Loading...
6.2 • r 1� ITEM 6.2. (11 / y ofMEMORANDUM lk • River TO: Planning Commission FROM: Steven B. Ach, City Planne DATE: November 26, 1996 SUBJECT: Conditional Use Permit Request to operate a motor vehicle service station, Public Hearing Case No. CU 96-25 Request Holiday Companies, Inc. is requesting a conditional use permit to operate a motor vehicle service station and convenience store. Location • The northeast corner of Freeport Avenue and School Street (to be platted as Lot 1, Block 1 Heying Addition). Zoning/Land Use C3 (Highway Commercial) /HB (Highway Business) Attachments • Memo from the City Engineer dated November 22, 1996 • Location map • Zoning map • Proposed development plans • Preliminary plat of the Heying Addition • Concept plan for the platted area Overview Holiday Station Stores is proposing to construct a 4,416 square foot gas station/convenience store as part of a plat that will be presented to the City Council on December 16th. Typically, staff does not bring forward • development plans until the plat of a property has been finalized. However, the developer (Pat Heying) and Holiday Station Stores are on a fast track to hopefully close on the property sometime in December. Therefore, all of 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to the Planning Commission/CU96-25 Page 2 November 26, 1996 • staff's comments regarding the Holiday Station Stores will be contingent upon approval of the plat. Certainly, changes to the plat will have a direct affect on the proposed development plans. Holiday is proposing to operate a 24 hour gas station/convenience store with nine dispensing stations (18 positions for vehicles) for gasoline service. The site will be developed as part of the Heying Addition which is proposed to be developed with common driveways and parking areas. An overall preliminary concept plan has been submitted to staff to present an idea of how the property could ultimately be developed (see attached). The property currently has a 6,400 square foot building on it which is occupied by the school district administrative office. Access to the office is off Freeport Avenue. There was originally an access off School Street; however, with the improvements to Highway 169 (double left turn), School Street and Freeport Avenue, the traffic study prepared for Elk Park Center justified closure of the access. Preliminary Plat/Concept Plan As mentioned, the Heying Addition will consist of 4 separate commercial lots • extending from School Street up to the city property where the water tower is located. This plat will be presented to the City Council on December 16th for their consideration (see attached). The concept plan that has been provided takes into account the development of each parcel along with proposed parking areas accessed by common driveways between each lot. The concept plan also helps determine appropriate drainage calculations and ponding areas for the entire plat. Some of the potential uses include a video store, restaurant, and general retail, all in addition to the proposed gasoline station. Although the plat and concept plan are not before the Planning Commission for any formal action, the Planning Commission can certainly provide comments for the Council to consider at the December 16th meeting. Access to the Site Access to serve the Holiday Station Store as well as the first commercial use immediately to the north (possibly a video store) will be off of Freeport Avenue. The access point will be approximately in the same location as the existing driveway to the current administration building. However, the actual entrance into the site will be approximately 20 feet further to the south, closer to the Freeport and School Street intersection. This point of access has been of concern to staff since it will serve both the Holiday Station Store as well as the next commercial opportunity immediately to the north. IPTherefore, it would be desirable to maximize the distance between School Street and the first entrance into this development due the amount of traffic s:\planning\pc\cu96-25x.doc Memo to the Planning Commission/CU96-25 Page 3 November 26, 1996 ill traveling westbound on School Street, utilizing the free right to head north on Freeport Avenue towards the Elk Park Center development, as well as this proposed commercial area. Once a vehicle makes the turn from School Street onto Freeport, there is only about 100 feet of reaction distance before the proposed entrance into the site. Ideally, the entrance should be slightly further north than the existing driveway into the administration building, possibly next to the existing pines which could then be saved and made part of the development. However, staff has communicated to the developer that at a minimum the entrance should be no closer than the existing driveway. As mentioned earlier, the proposed driveway is approximately 20 feet closer to the School/Freeport intersection than the existing access to the administration building. The proposed driveway is wide enough to allow one lane of traffic into the site and two lanes out. This is a similar design to the entrances into Elk Park Center. Staff believes the wider driveway only needs to occur at the intersection of Freeport Avenue and should transition back into a typical two-way driveway by the time the traffic is heading east reaches the first entrance into the Holiday Station Store. This transition will provide additional opportunity for landscaping and better control of traffic as it proceeds towards the interior of the commercial project. iThe proposed parking on site exceeds that required by city ordinance by five stalls. To increase the amount of green space, it would be recommended that the four parking stalls (2 on the Holiday site and 2 on the first site to the north) be removed and replaced with green space. The distance between the gasoline dispensing stations and parking stalls immediately in front of the Holiday Station Store provides enough room for a two-way driveway when both the dispensing station and parking stalls are being utilized. The dimensions throughout the Holiday site seem to provide convenient traffic flow. Improvements to the Site Immediately to the North Although there may not be anything immediately proposed for the site directly to the north, it is recommended that the developer provide staff with a plan representing the improvements to be made as part of"Phase I". This is important from the standpoint of making sure that the grading of the next site ties into the Holiday Station Store, erosion is prevented from occurring, and that the storm water needs are provided as part of the Holiday development. • s:\planning\pc\cu96-25x.doc Memo to the Planning Commission/CU96-25 Page 4 November 26, 1996 • Landscaping The landscaping plan shows a variety of landscaping as prescribed by the city ordinance; however, the proposed plan does not meet the quantity requirements. The developer attributes the inability to meet the total number of landscaping because of the following: North side of the site - no green area East side of the site - large watermain easement South side - existing concrete sidewalk West side - storm water pond Staff does not see a problem providing landscaping within the watermain easement since the watermain is at a minimum depth of 7-1/2 feet. There is a sidewalk along the south side of the property; however, the green space provided between the sidewalk and the parking area is 10 feet which is a typical parking setback. Therefore, staff is not sure why the landscaping cannot be provided along this area. As far as the storm water pond, it will be recommended later in the report that a flat area of 10 feet prior to beginning the side slopes of the pond be provided, thus allowing landscaping opportunities to occur. Staff would suggest that if the quantities cannot be • obtained for some reason, the landscaping requirements could be satisfied through increasing the size of the plan material. The plans do indicate the entire site will be provided with underground irrigation which is a requirement in the C3 district. Sodding should be required over all areas that are disturbed as part of grading of the site. Once again, plans reflecting Phase I of this development which will include portions beyond the Holiday property lines should include sodding to prevent erosion onto the Holiday site prior to the development of the next site to the north. Building Orientation Staff has discussed with Holiday and the developer the orientation of the buildings throughout this development. It was discussed whether to place the buildings on the east side of the property backing up to Highway 169, or placing them on the west with their back to Freeport. I'm not sure if there is a right or wrong answer to this situation, however, the issue deserves attention since there is so much discussion made of the Elk River Mall with its back to Highway 169. One advantage of having the building on the east side of the site frees up visibility for traffic movements traveling west on School Street then proceeding north on Freeport. On the other hand, if the • building is on the west side of the site, all of the lights from the building and canopy lights, as well as the traffic circulation on site, would all be directed s:\planning\pc\cu96-25x.doc Memo to the Planning Commission/CU96-25 Page 5 November 26, 1996 • towards Highway 169. This would minimize any possible impact that this business may have on the school immediately to the west or the residential area further west along School Street. Signage The plans currently show a proposed two-pole pylon sign in the southwest corner of the property. Staff would recommend that all free-standing signage be of a monument style similar to those developed in Elk Park Center and other recently developed free-standing sites along the Highway 169 corridor. Staff has not seen plans of the canopy or recent building elevations to know if signage is proposed for these two areas. Typically, Holiday Station Stores have building signage as well as a lighted canopy with signage. Outdoor Storage of Merchandise Typically, gas stations/convenience stores store and/or display merchandise outside of the building either in sidewalk areas or parking areas. The ordinance allows up to 10 percent of the ground floor area of the proposed building to be dedicated for outdoor display of merchandise; however, this cannot be placed in driveways, consume required parking stalls or obstruct • the sidewalk from pedestrian movements. It would be recommended that Holiday demonstrate which areas will be utilized for outdoor display and sales as part of their approval. Site Plan Review Staff has done a complete site plan review of the proposed project and would offer the following specific comments as recommendations for the Planning Commission to consider: 1. The four parking stalls along the east side of the property should be removed and converted to green space. These stalls are not needed to meet the parking requirements for Holiday and are really inconvenient stalls for any customers to actually use. 2. The striped island at the northwest corner of the Holiday Store should become an improved landscaped/traffic control island. 3. The sidewalk along the north side of the building should be increased to six feet in width. 4. A trash enclosure with proper screening will need to be provided on- • site. The enclosure itself should be constructed of materials that are compatible with the building. s:\planning\pc\cu96-25x.doc Memo to the Planning Commission/CU96-25 Page 6 November 26, 1996 • 5. The entrance into the site off of Freeport should be no closer to School Street than the existing curb cut into the School administration building. 6. A flat area of a minimum of 10 feet in width shall be provided around the top of the storm water pond. 7. The side slopes to the ponding area will need to be at a minimum of 4 to 1. Ponds with slopes of 3:1 are required to be fenced; however, fencing the pond at is proposed location would have some visual concerns. 8. The trees along Highway 169 should be saved. The pine trees along Highway 169 have been saved as part of other projects and present a common natural feature along this corridor. 9. Trash enclosure be provided and constructed with material similar to the building. 10. The driveway off Freeport have a width of 40' at the intersection and • transition down to 26' as it proceed east. 11. Holiday provide information where outdoor storage/display of merchandise will occur. 12. Required amount of landscaping be provided on site. 13. Additional overstory and conifer trees be provided along School Street. Recommendation It is recommended that the Planning Commission recommend approval of the conditional use permit for Holiday Station Store to operate a gasoline/convenience store with the following conditions: 1. Comments in the City Engineer's memo dated November 22, 1996, be incorporated into the plans for approval. 2. Site plan review comments from this memo dated November 26, 1996, be incorporated as part of the plans. 3. Freestanding signage consist of one monument style sign with a • maximum height of ten feet and area of 100 square feet. All wall signage consist of individual letters. s:\planning\pc\cu96-25x.doc Memo to the Planning Commission/CU96-25 Page 7 November 26, 1996 • 4. A sidewalk easement be provided to the city for the existing sidewalk along School Street. 5. The preliminary and final plat for the Heying Addition be approved with any modifications to the plat being incorporated into the Holiday plans. 6. Building elevations be provided for review prior to issuance of a building permit. 7. A lighting plan be provided for review prior to plan approval. 8. A detail of the canopy be provided for review. It should be noted if this canopy will be lighted. 9. Four sets of revised plans be provided for approval prior to issuance of a building permit. II/ • s:\planning\pc\eu96-25x.doc NOU-22-1996 10 36 P.02/06 ji St 01'S1LTf:IG ENGINEERS November 22, 1996 1326 Energy Park Drive File: 230-345-11 St.Paul,MN 55108 612.64d-4389 Mr. Steve Ach 1-800-888-2923 City Planner fax:612-6ed-9116 City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330 RE: PROPOSED HOLIDAY STATION STORE Dear Mr. Ach: As requested, we have reviewed the package submitted for the proposed Holiday Station CIVIL ENGINEERING: Store to be located at the intersection of School Street and Freeport Avenue. The package ENVIRONMENTAL consisted of a Site Dimension Plan and Utility Plan, Grading and Drainage Plan, MUNICIPAL Landscape Plan, and two pages of construction details. The plans were put together by TNG John Oliver and Associates, and dated November 13, 1996. Based upon our review, LID WASTE comments received at the staff review meeting and a meeting with representatives of STRUCTURAL Holiday Company, we would offer the following comments: SURVEYING TRAFFIC A. SITE DIMENSION PLAN AND UTILITY PLAN TRANSPORTATION 1. An earlier Site Plan submitted by Holiday Companies had proposed an ELECTRICAL/MECHANICAL access off of School Street into the site. In a City staff review and meeting ENGINEERING; with Holiday Companies, it was recommended that this access be "VAC removed. The current submittal no longer shows an access off of School POWER DISTRIBUTION Street. We believe it is important to recount the reasons for staff SCADA recommending to Holiday Companies that this access be removed. They SYSTEM CONTROLS are as follows: ■ Because of the heavy use of School Street from TH 169 to Freeport Avenue to access businesses within Elk Park Center, there are two left turn lanes from northbound TH 169 to westbound School Street. Due to the two left turn lanes and the majority of traffic wanting to turn right and head north on Freeport Avenue, there is a significant amount of merging and/or weaving in a relatively short stretch. By opening ofF1tE5IN: a right-in approximately in the middle between Freeport and TH 169, there will be a new opportunity for merging activities and much less *EAR:XIS distance to deal with these movements. PRIOR LAKE ST,PAUL WASECA 230/345-2109.nov An Equal Opportunity Employer NOV-22-1996 10:36 P.03i06 Mr. Steve Ach November 22, 1996 • Page Two • The design of the Holiday Station Store would allow right turns off of School Street to access the businesses which will locate north of the Holiday site. We understand the Iot immediately to the north will likely be a video store. This would make the corridor between the gas pumps and the front door of the store much like a thoroughfare. This will present a potential unsafe condition for pedestrians walking between their vehicle at the gas pumps and the store. • The City specifically dealt with the School District in the most recent upgrade of School Street to eliminate the access from their property onto School Street at that time. This was done so that this issue would not be a point of contention when the School District sold their property and it was redeveloped. • A few years ago, there was a proposal to redevelop this site under the name of Highland Commercial Park. At that time, City Council action indicated that there would be no access onto School Street unless specifically granted by the City Council. All actions since that development have indicated Council would look negatively on such an • access. 2. The only access into the site is off of Freeport Avenue. It is in approximately the same location as the current access to the School Administration Building. In fact, the inbound traffic lane is actually 20 feet further south than the existing driveway. This location will leave approximately 125 feet for a vehicle turning off of School Street heading north on Freeport Avenue to react to a vehicle wanting to turn into or out of this driveway. Assuming the site immediately north of the Holiday site will be a video store, there is the potential in the p.m. peak hour to have over 500 trips entering and exiting this location. This will pose a significant number of conflicting movements in a relatively short span. Anything that could be done to redesign the site and move the driveway further north would help this situation. Consideration should be given to whether or not the potential exists for moving this driveway even further to the north. 3. The driveway width is shown to be 41 feet from back of curb to back of curb. This will allow for three lanes of traffic, one inbound and two outbound. The two outbound lanes will be signed for left turn only and right turn only. This way, vehicles wanting to turn right, heading north • on Freeport Avenue, will not have to wait for vehicles wanting to turn left to go southbound on Freeport Avenue. 230/345-2109.nov NOV-22-1996 10:37 P.O4/O6 Mr. Steve Ach November 22, 1996 • Page Three 4. The driveway width of 40 feet should be narrowed down to just two lanes of traffic at the west end of the island delineating the Holiday pump locations. 5. When School Street was upgraded and the sidewalk built on the south side of the Holiday site, it was determined that the School District was unwilling to give an easement for the sidewalk, but rather preferred to have the sidewalk built on their property and then take over responsibility for maintenance. As the site is redeveloped, the plat should provide an easement along the south side of the Holiday site to encompass the sidewalk to allow the City the opportunity to maintain the sidewalk. 6. Sanitary sewer and water service will be provided to the site from the facilities within Freeport Avenue. There is a proposed 6-inch water service and a similar sized sanitary sewer service proposed. These should be adequate to service the site. 7. There is one existing hydrant located along School Street between the sidewalk and the back of curb. The Fire Chief has indicated he would • prefer that this hydrant be located funher north, between the sidewalk and the curb surrounding the Holiday site. This will provide access to the hydrant from within the Holiday lot. As the hydrant is moved to the north, it will also be necessary to provide an easement covering the new hydrant location for purposes of maintenance and operation of the hydrant. 8. There is a pylon sign shown in the southwestern corner of the site. Glenn Sundeen from the Municipal Utilities pointed out at the staff review meeting that this sign must be in accordance with the Electrical Code regarding clearance from the overhead power lines in this location. 9. There is no indication on the site plan where the trash containers will be located. 10. The Holiday Station Store shows a 5-foot sidewalk along the north side with head in parking adjacent. With the overhang of vehicles parking there, the usable space of that sidewalk will be reduced to two to three feet. We would suggest that the width of the sidewalk be increased to a minimum of six feet. 11. There are four parking stalls shown in the northeast corner of the site • which fall within the existing watermain easement. In fact, part of the parking stalls are shown constructed on top of the water line. We have discussed this parking with Bryan Adams, General Manager of Elk River 230/335-2109.nov NOU-22-1996 10:37 P.05/06 Mr. Steve Ach November 22, 1996 • Page Four Municipal Utilities. He has no problem with this being built in the easement as long as sufficient cover is maintained over the watermain, which appears will be the case from the Grading Plan. However, he did point out that these would built at the Holiday Company's risk. If the Utilities need to excavate this watermain, it would not be their intent to replace anything that has been built in their easement. One other issue with these parking stalls is that they are perpendicular to stalls along the north side of the building. The two corner stalls closest to each other would be very difficult to use. If the parking stalls are to be constructed like this, there should be more space provided between the most easterly on the north side of the building and the most southerly of the ones built in the watermain easement. 12. The Holiday Station Store is proposed on the site of the existing School District Administration Building. Therefore, a condition of the site plan approval should be that the existing building be removed. B. GRADING AND DRAINAGE PLAN 0 1. There is a drainage pond located on the west side of the Holiday site. The contours indicate that the pond slopes would start immediately behind the sidewalk on Freeport Avenue and end immediately behind the curb line on the Holiday site. The side slopes are shown at 3:1. We would recommend that the pond be constructed with a flat area, five to ten feet wide, behind the sidewalk on Freeport Avenue and the curb line on the Holiday parking Iot. We would also recommend that the minimum side slope of the pond be increased to 4:1. City policy has been to fence anything steeper than 4:1. We do not feel it is reasonable to have a fenced pond at this location. 2. The storm drainage for the site is being reviewed as part of the Heying Addition, which is the plat of the entire School District property. 3. A spot elevation at the northwest corner of the building is 923.15. Water is intended to flow from that location to the catch basin located in the island to the west. However, the east end of the island is shown at elevation 923.25. This elevation needs to be lowered to get the water to drain to the west. • 4. There is an outfall line from the pond to the north which flows to the pond on the Holiday site. There is also a catch basin to collect water from the curb line. These are shown as two separate lines_ We would suggest, if possible, that these two lines be combined. 2301345-2109.nov NOV-22-1996 10:38 P.06/06 Mr. Steve Ach November 22, 1996 • Page Five 5. The grading plan needs to be revised to put a denial into the driveway off of Freeport Avenue, so no internal drainage leaves the site. If any drainage were to flow off the site via the driveway, it would add to potential flooding of the low point on Freeport Avenue in the case of a large rainfall event. 6. The high water level in the pond north of the Holiday site is 920.77. There is a 920 contour in the Holiday driveway just to the south. This does not appear to provide reasonable freeboard in the design. 7. Grading of the site appears to be a smaller portion of the entire Heying Addition grading. We question whether the entire site will be mass graded, or is it the intent to only grade the Holiday site. In either case, there needs to be some kind of provision taken immediately north of the Holiday site to preclude erosion onto the Holiday site until sites to the north are developed. 8. The grading in the southeast corner of the site needs to be done such that water will drain to the existing culvert under School Street. • If you have any questions regarding these comments, please call. Sincerely, MSA, CONSULTING ENGINEERS ;(,:f7e pla.2(.4..e.A.) Terry J. ✓Maurer, P.E. TJM:tw • 230/345-2109.nov TOTAL P.06 v i 1'I I • t '7/'''''' l ) l.b7 ��• �' • n:. ^a \1 L 1 1_ I 1 ! 1A • 71F11. q ,7 c *- -4'''..117. .i il.!.! ir a aa+ Ch • 74er t' !Miran Mil La S Lig 1111111MIS 211, I .'--e lor gm,":1'.' i'pa • te ... ...„,, goo.„,_ _ immingiliAjohawarg i.'.: . • 2%,a watessirstaird .: . - ,- ° IWO.41‘41 - vit: 141111W 'g Niirr - za-"4"ilei° *viA#* kr11*° . ' — .. li kok , likt ......liallatrilliP14165 !I , , tl, , t .X,4,90 WPM FP. o — I r MIK IL.SIDE v mum H �■ = �� * Aill �Ilh CR0 5I'�Gyo°`'d`v pm YD, '/M rf 7:....\\\\ , HIGH : JUNIORllitignVik 0 y kkmi4o ewwa• v s '_ \--,.. - . , •a,-13=isw=awir. ffitoiiriall .. li LOCATION ,��;n :P; - \\ j llaK 44 •1 ■aus . !Illift\; - 1117A "4 Ift.. .:. ,,, plos,foto , 4 wow it.. It 01111 \\A fitgittki 14.1t010 01 I il,1 CENTER /�I ,'Mr.O!��® ',COMP I a0012:01,1 �� t t\``\ rl���a fill Mr ala ig�,t \\A Ildrilifiggla Ma 11 . , % gp91001 ' it 1 . IN :,.. , . • \ /it•t�i •/ . k ' . .. IIN ! ! iL ! Rt_'.G1 iilI . 0 DITOr<'� < LION'S . FWi0a16 �lIA+g- RIVER ''`; u11Ii7Veiri:�F• w aL „ I�WU :rillLliLiE��� �_ PLAZA \x`, 0.ViriSIgll�s;4,a ,.,r,T. S L ■ e_y r,.= tau .0.. w:I A 0 ' may'. �``-+�",.' sam itgilla-fa II:E;' pT ull� Via.. g�.41, R' ',`',\ �� N x.� �� ,� PARK auR71li!=m����Oja PLAZ. 'y .1 s 61m!nom r��-��—��'�}—p jI ���-I — ',REMO=�1rEo ,al , i i "�, 0°774 0111 y"" 1fa L1J1J �S �t �" l \�`. �gai �f*o\l' c. 1:�`� .1�i ►i t' x'119 r-4 _� „, .,,, cG6'( 1• ,, , ~CG""::= ,.�. `.\ I e ONE T�-3 .' . 4 Dae 'c � ilm r0, _ p,. pip` q� -': -.,r;'a ris.ell I=�n` z>illi°`�:..a ����, 6iitE� >," _-mss. � ,',\\laid . -pa - "443'4 kv,\,w IA- / ••.: .. � _1113�7.�•._ ` �� ttl I p' .l R/Fr vii ` ll ..• fk../ ---\_( \.......,0...) LOCATION N City of / MAP Elk River 13065 Orono Parkway • P.O. Box 490 CASE: cIII_J 96-25 Elk River, MN 55330 •r-- .40,,t Ifl °ft lo' 4111131 ? 41"lii ' N ' - ‘"Usraosie43‘.40147 - Ili- ' ' 1110TWAntliti Pritwii."71trwilia -1"P-. in'i;"117*;-&11. 41 ': L'Ilk Airia#6,1 atirj,ev-ill" IIIIII A.4 AS -_,. I'''' iiitgal AL;dat'd 0 NI r PMR ,y�..$iDi �� �4:b,�' �- _' is . •j/7 MA =$� loft:. � ��''��F ,� , `^ LOCATION k •w ' ���Ric di l .Ailli ili lit. 77 in 1 • 4. It dport!�mintNt veto,o, `Qgtis: ., ... "- t 4�4 � it a li ti�►,,1.1 .='��Ai r $►`...../. ,iritt. , Cry it:, wow -V . I. ' • " fiLii•116 AllitiP R1c "` ilitasoI_ s 7 • •SIJ - t.vh:.nr= ' ©S �„S�•f' ` :��If,t�l ,<-Imo . u.lsis x a.A �q• �a w I _F-t2,•11,7-1%, �.i.T i n 4,yQ01.. w II ,� ® LION' . ,!?ilfit;;;Ira MilifiCau rimt , -0=r`;s • Yom: ra : : r.p •r. i ` i Ili if. . ""4:1, r.-:•11 art tri�`� , a „ �."I��SLC�, jk . i'v k•� •5:: ` n o it IIIc, \`� ..� �.>,�Y:.kLi' II:: :nu, 111111. °'' ,'11. Ntrig iL9 . At: 11*, ilii I 1J� iii )y .. 1E •��II/Ili •1111Ma'1' , P. 'Y� �;'y� �!����'111.: 1! � ��=A k is tph`,►-/0,f m.., ' '�•'� ,.li') `'t. ; si ,:u..711! IJ •.:t ,� �,,g , ��i�ii Il.�jafj�lJl,t �iur;: it r w'IIlU�11�111 1!�?�•_ _�_�,. � ._ - .� tr_ 5'. :��1171/ Irl _=fl,., -••.,.. \ ,�'�5 iilll IN :I: 6.gt . tol r*It - 3,9111m"."- -- • WARM ErAginii 1\ mom -v.: o iv' 1 \\Tin i 1r. • I • LI: //7 ' ‘\ a. t-C./ A( ZONING N i1!$kjver itMAP (ll ' 13065 Orono Parkway • P.O. Box 490 CASE: CLJ96-25 Elk River, MN X5330 i 1 • \ 13.5 (:0258, R .5R=19.5R=10.0 \ R=10.0 15.98 58.24 _ -=5.0 PEDESTRIAN 18 5 RAMP N 88' E Lk N 8686'222'45' E 22.5 PEDESTRIAN RAMP W / 44.69 R-19.5 R=45 66°0° 0.0 R 5 Z 20.5 L , 3.59 I3.5 ft=4.5 4 14'STRIPE-WHITE A (TYPICAL) a, 4 n ° k .4 60.0 S 4 S ICL NJJ "TANK °1 h o o s TANK°i.d ° sa - W o Zg <N 1 2 f a° a CONCRETE SLAB/CANOPY/:_` ` s MCM g5 0_ F g a J ISLANDS BY OTN�RS,. s a '^ TAMC on Q 4 5`AZ . • LIM y 0 CONNECT TO E)aSTINb I-->" l 3 a q5 ° 6C STUB FlELD VERIF I > , .YANKA s ° ` ° < s_`_ ((T�11 LOCATION k ELEVATION n -,4 `.` ° �,`.i3 4. n4 n s ys '°< k, LAW < z ` � < ° 4 s° y123.0 4°: 2,�-jF ._ 6 OIP Cl- 52 70 LF-6' PVC 11N I 159LF-6" PVC e \ SCR 35 O I.00X a ���ITE 920.23 we 35 O 4.408 0 I 135 —4s IE 906.55 _ —_t 4.0 R+ // zs.s 1 (8 2 OLE PLYLON SIGN d•�tS000 L - - .- — — — S 88'22'45" W CONNECT TO EXISTING 6" STUB FlELO VERffY S T RE X5'85( XISCHOOL (APPROXIMATE) n 0 1 1 N Z 1 o F U V . W 0 '"' \ \ \ \ R-4 -" 0- 20 40 60 SCALE IN FEET R=4.5 19.1 w ' Q =2.5 \ EI 10 \ 306.88 . 1028 �Z 306.68 7. WOO • m OO 1 Lo W 5 SLLS•9FT R451.5 m CO O �MJ V1 1 .5 ,....„..: Ls: , SJ0m O coyC°_ j Y 03 'T _ yw F _ 41.53 Z Z O ZZ � 1.0 r in a w 0 X w _514 0.; \ 1 W ¢ _ w J t • N C 4 Cn VT DO W N \ m a£ (7'; z CC o O n j \ NOTE: t 0 00" 4 W \ MINIMUM 7.5 FEET OF COVER 0 Y"° to m ZO LLLI \ OVER WATERMAIN r raa o J• `I Q 0 W-, 'vmd2O . �� c55 0 0 \ Lav"�0 m (G.. '�pa u a rn'a c rn o 2 1.- ill — _J Q 0 5��40 . V 10' i 8' PLUG 1-.o.-` 0 W \ ao • ILj ,-5 0 0 I F (n \ 5 •ja N 5.0 q6" 70-99 -4 V a b - obi 8' PLUG \ q,.5.: c k e-,-;;n e.26 E 913.55 (AL `4d`�.. h ——_—��S.D 25.26 \ qc4 l;>; 1, y EXISTING TET SIDEWALK .t N )C O�aO B ,a1 C1 326.99 �£ of 0§ hW:°_ NWS w • Oi ET e Z w< Z tZ J z Q F- gCl- za D p>- ce < w OO ZJ 1-LI F- LEGEND z J a - D PI,- EXISTING SANITARY SEWER ›- W _0 0 0 I> PROPOSED SANITARY SEWER Li —1W Z EXISTING WATERMAIN O ~ < PROPOSED WATERMAIN VA > EXISTING STORM SEWER PROPOSED STROM SEWER OUTFALL GUTTER SHEET NO. / . ,7,2 y y, jOF f < INLET STRUCTURE NM 27' • CASTING R-4342 0 RIM 917.8012` RC APRON IE 916.36 ' IJP IE 917.80 W 8ORIFICE 2.4 CY Cl3 pETA� � RANDOM PoPRAP -� JI + 912 ' � tii •: 9W _ SCALE IN FEET _ W 4 1s IV RCP o irr 4 -CLS O Q4Rc E I 1 (y °a .. \ 70 IF 12"RCP '• j CL5•0.52X , , I _ 1 % - 0 , idgite... ,,,,,„Th------- - CB 104 agox ' 1 W 1 92.9s ; W 13 ' j2"-RCP1. �.w `! CL `0.7771. Ir1 92a32 92W2C r '.73 .5 _a 6 s i l P 918.00 1 1 U.S O. , 1 , 12" APRON • i -.- 17 LF 12"0.70X y°L� a � 54 W ICY CL3 l j RIP¢KP I "r ,� L � G -- _ '20.06 I _ S;1 I r.kfi lE 918.<` - _ � .: 101 AWE92u3C f �,�' ` t .' W/2.1 CY ►1•, I`sr o ^.�f �• ! RANDOM \`\ ! I i �� < < p A«< 4 1.3 ] . I f {—y5! ` ,'I t r v 12"'RC •� 1 mm Ski aeo "'1 Tia s a -i 5 `K4 f c °• i ,d LIPIE 916 V_ v9' i 2 ° r n ETE g��CANOPY/`1 rd.' W/2.1 CY •tc 1g �. y 4t ,tCRETE LAy'OTHERS< ;'. .- RANDOM RI i ° < < 1 s 1 �� lat • a ` '• .. c SE191 Y4 PWI-.1.:* 111 tilk \ s -423.0 \\ I ` �.___........_..... Q/ It ' 1 Hi4_GtT ��j''. \ 921... . t 11-...‘934.L31 sup •,t�. 2 :.. . '- —...1•41.411L......,.n...ori fei rw;i;in.„ j 1 30 LF IS" RCP -'4 10 '.- 'u'"."',"'""""" ._wuaY J .' ! CLS • 1254X t� •'-'',,,..., I 1 .,. .. a WOODEN SKIMMER =: - - e ,'] 15" RC APRON r'rf a, LPE918.00 .- ..•--- -------- / ;2..e: �- SCHOOL �r S"TREE' / 1 r / I Z 1 1 STORM SEWER STRUCTURE SCHEDULE STRUCTURE No. STRUCTURE SIZE CASTING TYPE FL IE • CB 101 24' x36' R-3246 919.47 916.12 CB 102 24" x36' R-3246-V 918.85 916.10 MH 103 48" 0 R-3246-V 921.59 917.87 CB 104 24" x 38" R-3248 0;20.87 918.17 MH 105 48" 0 R-3246 924.31 921.30 P / 9 V C8 106 24' x 38' R-3246-V 924.85 921.85 I 1 1 z 0 d 11` \ w �.-•--'^"".~.'•• tf �.f: �"�!r �i •�•..••^` f ii Ali 1 tt y 1? t' •. v �.�'� i . i i 1 �.i+"" ce `'A. 923.95 r^• - `\ l Z I �Q t I = CS •O 5 N t ti l lj 're, \ 4 \ ; >tl, pi �_ ...._.it r ,\ 1i ¢ \ i;\ Oi i 924. , i -.�\. 23. 23.10 '�4 tf 1 kT t �^ �� '4 CQ0] _o t3 S� / '' rte,t J ', 't , 0, J Q Ji5 III . 1 tI 7 i- t`1.1 �. 1 f \ t I A LCL «a t i'% i r } m Sax Esc . , m m > N ; moi �% ,,:\ i z z z t - i A s• M ' f, iii -- _ tti i I:i Z 3•rx w c� 0 f 7!'" I li - W N i M 'ms _,„,.,,J� ' i a w x 0 X -I LLI r- �' CD .' ; t \ � 00000 v Y i i '•`O • i • 4 4t' 5171 /i ;i o.5 o Z`f. 'f 1`� cz \ v' o rn 5 9 '1 O u- W f r i r I r1 \ ,, o E o c 1 r c / ! l / `l. ;` \, u a w Z t < N p / \ i \ y i',4 4 \\` .\••`•. U) (O 0 / i •1..`. t �\ ll moo.' ce • ♦1 .1 let K: ti ` k 10 W t11V 4 ''[3'tii v�ota 1 I.• \ (V///, (� . fr'" ti it ' \� ., rP\ 't r v�nua,c rn a i i _nN. fn . 921.73C \ ti VI\ I i ...�..r .p1, `•i I 7 i i , t iy Q1 4 N 7 -7--,. i Ellaii f .._.....-..- ter' ',M1; •lY U� 7 ..t � ARlfe.11 Jw.lR.lw `�•--•• �3 l .........:."./Y t t !. g) S� �'a 1-t`J f vvvvwwvmvmeavmaery 1`.••.� ap5gp -,------ T...., --..- f a �• �. • • ,,v( ._..,..____.- _—____ 1 42 B 45 / i !ff RETAINING WALL 0'TO 3 FEET TALL ' i •, ,r ..'o, ,...---- f 1 pa^ I Lir J J /f 1 f J ; oy - mcerevevavaO v:W` ,Wai .- uaaBa p tL J l U) d it z\ W. O z' W'^^ A. V I gci_ Z k \ D D PROPER-"SILT STOP" FABRIC ' \ \ \ STAKES' WOOD i 0 > _y STAKES®4'O.C. 10' MINIMUM , L,EGEND i ' Z W 0 ' J BACKFILL 487 EXISTING CONTOUR w I 0 /\// / / �o J ` J 990 PROPOSED CONTOUR = O 0 EXISTING GROUND\.2 i 6" OF FABRIC x90400. PROPOSED SPOT ELEVATIONS TOP OF CURB = Q ,"'s PROPOSED x920.05C PROPOSED SPOT ELEVATIONS CONCRETE SLAB < / EMBANKMENT )4EXISTING STORM SEWER (,' -----> PROPOSED STROM SEWER FENSILT FENCE - , SILT RETAINING WALL SHEET NO. / OUTFALL GUTTER °2() OF i E I 1 • \ N 88!22`45" E 508. 1 • I 44____---asa W . Z i' - 4444 - - (filit414 2 ', � a-i; 40 L. .., ik, \' N,i " 3 \)) N \' 6 Oy 1' t. t 4 3 f 1 I°E 1 - s y is i •. r.4.a>> a 9 y s\ a X54 n 4 4 d i 0 j •i * 4 9 W °Iiii k i 600 ' Et `• .4t '1,' \L s -++1.AA 5., t ° - 4;. AZ C __ 1 117 �'+ 4 4•' ! 25 j 4 i` 'L 9 4 s 1111�c y Fy.': 4 5 'yip ii.i,4 /.•- '.5-:,, .• n. 'f 4, 4 x S. \ s s -6 11 11,` .4 11 j, 4_,4 _ . . E 91..x9 4'�°� ...,_._w. • .s t 4x . ...,,...,..„...;._, ..,.. • .. , , - 1111. •- 11,_44 �_ y ' 4 JZJo 4 11,,11 u^.var 1 4444 - . ` , , ----- , .___1111_. • . , � N ' . . cl .,. .s.,,, y 19 , iloi en* \ I ; 1 1F'��}}hh.s1 V \`4 �� T1 y 1 _ �_ � - ry 1111. \( 1 = .:t "..M' G 4D AS:0 4444'----' "'_ __L___ ' � 4444____1111...._. _ 2 • • t :i" . ., a.. ........_.11__.....11. ` 11-..,._.__ ..........._...r.r.___......�___""""-__.._...___.....,..___ __.'K.-_"44'11_. ..1144___44 1111.... •,,,11,11..-"�"4444-- ___ ` 11 11.....4411 E` i 1 11_44-. { ..... ...�� ' _44_44 {"--1144__44_11......,.11..... ._..11YC'... 444444.44`-•-'�'44444444----- _. -"7i{._....�•..44.44---44.44_1111.44.44.--44_ 44-- _" °_" ._... ,=a .== .._ ::: m-.a-.A.. .�a .w._ / . � SCHOOL STREET____j "_ t a . - m.r�pang...."'' • )i / J _-"_"_ .'11_ ':-_ - --'- '------------ - ....m.......�..==,w.,..=.�.._..�.____.�°.='==a.a�.�- 44_=�'° "_-- - _ - _ ... _ 44 _ _ _ xx„m.s . .' 1 ...- ._--- ---------------4444--4444 44'44 - 1111.-4444----'--•-..._........._.----". GENERAL NOTES 7. All open areas of a site no - Materials storage areas shall be sod' t Exception to this is undis 1. All overstory trees shall have a minimum caliper of 2.0 inches, Balled & which can be maintained Burlap (B&B). . 8. All sodded or landscaped 2. All ornamental or understory trees shall have a minimum caliper of 1.5 underground irrigation, ex inches, Balled & Burlap. Irrigation system shall be 3. All coniferous trees shall have a minimum planting height of 5 feet, be supplied to the engine Balled & Burlap. 9. All landscape material shal 4. Coniferous shrubbery shall be the following minimum sizes: This guarantee is to insur a. Spreading - 3 gallon, potted. vigorous growth of the la; b. Medium - 5 gallon, potted. c. Upright - 3.5 to 4 feet., Balled & Burlap. 10. All landscape material Minnesota Nurseryman Ass Ass a 5. Deciduous shrubbery shall be the following minimum sizes: • landscape material shall 1 a. Dwarf - 3 gallon, potted. b. Medium - 5 gallon, potted. 11. Backfill for plant material c. Tall - 24 to 30 inches, potted. twigs and rocks), peat mi 6. All mulch used around planting beds should be rock unless shrubs being 12. Plant material shall be ph used in the bed produce new plants throigh the roots. Flower beds are 13. If any plant species is un. not required to have rock mulch. Edging shall be used around all a substitution would be r j planting beds and shrub plantings. fif /q /�/ the engineer shall be coc "h14. Spacing between plant ma U shown at approximate fu EXISTING AUSTRIAN PINES IN THIS AREA MAY BE TRANSPLANTED AS A N SUBSTITUTE FOR PLANTS SHOWN. i THIS OPTION SHALL BE AT THE z \ [ DISCRETION OF THE OWNER. o \ ` a U \\ 1 W i i 6 i 0 20 40 60 i ! i _ _� SCALE IN FEET _ 1 i Q \ PLANT LEGEND \ KEY DUAN. COMMON/BOTANICAL SIZE ROOT REMARKS �o . r afi cez ^ i'=' `I \: \ N SBL 2 SUNBURST LOCUST/ 2" B&B STRAIGHT t 1.C'` \ 't FF "L GLEDITSIA TRICANTHOS CAL LEADER `+ N INERMIS' SUNBURST o I ‘ Atcs W N j ra RM 2 RUBRUM MAPLE/ 2" B&B I d E9 CE rn '• ; ACER RUBRUM CAL o a- O t ;i 'NORTHW00D' m H-- cs > \ 1 m si o W ', AP 3 AUSTRIAN PINE/ 5' BM) FULL FORM z z Y z •I. 0 LL W t PINUS NIGRA HT. TO GRADE Q w a _ W F- C1 \ t \ o 0 o o o i-- Q O t t PAL 3 PYRMIDAL AMERICAN 2" B&B O LINDEN/TIUA AMERICANA CALm o ILL I. •_, c Ta o _ ` $ '."; N SS 4 SPRING SNOW CARBAPPLE/ I-I/2" B&B aE 0-r,°: d J\ 0 \ \ \ MALUS' SPRING SNOW CAL N u o, in z \ 40� �A rs—OL N O , '# i RTDW 70 REDTWIGGED DOGWOOD/ 24° CONT. MIN. 5 CANES o 15.8 m' i - CORNUS SERICEA AT 24° --S‘6- ',04 oma, \ = Z / i BAILEY! Z E I o; al. SMA 2 SHOWY MOUNTAIN ASH/ I-1/2" B&B a`o v a>o v.-os SORBUS DECORA CAL v 0-e~H ..44 i i Eoarma,c c iu _ 2 / 4 \ NOTES: s • 1i i_. ___. _ F i __--, I) CITY PLANTING CALCULATION: cl •• ••••'' `"" , ---/ TOTAL PERIMETER LENGTH = 1015.34 = 25 TREES 40 o „o $S a -_ __ _ 2) THE FOLLOWING PHYSICAL CONSTRAINTS MAKE THIS NUMBER UNREALISTIC: �"a03/ w � NORTHSIDE NO GREEN AREA ---- - ; EASTSIDE - LARGE WATERMAIN EASEMENT s 0 \ SOUIHSIDE - EXISTING CONCRETE SIDEWALK q i,'"-''' a n WESTSIDE - STORM WATER POND tai ;,,,,,7. F n. _ __ _==`re.°._u-c.=_cxm°--' m°=.°ma°e°.uarn..°°m,m----.---.. N ! =.;'1' ad o] wmAmma ...-.-ssza_.eaw - _ 4.4641111% �a 0 K D t O F p=, ==.mwm=sumo.=.�---:::� __-_______-..._ ....._. - BACK h W`- R,4`, L� � NOTE � o;y�' �` ;, m._=� o eco ,,,___. -- — --•---------•-- - WITH ANTIDESICCENT ���� DECIDUOUS TREE PRUNE O� 1 � m ___.__ -- ,,e,,_1 a CONIFER •TREE - GROUND LINE a 0 TO BE SAME AS EXISTING AT • 4,4 � 'tlTHE NURSERY C occu ied b buildin arkin , walkwa s, or P ➢ g P 8 ➢led or install other approved ground cover. 1W urbed areas containing natural vegetation � Q_l ree of foreign and/or noxious weeds. ` 3 GUY WIRES OF ID GA. WIRE o 120 DEGREES APART Z t z •eas shall be irrigated with automatic (n Q !ept sites which are zoned Industrial. O J TURNBUCKLE Z designed by installer. Shop drawings shall ~ MZ fl_r for review prior to installation. FOLD BACK BURLAP FROM\ - O W TOP OF BALL - 45° Q W (CC •H a. be guaranteed for a period of one year. > 0< < for proper installation and subsequent ... - - LI- I- dscape elements. r='1 „. /r.., _. ._ C9 U ' 71=h f i; 3- A I =gf -fili.:4f Z J to be installed and maintained as per -! Mt aI T �'” iciation Standards, latest edition. The 24"x2"x2" STAKE DRIVEN W Z z nursery quality stock. FLUSH WITH GRADE LI-I < Q Q 6" MIN. _ J {CCs: . !lit. , i.;•._'' J shall consist of topsoil (free from lumps, (`I-;„,,J •.$b 12„ O ss and fertilizer applicable to species. , - MIN. _ cited as per the planting details. LOOSENED SUBSOIL TWICE BALL DIA. vailable or in the opinion of the nurseryman ore applicable (due to soil type or location), 1 SHEET NO. / acted prior to acceptance of the substitution. TREE PLANTING DETAIL ^ ' 3 DF erial shall be industry standard. Plants are Y 5 growth diameter. 0025 / I I 1 s \J\0 — L0 - - - � L - - - - — N\ckers°r ‘.p•-''• /2-B �r om ke���e °f Sovth• F Ge 10 foot in width and adjoining ® 1112113 by //� -of-.y lines, unless otherwise )ted, also being 5 feet in width 1�� pcqu��ed G 93� / 7d joining lot lines, unless other- 0?ofc °ke \� �- . 93\ ' ,-'1 e\ indicated, as shown on the plat. r (see i___-_.___-_ __-----_�' ��' -------------------- 1'i • / �' ~ ---- ,--"---- / - .--- .--- -- �,-..- ,rte\.---------„,..----'-- -- ._____" •-,, -3___ -.o '0 1 \ 2 .�p�' -� - ,_ = int ‘••-�— �-�=— � , arty _ . + :�'; "`r r-_^'tel J --i 3� f L _ ins, o ` S ee � �-o time °t /96 x'23 de,. l ''�"`�� )• "` •964.2 M,°• -- 52J- ---- i ,'I B 1.47 ___---2 .7_, ,_ /- /7-- ,,---, ___ / v , . _.„ ,.....---- „--..-----__-- \ / \ '--7•4"- 3 • _) ------792-7)---).\__•--- / \- \-. \855 f -------- -1•• 4 3„--- .- 1 �, \'. ` ' F+� 1.37 Ac.•� 74°02' Per ed---' �� 9 9A�r --�` ./ �\ a' N\ �'`� 75/525 do Megs: o�°�\ \ \.c.4 Z) / .�C 940 '�a \ 1 \ „I \/ 3 4__ 939 ://x) � ,\ "l ane 8// f /!e i' r \ \ W - gg9s -''' ,o I� gnu :D8 Ac.'/- 9a1� \, � FR��ri :;-i'�r--,'�"�- 4 / iv� ,- i�N .r� 7i93 �---- fc 69 w / `y „c entecl�n \299 ' , el c i ^ .4 --- �` S`7M‘4 e9P 294962 AA 0 08 0 / o ` l •‘‘,7.--k Ref• r''�-j' O/ \� 0 o - fr LI •o / 0 0 I / _— / cn No 7.7 rr,"r, -i,cy / / \ I, 1 __'_ -------'- - • 41,,S, -'4"•11"C#1.14 1_,.-' 1/ PROPOSED PRELIMINARY PLAT - 4,1 ..__,------- „....----:---- ...-----40 wil •i 1 ..-- , /' - --. i ) i „ . 1 ;2- )/ Aill 1 I. ;7 t ,- . •.7_5690 -•'• 23-x- i .r I� F I 22 9 I• . '1 � '68• l tit ,?- � �, ,..,_:,:r---''" - , ,• -7/7 " i `1.10til � 11 -1� • .,,..b<-,;:l "C.4.1 . .-:;°.----):.-s-- / k 1d z ..61A �jr/ G r I A IT\ � I i • �.� a �i �` olc2� W . Ilk 0: �� I e.- QIN 1.35 Ac./- C= nn L. a • I� 411,...T., :n F) N •... : . : 1 ! �tin I , � Vii• 2/ 1 •AI. N a , � '� 400 SCHOOL ST. . ,,`r I I 1 / * t• NM �� �: VI ° Il_ 0' ) 01.....:17.: 3 04 —..- .• —• .___, ..... _ arlibm O 11111101410300RAmgatiPAWMffiRli,mrliagliiiikaiiiiiii =IS°4'23° 501°30'44' � 'Ro300.00 /- _ - -4 _, , _ 347.31 __, itill % 8 ' ---� • 2 d.35 5111.30' 4'w M • Allammummul- iiii-i las s=IS°45'23" / S01°30'44"W ' " %, R-260.00 I / 389.29 r `• . L=85.11 1 /�, / 40' R/W 6 "Line C'J O z i g•, - Ir1 I / .,/ / + Ref. Inst. #299696 • 0o N • , --- / •� / r 0 • W li Q C ;3 / ' / CL Storm sewer easement 0 '�° w II r "' / / Instr. X294915 0 / 1.10— •s. og I �� - I,0 Q c Independent School District 728 ( 7 •i • ry W a I N( I W N • AV No NOGG k I �� Fp.E. S 14 r I Y _ / / \ Ve\i---- --- , ____ sot 4' ;i' \\ \` Is \', = w'' - _ — \ 3 i „-i- ,� 113 -Ili i ' \ 3\ \ \6 \ -"h`- -SIea \� 4 \\ , \ .,� \ �� 10,075 SF \ \ . _ 4- 1 i'i \.--J _ '` 9 e ko.r • ___ ___ . ... .CONCEPT P ___ . ___ ._______ — I \ • • 1 I, _ __ -- , , ---- 1 s \, i, . __ _ 6 1; ' I ' Ij I- • .�1 ,_ -�` ..,..,_,_,- , „ II ...... moi`." i, - 1 ° ' HOLIDAY STATIONSTORE 1 - 4,416 SOFT. 1 i - FINISHED FLOOR ELEV, 923.25 TI' � ; ----- ----- lNIN10."- r 8 \\ • 121 %` \ r. i 1 \I .. az ii �� l - -- - - - -- � I - A. III I ill 6,175 SF .' 1 ;r,. v • , IPOND F I� POND 917* 1 LJ1MI ..� ii..t.. , 1 •J JIIEiooJpdj 0 pick. MI )• ailiaV 1 r _ . 2I] co I NI .4�,..,� `�\ , Vie.. ~ iiiiimuisabillii I-' _ ` clozi• -- ..:___________._____.________.__._________......_ _, likiiiip • \ \ „ I • tI II • f Ii . I ,,,,„,r. 4 y • 80 120 i 0 FEET 14i1 •-'- ; ' \—\// '-I t_ ' _� ' rte~, j::___._____ - � `...1"• Jam;/ --' 'f,,"i .1 _. ---22-----1>______-_-__--_--_--_-- -----:________.__________________.___.-------_--_-'-_-_-_--------_-,_-_-----------_-__-_--_---_-i.--.-.------_-_----_----\----s.—--o------ r_O , 4-,--- < -- _________-- ,......, 00 ,0 1 i iiiIii,,,Iiiiillialim 40 I N. -.-.".a . , 1 it,...„__ ...„ 0.0:2:-- 40', , , .0 ... ...rdi. 111" __ _ - -AA vt _- ----:_D 01 qm. . '_ , -_____ - .::-.. -- /...< .....--•--vi--‘4 iii-Var---.........9.-- c:\ .., .... /_ ...... - '/, _______::-- -'-- . I it, . . ‘,,, \ i 9 , / ELEv' 933.° Aill ,"''''. r..< .v41( ‘-1 Ii- EL 936.y ria \, •'� _ 1' rill4 '/�'S / . 10,075 Sli \ ��,' ��. /� , 1 1 �! riggiQ,A lier G-�• . iii_of MVO* APIPPPP- -me_ -1011.1--- --' .- ""iiiimillirawarAmilliw 16/ ltr . '� ,400$ ArAPIIIIIIMAII0 ---11110,1Y - ---- OW roja 00000‹111P-r-L7-------- rii- :- --iPer------------.;-----A iii0 "..--°°--.'. 41!._ .-0_4141k_ ,..,,... -10 L. _ , w___ __ __. _ e. ,,,,,_ WIPP.- . I --- mai (,<-----. ..„- 111: 41°11/ -wwww------1111111111111110110- Ill ,---------- 4'... . /F FREE OCkl; 1,---\0+o0 i9 �� , . I . 1 ,,-'.',. il ....'"i'. .. "''-'4 S. . ...• ' '.- • ,•''.-'. Y (. r GRADING PLAN , .. ._ ._ ---- 1 - --___ ,..,„,..,, ,,,.- ... .1i.oN _., -- / .. __,,,- ----- - ----A \\ x • _ _ / __,,,,- - . , ., , _ - „_...„---- . ___,...„ , , .. ___,,, , ____.„.... , ,, ,\ ,,- , ..... . _____ . ,.--_„-- z_____ -)-----) . 1 • , , . ......„-- ,...„,_________----7-4.,..,•\..) 1.1 . . ,„....,,, ,... ; A / Joie;de • ._ .__--------_._.,-/-_______. i 1 •-41, • it '7. ----,) ,/ , --' illeriii. ' • 1' - 1 ----------:`-' t li i 4 ,,-) • • - ( ---- A- 101131111k 1 - I, Ili . . ;;; -i, E . ,• , 1 1 l• e . . A . . 0. Jill i . !NISH a FLOOR V. • - : 1 -: , ,. . t. , . - gir 1 I Ne,;:6ffi.LIP--,„ 4.00"11411101.- Pi'r , • . . - . . . . ; -- • 1 ro,80 -. . , ., . •44t • . - • . • . . . 4 it 113i41 .40.1.1,. p* 1 , .. ,i. • lisi•euil . . . . • t . i -...' -.. • ** . F'''' \ 1 . A ELEV. 927':e ' • f- ,• v) ki • 1 t,,I75 SF __1;:.‘, . • . MiliP , . _ . . ... 1 i • _ . .. . • . l• 111 I • 'NJ I • -......: lrlip!LI411111Alltiftj , , -_ • . -. - '. • ' -4 ------ L ,.....2..,1,- ==.-........, " tr_oLiiiil gam ,A..±51 .... . 0 1 ! ., I 4. ,. .... _.......... -21 i tio i iii _ _ ,Ittevr=m,,,,,m_7, ,.. , . 0 , • _1 I . . 1 Vtt.4*---,411111Firiggl ..] i .....4,....... . .:n. :11 ,. mei . • . . . y. • i .*, o................ ....LS; ' 1 A' i i .. A. Lii........ ---- ----z.,,.........j Prostp . -tin" SIM , '' .. . ',dal)" 1. . . ''' 1 -....1... . ••••.....„,„........1 "Olii. ..,,,,,.............__-..............., .ia"..'4............___,......-zz,.._............• .............. ......-.=.............- Aii All .._1/4........ .. ........../ iiik ., - I . ' . IC/ •t 111111111111111111111/11111.11MONinv AIIIIIIWAIL WNW . 'alawili7,0"..';ii 1E-- ' L ..........,,,„. ,,_.,/,......,... iimi-.7 r. - i , ,,,,.„ . Ka in 1 I.I I I I klil I I LI I LI I I LI I I I.I I i 1 rIN 1 .' 1 '' 1 1 I I I LW I I II I I I I I LI I I I 1 I 13 I I I I IN I I I 1 1 II I I I ILI I I 1 I I I I Li I I I I 1 1 1 I I 0 1 I I 4 IIIA, .. I I I - . i . . . . ..- - .._ _,.. . . p ..._. ...07 . . . •1 . ?)i .. Nov . i„, 1 , • • • . • ' ... I , i• . .1 1 NI 1.1 .t . . < 1 , f . . . . L,_ • . . , 1 ,1 . . . . 44 LEGEND a. 1 - Holiday Companies t ;t;- (IFN.OW(F:45t,7 kAIS1 1.1Ut1,STMF I MAII A1)1)10 SS Pf).HOS I2'4 v1IANI APOI IS.MN 55440)I'I) 612-8 30-))70(l/FAR III 2-830-8864 CRE I)IT(HIRE:1501 RN.OLD SHAkOI[F RU- %tA(t AI>DRESS.P.O.HOA 1 J I t,SUNNI AN/I IS.MN 55440/PI I.W2.921-1200 IA)(102-921-.529.5 / November 25, 1996 FACSIMILE TRANSMISSION 441-4902 Steve Ach City Planner 1 City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, Minnesota 55330 RE: Proposed Holiday Stationstore Intersection of Freeport and School Street, Elk River, Minnesota Dear Mr. Ach: This letter is written as a follow-up to our telephone conversation today regarding our request for a postponement of the Planning Commissions review of the above project. After initial review by City Staff it has become apparent that certain changes to the 0 proposed plat and site layout will be necessary. In order to make these changes we would respectfully request that our appearance before the Planning Commission be postpc.ied until the December Planning Commission meeting. Thank you for your assistance in this matter. Sincerely, HOLID TATIONSTORES, INC. Z ' / �� `David D. Hoeschen Director of Real Estate DDH/bms10 cc: Richard P. Janssen • .1.--..., , s, pi 4.4,---- Wondigo% (Foop LESS ,day HM Ify • NOIMay.