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5.3 & 5.4 Item # 5.3. & 5.4. City of River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Plann: A DATE: June 27, 2000 SUBJECT: Request by Wash and Fill for Preliminary Plat Approval and Conditional Use Permit, Public Hearing — Case No. P 00-8 and CU 00-12 Request Consider a request for preliminary plat for Elk River Crossing 2nd Addition and a conditional use permit for a convenience store/car wash and a quick lube facility. • Location The southeast corner of Highway 169 and Main Street Zoning/Land use PUD (Planned Unit Development) / HB (Highway Business) Attachments Location map Preliminary plat Development plans Memo from the City Engineer Overview Preliminary Plat The applicant is proposing to replat Lot 1 and Lot 2, Block 1, Elk River Crossing into two new lots. The replat involves adjusting the line between the • two lots. Lot 1 will be 1.83 acres and Lot 2 will be .88 acres. Lot 2 will be 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612) 441-7425 slightly smaller, Lot 2 was 1.15 acres and is reduced in size by .27 acres to .88 • acres. Lot 1 will be .07 acres larger. The total area being plated is 2.714 acres. Typically commercial lots are at least 1 acre in size. Since this is a PUD, the Commission has some flexibility in approving lot size less than one acre. The right-of-way for Zane Street will be shifted to the west in order to accommodate design changes in the street layout. Both lots will share a common access from Zane Street. No lot will have direct access from either Highway 169 or 181st Street. The original plat for Elk River Crossing included a 50 foot wide UPA easement along the west property line that is not shown on this plat. The plat should be amended to show this easement. The City Engineer has reviewed the plat. His comments can found in the attached memo. Issues identified in his memo include changing the name of 3rd Street to 181st Avenue, including a 5 foot trail easement along the south side of 181St Avenue and vacating the existing easement along the lot line between the original lots 1 and 2. the easement vacation will be considered in a separate application to the City Council. Staff is recommending approval of the proposed preliminary plat. IIIConditional Use Permit Site Plan The applicant is requesting a conditional use permit for a car wash /convenience store and a quick lube facility. The proposed convenience store is about 1700 square feet and includes 5 gas pump islands and a canopy. A portion of the proposed canopy over the pumps is located within the UPA easement. A flag pole is also proposed along the west property line within the UPA easement. A more suitable location for the flag pole may be up near the front of the building. The applicant will have to receive permission from UPA before installing the pole and include information on the height of the pole. The applicant will have to provide written permission from UPA regarding the encroachments into their easement before the city will sign off on the site plan as proposed. The car wash is fully automated and will be attached to the convenience store on the back or southeast side. The cars will stack up around the perimeter of the site, enter from the north end and exit from the south end. • The quick lube facility will be located northeast of the convenience store/car • wash near the intersection of 181st Street and Zane Avenue. The building will be about 2000 square feet in size and include 3 service bays. Parking and Access The site will be accessed from Zane Street via a shared driveway. The driveway will be shared between Lots 1 and 2 and will consist of one lane in and 2 lanes out. There is about 79 feet (stacking room for about 4 cars) from Zane Street to the driveway along the rear of the convenience store. During peak traffic times, congestion could be a problem once both lots are fully developed. The shared access between the convenience store and the quick lube should be revised. The shared access is too wide and confusing. Once into the site, traffic movement will be a "free for all". A median and directional signage should be provided. (see attached drawing) There are 9 parking spaces, including one handicapped space, provided at the front of the store and 3 spaces at the north end. There are also 10 spaces available at the pump islands. The parking requirement for a convenience store is 1 space for 200 square feet of floor area. For this store 8 spaces are • required. Parking provided exceeds that which is required Stacking for the car wash will be around the perimeter of the site. There is the possibility of some internal circulation problems. The northern most gas pump is too close to the car wash stacking lane. A car parked at the north side of the island will not have room to pull out if cars are queued up to use the car wash. Some modifications should be made to the parking and stacking area on the north end of the car wash to better delineate traffic flow. (see attached drawing) There are 6 parking spaces proposed for the quick lube facility and stacking room for about 12 cars leading into the service bays. Parking and stacking room is adequate. A handicapped space should be provided. Building Elevations The exterior of the building will be rock face block with a 4' wide brick accent stripe. The blocks should be integrally colored. There will be a metal clad roof and fascia. The building will be shades of brown. The applicant will have colored renditions for the meeting. The entrance to the convenience store will be on the northwest elevation 0 Details of the canopy have not been provided. However, the development • standards for Elk River Crossing includes design criteria for canopies. The design criteria states that canopies located over pump islands are allowed provided the architectural design, colors and character of the canopy shall be consistent with the principle building on site. The fascia of the canopy shall not be illuminated. Canopy lighting shall consist of canister spot lights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. The exterior material of the quick lube is proposed to be concrete block. The exterior material should be split faced rock to match the convenience store/car wash. No colors have been proposed. The color should match the colors used in the convenience store/car wash. Signage The convenience store/car wash and the quick lube will each be allowed 2 wall signs consisting of individual letters. Awning signs and canopy signs, including canopies over gas pumps, shall be counted as wall signs. Awning and canopy signs shall not be illuminated. The sign area shall not exceed seven (7) percent of the area of the building wall, including doors and windows, to which the sign is to be affixed • The freestanding sign must be a monument style with a maximum height of 10 feet and a maximum area of 100 square feet. The sign shall be constructed of brick or face brick and in may include decorative brick and/or decorative glazed block as accents. The sign is shown within the UPA easement. The applicant will have to provide written approval from UPA at the time of application for a sign permit. The freestanding development sign for Elk River Crossing will also be located on this site near the northwest corner. It is not included as part of this conditional use permit and will be subject to it's own sign permit. Landscaping As with most commercial development, and convenience stores in particular, there is minimal amount of green space. There is the 10 foot wide area around the perimeter of the lot that is available for landscaping. The applicant has proposed 9 street trees along 181st Avenue and 5 along Zane Street, 6 cherry trees and 3 white pines along Highway 169. There are also some bushes proposed along the Highway 169 frontage. Three honey locusts are proposed at both the southwest and northeast ends of the carwash. • Landscaping along the rear of the car wash includes 3 white pines and some bushes. In order to provide some relief to the blank wall of the quick lube that • faces Zane Street, some ornamental trees should be included between the building and Zane street. Three white pines and a honey locust are shown along the west property line within the UPA easement. The applicant should provide a letter from UPA approving the plantings. Four light poles are proposed along 181st Avenue. Details regarding the pole should be provided. A lighting plan should also be provided. Four light poles along that property line seems excessive. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat for Elk River Crossing 2nd Addition with the following conditions: 1. All comments of the City Engineer are addressed. 2. No lot will have access from either Highway 169 or 181st Avenue. • Staff recommends that the Planning Commission recommend approval of the conditional use permit for the convenience store/car wash with the following conditions: 1. All comments of the City Engineer be addressed. 2. The applicant will have to provide written permission from UPA for any encroachments into their easement before the city will sign off on the site plan. 3. The site plan be revised as shown on Exhibit A 4. Height of flag pole shall not exceed 40 feet. 5. The landscape plan be revised to incorporate landscaping on the new green space shown on Exibit A and include ornamental trees along the east side of the quick lube. 6. Stop signs be located at the exit of the car wash and at the drive way along the east side of the car wash. • 7. The angle of the pump islands should be adjusted to facilitate smooth • traffic flow through the site. 8. The fascia of the canopy shall not be illuminated. Canopy lighting shall consist of canister spot lights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. 9. The architectural design, colors and character of the canopy shall be consistent with the principle building on site. 10.No access shall be allowed from Highway 169 or 181st Avenue. 11.Details of the lighting poles and a lighting plan shall be provided. 12.Applicant shall get written permission from UPA regarding the proposed landscaping within their easement. 13.The exterior material for the quick lube shall be split faced rock to match the convenience store/car wash. The color should match the colors used in the convenience store/car wash. • 14.. All signs shall comply with the PUD agreement for Elk River Crossing. 15.The block used for the exterior of both the convenience store/car wash and the quick lube be integrally colored. • r7dieJliel. Howarc R. Green Comeany CONSULTING ENGINEERS June 19, 2000 File: 809780J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, Minnesota 55330 RE: WASH AND FILL OF MINNESOTA CITY OF ELK RIVER, MINNESOTA Dear Mr. Harlicker: We have reviewed the revised plans submitted for the Wash and Fill of Minnesota proposed development. As you are aware, the proposed development is in the northwest corner of Elk River Crossing, near the intersection of Main Street and Zane Avenue. The proposed development consists of a gas station/car wash/convenience store together with an oil change • facility on a single lot. Based upon our review, we would offer the following comments: A. Site Plan 1. There are several locations on the site plan where we would suggest additional concrete curb and gutter to direct traffic through the site to the various users. These locations are as follows: • At the south side of the lube building, we would suggest that the concrete island be extended another 50 to 60 feet to the south to break up the large mass of bituminous area. Perhaps the parking shown at the south end of the lot could even be moved up and placed in this island. We question whether or not this lube building requires a handicap stall. This would be a good location to place the handicap stall. • On the north curb line of the site, between the lube building and the car wash, we would suggest that the curb be bubbled out to the south to direct traffic away from the queuing area for the car wash. • At the east side of the car wash entrance, we would suggest that the island be extended a little further to the north to protect the rear end of cars waiting to enter the car wash from vehicles driving through the site. • The three parking stalls shown at the north side of the car wash building should have the curb on both sides extended out to define an 18-foot deep parking stall. 2. The area between the car wash building and the area for waiting to enter the car wash is slightly short of the dimension needed for a parking stall and a travel lane. The parking stall should be 18 feet deep and the drive isle should be 24 • feet for a total of 42 feet. This area scales 38 to 40 feet. Ltr-061500-Harlicker.doc 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Harlicker June 19, 2000 Page 2 3. If a car is parked forward at the most northerly gas island and cars are queued up for the car wash, there will be no room for a vehicle to get between the two cars. 4. There is a U.P.A. easement missing on the site plan along the west property line. The U.P.A. easement is 50 feet wide according to the plat of Elk River Crossing. The site plan shows lights, flagpole, vacuum islands, vending machine, and a Wash and Fill monument in,this U.P.A. easement. We first question whether or not the lights and flagpole will be tall enough to interfere with the overhead power lines. The plan should be reviewed by U.P.A. and a letter from U.P.A. allowing the installation of these items in their easement provided to the City. 5. The driveway onto Zane Avenue measures approximately 40 feet wide. We assume that this will allow two lanes for exiting, one to the left and one to the right, and one lane entering the site. We would suggest that a small concrete island be constructed at the entrance to clearly define where the entering and exiting lanes line up. 6. As you are aware, Zane Avenue was moved 15 feet to the west due to unsuitable native materials encountered during the construction. The lot line of the site has been adjusted to accommodate the westerly movement of Zane Avenue. B. Preliminary Plat 1. The preliminary plat needs to be adjusted to show the dedication of the additional approximately 15 feet of right of way along Zane Avenue. The original plat of Elk River Crossing dedicated the Zane Avenue right of way for the original design. With the movement of the street 15 feet to the west, this plat should dedicate the additional right of way. 2. The plat should show limited access along all sides of the plat with the exception of where the 40-foot driveway is proposed to meet Zane Street. 3. The replatting has moved the original lot line between Lots 1 and 2. Therefore, the existing drainage and utility easements along the old lot line need to be vacated. 4. There was a narrow trail easement provided with the original plat along the north property line of Lot 1. This should be shown on the plat of Elk River Crossing, Second Edition. C. Grading, Drainage, and Erosion Control Plan 1. A significant amount of fill was removed from this site as the Zane Avenue surcharge was built. We wonder whether or not the existing grades shown on the grading plan represent the grades currently there or grades that were there before the fill was removed for Zane Avenue. 2. We believe a small amount of additional silt fence should be extended along the west property line to approximately the intersection with the north property line. D. Utility Plan 1. The Fire Chief has asked for an additional hydrant off of the 6-inch water service • shown for the lube building. Lt r-061500-H a rl i cke r.d o c Howarc R. Green Comcany CONSULTING ENGINEERS Mr. Harlicker . June 19, 2000 Page 3 2. There is no water service shown for Lot 2. 3. The 8-inch water main shown coming into the site up to the hydrant at the west end of the entrance will be considered public. Similarly, the sanitary sewer from Zane Avenue to the manhole in the entrance drive will also be considered public. All of the remaining sewer and water will be considered private services. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Terry J.-1 curer, P.E. • • Ltr-061500-Harlicker.doc Howarc R. Green Co T oany CONSULTING ENGINEERS Os" I s a ,ft- 11 6;;:i.`1 moil" hihiN"t;.:7;N mit mai .,ii....'". ',_Air .....• . ' 7' ' • 4V. 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AIR r ro QMp 9 • INVENTORY RM ISI iL_J • ©LCUE LEVEL / FC • YGI \ U z di i z t Q aa7 a 7 OQED LL Z 1e H m v -n 4E1 z 0 I U n _ n 1 II _ -i ,1 it r-_ =�I, t, H ' I H / IL7:1111 : I 1 rd-,- II — 0 I --- z --- (] LOWER SERVICE —_ L —( s LJ Ill(/// Z n) ►, 1,1 u 11.1 1 (n n z -L F. u if' >UNATON PLANCT NCRTI-I a r Q MA i , iy j B {LJ! X n: ti. _o f61 4 1 ; i 4 I 1 mi EROSION CONTROL NOTES I. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. - -•___ 2. THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING. 3. THE CONTRACTOR SHALL GRADE SITE AND INSTALL UTILITIES. / 4. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL ��_ ��/� • MEASURES. 5. WITHIN TWO WEEKS OF SITE GRADING. ALL DISTURBED AREAS SHALL BE STABIUZEO WITH SEED, SOD OR ROCK BASE. SEEDING SHALL BE IN • ACCORDANCE WITH MNDOT SPEC. 25,5. SEED MIXTURE SWILL BE MNOOT .:t MIXTURE 500. ALL MULCH SHALL BE TYPE 1 AND SHALL BE DISC ANCHORED. FERTILIZER SHALL BE 10-10-10 COMMERCIAL GRADE • ----_ MEETING THE REQUIREMENTS FOR MNOOT 3881 AND SHALL BE APPLIED _ -- AT A RATE Of 200/LBS. PER ACRE. 500 SHALL MEET THE REQUIREMENTS �--- OF MNOOT 3878. ALL AREAS TO BE SODDED OP SEEDED SHALL BE 3110 S o� COVERED WITH MINIMUM OF FOUR INCHES OF TOPSOIL r 6. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND ''' MAINTAINED IN ACCORDANCE WITH CITY. WATERSHED DISTRICT ND ,i (•'.. MINNESOTA POLLUTION CONTROL (NPDES) PERMITS. a 7. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES. /1 '� t 1 — - -- INCLUDING THE REMOVAL OF ACCUMULATED SILT IN FRONT OF SILT - FENCES. DURING THE DURATION OF THE CONSTRUCTION. j• j ), . 8. ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE _! CONTRACTOR. 9. REMOVE ALL EROSION CONTROL MEASURES AFTER VEGETATION IS 'D• - - --9a-•5 ESTABLISHED. , 10. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ) 1 >+a..14,) ..:::-."::------ e• ���' : .. Dom �i ONTO EXISTING STREETS AND PAVED AREAS. \, ;#::: .`7. / ''� • 3i'-'F�:Y4'3- ' ./ ' , • II IF BLOWING OUST BECOMES A NUISANCE. THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. X ' LF .i �..r /r'. ` • � 12. SWEEP ADJACENT STREET IN ACCORDANCE WITH CITY REQUIREMENTS 'I -„ rCB•4 /JJ, F, _ 3RMNm901.t0. J// LEGEND I 'r I •/' —..AAAA •_...:c.__-_.___ DENOTES EXISTING CONTOURS y - • - 998-•---- DENOTES PROPOSED CONTOUR _ - F I.{� ' • • 1.07♦ DENOTES PERCENT OF GRADE41 •,L ', /��� ---- DENOTES DRAINAGE ARROW Q \\ ..\ ,`• 4 .., J .1C3.--3-.••;14..:'W4.-4-4-4.--. DENOTES EXISTING STORM SEWER = \ • `.' V• •t :/,'`� \.' Jr STM sCk'�fj�U DENOTES PROPOSED STORM SEWER = ` x -, a ,.: i.'. 1• _ \'' t 7 F V.// �y ,E 17 C L U❑f7 C❑O L'G❑ DENOTES EROSION CONTROL SILT FENCE S {),I;V :��µ.cJ i 7`. CUTTE I • 'l TIPPET •9105 DENOTES SPOT ELEVATION. WHEN SHOWN U) • NEM A CURB UNE. DENOTES GUTTER ELEVATION ` 7 • `(-� •\ • 901.96 1�-,-2* r..'S.-i}-.1a 1 DENOTES ROCK CONSTRUCTION ENTRANCE a:Lai•' , 9� 9:13 .t.,� ;SOCK • _ DENOTES CURB & GUTTER TIPPED OUT \ "•.nom.,. r, ?' ♦ \-V��.' •,_` ' ' • V DE-ICE DENOTES PROPOSED OE-ICING CONCRETE .:.• •'q!1+• -, a'L IRN 9 • �1 02.37 •903.01 CONSTRUCTION NOTES: ` • 3 z. 1. REFER TO ARCHITECTS SITELAPLAN FOR ) L '�-� r A.I'.. '..rCOn BUILDING AND PARKING LAYOUT DIMENSIONS MND COORDINATES. 1 '' - „r 2. PLACE AND COMPACT A MINIMUM OF 4" CL 5 \ I 1 `7..A-:.1.7'S yuIT AGGREGATE UNDER CURB & GUTTER. \ 3. REFER TO ARCHITECTS PLANS FOR REPLACEMENT \ EROSION ANT) REMOVAL PLANS. CONTROL FENCE PAVEMENT SECTIONS �."I:.r. l.__.-._ -� HEAVY DUTY BITUMINOUS .\•E yR^;.^ I. I 1/2' MnOCT 2331 BITUMINOUS WEARING COURSE _ 2 1/2' MnDOT 2331 BITUMINOUS BASE COURSE '•� B' CL 5 GRAVEL (100% CRUSHED QUARRY STONE) 'I • I (FBASED SNS LE SUBGRADE, INCREASE THINCKNESS ` \ ` NOT 1..�— _ 1 LIGHT DUTY BITUMINOUS I \• .9i_I.` 390,1)k•'4 O.• ,r 71.3, 2 1/2" MnDOT 2331 BITUMINOUS WEARING COURSE :N'30 6 n G, . 6' CL 5 GRAVEL (100% CRUSHED QUARRY STONE) .5T *5,15 Y,A',-< A BASED ON STABLE SUBGRADE, INCREASE THICKNESS •`\ IF NOT STABLE \ L WARNING \ ' ` THE CONTRACTOR SHALL CONTACT i`�I alb(;.;;-iR01„+, BYA ALL PUBLIC UTILITIES FOR LOCATIONS R,;,i Y. OF ALL UNDERGROUND WIRES, CABLES. 11,`. 3?:., v-:-;t:n:£ CONDUITS. PIPES. MANHOLES. VALVES. t ' H�'J OR OTHER BURIED STRUCTURES BEFORE 1 . DIGGING. HE SHALL REPAIR OR REPLACE ' • THE ABOVE WHEN DAMAGED DURING '� • CONSTRUCTION AT NO COST TO OWNER. \. S_ BENCHMARK: ^ `41 MnDOT BRASS DISC IN CONCRETE "POWER AZIMUTH MARK” �j • _ SOUTHWEST QUADRANT OF HWY 169 AND CO. RD. 12 Tci ffELEVA.T1ON = 902.23 111 REVISIONS ISIONS ERl1iY OFRA'i1FV'Nt,ic ,s1.V3.lPif.VCGTMJN. \ ' ••DATE BY REVISION a'VOR,RAS PRF.RAREO 3+'M.F.OR UNDER M. 4-RF.: SCHOELL & MADSON, INC. ONIMMIIMEMINIMMIEMEMINIE SURERY15,UN ANO THAT I AM A DULY RE•',:STEREO R' SS•ORAL -- _ EM:iNE(?UNDER THE_AWS OF -E STALE OF PR.; STA, - 1 ENGINEERS ♦ SURVEYORS ♦ PLANNING '' 1 SOIL TESTING • ENVIRONMENTAL SERVICES '2 �� -- — —_—�— 10580 WAYZATA BOULEVARD, SUITE 7 DATE: REG. •'o ---- MINNETONKA, MN 55305 n -- _ --- (812) 546-7601 FM: 546-9065 I� 111.11111111 \ %EV.rwED Tr: MATE _ I www.scho•Ilmodson.con, 'II 0",t --: RAGE ` i —__ .l• _ v tel; STREET NORTHWEST c ----' ---------------1-1.____ /•�, ter.'. \ ���� —904 9 ;/lr -—u \ j tI-c / ••• /9'Sax 302 22 Y02 64 / 904.5 '• '2 904 62 _ / ^� e} GUTTER- `_.QUr'' / Z04,Z/ ...--/,'!• — -".S: , - / ` _— �/ 1 r \ _ II TIPPED OUT ' -/ 0* // �_-_1 \ / 7., 9(17.68 ':,./903.Jo -/gyp".,` __.._. Y0 8z.._ 91 -`\. U ' • ( � .} '1 1 •J.I j .x jun _LBE BUILLIING 'IJ' 11/• //'-. ( / �} 1 /` j I, Z•�/ �/ l 2 R 1 rL ELEVc904.8 ' '. •;;;';-%%,..',.V; \/17.. / as i. ._. __ f / / rl/ / // -;--‘'..q:.;: 907.55 / • ,. 1•-//'/''r y ./ 9cs 1y ) / t1 / / , i• / / '\ ) `/ii /•/'• RM=.71:/ 90181. I y 1 1 / .L '/ ,� ' `977.21: I 1 / r ' 202 91 ' `, i,.ilYi • • a • .�,`I //1 r' n qgy l l 1 Y iii ,3.1t •03:Mit!. •"( ' -+ ` �\ j 6j 1 .. •/...2'.'.9.1 a./ .;‘• i,,,,,.,- •-';',/'„':••". Co fr ';' 9ff / 4 eft ,. 7,.......-",,, -',"..!'"V/ \ 7 , .4, ,, 7 .,7 . OUT a,� i/ �j. '202.40 CO 5 / /r J/l I 1 ///'' dTM1 • y i/i. 10. R&I.901.67 / / i / i I 90, V. � RIM�899.25CB 2 / / , y },. " 1 // • , , ,,,,,,,/ / / ' \ . , i'//i7/// \—TlY OTHERS -��_ -�' 909 J6 I I i /I' / //// 992 78 \. �9C,; i I I I / :/// // ..' - ♦ 1- �'.' 89�,Z 9D.81 I I ! ✓,iii{{{ // 301' i .300 13 l 1 / � A X92 . <�,.,.i ;,.i / /y •// 907+6 F- 8612 C& G t: / 3P! .7 61Q �_�t /: y,/,/,:f/,// / 1 1/ 1f yy 71 C8 1 241,2,7 4 33`..3-'.\\%73.2(333^1' r, / Pi/ / //7 i S i 1,.01 I 4Nr19..311 1 . •A49 v 7 i1 60 . / 9�.2.i 44,:a' r •1t • i Nam....--- e X...25 _ /1 Il; , I 1 8 e 30 60 e 1 r " 1/ • 90.3,5PRELIMINARY `4 / I 3 1` -7 IOWNER/DEVELOPER NAME/SHEET TITLE WASH & FILL OF MINNESOTA, INC. ELK RIVER CAR WASH 12880 HIGHWAY 65 ELK RIVER, MN9 BLAINE, MN GRADING, DRAINAGE & EROSION ` 757.9855 ` \ DATE. MAY 2000 .1 \\, CONTROL PLAN S.M.I. PROJECT NO. 63363-001 SHEET 1 OF 3 SHEETS CONSTRUCTION NOTES 1. REFER TO ARCHITECT'S SITE PUN FOR BUILDING AND PARKING LAYOUT. DIMENSIONS AND LOCATIONS. 2. PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL FIELD VERIFY AU. EXISTING UTILITY LOCATIONS AND INVERTS. SHOWN OR NOT SHOWN. AMr DISCREPANCY BETWEEN PLANS AND FIELD CONOMONS SHALL BE REPORTED TO THE OWNER IMMEDIATELY. 3. THE UTILITY CONTRACTOR SHALL NO VERIFY THE LOCATIONS A �-''! • ELEVATIONS OF THE BUILDING PIPE SYSTEM PRIOR TO CONSTRUCTING SERVICE CONNECTIONS. A. ALL UTIIRY WORK SMALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF ELK RIVER SPECIFlCATIONS AND BUILDING PERMIT REQUIREMENTS. ` 5. 8" WATERMAIN SHALL BE CLASS 52 DIP CONFORMING TO THE I , - REQUIREMENTS OF ANSI/AWWA CLSI/A21.51 AND C104/A21 4. FITTINGS SHALL BE CLASS 250 CONFORMING TO THE REQUIREMENTS OF ,t - ANSI/AWWA C110/A21.10 OR ANSI/AWWA CI 53/A21.53. HYDRANTS SHALL BE THE PACER AS MANUFACTURED BY WATEROUS CO. !IR —_ . -- APPROVED EQUAL COMPLYING WITH NE THE CITY OF ELK RIVER. I GATE VALVES SHALL BE SINGLE DISC TYPE WITH RESIDENT SEAT ( MEETING THE REQUIREMENTS OF AWWA C509. ‘, _ ._ _-- - - - — ALL PLUGS. TEES. BENDS AND OTHER THRUST POINTS SHALL BE — PROVIDED WITH CONCRETE REACTION BACKING OR MEGA LUG. " I, ALL WATERMAIN SHALL 8E INSTALLED WITH A MINIMUM OF 7.5' COVER AND \,�/' I .,./ , IN ACCORDANCE WITH AWWA C600 MID CONDUCTMTY PROVSIONS I CONFORMING TO ANSI/AWWA CI I I/A21.11. BEFORE BEING PLACED IN /s --- SERVICE. THE COMPLETED WATERMAIN SHALL BE DISINFECTED AND FLUSHED IN ACCORDANCE WITH AWWA C651 AND THE REQUIREMENTS OF T • 1 /^ THE MINNESOTA DEPARTMENT OF HEALTH. y 6. SANITARY SEWER SHALL BE 6. PVC-SDR-35 UNLESS NOTED DIFFERENTI'i `_ /" CB 4 MANHOLES SHALL BE 48" DIAMETER PRECAST REINFORCED CONCRETE IN i RIM- ) - I HN�f ACCORDANCE WITH ASTM C478. CASTING SHALL BE NEENAH R-1642 WI'4 _. TYPE B' COVER. MANHOLES SHALL HAVE A MINIMUM OF TWO AND A MAXIMUM Of FOUR ADJUSTMENT RINGS. 1 172' 17 ALL PIPE CONNECTIONS TO EXISTING UTILITY STRUCTURES SHALL BE `i I V 0 0.607[ KOR-N-SEAL" OR CITY APPROVED EQUAL. FOR CONCRETE BLOCK OR ,` I BRICK STRUCTURES. CONSTRUCT AN OPENING EQUAL TO THE PIPE SIZE ,` GROUT AROUND PIPE TO CLOSE OPENING,AND REPAIR STRUCTURE TO CITY REQUIREMENTS. THE CONTRACTOR SHALL VERIFY TYPE Of CONNECTION WITH CITY ENGINEERING DEPARTMENT AND COORDINATE QI ANY REQUIRED CITY INSPECTIONS NEEDED FOR CITY ACCEPTANCE. ID ;1 / 7 STORM SEWER SHALL BE REINFORCED CONCRETE PIPE OR APPROVED E01 N 0 CATCH BASINS SHALL BE 4' DIA PRECAST REINFORCED CONCRETE. CA:'NN_G = '; \ v \\ SHALL BE NEENAH R-32508 WITH CURB BOX OR APPROVED ECUAL. 7' MANHOLES SHALL BE FOUR FT. DIAMETER PRECAST REINFORCED 3 CONCRETE IN ACCORDANCE WITH ASTM C478. CASTING SHALL BE Z ..` .� \� NEENAH 9-1642-B. MANHOLES SHALL HAVE A IANTMUM OF 2 AND A MAXIMUM OF 4 ADJUSTMENT RINGS. ddI ,\ 9. UTILITY TRENCHES SHALL BE COMPACTED TO 9510 STANDARD PROCTOR ';\ MAXIMUM DRY DENSITY(ASTM 0698.78 OR MSI4TO T-99) FROM THE Pc- I 1 v STONE TO WITHIN THREE FEET OF THE GROUND SURFACE AND 100% \ V o1�. STANDARD PROCTOR IN THE UPPER THREE FEET. S. CONNECTION TO THE EXISTING SANITARY SEWER AND WATER REQUIRES , / INSPECTION BY THE CITY OF ELK RIVER. _a ,` RIM=902.37 \ C. ALL CURB AND GUTTER SHALL BE MNOOT TYPE 8612 CONSTRUCTED IN ` NV-896.88L ACCORDANCE WITH MHDOT 2531. ,--—- LEGEND �1 .Lp9E.AKR--.-....-. DENOTES EXISTING STORM SEWER \ 12"- DENOTES PROPOSED STORM SEWER i 0�.-'•''S,-,',,I•--"--^4+-- DENOTES EXISTING WATERMAN, HYDRANT& GAIT VALVE 6' DIP W4TIGDENOTES PROPOSED WATERMAN. HYDRANT & (•A1TE VANE , MAI • 1.."‘46"."11 .................l DENOTES EXISTING SANITARY SEWER R. SAN 'I44,, DENOTES PROPOSED SANITARY SEWER WARNING THE CONTRACTOR SHALL CONTACT ALL PUBLIC JT/LRIES FOR LOCATIONS OF ALL 'JNDERCROUNO WIRES. CABLES. • CONDUITS, P'PES, MANHOLES. VALVES. CASTING SCHEDULE OR OTHER. BURIED STRUCTURES BEFORE DIGGING. HE SHALL REPAIR OR REPLACE STRUCTURE DESCRIPTION 3EPTH CASTING THE ABOVE WHEN DAMAGED DURING C9 ' a CIA 5.33' `NEENAH R 3250 B CONSTRUCTION AT NO COST TO OWNER. C9 __ S.t5'(NEENAH 9 7250 8 • -11 2 CB 3 N' DA 5.45 NEEIIAH R 3_250 8 • Cu 4 4 DIA 349' NEENAH R 325.0 9_ CR 5 0' DIA '11' .(NEENAH R 3250 3 i M!' 4 DIA 4.56' NEENAH R :632 9 8 BENCHMARK: MnDOT BRASS DISC IN CONCRETE POWER AZIMUTH MARK" ��r///���////' .4 SOUTHWEST QUADRANT OF HWY 169 AND CO. RD. 12 JJj, a ELEVATION ••• 902.23 `+"IU IA1 •,:i REVISIONS T.A0Pr S*PF R TD`4K 39m.SPEEI°Kr 01 \ ie" i SCHOELL MADSON, INC. DATE BY REVISION / AI(.YnPr AAS YRFPARED 9r 4F^R UNDER w DIRE:. SARI. 151014 AND I4AI I ANA DD!Y YETIS*EKED P- FESSIONAL �� ENC".:EP UNDER 14E AWS or TI0L SATE or MIN'. OTA ENGINEERS • SURVEYORS • PUNNING a' �� SOIL TESTING • ENVIRONMENTAL SERVICES �� --_ — 10580 WAYZATA BOULEVARD, SUITE I =� DATE: 216. .0. _ MINNETONKA, MN 55305 (812) 546-7601 FAX: 546-9065 '1 \PEv1EWE0 6r: DATE_ - WWw.RcMoeIImod$on.com I.100x T ,•(1EAFF — — -------- -- 1 ___.-} ‘ 1 I r 3RD STREET NORTHWEST (�- - — \ i7 ..--� /!'\ TRENCH DRAIN BY I 11 ,/ PLUMBING CONTRACTOR 8' PLUG / _._ I INV._899.54, ' / i01.40 //' -_- LUBE BUILDING / / /197.91 1 3 I r I , �) FL ELEV=904.8 r a>sra / // / A,iii> �„ ✓// . u 1'46. IN PLUG RCP ,. / , , /./ i.. . ; a , INV_894.80 �y�s .t; / /, / I '.-/// / /.:' OE t s'<C riE /0"C 7/i/: INV_ / `fl.,;,* / // / y/• / \;_///4 ,i..i/ii i�// a 899.0 A i / r/ YY_.si i //f�/ j j d r > co --,-;,-;,-,--,-,-;i: e $ i / / 1 / (V /ii p / / ,,,--,.. ....„---,,-:,-;-.,/ % / tie' / //i//.�//ii, j ° ilii i/- v v. / /..4+ 14 r.• , �i,/./ j ,./ Ri s / BLOCK �' ',! NV=994.56 CB 2 / /i/. ///•,/ 30•-12' RC RIM.899.25 /� ////f/ O 1.04E INV.89/.09 $) •- '.--< ./,'-',/".:"/ i ,,, 35.0 2.0 PVC S� 1 .d INV.89/.24 NW) / INV.894A0 {W) , a' i 5 PILIC 6' PLUG �� / 3B >� RCP O 1.047[ �� !�' INV_8•..:: �NV_888.20'•- . . NIB 7............._,..." 9" 1):P WM I • .. / P N I TO EXIST. `'� SEWER SEW 35 1.48E 8' PVC O INV. 887.9 L. • 1/ VERIFY INV IN FIELD/,, \ 37' 16• RCP--------- 0 q PRIOR TO CONSTR r �N \ O 0.60% L vAlvC 8"x6' TEE- - _ ''.\ / a o.t7![ 8'x6" REDUCER 7 / CB 1 / RIM=899.1947.• f p MH 1 - / INV=893.86 �a-%u,f 6.: . RIM-902.35 s .f' !R. INV-890.Q / \-01 - 1N PLUG -`\il '�f ..`'.'t74;-.'.M.6 INV.891.0 0.0 1 94(4...--' i -4:tM 1.5-% I\ 1 ` -� . ... _CAL= rJ `1 t PRELIMINARY 4 I OWNER/DEVELOPER / PROJECT NAME/SHEET TITLE WASH & FILL OF MINNESOTA, INC. ELK RIVER CAR WASH 12880 HIGHWAY 85 ELK RIVER, MN BLAINE, MN UTILITY PLAN 757.9855 PAIL; MAY 2000 1 S.M.I. PROJECT NO. 63363-001 SHEET 2 OF 3 SHEETS r i I/�/.'- - �., PROPERTY L. yj �` �‘ .22 3/4- Sy. Grote Curb 80.---... /0�_� `\ f/ Q REEL-� el ,, il \\\1\ i�/' i liLm'irMG OP FUTURE``��/ IvALYE E'OY� CUPR GR GurrER LME/\�\\ ���i /��rurb rote! Freme ::_fil. Cub I. .,,...„. I L 'Gutter i concrete or PLAN VIEW R.tun.n01. .:::1,b.. r-Neer:oI' R 3230b Curb rrrl.rt V-orae. Crete. Curb Bow. Jr LJooi 2._0 III REGUFFO IO'�r?rr,At -::rote 7.' Below nO:or.enl Cutler 0.3 Set .^r r9 g— o� II 1 � Pretnat Vonncle Cover Sint, _ IAN r Cu.bii II 6 58' 0.0. WRrt 2' r 2' Opening "6 . camROCrisol x \ LiS i 48' RC. Close c Ptb+n Enos ° \ 1 Ir — y ..----4.5. , In 1 °!1611 �1 ��ilk E!evcboe o/ !nc_rniny Line EDb01 1 IA.Eas or _ 'AR PAPER OR IMF \`GATE�AIK \'�TEE � to or Abp...., Outgcinq Une v n 0 r CONCREVE SASE �J L i.,_ .�.. T ROTC. 3 I l' 1 Ip^P EI '0AL J C ..yl- EI 0 IEE GN wuNEWU 6'.®�LL .�...- __-.-5.4.-- �'----we^,o,t VonnoLe as". 54" OHYDRANT DETAIL A. F!0• Design PROFILE SECTION A-A yH W., CATCH BASIN 3e.REV WTM-3 A 0 UTIL ESKI. 18' �- 18' WDTH VAR!ESI URL ESMT. -.- -«- VARIES r8612 ES Y� [CURB & GUTTER ,I1/ -3 -- ''. ---- 2% 2%- 4' TC.SOIL -- SEEP OR SOD /CLASS 5 (MODIFIED) '.1' BITUMMKri 5 WEARING COURSE - 2331 TYPE 41 Y BRLV VOLES BASE COURSE - 2331 TYPE 31 — 6612 CONCRETE CURB B' CL. 5 AGGREGATE BASE &CUTTER (100% CRUSHED LIMESTONE) TACK COAT - 2357 COMPACTED SUBCRADE STREET SECTION PRIVATE DRIVE 4. l i • REVISIONS �NEREB CEPllf r:.Ar 000 MAk.5n[GEGAf MI,C" "N\ SCHOELL & MADSDN INC.\ DATE 8Y REVISION FUER*WAS RREPAPED 9Y NE OR U!I R VY ORES. —_ SUP:Pr SiOR AND 1-1-AT I AMA DULY PECISTCRE_D Pr...55',ONAL .,==-_,..., r _S ENG"+'ER UNVEIL THE LAWS Of HE SIAM Of MINN! n ENGINEERS • SURVEYORS • PLANNING 1111111111111111111111111 --------- --. `__ SOIL 80TESWING •WAYZATA ERUN BOULEVARD. SERVICES -'..I. 10380 WAA SUITE 1 CATE. PEC.00. MINNETONKA. MN 55305 =� tt _ _ ,,{{ �r (612) 546-7601 FAX: 546-BOBS �NfWEO RV: DAtE - J 1 WWW.schovilmadson.com ROOK 7 ,ACF _ ,' / ll II I.=I I!l- •a POLE i•:•••:•�:•i•• \ SUPPORT NET �•••• �.••, EI_TER FABRIC. MIRAFI f:••re• • :•• \ -ENVIROEENCE" OR EOUAL--• FILTER FABRIC •_ice _:_?• \\ SUPPORT NEI ,4•••� �i '7. PM.F 41Cfro kri... i-3AC'AF1LL •• • 2' NIGH fir• DRIVE POLE 2e.,4,911'•'•.111 4,%, 1' ��••II,,�� • INIO GROUND \- �• ':4• � BFRM _•• ; NATIVE SOIL `ALi,n,..1::• • .4,1.1*., :b \ e •• .•✓=fA 5.._ .::A�••�• ••L:t4, >, 1 5 Min.— '114:4 ' •:�•L �•.�y'•••10w.fti 1- To 2' Washed Rock._,./ �•�•"iZ.:. �•�*v�.L pJiab • •moi NOTE: h.••M;gg.'•.jY e• RECOMM!IW!.D TOE-IN TRENCH Rock size should be I- to 2 ,n Nile such yyy �''' P as Vn00t CA-I or CA-2 MINIM aggregate _�; •• / g POSTS SHALL BE SPACED NO GREATER ••• / THAN a' APART •A geoteklile fabric m.aT be used under the rock \{ Is prevent nugrotiun of the underlying soil into In. 'stone. FABRIC SILTATION FENCE ROCK CONSTRUCTION ENTRANCE 1-27-9; REV.5-9a CRO-5 1-27-9 REV: CRO-1T CASING SMALL!IE NEENW 51502, ANN RIPE'C COVER ,SR APPROVED CODA. SEE SPEC'NGT:ON SEC. 217 ,^.9 CASTING AOJUSTIENT PROCEDURE BRING STI GUNo fOS DI ON TO TOP IN• KW:W 'I. Jr CASTING.OR AS DIRECTED 9V /^�'�INE ENGINEEP. MIS 'fes NOTE' WHERE CALLED FOR ON THE PIANS. A DROP SECTION j-q '/2'P • m __SET NSA CONLRETE*i ED ANONGGS 01D OALLL N CUTS'oE SHALL CONSIST OF 4 REDUCTION IN THE HEIGHT OF \ w r us ONCE PRIOR TO BACK FILLING.NO GROUT SMALL BE PLACED THE BACK OF CURB TO 0.10 FOOT AND A TRANSITION ' .5 • e ON-ME INSIDE FACE or PINGS.MAeCAUV OF 12' RINGS DISTAtt.CE OF -HREE (3) FEET. 3 t T— I AND.0n.AP)BETNFEN BOTTOM OF CASTING AND for of 1 CONE SECNON 53”R\ �, I e ``PRECAST REINFORCED CONCRETE T 4 -1- I MANHOLE.45 H e-.26 4 ` o O OC 1 t'S. '�" l ,,\1---OLE JOINT OFTVL ISMI-71 t I •, 1 -MNtMDI.E ..L_ d O d 514 uANNDIC VOTES: S.OPE 3/4" PER R. v • . - g SAN 6 BOHO6 PISER I MMTOG&FS ALL SIE'NSTALIED MTM BELL W I --6. __..I_ WTEGRAL BASE ENO EACRIC UP FOR 1114FDRMDV. 2 REINFORCING SHALL BEA FABRIC ..M r' OF A SINGLE!INE WIRE AABRIC 4ANNG ON AREA OF NOT'_ESS'MAN 0.12 SO. _ 9612 0615 — 9524 IN. PER Ft OF 4EI007. T CONCRETE CONCRETE I CONCRETE s'-1 TYPICAL MANHOLE W CU. YDS 1./F PER W CU. SOS.L/E PER W ICU. 'SOS L/F PER PER L/T CU. RD. PER I/F CU YD. PER L/'CU. YD. :.2:12.04T4 21.I_18- 0.C582 1 7 2 2,i. 0.0690' 14.0 I o-t2P.N.Pond I — -4 pr.Weq Pond nulogneUr conn n-\ • SLEEVE or od '1T`,\,8,,.``- EVE soot«IO•'nenslonaPM P1Pe P1lp.oek OR f In fl' 2.'nINA Reese•Ilob Pe +ow,.:.nc rat Neel✓q 1 eW,ERROl o.'ASM C-+41 w 1M IdlP.ng 7 T.ns eflolne.EPDY: 1 Slrep,lh'5,17 PSL- foie C AM D 152) E'onyoucn II'PRlure 4509 .'r Tie C ASTM 0++2) CONCRETE CURB AND GUTTER DETAILS GemPres.nn 5a z5s MP..,:NIDA PTCA C. ASIDA. 395. 1 N'FGEALLT EAST POSITIVE Ouromelr SO t s IAsni o Ij40) LEE`:E SEAL MECHANICAL SEAT. WATER TIGHT SEALS 3.F1e.lb•.e Reeve 6rnen.ien..50'eonlew-s In Frodsoen flnnoPra.. 1-27-97. PE, SIP-1 3-T5.,PE,: STANDARD SANITARY MANHOLE s50 OWNER/DEVELOPER I PROJECT NAME/SHEET TITLE WASH & FILL OF MINNESOTA, INC. ELK RIVER CAR WASH 12880 HIGHWAY 85 ELK RIVER, MN 2 BLAINE, MN DETAILS ( 3 4 r J ` 757.9655 \ DATE: MAY 2000 �, . / S.M.I. PROJECT NO. 63363-001 SHEET 3 OF 3 SHEETS 7. .--___--z__ __:.___ ,.... ___ ___, • . . __ . . _._ .. . . ._ . , .. _ 3RD STREET NORTHWEST -?• N 98'39'16" E 176.98 S 88"3.5.:0"'' o •o 30' BUILDING SET BACK (TYPICAL) -- ,- a • , , , , `1 1t - 101 / - I, ��` / LbT 1 o 3 1' 1 � '1 i \ . 1 • . '�' i '� 0. t \ BLOCK 1, _ _ 10' DRAINAGE & lJT1LTY -'� t-i .1 1 , 1 EASEMENT.(TYPICAL) - ,..e:1 9 \'w•, 1U a _ .Q _ — \• te., g�S — _.i. — __ s c o //; o �' o • 'r: 1 N 4.6' t 7 2d" : 268.."/' PROPOSED 50'WIDE UTYTPUAVD -- -- - —i— — - — _ — — 'Ok1GEWxY EISEMERf 1 `` • S . ` . — -' —i— L 10 t I 1 . VII • LOT 2 • \ ,1 11, \ 10:1'. O ,1 :-4.- f)(1, 1 P, i ‘. ', BENCHMARK: , • . r. MnOOT BRASS DISC IN CONCRETE "OWER AZIMUTH MARK" sOI,JTNWEST OUADR.ANT OF HWY 169 AND CO. RD. 12 } ELEVATION = 902.23 R III r w,sioNs F°Er SER^• -MET ED RAN.SN ERmNAY COSCHOELL do MADSON, INC. DATE 9Y REVISION 'URERt SIN•NU'HA, BY RE GW UNDER NAY U IINIIIMINIMEMIMMIMmlimmeil <UI'EPni17N<NU NAI•AN 4 DULY RT.ST 'OFESS,Owl --_ eNCvCEF UNOFN 114 L.I 01 ''!E!.+T ATE OFF N N - 30 TR ' '� ENGINEERS. SURVEYORS• PUNNING p _= —_ --_ ! SOIL TESTING . ENVIRONMENTAL SERVICES _ l 10580 WAYZATA BOULEVARD, SUITE 1 �= 0nT- RFC. N0. / MINNETONKA. MN 55305 ;' �I (812) 546-7801 FAX: 548-9085 ' \ :FViE+2C Rv Nag, - J ` i www.xhoslimodson.com '- 6D01' 7 ;-AGF ' [?i'f ` PRELIMINARY PLAT OFi ---�•___ ELK RIVER CROSSING 2ND ADDTION LOT 1 AND LOT 2. BLOCK 1, .... ^ . ELK RIVER CROSSING, ACCORDING i TO THE RECORDED °IAT THEREOF, SHERBURNE COUNTY, MINNESOTA. � LOT AREAE ---- - 1'04-._'60.49 _ . - !LOT SF _ ACRES 1 1 79,770 1.831 -'-'- _ — __ __ —.-- -- '__ v.Zry __.__._,--.----' ---.------ 12 38.472 0.883 ^-_ , ITOTAL 118.212 2.714 1' ; I i DEVELOPMENT DATA / ;7 ��� roma ZOOMS COMMERCIAL 7/ o ' , ;,1,• 1' / ± PROPOSED ZOOMS COMMERCIAL r /' 'I i �� ;' 817E AREAS r1 / • •*. TOTAL SITE AREA= 2.714 ACRES -f, DEDICATED R-O-W= 0 SF., 0 AC • LOVUNIT SUMMARY. 7o , �Q44 i /, l TOTAL LOTS 1I ,- C/ /h ,i / / , ! `, J NOTE: i BOUNDARY SURVEY DATA OBTAINED FROM UNDERLYING OWNER ;i FROM COUNTY RECORDS. i :ii: N -rc� I ' 4 i / 1 11 I 1 v / 117 ri r, h 0 10 ^0 90 1 ` 6'0 J' OWNER/DEVELOPER 1 PROJECT NAME/SHEET TITLE WASH & FILL OF MINNESOTA, INC. ELK RIVER CAR WASH 12880 HIGHWAY 65 ELK RIVER, MN / BLAINE, MN PRELIMINARY PLAT �Cj 4- / 757.9655 / (� DATE. MAY 202,Q S.M.I. PROJECT NO. 63363-001 SHEET 1 OF 1 SHEETS .._ _ • 61.-,---- —=.17,.---.--,-.A.---- ——---- —— ••---- -— ..-- --- --- ".."---- L.---= 3RD STREET NOR FHWE ____ __ __. _-. - ----, ) _ _ _ ___ // s----r. --- :,---- __ __ . - DEvELOPMENT • LIT SEE.0, N 88'39'16-E 294 ---727— - ------4s7 _. IG ....-- ../('' PTLCN (-D SN SEE(x , ..- AX ',..• 1 ' .... . I\ • fa;PAVING SETBACK' • ... / 24 DE 7;7 /N , ••,..•:> • / •- I '' PiCT -1 -17-173 '- =---- -- ,/ N -: c...,.----i" VI , \ :n i • ,, ,. I . I 30'BUILOIN. SETBACK ,en° 4. / ___ ., .___-_: _ 4. ____ ' •"::''''7,1 •Ve. 6 PAvl ,ii •(•' '<\/ Rir / 4 '.405- ' 1 .,._ • 9 ' -.. .-i-,. ;, 7,-,:. ./.•::: .., '.,,:::' ,.•., _ ...-:;..''..:". ,..:1 ;;. '\as=c .3., 4/ -e,..ky '. 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I el: - • 250 Ili WALL PACK, ..,-, , ,„•,,.... ,•• - .,,: . ••,.:...!.: ,,- .;:. ,,, < , ,, 250 Ill WALL PACK— / ..., :, ., ,..•" ..e;.,,, s, ; .:.- 1 ,:::,/, .': -•"; ,...: j Ar,,i, L.L... ,,,, ,.. r i ,, ; -- -- / ,: :. ,, -, ,,, : !., .-. 1 ,,- .] .•.,,:: - ; -, ,,,- ..;,7,; —PFp. ......0. _ __ __ i ,..,..- r NstiLATeo GLAb5 IN A N ALIA+.STONT e TYP Ji .1391T •5' . , . ©REAR ELEVATION A 0 ,- 250 UI WALL PACK 250 a WALL PACK.NN IM , . :[-_, .. /;.: .-, ., ,:. ,- ,,,, „ ...,- , ,., / , / , ,c.b7 16,7)1 t .,•; .6.,-) ,:,..-; [______ 1 ./(,..7) ,,:;',,!,: ______ •', ki.r,) _ {II r / .. ., ;—, -.. . •- , ., ,.; ,-„, ,-/- , .;,,,,,, \ , ., - - _j.,FF 1011V-0' —447 STEEL ESOLLARDJ/ 1 I •'7 STEEL OCILLA I I SEE DETAIL 5/42 I I f I I SEE DETAIL I , „:459,7 er-s•I, • OFIRONT ELEVATION ,0. 6 \- V IS,,\ ki z (.6 1-- z TCP OR PARAPF m.. 1 mei40- 1 1.-- §i t 4 r0 illill , wEAD i3. 101I-A. 0 2=A 0 q v CNC.MASONRY UNITS- so f --- --ari COLOR AS SELECTED ,.. 1E1 I SILL 614_02'-EY C.D ,... _ 1111111111111111.11111 I IR INSUL.51-A5S , ..LJ M STOREFRONT 1 . >.) 1 1 I 1 1 I _L ORIGI-IT SIDE ELEVATION ‘..9 Z ty — Q ,1 TOR OF PARAP9 II4'40' ') --I Ji .-- — w 6 -, T -4 CO r 4- _ I __. ...._ 111 1 i i 1 (IL > r CC.MO NIT _—,, A F yi ti / C.OLOR A9 SELECTED7 _ MEAD MT._...4re. ___1 1 1r II ....; ---- -:, INA Ell FP Der-e•1 2 1 . gll to . // ,E /42 F'D 4., . r,NSUL A,EC GLASS / i IN ALUM .STOREFRONT I 1 a r3 Illii i•ier-IP INSUL.GLASS Q -11 To,.OE wORZ MEMBER- 1 (i) •a> I 2 CLEFT SIDE ELEVATION„,..,.0, al i' i 15 Lil T; i I I i 6 1 ( .4 I • 65' / n a 1 "\ _ I OFFICE I ,� CU r1ER I I lam ' lei I i_________,:r J i j CASHIER ,. � L ._ �� 0 ■ ■ a 4 N.C.RE5TROOM I k2531 ; u z z Q fin 0 Qa 0 m I^ Vz 0 j,, •K • _. \ ✓ O O 0 O 0 • ■ • O 1- • p ■ \ a �_ a \ G p, _ - a SERviCE • Z .: 1 !AGGi58 �Y t--1kn ■ ■ AtTIG • ii (1 0 Z II • LQ F 1. 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