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Item 06
City of Lakeville Planning Department Memorandum To: Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: May 26, 2016 Subject: Packet Material for the June 2, 2016 Planning Commission Meeting Agenda Item: Crossroads East Second Addition 1. Preliminary and final plat. 2. Conditional Use Permit for minor auto repair. Application Action Deadline: June 17, 2016 (CUP); Aug. 16, 2016 (Preliminary/Final Plat) BACKGROUND Representatives of Christian Brothers Automotive Corporation have submitted applications for a preliminary and final plat and conditional use permit for the development of one commercial lot and one outlot on 3.19 acres. The subject property is currently platted as Outlot A, Crossroads East and is zoned PUD, Planned Unit Development. The Crossroads East final plat and PUD were approved in 2008 and included the construction of a Kindercare day care and Subway restaurant on two lots. The underlying zoning and performance standards for the property is C-3, General Commercial District. The property is located south of Dodd Boulevard (CSAH 9), east of Glasgow Way and north of 175th Street. The proposed Christian Brothers Automotive business provides minor auto repair and maintenance services and is subject to approval of a conditional use permit subject to the provisions of 11-73-7.A of the Zoning Ordinance. The Crossroads East Second Addition preliminary and final plat plans have been submitted to Engineering Division, the Parks and Recreation Department, Parks, Recreation and Natural Resources Committee and the Dakota County Plat Commission. 2 EXHIBITS A. Location and Zoning Map B. Aerial Photo C. Survey D. Existing Conditions Plan E. Preliminary Plat F. Final Plat G. Site Plan and Paving Plan H. Grading and Erosion Control Plan I. Utility Plan J. Landscape Plan K. Building Floor and Elevation Plans (3 Pages) L. Dakota County Plat Commission letter dated May 20, 2016 Surrounding Land Uses and Zoning North – Dodd Blvd. (CSAH 9) and undeveloped land (C-3 District) South – 175th Street and Crossroads Church (PUD District) East – Subway Restaurant, Kindercare Day Care, Glacier Way and townhomes (PUD and RM-2 Districts) West – Glasgow Avenue and Crossroads Commercial (PUD District) STAFF ANALYSIS PRELIMINARY AND FINAL PLAT Comprehensive Plan. The Crossroads East Second Addition property is located in Planning District No. 3, North Dodd Corridor, and is guided for commercial uses in the 2008 Comprehensive Land Use Plan. The proposed commercial use is consistent with the commercial designation of the Comprehensive Land Use Plan. Zoning. The Crossroads East Second Addition preliminary and final plat property is zoned PUD, Planned Unit Development District with an underlying C-3, General Commercial District zoning. Consistency with the Capital Improvement Plan (CIP). No public street construction or other public funded infrastructure construction is proposed with the Crossroads East Second Addition preliminary and final plat. All City sanitary sewer, water and stormsewer improvements required for the area of the Crossroads East Second Addition were installed by the developer with the Crossroads East development. Lots/Blocks. The Crossroads East Second Addition preliminary and final plat proposes one lot and one outlot on one block. The following C-3 District lot development requirements pertain to this preliminary and final plat: 3 Minimum Lot Area: 20,000 square feet Minimum Lot Width: 100 feet Lot 1 Area: 43,298 square feet Lot 1 Width: 173 feet Lot 1, Block 1, Crossroads East Second Addition exceed the minimum lot requirements in the underlying C-3 District. Outlots. One outlot (Outlot A: 2.19 acres) is proposed with the Crossroads East Second Addition preliminary and final plat. Outlot A will be preliminary and final platted into two commercial lots in the future. Streets. No new street construction is proposed with the Crossroads East Second Addition preliminary and final plat. The property is adjacent to Dodd Boulevard, Glasgow Avenue, Glacier Way and 175th Street. Dodd Boulevard (CSAH 9) and Glacier Way are classified by the Comprehensive Transportation Plan as major collector roads. Glasgow Avenue and 175th Street adjacent to the project are local streets. The property will be accessed via a private driveway shared with the Subway restaurant off of 175th Street. All required right-of-way for the streets abutting the plat was dedicated with the Crossroads 1st Addition final plat. Trails and Sidewalks. Eight foot wide contract sidewalk is in place on Glasgow Avenue and 175th Street and an eight foot wide bituminous trail is in place along Dodd Boulevard. No new public trail or sidewalk construction is required with the Crossroads East Second Addition plat. Grading, Drainage, Erosion Control, and Utilities. Grading, drainage and erosion control plans have been submitted with the Crossroads East Second Addition preliminary and final plat. Christina Orlowsky, Civil Engineer and Mac Cafferty, Environmental Resources Manager have reviewed the grading, drainage and erosion control and utility plans. A copy of the engineering report dated May 25, 2016 is attached for your review. The Engineering Division recommends approval of the preliminary and final plat subject to the recommendations outlined in the report. Tree Preservation. There are no significant trees located on the subject property. Wetlands. There are no wetlands located on the subject property. Park Dedication. Park dedication for Crossroads East Second Addition must be paid for the area of the property being final platted into a lot. A cash fee of $7,693 will be due to satisfy the cash dedication requirement for Lot 1. The Parks, Recreation and Natural Resources Committee will review the Crossroads East Second Addition preliminary and final plat plans at their June 1, 2016 meeting. Their comments will be forwarded to the Planning Commission at the public hearing. 4 Dakota County Plat Commission. The Dakota County Plat Commission reviewed and recommended approval of the preliminary and final plat of Crossroads East Second Addition at their May 16, 2016 meeting (Exhibit L). SITE PLAN Setbacks. The Crossroads East Second Addition preliminary and final plat is subject to the following minimum building setback (C-3, General Commercial District) requirements: Abutting a Public Street: 30 feet Interior Lot Lines: 10 feet Parking: 15 feet (abutting street), 5 feet (interior lot lines) Parking. The proposed 5,000 square foot building will require 23 parking spaces based on the requirement of one parking space per each 200 square feet of floor area. The site plan proposes 25 parking spaces, including two handicap accessible spaces. The proposed parking, spaces and drive aisle dimensions and configurations meet the requirements of the Zoning Ordinance. Parking aisles will be 24 feet in width and parking stall dimensions will be 9 feet in width and 18 feet in length with a two foot curb overhang. Circulation. Access to the site will be from a shared driveway along the east property boundary off of 175th Street. No driveway access will be allowed onto Dodd Boulevard or Glasgow Avenue. The driveways and parking lot layout provides adequate width and turning radii to accommodate truck turning movements and emergency vehicle access. Landscaping. The landscape plan proposes 13 evergreen and overstory trees numerous shrubs around the periphery of the parking lot and building with the development of the proposed site plan. In ground irrigation is also proposed. A $17,975 escrow based on the landscaping cost estimate provided by the developer, shall be submitted as security to guarantee installation of the landscaping. Building Exterior. The proposed 5,000 square foot building includes nine overhead service doors and will included four-sided architecture including brick, limestone base above the foundation, cast-stone and cement fiber siding on the north gable end. The cement fiber lap siding is proposed to be painted, which is not allowed by the Zoning Ordinance which requires integral colored exterior materials are required. The materials may be factory finished. The proposed exterior materials otherwise meets Zoning Ordinance requirements. Trash Enclosure. The trash enclosure will be located on the north side of the building and will be screened to a minimum six foot height with materials that match the building exterior and a metal maintenance-free gate. 5 Signs. A freestanding monument sign is proposed on the property near the corner of Glasgow Avenue and Dodd Boulevard. Up to 100 square feet of monument sign is allowed. Building signage is proposed on the east and west sides of the building. Since the building fronts more than one street, up to two wall signs fronting a public street are allowed not to exceed 100 square feet in area per sign. The owner may wish to reconsider the location of the east wall sign since development of the property to the east may block visibility of that sign. All signs require approval of a sign permit prior to installation. Exterior Lighting. Architectural sconce lighting is proposed to illuminate all four sides of the building. Only down-cast lighting is allowed by the Zoning Ordinance. No parking lot pole lighting is proposed. Snow Storage. Snow storage may not take place in required parking spaces. CONDITIONAL USE PERMIT Section 11-73-7.A considers minor auto repair a conditional use in the C-3 District subject to seven performance criteria. A. Auto repair, minor provided that: 1. The entire site other than that taken up by a building, structure or plantings shall be surfaced with a material to control dust and drainage which is subject to the approval of the city engineer. The entire site will be building, paved parking lot or landscape area. No ground areas will be exposed. 2. A minimum lot area of 20,000 square feet and minimum lot width of 150. The proposed lot area is 0.994 acres (43,299 square feet) and the lot width is 173 feet, which meets Zoning Ordinance requirements. 3. A curb not less than six inches above grade shall separate the public sidewalk from motor vehicle service areas. A six inch concrete curb is proposed around the parking lot and building sidewalk as required by the Zoning Ordinance. 4. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with section 11-21-9 of this title. The parking lot and automotive service doors face west toward Glasgow Avenue and do not about a residential district. 6 5. No outside storage except as allowed in compliance with this chapter. The Zoning Ordinance does not allow outside storage including damaged and inoperable vehicles or vehicles for sale. 6. Sale of products other than those specifically mentioned in this section be subject to a conditional use permit and be in compliance with this section. Automotive retail products are allowed to be sold from the premises but may not be stored outside as required by the Zoning Ordinance. 7. All conditions pertaining to a specific site are subject to change when the council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying the conditions. RECOMMENDATION Planning Department staff recommends approval of the Crossroads East Second Addition preliminary and final plat and conditional use permit subject to the following stipulations: 1. Implementation of the recommendations listed in the May 25, 2016 engineering report. 2. The site shall be developed according to the preliminary and final plat plans approved by the City Council. 3. An agreement for shared driveway access and parking shall remain in full force and effect at all times between the lots in Crossroads East Commercial development. 4. A sign permit is required prior to the installation of any signage. 5. Exterior building materials shall be integrally colored. 6. Inoperable vehicles and outside storage of merchandise shall not occur on the property. 7. Landscaping shall be installed in accordance with the approved landscape plan. A $17,975 security shall be submitted to guarantee installation of the approved landscaping. 8. Exterior lighting shall be down-cast only and shall not glare onto road right-of-way. 9. Snow storage shall not occur within required parking spaces. (plats/CrossroadsEastSecondAddition) 7 V I C I N I T Y M A P REVISIONSPAGEDRAWING NAME:JOB NO.FILE NO.FIELD BOOK K i m l e y - H o r n & A s s o c i a t e s S U R V E Y F O R : P R O P E R T Y A D D R E S S : D O D D B O U L E V A R D L A K E V I L L E , M N 5 5 0 4 4 ALTA/NSPS L A N D T I T L E SU R V E Y S H E E T 1 O F 1 DRAWN BY:BY:CHECKED FIELDWORKCHIEF: N W W W . E F N S U R V E Y . C O M M i n n e a p o l i s , M i n n e s o t a 5 5 4 1 3 P H O N E : ( 6 1 2 ) 4 6 6 - 3 3 0 0 1 2 2 9 T y l e r S t r e e t N E , S u i t e 1 0 0 F A X : ( 6 1 2 ) 4 6 6 - 3 3 8 3 S I T E L E G E N D E X H I B I T C SHEET NUMBER 2 0 1 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 25 5 0 U N I V E R S I T Y A V E N U E W E S T , S U I T E 2 3 8 N , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M © NORTH PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N CH R I S T I A N B R O T H E R S AU T O M O T I V E LA K E V I L L E , M N GL A S G O W A V E N U E A N D 17 5 T H S T . W N O R T H Know what's R 1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE SPECIFICATIONS. 2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL. 3. THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY. 4. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 5. THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BEST INFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OF EXISTING UTILITIES WITHIN ALL AREAS OF PROPOSED WORK. 6. ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PRECEDING WITH THE WORK. 7. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION. 8. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH LAKEVILLE, DAKOTA COUNTY AND MN/DOT. 9. CONTINUOUS ACCESS SHALL BE MAINTAINED FOR THE SURROUNDING PROPERTIES AT ALL TIMES DURING DEMOLITION OF THE EXISTING FACILITIES. 10. PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED. 11. CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 12. THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY UTILITY DEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION IS CONSTANTLY AVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITH THE CITY OF LAKEVILLE DURING CONSTRUCTION. ANY COSTS ASSOCIATED WITH WATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED. 13. DAMAGE TO ALL EXISTING CONDITIONS TO REMAIN WILL BE REPLACED AT CONTRACTORS EXPENSE. 14. REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS. 15. ALL UTILITIES SHOWN ARE EXISTING UTILITIES. 16. IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE ENGINEER IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT A PERMITTED LANDFILL AND PER THE PROJECT SPECIFICATIONS. DEMOLITION PLAN NOTES EROSION CONTROL PLAN NOTES 1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 3. WITHIN TWO DAYS (48 HOURS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 4. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, AND WATERSHED DISTRICT PERMITS. 5. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 6. REMOVE ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 7. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED ARES. 8. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. 9. SWEEP ADJACENT STREET IN ACCORDANCE WITH CITY REQUIREMENTS. EX I S T I N G CO N D T I O N S A N D ER O S I O N C O N T R O L PL A N AREA SUMMARY SITE AREA 0.994 AC PROPOSED IMPERVIOUS 20,563 SF PROPOSED PERVIOUS 22,780 SF LIMITS OF DISTURBANCE 0.914 AC EROSION CONTROL SCHEDULE & SEQUENCING: CONSTRUCTION ENTRANCE/EXIT, INLET PROTECTION, AND STONE OVERFLOW STRUCTURES SHALL BE INSTALLED PRIOR TO THE INITIATION OF ROUGH GRADING, AS NEEDED. ALL PRIOR EROSION CONTROL MEASURES INSTALLED ABOVE TO BE MAINTAINED AS NECESSARY DURING UTILITY INSTALLATION. CURB STORM INLET PROTECTION SHALL BE INSTALLED AS STORM DRAINAGE SYSTEM IS CONSTRUCTED. ALL PRIOR EROSION CONTROL MEASURES INSTALLED ABOVE TO BE MAINTAINED AS NECESSARY DURING PAVING AND THROUGHOUT THE REMAINDER OF THE PROJECT. ALL TEMPORARY EROSION CONTROL MEASURES TO BE REMOVED AT THE CONCLUSION OF THE PROJECT AS DIRECTED BY THE CITY AND NPDES PERMIT. EXHIBIT D SHEET NUMBER 2 0 1 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 25 5 0 U N I V E R S I T Y A V E N U E W E S T , S U I T E 2 3 8 N , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M © NORTH PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N CH R I S T I A N B R O T H E R S AU T O M O T I V E LA K E V I L L E , M N GL A S G O W A V E N U E A N D 17 5 T H S T . W PR E L I M I N A R Y PL A T N O R T H SURVEYOR EGAN, FIELD & NOWAK, INC. 1229 TYLER STREET NE SUITE 100 MINNEAPOLIS, MN 55413 CONTACT: ERIC ROESER, LICENSE #47476 ENGINEER KIMLEY-HORN AND ASSOCIATES, INC. PREPARED BY: BRANDON R. ELEGERT, P.E. 2550 UNIVERSITY AVE W, SUITE 238 N ST. PAUL, MN 55114 TELEPHONE (651) 645-4197 OWNER / DEVELOPER CHRISTIAN BROTHERS AUTOMOTIVE CORPORATION (CBAC) 15995 N. BARKERS LANDING SUITE 145 HOUSTON, TEXAS 77079 (832) 598-0420 TEL. CONTACT: JONATHAN WAKEFIELD TOTAL AREAS 0.994 AC ZONE CROSSROADS EAST SECOND ADDITION (PUD) PLANNED UNIT DEVELOPMENT LOT 1, BLOCK 2 2.192 ACOUTLOT A, BLOCK 2 PROPERTY LINE EXISTING OVERHEAD POWER LINE EXISTING SANITARY SEWER EXISTING STORM SEWER EXISTING WATERMAIN EXISTING UNDERGROUND TELEPHONE EXISTING UNDERGROUND CABLE EXISTING SIGN EXISTING STORM MANHOLE EXISTING STORM CATCHBASIN EXISTING GATE VALVE EXISTING HYDRANT EXISTING TELEPHONE MANHOLE EXISTING CABLE BOX EXISTING GUY WIRE EXISTING POWER POLE EXISTING LIGHT POLE LEGEND EXISTING CURB & GUTTER SECTION LINE EXISTING BITUMINOUS PAVEMENT EXISTING CONCRETE PAVEMENT EXISTING LEGAL DESCRIPTION: PARCEL 1 THAT PART OF OUTLOT A, CROSSROADS EAST, ACCORDING TO THE RECORDED PLAT THEREOF, WHICH LIES NORTH OF THE NORTH LINE OF THE SW14 OF SECTION 10, T 114 N, R 20 W, DAKOTA COUNTY, MINNESOTA, AS DEPICTED ON SAID PLAT OF CROSSROADS EAST. TORRENS CERTIFICATE NO. 153009 PARCEL 2 THAT PART OF OUTLOT A, CROSSROADS EAST, ACCORDING TO THE RECORDED PLAT THEREOF, WHICH LEIS SOUTH OF THE NORTH LINE OF THE SW14 OF SECTION 10, T 114 N , R 20 W, DAKOTA COUNTY, MINNESOTA, AS DEPICTED ON SAID PLAT OF CROSSROADS EAST. ABSTRACT PROPERTY PROPOSED LEGAL DESCRIPTION EXISTING EASEMENT PROPOSED EASEMENT STATEMENT OF PROPOSED USE LOT 1, BLOCK 2: CONSTRUCTION OF A 5,463 SF AUTOMOTIVE REPAIR BUSINESS, ASSOCIATED PARKING, AND LANDSCAPING OUTLOT A, BLOCK 2: RETAINED BY SELLER FOR FUTURE USE EXHIBIT E E X H I B I T F S H E E T N U M B E R 2015 KIMLEY-HORN AND ASSOCIATES, INC. 2550 UNIVERSITY AVENUE WEST, SUITE 238N, ST. PAUL, MN 55114 PHONE: 651-645-4197 WWW.KIMLEY-HORN.COM © PRELIMINARY - NOT FOR CONSTRUCTION CHRISTIAN BROTHERS AUTOMOTIVE LAKEVILLE, MN GLASGOW AVENUE AND 175TH ST. W N O R T H S I T E P L A N N O T E S 1 . A L L W O R K A N D M A T E R I A L S S H A L L C O M P L Y W I T H A L L C I T Y / C O U N T Y R E G U L A T I O N S A N D C O D E S A N D O . S . H . A . S T A N D A R D S . 2 . C O N T R A C T O R S H A L L R E F E R T O T H E A R C H I T E C T U R A L P L A N S F O R E X A C T L O C A T I O N S A N D D I M E N S I O N S O F V E S T I B U L E S , S L O P E P A V I N G , S I D E W A L K S , E X I T P O R C H E S , T R U C K D O C K S , P R E C I S E B U I L D I N G D I M E N S I O N S A N D E X A C T B U I L D I N G U T I L I T Y E N T R A N C E L O C A T I O N S . 3 . A L L D I S T U R B E D A R E A S A R E T O R E C E I V E F O U R I N C H E S O F T O P S O I L , S E E D , M U L C H A N D W A T E R U N T I L A H E A L T H Y S T A N D O F G R A S S I S E S T A B L I S H E D . 4 . A L L I N N E R C U R B E D R A D I I A R E T O B E 3 ' A N D O U T E R C U R B E D R A D I I A R E T O B E 1 0 ' U N L E S S O T H E R W I S E N O T E D . S T R I P E D R A D I I A R E T O B E 5 ' . 5 . A L L D I M E N S I O N S A N D R A D I I A R E T O T H E F A C E O F C U R B U N L E S S O T H E R W I S E N O T E D . 6 . E X I S T I N G S T R U C T U R E S W I T H I N C O N S T R U C T I O N L I M I T S A R E T O B E A B A N D O N E D , R E M O V E D O R R E L O C A T E D A S N E C E S S A R Y . A L L C O S T S H A L L B E I N C L U D E D I N B A S E B I D . 7 . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R A L L R E L O C A T I O N S , ( U N L E S S O T H E R W I S E N O T E D O N P L A N S ) I N C L U D I N G B U T N O T L I M I T E D T O , A L L U T I L I T I E S , S T O R M D R A I N A G E , S I G N S , T R A F F I C S I G N A L S & P O L E S , E T C . A S R E Q U I R E D . A L L W O R K S H A L L B E I N A C C O R D A N C E W I T H G O V E R N I N G A U T H O R I T I E S R E Q U I R E M E N T S A N D P R O J E C T S I T E W O R K S P E C I F I C A T I O N S A N D S H A L L B E A P P R O V E D B Y S U C H . A L L C O S T S H A L L B E I N C L U D E D I N B A S E B I D . 8 . S I T E B O U N D A R Y , T O P O G R A P H Y , U T I L I T Y A N D R O A D I N F O R M A T I O N T A K E N F R O M A S U R V E Y B Y E G A N , F I L E D , A N D N O W A K , I N C . . 9 . T O T A L L A N D A R E A I S 0 . 9 9 4 A C R E S . 1 0 . M O N U M E N T S I G N S S H A L L B E C O N S T R U C T E D B Y O T H E R S . S I G N S A R E S H O W N F O R G R A P H I C A L & I N F O R M A T I O N A L P U R P O S E S O N L Y . C O N T R A C T O R T O V E R I F Y S I Z E , L O C A T I O N A N D A N Y R E Q U I R E D P E R M I T S N E C E S S A R Y F O R T H E C O N S T R U C T I O N O F T H E M O N U M E N T S I G N . 1 1 . R E F E R T O A R C H . P L A N S F O R S I T E L I G H T I N G E L E C T R I C A L P L A N . S T A N D A R D B 6 1 2 C U R B & G U T T E R A D A P A R K I N G S P A C E ( T Y P . ) T R A S H E N C L O S U R E . S E E A R C H P L A N S F O R D E T A I L S 2 4 " W I D E P A I N T E D S T O P B A R . S E E D E T A I L S H E E T . 9 ' X 2 0 ' P A R K I N G S T A L L W I T H 4 " S I N G L E W H I T E S O L I D L I N E S T R I P I N G A C C E S S I B L E P A R K I N G S I G N . S E E D E T A I L S H E E T . S T O P S I G N . S E E D E T A I L S H E E T . L A N D S C A P E A R E A . R E F E R E N C E L A N D S C A P E P L A N S . S I T E D A T A S U M M A R Y S I T E L E G E N D M A T C H T O E X I S T I N G P A V E M E N T , S I D E W A L K , C U R B , T Y P . S W S L 4 " P A V E M E N T S T R I P I N G @ 4 5 ° R E Q U I R E D S E T B A C K S F R O N T S E T B A C K 3 0 F T ( B U I L D I N G ) , 1 5 F T ( P A R K I N G ) T O T A L S I T E A R E A I M P E R V I O U S ( E X C . B L D G ) P E R V I O U S T O T A L B U I L D I N G A R E A 0 . 9 9 4 A C Z O N E C H R I S T I A N B R O T H E R S A U T O M O T I V E ( P U D ) P L A N N E D U N I T D E V E L O P M E N T R E A R S E T B A C K I N T E R I O R S I D E S E T B A C K 1 5 , 5 6 3 ± S F ( 3 6 . 0 % ) 2 2 , 7 5 7 ± S F ( 5 2 . 5 % ) 5 , 0 0 0 ± S F ( 1 1 . 5 % ) 1 S T A L L / 2 0 0 S F F L O O R A R E A C I T Y P A R K I N G R A T I O R E Q U I R E D A D A S T A L L S P R O V I D E D 2 S T A L L S T O T A L S T A L L S R E Q U I R E D 2 5 S T A L L S T O T A L S T A L L S P R O V I D E D 2 5 S T A L L S 2 3 S T A L L S S T A N D A R D S T A L L S P R O V I D E D P A R K I N G S U M M A R Y P I P E B O L L A R D . S E E A R C H P L A N S F O R D E T A I L S . SITE & PAVING PLAN K n o w w h a t ' s R 1 0 F T ( B U I L D I N G ) , 5 F T ( P A R K I N G ) 3 0 F T ( B U I L D I N G ) , 1 5 F T ( P A R K I N G ) T O T A L A R E A S 0 . 9 9 4 A C Z O N E C R O S S R O A D S E A S T S E C O N D A D D I T I O N ( P U D ) P L A N N E D U N I T D E V E L O P M E N T L O T 1 , B L O C K 2 2 . 1 9 2 A C O U T L O T A , B L O C K 2 P R O P O S E D L E G A L D E S C R I P T I O N E X I B I T G SHEET NUMBER 2 0 1 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 25 5 0 U N I V E R S I T Y A V E N U E W E S T , S U I T E 2 3 8 N , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M © NORTH PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N CH R I S T I A N B R O T H E R S AU T O M O T I V E LA K E V I L L E , M N GL A S G O W A V E N U E A N D 17 5 T H S T . W N O R T H GRADING PLAN NOTES 1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE CITY OF LAKEVILLE, SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2. CONTRACTOR TO CALL GOPHER STATE ONE CALL @ (651) 454-8388 AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION/CONSTRUCTION FOR UTILITY LOCATIONS. 3. CONTRACTOR TO FIELD VERIFY THE LOCATIONS AND ELEVATIONS OR EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS. 4. STORM PIPE SHALL BE AS FOLLOWS UNLESS OTHERWISE NOTED: TYPE I: RCP, CLASS III PER ASTM C-76, WITH FLEXIBLE PLASTIC BITUMEN GASKETS AT JOINTS TYPE II: HIGH DENSITY POLYETHYLENE PIPE (HDPE) SMOOTH INTERIOR/ANNULAR EXTERIOR: AASHTO DESIGNATION M252 TYPE S, M 294 TYPE S AND MP7-97 TYPE S. ONLY PERMITTED WHEN INDICATED ON CONSTRUCTION DRAWINGS. SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION GUIDELINES FOR CULVERT STORM DRAINAGE APPLICATIONS 5. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 7. CONTRACTOR SHALL EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. 8. GRADES SHOWN ARE FINISHED GRADES. CONTRACTOR SHALL ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE STREET READY FOR SUBBASE. 9. ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 10. REFER TO THE UTILITY PLAN FOR SANITARY SEWER MAIN, WATER MAIN SERVICE LAYOUT AND ELEVATIONS AND CASTING / STRUCTURE SCHEDULE. 11. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES WITH PROVIDE POSITIVE DRAINAGE. 12. INSTALL A MINIMUM OF 6 INCHES AGGREGATE BASE UNDER CURB AND GUTTER. 13. UPON COMPLETION OF EXCAVATION AND FILLING, CONTRACTOR SHALL RESTORE ALL STREETS AND DISTURBED AREAS ON SITE. ALL DISTURBED AREAS SHALL BE RE-VEGETATED WITH CITY APPROVED GROUND COVER. 14. ALL SPOT ELEVATIONS/CONTOURS ARE TO FINISHED GRADE UNLESS OTHERWISE NOTED. 15. GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. SLOPES SHALL NOT EXCEED 5% LONGITUDINALLY OR EXCEED 2% CROSS SLOPE. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION. GR A D I N G & ER O S I O N CO N T R O L P L A N Know what's R EROSION CONTROL PLAN NOTES 1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 3. WITHIN TWO DAYS (48 HOURS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 4. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, AND WATERSHED DISTRICT PERMITS. 5. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 6. REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 7. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED ARES. 8. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. 9. SWEEP ADJACENT STREET IN ACCORDANCE WITH CITY REQUIREMENTS. EROSION CONTROL SCHEDULE & SEQUENCING: CONSTRUCTION ENTRANCE/EXIT, INLET PROTECTION, AND STONE OVERFLOW STRUCTURES SHALL BE INSTALLED PRIOR TO THE INITIATION OF ROUGH GRADING, AS NEEDED. ALL PRIOR EROSION CONTROL MEASURES INSTALLED ABOVE TO BE MAINTAINED AS NECESSARY DURING UTILITY INSTALLATION. CURB STORM INLET PROTECTION SHALL BE INSTALLED AS STORM DRAINAGE SYSTEM IS CONSTRUCTED. ALL PRIOR EROSION CONTROL MEASURES INSTALLED ABOVE TO BE MAINTAINED AS NECESSARY DURING PAVING AND THROUGHOUT THE REMAINDER OF THE PROJECT. ALL TEMPORARY EROSION CONTROL MEASURES TO BE REMOVED AT THE CONCLUSION OF THE PROJECT AS DIRECTED BY THE CITY AND NPDES PERMIT. LEGEND EXHIBIT H SHEET NUMBER 2 0 1 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 25 5 0 U N I V E R S I T Y A V E N U E W E S T , S U I T E 2 3 8 N , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M © PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N CH R I S T I A N B R O T H E R S AU T O M O T I V E LA K E V I L L E , M N GL A S G O W A V E N U E A N D 17 5 T H S T . W N O R T H Know what's R UT I L I T Y P L A N UTILITY PLAN NOTES 1. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. 2. SANITARY SEWER PIPE SHALL BE AS FOLLOWS: PVC SDR35 PER ASTM D 3034, FOR PIPES LESS THAN 12' DEEP PVC SDR26 PER ASTM D 3034, FOR PIPES MORE THAN 12' DEEP 3. WATER LINES SHALL BE AS FOLLOWS: 4" TO 12", PVC, AWWA C900 RATED DR 18 CLASS 150 PER ASTM D2241, DUCTILE IRON PIPE, PRESSURE CLASS 350 PER AWWA C151. 3" AND SMALLER, EITHER COPPER TUBE TYPE "K" (SOFT) PER ASTM B88 OR PVC, SDR21 RATING, PER AWWA C900 AND ASTM D2241. 4. MINIMUM TRENCH WIDTH SHALL BE THE OUTSIDE DIAMETER OF THE PIPE PLUS 2 FEET. 5. ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH THRUST BLOCKING AS CALLED OUT IN SPECIFICATIONS. 6. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE). 7. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-6" COVER ON ALL WATERLINES. N THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS LINES (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON BOTH SIDES OF CROSSING, THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE THRUST BLOCKING AS REQUIRED TO PROVIDE A MINIMUM OF 18" CLEARANCE. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 9. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. 10. TOPS OF EXISTING MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH WATERTIGHT LIDS. 11. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 P.S.I. 12. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. 13. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES. 14. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE LOCAL AUTHORITIES (LAKEVILLE) WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. 15. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 16. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. 17. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND SPECIFICATIONS. 18. REFER TO BUILDING PLANS FOR SITE LIGHTING ELECTRICAL PLAN. 19. BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF THE BUILDING. REF. ARCH. PLANS. 20. ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED. 21. ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING. 22. PROPOSED SITE LIGHTING WILL ALL BE BUILDING MOUNTED FIXTURES. REF ARCH PLANS. UNDERGROUND COMMUNICATION LINE. CONTRACTOR TO COORDINATE CONSTRUCTION ACTIVITIES WITH TELEPHONE COMPANY PRIOR TO ASPHALT OR CURB PLACEMENT. CONTRACTOR TO PROVIDE 2-4" SCHEDULE 40 PVC CONDUITS WITH PULL ROPES, INCLUDING ALL TRENCHING AND BACKFILLING, FROM THE RIGHT OF WAY TO THE BUILDING. CONTRACTOR IS ALSO RESPONSIBLE FOR PROVIDING PULL BOXES AS PER TELEPHONE COMPANY REQUIREMENTS. UNDERGROUND ELECTRIC LINE. ELECTRIC COMPANY TO PROVIDE AND INSTALL ALL MATERIALS NEEDED TO ESTABLISH PRIMARY OVERHEAD/UNDERGROUND SERVICE FROM POINT OF CONNECTION AT THE EXISTING LINE UP TO THE TRANSFORMER. PROPOSED TRANSFORMER PAD. CONTRACTOR TO COORDINATE EXACT LOCATION WITH ELECTRIC COMPANY. CONTRACTOR TO PROVIDE AND INSTALL CONDUITS WITH PULL ROPES, INCLUDING TRENCHING AND BACKFILLING. CONTRACTOR IS ALSO RESPONSIBLE FOR CONSTRUCTING/INSTALLING TRANSFORMER PAD AS PER THE DAKOTA ELECTRIC SPECIFICATIONS. UNDERGROUND ELECTRIC LINE. CONTRACTOR TO COORDINATE CONNECTION FROM PROPOSED TRANSFORMER TO BUILDING WITH ELECTRIC COMPANY. REFERENCE ARCHITECTURAL PLANS. PROPOSED COMMUNICATION ENTRY. REFERENCE ARCHITECTURAL PLANS. 1" DOMESTIC WATER ENTRY. BACK FLOW PREVENTER AND WATER METER LOCATED INSIDE BUILDING. CONTRACTOR IS RESPONSIBLE FOR PROVIDING AND INSTALLING ALL WATER MAINS AND ASSOCIATED APPURTENANCES PER THE PLANS AND SPECIFICATIONS. CONTRACTOR IS RESPONSIBLE FOR COORDINATING REQUIRED INSPECTION SERVICES WITH ENGINEER OF RECORD AND CITY OF LAKEVILLE UTILITIES DEPARTMENT. UTILITY LEGEND GAS ENTRY AND METER LOCATION. REFERENCE ARCHITECTURAL PLANS FOR CONTINUATION (PLUMBING). GAS SERVICE LINE. CONTRACTOR TO COORDINATE CONNECTION FROM EXISITNG SERVICE TO BUILDING WITH GAS COMPANY. GAS COMPANY RESPONSIBLE FOR PROVIDING AND INSTALLING THE SERVICE LINE TO THE BUILDING FROM THE GAS MAIN IN THE RIGHT-OF-WAY AND THE METER ON THE BUILDING. PROPOSED FIRE HYDRANT ASSEMBLY. SEE CONSTRUCTION DETAILS AND REFERENCE CITY OF LAKEVILLE SPECIFICATIONS ON HYDRANTS. LEGEND EXHIBIT I SHEET NUMBER 2 0 1 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 25 5 0 U N I V E R S I T Y A V E N U E W E S T , S U I T E 2 3 8 N , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M © CH R I S T I A N B R O T H E R S AU T O M O T I V E LA K E V I L L E , M N GL A S G O W A V E N U E A N D 17 5 T H S T . W N O R T H LA N D S C A P E PL A N Know what's R GENERAL LANDSCAPE NOTES LANDSCAPE LEGEND PRELIMINARY PLANT SCHEDULE 1.CONTRACTOR SHALL CONTACT UTILITY LOCATE TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF AN PLANT OR LANDSCAPE MATERIAL. 2.LANDSCAPE CONTRACTOR TO CONTACT LANDSCAPE ARCHITECT PRIOR TO ORDERING PLANT MATERIAL. 3.FINAL LOCATION OF ALL PLANT MATERIAL SHALL BE DETERMINED IN THE FIELD BY THE OWNER'S REPRESENTATIVE. 4.NO PLANT MATERIAL WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 5.ANY MODIFICATIONS TO PLANTING LAYOUT, PLANT MATERIALS, ETC. SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT, OWNER'S CONSTRUCTION MANAGER AND THE CITY OF LAKEVILLE PRIOR TO EXECUTION. 6.SIZE AND GRADING STANDARDS OF PLANT MATERIAL SHALL CONFORM TO THE LATEST ADDITION OF ANSI Z60.1, AMERICAN STANDARD FOR NURSERY STOCK, BY THE AMERICAN NURSERY AND LANDSCAPE ASSOCIATION. 7.ALL PLANT MATERIALS SHALL BE MINNESOTA NURSERY GROWN STOCK AND SHALL BE FREE OF ANY DEFORMITIES, DISEASES OR INSECT DAMAGE. ANY MATERIALS WITH DAMAGED OR DISFIGURED/CROOKED LEADERS, BARK ABRASION, SUNSCALD, INSECT DAMAGE, ETC. ARE NOT ACCEPTABLE AND WILL BE REJECTED. 8.TREES NOT EXHIBITING A CENTRAL LEADER WILL BE REJECTED UNLESS CALLED OUT IN THE PLANT LIST AS MULTI-STEM. 9.CONTRACTOR SHALL PROVIDE ONE YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS UPON WRITTEN ACCEPTANCE OF THE INITIAL PLANTING BY THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. REPLACEMENT PLANT MATERIALS SHALL ALSO HAVE A ONE YEAR GUARANTEE WHICH COMMENCES UPON INSTALLATION. 10.CONTRACTOR SHALL PROVIDE ALL NECESSARY MAINTENANCE (INCLUDING WATERING) OF PLANT MATERIALS FOR 90 DAYS FROM THE DATE OF ACCEPTANCE BY OWNER. PLANT MATERIAL SHALL BE WATERED BY CONTRACTOR UNTIL IRRIGATION SYSTEM IS OPERATIONAL. 11.A MINIMUM OF 18" OF LOAM PLANTING SOIL SHALL BE USED WHEN PLANTING ALL TREES (SIDES OF HOLE). 12.ALL PLANTING BEDS AND TREE RINGS SHALL RECEIVE 4" DOUBLE SHREDDED HARDWOOD BARK MULCH. 13.PLANTS SHALL BE INSTALLED IMMEDIATELY UPON ARRIVAL TO SITE. 14.CONTRACTOR SHALL REPAIR ALL DAMAGE TO PROPERTY WHICH RESULTS FROM THE PLANTING AND LANDSCAPE INSTALLATION AT NO COST TO THE OWNER. 15.APPLY A PRE-EMERGENT HERBICIDE TO ALL PLANTING AREAS, THAT WILL EFFECTIVELY CONTROL BROADLEAF AND GRASSY WEEDS, IMMEDIATELY AFTER PLANTING AND PRIOR TO INSTALLATION OF MULCH. 16.CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED LANDSCAPE AND IRRIGATION PERMITS. 17.ALL PLANTING BEDS AND LAWN AREAS TO BE SEPARATED BY STEEL EDGER, COLOR: BLACK 18.ALL LANDSCAPE AREAS TO BE 100% IRRIGATED WITH AN UNDERGROUND AUTOMATIC IRRIGATION SYSTEM AND SHALL INCLUDE RAIN AND FREEZE SENSORS. 19.ALL AREAS OF THE SITE THAT WILL BE SODDED SHALL FIRST RECEIVE 4 INCHES OF HIGH QUALITY TOPSOIL. TOPSOIL SHALL BE BLENDED EVENLY INTO THE EXISTING SOIL. 20.CONTRACTOR SHALL LOCATE ALL EXISTING UNDERGROUND UTILITIES AND NOTIFY LANDSCAPE ARCHITECT OF ANY CONFLICTS. CONTRACTOR SHALL EXERCISE CAUTION WHEN WORKING IN THE VICINITY OF UNDERGROUND UTILITIES. 21.CONTRACTOR SHALL PROVIDE UNDERGROUND IRRIGATION SYSTEM DESIGN PRIOR TO CONSTRUCTION. EXHIBIT J E X H I B T I K 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CHRISTIAN BROTHERS AUTOMOTIVE CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On June 2, 2016 the Lakeville Planning Commission met at its regularly scheduled meeting to consider the application of Christian Brothers Automotive for a conditional use permit to allow a minor auto repair use in the PUD District. The Planning Commission conducted a public hearing on the proposed conditional use permit preceded by published and mailed notice. The applicant was present and the Planning Commission heard testimony from all interested persons wishing to speak. FINDINGS OF FACT 1. The property is zoned PUD District and underlying C-3, General Commercial District. 2. The property is located in Planning District No. 3, North Dodd Corridor, and is classified as Commercial on the Comprehensive Land Use Plan. 3. The legal description of the property is: Lot 1, Block 1, Crossroads East Second Addition 4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional use permit may not be issued unless certain criteria are satisfied. The criteria and our findings regarding them are: a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the Official City Comprehensive Plan. Finding: The proposed minor auto repair use is consistent with the commercial designation of Planning District 3 of the Comprehensive Land Use Plan. b) The proposed use is or will be compatible with future land uses of the area. Finding: The proposed minor auto repair use is compatible with existing and future land uses in the area. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance and the City Code. Finding: The proposed minor auto repair use will conform to all performance standards set forth in the Zoning Ordinance given compliance with the approved conditional use permit. d) The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. 2 Finding: The proposed minor auto repair use is located within the current MUSA and can be adequately served with existing public services. e) Traffic generation by the proposed use is within capabilities of streets serving the property. Finding: The existing streets that serve the property (Dodd Boulevard (CSAH 9), Glasgow Avenue, Glacier Way and 175th Street can accommodate traffic generated by the proposed project. 5. The planning report dated May 26, 2016 and prepared by Frank Dempsey, Associate Planner is incorporated herein. RECOMMENDATION The Planning Commission recommends that the City Council approve the conditional use permit in the form attached thereto. DATED: June 2, 2016 LAKEVILLE PLANNING COMMISSION BY:_______________________________ Jason Swenson, Chair City of Lakeville Public Works – Engineering Division Memorandum To: Frank Dempsey, Associate Planner From: Matt Decur, Project Engineer Christina Orlowsky, Civil Engineer McKenzie L. Cafferty, Environmental Resources Manager John Hennen, Parks and Recreation Director Copy: Zach Johnson, City Engineer Jerilyn Erickson, Finance Director Gene Abbott, Building Official Date: May 25, 2016 Subject: Crossroads East Second Addition • Preliminary Plat Review • Final Plat Review • Final Grading and Erosion Control Plan Review • Final Utility Plan Review • Final Tree Preservation Plan Review • Site Plan Review BBAACCKKGGRROOUUNNDD Christian Brothers Automotive Corporation has submitted a preliminary and final plat named Crossroads East Second Addition. The proposed development is located southeast of and adjacent to Dodd Boulevard (CSAH 9), and northeast of and adjacent to Glasgow Avenue. The parent parcel consists of Outlot A, Crossroads East, which lies north of the north line of the SW1/4 of Section 10, T 114 N, R 20 W (Torrens Certificate No. 153009), and Outlot A, Crossroads East which lies south of the north line of the SW1/4 of Section 10, T 114 N, R 20 W (abstract property). The site is zoned PUD, Planned Unit Development. The preliminary and final plats consist of one lot within one block and one outlot on 3.19 acres. CCRROOSSSSRROOAADDSS EEAASSTT SSEECCOONNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT MMAAYY 2255,, 22001166 PPAAGGEE 22 OOFF 88 The proposed development will be completed by: Developer: Christian Brothers Automotive Corporation Engineer/Surveyor: Kimley-Horn & Associates, Inc. / Egan, Field & Nowak Inc. SSIITTEE CCOONNDDIITTIIOONNSS The Crossroads East Second Addition site consists of 3.19 acres of undeveloped land. The property generally slopes east to west. Two access drives are located on the property and provide access from 175th Street to two businesses located within the Crossroads East plat. There are no wetlands or trees on the property. EEAASSEEMMEENNTTSS The parent parcel contains the following existing temporary public easements which will expire upon final plat approval. • Temporary Drainage and Utility Easements over Outlot A, per document numbers 2613237(A) and 633018(T) SSTTRREEEETT AANNDD SSUUBBDDIIVVIISSIIOONN LLAAYYOOUUTT Dodd Boulevard (CSAH 9) Crossroads East Second Addition is located southeast of and adjacent to Dodd Boulevard, a major collector roadway as identified in the City’s Comprehensive Transportation Plan. Dakota County controls the right-of-way requirements and access locations along Dodd Boulevard. Currently, Dodd Boulevard is constructed as a four-lane divided urban roadway with dedicated left turn lanes and right turn lanes at the intersection of Glasgow Avenue. 10-foot wide trails are located along the east side of Dodd Boulevard. The current Dakota County Plat Needs Map dated April 16, 2013 identifies Dodd Boulevard as a four-line divided roadway with 75-feet of half right-of-way. The underlying plat of Crossroads 1st Addition dedicated 75-feet of half right-of-way; therefore, no additional right-of-way dedication is required at this time. The Dakota County Plat Commission reviewed the preliminary and final plats at their May 16, 2016 meeting and recommended approval. Per the Crossroads 1st Addition Development Contract, the parent parcel (PID 22-01000-010-26) was subject to an assessment for the 1990 Dodd Boulevard improvements. According to the contract, the remaining assessment for Outlot A is $8,852.51 and is due at the time it is final platted into lots and blocks. Glacier Way Crossroads East Second Addition is located southwest of and adjacent to Glacier Way, a minor collector as identified in the City’s Comprehensive Transportation Plan. 100-feet of right-of-way was dedicated for Glacier Way adjacent to the Crossroads East Second Addition with the Crossroads 1st Addition plat. Glacier Way is constructed as a two-lane urban roadway with dedicated right and left turn lanes at the intersection of Dodd Boulevard and at 175th Street. 8- CCRROOSSSSRROOAADDSS EEAASSTT SSEECCOONNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT MMAAYY 2255,, 22001166 PPAAGGEE 33 OOFF 88 foot wide trails are located along both sides of Glacier Way. No additional right-of-way dedication is required at this time. Glasgow Avenue Crossroads East Second Addition is located northeast of and adjacent to Glasgow Avenue, a local roadway as identified in the City’s Comprehensive Transportation Plan. 80-feet of right-of-way was dedicated for Glasgow Avenue adjacent to Crossroads East Second Addition with the Crossroads 1st Addition plat. Glasgow Avenue is constructed as a two lane urban roadway with a dedicated right turn lane at the intersection of Dodd Boulevard. 8-foot wide trails are located along both sides of Glasgow Avenue. No additional right-of-way dedication is required at this time. 175th Street Crossroads East Second Addition is located northwest of and adjacent to 175th Street, a local roadway as identified in the City’s Comprehensive Transportation Plan. 80-feet of right-of-way was dedicated for 175th Street adjacent to Crossroads East Second Addition with the Crossroads 1st Addition plat. 175th Street is constructed as a three-lane urban roadway with a center left turn lane. 8-foot wide trails are located along the both sides of 175th Street. No additional right-of-way dedication is required at this time. SSIITTEE PPLLAANN The proposed development consists of an approximately 5,000 square foot Christian Brothers Automotive building and parking lot located south of Dodd Boulevard at the corner of Glasgow Avenue and 175th Street on Lot 1, Block 1. The parking lot is adequately sized to allow truck circulation into and out of the site, and will provide capacity for 25 vehicles, including two accessible stalls. The access to the site will be from the existing private street stub on the northern portion of the site adjacent to the existing Subway restaurant. The proposed driveway construction will include the addition of a stop bar and stop sign. The landscaping plan provides for several types of trees and shrubs in landscaped areas around the building and parking lot. Landscaping areas around the main building will be sodded and irrigated. CCOONNSSTTRRUUCCTTIIOONN AACCCCEESSSS Construction traffic access and egress for grading, utility and site construction shall be from the private road in the location of the proposed driveway on the north side of the site. PPAARRKKSS,, TTRRAAIILLSS AANNDD SSIIDDEEWWAALLKKSS The Parks, Trails, and Open Space Plan indicates a Transportation Corridor along Dodd Boulevard (CSAH 9), and sidewalks or multi-purpose trails along Glacier Way and 175th Street. Existing trails along Dodd Boulevard, Glacier Way, 175th Street, Glasgow Avenue adjacent to CCRROOSSSSRROOAADDSS EEAASSTT SSEECCOONNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT MMAAYY 2255,, 22001166 PPAAGGEE 44 OOFF 88 Crossroads East Second Addition satisfy the Parks, Trails, and Open Space Plan and no additional trails or sidewalks are required. Per the Crossroads East Development Contract the park dedication fee for Outlot A will be collected at the time it is platted into lots and blocks, and will be calculated using the rate as follows: Total Area of Christian Brothers Automotive Site Preliminary Plat 3.19 acres Less: Outlot A – Future Development 2.19 acres Park Dedication Area 1.00 acres 2016 Commercial Park Dedication Rate $7,693 per acre Park Dedication Fee Due with Final Plat $7,693 UUTTIILLIITTIIEESS SSAANNIITTAARRYY SSEEWWEERR Christian Brothers Automotive is located within subdistrict NC-20340 of the North Creek sanitary sewer district, as identified in the City’s Comprehensive Sewer Plan. Private sanitary sewer will be extended from the existing service stub within 175th Street to provide 6-inch sanitary sewer to the development. A $1,500.00 security will be collected to ensure proper connection to the existing service stub. Wastewater will be conveyed to the MCES Farmington Interceptor and continue to the Empire Wastewater Treatment Facility. The downstream facilities have sufficient capacity to serve the proposed commercial development. The Sanitary Sewer Availability Charge has not been collected with the parent parcel and must be paid with the Building Permit. WWAATTEERRMMAAIINN Development of Christian Brothers Automotive includes a new connection to the existing public watermain. Private watermain will be extended within the development to provide water service to the development. A $1,000 security will be collected for connection to the existing watermain. Final locations and sizes of all sanitary sewer and watermain facilities will be reviewed by City staff with the final construction plans submitted with the building permit application. CCRROOSSSSRROOAADDSS EEAASSTT SSEECCOONNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT MMAAYY 2255,, 22001166 PPAAGGEE 55 OOFF 88 OOVVEERRHHEEAADD LLIINNEESS There are no overhead utilities located adjacent to or within the parent parcel. DDRRAAIINNAAGGEE AANNDD GGRRAADDIINNGG Christian Brothers Automotive is located within subdistrict FO-3 of the Farmington stormwater district as identified in the City’s Water Resources Management Plan. Runoff from the Christian Brothers Automotive development will be conveyed with a proposed stormwater sewer system to the existing stormwater sewer system on the private road north of 175th Street along the east side of the property. Runoff from the proposed building will be conveyed to the existing stormwater sewer system by a grass swale. The existing stormwater sewer system was sized to handle runoff from an approximately 10,000 sf retail building with associated parking and landscape area within the boundary of the proposed Christian Brothers Automotive site. Barr Engineering has reviewed the developer’s stormwater management plan and found that Christian Brothers Automotive will meet Atlas 14 rainfall requirements using the existing stormwater sewer system. No further stormwater management will be needed on the Christian Brothers Automotive site. The final grading plan must indicate any proposed borrow areas in which the building footings will be placed on fill material. The grading specifications must indicate that all embankments meet FHA/HUD 79G specifications. A final certificate of occupancy shall not be issued until an as-built certified grading plan has been submitted and approved by the City Engineer. Crossroads East Second Addition contains more than one acre of site disturbance. A National Pollution Discharge Elimination System General Stormwater Permit for construction activity is required from the Minnesota Pollution Control Agency for areas exceeding one acre being disturbed by grading. A copy of the Notice of Stormwater Permit Coverage must be submitted to the City. SSTTOORRMM SSEEWWEERR The development of Christian Brothers Automotive includes the construction of a private storm sewer system. The privately-owned and maintained storm sewer will be located within Lot 1, Block 1, and will collect and convey stormwater runoff generated from within the development to the public storm sewer system located on the private road north of 175th Street along the east side of the property. The Trunk Storm Sewer Area Charge has not been collected on the parent parcel. The Trunk Storm Sewer Area Charge for Lot 1, Block 1, Crossroads East Second Addition is calculated as follows: CCRROOSSSSRROOAADDSS EEAASSTT SSEECCOONNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT MMAAYY 2255,, 22001166 PPAAGGEE 66 OOFF 88 43,320.00 s.f. x $0.250/s.f. = $10,830.00 Area of Lot 1, Block 1, Crossroads East Second Addition Commercial Area Charge Total Trunk Storm Sewer Area Charge Final locations and sizes of all storm sewer facilities will be reviewed by City staff with the final construction plans. FEMA FLOODPLAIN ANALYSIS Crossroads East Second Addition is shown on the Flood Insurance Rate Map (FIRM) as Zone X by the Federal Emergency Management Agency (FEMA). Based on this designation, there are no areas in the plat located within a Special Flood Hazard Area (SFHA), as determined by FEMA. WWEETTLLAANNDDSS There are no existing wetlands on the site. TTRREEEE PPRREESSEERRVVAATTIIOONN No significant trees are located on the property. EERROOSSIIOONN CCOONNTTRROOLL The developer is responsible for obtaining a MPCA Construction Permit for the site as well as developing and maintaining the SWPPP throughout construction phase. The permit requires that all erosion and sediment BMPS be clearly outlined in a site’s SWPPP. Changes made throughout construction should be documented in the SWPPP. Additional erosion control measures may be required during construction as deemed necessary by City staff or the Dakota County Soil and Water District. Any additional measures required shall be installed and maintained by the developer. SECURITIES The Developer shall provide a Letter of Credit as security for the Developer-installed improvements relating to Crossroads East Second Addition. Construction costs are based upon estimates submitted by the Developer’s engineer on April 18, 2015. CONSTRUCTION COSTS Sanitary Sewer Connection $ 1,500.00 Watermain Connection and Restoration 1,000.00 Storm Sewer Connection 2,000.00 Grading, Erosion Control, and Restoration 73,350.00 SUBTOTAL - CONSTRUCTION COSTS $ 77,850.00 CCRROOSSSSRROOAADDSS EEAASSTT SSEECCOONNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT MMAAYY 2255,, 22001166 PPAAGGEE 77 OOFF 88 OTHER COSTS Developer’s Design (6.0%) $ 4,671.00 Developer’s Construction Survey (2.5%) 1,946.25 City’s Legal Expense (0.5%) 389.25 City Construction Observation (7.0%) 5449.50 Developer’s Record Drawing (0.5%) 389.25 Landscaping 17,975.00 Lot Corners/Iron Monuments 200.00 SUBTOTAL - OTHER COSTS $31,020.25 TOTAL PROJECT SECURITY $ 108,870.25 The Developer shall post a security to ensure the final placement of iron monuments at property corners with the final plat. The security is $100.00 per lot and outlot for a total of $200.00. The City shall hold this security until the Developer’s Land Surveyor certifies that all irons have been placed following site grading, street and utility construction. CCRROOSSSSRROOAADDSS EEAASSTT SSEECCOONNDD AADDDDIITTIIOONN –– PPRREELLIIMMIINNAARRYY AANNDD FFIINNAALL PPLLAATT MMAAYY 2255,, 22001166 PPAAGGEE 88 OOFF 88 CCAASSHH FFEEEESS A cash fee for one-year of streetlight operating expenses shall be paid at the time of final plat approval and is calculated as follows: 549.22 f.f. x $.2357/f.f/qtr. x 4 qtrs. = $517.80 Dodd Blvd./Glasgow Ave./175th St. Front Footage Streetlight Operating Fee Total A cash fee for one-year of the Environmental Resources Fee shall be paid at the time of final plat approval and is calculated as follows: 3.19 acres x 4.20 x $7.75/unit/qtr. x 4 qtrs. = $415.34 Total Area, Crossroads East Second Addition Commercial/Industrial Utility Factor Environmental Resources Fee Total A cash fee for the preparation of record construction drawings and for upgrading the City base map shall be paid at the time of final plat approval and is calculated as follows: 2 units x $75.00/unit = $150.00 Lots/Outlots City Base Map Updating Fee Total The Developer shall submit the final plat and construction drawings in an electronic format. The electronic format shall be in either .dwg (AutoCAD) or .dxf format. The Developer shall also pay a cash fee for City Engineering Administration. The fee for City Engineering Administration will be based on three percent (3.00%) of the estimated construction cost, or $2,335.50. CASH REQUIREMENTS Sanitary Sewer Availability Charge to be paid with building permit Park Dedication Fee $ 7,693.00 Trunk Storm Sewer Area Charge 10,830.00 Streetlight Operating Fee 517.80 Dodd Blvd. Assessment Fee 8,852.51 Environmental Resources Fee 415.34 City Base Map Updating Fee 150.00 City Engineering Administration (3.00%) 2,335.50 TOTAL - CASH REQUIREMENTS $ 30,794.15 RREECCOOMMMMEENNDDAATTIIOONN Engineering recommends approval of the preliminary and final plat, grading and erosion control plan, utility plan, and tree preservation plan for Crossroads East Second Addition, subject to the requirements and stipulations within this report.