 40-foot wide driveway along the lot line between Lots 1 and 2. This width of driveway will allow for one lane of traffic inbound and two lanes outbound. Therefore, a dedicated left turn lane and right turn lane can be provided. This should help to keep traffic moving in the peak traffic flow times. Currently, water from the north curb line of this driveway will sheet across the driveway to a catch basin located on the south curb line. There is over a foot of fall across the driveway because of the general topography of the site. However, we would suggest that an attempt be made to pick up drainage on the north side with a catch basin to eliminate as much as possible any sheeting action, due to the large volume of traffic that can be expected to utilize this driveway. The majority of runoff from this site will flow to one catch basin located adjacent to the pond. We question whether or not one catch basin is sufficient to take drainage from the majority of the site. o Grading for the drainage pond needs to provide a 10-foot flat area adjacent to the sidewalk and a 5-foot flat area adjacent to the curb on the interior of the lot. It is unclear from the submittal package how much of the improvements to the north into Lot 2 will be constructed at this time. At a minimum, the entire driveway approach needs to be constructed and the parking along the north of the building, which actually falls in Lot 2, should also be constructed. The grading for the Heying Addition needs to make provisions on Lot 2 to eliminate any potential for erosion and/or overland flow down into the Holiday site. o The Landscape Plan shows a number of trees that are proposed to be located in the existing watermain easement on the east side of the lot. Major landscaping components such as trees should not be allowed in this area. Smaller landscaping components such as shrubbery would be acceptable. If you have any questions concerning these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS TJM:tw 345-1704.jan lU :::) Z bi I- 0 VACUUM DO I~rTE:R ..~G~S 57.0 20.0 [ PED RAMPS ct~ iii gl~,]5 ~ ~AIR HOS~: F't.tJO ( gt3.44 50.5 ~'~--"t'-~...''~'i ~ 'SCALE iN' FEET .v/iv.:' I. MINIMIJ4 7.5 FEET OF COVER OVER WATER SERVICE 2. ABANDON ID(IS'rING SERVICES AND PLUG 6" WATER SERVICE SCHOOL STREET ~ ....... ......... ::~ _;~--::}.-:.::-_ -: ..--:....-_'..'T_ ::':_: ........... -~ -: .............. ~ll [XISTING SANITARY S[WE~ ~. P~ OPOSL-'O SANITARY ....................... [XISTING WAT[RMAIN ~R OPO~E:~, WATERMAIN ~ , , EXISTING STORM $£WER :) PROPOSED STROM S~:WEE <:>or.,.) SHE_CT , i Z M leS' RCP 12' CL5 · t ...STR sCHOOL .~,,, STORM SEWER STRUCTURE SCHEDULE CB IOIA 24' x ;~' R-3246 01~.53 91~03 915.gB CHMH JOI 48 ~* R--324~ glg.~3 OIl_L3 144 103 48' d R-3248 923.29 918.63 EX,SI'lNG GeC~NO ~(U ''~ P~O,SEO ~ LEGEND .... EXISTINC CON TOtJ~ , , EXtSTINC STC~Id ~W~R ~'OPOS~D STROM SEWER N 0 20 40 6,0 SCALE :N ~'EET SHE~'F NO J i I !~ .,':q ?' - ....................... ~ \% ~ \~. "-,. ~--"-: '/;.~, ": \ ~-,. / \ !\ \ x J ,j I ..-.ff--.l>."i ..... ,.:,.,~, ~, , ,~ ~ ', ~ ~ '~'"..~-%,~j ;,'~, ,,\ , ~: -- -. i j , : 't.,. '{ / , ~ , ...,4 ~ i %- ' , ,' , '.. '-.. , ; "~ , '. , ~. 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"' -' - _c ~ -- ¢ J' ~- ~ _ ~ ---_- z.:~..; ~--- ;;~-;~,~.-- .......... ~ ~ HOOL S TREE~- '-=--="'--V----=' , .... ............ NOTE: / /.< .~ .~--~...';;~.-- ..... ~..-~-'~ .............. ~ ......................... _'~'_T_.Z.~ ~,~L~',,~7%~f ~/~" '*~m A~nOES~CC~T )~ , c-~ ~- - .... _==:.~;--~:----_~~~ - ":~---~ - - ~- /~/-')~.~ ~ . ~ ~ ~. ~ ........ -.'..~...::;...~ ..... *. ~__~~- .......... -..--.--.... CO FE EE - .~0UND +'-~ ..................... ,'~ U /.V'/<N// '~ I " ........ -'-= ..... II i/II ~ ' 6ENE~AL NOTES . ( ~.~/I I ,~ 7. A/l open areas of a site not occupied by building, parking, walkways, or Materials storage areas shall be sodded or install other approved ground cover. ~ /-.J Exception to this ia uodisturbed areas contaimng natural vegetal/co ~ ~ L AIl overstorv trees shall have e minimum cahper oi ~.0 inches, Balled ~e which can be maintained free oi Iorei~n and/or noxious weeds· ~ Ll - ~ GUY W}EFS 0F 10 Buried (B&~I J ~' _/ :20 DE$~EE$ :,p,tPT · 8. All sodded or landscaped areas shall be irrigated with automatic I J %/ 9 AP ornamental or understor trees shall he"e - minimum caliper of 5 mderground irrt~ation except sites which are zoned [adusLrlal " ~' ' ~ ......... '' Irrigation system shall be designed by installer. Shop drawings shall ~ ~ 3. All coniferous trees shall have a minimum planting height ,of 5 feet, be supplied to the engineer for review prior to installation, FOLD BACK BURLAP FROM x j j ~. Balled & Burlap. r0P or BALL 'N. ~ ~ 9. All landscape m.terla, shall be g ..... teed for a period o, one , .... N Il ~ 4· Com,erous shr. bber~r shall be the foil .... g mi .... rn sizes: ?b. is g ..... tee t~ to ,.sure for' proper installati .... d subsequent ..~a~,¢.a.~---~..~m~_ ~ . a. Spreading - 3 gaUon, potted. ~i~.~4+ .... t I m l~ //""-"~J~'"-'"'-"' b ~pr,ght~edlu~ - .'.'a"°"'to. ,eatP°tted'~a.ed ~ .ur,ap lO. ~, landa..pe m.te..~ s.ai, .e in...ed a.d .a,n.,.ed a. per ! t I · .n-~' // ,,".r.r s,AK, =' - ' ' ' Minnesota Nurserylllan Association StaIldards. latest editioll. The I '~-i ~l · landscape material shall be nursery quality stock· ~'" MIN ,~'~¥- J 5. Deciduous shrubber~ shall be the follomng mimmum sizes: ' ~ · ,, .q~.._~ _..~' j a Dwarf 3 gallon potted i I ~ · . - . . il. Bacl~ill for plant material sba. .... ,st of top.oil (free f== lu=ps. , l/%-~l~!~"~- l~:. 1 b ~edJura 5 gallon potted w · - ' ' t tgs and rocks), peat moss and fertilizer applicable to svecies, j ~, :~,, ! D. ~all - ~ to ~0 i=ohes, potted. ' ' // .... t .......... 12. Plant material shall be planted as per the plantin8 data/Is, tOOq£NED SUBSOIL' }-~ TWICE BALL DIA. used in the bed produce new plants through the roots, lqower beds are 13. if an7 plant species is u~available or in the opinion of the nurserTman oct required to ha~ roc~ mulch Bdging shall be used around all a substitution would be more applicable (due to soil tTpe or location). ptanLing bedsaud shrubplaatin~s. I. he eo~ ...... ball be contacted p .... t ..... pt ..... f thesubstitut,on.TREE PLANTING DETAIL ~4. S,~*ei~g between plant material shall be industry standard. P!ants are sho~m at approximate full grD'~rth diameter C,~ VAS'-t ~C,N 14.2 3Q.P'T. ATI'I SiGH 8.4 TOT, N. 107. cl ,~Q. FT. PIROPOSED MONUMENT SIGN . A~ Noted by lM.~ nat, 1-28-q7 (~ ' ~ HOUDAT 5TATIOMSTOP, E PPOPO~D SCMACF~ (tK PIV~) ) Homld 13'-0' , 12- 12' 3'-5 3/~" [ 1' 11'-6 1/2' L1 11/16 6" Rt~ STRIPE 2" SPACE 6" BLUE 5TRIPE ALL STRIPING TO RUN CONTII",IIOU 5 BEI"-IIND 1/2" BLACK OUTLINE AROUND BUll FT LOGO BLUE FIN \¢I1TE BACKGROUND RED FIN ..~% "HOUDA'F" NV/ 1/2" BLACK OUTUNE PANAFLf~ BACKUT FASQA \V~I~ "ACI'I" PANEL ~'-&" X I~'-O'l //IN~L CAN©P'¢ ~I®N &D, L Na. t~KOASG/~LD~/G A~ Noted IdCLIDAY 5TATIO~ISTORE P~oPo.~ED SGMAC~ (d_K NIW~) Holiday Companies Engineering Department Holld t2~ la" Sm i 1 6" RED 5TRIPE 2" 5PACE 6" BLUE 5TRIPE ALL STRIPING TO RUN CONTINIOU5 BEHIND 51GNE. i/2" BLACK OUTUNE AROUND DUI LFT LOGO BLUE FIN \~1~ BACK GROUND 30" VINYL LOGO AND I_FTTER5 PANAFLEX BACKUT FA3CIA DO" ",/INYL LO®O AND LETTERS ON ILLUh4. PANAFLEX FASCIA - 48" FASCIA (DrN~, 5LI~OASGN. D~/G ) · As Noted HOUDAY 5T~1~C~ 5TOP~ PROPO~ .~C~ (~..~ RIV~) f Holiday Companies ) I Engineerincj Department 4567 V/e~t aOfll SIT.et. MM~. MN. 554,3-7 612-83~-88M ollda CAR WASH, t=t~,ONT ELEVATION PINI~ ~ e II 0t~EAI~. ~LEV'ATION ELEVATION ~ -I"-O' O51DE ELEVATION ~ I/~" -ll-~" Holiday Compan,es [ [ [ [ ELK RIVER, MN ~-.,AL.~ I/,~"=1'.-O" A. K3.Jt'41..~HAN NOI~.'I'H LOCATION PARK ~<~{-~ LOCATION = City o£ ~.q~ ~- ~ ~ 1 ~m~Nlver ._ ~ LOCATION ~ ZONING , Elli'[River MAP CU96 25 3065 Orono Parkway. P.O. Box 490 CAS Elk River. MN 55330