HomeMy WebLinkAboutItem 06.g
Date: Item No.
KWIK TRIP CAR WASH CONDITIONAL USE PERMIT AMENDMENT
Proposed Action
Staff recommends adoption of the following motion: Move to approve an amendment to
Conditional Use Permit No. 03-07 and adopt the findings of fact.
Overview
KT Real Estate Holdings, LLC has submitted an application for a conditional use permit
amendment to allow an expansion of the Kwik Trip car wash located at 17398 Glacier Way. The
Kwik Trip car wash is located on a separate lot adjacent to the Kwik Trip convenience store.
The commercial car wash received conditional use permit approval in 2003. The subject
property is 1.15 acres and is zoned C-3, General Commercial District. Commercial car wash
facilities are allowed by conditional use permit in the C-3 District.
The Planning Commission held a public hearing on July 9, 2020 to consider the conditional use
permit amendment application. The Planning Commission unanimously recommended approval
subject to five stipulations. There was public comment from one neighboring resident concerning
landscape screening. Kwik Trip has agreed to inspect the existing landscaping and add trees in the
southwest corner of the car wash property if needed to fill any gaps in the screening.
Primary Issues to Consider
Do the proposed site and building plans comply with Zoning Ordinance requirements? The site
plan and building elevation plan comply with Zoning Ordinance requirements.
Supporting Information
• Conditional use permit amendment
• Findings of fact
• July 9, 2020 draft Planning Commission meeting minutes
• July 2, 2020 planning report
Financial Impact: Budgeted: Y☐ N☐ Source:
Related Documents: (CIP, ERP, etc.):
Envision Lakeville Community Values: Diversified Economic Development
Report Completed by: Frank Dempsey, AICP, Associate Planner
July 20, 2020
None
Zoning Ordinance
1
(Reserved for Dakota County Recording Information)
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
CONDITIONAL USE PERMIT NO. 20-___
AMENDMENT TO CONDITIONAL USE PERMIT NO. 03-07
1. Permit. Subject to the terms and conditions set forth herein, the City of Lakeville approves an
amendment to Conditional Use Permit No. 03-07 to allow an expansion of the Kwik Trip
commercial car wash located in the C-3, General Commercial District at 17398 Glacier Way.
2. Property. The permit is for the following described property located in the City of Lakeville,
Dakota County, Minnesota:
Lot 2, Block 2, Shady Oak Shores 8th Addition
3. Conditions. The conditional use permit amendment is issued subject to the following
conditions:
a) The site and building improvements shall comply with the plans approved by the City
Council.
b) The Metropolitan Council Environmental Services sewer access unit determination
shall be submitted to the Building Official prior to issuance of a building permit.
c) The building addition shall match or be architecturally compatible with the existing
exterior building materials and colors.
d) A building permit is required prior to commencing any building or site improvements.
e) Conditional Use Permit #03-07 shall remain in full force and effect.
2
4. Revocation. The City may revoke the conditional use permit amendment for cause upon
determination that the conditional use permit amendment is not in conformance with the
conditions of the permit or is in continued violation of the city code or other applicable
regulations.
5. Expiration. This conditional use permit amendment shall expire unless the applicant
commences the authorized use within one year of the date of this conditional use permit
amendment, unless an extension is approved by the Zoning Administrator.
Dated: July 20, 2020
CITY OF LAKEVILLE
BY: ________________________
Douglas P. Anderson, Mayor
BY: _________________________
Charlene Friedges, City Clerk
The foregoing instrument was acknowledged before me this 20th day of July 2020, by Douglas P.
Anderson, Mayor and by Charlene Friedges, City Clerk of the City of Lakeville, a Minnesota
municipal corporation, on behalf of the corporation.
__________________________________
Notary Public
DRAFTED BY:
City of Lakeville
20195 Holyoke Avenue
Lakeville, MN 55044
1
CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
KWIK TRIP CAR WASH
CONDITIONAL USE PERMIT AMENDMENT
FINDINGS OF FACT AND DECISION
On July 9, 2020 the Lakeville Planning Commission met at its regularly scheduled meeting to
consider the application of KT Real Estate Holdings, LLC (Kwik Trip) for an amendment to
conditional use permit No 03-07 to allow an expansion to the existing commercial car wash
located at 17398 Glacier Way. The Planning Commission conducted a public hearing on the
proposed conditional use permit amendment preceded by published and mailed notice. The
applicant was present and the Planning Commission heard testimony from all interested persons
wishing to speak. The City Council hereby adopts the following:
FINDINGS OF FACT
1. The property is located in Planning District No. 5 of the 2040 Comprehensive Land Use Plan,
which guides the property for commercial land uses.
2. The property is zoned C-3, General Commercial District.
3. The legal description of the property is:
Lot 2, Block 2, Shady Oak Shores 8th Addition
4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional use permit
may amendment not be issued unless certain criteria and 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.
The proposed expansion to the commercial car wash is consistent with the Comprehensive Plan’s
designated commercial use of the property and the C-3, General Commercial District zoning of
the property.
2
b. The proposed use is or will be compatible with present and future land uses of the area.
The existing commercial car wash and the proposed addition to the building is compatible with
present and future land uses of the area.
c. The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
The proposed expansion to the commercial car wash will conform to all performance standards
contained in the Zoning Ordinance.
d. The proposed use can be accommodated with existing public services and will not overburden
the City’s service capacity.
The property is served with City sanitary sewer and water. The expansion to the
commercial car wash will not overburden the City’s service capacity.
e. Traffic generation by the proposed use is within capabilities of streets serving the
property.
The traffic generated by the proposed expansion to the commercial car wash will not overburden
the streets serving the property.
5. The planning report, dated July 2, 2020 prepared by Associate Planner Frank Dempsey is
incorporated herein.
DECISION
The City Council approves the conditional use permit amendment in the form attached
thereto.
DATED: July 20, 2020
CITY OF LAKEVILLE
BY: _________________________
Douglas P. Anderson, Mayor
BY:_________________________
Charlene Friedges, City Clerk
Planning Commission Meeting Minutes, July 9, 2020 Page 2
229 attached and detached townhome units in the original preliminary plat, as well as
the original 139 single family lots.
Mr. Morey reviewed the Zoning Map amendment which is explained in detail in the
June 30, 2020 planning report. All other requirements will be met with the project.
Planning Department staff recommends approval of the Cedar Hills revised
preliminary plat and Zoning Map amendment, subject to the one stipulation listed in
the June 30, 2020 planning report and adoption of the Findings of Fact dated July 9,
2020.
Chair Kaluza opened the hearing to the public for comment.
There were no comments from the audience.
Motion was made by Lillehei, seconded by Drotning to close the public hearing at
6:10 p.m.
Voice vote was taken on the motion. Ayes - unanimous
Chair Kaluza asked for comments from the Planning Commission. The Planning
Commission agreed with the Cedar Hills preliminary plat revision and the Zoning Map
amendment.
Motion was made by Lillehei, seconded by Witte to recommend to City Council
approval of the Cedar Hills revised preliminary plat for 139 single family residential
lots and 205 detached townhome lots, and Zoning Map amendment to rezone one
parcel from RST-2, Single and Two Family Residential District to RM-1, Medium
Density Residential District, located south of 200th Street (CR 64) and east of Cedar
Avenue (CSAH 23), and adoption of the Findings of Fact dated July 9, 2020, subject
to the following stipulation:
1.A homeowner’s association must be established for ownership and maintenance of
the following lots:
•Lot 45, Block 1
•Lot 24, Block 2
•Lot 27, Block 3
•Lot 17, Block 4
Ayes: Swenson, Majorowicz, Lillehei, Kaluza, Witte, Drotning, Zimmer
Nays: 0
6. Kwik Trip
Chair Kaluza opened the public hearing to consider the application of KT Real Estate
Holdings, LLC for an amendment to Conditional Use Permit No. 03-07 to allow an
expansion of the Kwik Trip commercial car wash, located at 17398 Glacier Way.
Bjorn Berg, representing Kwik Trip, presented a brief overview of the project. Kwik
Trip has owned the car wash for the past 10 or 12 years. Problems have developed
for customers and the City with drainage outside the car wash. Kwik Trip decided to
Planning Commission Meeting Minutes, July 9, 2020 Page 3
convert the self-service bay to an automatic bay similar to the other two bays and
resolve the drainage issues. The need to fix the interior plumbing is the reason for
the building expansion.
Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey
stated that the conditional use permit amendment would allow site and building
modifications to the existing car wash building located adjacent to the Kwik Trip
convenience store.
Mr. Dempsey stated that Kwik Trip purchased the car wash a few years after it was
constructed in 2003 by two local business partners. The two properties are connected
by internal shared driveways.
Kwik Trip plans to replace the water recycling system with updated automatic
mechanical wash equipment, which Kwik Trip states will use up to 50% less water
than automatic car washes 20 years ago. Mr. Dempsey stated that abandonment of
the water recycling system and introduction of the new car wash equipment will require
review by Metropolitan Council Environmental Services for any adjustments to the
sewer access unit assessment.
Kwik Trip also plans an expansion to the west side of the two automatic wash bays
and the conversion of the tandem self-service wash bay to an automatic wash bay.
Mr. Dempsey stated that the proposed site modifications involve the queuing area
west of the car wash building, along with installing heated entry and exit pads for all
three bays. Drains will connect to the heated pad areas to catch the water draining
from vehicles as well as eliminate the ice ridge and salt application issues.
Mr. Dempsey indicated that no additional parking spaces will be required because the
number of wash bays is not being increased. No additional screening will be required
because in 2003 landscape screening was planted to screen the car wash site from
the single family homes on the west side of Glacier Way. Mr. Dempsey stated that
the CUP approved in 2003 for the construction and operation of the car wash will
remain in full force and effect.
Planning Department staff recommends approval of the CUP amendment for the Kwik
Trip car wash located at 17398 Glacier Way subject to the five stipulations listed in the
July 2, 2020 planning report, and adoption of the Findings of Fact dated July 9, 2020.
Chair Kaluza opened the hearing to the public for comment.
Margaret Blitz, 17435 Goodhue Avenue
Ms. Blitz asked if Kwik Trip could extend the screening in the southwest corner of their
lot to help block the noise from the car wash bays and the lights from the residential
neighborhood.
Motion was made by Lillehei, seconded by Drotning to close the public hearing at
6:23 p.m.
Planning Commission Meeting Minutes, July 9, 2020 Page 4
Voice vote was taken on the motion. Ayes - unanimous
Chair Kaluza asked for comments from the Planning Commission. Discussion points
included:
• Chair Kaluza asked Mr. Berg to address the screening question. Mr. Berg was
unaware that trees had been removed in that area with the adjacent
development of The Springs of Lakeville. He did indicate that the original CUP
includes a stipulation to keep the car wash doors closed while running through
a cycle. He will be sure to inform the car wash techs to make sure the doors
are not left open when completing the wash cycle to help reduce noise. Mr.
Berg agreed to inspect the existing landscaping and add trees in the southwest
corner of the site if there are any gaps in the screening.
• The Planning Commission appreciated Mr. Berg working with the neighbors on
the noise issue, improving the car wash, and investing in our community.
Motion was made by Lillehei, seconded by Drotning to recommend to City Council
approval of an amendment to CUP No. 03-07 to allow an expansion of the Kwik Trip
commercial car wash, located at 17398 Glacier Way, and adoption of the Findings of
Fact dated July 9, 2020, subject to the following stipulations:
1. The site and building improvements shall comply with the plans approved by the
City Council.
2. The Metropolitan Council Environmental Services sewer access unit determination
shall be submitted to the Building Official prior to issuance of a building permit.
3. The building addition shall match or be architecturally compatible with the existing
exterior building materials and colors.
4. A building permit is required prior to commencing any building or site
improvements.
5. Conditional Use Permit #03-07 shall remain in full force and effect.
Ayes: Majorowicz, Lillehei, Kaluza, Witte, Drotning, Zimmer, Swenson
Nays: 0
There being no further business, the meeting was adjourned at 6:34 p.m.
Respectfully submitted,
Penny Brevig, Recording Secretary
City of Lakeville
Planning Department
Memorandum
To : Planning Commission
From: Frank Dempsey, AICP, Associate Planner
Date: July 2, 2020
Subject: Packet Material for the July 9, 2020 Planning Commission Meeting
Agenda Item: Kwik Trip Car Wash Expansion
Amendment to Conditional Use Permit No. 03-07
Application Action Deadline: September 11, 2020
INTRODUCTION
KT Real Estate Holdings, LLC, representing the Kwik Trip gas and convenience store at 17388
Glacier Way, has submitted an application for a Conditional Use Permit Amendment to allow
site and building modifications to the adjacent car wash located at 17398 Glacier Way. The
Kwik Trip car wash is located on a separate lot adjacent to the Kwik Trip convenience store.
The commercial car wash received conditional use permit approval in 2003 (CUP No. 03-07).
The subject property is 1.15 acres and is zoned C-3, General Commercial District. Commercial
car wash facilities are allowed by conditional use permit in the C-3 District.
The following exhibits are attached for your information:
EXHIBITS
A. Location and Zoning Map
B. Aerial Photo
C. Application Narrative
D. Site Plan
2
E. Floor Plan
F. Building Elevations
G. Existing landscape view from the east (Cedar Avenue) and west (Glacier Way)
H. CUP #03-07
Surrounding Land Uses and Zoning
North – Kwik Trip Convenience Store (C-3 District)
South – The Springs at Lakeville Multiple Family Residential (PUD District)
East – Cedar Ave., Hy-Vee Fast & Fresh, Undeveloped (C-3 District)
West – Glacier Way and Single Family Homes (RS-3 District)
PLANNING ANALYSIS
Existing Building and Site Conditions. The commercial car wash was constructed in 2003 by two
local business partners who operated the car wash for several years. The building includes two
automatic wash bays and a tandem self-service wash bay on the north side of the building. Kwik
Trip has owned the adjacent convenience store since it was constructed in 1998. Kwik Trip
purchased the car wash a few years after it was constructed. The two properties are connected by
internal shared driveways.
Kwik Trip has determined that the car wash needs repairs with upgraded mechanical equipment and
building and site improvements. The sanitary sewer utilities and storm drainage equipment require
updating to improve conditions with those systems. Significant ice buildup has been an ongoing
problem at the east exit doors from water draining from vehicles as they exit the car wash.
Controlling the ice buildup has been managed by using significant amounts of salt, which of course,
drains into the storm sewer system resulting in negative impacts to down stream facilities and the
environment.
The car wash was constructed with a wash/rinse water containment and recycle system to reduce the
use of water and to reduce wastewater entering the City’s sanitary sewer system. Kwik Trip plans to
replace the water recycling system with updated automatic mechanical wash equipment. Kwik Trip
states that the new equipment will use up to 50% less water than automatic car washes 20 years ago.
Abandonment of the water recycling system and introduction of the new car wash equipment will
require review by Metropolitan Council Environmental Services for any adjustments to the sewer
access unit assessment.
Building Modifications. The plans include an expansion to the west side of the two automatic
wash bays and the conversion of the tandem self-service wash bay to an automatic wash bay. The
3
building materials for the addition will match the decorative concrete block exterior of the existing
building.
Site Modifications. The vehicle queuing area west of the car wash building will be expanded to
the west to accommodate the proposed expansion of the two automatic wash bays and the
conversion of the self-service wash bay to an automatic wash bay will retain five vehicle spaces as
originally constructed. The modifications will not impact the existing landscape screening. Kwik
Trip will install new sand and grit containment traps for the two existing automatic wash bays
and reroute the drains for those bays through those areas. This will require excavation outside
the building and construction of the building addition around them. Kwik Trip will also install
heated entry and exit pads for all three bays. Drains will connect to the heated pad areas to catch
the water draining from vehicles as well as to eliminate the ice ridge and salt application issues.
The placement of the car wash building as shown on the original site plan approved with the
2003 conditional use permit took into account the 25 feet of future Cedar Avenue right-of-way
acquisition by Dakota County for the road improvement plans anticipated at that time. The
placement of the car wash in its present location resulted in the reduction of one vehicle stacking
space (five spaces instead of six as required by the Zoning Ordinance) for the lane in front of the
self-service wash bays. Due to the availability of additional queuing lanes for the automatic wash
bays and the availability of a bypass lane around the building, the site plan with five vehicle
stacking spaces in front of the self-service wash bay (now proposed to be remodeled as an
automatic wash bay) was approved with the 2003 CUP. The 2003 planning report noted the
stacking spaces could be lengthened by expanding the curb to the west further encroaching into
the screening buffer facing Glacier Way. Now that the buffer landscaping has matured, Kwik
Trip is able to expand the stacking area for the existing automatic wash bays to the west while still
protecting the landscape buffer. The site plan proposes to expand the stacking space to the west
to allow lanes for stacking of seven, six and five vehicles for the three respective automatic wash
bay queuing lanes. As such, there will be an average of six stacking spaces per automatic wash
bay.
Parking. Twelve parking spaces were constructed in compliance with Zoning Ordinance
requirements when the car wash site was developed in 2003. The proposed building addition,
without increasing the number of wash bays, will not require additional parking spaces.
Screening. Evergreen tree landscape screening was planted in 2003 to screen the car wash site from
the single family homes on the west side of Glacier Way. No additional screening is required.
CUP #03-07. The conditional use permit approved for the construction and operation of the car
wash in 2003 will remain in full force and effect.
4
RECOMMENDATION
Planning Department staff recommends approval of the conditional use permit amendment for the
Kwik Trip car wash located at 17398 Glacier Way subject to the following stipulations:
1. The site and building improvements shall comply with the plans approved by the City
Council.
2. The Metropolitan Council Environmental Services sewer access unit determination shall
be submitted to the Building Official prior to issuance of a building permit.
3. The building addition shall match or be architecturally compatible with the existing
exterior building materials and colors.
4. A building permit is required prior to commencing any building or site improvements.
5. Conditional Use Permit #03-07 shall remain in full force and effect.
17398 Glacier Way
Property Information
June 19, 2020
0 450 900225 ft
0 130 26065 m
1:4,800
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
EXHIBIT B
City of Lakeville
Planning and Zoning
20195 Holyoke Avenue
Lakeville, MN 55044
Conditional Use Permit Amendment Application May 14th, 2020
This letter is intended to accompany our submittal to the City of Lakeville for our application to amend our CUP at 17288
Glacier Way. This is a Proposal for a small building addition and remodel at the Existing Kwik Trip Carwash. The purpose of the addition
is to allow us to upgrade the plumbing for the 2 West Bays. There are problems with the drains in those bays, and they also do not have
sand traps, which we are proposing to add. The only way to dig these in is outside of the existing building, and then enclose the sand
traps with a building addition.
Proposed Changes to the Site:
1. Construct a building addition on the West Side of the Existing Carwash
a. The building addition will complement the existing construction (CMU Exterior, Flat Roof)
2. Upgrade the Entry and Exit Concrete for all Carwash Bays
3. Convert the North Bay into an Automatic Bay (currently self-serve)
4. Repair any and all affected paving
5. Re-Stripe the paving to achieve the best car stacking and still allow an escape lane for customers who
may get into line, but decide partway into their wait to leave the line.
The proposed method of operation for this development will be consistent with that for our existing site.
Included in the submittal is (1) Copy of the plans (11x17), the appropriate Forms and checklists, a Check to cover the
application fee, (2) copies of Address Labels, a certified list of Neighbors, and digital files (emailed to Frank Dempsey).
Kwik Trip would be happy to provide any additional information or answer any questions or concerns you may have with our
submission. Please feel free to call me with any questions.
Sincerely,
Bjorn Berg
Kwik Trip, Inc - Store Engineering
Project Manager
608-791-4343
bberg@kwiktrip.com
EXHIBIT C
MDP
ENTER
EXIT
ENTER
EXIT
EXIT
ENTER
Pump
Stand
Elec Elec
Air
Comp
RO
Water
RO System
HWH
Boiler
Floor Heat Pumps Water Main / Meter
Brine
Tank
H2O
Soft
H2O
Soft
H2O
Soft
Chemicals
Pump
Stand
Chemicals
DVRCPC20'-0"
25'-0"25'-0"Vehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUVVehicle_GMC_SUV10'-0"10'-0"10'-0"12'-0"
14'-0"
CAR WASH
ADDITION
))E=1013.40
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
---------
Signed
Date 24APR2020
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
20-379
24APR2020CONVENIENCE STORE 343INSITES 20-003 PM B.B.LAKEVILLE, MINNESOTA17398 GLACIER WAYSP0SITE TURNING PLANKnow what's below.
before you dig.Call
R
PLOTTING NOTE: PLANS PLOTTED TO 11x17
SHEET SIZE ARE 12 SCALE- 1"=20'.
10 05 10 20
NORTH
SCALE:1" = 10'
EXHIBIT D
MDP
ENTER
EXIT
ENTER
EXIT
EXIT
ENTER
Pump
Stand
Elec Elec
Air
Comp
RO
Water
RO System
HWH
Boiler
Floor Heat Pumps Water Main / Meter
Brine
Tank
H2O
Soft
H2O
Soft
H2O
Soft
Chemicals
Pump
Stand
Chemicals
DVRCPC6" CONC.
6" CONC.
6" CONC.
6" CONC.
6" CONC.
20'-0"
25'-0"25'-0"10'-0"10'-0"10'-0"12'-0"
14'-0"
NEW
C
+
G
N
EW
C
+
G
NEW C+GN
EW
C
+G6" CONC.6" CONC.GRADE LIMITS
CAR WASH
ADDITION
FFE=1013.40
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
66" x 6" DIAMETER PIPE BOLLARD 36" TYPICAL66"60"x 6" DIA. CONCRETE FILLED
STEEL PIPE W/ 30" EXPOSURE.
PAINT: FACTORY PRIMER;
BOLLARD COVER PER OWNER
6" DEPTH CONCRETE
PAVEMENT
SLOPE PER GRADE PLAN
EXPANSION FELT
CLASS 5 BASE
NOTE: SEE ARCHITECTURAL PLANS FOR REMOVABLE
BOLLARD LOCATION AND DETAIL
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
---------
Signed
Date 24APR2020
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
20-379
24APR2020CONVENIENCE STORE 343INSITES 20-003 PM B.B.LAKEVILLE, MINNESOTA17398 GLACIER WAYSP1SITE PLANKnow what's below.
before you dig.Call
R
PLOTTING NOTE: PLANS PLOTTED TO 11x17
SHEET SIZE ARE 12 SCALE- 1"=20'.
10 05 10 20
NORTH
SCALE:1" = 10'
SITE PLAN NOTES AND KEYNOTES
6" DEPTH (MIN.) CONCRETE SLAB-ON-GRADE WITH #3
REBAR.
CONCRETE SEALER: TK-26UV
B6-12 CONCRETE CURB AND GUTTER PER DETAIL
1.4" WIDE, HIGH VISIBILITY, PAVEMENT STRIPING, LANE
MARKINGS AND TEXT. COLOR: HC MARKINGS- BLUE,
ALL OTHERS- YELLOW.
2.36" HT., 6" DIA. CONCRETE FILLED PIPE BOLLARD
PER DETAIL
3.TRENCH DRAIN PER DETAIL. SEE MECH. DRAWINGS
FOR CONNECTION TO EXISTING BUILDING
4.SITE AREA LIGHT. SEE DETAIL
ESTIMATED QUANTITIES
5,600 SF
160 LF
1 typ.
1 typ.
1 typ.
SURVEYOR:
SUNDE LAND SURVEYING
90001 E BLOOMINGTON FWY# 118, BLOOMINGTON, MN
952.881.2455
2 typ.
3 typ.
1.0154
CDINVERT6"MIN.6-14"6"MIN.
4"
A
6"6"
SECTION A-A
B6"6"6-14"PAVEMENT6"
B
PLAN
DRAIN-TOP OF CASTING
SEE GRADE PLAN
#3 REBAR- 6" O.C. (TYP)
DISCHARGE PIPE TO CB/MH
8" COMPACTED BASE MATERIAL (TYP)
COMPACTED SUBGRADE (TYP)
SECTION B-B6"MIN.TRENCH SHALL BE "PERMA-TRENCH Z 886 SYSTEM- SERIES 8606N
Z 886 TRENCH DRAIN DETAIL
PAVEMENT
#3 REBAR- 6" O.C. (TYP)
A
PAVEMENT
12"VARIES
TRENCH DRAIN
0.75% BUILT IN SLOPE
2 typ.
SEE
ARCH.
3 typ.
SEE
MECHANICAL
SEE
MECHANICAL
1
1
1
1
3"R
FINISH GRADE
COMPACTED BASE
MATERIAL
TIP GUTTER W/
PAVING
@ BACK OF CURB
PAVEMENT GRADE
COMPACTED SUBGRADE
12"3"6"6"6"6"NO.4 x 2'-0" TIE BAR SPACED
3'-0" O.C.
B6-12 CURB AND GUTTER
12"
SECTION
(5) #4 REBAR
BASE PLATE ILLUSTRATION MAY CHANGE
WITHOUT NOTICE. DO NOT USE FOR
SETTING ANCHOR BOLTS. CONSULT AREA
LIGHT MANUFACTURER FOR BASE PLATE
TEMPLATE, ANCHOR BOLT SIZE AND
EMBEDMENT DEPTH
NOTES:
FOUNDATION
DRILLED PIER
GRADE LEVEL
1.
W/ #4 TIER
AT 24" C/C
PLAN
CEME-TUBE FORM ABOVE GRADE
14'-0" LIGHT POLE
11"2'-0"3'-0" MIN.4'-6"Back of Curb
LIGHT BASE
NOTE: ALL CARWASH
VEHICULAR DOORS
TO REMAIN CLOSED
FOR THE DURATION
OF THE WASH/DRY
CYCLE
MDP
ENTER
EXIT
ENTER
EXIT
EXIT
ENTER
Pump
Stand
Elec Elec
Air
Comp
RO
Water
RO System
HWH
Boiler
Floor Heat Pumps Water Main / Meter
Brine
Tank
H2O
Soft
H2O
Soft
H2O
Soft
Chemicals
Pump
Stand
Chemicals
DVRCPC1013.40
1013.40
1013.30
1013.30
1013
1013
1013
GRADE LIMITS
CAR WASH
ADDITION
FFE=1013.40
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
TRENCH DRAIN-1013.37MEET EXISTING GRADESMEET EXISTING GRADESMEET EXISTING GRADESMEET EXISTING GRADESMEET EXISTING GRADES
SEE MECH. FOR TRENCH
DRAIN CONNECTIONS
1013.40
3.0 %
3.0 %
TRENCH DRAIN-1013.37
TRENCH DRAIN-1013.37
TRENCH DRAIN-1013.82
TRENCH DRAIN-1013.82
TRENCH DRAIN-1013.82
SEE MECH. FOR TRENCH
DRAIN CONNECTIONS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
GRADE LIMITS
T/C 1013.0
1012
1013
1014
1015
1012
1012
1011
1012.5
1012.5
1013.5
1014.5
1011.5 REMOVE CURB
BOX IF NEEDED
1013
1014
1015
DRAWN BY
SCALE
PROJ. NO.
FAX (608) 781-8960
PH. (608) 781-8988
LACROSSE, WI 54602-2107
1626 OAK STREET
P.O. BOX 2107
KWIK TRIP, Inc.
DATE
SHEET
DESCRIPTIONDATENO.
---------
Signed
Date 24APR2020
Robert J. Mueller
Reg. No. 19306
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision, and that I am a duly licensed
Landscape Architect under the laws of the
State of Minnesota.
GRAPHIC
20-379
24APR2020CONVENIENCE STORE 343INSITES 20-003 PM B.B.LAKEVILLE, MINNESOTA17398 GLACIER WAYGRADE PLANSP2
Know what's below.
before you dig.Call
R
PLOTTING NOTE: PLANS PLOTTED TO 11x17
SHEET SIZE ARE 12 SCALE- 1"=20'.
10 05 10 20
NORTH
SCALE:1" = 10'
EXHIBIT E
EXHIBIT F
EXHIBIT G
EXHIBIT G
EXHIBIT H