5.2. SR 11-13-2006
City of Elk River
REQUEST FOR COUNCIL ACTION
Agenda Section Meeting Date
Worksession November 13,2006
Item Description
Public Works Master Plan Update
Item Number
5.2.
Prepared by
Phil Hals, Street Su erintendent
Reviewed by
Introduction
On August 14, 2006, the City Council authorized hiring Oertel Architects to provide a master site plan
for the city's public works facility, with the emphasis on a site and building that will serve the city for
twenty years or more.
Discussion
After several meetings with staff and visits to our present public works site, Oertel Architects will address
the issues of location, existing facilities, site constraints, site expansion possibilities, future needs and
recommendations for future expansion.
Financial Impact
Fees to Oertel for this report $9,880.
Attachments
· Oertel Architect's Facility Condition and City Comparison Report
Action Requested
Staff requests Council's direction.
Council Action
Motion by _
Second by _
Vote
Follow Up
C:\Documents and Settings\tallard\Local Settings\Temporary Internet Files\OLKF\11-13-06MC Public Works Site Update.doc
1
ELK RIVER PUBLIC WORKS
FACILITY CONDITION ASSESMENT
AND CITY COMPARISON REPORT
Prepared By:
Oertel Architects, LTD.
November 13,2006
COUNCIL WORK SHOP
,.
.
Table of Contents:
1. Executive Summary............................................................... 3
2. Existing Facility Assessment.................................................... 7
a. Site Assessment........ ........................... ........... ..... ...... 7
b. Building Exterior Assessment.......... .............. .................. 9
c. Building Interior Assessment....... ........... .... ..... ............... 9
1. Office Area....... ........................ .......... ............. 9
11. Restrooms................. ...... ................ ....... ........ 11
111. Vehicle and Equipment Storage.............................. 12
IV. Vehicle Maintenance................. ............ ....... ...... 15
v. Staff Mezzanine. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
d. Summary of General Building Deficiencies......................... 17
e. Conclusions. . . . . . . . . . . . . . . . .. . . . . . . ... . . . . . ....... . ... . . . ... . . . . ... . . . ... 18
3. City and Facility Comparison................................................... 20
4. Comparison Data Table......................................................... 21
5. List of Figures..................................................................... 22
Appendix
I.
20 year Building Program..............................................
a. Vehicle and Staff List
b. Vehicle Storage and Maintenance Formula Sheet
c. Building Program
30 year Building Program..............................................
a. Vehicle and Staff List
b. Vehicle Storage and Maintenance Formula Sheet
c. Building Program
Existing Site Plan........................................................
II.
III.
23
24
25
2
Executive Summarv:
INTRODUCTION
The planning and design team has completed the review and analysis portion of the study
for expansion of the public works department. It is our intent to share the findings with
Council prior to any serious design effort so that we can obtain feedback relative to the
City's long term goals and priorities.
This phase of service included the following:
~ Review of the existing building and site
~ Discussion with staff on current and future needs
~ Inspection and documentation of non-code compliant and operational issues
~ Comparison of Elk River statistics with other similar public works departments
~ Recommendations for the department's mid-term and long term space needs
~ Analysis of exiting site to verify the long term limitations or potentials
As a part of the assessment and analysis, we identified current limitations and problems
relative to the public works department operating at peak efficiency. Consequently, the
following goals were established in developing a program and plan to assist with the
productivity and operation of the public works department:
> Eliminate obstacles in reaching and using equipment
> Eliminate double and triple handling within the confines of the building
> Provide adequate office area with spaces for conferences and routine work
> Comply with Federal ADA requirements
> Store all vehicles, particularly the diesel engines, within the building
> Maintain an efficient and safe traffic flow within the building and on the site
> Provide dedicated spaces for shop and repair activities
> Planfor afacility that can be expanded, with spaces designedfor flexibility
FINDINGS
As noted in more detail within the body of this report, there are a number of deficiencies
that exist within the building. These are code related, ADA concerns, safety related and
basic space limitations.
Inadequate space for operations, administration and storage of vehicles was found to be a
major issue. As noted in the attached programs (including current space needs and
projected long term space needs) our initial findings suggest that there is a need to more
than triple the amount of building area in order to effectively administrate the department
and to store all the vehicles under cover.
3
As a point of comparison, the existing building (including second floor space) is
approximately 20,000 square feet, and the cold storage building is about 7,800 square feet
in size. In order to accommodate the parking of all vehicles and equipment under heated
cover, and to provide an office and operations area that is ADA compliant, efficient and
serviceable (for the long term) our projection for a current optimum building area is
86,000 square feet.
Projected out twenty years to thirty years, we anticipate that the facility may some day
need to increase to an overall size of 112,000 to 122,000 square feet. This is important, if
for no other reason, so that we can determine if the existing site can accommodate the
long term size and site space needs for the public works department.
CURRENT SITE AND OPTIONAL NEW SITES
The existing building, while not problem-free, is structurally sound and re-usable. If the
current site is considered by council to be the permanent site for public works operations,
we would recommend re-using the facility, renovating it and incorporating it into a long
term plan. Regardless of how the building is expanded, the building will not be as
efficient and reliable as an entirely new facility. It just does not make economic sense to
demolish orreplace a structure that is sound and workable. Thus, we plan on reusing this
structure in any expansion scheme on the existing site.
Perhaps the most important issue relative to increasing space public works operations is
to determine ifthe existing site is considered the permanent long-term public works site.
If our assumptions for the current and projected space needs are correct, the existing site
will be workable and of sufficient size over the long term, but there are caveats. The site
is also adequate for the near term, relative to overall space requirements, site storage, on-
site traffic, operations and related items, but there are minor caveats for this as well.
We can expound on the issues in the expansion of the public works building and
operations, but the following is a list of the key challenges to expansion on site:
Wetlands surround the site and limit options for expansion of the facility
The wetland at the front (east) portion of the site cannot be modified, by law
The existing salt storage building may need to be modified or relocated
The existingfueling island may need to be relocated, tanks may need replacement
Some day, the ballfields may need to be relocated to accommodate expansion
During an expansion, operations will be compromised by construction activities
In addition to the current site, there were discussions concerning other potential sites
within the City of Elk River. If a new site for public works operations was considered
important by Council, the site would need to be in the range of 20 acres, perhaps more,
depending on the ratio between buildable versus non-buildable land.
In performing a cursory and preliminary site layout, for cost comparison purposes, it was
apparent that the total cost to build an entirely new facility on an aquired piece of
4
property would be result in far more cost than expanding the existing facility.
Consequently, the majority of our focus was on expansion of the existing facility on the
current site. The total cost of a new facility on a new site (including land acquisition)
could amount to several million dollars, depending on a number of variables.
SUMMARY OF SPACE REQUIREMENTS
Although there are various options to store and handle equipment and vehicles, our initial
findings include the following relative to spaces needs:
Current facility area:
20,000 square foot main building, with second floor
7,800 square foot cold storage
85,700 square feet (includes some long-term needs)
112,000 square feet
122,000 square feet
Current space needs:
2026 space projection:
2036 space projection:
Frankly, the total current space needs requirement is considerable, at approximately three
times for than exists today. This is surprising since the department has been operating for
years without the optimal space. There are two key reasons for this:
A great deal of the equipment is left stored outdoors.
The equipment that is stored indoors is essentially crammed into place, requiring
double and triple-handling in order to access the various pieces of equipment
needed.
As evidenced by a simple walk-through of the administration area, staff share
work spaces, there is no private conference area and the types of work activities
and spaces associated with public works activities are nonexistent.
There are a number of variables, potentials and options in expanding the public works
department buildings, and we wish to share this information with Council at the
workshop session. The variables include:
Site selection
Heated versus cold storage
One central public works site versus satellite shop(s)
Storing seasonal vehicles under shelter, in the cold
Building expansion based on budget versus need
CONCLUSION
Although there are a number of ways to phase and organize the project, we would
recommend to Council that the existing site be used for the expansion of the public works
department, understanding the caveats and shortcomings of this option. As a starting
5
point for a first phase of construction, we would recommend an addition of
approximately 60,000 square feet. An initial estimated budget for the project might be in
the range of $6,500,000.00, including new construction, remodeling and site elements.
We. are prepared to share with Council possible layout options and related project costs
upon further direction. In the mean time, we look forward to sharing this information and
additional concerns relative to the public works department with Council at the future
workshop.
6
Existinl! Facilitv Assessment:
Site Assessment
The current public works building is
located at 19000 Proctor Road. The
facility and the grounds are surrounded by
park land on the south, wetlands on the
west, utility land and wetlands on the
north, wetlands and parkland on the east
and southeast.
The exterior working areas for the public
works department are divided into several
separated areas. The main site working
area is inside the main fence line to the
south and west of the main building. The
secondary work and material storage area
is immediately outside the fence line along
the south edge of the property. The third Figure 2 - Salt and Sand building
area is inside an additional fence line to
the south west of the main property. To
the north of the building is the fourth work
area. This is the remaining public works
and utility property.
The main working area has two additional
building structures. The first is the salt
and sand building. This is a fabric covered
structure located in the middle of the site, Figure 3 - Metal Storage Building
on the west edge of the working area.
The second structure is a metal building
used for additional vehicle storage, which
is located directly west of the main
building.
Along the south side of this area, multiple
vehicles are stored inside the fence line.
The east side of this area has the main
gate, the fuel island and underground fuel
tanks, which are inside the fence line.
Figure 4 - Brush Dump, Vehicle Storage
7
At the time these photographs and
observations were taken, the main area
was being repaved with new asphalt, and
mixed salt and sand was being stored
along the east side of this area, under
cover.
The second working area is located along
the south edge of the property outside the
main fence line. This area is used mostly
as a brush dump. There is also a drop off
area for waste oil, automotive fluids and
dumpster storage.
The third exterior work area is to the south
east of the main working area. This is
used for material storage and equipment
storage. The materials range from dirt,
rock and mulch. In general the equipment
stored here is mostly attachments and
trailers.
The fourth working area is to the north of
the main building. The area that actually
belongs to public works is narrow, has an
old wood building and is generally used
for miscellaneous storage of equipment.
The additional area seen behind the shed
and vehicles in the photo below is actually
utility department property. This area is
used for some additional material and
some general equipment storage.
Figure 6 - Fluid Drop Off, Dumpster Storage
Figure 7 - Material Stock Pile Storage
Figure 8 - Equipment Storage
Figure 5 - Salt and Sand Piles
8
Building Exterior Assessment
The existing facility is a precast concrete
building, utilizing precast "Double T"
panels for the walls, and roof structure.
There are a total of six (6) overhead door
openings on the south side of the building,
three (3) on the west side of the building
and one (1) on the north side of the
building.
Precast panels are typically a durable and
easily maintained material. The "Double
T" panel is a panel with two fins that stick
out from an eight foot wide panel, about
12 inches. These fins created a dated look,
and the spaces between them make paving
difficult, as well collecting leaves, and
garbage that must be cleaned on a regular
basis, adding to building maintenance
costs.
Figure 10 - Building Exterior
Building Interior Assessment
The building interior consists of five
separate areas. The first area is office and
restroom space. The second and third
areas are vehicle and equipment storage.
The fourth and final area is the vehicle
maintenance area. The fifth area is staff
lockers and lunch room mezzanine, which
is above of office space.
Office Area
The office area consists of two office
spaces, a men's and women's restroom
and shower, and a janitor's area. The first
office area has two cramped work stations,
and the copier. One of those work stations
is the sign shop work station, where
signage materials and the sign plotter are
stored. The second office area has three
crowded work stations and general work
space that has a work table and doubles as
a record and map storage room. The LT.
panel is located in the open on the west
wall of this room as well.
Figure 11- Office Work Space
Figure 12 - Sign making work station
9
Figure 17 - I.T. Panel
10
Restrooms
The restroom area consists ofa women's
room, a men's room, a shared shower, and
a janitor's area. The women's restroom
has a single stool, and sink. The corridor
that leads to the women's room doubles as
another record and miscellaneous material
storage room. The full storage racks block
the door to the shared shower room,
making it unusable from the women's
restroom.
The men's room and janitor's area are
combined into one space. The janitor's
area has a floor sink, and a stainless steel
general utility sink. The shower is
accessible from the men's room side only.
The restroom contains a stool, a urinal,
and a sink. The only visible emergency
eyewash station is immediately outside the
janitor/men's room door.
Neither the restroom nor the shower
entirely meets ADA guidelines.
Figure 18 - Women's Room (shower door not
visible due to shelving)
Figure 19 - Eyewash station, Janitor/Men's
room combined area
11
Vehicle and Equipment Storage
The vehicle and equipment storage is
divided into two separate areas. The first
area is directly outside the office space and
is used primarily as a working/storage
space. In this area there are large floor to
ceiling storage racks for miscellaneous
equipment such as chainsaws, buckets,
hoses, etc. There is also storage for some
additional tools and parts. These storage
racks are severely cluttered and the rack in
the center of the space interrupts the
useable space.
The area to the left of the center storage
rack also houses a work bench with an
exhaust hood and some additional
carpentry equipment. This area is made
narrow and difficult to work in because of
the storage rack in the center of the space
and the truck which is usually parked here.
The entire space has two overhead doors
that serve the space from the exterior,
overhead radiant heat, and several lights.
There is no ventilation in the space other
than the open overhead doors. The
lighting is insufficient for safe working
conditions, unless the overhead doors are
open providing much needed daylight.
There are two (2) total interior parking
spaces available in this storage space.
The second storage area is much larger
than the first and divided into several uses.
On the north wall, there is a metal stair
which leads to the mezzanine level and a
small sign storage room with hand made
wood storage racks. The remainder of the
north wall has three level storage racks
that contain small pieces of equipment
such as motors, and materials such as
fertilizer and coiled wire. Underneath the
racks is random material and equipment
storage for items such as job buckets,
tools, and tires.
Figure 20 - Vehicle Storage
Figure 21 - Work bench at Vehicle Storage
12
On the east wall of this space, there is a
welding and fabrication work space.
There is a simple storage rack for angle
iron, and tanks are set up against the wall
and not secured in any fashion. This bay
has a police A TV parked here, as well as
space for one additional vehicle.
The south wall has three overhead doors,
and unit heaters between the overhead
doors. The open doors are the only source
of nature light for working conditions.
Fresh air/ventilation is accomplished by
make-up air units, but the distribution of
air is below today's standards.
Figure 22 - Sign Storage
Figure 23 - North Wall Vehicle Storage
Figure 24 - Welding Area in Vehicle Storage
Figure 25 - Overhead doors at Vehicle Storage
13
The west wall contains additional storage
racks, the bulk oil storage tanks, and a
general task work bench. The floor has
continuous trench drains, in which
standing water was visible.
The space is generally wide open, with the
exception of a single column in the center
of the space. Safely, a maximum of 7
vehicles could be parked in this space.
Additional equipment located in this space
is air, and lube reels and drops, as well as
hose bibs and vehicle washing hoses. If
vehicle washing takes place in this space,
the floor and drains are not sized to handle
that much water flow, as was evident by
the wet floors, and full trench drains.
Figure 28 - Full Trench Drain
Figure 27 - Work Bench
14
Vehicle Maintenance
Vehicle maintenance is at the west end of
the building. There is an overhead door on
the north and south of the building
allowing for drive through capability, and
three overhead doors on the west wall to
allow access to the vehicle lifts and
maintenance bays. There is a tire
changing area, with a tire storage rack, tire
changing and balancing equipment. There
is also a small welding area though this
area is not well delineated, and there is no
specific ventilation. There are three
maintenance bays, but only two vehicle
.lifts: One in-ground lift and one above
ground lift.
In the bays, there is sufficient lighting to
perform tasks with out opening the
overhead doors, but there is no natural
daylight other then when the doors are
open. There are a couple of vehicle
exhaust drops located in the shop to offset
the need to run the make-up air units. In
addition to the exhaust drops, vehicle lube
and fluid reels are located near the bays
with the vehicle lifts.
There is a separate, secure parts room and
also some additional shelving in the work
space for storage of additional parts and
supplies. In addition to this room, there is
also a restroom and an office with three
work stations and an area for manual
storage. Above these rooms there is a
storage and equipment mezzanine. This
mezzanine has shelving and a one-ton
overhead crane.
Figure 30 - Tire Changing Area
Figure 31- Vehicle Maintenance
15
Staff Mezzanine
The staff mezzanine is the fifth area in the
main building. This mezzanine is located
above the offices and the sign shop storage
in the northeast comer of the building.
The metal stair which accesses the space is
located in the second of twQ vehicle
storage areas. Inside the door at the top of
the stair is the locker room. The lockers
are homemade wood lockers, which are
not securable. There is also a janitor's
closet on this floor in the locker area.
Inside the lunchroom, there is a large
kitchen and eating area. There is a small
TV with VCR for training purposes. Roof
access is provided via a ships ladder near
the rear of the lunch room. There is an
exit door that leads to the second (exterior)
exiting stair. Also located in this
mezzanine is a mechanical room that
presumably serves the offices and
restrooms below, and the kitchen area.
Figure 32 - Locker Area
Figure 33 - Kitchen and Break Area
Figure 34 - Mechanical Room
16
Summary of General
Building Deficiencies
Field Observations - 08.22.06
Office Area (main level)
· Inadequate office space/work area for
current & future personnel
. No conference room
· No public seating/waiting area
· Inadequate general office storage for
paper goods & office supplies
· No pressurization at office area to
prohibit exhaust from entering area
. No area for as-built/plan storage or
reVIew
Restrooms/Janitor Area
· Stalls, fixtures, do not meet current
ADA guidelines
. No women's locker facilities
· No public restroom
· Shower does not meet ADA guidelines
. Shower inaccessible from Women's
restroom
· No separation from Janitor/Cleaning
area
· Insufficient storage for cleaning
supplies
Staff Area (mezzanine level)
· Entire mezzanine level is not
accessible per ADA guidelines
· Locker area has no privacy, and is not
near the restrooms
· Inadequate lunchlbreak space for
current & future personnel needs
1. time clock/computer access
2. separate vending & recycling
3. training devices (video screen,
white board, storage closet)
General Storage
· No dedicated space for general storage
with respect to current or future needs
Vehicle Storage
. Inadequate size & number of parking
spaces to store all equipment indoors
safely
· Sand holding/clean-out pit is needed:
Floor drains hold water, which is not
Health Code compliant
. Inadequate/inefficient lighting levels
. Outdatedlhazardous ballasts @ current
light fixtures
· Inadequate water/air drops
· Inadequate shelving and work areas for
separate departments (mechanics,
carpentry, sign, etc.)
. Mechanical equipment scattered
throughout facility
. Inadequate ventilation (air exchanges
per hour)
· Lack of proper circulation @ vehicle
storage causes double & triple
handling and vehicle damage due to
crowding
. Storage racks are located in the center
of bays limiting use of storage space
Vehicle Maintenance
. Inadequate size & number of floor
drains
. Sub-standard lighting conditions
· Outdatedlhazardous ballasts @ current
light fixtures
· Welding is limited to mechanics, with
limitations on use by other
departments
· Inability to lift larger vehicles on
existing vehicle lifts
17
.
Lack of head clearance @ maintenance
bays limiting ability to lift larger
vehicles
Inadequate separation & amount of
material/tool storage
Lube storage located in vehicle storage
.
.
General
.
No dedicated vehicle wash bay
No provision for current/future
technology needs (networking,
telecom, etc.)
Inadequate space leads to inefficiency
as vehicles need to be double or triple
handled each day
General storage located in the middle
of storage areas are hazards for staff
and vehicle maneuvering
.
.
.
Site Issues
· Fuel Island has no canopy
· Overall site is divided into several
separated working areas
Conclusions
Based on the observations made in this
report we come to the following
conclusions:
Site:
1. Because the site is surrounded by
wetlands, parkland and utility land, it
will be difficult to expand without
compromising one or all of those
areas.
2. The metal storage building, while
useful, is not sufficient to solve all of
the department's storage needs
currently or long term.
3. The salt and sand building's location
in the middle of the site would limit
some expansion plan options.
Building Interior:
4. The office space is too small, cluttered
and insufficient for staff needs.
Technology potentials are not readily
possible/feasible
5. The restrooms in general are not
entirely up to code, and are difficult to
access. The space is even used for
general office storage, therefore
making the space even more cluttered.
6. There is no dedicated shop/interior
work space. What does exist is
cluttered and cramped. Therefore
work can not get completed in a timely
and efficient manor.
7. The current system of storage racks
and access ladders are safety hazards,
as well as taking up valuable vehicle
storage space and work space.
18
8. The number of vehicles currently used
by the city totals 80 pieces of
equipment for streets and parks
maintenance. Currently only 25 of the
city vehicles/larger equipment can be
stored in the main building and the
metal storage building. The remaining
vehicles are stored outside which
limits their effective life-span, and
increases vehicle maintenance costs.
9. Because of the limited space, vehicles
are parked dangerously close together
in the available storage area. This
means that operators have to climb on
and around equipment to access and
exit their vehicles.
10. The lack of sufficient lighting and
ventilation of the space makes general
tasks difficult and dangerous. The lack
of effective use of daylight means that
electric lights must be on at all times to
provide task lighting, therefore
increasing building operation costs.
11. The mechanics bays lack the number
of vehicle lifts and servicing
equipment to maintain a fleet of this
size, most of which is stored out of
doors.
12. Heating methods in the main building
are inefficient. The overhead radiant
heating should be used in vehicle
storage areas, and unit heaters used as
a supplemental heat source for
personnel work spaces, such as the
vehicle maintenance. The existing
conditions are opposite of the ideal
scenarIO.
13. Carpentry, welding, and other
specialty equipment needs a separated
space with specific mechanical
systems to provide proper ventilation.
Currently these items have no such
equipment or separation.
14. The staff mezzanine area, which
includes central lockers, lunchroom
and training space is not ADA
accessible.
15. The kitchen and eating area have old
vending machines and old and broken
furniture. There is no acoustical
treatment, so during busy lunch times,
or crowded training sessions the room
is very loud.
19
Citv and Facilitv Comparison:
An important part of this initial study and
report is to compare the city of Elk River
to other cities that have recently
completed, or started construction on their
facilities.
Oertel Architects has completed dozen's
of studies and designed public works
buildings for cities all around the metro
area. We selected five cities that have key
similarities to the city of Elk River. We
will review two components for each city
and facility for comparison to Elk River,
to better understand the size and scope of
the facility and department size required to
service the city properly.
The first component that will be reviewed
is city size. The size of each city will be
further broken down by population, future
population growth, land area and lane
miles the city is responsible for. The
second component is public works
department size and function.
Subcategories that will be reviewed under
this component are lane miles and facility
size. The five cities reviewed in this
section are Minnetonka, Shakopee,
Woodbury, Faribault and Otsego.
Minnetonka was chosen because it is a
suburb that has reached the near limits in
land growth and population size. It has a
large, highly demanding population, with
many sub-communities. Its previous
facility is similar to Elk River's and the
site restrictions were similar with a main
city park and Minnehaha Creek and its
wetlands surrounding the site on three
sides. This facility represents an ultimate
sized facility.
Shakopee is the second city that will be
reviewed. Shakopee, though smaller, is
probably most similar to Elk River. It is a
river city with a rich history. It is a third
ring suburb with a large portion of
undeveloped land, but increasing
residential development. Though its
previous facility is also similar to Elk
River's, the new facility is located on a
new site near the city hall, and fire station,
creating a civic service area in the city.
This facility represents an immediate
planned expansion.
Woodbury, as the third city considered, is
essentially the ultimate of what Elk River
could become. Woodbury started with a
small facility that moved to a decent sized
facility, expanded recently with another
planned expansion in the next five years.
The commercial and residential
development is growing at a rate that
appears to be similar to planned growth in
Elk River. This facility represents
multiple planned expansions during the
facilities life span.
The fourth city that will be reviewed is
Otsego. The main reason that Otsego will
be reviewed is because of proximity to Elk
River. However, Otsego is a facility that
is being planned as a phased building on a
large site. That way as the city grows the
facility can be expanded easily on the
same site.
The fifth city to be reviewed in this section
is Faribault. Though Faribault is not in the
metro area, there are two factors of the
facility and department are similar to Elk
River. They are population and lane
miles. Overall size of the city may not be
the same, but similar growth rates between
the cities make it relevant. This facility
represents a size that fits current fleet size,
and future expansion.
20
City Name Main Total
Minnetonka 51,657 27.1 388 80,400 80,400
Shakopee 31,223 27 171 38,000 67,852
Woodbury 50,000 36 309 79,200 106,317
Otsego 10,800 29.4 124 31,400 31 ,400
Faribault 22,047 12.9 150 82,550 82,550
Elk River 23,329 42.7 172 20,000 27,800
Table 1 - Overall City Comparison Data
City Population
Minnetonka 51,657
Woodbury 50,000
Shakopee 31,223
Elk River 23,329
Faribault 22,047
Otsego 10,800
Table 2 - Population
City Land Area
Elk River 42.7
Woodbury 36
Otsego 29.4
Minnetonka 27.1
Shakopee 27
Faribault 12.9
Table 3 - Land Area
City Main Secondary
Woodbury 79,200 27,117
Faribault 82,550
Minnetonka 80,400
Shakopee 38,000 29,852
Otse90 31,400
Elk River 20,000 7,800
Table 7 - Facility Size
Total
106,317
82,550
80,400
67,852
31 ,400
27,800
City Lane Miles
Minnetonka 388
Woodbury 309
Elk River 172
Shakopee 171
Faribault 150
Otsego 124
Table 4 - Lane Miles
21
List of Fieures:
Figure 1 - Public Works Sign........... ...................... ............................................. ................ 7
Figure 2 - Salt and Sand building ....................................................................................... 7
Figure 3 - Metal Storage Building ...................................................................................... 7
Figure 4 - Brush Dump, V ehicle Storage............................................................................ 7
Figure 5 - Salt and Sand Piles ............................................................................................. 8
Figure 6 - Fluid Drop Off, Dumpster Storage..................................................................... 8
Figure 7 - Material Stock Pile Storage................................................................................ 8
Figure 8 - Equipment Storage.... .......... ......................... .......... .............. ........... ................... 8
Figure 9 - North Side of Property ....................................................................................... 8
Figure 10 - Building Exterior .............................................................................................. 9
Figure 11 - Office Work Space...........................................................................................9
Figure 12 - Sign making work station................................................................................. 9
Figure 13 - Work Space .................................................................................................... 10
Figure 14 - Work Space .................................................................................................... 10
Figure 15 - Work Space and General Office .................................................................... 10
Figure 16 - Map Storage Area .......................................................................................... 10
Figure 17 - LT. Panel........................ ...................... ................ ......... ............... .................. 10
Figure 18 - Women's Room (shower door not visible due to shelving) ........................... 11
Figure 19 - Eyewash station, lanitorlMen's room combined area .................................... 11
Figure 20 - Vehicle Storage.... ............. ............................. ............. ................. ............ ...... 12
Figure 21 - Work bench at Vehicle Storage...................................................................... 12
Figure 22 - Sign Storage .................. ................... ......................................... ........... .......... 13
Figure 23 - North Wall Vehicle Storage ........................................................................... 13
Figure 24 - Welding Area in Vehicle Storage .................................................................. 13
Figure 25 - Overhead doors at Vehicle Storage................................................................ 13
Figure 26 - Bulk Oil Storage............................................................................................. 14
Figure 27 - Work Bench ................................................................................................... 14
Figure 28 - Full Trench Drain .......... ........... ...................... .............. .................................. 14
Figure 29 - Open Vehicle Storage .................................................................................... 14
Figure 30 - Tire Changing Area........................................................................................ 15
Figure 31 - Vehicle Maintenance...................................................................................... 15
Figure 32 - Locker Area........... .............. .................. .......... ......................... .............. ........ 16
Figure 33 - Kitchen and Break Area ................................................................................. 16
Figure 34 - Mechanical Room .......................................................................................... 16
22
Appendix 1- 20 year building program
23
a> ci.
0> "5
l1l 0-
(; a>
iil "0
ro a;
.... .J::.
- a> "0
Gl c c
'" a> l1l
III 0> 0 ~o
.. ....
0 .E c
.. r/) l1l
(I) "E r/)
" a> "E
i E a>
U .J::. E
0 .J::.
- l1l 0
III ~ l1l
Gl l1l ~
U l1l
:c Ul
Gl ~
> ~ "0
.. C
C Cl :c
Gl c: a>
'C D
E ::J
13 "5
1:: c:
"- 0.
III I !o
D- o "0 0
Gl N C
Q x l1l
0 r/)
..... ....
E ~
::J "ffi
'6 ....
I-
a>
:2:
a>
0>
l1l
(; r/)
iil ....
ro ~
<D 0
c :2:
a> 0.('1)
0> It) "5 .....
....
.E 0-
a>
r/) ro
"E
- a> E
GI E CI)
'" .J::.
f 0
2
0 ro
..
(I) r/)
~ <D
~
0
II :2:
it 0
N a>
- x 0 0>('1)
III 0 N Iii ('I)
.! ..... ...J
U E Iii
:c ::J ~
Gl '6 0
a> ::J
> :2: ....
I-
..
::
GI
E
1::
II
D- N f'- ('I)
GI ('I) N
Q x
co
.....
a>
0>
....
l1l
...J
"Cl >I m
c :: c
III :;= 'C
ell ::::I II
.. 1:; II
a> II II C III
E II .. 'm .lli
.. ~ ..
l1l .. C III
I.- ~ II) III D.
0 ..... .....
I I
('I) ('I)
c c
a> a>
E E
~ ~
.9 .9
c c
a> a>
E E
"0 "0
2 a>
0 t)
a> a>
"0 "e'
Q. 0..
0 ll:: ll::
l1l l1l
Ci5 Ci5
"0 0 N co "0 co co co
a> M M a> r....: cO
t) ('I) ..... """ t) ..... N """
a> a>
"0' "0'
.... Q:
0.
0> 0>
C C
"c "c
c C
l1l l1l
a:: a::
.... 0 0 .... 0 0
co .E .E
..... ('I) ('I) ('I) ('I)
r/) r/)
.... Iii
l1l
a> a>
>- >-
0 0
z z
r/) r/)
Iii ....
l1l
a> a>
('I) >- >-
It) 0 0
..... .....
<Do 0 ..... <Do 0 .....
0..",," I 0..",," I
a> """ """ a> """ """
r/) c r/) C
l1l a> l1l a>
a> E a> E
t; ~ t; ~
.E .E
cF. .9 ~ .9
0
c c
a> a>
0 E E
('I) It) co ..... co ('I) .....
..... N ..... N
"E "E
~ ~
.... fII ....
fII ::J ::J
E c..:> E c..:>
j:: j::
- 1::
ii 'S "E III "E
IL a> ID. a>
.. E E
0 .
~ ::: t:: r/) ::: t:: r/)
l1l0 l1lO ro
'" III g-s ~ ro III g-s ~
.... 15 Iii 15
~ .. l1l ..
II) (I) 00. 0. I- (I) 00. 0. I-
NEW PUBLIC WORKS FACILITY TEST FORMULA
VEHICLE STORAGE
Large Vehicles 18x32
-
Medium Vehicles 10x20
-
Angles Parking increase Factor
-
Current Fleet
-
-
Planning Years
-
-
increase per 10 years
_USE DECIMAL!
_USE DECIMAL!
Input Factor
30/60
45
90
1.25
1.5
1.75 adds additional drive lane/ turning radius req'd for space
Vehicle Storage Number
75,625
Uses a multipling factor (1.55) for an area increase to include vehicle
circulation, number is an average based on the study of prior completed
projects of Oertel Architects, by taking total area of Vehicle storage and dividing
by the amount of space used for parking
VEHICLE MAINTENANCE
Mechanic Based
Number of mechanics
-
Current
-
Planning Years
-
Increase per 10 years
_USE DECIMAL!
Number of Bays (total)
-
Number of Bays per mechanic* times number of mechanics
*average based on previous project studies
Number of Large Bays (min).
-
Number of Small bays (min).
-
Typical size double large bay =24'x80' =1920 sq ft
Typical size Single large bay =24'x48' =1152 sq ft
Typical size Single small bay =20'x40' =800 sq ft
Vehicle Maintenance Bays
7,309
Vehicle Maintenance Bays
12,182
Mechanics Support Area
1824
area includes mechanic's offices (120 sq. ft. per mechanic) and resource area
(200 sq.ft. per), parts room, tool crib, etc.
Vehicle Maintenance Area*
9,133
*doesn't include special use bays such as
welding bay, tire balancing bay, etc.
Vehicle Based
Number of Vehicles
-
Number of Bays (total)
-
Number of total vehicles divided by number of vehicles per mechanic*
*average based on previous project studies (10 per mechanic)
Number of Large Bays (min).
-
Number of Small bays (min).
-
Typical size large bay =24'x80' =1920 sq ft
Typical size large bay =24'x40' =960 sq ft
Mechanics Support Area
2708
{area includes mechanic's offices (120 sq. ft. per mechanic) and resource area
(200 sq.ft. per), parts room, tool crib, etc.
Vehicle Maintenance Area*
20,177
*doesn't include special use bays such as
welding bay, tire balancing bay, etc.
::l
....
o
z
::l
u
65
u
<(
"
<(
"5
8
'It
E
.......:0
N~
Vi g>>
l
t
6
'"
:f.
o
2
u
;;
~
]
"0
:f.
~
:;;
o
~
."
;;
'0
~
~
~
~
u c
~ 0
~ ~
" g.
~ J!." G) 0 ..
....... ..... - ~ -c
~~?~~.!l 0 g-
i ~ ~ ~I.g~ ~ .0
':tj.~~~~~~ !
:DEG)::6ti f
~:i5~:g~"1J~ ..
~~~~:;"'''5E~i
B8~.fo~.!!8~~
~~s.2~..~.g{Q~
"0 "0 ~ ~ el~ '; J5 ~ ill
~ ~ e .2 :EI~ g G.I 6 c'
.Q.2~~~6~~i~
n ~.mlg'H q
ww o..EO~Uw~~
4i t;
]]
e 8
.E.E
I ~I ~
o 0
NN
" "
NN
E ..
o Ii
Ii i
g ~
~ 5 8 ~
~ If if' ~
~8 ~~ I~
~ 5 41 e ;:
01;= g~" ~ "B
It ~~5~ ] 22~
~ ~ c Q.... .( .( .(
t.. 8g~~ g ~~~
12~~1~~8~ ~ ~~~
o~~afi~:E C .... c
g-05S"U~~~~o~~~~
g~~!~t ~~~i~ee;f
~~~:5~5~~!~o55
omoooo~o~oo:)"'<tlt')"<tO
-o-oN It")II')NO-oO"t-oll')NN
M'q'..... "t....NN "t M"tNN
N .
M("')-O..................................................
bNObbb~b b ~-:.o~b
............. M............. _ "'t. N..........-
~~~~~~~~'b~~~~~
........ ..... .....N<O'OQ)("")N_N
O-oOOOO"'ltO'<tOm'q''O''to
C'\llt')Nlt')lt')lt')NO..oO"toOlt')NN
.... "'f....NN "t M"'tNN
N _
cC
...
'"
cC
...
u
ii:
II.
o
;~"".Q~E~~55~22EE8
.~~eo::::8ocooo.<oga:
5 (5 W ~ 01 e '; ~ ~ ~ ~ t Qj ': D
"0 e ~.2 ~ ~ g G.I - ! 2 ~ ~I g.~
:)~g~o t~ .Qg.9.9~]
~5k:~ 51:t) !:.....-g~"w
:ogCll:~~O:8~ ~ 000]
..50 .c( 5 Q gg&o
i!: U:i:. EE]~
~ ~ ~ ~:~]
~ ~ -i .~ ~ ~
~ Ji ~ E Of
o ~ ~
u
z
o
"
:)
:;;
u
w
Cl
::>
V
Z
....
o
z
'"
g
"
..
"
-0
~
o
Ii;
:>
Vl
;:'j
0<
<(
w
u
ii:
u.
o
...
Cl
cC
'"
o
..
."
~
u
:i:
...
>
~
(5
~
<(
1;]
u
t:
'"
o
z
;z
'"
t:
NO
0- ..
..
;!.""I;f"
N ..
.. "
NO
MN
" "
Coo
-00
"0
'" N
8 8
o 0
0. 0.
'" '"
~ E
0> ,
(; :0
~ ~
:f.
~
0>
o
0.
,
o
;;
~
a.
E
,g
~
.!l
~
o
~
.:;.
'"
N
-0
",'
"
:;/
..
o
Ii;
:>
Vl
Cl
Z
S2
0<
<(
"-
w
o
a;
>
!! g
<; ~
~ 0
'* ~
.. 0
.5 5
" -
oVl
N -
N 0
~ ~
~ ~
..
o
.!!
:g
l;
.e
~
'0
~
2 ~
(; "0
& 5
~ ~
- ~
~ g
j .2
~ g
l;
"0 't:;
!i ~
u
1! :;;
o ~
c>
~ c
E ~
-5 ~
~ ~
00
00
N'"
-N
~
g
]1
> ~
o c
-tg
~."
- ~
~ ~ l
~] I~
~ ~ I~
u' ~
~ i ~
g8~~
~~~~
c 0
N ~ ~ ~
~;;E~
E g ~-..
.glj, ~ ~
Q) Ie...
:gr~ ~ a
8u;~~
II E E
g.&.&
:~ ~ ~
~ ~ ~
"0 Q oQ
q~
~ =
coo
.Q E -E
~ ~ ~
'" u u
i~
00
-5~
~ :f. g 2
~~ .0 .(
/i.~ ~.~ ~~
~(; ~8~<5
~,,~'g .g-~if'8 Ii
,g1.8/i. ~~~a :
=Sl e ~ ~ I ~ .~ ~
~.9. ~I~~~ ~
"".,,,.I~ S'b-u ~ '0
liilri ~ ~ c ~ ~
~ ~.~ "0 u ~ "0 ..
cncno ~g~g g
..!!..!!ii .2~<J: Ol:
~~og ~~!~~ f
>>~ W~a:]"IlO ~
o-OOO"l;fNOO-oO
-o"'lifN"'Iifa:l"NO"-o
ONO"NM-o......"I;f.....M
w) N" .. N
COOOON~OO~Co
'l:t"l;fa:la:lMN..-NN......
x x X x x x x x x x
~O~CONCONb~o
NNNN.....N......NNN
NOOO'l:tNOO-oO
ll)ON 'l:ta:l"NO "-0
......COo-NM-o......"I;f.....M
_ -N
ob'aoEEet-g~
~~;~gg~Ego
8 8~ii~~O~ 52
gg~~.g5~"O0-5
Q) tl u.. ..... Q.. 0 E Q) 0
~~ 0 -g~~~
:f.:f... :f.."
tl = "0 s:::
g~:6 gs
.....tJ)"i) J:-.:;
() ~ ~ <5
::. -u
'c
i ~ i
...
u
Z
cC
Z
...
..
z
:c
:s
~
u
:i:
...
>
~
~
Ig
l;
.J;
~
<(
Cl
g
'"
:i
i
..
0-
M
~
g
..
::>
'"
U
z
<(
z
~
z
:;;
:f.
w
V
I
~
'"
>-
:i
C;
~
'"
2
o
..
."
..
N
'"
<(
'"
>-
:i
U
z
<(
65
....
z
:;;
:f.
..
::>
o
Cl
N N
.."
--0
N' -0
:f.
<(
~
~
..
w
..
~
<(
Iii
li1
:5
;:!;
..
..
~ ~
.g.g
"''''
~ ~
u ~
g o~
~ '"
.E t:
~ i
I ~ ~
.. ~
.!! g
.g g
o ~
Cl c
"0
:f.
~
o
Iii
::>
'"
U
z
<(
~
z
:;;
:f.
w
v
I
~
."
.
."
."
~ o_
j f~
~V>S'~
}~~~
~!:?i~
GJ ll) ..._
e.g~j
~i~=:
... u ~ 0
8 ii 5 8
"C 10 ... u
"C-t::oc..
5~:8.
.::
0-
on
o
!"!.
~
a>
.<:l
E
::l
c:
o
..
"0
c:
"0;
E
~
,.:;
c:
o
.,
c:
o
'E
o
a.
8
IE
o
"0
c:
co "
8" ;;
~~
~~
E~
~ .~
Sm
l511
:; "0
II ~
"0 ~
0 0 ~
. .
.( .( <
8 ~.~
'"
0 00
.- ";..4li
0 0 0
5 5 5
V5 V5 V5
. . "
V "'V 13
:;; :EL
. tJ..'4)
> >>
... ~."t 0 0 ... ... '" 0 0 0 0
0 O."Of 0 ... ... 00 00 N 0
M M" " N D:. ... "'t " N
N- NM ~ ~ ... r.: ;:: ai 00 " -0-
~ N ...
g
" 0 0 N
;:: '"
9
c ii1
E ;::
io en Co ~ 1::> 1::>
... 'l:f.'"f fil ';( N
X ><)( x x
io COCO 0 1::> 1::> 1::>
::l
... ... ... 0
... ... ... N ;:: 0 0 0 N 0 0
0 0 ... ... 0 0 S; 0
M M " M 0 N - N
N N M 00 '" -0
Z ...
~ 0 'C: ~ 8 8 C) ~ ...
., 0 0 "
on ili E ~ :; Q ""
t on on '"
0 0 In '" e
iij 1; OJ ~ "0 I- ... ~
.. on c( on
. 0 on '5 J\ 0 0
on . .... z
5 ~ 0 ::;: 0 0 ;;0 0
u g J: U .... ::; u
on 0 :e
~ z
l; 00( c( ~
z c U lII: 0
'" ~ .. on C) ...
~ 0 ~
ili =: 0
00( lII: '"
.. D Z ~ ~
~ ~ 0 A- 0 .... ~
C) ;::: 0 ~
z u 00( .... 0
:E D Z :) ~ l-
I- Z is ~ ~ ~ 0 ;2i
.. c 0 .. I- '"
... iJ c
c ~ 5 :;;; ~ " 00(
... w ~ ~ I-
l!: :i1 OJ l- e
Ill:l on Vi Vi
o
.
E
0.
g
"0
Iii
.E
g
5
.
'"
o
5
"
24
Appendix II - 30 year building program
Q) ci.
01 "5
III 0-
0 Q)
u; "0
m Qj
.... L:
- Q) "0
GI c: c:
m I~ III
I! 0 L:o
.... "0
0 .E c:
.. 2 III
U) III
" c: C
Q)
'0 E Q)
(J L: E
0 L:
- III 0
III :t:: 1!l
GI III ro
U
:c VI
GI ~
> ~ "0
.. c:
C Cl :c
GI c Q)
'C .0
E :::J
U "3
1:: oS:
~ I 10 a..
D. 0 "0 0
GI N c:
Cl X III
0 III
..- ....
E J!1
::l "m
:0 ~
Q)
~
Q)
01
III
....
0 III
U; ....
Q)
m ~
Q; 0
c: ~
Q) Q..C')
01 It) "5 ..-
....
.E 0-
Q)
III m
c
- Q) E
GI E en
CI'l L:
I! 0
III
0 :t::
... III
U) III
....
E Q)
~
0
~ ~
== 0 Q)
- N
X 0 0lC')
III 0 N mC')
GI ..- ...J
U E lil
:c ::l ..l<:
GI :0 0
Q) ::l
> ~ ....
t-
..
C
Gl
E
1::
~
D. N r-- C')
CD C') N
Cl X
<X)
..-
Q)
01
....
III
...J
" ; lSl
s:: s::
~ ;: 'e
ell ~ CD
.. 1;; CD
Q) CD CD s:: ell
E ! .. 'a, .lII:
~ ..
III .. s:: ..
I.... =.en 1&1 A.
0 ..- ..-
I I
C') C')
c: c:
Q) Q)
E E
~ ~
.8 .8
c: c:
Q) Q)
E E
"0 "0
Q) Q)
0 0
Q) Q)
.~ "0
c.. Ci
o
~
III
Ci5
"0 0 N co
Q) ("') ("')
0 C') ..- '<:t
Q)
"0
....
a..
01
c:
'1:
c:
III
c:
.... 0 0
.E C') C')
III
m
Q)
>-
ci
Z
III
....
III
Q)
>.
0
..-
....
Q) 0 0 ..-
c.. I
Q) '<:t '<:t '<:t
III c:
III Q)
Q) E
....
0 ~
E
~ .8
c:
Q)
E
It) co ..-
..- N
C
Q)
....
....
Gl ::l
E ()
j:
-
'; C
II. Q)
. E
::: t:: III
III Cl ]i
~ c.. ..l<:
~ ....
... Q) III 0
U) Cl a.. a.. t-
<X)
..-
C')
It)
o
C')
ii
..
o
I-
.a
~
en
~
III
Ci5
"0 ~ co co
Q) oci
0 r-- '<:t
..- N
"~
0
....
a..
01
c:
"1:
c:
III
c:
.... 0 0
.E C') C')
~
III
Q)
>-
ci
Z
III
....
III
Q)
>.
0
..-
....
Q) 0 0 ..-
c.. I
Q) '<:t '<:t '<:t
III c:
III Q)
Q) E
....
0 0
E ~
::R .8
0
c:
Q)
E
<X) C') ..-
..- N
C
~
CD ....
::l
E ()
j:
1:: C
~
D. Q)
. E
::: t:: III
III Cl m
~ c.. ..l<:
.. Q) ~ m (5
U) Cl a.. a.. t-
VEHICLE STORAGE
Large Vehicles 18x32
-
Medium Vehicles 10x20
-
Angles Parking increase Factor
-
30/60
45
90
Input Factor
NEW PUBLIC WORKS FACILITY TEST FORMULA
Current Fleet
-
-
Planning Years
-
--
1.25
1.5
1.75 adds additional drive lane/ turning radius req'd for space
Vehicle Storage Number
86,428
VEHICLE MAINTENANCE
Mechanic Based
Number of mechanics
-
Number of Bays (total)
-
Number of Large Bays (min).
-
Number of Small bays (min).
-
Vehicle Maintenance Bays
7,309
Mechanics Support Area
1824
Vehicle Maintenance Area*
9,133
Vehicle Based
Number of Vehicles
-
Number of Bays (total)
-
Number of Large Bays (min).
-
Number of Small bays (min).
-
increase per 10 years
_USE DECIMAL!
_USE DECIMAL!
Uses a multipling factor (1.55) for an area increase to include vehicle
circulation, number is an average based on the study of prior completed
projects of Oertel Architects, by taking total area of Vehicle storage and dividing
by the amount of space used for parking
Current
-
Planning Years
-
Increase per 10 years
_USE DECIMAL!
Number of Bays per mechanic* times number of mechanics
*average based on previous project studies
Typical size double large bay =24'x80' =1920 sq fl
Typical size Single large bay =24'x48' =1152 sq fl
Typical size Single small bay =20'x40' =800 sq fl
Vehicle Maintenance Bays
12,182
area includes mechanic's offices (120 sq. fl. per mechanic) and resource area
(200 sq.fl. per), parts room, tool crib, etc.
*doesn't include special use bays such as
welding bay, tire balancing bay, etc.
Vehicle Maintenance Bays
19,965
Mechanics Support Area
3040
Vehicle Maintenance Area*
23,005
Number of total vehicles divided by number of vehicles per mechanic*
*average based on previous project studies (10 per mechanic)
Typical size large bay =24'x80' =1920 sq fl
Typical size large bay =24'x40' =960 sq fl
area includes mechanic's offices (120 sq. fl. per mechanic) and resource area
(200 sq.fl. per), parts room, tool crib, etc.
*doesn't include special use bays such as
welding bay, tire balancing bay, etc.
'"
~
o
z
~
Ci
15
u
<(
o
<(
"
g
'*'
E
w:O
N ~
V; g'
g
t
d
'"
:f.
o
2
~
~
.&
"0
:f.
~
:;;
o
~
."
';:
';;
c
~
~
~
1/
~ ~
~ ~
" g.
~ i t) 0 ..
; i ~ Ill........ 1i ~o .;;
o 0 !" ~ .!! .E g
]~t.88;r ~ ~
~~.!:!Q...~o~ .!!
:ci2.!!_..cQi ~
:~~~~~~~ .;
~-B-t!i:O~....5 E.... i
oot}":o-gQ)8~1::
~.98~~~:g fo-5
"0 "0 ~ ~ ~I~ ~ .E -g i2
~3:Q)o::::"t)~Q)oc
.... ... ~ ti 0 C Q) !' ... 0
.g .g ~ E =1 ~ .! .2 ~ ~
] ~ g ~18 ~ 8 ] ~ ~
Q) c;
ilil
.!2.!2
~ 8
.E.E
1M
NN
" "
NN
! I
g ~
~ 5 8 .R
~j Il~ Ii
~ g- lP a:: 1: &
01 f. ~~.. t:~ 0 1l
~~ ~~9~ ] gg~
Eo:: oei>-o( 2 <.(..0:(
to"ovca~ .< ~~~
g~~~~8~ u ~:~
o~~afi..g5:g == Daii
S006u~O~~~...f~(j
2~~~~~;~~'~~-:~.
~~~~5~~~~1!55o
OCOOOOO"'fO"'focn"'flt')"'fO
-o.oN 'l')1t')C'\lO-oO"'f-oW")NN
("')"'f...... "If.....NN "If ("')"'fNN
N -
("')("').....0........................-......................
o'Nobbb';ro b It")-O''tO
.................. ("').............. "If _ N...............
~~~~~~~b'b~~~~~
..........-.................NCOOOCOMN.....N
0-00000 "'fO"'fOa) "'fll) "to
Nll")('\llt')lt')lt')NO.oO"'t'<OIt')NN
.......-..................NN ~ ~....,.NN
<(
...
'"
<(
...
v
ii:
...
o
~ ~ ~ I ~ ~ ~ c ~ ~ 1 ~ ~ ~ ~
58: ~Olg~ ~:~O~ ~Ii~
-E~.2~:f.g~ ~.QililE-l!
g ~ ~-:o t~ .o'g.!32~]
~5~.~ S'EQ) ~--'-g-g"l)W
=sga::o:eD:8~ ~ 000]
..Eo <( ~ 9 ~ ~':8
"5 ~ ~ ~~],c
?; ~:f. && d
I i j ~i 1 ~
<3 ~ I
u
z
o
;::
<(
'5
~
o
':)
v
z
....
a
z
'"
g
....
..,
....
-0
~
....
o
l;;
:>
Vl
;l\
'"
<(
w
u
ii:
OL
o
...
~
<(
'"
o
..
...
~
v
X
...
>
~
5
~
<
:3
u
~
'"
o
z
~
~
coo
.., -0
-0'"
,,".0-
N -
co ...
..,co
NO
.., N
" "
Coo
-00
C:;~
ii ;)
8. 8.
'" '"
g, ~
[; :0
~ ~
:f.
~
01
o
"-
~
o
;::
~
C.
E
,g
t
.D
~
o
~
~
co
N
..,
.;
co
~
....
o
l;;
=>
Vl
C>
Z
;;z
'"
<(
...
w
d
~
>
1l g
ii ~
~ 0
Jl ~
.. 0
.5 0
c -
OVl
N -
N 0
~ ~
:E ~
..
C>
.l!
g
6
.!!
~
'1;
~
o ~
~ ::.
0'0
~ E
E ~
o .!;
~ ~
I .2
~ 8
6
0" 't;
Iii ~
u
-g :E
o ~
E :;;
~ :i:
-5 ~
.E g
< .<
00
00
€'I'"
-N
~
g
~
o ~
E
;; u
~]
~ ~ 1:
-;; I]
~ Ig
~~ .s=
~~ g
i5~~~
00 QI 0
~~~~
c 0
N ~ ~ ~
~'6'"
E g ~ '":
~ ~I ~ ~
~ 1,.-
:D~:2-5
8~~~
~
~ ~ ~
g.D.D
~~~
~ - -
'" c c
" .2 ,9
6]]
g--
'Q 0 0
.g c:: s::
~ ~ ~
'" u u
.~ .~
55
~~
:f. :f. ~ ~
~ ~ ~ <
~O! ~~g~
~ [; ~~~5
1~"I~Eo E.~~e!~
I;;"::'; ~.-o- ~
~.8~ =1 ~5 g
1i1 e f ~ ~ ~ ~ g
Eo_ a"'~i ~
111 i' ~ .9 ~ ~ ~ "0
~5g oe~~ ~
~~i :~~~!
~~~ ~~Ig~ t
>>~ w~com ~
o-OOO"'tNOO-oO
-0 "'tN"'tG)"'NO.....-o
~~~~..M-o....."'tI.t)M
.....M..........................................
cobobN~bb';q-'ixl
....."'ltQ)COMN....NN.....
~ ~ X X X X X X X x
~b;q.CONCONb;q.b
NNNN....N.....NNN
NOOO"tNOO-oO
I.t)ON"'ta:>r-...NO"-o
....mO'NM-O..........'l"I(")
_ _N
...
v
Z
<(
Z
...
..
z
<
:;:
~
!l
:z:
...
>
OOSOEE8~c~
mm=mggS:E~o
88~-5~~O~~E
gg.g~.ga~oui
~~u. o..~g~....
0'0 c ~~......
~~~ ~~
~g~ ge
..... V) tI :I: -.:
i'5p 0
~ -v
L.:..; 'c
H>.; ~
> :f.
,f) 'fl
18
6
on
~
~
~
<
o
~
'"
z
~
a;
'"
M
:;;;,
g
::>
'"
w
U
Z
<(
~
z
<(
:IE
V
J"
~
'"
>-
:;
c;
~
'"
2
o
co
"
;,
N
w
'"
<(
'"
>-
:;
tl
z
<(
15
....
z
<(
:f.
..
::>
o
o
NN
co....
--0
N--o
~
~
~
~~
~~
<(
ill
~
:s
..,
...
co
'"
o 0
'0 '0
.g.g
'" '"
~ ~
g 8
gl,~
~~
'0 0
:f.~
1 ~ Jl
.. ~
~ ~
o ~
o E
"0
:f.
~
o
lD
::>
'"
tl
z
<(
~
z
<(
:f.
w
v
J"
~
c-
'"
o
e
'E
.
E
a.
"5
".
.
o
S
.e
o
.
a
.
'"
o
~
~
..
.c
E
"
c
'0
li;
"0
C
"0;
E
~
,.:;
"E
o
..
c
o
'E
o
0.
..
o
"'
o
"0
C
01 "
8";;
~~
.. >.
-"0
.~ to
Et
~ .~
.sa;
~~
1ii .0
'3 Q)
0>
.!:::: m
0'<=
"0
.
"0
"0
0,,"
~ .
-E..s
~
.
.c
.)Jt. :-"t:;
~ W> ~ ~
.... ~ ~ ~
-U ll.:!.~
~ ; ~ ~
~-8~2
~ i ~ ~
... u"'O 0
~: g ~
~~8.~
o 3: ~ 8.
0 0 0
. tI 'CJ
< <<
1II tl4i
.!:! .!:! :;~
555
. ti..4i
0 0 E
(; (; ~
tnli)
~~ ..
v
::2:= :E
. . ~
> >
.., .., .., 0 0 '" ." M 0 0 00
0 0 .., 0." '" '" '" NO
M M " Il") No, f'-.:. .., .., " N.
N N M ~ ."" N oi ",' "'"
;5 N N ..,
g g
" 00 N
Z '"
9
,; iil
E 6;
(nQ, '" 0'0 b
.., .., .., fil N .. N
X X X X X
'" '" '" ., bb b
::l
.., .., .., ci
.., .., .., :;: 6; 00 0 " 0 0
0 0 .., 00 '" 0
M M I"-.: :;J l5 N - '" N
N N M " '"
z ~ ..,
~ 8 8 l? ~ ...
0 0 "
0 <( 9 ;;j
.... "'''' 2 III g
'" ~ 0 -' ~
OJ '" -< V>
'" 'C E
V> . '" ., ... z CI
a "" <>.. ~ 0 0 ;;; 0
0
u ~ J: U ... ::E u
'" CI ::iE
;5 z
(; <( -< ;;.
z ... Li ~ ~
.. ~ '" '" 0
~ .... 0 ~ 0 ""
~ '" :;; ." ...
~ Q ~ M Z ;;: ~
;;: ., 0 A- 0 .... ;5
.... v 0 ~ 0 '" g
z .... ~
!iE Q Z ;5 OJ ::! ~
z Q u 0
.... e ~ '" '"
'" -' 0< ... .... <(
:: u Cl
... 5 w.... .. ~ w
:!: iE OJ !::o 5i ....
al '" "'.... v;
25
Appendix III - Existing Site Plan
w .. ~ 'l! ~ ~sB~9g z
...J~ , N
~ .. -<(
~ J , ;~~~~~
W , --'
W[J ~ >- " II) " c...
. . m ~ III ~~~~!:f~ w
0 I-w 3 m m '" ~ tcno::oEl....... I- 0
~!:: . . 0 w ~<~~o::o in
u ~ .0 0- ~
>- . . ffi3 :0 ~=J;Sz~~ <.:> <(
W~ z . . '" ! I-- 00<
;; " =::u ~~:5~~li) z
l ..
m ;j ;;; "'::l w w::Ew~>-w I ;::
00:: > i
~ ~ ~ B ~a> .. ~g~~~~ I/)
<{ . .....=> . X I;;
~ ~ ~ _O~Ul<~ ~
we.. w .
-10
-1Z
<(<(
[(l-1
I-
..,UJ
z:s::
i=o
~-1
X UJ
UJ -
11...