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7.1b SR 05-18-2015 �j Elk = - Request for Action River To Item Number Mayor and City Council 7.1 b Agenda Section Meeting Date Prepared by Public Hearin s May 18, 2015 Chris Leeseber , Park Planner/Planner Item Description Reviewed by Conditional Use Permit to Establish Planned Unit Zack Carlton,Planner 1 Development Reviewed by Cal Portner, City Administrator Action Requested Approve or deny, by motion, the Conditional Use Permit (CUP) as proposed. If approved, the Planning Commission and staff suggest the following conditions: 1. The CUP is not a building permit and the applicant must apply for and receive approval of required building and sign permits before construction may begin. 2. The building shall meet all building and fire codes. 3. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants necessary to preserve the health and safety of the residents. 4. The applicant must apply for and receive approval of all required sign permits before signage may be installed. 5. Land use amendment approval is required. 6. All comments in the comment letter dated April 17, 2015, shall be addressed. 7. All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum subtotal of their illumination will not increase the level of illumination on any nearby residential property by more than 0.1 foot-candle in or within 25 feet of a dwelling or by more than 0.5 foot- candle on any part of the property. 8. All driving areas and parking areas shall be bounded by B612 concrete curb and gutter. 9. The building shall be designed to screen equipment located on the roof of the building or shall be located. Background/Discussion The applicant is seeking approval to build a 13,824 square foot facility on 4.08 acres that would provide a wash facility, light duty maintenance, and office space. The request is not consistent with the Comprehensive Plan or the Focused Area Study (FAST) adopted by the City Council in 2014 and 2010 respectively. Planning Commission Meeting Summary The Planning Commission and the applicant discussed building and landscaping requirements as they related to the Business Parks standards. Staff noted the property is currently zoned Business Park (BP) and that those design standards would be the baseline for the PUD and CUP review. P0WIeEa 0 Template Updated 4/14 INAWREJ The applicant asked if a change in textures/colors in the concrete panels would qualify for the required change in materials. Staff said they would review that concept and asked that they submit their proposal. Staff has not received updated proposals. The applicant indicated the bike path on the west side of the property gives the illusion there is more front yard space. The BP standards require a larger parking setback to achieve high quality front yards and streetscapes. The applicant is proposing the development sign as a gesture in lieu of larger parking setback requirements. The commission recommended approval,with the conditions outlined above, 5-0. Financial Impact None Attachments ■ Planning Commission Memo dated April 28, 2015 N:APublic Bodies\Agenda Packets\05-18-2015\Final\xZ1b sr.docx Elk` Requests Acdon fiver To Item Number Plannin Commission 4.1 b Agenda Section Meeting Date Prepared by Planning Items Aril 28, 2015 Chris Leeseber , Park Planner - Planner Item Description Reviewed by Request by Morrell Companies for a Conditional Jeremy Barnhart, Deputy Director, CODD Use Permit to establish the PUD, Case No. CU 15- Reviewed by 04 — Public Hearing Action Requested Recommend, by motion, approval or denial of the Conditional Use Permit as proposed. If the Planning Commission gives a recommendation of approval, staff suggests the following conditions: 1. The Conditional Use Permit is not a building permit and the applicant must apply for and receive approval of required building and sign permits before construction may begin. 2. The building shall meet all building and fire codes. 3. The Fire Chief shall verify the location of all fire hydrants, and may require additional hydrants necessary to preserve the health and safety of the residents. 4. The applicant must apply for and receive approval of all required sign permits before signage may be installed. 5. Land use amendment approval 6. All comments in the comment letter dated April 17, 2015 shall be addressed. 7. All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum subtotal of their illumination will not increase the level of illumination on any nearby residential property by more than 0.1 footcandle in or within 25 feet of a dwelling or by more than 0.5 footcandle on any part of the property. 8. At least two (2) landscaped islands in the western parking lot shall be provided. 9. All driving areas and parking areas shall be bounded by B612 concrete curb and gutter. 10. The building shall be designed to screen equipment located on the roof of the building or shall be located in such a manner so that it cannot be seen from the adjacent public street, public path /trail. Overview The Planning Commission reviewed an application to rezone the subject property to a Planned Unit Development (PUD) on a previous agenda item on April 28, 2015. The PUD was proposed to allow flexibility from the strict reading of the zoning ordinance, including regulations for use, and setbacks. Though the CUP process, the applicant is seeking approval to build a 13,824 square foot facility on 4.08 acres that would provide a wash facility, light duty maintenance, and office space. PO /ERE0 R1 NATUR Hackground /Discussion On March 16, 2014, the Elk River Economic Development Authority and the City Council approved a purchase agreement, contingent upon approval of the CUP and rezoning applications. Staff met with the applicant and their team on March 24, 2015 and discussed several aspects of the project listed below: Staff indicated that the property is currently zoned Business Park (BP) and that would be the baseline for the PUD and CUP requirements. Staff expressed concern with the proposed front yard setback of 10 feet. The BP district requires 25' front yard setbacks for parking adjacent to Twin Lakes Road, a major north south corridor through the community. Staff informed the applicant the ordinance requirements for landscaped islands and that all parking areas shall be bound with concrete curbing. Screening of utility equipment was discussed Staff discussed driveway width requirements and discussion followed regarding vacating 170th Circle. Staff directed the applicant to apply for a street vacation if they felt that was the best solution. Analysis Comprehensive Plan The Comprehensive Plan, approved by the City Council in May of 2014, guides the property with an underlying land use of Focused Area Study (FAST). The FAST is a small area plan, approved by the City Council in June of 2010, for the area surrounding the subject property. The FAST identifies the subject property area as Station Area Village. Station Area Village — FAST Excerpt The area immediately adjacent to the Northstar station is envisioned as vibrant mixed -use district. As intensification of development occurs over time, this district will include vertical mixed -use at the primary intersection to the transit station. Residential uses are envisioned north of the station on both sides of Twin Lakes Parkway and adjacent to the park and ride lot. Long term, housing could develop in conjunction with a parking structure as development inten lifies and ridership increases. Office is along Twin Lakes Parkway south of the transit station, with larger mid -rise buildings in the street and smaller buildingfurtherfrom Twin Lakes Parkway. The development is organitied to promote internal circulation for streets and drives and eay pedestrian navigation. Connections between sidewalks, trails and publicgathezing places are vital to maintaining the success of commercial uses and attracting residents to the district. The character of Twin Lakes Parkway is distinctly urban throughout the entire district combining an attractive, comfortable streetscape, while stillfunctioning as a collector roadway. The round -a -bout at the re- aligned intersection of 171 st and Twin Lakes Parkway facilitates the turning movements of the prjetted trait volumes. Along the street storefronts and business occupy theground level, while amenities such as broad sidewalks and outdoor platias with benches and landscaping arad properly scaled lighting create a safe and comfortable environment for pedestrians. Trails along the wetland edges tie to with sidewalks and outdoor platias. On- street parking existsfor small segments of •Twin Lakes Parkway in front of •retail uses. In general, parking and loading areas should be located internal to the larger development blocks utilitiing shared or district parking to maximitie development along the streetfrontage andfurther distance buildings from the rail line noise. In addition, extensive landscape buffers should be planted and maintained on both sides of the rail line for noise attenuation. A strategic approach for stormwater allowsfor building orientation toward both natural amenities and internal stormwater treatment ystems, bringing increased value to development. N: \Departments \Community DcN-clopment \Planning \Case Files \CUP \CU 15-08 Morrell \CU 15 -08 sr PC.docz This proposed use does not follow the council approved plan and would require a Land Use Amendment. Parking, Transportation, and Circulation They are proposing 37 stalls along the western property line to keep parked vehicles out the circulation area for the large equipment. Section 30 -935 states: a) All of- street parking areas shall include unpaved, landscaped islands that are reasonably distributed throughout the parking area. These islands should be located to break up expanses ofpaved areas andfacilitate trafc control. Islands shall be provided in a ratio of at least one island per 15 parking spaces. b) Landscaped islands shall be equal to the sitie of a parking stall, at minimum. The protision offewer, but larger parking lot islands is encouraged. The applicant is required to provide at least 2 landscaped islands in the western parking lot. The applicant indicated the building is positioned on the property with a 15 foot parking setback to maximize safety of the business for all drivers, customers, and employees. No turning radius exhibits were provided showing that the 10 foot reduction in the setback is needed. While flexibility in setbacks is a possible product of the PUD zoning, the overall goal of a high quality front yard and street scape must be established. Given the PUD flexibility in setbacks, it is expected that the landscaping and building design exceed the minimum standards. The applicant is proposing bituminous millings an approximately 25% of the paved parking area. This is not an approved surface in the ordinance. Building Materials Staff is utilizing the BP zoning district design standards as the baseline for review. The building is proposed to be tip up concrete panels & stone veneer. The BP district states building materials shall be of one of the acceptable materials (Integrally colored and exposed aggregate precast concrete panels) and shall be combined with at least 30 percent of one or more acceptable materials (brick /stone veneer). Garage doors shall have a color that matches or coordinates with the building's primary body color. The submitted elevations do not indicated what colors the walls and garage doors will be. The building shall be designed to screen equipment located on the roof of the building. Alternatively, such equipment shall be located in such a manner so that it cannot be seen from the adjacent public street, public path /trail, or adjacent residentially zoned property at the same elevation of the first floor of the building. The submitted elevations do not show any roof top equipment. Signage One wall sign is proposed on the west side of the building. A sign permit shall be obtained before signage may be installed. The applicant is proposing an entrance monument sign on their property to complement the sign the city has planned for the southern entrance to the park. It is unclear who would install, pay for, and maintain this sign. NADepartments \Community Devclopment \Planning \Case Files\CUP\CU 15 -08 Morrell \CU 15 -08 sr PC.docx Grading/ Drainage Storm water is a major issue on the site that has not yet been resolved. Refer to items 9 -20 on the Comment Letter dated April 17, 2015. Landscaping Again, while a reduction in setbacks is the intended product of the PUD zoning, the overall goal of a high quality front yard and street scape must be established. It is typical that the building design and landscaping be enhanced over the minimum standards to meet the overall goal. The applicant is proposing planting 33 new trees along the western and northern portions of the property. The attached landscape plan meets the minimum standards for landscaping. FinancoaI Impact None Attachments Location Map Applicants Narrative Comment Letter dated April 17, 2015 Alternative Paving Images Site Plans Architectural Plans Alternative Paving Images N: \Dcpartments \Community Dcvclopment \Planning \Case I iles \(;UP \(:U 15 -08 Morrell \CU 15 -08 sr PC.doex k 145 Morrell Zone Chanee, Conditional Use Permit, Street Vacation ii 11 L*K;ii Case No: ZC 15-02, CU 15-08, EV 15-04 Elk Project Narrative- CUP- Morrell Companies Detailed description /scope of project. What is being proposed? Background of Company Morrell Companies is a family owned business which has been located in Elk River since 1962. Larry and Arlyce Morrell started the business as a common carrier trucking company, and after recognizing the growth potential of the business, opened an aggregate division in 1974. Throughout the years, numerous additional divisions were formed to haul concrete products, recycling material and heavy equipment. With this growth, the entire family became involved in the family business in a variety of capacities, and this involvement as allowed for continued growth and expansion. Morrell Companies was originally located on the corner of Jackson & School Street. Because of its proximity to the nearby schools, the city began working with the Morrell's to explore potential sites for relocation. In 1984, Larry Morrell expressed interest in purchasing city owned property along 1715 and HWY 169. Throughout the late 80s and early 90s, countless discussions were had between the Morrell's and the city to determine the best option for relocation within the city. In 1996, both Morrell Companies and LeFebvre Trucking expressed their interest to the city in relocating their businesses to their current locations off of 171St Avenue. Discussion at the 4 -15 -96 City Council work session resulted in the support of upgrading 17151 Avenue to MSA standards, using MSA funds, indicating it would be a "significant factor in enticing the two businesses, especially Morrell, to locate in this area" (4 -15 -96 City Council Minutes). City Council authorized the sale of the property to the Morrell's on 6- 30 -97. In the beginning of 1999, Morrell Companies moved into a new 36,000 square foot facility, located at 10752 171St Ave NW, which has provided them an even greater ability to serve their customers, while providing enough room for expansion. In the early 2000s, Todd, Terry and Trent Morrell transitioned into leadership positions within the company, with their mother and father stepping down to work in the company on a part time basis. Morrell Companies is now a full service carrier which offers a vast variety of standard and specialized transportation services. They have been at this location for over fifteen years, and choose to continue to expand their operations and create new jobs for the Elk River community. Last year, their current facility paid $91,054 in taxes, and they have contributed a total of 927,606 in taxes since 2003. Their new facility is anticipated to generate $34,200 a year in property taxes, bringing their total tax contribution to over $125,000 annually. Proposed Project Morrell Companies has seen consistent growth over the years, and would like to purchase Lot 1, Block 2 of Elk River's Nature's Edge Business Center to expand their operations. The Elk River EDA and City Council approved a purchase agreement, contingent upon approval of the CUP and rezoning applications, on March 16, 2014. The 4.08 acre parcel is adjacent to their current facility and is the perfect location to expand their existing facility. Terry Morrell, one of the owners of the company, is proposing to build a 13,824 square foot facility. The facility will provide a wash facility, light duty maintenance and office space for the growing company. The building is positioned on the property to maximize safety of the business for all drivers, customers and employees. HOURS OF OPERATION Morrell Companies operates 24 hours a day /seven days a week. NUMBER OF EMPLOYEES Morrell Companies currently has 105 FTE, and 35 FTE, or 123 full -time equivalent jobs, with an average hourly wage of $28. They anticipate hiring 8 new employees, paying an average of $23.21 an hour, within the next two years, as a direct result of this expansion NUMBER PARKING STALLS There are 44 proposed parking stalls onsite for employees and customers. PROPOSED SCREENING Morrell Companies is proposing to add a total of 33 trees to the entire western /northern portion of the property; 17 overstory, nine ornamental and eight coniferous. Approximately 573 feet of the project perimeter includes existing mature trees. There is a proposed rain garden and 3' of shredded mulch included around the new plantings. Additional details can be found on the attached landscape plan. PROPOSED BUILDING (MATERIALS The building is proposed to be tip up panels & brick SIGNAGE One wall sign is proposed on the west side of the building, and complies with the ordinance. Morrell Companies has also proposed building an entrance monument sign into Nature's Edge Business Center on their property to complement the sign the city has planned for the southern entrance to the park. OUTDOOR STORAGE There is no outdoor storage proposed on site. 13065 Orono ParkwaN Ilk ]liver, MN 55330 April 17, 2015 Terry Morrell 10752 171"Avenue NW Elk River, MN 55330 VIA EMAIL: terrym @morrellco.com RE: Conditional Use Permit, Street Vacation, and Zone Change Application Dear Mr. Morrell, Thank you for your applications for a Conditional Use Pert-nit (CUP), a Street Vacation, and a Zone Change at 10752 171" Avenue. Condl Conal Use Pemm t The CUP is for the establishment of a Planned Unit Development (PUD). The PUD allows for greater design flexibility and creative development, which the strict requirements of the zoning code may not permit. A PUD consists of 5 parts: 1. A site plan 2. Building elevations 3. On -site utility plans 4. Unified landscaping 5. Uniform signage plan Our review of your proposal is based the completeness of these plans, and their satisfaction of the requirements of City Ordinances. Staff met with you and your team on March 24, 2015 and discussed several aspects of the project, some of which are listed below: Staff indicated that the property is currently zoned Business Park (BP) and that would be the baseline for the establishment of a Planned Unit Development (PUD) and CUP requirements. A PUD plan, while flexible, does not lower the design standards of a particular area. Staff expressed concern with the proposed front yard setback of 10 feet. The BP district requires 25' front yard setbacks for parking. Staff informed you of the ordinance requirements for landscaped islands and that all parking areas shall be bound with concrete curbing. Screening of utility equipment was discussed. Staff discussed driveway width requirements and discussion followed regarding vacating Phone: 763.635.1000 www.ElkRiverMN.gov NAWR 1701" Circle. Staff directed you to apply for a street vacation if you felt that was the best solution. On April 10, 2015, the city received your applications for the above use. Staff conducted a thorough site plan review and has the following comments: Business Park Building Materials /Design As stated at the March 24, 2015 meeting, the Business Park ordinance will be the baseline staff, the Planning Commission, and the City Council will use for the establishment of the PUD and standards. 1. The building is proposed to be pre -cast concrete panels & stone veneer. The BP district states building materials shall be of one of the acceptable materials (Integrally colored and exposed aggregate precast concrete panels) and shall be combined with at least 30% of one or more acceptable materials (brick /stone veneer). The submitted elevations do not indicate what type of pre -cast wall panels are being proposed. Stone veneer is shown as approximately 17% on one elevation only. 2. The building shall be designed so as to prevent the appearance of straight, unbroken lines in the horizontal and vertical surfaces. Garage doors shall have a color that matches or coordinates with the building's primary body color. The submitted elevations do not indicated what colors the walls and garage doors will be. 4. The building shall be designed to screen equipment located on the roof of the building. Alternatively, such equipment shall be located in such a manner so that it cannot be seen from the adjacent public street, public path /trail, or adjacent residentially zoned property at the same elevation of the first floor of the building. The easiest method is an extension of the parapet. If you would like examples of this treatment being used in the metro area, we will provide examples. The design as submitted does not meet the BP design guidelines. The building will need to at least match, if not exceed the design criteria. Please submit revised elevations that address the above information. A colored elevation rendering would be beneficial for the Planning Commission and City Council review. Parking /Landscaping Section 30 -935 states: u) All off street parking areas shall include unpaved, landscaped islands that are reasonably distributed throughout the parking area. These islands should be located to break up expanses ofpaved areas andfacilitate trafc control. Islands shall be provided in a ratio of at least one island per 75 parking jpaces. b) Landscaped islands shall be equal to the s' of a parking stall, at minimum. The provision offeaver, but larger parking lot islands is encouraged. 5. The submitted site plan shows 37 stalls along the western property line and one landscaped island. The city ordinance would require an additional landscaped island in the parking area. Please submit a revised landscape plan that addresses the above information. Circulation Section 30 -895 states: 1) ... in the business park district, where the frontyard abuts an arterial or collector street, the parking setback shall be increased to 25feet. 6. You indicated the building is positioned on the property with a 15 foot parking setback to maximize safety of the business for all drivers, customers, and employees. No turning radius exhibits were provided showing that the reduction in the 10 foot setback is needed. While a reduction in setbacks is the intended product of the PUD zoning, the overall goal of a high quality front yard and street scape must be established. It is typical that the building design and landscaping be enhanced over the minimum standards to meet the overall goal. The driveway entrance is being proposed larger than allowed in order for your large turning radius equipment to enter the site. During the March 24, 2015 meeting, there were during radiuses shown for the same equipment leaving the property and driving over the roadway curb and gutter. Again, there are no turning radius exhibits showing how the equipment will effectively leave the site. 8. Is it possible to utilize your existing property for internal circulation? Please submit a revised site plan that addresses the above information. Engineering/Grading/Drainage The Engineering Department has the following comments /questions: 9. Pre and Post hardcover calculations needed. 10. What is the total disturbance area of the proposed project? 11. Stormwater management required in accordance with Ordinance Section 78 -503 and 78 -504 including Volume, TSS, Phosphorous and Rate Control treatment. 12. All NPDES permit requirements and specifications must be provided or noted on the plan(s). 13. NPDES permit coverage card /number. 14. Chain of responsibility for SWPPP, i.e. responsible party contacts and contractor contact information is needed. 15. A maintenance plan identifying who is responsible for long -term maintenance and what maintenance is required for the proposed permanent stormwater practice. 16. Need to see drainage calculations for the site. 17. Report of the Minimal Impact Design Standards (MIDS) calculator or an equivalent water quality modeling program is needed. 18. The lot draining cannot be directed to a public street. 19. Maximum width of a commercial /industrial driveway is 32 -feet. Council would have to approve a deviation from this standard. 20. Need specifications for all concrete to be used in the public right -of -way. All concrete shall meet MnDOT specifications for curbing and be tested by an independent testing company hired by the applicant. Please submit the requested engineering information as listed above. Street Vacation In reviewing your request, staff has learned that the street infrastructure located in Natures Edge Business Center received funding from the Greater Minnesota Business Development Public Infrastructure Program. The restricted property is bond finance property and cannot be sold, mortgaged, encumbered or otherwise disposed of without the approval of the Commissioner of Minnesota Management and Budget. Their approval is likely not to happen. Because state funding was used for the public improvements, any required reimbursements are the responsibility of the applicant. An alternative is the City Council can direct staff to work with you on a Licenses Agreement for the street. The city has utilized this in the past. You virtually have use of the property as you need to and accept the ongoing maintenance of the street while the city maintains ownership. Staff will continue to review all three applications as if the street is not vacated and a Licenses Agreement is not granted. Please let me know if you want to continue with the Street Vacation or if you want to withdraw that application and explore the Licenses Agreement by April 22, 2015. Zone Change Staff conducted a thorough review and main issue is that in staffs opinion, the use is not consistent with the Comprehensive Plan and the Focused Area Study. However, the city will initiate a Land Use Amendment on your behalf that would be reviewed by the Planning Commission on May 26, 2015 and then the City Council on June 1, 2015. In order for city staff to review your request prior to the Planning Commission, please submit revised drawings and other requested information, as indicated above, by April 22, 2015. If you would like to meet to review these comments, please feel free to contact me. Please let me know if you have any questions. Sincerely, Chris Leeseberg, Park Planner /Planner Ph: 763.635.1033 Fx: 763.635.1090 cleeseberg(,ElkRiverMN.gov ELL 1 01 it r oo sf r: r y 4 4 i.. t . r•.. key- y a I• 5 s Yt A + 'h;•. ./t {•_ 1! ymac. y r rte .v,• ..• " ?. ht i ' s- x:• da s j' . r.- t• e r I ' ter' T /• BITUMINOUS CLEAR AND GRUB 0.75 ACRES SAWCUT AND REMOVE l SAWC 142LF CONCRETE CURB y o I I BITUMINOUS I REMOVE 17LF RCP STUB. PROTECT MANHOLE STRUCTURE. SAWCUT AND REMOVE I60LF CONCRETE CURB 170TH LANE 1 KEEP MINIMUM 2' OF CURB AROUND CATCH BASIN CASTINGS InsGnlc reE1 DATE REVISION nsnny —11, 1n °1 W4 v °° =PS=t °10 ^. °r rav °n . °s sNEET ISSUED FGR CLIENT REWEW Pr °P °r n, ,n° °r ° ^ ° °r my ° °' ° ^ °' "° " a°® "' Hakanso Anderson EXI TOPOGRAPHY AND 31 15 D DMM AMT n EXISTING T A 5 2) 15 EO PER COMMENTS dlw D' Civll Engineen3 and Lantl Surveyors (REMOVALS PLAN pF AMr 3601 TI,-- A—. Anoka, Minnesota 55303 MORRELL ENTERPRISE OVERSIZE CIAIQ F. Jutru., PE, 763 -427 -5860 FAX 763 -427 -0520 7 Date 3/6/15 L No 23461 acid ww.h.k.n.. — .nderson.— CITY OF ELK RIVER, MINNESOTA ni III III I` I' ELE66 1 I 6612 CONCRETI CU RBI AND GUTTER PER MN /DOT STANDARD PLATE 7100 (TYPICAL) 4CY RIPRAP ® 12" 1 DEPTH OVER GRANULAR FILTIIR AND GEOTE %TILE FABNIC PER MNDOT STD PLATE I 3133D INLET PROTECTION DEVICE PER/3 1NDe 170TH LANE lt II I f 885.6 HP 885.75 8 856.5 FLOOR ELEVATION L =886.5 iFF L J, MATCH f TG CURB CONSTRUCT VALLEY GUTTER PER e jR III/ v_ I MATCH E StING CUPS E, I1 I I Irl . L z sass npl 8 I 64.13 TIPOU7 CURB MATCH f SILT FENCE (TYP.) I CONSTRUCT VALLEI\` - GUTTER PER e 5D 0 SCALE M t'EET GENERAL NOTES: 1. SEE SHEET 7 FOR STORM SEWER STRUCTURE INFORMATION. 2. PRIOR TO IMPORTING OR EXPORTING MATERIAL TO THE SITE, CONTRACTOR SHALL CONSTRUCT A ROCK CONSTRUCTION ENTRANCE PER . 3 3. SLOPES SHALL NOT EXCEED 1V:4H. ii n °•,cor =.,..r .o. ,n: POD :P••.omo e. .evon .o. mnan n: ___. a , o CLIENT REV,Ew P.•PO.•e6 m• o= e.. mr E _• =, .P•...0 aE ,E•, AMT GRADING, DRAINAGE ANDEERCOMMENTm • Ev L=•n..a P.o,•,,. ofB e, ... •d.. ,H. e.. Hakanson Anderson a ,e ,s REVISED PER COMMENTS D1 "• S1af M° °+ I^^°5° M6M,N: III CWII Engineers and Land S-y- EROSION CONTROL PLAN 6 TV6r. AMT ® 360, rnMrs<on Ave., AnokD, Minnesota 55303 MORRELL ENTERPRISE OVERSIZE DE 763 -427 -5860 FAX 763 - 427 -0520 7 Dme 3/6/15 Z1. ic. No. 23461u ww.nokon :on— ondei :on.00m CITY OF ELK RIVER, MINNESOTA XI 'IINM 00.00% III I 45' BEN r 4,® F4' I GENERAL NOTES: PER a j I u LEGEND I 2. USE MAINTAIN A MINIMUM BEDDING FPERSEFOR ALLUTILITY OVER CONSTRUCTIONVICE. 26. 3. ALL PVC FITTINGS SHALL BE ( VUN 2 I 12 CBMH -3 / 48" DIA. LIGHT DUTYPAVEMENTSECTION. PER CONNECT TO EXISTING SANITARY SEWER SERVICE _ 48" DIA. / RIM= RIM = 883.53 INV 879.40 Iu 2 1 884.30 INV (NE)= 879.40 SW)= Qt ©CBMH -1 60° DIA, DATE A1 IIII INV (5) =879 4 ne.my amry Chet 1n1. Alex. :pe nleenox. or rePON . proper,d by m, o. ",er my ,.r4<I ,xp,rel,.ppp a 1hp1`I om a Euly L' Prorexdona Engineer antler the lawz t° 51o1e °'Iiin05o1' I f,`,• If'. rlr 1 B" DIP Hakanson Anderson 763 42'-56 and Land $urveyoFs 3sOt Tn1' ston Ave.. Anoka, Minnasoto 55303 63- 427 -5860 FAX 763 - 427 -0520 ww.ntlkonson— anae.son.00m 3 O CASTING SHALL MEET THEREQUIREMENTSOFe RIM = 884.13 7 P 7 Sol( 18' PERF. CPP R VIS MM N REVISED PER C ME IN' JO0JO60 45' BEND ERet Dtlie 3V8 / o.n.. e n"g` I'l_' ^A 15 Lic. No. 23461 INV (N)= 879.40 SCALEINFELT N 3 CONTRACTOR SHALLCOORDINATEUTILITYSERVICESWITHARCHITECT. Q HEAVY DUTY q PAVEMENT SECTIONPER 1 NV NE _E79.40IN Iucacoc 186LF PVC SDR 26 INV (W)- 872.80 V SW =879.40 I l L-1 J AGGREGATE BACKFILL SHALLMEETTHEREQUIREMENTSOFMEDOT3149.2.11EXCEPTTHE EQa I Till' e BITUMINOUS O MILLINGS 6 uu eacRiii oxsoELnOo EPPHLr I4 -' I 48LF 4" DRAINTILE IN I CBMH -4 INSTALL 8" THICK — 4' DIAMETER eR CPP)fnsCwRrin"Qs CASTING: NEEN 48" DIA. CONCRETE COLLAR AROUND CASTING. R -2573 I SLOPE TO DRAIN. I 12" WIDE TRENCH. 1BACKFILLEDPERe INV =879.5 7 Id I I 10 INV (S M= 884.10 879.40 IRLxc" woTx6a — II II I 1INFILTRATIONTRENCH F 8" RCP SECTION SHALL CONSIST OffiINCHESOFBITUMINOUSMILLINGSOVER6INCHESOFCLASSV AGGREGATE BASE. O OCBMH 2 8° DIP 48" DIA 45' RENO fi IIIRI — 0 INV (N)79.40 yil I 8i DIP I6N" V =P8V7 NV (S)= 87940 45' BEND I it I VIII Q4"°i' 44V 18" PER F CPP ONNECT TC EXISTING STORM MANHOLEV 00.00% III I 3 e 45' BEN r 4,® F4' GENERAL NOTES: PER a j I HEAVY DUTY /j^ SECTION PER 2 I 2. USE MAINTAIN A MINIMUM BEDDINGFPERSEFORALLUTILITY OVER CONSTRUCTIONVICE. 26. 3. ALL PVC FITTINGS SHALL BE (VUN CONNECT TO EXISTING SANITARY SEWER SERVICE _ CONNECT TO EXISTING E" WATER SERVICE. ADJUST VALVE BOX TO FINISHED GRADE. I REFERENCE NOTES: t0 CONSTRUCT CATCH BASIN PERe. Qt ©CBMH -1 60° DIA, DATE A1 IIII ne.my amry Chet 1n1. Alex. :pe nleenox. or rePON . proper,d by m, o. ",er my ,.r4<I ,xp,rel,.ppp a 1hp1`I om a Euly L' Prorexdona Engineer antler the lawz t° 51o1e °'Iiin05o1' I f,`,• If'. rlr 1 B" DIP Hakanson Anderson 763 42'-56 and Land $urveyoFs 3sOt Tn1' ston Ave.. Anoka, Minnasoto 55303 63- 427 -5860 FAX 763 - 427 -0520 ww.ntlkonson— anae.son.00m 3 O CASTING SHALL MEET THEREQUIREMENTSOFe RIM = 884.13 7 P 7 12 I 3 19 IS R VIS MM N REVISED PER C ME A T3z] Is 45' BEND Dtlie 3V8 / o.n..e n"g` I'l_' ^A 15 Lic. No. 23461 INV (N)= 879.40 3 CONTRACTOR SHALLCOORDINATEUTILITYSERVICESWITHARCHITECT. Q NV NE _E79.40 IN 186LF PVC SDR 26 INV (W)- 872.80 V SW =879.40 I O 2.00% Q AGGREGATE BACKFILL SHALLMEETTHEREQUIREMENTSOFMEDOT3149.2.11EXCEPTTHE SUMP =875.4 MAXIMUM AGGREGATE SIZESHALLBE71/2INCHES. 48LF 4" DRAINTILE IN 111 307LF B" DIP (CL52)Q I PIPE SHALL BE PERFORATEDPERAASHTOCLASS2PERFORATIONPATTERNS. 2HOLESWITHA 12" WIDE TRENCH. 1 BACKFILLED PEReINV =879.5 7 l 1 DIAMETER OF 0.375" EVERY45'. F 8" RCP CONSTRUCT SEWER CLEANOUT SEE 2 SECTION SHALL CONSIST OffiINCHESOFBITUMINOUSMILLINGSOVER6INCHESOFCLASSV AGGREGATE BASE. ONNECT TC EXISTING STORM MANHOLEV 1L SRXI 3e INV =879.1 FIELD VERIFY) 8" DIP 22.5' BEND 170TH LANE CONNECT TO EXISTING SANITARY SEWER SERVICE _ CONNECT TO EXISTING E" WATER SERVICE. ADJUST VALVE BOX TO FINISHED GRADE. DATE A1 REVISION Folk E ENT R IW ne.my amry Chet 1n1. Alex. :pe nleenox. or rePON . proper,d by m, o. ",er my ,.r4<I ,xp,rel,.ppp a 1hp1`I om a Euly L' Prorexdona Engineer antler the lawz t° 51o1e °'Iiin05o1' I f,`,• If'. rlr ANT Hakanson Anderson 763 42'-56 and Land $urveyoFs 3sOt Tn1' ston Ave.. Anoka, Minnasoto 55303 63- 427 -5860 FAX 763 - 427 -0520 ww.ntlkonson— anae.son.00m MORRELL ENTERPRISE OVERSIZE UTILITYANDPAVINGPLAN CITYOFELKRIVER, MINNESOTA 7 P 7 12 I 3 19 IS R VIS MM N REVISED PER C ME A T3z] Is REWSfD PER COMMENTS Dtlie 3V8 / o.n..e n"g` I'l_' ^A 15 Lic. No. 23461 cJJ HANDICAP SIGN DETAIL xra TRA5H ENCL05URE PLAN 3 3Y. \..__ PpIFT/4 x arcw r T oI EE—n — rmn4r I m 1 I II I II II I j - — I tv ca+l. rrtewrxEr Enunivws I ok ^FreECner PSUE ." II II viu[ow nrm Earrura.ro nr LE II II IE[E c.v z._m. R I 11 II vro e' eecwp rsu7E vaaHE. II II I ro trs w;; II II pppvE S aE II II I I I I I SEC TRASH ENCLOSURE U) TRA VA5HENCLO5UREELEVATION im N\ g-67 PLAN.. j/ Rosa Architectural Group Inc. 1084SterivStreet St. P&AMrmeaota55119 tot551- 739 -7988 fax851739 -3185 MORRELLBUILDING ELKRIVER, MN CLASSIC CONSTRUCTION PH: 763434 -8870 18542ULYSSESST. NE EASTBETHEL, MN ERISSELLI GR... RyOSH PROJECTNUMBER, 21426 DATE: MARCH19, 2015 DRAWNBY: I<F CHECKEDBY: RR REVISIDHS_ 3/27/15 SITEPLAN Al ®1 I'll -11-11 PRIME 4 PAINT 4, 2x4 SYNTHETIC WD. BOLT THRIJ FRAME f EOLT 6 COUNTER 51NK 1.4 SYNTHETIC WOOD SORE. To 2.4 NOTE: PROVIDE SCREWS AT t'IID SPAN t ALL PERIMETER CT — 3 3Y. \..__ PpIFT/4 x arcw r T oI EE—n — rmn4r I m 1 I II I II II I j - — I tv ca+l. rrtewrxEr Enunivws I ok ^FreECner PSUE ." II II viu[ow nrm Earrura.ro nr LE II II IE[E c.v z._m. R I 11 II vro e' eecwp rsu7E vaaHE. II II I ro trs w;; II II pppvE S aE II II I I I I I SEC TRASH ENCLOSURE U) TRA VA5HENCLO5UREELEVATION im N\ g-67 PLAN.. j/ Rosa Architectural Group Inc. 1084 Steriv Street St. P&A Mrmeaota 55119 tot 551- 739 -7988 fax 851739 -3185 MORRELL BUILDING ELK RIVER, MN CLASSIC CONSTRUCTION PH: 763434 -8870 18542 ULYSSES ST. NE EAST BETHEL, MN E RISSELLI GR... RyO SH PROJECT NUMBER, 21426 DATE: MARCH 19, 2015 DRAWN BY: I<F CHECKED BY: RR REVISIDHS_ 3/27/15 SITE PLAN Al ®1 I'll -11-11 TYP. TRcNCN DRAIN - O. H. DR._ D a' ,' -1 L 1 i n I i I m 4-1- 1 I Rosa Architectural Group Inc. 1084 Sterkv Street St. Pay$ Aamesota 55119 td 651-739 -7988 fax: 651- 739 -3165 MORRELL BUILDING ELK RIVER, MN CLASSIC CONSTRUCTION PH: 763 - 434 -8870 18542 ULYSSES ST. NE EAST BETHEL, MN RUSSELL R. ROSH 3/19/3015__ „ 18039___ PROJECT N-KR: 21426 DATE. STARCH 19. 2015 DRAWN BY K FLOOR PLAN e y -1 1011 1 — A— ITECTIRAL , —F U R L- TT_ k A Ij __'E ------- -------- 1 LEST _ 11ELEVATION — 1 -------------------------- - 1EAST ELEVATION 1 Pnrc 1-TT- 1—T SOUTH ELEVATION IT s_ - – – – – – – – – – – – – – – – --- - NORTH ELEVATIONELEVIATION A-: Rosa Architectural Group Inc. 1084 St&ft Street St Pat Min"80ta 5509 tek 651-739-7988 fax 651-739-3165 MORRELL BUILDING ELK RIVER, MN CLASSIC CONSTRUCTION PH: 763-434-8870 18542 ULYSSES ST. NE EAST BETHEL, MIN RU55FLL R R05.4, PROJECT WVBER, 21126 CATEr -111 19 2015 DR— BY KF CHECKED BY RR 3 c >: 4 4, 1 7 BALDING SEGTICN IL m" BALDING SECTION Rosa Architectural Group Inc. 1084 Steft Street St Pat! Wmesota 55119 tot 651-739 -7988 tax: 651-739 -3165 MORRELL BUILDING ELK RIVER. MN CLASSIC CONSTRUCTION PH: 763434 -8870 18542 ULYSSES ST. NE EAST BETHEL, MN RU66ELLR. ROSH t 3/19/1015 . PROJECTNUMBER21425 DATE: MARCH1.9, 2015 DRAWNBY- KF gyp. xpehCHECKEDBYRR REVISIONS: N BULDNGSEC110idS A4,1 8 "7 sIII L9 n 1 YPICAI- PL44_T!t_Y-a DETAILS PLANTSGNEDULE- LANDSCAPE PLAN CODE QUANTITY LATIN NAME COMMON NAME SIZE ROOT ABM S ER FREEMANII 'JEFFERSRED AUTUMN BLAZE MAPLE 15" B<B HB _ S CELT15 OCCIDENTALIS _ HACKBERRY B` E3 15 BLI5 4 PIGEA, GLAUCA DENSATA BLACK HILLS SPRUCE 6' B.B AP 4 PINUS NIGRA AUSTRIAN PINE 6 E6E SSG 4 MAL'JS 5P SPRING SNOW _ 5PR!NCa SNOW -GRAB 4 JTL 5 5YRMGA TICULATA JAPANESE ?REE LILAC 5" L5' B<B Y - 25 NIIXMEDIA ' NS TAUNTON YEW 5 GAL_ POT 5G. I4 JUN PE SSJiINIPERUSGHINENSISSEA G2 -'EN' SEA GREEN JUNIPER - 5 GAL. POT SITE PERIMETER SITE PERIMETER UJ EXISTINCx MATURE TREES RESULTANT PERIMETER 1380 / 40 33 TREES REQUIRED PROvIDE IT OVERSTORY TREES 9 ORNAMENTAL 8 CONIFEROUS eC SITE PLAN Rosa Architectural Group Inc. 1084 Steriv Street St. PBN, Aftmota 55119 tet 551-739 -7988 fax 651- 739 -3165 MORRELL BUILDING ELK RIVER, MN CLASSIC CONSTRUCTION PH: 763-434-8870 18542 ULYSSES ST. NE EAST BETHEL, MN RU56EL LR. RCe4 oyn -- nrz PROJECT NUMBER: 21426 DATE: MARCH 19, 2015 DRAWN BY: KF CHECKED EY: RR KVIS10NS: s/27/15 V rbYd7.1;;zff:I.• T;I LIJ