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Untitled Item # 5.4. lEik River MEMORANDUM TO: Planning Commission FROM: Scott Harlicker, Senior Planne/.Vk DATE: August 20, 2003 SUBJECT: Case No.'s P 03-09 and CU 03-25 Request by Scott Powell for Preliminary Plat of Mississippi Heights and Conditional Use Permit for Elk River Auto Stop • Request Consider a request by Scott Powell for preliminary plat of Mississippi Heights and a conditional use permit for a convenience store/auto service facility/car wash. Location The property is located at the northeast corner of 171`Avenue and Highway 10. Zoning/ Land Use C3 (Highway Commercial) /FIB (Highway Business) Attachments • Location Map • Preliminary plat • Development plans • Memo from the City Engineer • Memo to Planning Commission/Case No.'s P 03-09 and CU 03-25 August 20,2003 Page 2 • Overview Existing Conditions The property is 6 acres in size. The front 2.44 acres is flat and vacant.The east 3.61 acres slopes down to a large open water wetland. The area around the wetland is wooded. Prior to the applicant purchasing the property,Houles Service Station and Collins Bothers Towing impound lot were located on this property. The site is bounded by 171'Avenue on the north,Highway 10 on the west, an auto repair business on the east and commercial property to the south.The property is within the urban service area and is serviced by city sewer and water. Preliminary Plat The applicant is proposing to plat the parcel in to one 2.44-acre lot and a 3.61-acre outlot. Lot 1 will have frontage on Highway 10 and 171'Avenue. Lot 1 is the developable portion of the property and will be developed with the proposed convenience store/auto service facility and car wash:The outlot will be developed at some point in the future.The applicant will be working with the city on a possible road alignment through this outlot.When the alignment is finalized,the property will be platted as part of a second phase. The Park and Recreation Commission recommended cash to meet the park dedication • requirements for this plat. Since Highway 169 is an inter-regional corridor and the proposal includes a proposed access from Highway 169, access to this project will be reviewed by MnDOT. Development Plans Access and Parking The site plan includes three access driveways. One access is from Highway 10;it will be right-in and right-out.There are two access drives from 171'Avenue, one is right-in only and the second is full access.There is sufficient stacking room to accommodate cars waiting to use the car wash.The stacking lane is located at the rear of the building and should not interfere with normal customer traffic flow. Most of the parking spaces are located around the perimeter of the site.There are 13 spaces along the front of the building.The site plan shows 63 parking spaces, not including spaces at the pump islands. If the spaces at the pump islands are included,there are 77 parking spaces available.The zoning code requires 61 parking spaces. No provisions are included to allow for semi-tractor accessibility or parking other than for deliveries. • Grading,Drainage and Utilities S:\PLANNING\Case Files\2003\CU 03-25 ER Auto Stop\PC8-20.doc Memo to Planning Commission/Case No.'s P 03-09 and CU 03-25 August 20,2003 Page 3 • Grading, drainage and utility issues are addressed in the City Engineer's memo Landscaping The landscape plan complies with the requirements of the Landscape Ordinance.The overstory and deciduous trees are located along the north and south property lines. Black hills spruce are used to screen the dumpster enclosure. Ornamental trees are located around the building and at the northwest corner of the site.All landscape areas shall be irrigated. Building and Canopy Elewtions The applicant is proposing a unique style of architecture for this building with angled walls and tilted towers. The exterior material of the building will be a mix of textured concrete block and EFIS. The applicant is proposing a backlighted canopy.The lighted portion of the canopy will be 3 feet high.No information regarding the brightness of the illumination has been provided. The canister lights on the bottom of the canopy should be recessed so that glare from the lights does not shine on to adjacent streets and properties. Signage • One freestanding sign is proposed.The sign will be located along Highway 169. It is proposed to be a pylon design. The sign can be up to 35 feet high with a maximum size of 150 square feet. The dimensions of the freestanding sign are not included on the elevations. The project is allowed 3 wall signs per occupant with a maximum.The size is based on the linear footage of building frontage up to a maximum 300 square feet per occupancy. Eight wall signs are shown on the building elevations.There are two signs for the convenience store,two signs for the service center, one sign for the lube center,two signs for the car wash and one sign for them detail center.There are also signs proposed for the canopy. All signage will have to comply with the sign ordinance. Recommendation Staff recommends that the Planning Commission recommend approval of the preliminary plat for Mississippi Highlands with the following conditions: 1. All comments of the City Engineer shall be addressed. 2. The Park and Recreation Commission will require for park dedication purposes, cash dedication to be paid at the rate required by the city prior to releasing the plat for recording. 3. A surface water management fee in the amount required by the city at the time of final plat shall be paid prior to releasing the plat for recording. • S:\PLANNING\Case Files\2003\CU 03-25 ER Auto Stop\PC8-20.doc Memo to Planning Commission/Case No.'s P 03-09 and CU 03-25 August 20,2003 Page 4 411 Staff recommends that the Planning Commission recommend approval of the conditional use permit for Elk River Auto Stop with the following conditions: 1. All comments of the City Engineer shall be addressed. 2. The canister lights on the bottom of the canopy shall be recessed so that glare from the lights does not shine on to adjacent streets and properties. 3. All landscaped areas shall be irrigated. • S:\PLANNING\Case Files\2003\CU 03-25 ER Auto Stop\PC8-20.doc ..,, • r-- ,v. ii Howard R. Green Com3any August 13, 2003 File: 821260J-0240 Mr. Scott Harlicker Senior Planner City of Elk River 13065 Orono Parkway Elk River, MN 55330 RE: ELK RIVER AUTO STOP Dear Mr. Harlicker: 411 As requested, we have reviewed the plans and submittal package for the proposed Elk River Auto Stop located on Trunk Highway 10 (TH 10) at 171st Avenue. As you are aware, this is the redevelopment of the old Houle Oil site. The submittal package consisted of a set of plan sheets containing boundary and topographic survey; grading drainage and erosion control plan; utility and paving plan; site plan; landscaping plan; civil details; and building plans. The plan sheets were all prepared by Van Sickel, Allen, and Associates, Inc. Also submitted was a wetland delineation report prepared by Kjolhaug Environmental Services Company, Inc. Finally, a storm drainage calculation prepared by Van Sickel, Allen, and Associates, was also submitted. Based upon our review, comments received at the staff review meeting, and conversations with the developer's engineer, we would offer the following comments: 1. The proposed development consists of seven gasoline pump islands, a convenient store, a tunnel car wash, car detail center, a quick lube facility, and a minor service area. 2. Access to the site is proposed through an existing right-in/right-out off of TH 10 at the southwest corner of the site. There is a proposed right-in-only off of 171st Avenue, located approximately 70 feet west of the existing driveway, and there is a full movement driveway off of 171st Avenue located at the northwest corner of the site. This driveway is approximately 35 feet west of the existing full-access driveway. We have discussed with the developer's engineer the need to have the right-in-only off of 171st Avenue designed so that it is used as only a right-in and does not allow even a passenger vehicle right-out access. • 3. Several years ago when 171st Avenue was rebuilt and this site was operated by Houle Oil Company, there was a small car wash located adjacent to 171st Avenue. This precluded acquiring any significant right-of-way without taking the car wash facility. Now that the site Ltr-081303-Harlicker 1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389 • Mr. Harlicker August 13, 2003 Page Two is being redeveloped, it would be appropriate to ask, through the platting process, for an additional ten feel of right-of-way along the 171st Avenue frontage of the property. As you are aware, 171st Avenue is a signalized intersection with TH 10 and is the beginning of the Twin Lakes Road corridor through East Elk River. It is reasonable to expect that some time in the future, the intersection of 171st Avenue with TH 10 will be reconstructed to provide a protected left turn lane, through lane, and right turn lane. This additional ten feet on the south side of 171st Avenue combined with a future acquisition of additional right-of- way on the north side of 171St Avenue will allow this type of upgrade to take place in the future. 4. It is our understanding that as part of the redevelopment of this property that platting will be required. We would recommend that the final plat show access control along the TH 10 and 171st Avenue frontage, with the exception of the three driveway locations noted previously. 5. In the future when 171st Avenue is reconstructed, it is expected that the road grade will be raised slightly. The existing road grade was set relative to the existing business located on the north side of the road. When that site is redeveloped, we anticipate that the site will be raised in elevation, allowing 1715t Avenue to be raised slightly also. This will eliminate the relatively steep grade of 171St Avenue right at the intersection with TH 10. The layout of • the Elk River Auto Stop should anticipate the slight raising of 171St Avenue in the future. It appears from the grading plan that the reconstruction of 1715t Avenue will only adversely affect their driveways, causing them to be reconstructed at a flatter grade. The developer's engineer should revisit this issue relative to their grading plan. 6. We have discussed storm drainage for this site quite extensively with the developer's engineer. As you are aware, the City's policy is that sites must limit the runoff from their site to the pre-existing rate after development. The pre-existing condition of this site was as a gas and service location with no ponding. Therefore, we have told the developer's engineer that they should get a quality control pond in accordance with the City requirements on the site and any detention that can be provided by this water quality pond would be acceptable. The grading plan shows a pond in the southeast corner of the site prior to discharging to the existing wetland. The calculations relative to peak flow into and out of the pond are adequate. The one additional calculation we would request is a dead storage volume according to NURP standards for Best Management Practices for Urban Runoff. 7. Trunk sanitary sewer and watermain currently exist along the south property line of the site. Services for the new development are proposed to come off of these lines. At the staff review meeting, the Fire Department representative indicated that a hydrant on the project site may be required. We have not met to review the site plan as of yet. Currently, an additional hydrant is shown in the island area next to the trash receptacle at the southwest corner. We will review this with the Fire Chief and provide comment to the developer's engineer. • Ltr-081303 Harticker Howard R.Green Company Mr. Harlicker August 13, 2003 Page Three 8. There is an easement along the south property line for the existing trunk sanitary sewer and watermain. Off of the southeast corner of the parking lot area, there are two sanitary sewer manholes. The City Sewer Department needs to access these manholes once a year for normal cleaning of the sewer lines. We would like to work with the developer through the redevelopment of this site to provide an access point and an unpaved driveway to the two manholes in question. If you have any questions regarding any of these comments, please call. Sincerely, Howard R. Green Company Jr t Terry J. aurer, P.E. TJM:sw • • Ltr-081303-Harlicker Howarc R.Green Company G:\Land Projects R2\8220-11-03\dwg\PRELIMINARY\8220-PPLAT.dwg, Layoutl,8/1/2003 7:38:18 AM,RHildebrandt • • • i ygVdSQ yy0SNN1 c°o� v n�-I v N 7Fry p aAN ZI m --- ,r (� aJZ m a+z r r`," -'- -- y go y��11 W w D t �olsdyd0ds�Yd gales S OONrn o\N O �� T7, •-�° 9I Vid ,LtlM de ZH 0 Old r 1 'ol46ifAl3 - _-< YIF^ 0 1! /a N...go,. 5!VIJNm r__6Id °- _ ` / X o > 5 n 006 Fm c o _ "-FN,� .ZZLpY=1 i m n J `m o No -aLLLi, V - - - LLNtt`� � s ij H �- - -3,37- 3 3 m . ,_., ,?,.' ,2 Z o N j O�,SZ.ZOsv ` ` 1 a C J P J f� ,'O S ` I ,i'' N N N / �- '_ \ _ o 0 f" A n N t 1 - To>= TW 4 I L > \ \I. tn F m N)c A N / T o ,p 2. I ( ' 4 2g � , o m > \> >1 /I p ,iF fn`s �o L / / / j F - /, $ TVI VI Z= o^" :i I< fn N ti o= 0, T 53 i m V I'P 4 O i In I N O ' / J N ` rr� y D-1 ,I 3/37- 1 3 e I _ Cip w I I , { 1 , I 33O o EoE± .,q Ewl Line 2I Me SWC OI/4 o/f2e NW 1/4,' , / N44 H o m N00.6o. 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Wwf LPN of NOU.ES SECOND 4,°°000(0 oOg F ()Hi) PI e 1:4 t.t?T _ u i - cad I PY N IONI a I 1 I I N o 0 D r- 1^ MISSISSIPPI RIVER ,,, __/ s Sr' 51' A y e�a o1 zh O t co ._-° -I e2,'Ls ems^ -< t‘,.. _ N M - D n N Z - MQ 31/311 O 0 M-ear —mI FyeEeby certify that this survey, DATE: 8/01/03 REV DATE DESCRIPTION MISSISSIPPI HIGHLANDS John Oliver & Associates, Inc. f l report was prepared by me NO I\ Civil Engineering,Land Surveying, Land Planning 0 u direct supervision and gK/PG• z that I duly Licensed Land DRAWN BY RJH o z ELK RIVER, MN 580 Dodge Avenue Surveyor 4der/)he laws of the O FORElk River, Minnesota 55330 state of MTnE,�gtyy/ CHECKED BY FOR 763-441-2072 FAX 763-441-5665 -v/ A — \ SCOTT POWELL /IY/ °W° 8220-PPLAT Offices in: Elk River, Burnsville /� and Brooklyn Center, Minnesota Signature• /lam TEXT: PRELIMINARY PLAT Date. 8/01/03 Reg No. 2'29 FILE NO. 8220-11-03 — _ • - --------- W._ - §ca a —•-- --y TT 1 '�.IIOsaNNIII I 34,„O G,Z n 9..Z 4 J. _ — u4. v_ f- 1 �Lt 1 ' 'r a rd-sit o JO ecn: -"o -0 »r s;Nz 01 Noll" Sid �\ R, �� if o H 01 •0 M - S :2•T'?" 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' , ' �"` I I I �� `•t — I : : i� 1. \ = TI hereby certify tnut thle survey,• REV """"""''�'-"'T'-•'••""" "1 \ FirsOUNDARY AND TOPOGRAPHY SURVEY John Oliver & Associates, Inc, pion, cr report was prepared by me 0A : 7/2Z&2 _ Na. DATE CESCRI.DON a IXvu h•4rn4,r ns,land Sunsione,tared ltannine or under my direct supervision and BK/PG. 233/!4 -_'"'""""`--"'-'-'•--'—' that I am a duly licensed Lund 680 Bodge Avenue Surveyor under the laws of the •--------- _.-_____._..__._...-- ELK RIVER. MN r� CNAWN BY: Roti -..--_ -- 76 441-nt, AEbnn.sata 663,70 stele of Minnesota. CHECKED 13Y: 0. -""--' '-""'-`-_"""""• _ for 763-441-2072 FAX 763-441-5666 8 \ uaiapleOffices 4n:PW River, BDWG: 822Ooc.dwa ___-__•__ ___ ----__.._. N \I SCOTT POWELL Brooklyn Center Minnesota Signatun: -- TEXT. NONE _--'.-'---_------_-_-._"'—__. - __ __i______________ SCOTT f" 71 L Coto: 1/22/95 Req. 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''0.f.,i-te--". a ...: , c min IH...:.j;.. :. ..: :...,..,,,,,:.••••••.7,1 2* tt:..te:e4'S/6",V,Ve " ; ..% 3 •.:: : .• a,' t 2 R m ;.-: E(2 OH E) •'. "^;',:'. i I It. ,i!I 1 ::; 1 I 1 .,• -... A = 2 P - INUT ."..t ELK RIVER AUTO STOP 7Av‘i .... itkVaaAn Sickle, Allen .......,cwIlly Inet Ms.11,nring•••••••ant••• 1.......I.,MO 4,it..on,0.'AI.emp.r• Oa I so.•day emu.••••••••••• ELX RIVER, MINNESOTA a I UM SCOTT POWELL ssociates, Inc. ,,4"-_-""drir Ng ta.....1.21.el 111.••••• ow. 07/28/03 ........ ..., 2955 Xeraum lane North,Suite 10 MUCCI te. ."1 GRADING, DRAINAGE AND O..IIV ELK RIVER, MINNESOTA Plymouth,Minnesota 55441-262e My Iftens•ran*Ole Is. 203093 EROSION CONTROL PLAN AJP .• • (763)559-9100 Fax:(763)559-6023 , I, NOTES LEGEND !Ill i I. ALL EXISTING INFORMATION TAKEN FROM SURVEY BY JOHN 8. CONTRACTOR TO INSTALL EROSION CONTROL AROUND ALL 15.CONTRACTOR TO PROVIDE TEMPORARY SEED AND MULCH ON ---- PROPERTY UNE ©MH EXISTING MANHOLE • PROPOSED CATCHEIASIN illy g i DINER&ASSOCIATES.INC.DATED JUNE 25.2003 EXISTING CATCHBASINS AND MANHOLES PRIOR TO THE START ALL NON-PAVED AREAS WITHIN 7 DAYS AFTER ROUGH fili " 1 OF LAND DISTURBING ACTIVITIES AND AROUND ALL NEW GRADING IS COMPLETED.SEED WITH ANNUAL RYE SEED AT 2. SUBSURFACE GEOTECHNICAL INVESTIGATION BY CATCHBASINS AND MANHOLES AFTER THEY ARE INSTALLED. 60 LBS PER ACRE AND WOOD mULAT CH FIBER 45 LBS PER EASEMENT UNE ::I.:1" POLE EXISTING UGIT POLE 0 PROPOSED MANHOLE 11.2 • [REPoRT)tPROJECT] -DATED_____. SEE DETAILS 1/C3. 2/C3.3/C3 AND 4/C3. 1.000 SF. 3 CONTRACTOR TO FIELD VERIFY ALL EXISTING CONDITIONS INCLuDING LOCATIONS OF EXISTING UTIUTIES,AND NOTIFY 9. ALL UTIUTY DEMOLITION AND/OR ABANDONAIENT TO BE PERFORMED IN ACCORDANCE WITH CITY OF ELX RIVER ANO 16 ALL WORK 70 CONFORM WITH CITY OF WE RIVER AND STATE OF INNNESOTA STANDARDS AND REGULATIONS EXISTING WATERIAMN .EEC M EXISTING WETLAND LEXISTING :i (LEC BOA ELECTRICAL MANHOLE A EXISTING ELECTRICAL BOX -6- PROPOSED FLARED ENO SECTION 1 PROPOSED HYDRANT 7• ill 107 A I I ENGINEER Of ANY DISCREPANCIES PRIOR TO STARTING STATE OF miNNESOTA REGULADONS AND STANDARDS. CONSTRUCTION. Ti. AU.EXCAVATIONS MUST COMPLY WITH THE REOUIREMEN1S ,...TEL PED 10 EXISTING UTILITIES ARE SHOWN IN THEIR APPROXIMATE OF OSHA 29 CFR,PART 1925,SUBPART P "EXCAVATIONS ---- EXISTING SANITARY SEWER EXISTING TELEPHONE PED1STAL IX PROPOSED GATE VALVE 1 g I A 4. CONTRACTOR TO PREVENT DIRT AND/OR DEBRIS FROM LOCATIONS.CONTRACTOR TO FIELD VERIFY THE LOCATION OF AND TRENCHES" THIS DOCUMENT STATES THAT EXCAVATION gory /hi ENTERING STORM SEWER OR BEING TRN/SPORTED OFF-SITE IN AN UNCONTROLLED MANNER.CONTRACTOR TO VERIFY ALL EXISTING UTIUTES WHICH MAY INCLUDE BUT IS NOT SAFETY IS THE SOLE RESPONSIBuTy OF THE CONTRACTOR. - EXISTING OVERHEAD ELECTRICAL UNE XL EXISTING SIGN : . , , . , 1 PROPOSED STORM SEWER AT UNITED TO ElECTRIC.TELEPHONE.GAS.CABLE TV. anni=mainNi PROJECT CLOSEOUT THAT STORM SEWER SYSTEM IS CLEAR COMPUTER CABLE,FIBER OPTIC CABLE SANITARY SEVER. ILL CATCHBASINS AND MANHOLES ME SHOWN ON PLAN LARGER ANC OF SEDIMENT AND/OR DEBRIS AND IS FULLY FUNCTIONAL STORM SEWER AND wATERALAIN.CONTRACTOR TO CONTACT THAN ACTUAL SIZE. COORDINATE LOCATION OF OF MANHOLE ' EXISTING ELECTRICAL UNE E- EXISTING GUY ANCHOR 11111•110== 01 PROPOSED SANITARY SEWER GOPHER ONE-CALL BEFORE EXCAVATING. COVER AND CASTING SO THAT IT IS PROPERLY LOCATED AT . 5. ALL AREAS DISTURBED BY CONSTRUCTION WHICH ARE THE BACK OF CuREIUNE FOR THE CURB INLETS OR - EXISTING TELEPHONE UNE -PP EXISTING POWERPOLE -1/- PROPOSED WATERMAIN 0 c2 i OUTSIDE THE LIMITS OF PAVING ARE TO BE RESTORED AND 11.All EXISTING UTILITIES AND OTHER IMPROVEMENTS ARE TO CENTERED IN THE AREA AS SHOWN ON THE PLAN FOR THE REVEGITATED. REMAIN UNLESS NOTED OTHERWISE. AREA DRAINS AND MANHOLE COVERS. .<5.1:0[1. DS* a)- • EXISTING GASUNE EXISTING HYDRANT PROPOSED DOWN SPOUT.SEE ARCHITECTURAL _ ... 0,_ 6 CONTRACTOR TO PROWDE TEMPORARY GRAVEL CONSTRUCTION 12 CONTRACTOR TO PROTECT FROM DAMAGE ALL EXISTING .c-TC 0 .e;,:q .CB ENTRANCE AT ALL CONSTRUCTION ACCESS LOCATIONS SEE IMPROVEMENTS.LANDSCAPING,STRUCTURES AND UTTLMES EXISTING CATCHBADN pt EXISTING GATE VALVE ,a2 E r:1 , DETAIL 5/C3. THAT ARE TO REMAIN CONTRACTOR TO REPAIR ANY DAMAGE _ 0 FYI z WOW • '" AT OWN EXPENSE. - •••• E• w 7 ALL EROSION CONTROL ELEMENTS ARE TEMPORARY. . 3 CONTRACTOR TO INSTALLEROSION CONTROL ELEMENTS PRIOR 13.CONTRACTOR TO FIELD VERIFY THE EXACT LOCATION AND ....„(') 0 ' E TO START OF LAND DISTURBING ACTIVITIES,MAINTAIN IN ELEVATION OF EXISTING STOMA ANO SANITARY SEWER PRIOR E m- GOOD m coNooN DURING CONSTRUCTION AND REMOVE FROM TO THE START OF CONSTRUCTION. (I) CO A .., ..d DA THE SITE UPON COMPLETION OF FINAL PAVING MAD TURF _ CO .5 a,,ESTABLISHMENT. IA SEE ARCHITECTURAL FOR DIMENSIONED SITE LAYOUT, al of 0 . FENCING.STRIPING AND LANDSCAPING.SEE ELECTRICAL FOR --• S.F. SITE UGHTING. L: , ' . --- >CO R 0.t AZ . ,..,-,...:,,,,.....-.77-17-"rs.. ..,._,:,,,,,••,.., -•-.. I.- i;":•'...:',Z.::--( \ , \ s ..\I . ,REMOVE EXISTING CURB AND GUTTER EXISTING CURB AND GUTTER TO REMAIN % SIGN o,,,,,,,,,,-;AAA.',Me....----.--364.47-deed REMOVE EXISTING CURB AND GUTTER li ..•...t., C.. • BI TUMINOUS •••••• '''4:,'.••'• Ef:- .•• •f:StURFACE- • ExISTING CII TO ..r4''111:1 29.:” . \I 4.'". ---T---- .........,_------- t • ......•=- .•.---.....-::. ---...L.-....;..___- SON A. ..-- EXISTING . TO .-• REMAIN.REPLACE REMAIN.Le x- RIM.-.-.•:.•••:••.;,•: ,..• ..... ...- . ...._ 9, ,••-; ',,, ....CASTING PER :\sasi W _ . -• - 68 111 i 1 '- "•'• ....).• ,-). ..‘ e e ; ,. ..: ::eREOUIRDIENTS TO 877.5. 1,.„'• ::.,',.„:*I.:i../:••• I :,....,..•9.,,.>.1:‘, NEV/CURB AND ..:•*,..•, • : DUSTING POWER POLE REUSE Ex C •- LT POLE,....7::i . . •:''A 01 0.54 J.::-.5 5 ..... .....--;--- -- , PP ---'- - GUTTER TO MATCH ---1 •' -• :•"!•.• rkji:1.1.' ."' TO BE RELOCATED g.X c B •...:'f.3.13)411mG / -..Ase 117 __- DUSTING - ...... . „:," fr.,,If L'-',,-; •::*7 IIKTW ;2-'4, 'N .•ii.T.41-4-kf.'. 1.---- -':-•-, ...,:..,:: i ectel,b), ,Aicz;1 ;:.______,*„,,,_.„..._ L.:, •: -:P-P,z=-.----- .• : ; ...- Y1:::,...., LT POLE,' M'Ii''''''' . ç '''1:1..-'kj-i-TEr7E'N '....'"7::...7.5...i ''''............................"." ". 1' '... " ' ,LL 7 .. ...e,::..._'::.r S.__..,.....-r••-3,;';'?:::-:::.--*"....",.., '1.:....›..s.•:, ....,....-- ; , . ,.., ARC ....______. 4 ..:.. ‘....,i . : ! VA ,.........., • , ...r ...---„----,.. i JAD.... ....-AiL71':":.8. 11?IN/IIv B:.:10014 7 -.:. •:-1/- : 1 ....:11' :•' ......;-"'.'..:'JA:.:,....7.: 3: • c....:„.......::,....,,,...:EL:Ci: ,,A....,•••• ..)-{-.,, ,2,,,.., ANc:".•••............ . .EL ED•- •••• -- ....---.+---.•- --"." .... 1 :' 1 • .., . . • ,.., .......-•:-..---,...-1'.', .1•0 , .4::),::0.- ";..... .s4:',...:1.- ....s.I..-•-----..... ' • .... i I..■ till (I) 1 \ \. i ----;-,- MH D ,,2••RCP 6 2.111' ;,..1".LI ; -'..'' -•;''',.P ,. .' •:7-I• .••-'?" 1. Z xl t,,,•••:,u•-:...::9 RIM eat.7 .0 LF „,... RIAA 680.0 75.94 .. ! 1•••:... 0 Immo. .0 \\\\ 1\\...1....„, ,,.......,,F.EX IS T I N GAL V 1.81E10N E • *. :I1: :so.:000s INV 876.36.:.......•••••• INV 676.06 :If I ': :• .............. ; •;$,), ''• •••••:3, . ii>.' •.-- ....... \-..3,'1•1, ''')" •x• .. 1--$ ..q...'. • • RELOCATED ------\ 0 33% ........---• 26 LF 12 ••, '- :,.-•:. •.:7' ,.:1•8"., - 36 LF 12" NEW CURB AND , '.1 I IL a '2* ,-.• ‘2-KP-.1-:"..--- RCP 0 2.00% RCP•0.33% GUTTER TO MATCH 54 p. z:.,-••• '.. i'•): . .....*S.:"... •'.XI, 2.' e.s• ...5...CII"e4:5.: '••;i1'. I 111 a\ ' 13612 CONCRETE 194 Lf.•••••••••••-• .......„,...... NO ;- ''. 4:1)'::). / '•••:,..,.).... •;•••• "-• •:.•7•-• ''' I ...,..,. ,. ,..,.==:,m • ..• \ , 1 CURB MD I CUTTER.TYPICAL, .,....•••••••''''''''''' --:- : • ,.....3, .,,-,.q.!....,.. i .--- ::-D,:, •.,:•••F:c •:.' ',13 : .;;,... . 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I-• •••::', C ainiiiiii -\',......... ..,:i.,..INV 676.90 osLiiv...1\...•A.,....... ri , .........,.s r . ..... ... ,..i;„.,•t-'.....7.. ...ii--"I's..':---i'.-----,--„_., ,.:., : ...... . ......„ .::...., ..• .... ,,,..... : . . •. i .. .... _ ...A .... ..„ , nv 88a o* • • ..-. i i I .....,, 8,..„, • -.1 CONNECTION VERIFY EXACT • CB A IRNI vki a67B05:169,, ,A • - irtimil • '.% •.•.>'.--;:•••NA,.,:ii,›,. - • \ 9 .1,2?.• - .**'...• I 101 INVERT WITH AiECHANCAL .„, --Filit“.......4 • --.'' , '..t.,, f.'P' f..i, r: , I '. l•-•:: ' '-‹ .,w, gisjORB .0•0 . .• . ... ' 1---4"------M-H G''''''••• ... .c ...rix, ,,,, .0. 'Nil .4',.....N.:-.3t''‘'s .'".k..i ‘ ‘: / •• 3..: ii. ... .... ROUTE 4_ AP. wrap wEllt. ; i •t 1 ' .;''': ..C5 \ • • RIM 860.11 •••••, 7, 51•-•A" 2M2 sEE 8/04 , : : ! ,..: : ;: I --- Z • NV 876 49 LLL.,/ SANTAR 0.,.." HYDRANT .. 1: cf • • ''',....,7.2. ,.i.-1*. ,i,,„ BELOW .00 M•10 GATE 35 if la ii);.1111N,.,. . ... / ., '..::... ; ... . 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RP 5.,:n z•oo or 1.,II.... ,. "Y 5.Y• o•••....... '.:1 • 2. < • S LI VF I4 ...4._ 1 __4,....=EXIMIGir 1.4.88r _ N.._ •' --.........--,- . ...1 : E2 • 1 .• : :•.•:.:•.:.:;,: I k 76 LF 111- PVC• 1.00% CONNECT NEW V'FIRE'SERVICE I 3•'''. . :: .1 ., TO EXISTING r WATER SERVICE ,..:•••-..t: ' . •••• I I *---. E ri • . I__ _ =Exans_T.6"_wAH_MAAJN 1 AND_G8TE_VN-VE ____ ,... • / • ••• • t • • \ * . . • • , 1 1 EXISTING SANITARY Ls•.... Y:•....N RN 047 2± FIELD VERIFY PRIOR WETTAP ' ' .-_____ ,__ I _,. ••... STAY AT LEAST 2'BACK FROM : ; ...L.:::.... •:••.•1 • -i x R LJ Ci D \ , 1 TO CONSTRUCTION I I EDGE OF..,riR,pc.WITH ALL i S89.55'46uW 420 05 OTHER DISTURBANCE.NO FILL : / 1 ? NORTH 6Il AU.OWED IN WET1AND IMI=INNEND 4/)UTILITY AND PAVING PLAN - South C%1 . Line of the N.,:,":".••:•.•" -- I .....: - " CITY REVIEW _* . • . 0 30 60 90 • NOT FOR CONSTRUCTION I 0 1111,111111 It i DATE RECE1',f7--'- 5(.___/--,.-...2 F*11 r n nt.rri sip \ iocn <, I `',m-_..si `-, t xr:so Sir ' Ta�r•N.ya` \ ' r at.-r jj \ t 9G4`1 \ I --r:•--6.9 55'4E;'.W 't?F!F,3 ~N I� i V _, _ '�� l _, _ r g-1pa:4^,,;c .... { SlraCE—s, 11 11 Al `f ` Roz. 'F°o,,,,w,,,,—�--..-.• \j * ' ���. 4 3, = Sf 711 S7 " '1 I'.L7_'�U PLANT LIST � : t - :-."I' t•4 Q . COMMON .€, ,r _ i.../.9a4.2______ _— t ';_� & LATIN NAME SIZE ROOT REMARKS ;t a f { �.� _'Wil_ _ y _� �,. ��I-n.,�1l.licT�,.ire tS`%ow%� 3E= a ,�I�• 1 /�` r�� 7— W 6-BHS BLACK HILLS SPRUCE, PICEA GUUCA DENSATA 6' BB F€fit j T‘i.-PDLIFTF'Sl+l ..., `.A.IS�l1�, "i - { ��`,�I'�1 E� .�.�( )�I---- r-y _Dr,a•1 #1't ! E / 9-MA MARSHALL'S ASH, FRAXINUS PENNSYLVANICA LANCEOLATA 2.DIA. BB SEEDLESS TYPE ■`! )j ■! I■I • r Tim, ' n-I■r t�l,�. ` :�-.,n9.d - . I__f,_�• i [ Z re t` nc I ,5 `��, _,_ _ _(�� ■ _� ^� II -.`�I_\\ ` .___ w 6-NM NORWAY MAPLE,ACER PUTANOLDES JADE GLEN 2 DIA. BB 3 I • f �r 'o SC•E/ IAA NM `�\�, \\ • NM 1 r---- r �— la 4-SC SPRING SNOW CRAB. MALUS SNOW CRAB 1 1/2"DL. BB �,I / I C A- `,1 / -cam -'`� \ I \ 4 e 4-AM AMUR MAPLE,ACER GINNALA 1 1/2 DIA BB 0 °N ~+.+ ,tt ';t 1.�-'� 4' __.,,rs troy Ls.Z direK MJ ,\ 60-MJ JUNIPER, MINT JULEP 5 GAL - WOOD CHIP BED rn r "3 ,--k ) _ 01:2 .--- 1 ADD ALTERNATE W `.� '� AM -���� c ,-7,,,, 1 \ F1NAL SPECIES TO 12-BJ BARBERRY,JAPANESE RED LEAF BERBERIS THUNBERGL 5 GAL - WOOD CHIP BED Z �:\ zia 1' �. ��� o"�.y `v v I \ ! \ l BE DETERMINED / _ -r• •• \_ '4, t ATROPURPUREA n o ` VI(zir- 12 1� $LL '� •=t +?' n r• �--' r IOW:-..r.in It. J `�` { �;;rpg \�'IT�TANic�S 1 ,1 •ALTERNATE PLANTS MAY BE SUBSTITUTED IN PLACE OF MJ. TO PROVIDE COLOR TO LOW PLANTING AREAS. U_ E_8 r„1 z r St' \ \ I,t•• N co m a..4 S. ,� ` 6-O•i . Il♦)_I' SS=CE LURE \ . C Q xxi+, y , _ `�, 12 i/ J' -�a L �-_\t. ,��`Jr�VI� \ ‘.( GENERAL NOTES J: m - OO &1 N 7P`� !, roil-I� �, 1GY 20 4 r I as \, �i /D\I (, PUMPS / `�:-1 F -tee,I '} �-' c 'L,L it - ` �`■BI ,1 `,( � `� 2 .AMSyI • BIDOSCAPE T TO COCTOR MPLETESLMYLF PRIOR TO SITE AND SOIL PLANS PLANS "YS '•�. viSff •ALL PROPOSED PLANTS TO BE LOCATED CAREFULLY AS SHOWN ON THE -a ' >rl 1 0� 1 ` r 1 CONDITIONS. '7+� = 1011111111 • l ' Isr. NM / \ �{ •ALL PLANTING AREAS RECENING GROUND COVER, PERENNIALS. TH ;}"r \ •ALL.LANDSCAPING PLANTS& ROCK TO MATCH AREA SURROUNDINGS. ANNUALS&VINES SHALL RECEIVE A MINIMUM OF 8' DEPTH OF awl 4 „y -4... \J 1 1 \ ''l «F, C-STORE {C.�\,.4ir ,`'`j �u! PLANTING SOIL (1/3 TOPSOIL, 1/3 SAND, 1/3 PEAT OR MANURE) 1 1 1 ^ i • ALL ROUGH AND FINISH GRADING TO BE DONE BY OTHERS. 0lug O O z l t `, ``\ �� ®tom• 1 I■• w� / `'\`4 WRAPPING MATERIAL SHALL BE FIRST QUALM', HEAVY, !`T ®1�� 1 ` I ����p \ '- • NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND `•".. o to ` li ! y7 MI • ,� �0` t • WATERPROOF CREPE PAPER MANUFACTURED FOR THIS PURPOSE. ,w �-. k, I U, I �� # ,,`}` ,�. I .M� �l A z CONSTRUCTION HAS BEEN COMPLETED IN IMMEDIATE AREA UNLESS WRAP AU.TREES PLANTED. �/ -L�► DIRECTED BY GENERAL CONTRACTOR 1•91 kT K FILL' \\ i 3 \ .�A� + R i �. • INSTALL 3� DEEP WOOD MULCH UNDER ALL TREES AND SHRUBS THAT W v _ ■ I • LANDSCAPE CONTRACTOR TO VERIFY ALL UTILITIES ON PROPERTY. Z a - I. t I 1 Am 0■ ■I ~�! ARE ISOLATED FROM GROUND COVER AREAS AND GENERAL SHRUB .0 = `I _ `� �,n�}�I�.��,�II W1 \ • 1:77 • LANDSCAPE CONTRACTOR TO INSTALL'SOAKER HOSE- IRRIGATION MASSES. O Z Q 'a��.�, SYSTEM AT NEW& REVISED LANDSCAPE AREAS. -1-A \ 1:11, { {I \� - X ;40 •ALL PLANTING SHALL RECEIVE RECOMMENDED FERTILIZER AS 2 R1 , 1 - �\ '•' •ALL CONTAINER MATERLLL • TO BE CROWN IN CONTAINER A MINIMUM FOLLOWS: 1 / \\ 'v OF 6 MONTHS - SUMMER k FALL PUNTING - BEFORE WINTER FREEZE-UP APPLY AI 0-20-20 GRANULAR IN SAUCER AROUND PLANT AT THE RATE OF CC _ ' \ •'`/ \ yyI g Of1HLP i �p 32'-6-± , 1-12 OZ CAN FULL PER 2-3'CAL TREE& 1-6 OZ CAN FULL "s` OF THE ,A I I `Z''-1 / 1,,,,,--,...4.��,\ , /_ CES' V • AMERICAN STANDARD FORALL MATERIAL SHALL PNURSERY STOCK,AMERIICANLY WITH THE LATE"ST NASSOCIATION W PER SHRUB } �• \ OF NURSERYMEN. - FOLLOW UP wRH SAME AMOUNT OF 10-0-10 THE FOLLOWING I .0 \ \ NEI SPRING. E J.. / ' 4. /! II (VERIFY RECOMMENDED FERTILIZER WITH PUNT O�.yyr / \,� T2 t �'" POISUPPLIER.) . IC MJ )r • REPNR ALL DAMAGE TO PROPERTY FROM PUNTING OPERATIONS AT .^. �� 1 '- VENDING KIOSK H NO COST TO THE OWNER. u,.� { ( * • PATCH ALL DISTURBED AREAS TO MATCH FIELD VERIFY (TYP) i /\ \„ VACUUMS `�__r�. _ o i' ;^� / • GUARANTEE NEW PLANT MATERIAL THROUGH ONE CALENDAR YEAR W `y' 4 ' �,}FBS} �L{���R ti __ \ _ _ 'n_ ;I % I BHS // FROM TIME OF ACCEPTANCE. N I ---��\\LLY�ai lil G lil'-k' .g ' '' / lil I_ I -trate - —: / �iTt -- - ^•�_ .i _irmoromm k :�'mov ,AFI �i�,.�t / .---'w A _ 2 PCL! ..• . . _AN` %,--'- 1r/ _/` // ,✓-ALT 0.'F- 2 „AHc" 3 / tens MA - S G5 w .2-81.P1,-,-"'-'1 MM f — SYMBOL KEY .. sM <;/ 1 S000:one o*thee haft .• ,r •—'500`51'^ "t S41 •� A / \\ \ .'"1 `��..-- y \ 1.4111,4\ 6' NGT. CONIFEROUS TREE IIIIIIIIIIIIIIIIMM \ A'WATzRAAN • \ \\ } o n 'N-. \\ O 1 1/Y DIA. ORNAMENTAL TREE C to Z M ®LANDSCAPE PLAN / \ � lO/ Y DIA, OVERSTORY TREE DO NOT PRUNE LEADER \\ D y- - I - 0 p 5 GAL SHRUBS �. --�PRUNE BRANCHES AND FOLAGE O -- JACK 1/5-RETNN THE NORMAL DBL STRMD 10 GA GALV,WIRE TREE FORM SPRAY W/WILT PROOF r SPREAD-THREE(W/ PER TRE[ I ♦ FOLMCE 6 MFG'S.ENT. neucraNs Q Q. 1 SPREAD EO.APART W/2 PLY )� RUBBER NOSE(BIACI()k 6'GALV. Y sh 0 }� SECURETURNBL W/1/E EYELETS. `i DBL STRAW 10 GA GALV VAR! I— SECUIE FItlILY k NEATLY W/ TWISTED-THREE CUPS PER TREE. VP sI\�/I 3-244 4 24'WOOD STAKES FLUSH SPREAD EO.APART W/2 PLY to 1' W/TOP OF GROUND.TIP. I� �� RUBBERHOSE(BLACK)t 6'GA W. PUNT NUMBER PRUNE MARCHES MID FOLIAGE . .— TURNBUCKLE W/1/4 EYELETS. O Z BACK 1/5-W/YA THE NORMAL _ �� \r��_ SECURE FIRMLY k NEATLY W/ 3 F"� g T FORM.SPRAY W/WILT PROOF CONSTRUCT EARTH SAUCER W/4" 11‘,."411111p 3-244 4 24'WORD STAKES FLUSH ~ ACCORDING TO MFG'S.INSTRUCTIONS 1_ NIGH BERM k 2"HUMUS MULCH I C ; IF FOI.MGE 6 PRESENT. .,''' �, EXTENDED OVEJt BERM-FLOOD W/ W/TOP OF(XtOUtID.rep. =y uj WATER TWICE IN FIRST 24 HOURS PLANT TYPE Q W ♦'4.11 1 lu v.5.1,„ I�`i-=n= NIIIIIIIIIIIUw ��nnullllllllUuu.. i�=-I- —�SURVEYORS WHILE RAGING TAPE,TYP. Z 21,61:1 CONSTRUCT EARTH SAUCER W/4' _ -=-I-i.I TREES LARGER THAN 1 CAL TO BE L HIGH BERM k 2'HUMUS MULCH -�� / / I -= II==II j /- �I WRAPPED W/YMTERPROOF TREE WRAP EXTENDED OVER BERM-FLOOD W/ II • Q iii "=I'_. olI ILII I- -_ WATER TWX IN FIRST 24 HOURS ,_-I= 1!007 BALL CROWN OF PLANT TO DEM k SECURED U ,,,,,� ILII m•.. . - SAME RELATIONSHIP TO FINISH GRADE N I=II=I =_I ASR DID IN NURSERY.REMOVE BURLAP nij/%�;',�.r�� II n�I u- _ L. FROM 7Tk OF BALL,iW. n=n / TA I-II /%' •_ql�i� IIIIIIIIIIIIIIIIIP muwummuumuuun._r^ V �• �j ..fir,„„_ /j jj I�__ n=� , =n- t�a..-�p'II�IIS., i 4L II = n///%/�//�% -II-e \L„�-/III /,,,. I..,,//„�� -"-� j .J -/ - li-il it=1I=III BARK FKL W PLANTING SOL MIXNIIE- =I=II- BACK FILL W PLANTING SOIL MIXTURE- 7 ROOT BALL CROWN co-PLANT TO REAR W DO NOT TAMP(EXCAVATE PR TO ALLOW 00 NOT TAMP(EXCAVATE PR TO ALLOW II� �jj�;�-�1 yy - // ... _ SAME DID IN RELATIONSHIP TO REMOFINISH GRADE E FOR■k NW PLANTING SOIL BELOW BALL k FOR II'MIN.PLANTING SOIL BELOW BALL k i_=1I �ii-il AS R DRI IN NLMSERY.REMOLE BURLAP • ■'MIN ON ALL SIDES 12'MR ON ALL SIDES TYPJ -,II � FROM TOP OF BALL,T'?. -tI=II=II =n=II=II=u_ BACK FlLL W/(EXCAVATE SOIL MIXTURE- @TYPICAL PLANTING DETAILS DO NOT TAMP ANTO ALLOW CITY REVIEW FOR 6T MIN,PLANTING SOIL BELOW BALL& 12 .a,MINALL SIDES TYP.) 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